SU0004780 - Laserfiche WebLink

Home Browse Search

• The proposed project would expand the rural community of Vernalis by over 100%. The proposed expansion would require conversion of Vernalis to an urban community. However, public services, which are required in an urban community, are not available. Rural areas encompass all land outside designated communities and shall accommodate minimal growth because open space and agricultural preservation are paramount in these areas. • Approximately 137 acres or the proposed project is located in rural areas. This portion of the project is designed as "Prime Farm Land." Conversion of the area to residential development to remove a valuable agricultural asset from the County. Growth Accommodation (General Plan Volume I. page III-3) For the County to accept the projected population and employment, some basic conditions must be met: First, urban development shall only occur when adequate public services (including public water supply, sewerage, and terminal drainage) exist or are provided to satisfy the needs of the project. • Public services are currently not available to the project area. The Department of Public Works has indicated that they will not issue "will serve" letters for services. Therefore, this criterion cannot be met. Location of Urban Development (General Plan Volume I page III-3) New urban development shall be planned to occur not only in the incorporated cities and their fringe areas that meet servicing requirements of the plan, but also in the new urban communities on the plan map. The unincorporated urban communities are also expected to experience growth over the planning period. In the areas not planned as urban communities, urban development is planned only to occur in designated Freeway Service areas, Commercial Recreation areas, Truck Terminal areas, and as an expansion of existing industrial areas. • The proposed project is located in a rural community. Development would occur on property zoned Very Low Density Residential. This is not one of the General Plan designations where urban development is allowed to expand in a rural community. Archeological/Cultural Resources During the review of pre-application PA-0400242, a 30 lot Major Subdivision contained entirely on a portion of the current General Plan Amendment Application, the Caltrans Environmental Branch commented that a significant historic resource or cultural resource exists upon the site. A concrete wall was left standing with rubble and debris scattered within a twenty-foot radius of the wall. A World War II POW camp may have existed at one time on this parcel. This issue may require additional review if the applicant chooses to submit a full application for the project. 7