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Item No. 5 PC : 6-1-89 GP-89-6/ZR-89-9 Page 1 RECOMMENDATION Staff recommends that the Planning Commission deny GP-89-6 and ZR-89-9 due to the inability to make the required Bases for a General Plan Map Amendment and Zone Reclassification. BASIS FOR GENERAL PLAN MAP AMENDMENT The internal consistency of the General Plan is not maintained i the adoption of the General Plan Map Amendment because the propo sal is inconsistent with Rural Residential Principles within the Land Use/Circulation Element of the General Plan. In particular, Rural Residential Principle No. 3 states, "Future rural residen- tial development will take place only within the designated areas Rural Residential Principle No. 1 further restricts rural residential development by stating, "Rural residential areas should be kept to a minimum in number and extent . " BASES FOR ZONE RECLASSIFICATION 1 . The proposed zone district is not consistent with the General Plan because under the adopted Zoning/General Plan Consistency Matrix, the proposed RR-65 zone is not consistent with Agriculture, and as stated above, the change to Rural Residential is not consistent with the General Plan. 2 . The site of the proposed zone district is not suitable for the land uses permitted within the proposed zone district because the RR-65 zone creates the potential for I%-acre lots and thus the need for public services. 3 . The proposed zone district is not reasonable and beneficial at this time because a need for further residential develop- ment in this area has not been established. An RR-65 zone would not be beneficial in preserving the agricultural interests in the area. 4 . The proposed zone district may have a substantial , adverse effect on surrounding properties . The Initial Study prepared for this project concluded that land use conflicts could occur between residential and agricultural uses . The project may be growth inducing because it will encourage other pro- perty owners in the area to submit similar applications. PROJECT DESCRIPTION The applicant is proposing a General Plan Map Amendment to change 17 acres from Agriculture to Rural Residential and a Zone