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Analysis The proposed Minor Subdivision is located in the southwest corner of the approved new community of New Jerusalem. The applicant submitted a tentative parcel map to divide a 70.99-acre parcel into three parcels of 20, 20, and 30.99 acres, respectively. The property is currently in agricultural production, most recently in hay and row crops. This property is located within the new community of New Jerusalem and is overlaid by General Plan land use designations of R/M (Medium Density Residential) and OS/0 (Open Space, Other). Until a Master/Specific Plan is approved for a new community, the holding zone of AU-20 (Agriculture, Urban Reserve, 20-acre minimum) is utilized. The AU zone permits most agricultural enterprises to continue but would prohibit new capital-intensive agricultural operations from being established that would be detrimental to the development of a new town. At the time that the new communities were approved, the only acreage designation for the AU zone was a 20-acre minimum. Previous to the AU-20 designation, most of the new community was zoned AG-40 (General Agriculture, 40-acre minimum). When the AU-20 zone was put in place, it was believed that this would be a temporary zone that would help facilitate the new community development process, similar to the way it is used around incorporated cities. It was not the intent of this zone that additional parcelization not consistent with the development of the approved new community be permitted. Divisions of large agricultural parcels within the new community will further fragment the properties within New Jerusalem and decrease the likelihood that all properties can be combined and comprehensively planned for urban development, and if the new community does not develop, subdivision into 20-acre parcels could prevent its full utilization for agricultural purposes. On May 9, 1995, the Board of Supervisors reviewed a progress report on the Riverbrook expanded community. During that review, the Board determined that a modification to the current AU zone was warranted so that larger zone minimums (i.e., 40, 80, and 160 acres) could be utilized with this zone designation. During the discussion at that meeting, the Board stated that they were concerned that the AU-20 zone could be used to divide up approved new communities before a Master/Specific Plan was approved. It was their intent that the AU zone be an effective 'holding' zone for new community development and not allow parcelization inconsistent with this goal. The Farm Bureau and several citizens spoke in support of the proposed revision to the AU zone. As a result of this meeting, the Board issued a Board Order directing staff to return with a proposed amendment to the AU zone. A Zone Reclassification application for AU-40 is also being processed in the two new communities that do not yet have an approved Master Plan. These applications are scheduled to be heard by the Planning Commission on July 20, 1995. Planning Commission Review This application was being reviewed by staff at the time that the Board directed staff to process the AU Text Amendment and Zone Reclassification. The day after the Board meeting, a similar Minor Subdivision application in New Jerusalem was accepted by the department (MS-95-30, Navarra). Since the Board has yet to formally consider an amendment to the AU zone and the corresponding zone reclassification for new communities, staff has referred both of these Minor Subdivisions to the Planning Commission for review and action. San Joaquin County MS-95-23/Cose Cnmmunity nP.vPInnmPnt Page 7