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Item No. 3 PC: 1-16-92 GP-92-5/ZR-92-5 Page 3 STAFF ANALYSIS POLICY CONSIDERATIONS: General Plan and Zoning: The change in the text of the General Plan does not conflict with General Plan Policies and Principles because it allows the Community Development Department to implement the AL-5 zone (Limited Agriculture, 5-acre minimum parcel size) that was adopted by the Board of Supervisors as Ordinance No. 3447 and which became effective on January 14, 1989. The text of the existing General Plan permits a density of only one dwelling unit per ten acres, rather than the five acres needed to implement the AL-5 zone. The site is designated Agriculture on the General Plan, with an accompanying zone of AG-40. The proposed Zone Reclassification is consistent with both the existing General Plan designation and the proposed General Plan 2010 Map for the site (refer to the 'Zoning' and 'Draft Zoning" maps). Resolution No. R-91-258, which was adopted by the Board of Supervisors on April 2, 1991, requires that all General Plan Amendment applications submitted after September 19, 1989, 'shall not result in increased demand upon the water supply currently available to San Joaquin County as of the date of adoption of this policy.' The Department of Public Works has determined that the Resolution applies only to General Plan Map Amendment applications, not to General Plan Text Amendment applications. For this reason this project, involving an amendment of the text of the General Plan, is not subject to the provisions of the Resolution. The Department of Public Works has indicated that if this application were subject to the Resolution,residential development of this type generally demands as much or less water than normal agricultural activities on an average parcel of cultivated farmland. Development Requirements: In the event that the applications are approved and the Major Subdivision application is submitted for the underlying project, the resultant parcels will be subject to the Development Requirements for agricultural areas: private wells, septic systems, and natural storm water drainage. The Environmental Health Division of Public Health Services has reviewed the applicants'soil suitability study and indicated that the subject parcel may be developed with septic systems. AREA/NEIGHBORHOOD COMPATIBILITY: Agricultural Compatibility: The letter received from the San Joaquin Farm Bureau Federation (Attachment B) expressed its opposition to the project on the grounds that it will create new concentrations of small-scale agricultural operations, rather than preserving and recognizing existing areas, and it will lead to the premature and permanent conversion of agricultural land, both of which the Bureau feels represent inconsistencies with the General Plan.