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S. Item No. 3. PC: 12-17-92 SU-92-15 Page 4 STAFF ANALYSIS BACKGROUND: On May 22, 1987, the applicant submitted a General Plan Map Amendment application to change the designation of six contiguous parcels totaling 67.39 acres from Agriculture to Rural Residential and aZone Reclassification application to change the zone from AG-40 to RR-65. The underlying project was a Major Subdivision to create 39 lots, ranging in size from 65,000 square feet to 127,500 square feet. An Environmental Impact Report(ER-88-1)was prepared for the project that focused on the following issues: loss of agricultural land, land use conflicts, General Plan policies related to the conversion of agricultural land to residential use, traffic, circulation, sewage disposal, drainage, water quantity and quality, police protection, fire protection, impact to schools, and cumulative impacts. The General Plan Amendment and the Zone Reclassification were denied by the Planning Commission on March 17, 1988. This denial was appealed to the Board of Supervisors, and on July 20, 1989, the Board denied the appeal without prejudice. In July 1992 during the 2010 General Plan hearings, a representative of the property owner requested that the Board of Supervisors designate this area as Rural Residential. The Board of Supervisors made the determination that this area was appropriate for residential development,and the Board adopted the Rural i Residential designation on the General Plan with the R-R zone. Technical information contained in the Environmental Impact Report (ER-88-1) that was prepared for the original Morada Meadows applications has been used in the preparation of the Initial Study and the staff report for this current application. POLICY CONSIDERATIONS: General Plan and Pian and Zoning: The project site's designation under the 2010 General Plan is RIR (Rural Residential), with a consistent implementing zone of R-R. The General Plan permits one to five dwelling units per five gross acres.' The proposed subdivision is for one dwelling unit per one acre,which is within the density requirements for Rural Residential. With public water and storm drainage, the R-R zone permits a minimum parcel size of one acre and a minimum parcel width of 150 feet. The proposed lots.for the subdivision conform to the minimum parcel size; however, the width requirements do not comply with the minimum lot widths. NEIGHBORHOOD OPPOSITION: Thirteen letters of opposition to his subdivision application were received. These letters note the following objections: conversion of prime agricultural .land to residential; the loss of open space; conflicts with adjoining agricultural uses due to spraying and dusting, noise, odor, pesticide and herbicide use, smoke from burning, trespassing, and vandalism; the size of the lots; sewage disposal and potential well contamination; water quality and quantity; storm drainage; traffic; air pollution; overcrowding of schools;