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• The applicant would be required to demonstrate the ability to provide adequate public services and facilities financing for the proposed project. (h) require a Master Plan, a Public Financing Plan, and a Specific Plan, the contents and processing procedures of which shall conform to the guidelines approved by the Board of Supervisors. • A Master Plan, Public Financing Plan, and Specific Plan would need to be prepared prior to submission of the full application or concurrently with submission of the full application. Implementation Policy 13(b) (General Plan Volume I Page IV-13) In reviewing General Plan 2010 Map amendments to convert land from agricultural uses to non-agricultural urban uses, the following criteria should be used for evaluation: (1) the merits of the proposed project and the availability of comparable alternative sites in areas already designated for urban uses; • This project site is located partially in the rural community of Vernalis and partially in the unincorporated area of the County. The project is not located near any urban development. There is available vacant residentially designated land within other areas of the County which may be more appropriate for urban development. (2) the potential for the project to create premature development pressure on surrounding agricultural lands, • The proposed General Plan Map Amendment may serve as the impetus for other similar requests for conversion of agricultural land to urban uses. (3) the availability of infrastructure, • The Department of Public Works has indicated that they will not provide a "will serve" letter for services to the project. For the applicant to be able to proceed with a Major Subdivision application, an application for a Zone Reclassification must also be submitted and approved along with the General Plan Map Amendment application. The applicant must submit, "will serve" letters for sewer, water, and storm drainage services at the time of submittal of the Zone Reclassification application. Because the Department of Public Works has indicated they will not provide services to the underlying project, the Community Development Department could not recommend approval for the General Plan Map Amendment due to the lack of public services. (5) the classification of the property in the Important Farmlands Inventory System. See the Agricultural Implementation Measures for information regarding the use of the Farmland Mapping Program in reconsidering the growth areas on the General Plan Map. 5