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Item No. 2 PC: 4-9-92 GP-89-11 Page 1 RECOMMENDATION No specific recommendation is being made by staff. Included in the staff report are changes, relevant to Mountain House, that would make the proposal consistent with the other portions of the 1995 San Joaquin County General Plan. These changes are recommended if the Planning Commission decides to indicate an intent to forward Mountain House to the Board of Supervisors with a recommendation of approval. A recommendation of approval will require the following actions: 1. Recommend to the Board of Supervisors that they adopt the Mitigation Monitoring Program contained in Attachment A. 2. Recommend to the Board of Supervisors that they approve General Plan Amendment No. GP-89- 11 based upon the 'Basis for General Plan Amendment' contained in the staff report. This recommendation should include consideration of the'Alternatives' discussion that is included as Attachment C-3. 3. Recommend to the Board of Supervisors that they approve the related General Plan Text Amendments contained in Attachment B based upon the 'Basis for General Plan Amendment' contained in the staff report. 4. Adopt 'Findings of Significant Environmental Impact' (Attachments C, C-1, & C-2) and a 'Statement of Overriding Considerations' (Attachment D). BASIS FOR GENERAL PLAN AMENDMENT 1. The internal consistency of the General Plan is maintained with the adoption of the amendment. • This finding can be made because the proposed uses, with the revisions proposed in Attachment B, are consistent with the intent of the County's New Town Policies delineated on the following page. The proposed land uses, including the proposed'Mixed Use' land use designation, will further the development of a self-sufficient community as envisioned in the New Town Policies. • The change in the text of the General Plan does not conflict with the General Plan Policies and Principles. The proposed Text Amendments further reinforce and clarify the existing provisions relative to new towns. The new policy language to permit the inclusion of a 'Mixed Use, designation will allow new town proposals to include a town center component into their new town design. This will provide a focal point for the community, while creating an efficient, pedestrian oriented mix of land uses that makes the most, land-use wise, of this town center. The Text Amendment language which specifies the subsequent plan requirements replaces and updates the previous specific plan requirements. This is required as a result of the action by the Board of