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Analysis Background The parcels are located in the Castello Estates subdivision. The subdivision was conditionally approved for 83 one-acre lots by the Planning Commission in June 1999. County Service Area 44 provides public water and drainage for the lots. Land Use Issues The Community Development Department has determined that a General Plan Map Amendment and Zone Reclassification may be submitted and processed for the three parcels despite being surrounded by other properties with a Rural Residential designation. This may be done because the majority of the adjacent parcels are smaller than the three parcels. Additionally, the other parcels are already developed with residential uses,_whereas the parcels under consideration are vacant. The parcels under consideration and the other parcels in the-area are also owned by different owners. The three parcels are still owned by Castello Estates, while the other parcels in the area have numerous different owners. Policy Considerations In order to recommend approval of a General Plan Amendment to the Board of Supervisors, the Planning Commission must determine that the adoption of the General Plan Amendment will maintain internal consistency with the General Plan. Locational Criteria for Ve Low Density Residential Volume I pp IV-18 The General Plan states, "Appropriate in urban communities for large lot development, or within communities around sensitive natural resources, or on the fringe of urban areas. In the latter situation, it provides a transition to surrounding rural areas that are not expected to develop during the planning period." The proposal to redesignate the project site to RNL is consistent with the General Plan locational criteria. The project site is located in the unincorporated area within the urban community of Tracy and is located on the fringe of an urban area (the project site is located less than one mile from the city limit of Tracy). General Plan Infrastructure Service Requirements In order to rezone a property from R-R to R-VL, the property must have full services (wastewater treatment, water supply, and storm water drainage). General Plan Growth Accommodation Implementation No.'s 4(b) and 14(a)(2) (Vol. I, pp. IV-11-and IV-14, respectively) indicate that urban zones shall only be applied when adequate services can be made available for the development permitted in the zone. It is assumed the development that will occur as a result of the proposed General Plan Amendment and Zone Reclassification is a subdivision. The General Plan requires that proposed subdivisions in urban communities be served by a public wastewater treatment system, public water supply, and public drainage system (General Plan Vol. I, pp. IV 61, 63 and'67). Wastewater Treatment According to the San Joaquin County Department of Public Works, CSA 44A will be expanded to accommodate the site. This project appears to be consistent with.the policies of the General Plan. San Joaquin County PA-02-5761PA-02-5771Castello Estates Community Development Page 3