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Item No. 1 PC: 10-15-87 SU-88-1 Page 3 STAFF ANALYSIS BACKGROUND: Record Junction Tract is an antiquated subdivision that was recorded on June 17, 1911 . The applicant originally submitted eight Right-of-Way applications and eight Certificate of Compliance applications for the eight historic lots of Record Junction Tract. County staff met with Mr. Loduca's agent, Monte Seibel, at a preapplicationconference on February 11 , 1987 . Concerna'were expressed regarding througiiycirculation and access to the parcels by means of a private right-of-way. The applicant was advised that since no new parcels were being created, he could file a Minor Subdivision application and realign the existing parcels to correct the circulation problems. On April 3, 1987, the Planning Division accepted a Minor Subdivision application to resubdlvide the antiquated subdivision And two adjacent parcels. Since no new parcels were being created, a Parcel Map appeared to be an appropriate procedure. However, when County Counsel determined that the Subdivision Map Act required a Tentative and Final Map for this procedure, Mr. Loduca's fees were refunded on June 3, 1987. A regular sub- division application was then submitted by the applicant on July 24, 1987. GENERAL PLAN/ZONING: The proposed project is designated, as Agriculture on the General Plan and is zoned GA-40. Ordinarily, a Major Subdivision to create parcels under zone minimum could not be processed. However, in this situation, existing, nonconforming parcels are being realigned to provide better traffic circulation to the par- cels. If the proposed merger provisions were adopted into ordi- nance, these parcels would qualify for merger and this proposal could not be processed. AREA/NEIGHBORHOOD COMPATIBILITY: Land Use: The subject property is currently an almond orchard. There is an existing house and shop on Lot 6 of the proposed sub- division. Surrounding property to the west and south consists of scattered residential units with orchards and field crops. The Ace Tomato Company is located to the north of the project site on the other side of French Camp Road. The Delicato Winery and vineyards are to the southeast of the project site. Future land use conflicts may occur.