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Recommendations Action It is recommended that the Planning Commission: 1. Approve the Negative Declaration; and 2. Forward Text Amendment No. PA-0800227 to the Board of Supervisors with a recommendation of approval based on the ability to make the "Bases for Mountain House Development Title Text Amendment." Bases for Mountain House Development Title Text Amendment Prior to approving an application for a Mountain House Development Title Text Amendment, the Planning Commission and the Board of Supervisors must make three determinations_ 1. The proposed Text Amendment is consistent with the General Plan, the Master Plan, and the Public Financing Plan. • 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. 2. The Text Amendment does not adversely affect the jobs/housing balance and housing affordability. • A cell tower in the P-F zone will have no effect on the jobs/housing balance or housing affordability_ San Joaquin County PA-0800227\Mountain House CSD Community Development Page 6