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ATTACHMENT A <br /> FINDINGS FOR DENIAL OF SITE APPROVAL <br /> PA-2000214 <br /> KAMPS PROPERTY MANAGEMENT, LLC/ NEW CINGULAR WIRELESS <br /> 1. The proposed use is inconsistent with the goals, policies, standards, and maps of the General Plan, <br /> any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan <br /> adopted by the County. <br /> • The finding of approval cannot be made because the proposed telecommunications facility <br /> (Use Type: Communication Services—Type II) is not consistent with the goals and policies <br /> of the General Plan. The Project Site has a General Plan designation of Agriculture-Urban <br /> Reserve (A/UR), and a zoning designation of General Agriculture — 40-acre minimum (AG- <br /> 40). The use may be permitted in the AG-40 zone with a Site Approval if all findings can be <br /> made in the affirmative. However, this finding cannot be made because the project is not <br /> consistent with the following General Plan policies: <br /> o Goal LU-7, LU-7.9 Agriculture-Urban Reserve 03a. 3.1-61): The County shall preserve areas <br /> designated Agriculture-Urban Reserve (A/UR) for future urban development by ensuring that <br /> the operational characteristics of the existing uses does not have a detrimental impact on future <br /> urban development or the management of surrounding properties, and by generally not <br /> allowing capital-intensive facility improvements or permanent structures that are not compatible <br /> with future urban development. <br /> The parcel where the telecommunications facility is proposed is located within the City of <br /> Ripon's Sphere Of Influence (SOI) with a General Plan designation of Very Low Density <br /> Residential (VLD). Additionally,the City of Ripon has designated the surrounding area for future <br /> residential development with varying densities. The City of Ripon Municipal Code Chapter <br /> 16.90,Table 16.90.070.1, requires a minimum five-hundred (500)foot buffer distance between <br /> telecommunications facilities and residential development. Although this project is not within <br /> the City of Ripon's city limits, it is in close proximity to the City. Approval of the proposed <br /> telecommunications facility would result in construction of a permanent structure that would not <br /> meet the City's buffer requirement, as integrated in the City's municipal code, when the area is <br /> residentially developed, as planned. Consequently, the proposed permanent structure will be <br /> located in the City of Ripon's SOI, which has the similar detrimental impact of placing capital- <br /> intensive facility improvement(s) or permanent structure(s) that are not compatible with future <br /> urban development in this geographic area. <br /> o Goal C-1, C-1.3, Protect Established Communities (Pa. 3.1-75): Within Urban and Rural <br /> Communities, the County shall ensure that new development provides sensitive transitions <br /> between existing and new neighborhoods, and require new development, both private and <br /> public, respect and respond to those existing physical characteristics, buildings, streetscapes, <br /> open spaces, and urban form that contribute to the overall character and livability of each <br /> community. <br /> The proposed location of the telecommunications facility, which is within the City of Ripon's <br /> sphere of influence, does not provide for a sensitive transition between the existing rural <br /> neighborhood and what is slated to be new residential neighborhoods pursuant to the City of <br /> Ripon's General Plan. The Project Site is located within the City of Ripon's Sphere of Influence <br /> in an area planned for residential development. SOls are San Joaquin Local Agency Formation <br /> Commission (LAFCO) adopted growth boundaries and, in this case, specifically regarding the <br /> City of Ripon. Once growth in the City of Ripon occurs and areas are annexed according to <br /> the LAFCO SOI, this Project Site would be similarly annexed as a part of a large annexation <br /> project to the City of Ripon. These boundaries are determined and approved by LAFCO. This <br /> Project Site itself would also be annexed in order to avoid an island of unincorporated area. <br /> The approval of this site would circumvent the Ripon municipal code in that its approval would <br /> PA-2000214— Findings For Denial 1 <br />