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Preapplication Memorandum GP-92-16/ZR-92-18/TA-92-17 Page 2 The General Plan policies regarding Rural Residential development require that it take place in a community, either in areas of existing rural residential densities in urban communities, or in rural communities. This proposal would put rural residential development outside either a rural or an urban community. It is located approximately 1200 feet north of Eight Mile Road, which is the northern border of the unincorporated urban community of Morada. Therefore, this proposal does not appear to be consistent with General Plan policy. To be included in the Community of Morada, the area between the project site and Eight Mile Road would have to be included in this application for a General Plan Amendment. Even then, since Morada is classified as an Urban Community, it would still appear that the proposal is not consistent with the General Plan since the Plan states that in Urban Communities, Rural Residential is appropriate only for areas of existing rural residential densities. A method of providing consistency with the General Plan would be to submit a General Plan Text Amendment and request changes to the policies. However, the policies which would require changes are the basic locational criteria of the Plan and were the guidelines in formulating the entire countywide General Plan. In accordance with the General Plan, it is the intent of the county not to encourage the expansion of rural communities or the formation of new rural communities. In addition, infill development on vacant lots is encouraged prior to extending a community beyond the areas currently developed. Morada currently has 1, 060 vacant acres designated for residential development, of which 568 acres are designated as Rural Residential. LAND USE: The Growth Accommodation section of the General Plan contains a policy which requires development "to minimize the effect o* agricultural lands and other environmental resources while providing for orderly growth. " Because this project is immediately adjacent to agricultural lands, land use conflicts that would have to be mitigated could result. The conflicts could include the effect of agricultural practices on residents of the subdivision and the reduction of agricultural viability due to limitations on agricultural operations. In addition, this project has the potential to create premature development pressure on surrounding agricultural lands. It will result in leapfrog development, which the General Pian