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1. he proposed zone district is consistent with the General Plan, any applicable Master Plan, and any applicable Specific Plan; and 2. The proposed zone district is reasonable and beneficial at the time. B. Key Plan Strategies (Volume I, 1. Growth Accommodation, pg. III-2 & 3) • Urban communities, including incorporated cities and unincorporated communities, shall accommodate the vast majority of the development, because it is in these areas that urban services exist or are expected. In particular, growth shall be directed to the cities as much as possible. The proposed project location is planned for urban development as shown on the General Plan 2010. The site is within the unincorporated urban community of Stockton, and shown as R/L on the General Plan. The adjacent parcels to the north and west are zoned R-L and are developed residentially. To the south and east is land with a General Plan designation of R/L and an AU-20 zone. D. Infrastructure Services (Volume I, 1. Wastewater Treatment, 2. Water Supply, 3. Stormwater Drainage, pg. IV-61, 63 & 67) • New development in urban communities shall have, at a minimum, access to a public wastewater system. Septic systems may be permitted in Rural Residential areas, Commercial areas adjacent to Rural Residential areas, and in Warehouse Industrial zones, if General Plan policies and Development Title regulations are not met. • New development in urban communities shall have, at a minimum, access to a public water system. In Rural Residential designations, individual wells may be permitted if parcels are two acres or greater and no public water system exists. • New development in urban communities shall have, at minimum, access to a public drainage system, with terminal drainage unless a Master Drainage/Special Purpose Plan permits retention ponds. On-site drainage may e permitted in Rural Residential designations if parcels are two acres or more. The General Plan Policies Specific to Stockton in Volume II (p. X-12) of the General Plan state that vacant land in the Far East Side area (designated on Figure X.B-1) shall remain A-U zoning until urban services are available to support development. The proposed project is included in the Far East Side area referenced above. 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. Development Title Section 9-1100.1(d)(1) states that applications for development projects or zone reclassifications shall be accepted only if the developer provides a written statement to the County from the agency expected to provide any required service that the agency will serve the proposed development project and has, or will have the capacity to provide such services at the time of development. As a result, if a full application is submitted, the applicant will be required to submit a "will- serve" letter from the East Stockton Sewer District and from the California Water Service stating that public sewer and water services are available for the project. The will-serve letters must be submitted with the Zone Reclassification application. The Department of Public Works has stated that storm drainage services are available in the project vicinity. 2