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Recommendations Action It is recommended that the Planning Commission: 1. Approve the Negative Declaration; and 2. Approve Site Approval No. PA-0600678 with the Findings and Conditions of Approval contained in the staff report. Findings 1. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the County. • This Finding can be made because a radio tower may be conditionally permitted in the AG zone with an approved Site Approval application. There are no Master Plans, Specific Plans, or Special Purpose Plans in the vicinity. 2 Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways • This Finding can be made because projects in the AG-40 zone may be served by a private septic system, an individual well, and on-site drainage. This radio tower will be an unmanned operation that does not require a septic system or a well. The project will have on-site drainage. Utilities are available to the site. This project fronts on State Route 99 E. Frontage Road, so there is adequate access to the site. There is a Public Works requirement that the driveway approach must be improved in accordance with the requirements of San Joaquin County Standard R-17 prior to issuance of the occupancy permit. 3. The site is physically suitable for the type of development and for the intensity of development. • This Finding can be made because the square, flat ten-acre parcel is physically suitable for a radio tower. The tower does not block any scenic vista or view. A radio tower must be set back from the property line so that the distance to the nearest residence is greater than the height of the tower. The site plan indicates that the location of the proposed tower will be 357 feet from the property line and greater than 360 feet to the nearest residence. 4 Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties • This finding,can be made because an Initial Study prepared for this project found no potentially significant environmental impacts. San Joaquin County ' PA-0600678\Lowry Community Development Page 4