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Recommendations Action It is recommended that the Planning Commission: 1. Forward Master Plan Amendment Application PA-0600364 to the Board of Supervisors with a recommendation to approve with the Bases for Master Plan Amendment contained in the staff report; 2. Forward Specific Plan III Amendment Application PA-0600365 to the Board of Supervisors with a recommendation to approve with the Bases for Specific Plan Amendment contained in the staff report; 3. Forward Major Subdivision Application PA-0600363 to the Board of Supervisors with a recommendation to approve with the Findings and Conditions of Approval contained in the staff report; 4. Forward Development Agreement application PA-0600434 to the Board of Supervisors with a recommendation to approve with the Findings contained in this staff report. Bases for Master Plan Amendment (PA-0600364) 1. The Master Plan Amendment is consistent with the General Plan as amended and the Public Financing Plan. This determination can be made because the proposed map and text changes are consistent with the policies of the General Plan and because the proposed changes do not negatively affect the Public Financing Plan. With respect to map changes and text changes, the amendments are consistent with General Plan policies regarding protections against net loss of riparian or wetland habitat or values caused by development. Although approximately one acre of wetlands would be eliminated on the project site, the General Plan permits such destruction of wetlands provided the Review Authority finds that: 1) "no suitable alternative site exists for the land us, and the use is considered necessary for the public"; 2) "there is no degradation of the habitat or numbers of any rare, threatened, or endangered plant, or animal species as a result of the project'; and 3) habitat of superior quality and superior or comparable quality will be created or restored to compensate for the loss". All three findings can be made in the affirmative. The rationale with respect to the first finding ("no suitable alternative site exists for the land us, and the use is considered necessary for the public") is as follows: No suitable alternative site exists for the proposed project. The project site is part of the Mountain House New Community Master Plan area and is designated for the development of approximately 4.2 residential dwelling units per acre in Mountain House Specific Plan III. As discussed in the environmental impact report ("EIR") for Specific Plan III, there are no reasonably available and suitable 20