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25-3 Control the Sequence of Urban Growth. Development of the study area will eliminate continued agricultural use of the area and is not consistent with the Land Use Element Map of the Tracy General Plan. Project's Relationship to Other Policies. The Traina Brothers proposal is consistent with the recently adopted County Development Policies for sewage disposal and drainage in that individual septic systems and a single drainage system are proposed for the site. However, the applicant is proposing individual water wells for each lot whereas the Development Policies call for a public system serving the entire development. In terms of buildout of the entire study area, any proposed development must comply with the County Development Policies. Refer to Section 3•4, Public Services and Utilities, for further discussion of proposed public services for the project area. Project's Relationship to County Zoning Regulations. Development of either the Traina Brothers property or the entire study area is not consistent with the intent of either the General Agriculture Zone or the Rural Residential Zone. The General Agriculture Zone is intended to protect agricultural uses and to prevent the encroachment upon it by incompatible uses of land. Development of the Traina Brothers parcel and buildout of the surrounding area would eliminate agricultural uses in the area and would allow encroachment of urban uses in an agricultural area. However, as mentioned previously, production levels in the area are already being affected by varying degrees of urban encroachment. The Rural Residential Zone is intended to be applied primarily in areas which have already been divided into parcels so small they are no longer capable of significant commercial agricultural production. The Traina Brothers parcel may fall into this category but much of the remainder of the study area does not at this time. Although there has been much parcelization of the area over the last few decades, the study area is still capable of supporting commercial agricultural production because several contiguous agricultural parcels are in common ownership or operation. This results in larger farming units than might be inferred on strict examination of parcel size. The County will need to decide whether the Traina Brothers parcel and buildout of the study area as Rural Residential is in keeping with the intent of the Rural Residential Zone. MITIGATION MEASURES. The following mitigation measures are recommended to minimize land use impacts. - As part of the County General Plan Update program, techniques should be identified to actively protect similar agricultural land in areas not yet developed in a mix of agricultural and residential use. - As part of the County General Plan Update program, the role of Rural Residential development in the County should be reevaluated and precisely defined. ✓ �0 0'�ri� - Any proposed development in a Rural Residential area should comply with the County Development Policies pertaining to water, sewage disposal, and drainage. - In order to reduce potential impacts, the mitigation measures suggested in other technical sections of this report should be considered as conditions of approval for any proposed subdivision. 3.1-12