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Bases for Mountain House Development Title Text Amendment Prior to approving an application for a Text Amendment, the Planning Commission and the Board of Supervisors must determine that the proposed Text Amendment is consistent with the General Plan, the Master Plan, and the Public Financing Plan. The Planning Commission and the Board of Supervisors must also determine the Text Amendment does not adversely affect the jobs/housing balance and housing affordability and that all applicable provisions of the Mountain House Development Title Agreement have been met. • Approval of this application will permit an applicant to submit a Site Approval application to construct a free-standing wireless telecommunication (cell)tower in the P-F zone in Mountain House with an approved Site Approval application. Currently, a cell tower is not permitted in any zone within the community of Mountain House. It is conditionally permitted in every zone in the remainder of San Joaquin County. The current permitted uses in the Development Title are consistent with the General Plan. Therefore, the use does not conflict with the General Plan. • Section 8.4 Telecommunications Systems of the Mountain House Master Plan contains the telecommunications plan for Mountain House, including discussions of voice, data, video and special services as they relate to residential, business and community services. Section 8.4.4 Community Services states that, "Community services include police, fire, NHCSD administration, schools, emergency services, parks and recreation, and infrastructure services. Policy 8.4.4 states, "Communications systems of the latest technology shall be provided for use by all of the following: police; fire; emergency medical services, community administration; schools; parks and recreation; and public infrastructure including wastewater and water treatment plants. • The Mountain House Master Plan does not prohibit cell towers. Uses that are not covered in the Master Plan are subject to the requirements of the Development Title. The Development Title contains Chapter 9-1065 Wireless Telecommunications Facilities that states the requirements for cell towers in the P-F zone. Any facility in the P-F zone of Mountain House would be subject to these requirements. The underlying project for this text amendment is a freestanding tower that would permit direct communication between the water treatment plant and the Byron Bethany Irrigation Pumping Plant. It would be constructed tall enough to permit the co-location of fire and emergency response equipment. Therefore, this project is consistent with the General Plan and the Mountain House Master Plan. • A cell tower in the P-F zone will have no effect on the Public Financing Plan. • A cell tower in the P-F zone will have no effect on the jobs/housing balance or housing affordability. Approval of this Text Amendment or the subsequent construction of a cell tower in the P-F zone will not create any permanent jobs or housing. If there is no change in jobs or housing, then there will be no effect on housing affordability. • The Mountain House Development Title Agreement(page 13, 1.1.59 Vest, Vesting, Vested) states that, "the conferring of the rights granted to Developer under this Agreement and subject to all the terms, conditions, and requirements of this Agreement, to proceed with the development of the Property based on the agreement of the County hereunder that certain regulations and requirements in the Existing Approvals pertaining to the development of the Property (referred to as "Vested Elements") are fixed and, except as permitted by this agreement, that they cannot be subsequently modified, changed, or augmented so as to impose additional requirements or burdens on the development of the Property without Developer's consent. San Joaquin County PA-0800227\Mountain House CSD Community Development Page 4