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A fourth time extension was approved by the Planning Commission until October 15, 2001 and the map has now expired. The Community Development Department has reviewed the pre-application for PA- 0500699 and offers the following comments: Basis for General Plan Amendment Development Title Section 9-803.4 states that prior to approving a General Plan Amendment application, the Planning Commission and the Board of Supervisors shall determine the internal consistency of the General Plan is maintained in the adoption of the Amendment. The proposed amendment must be consistent with the following General Plan goals, policies, objectives and implementation measures. Residential Development Policy 1(b)(1) (General Plan Volume I, Page IV-18) Density: 1 to 2 primary dwelling units are allowed per gross acre. • A 393-lot major subdivision is proposed for the six parcels contained in the General Plan Map Amendment application, which comprises 237.32 acres. The density is 1.65 dwelling units per acre which falls within the guideline set forth in the General Plan for very low density residential development. Residential Development Policy 1(b)(3) (General Plan Volume 1, Page IV-18) Locational Criteria: Appropriate in urban communities for large lot development, or within communities around sensitive natural resources, or on the fringe of urban area. In the latter situation, it provides a transition to surrounding rural areas that are not expected to develop during the planning period. • This project is located partially in the rural community of Vernalis and partially in agricultural land in San Joaquin County. The project is not located in an urban community and is not located near an urban area. This application does not meet this criterion. Locational and Character of Development Policy 2 (General Plan Volume I, Page IV-5) Rural communities shall: (a) be planned to have minimal growth, mainly infill development, with expansion discouraged, • General Plan Volume Il, Table XILF-1 lists the existing land use profile for Vernalis. The Table lists the amount of acreage in residential use as five (5) acres. This comprises 5.1% of the total area of Vernalis. The proposed project would transform the rural community of Vernalis and a portion of the agricultural area contiguous to the rural community of Vernalis from primarily agricultural use to residential use. The type of residential development that is being proposed is not consistent with the rural community designation. Such development would change Vernalis from a rural community to an urban community. This would require full urban services, including public water, public sewer, and public storm drainage.