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occur in the unincorporated area. Consequently, the construction of a telecommunications facility is not a residential use and would require a 500-foot buffer based upon the Ripon Municipal Code, thus impacting the transition between existing and new neighborhoods. San Joaquin County shall ensure that new development provides sensitive transitions between existing and new neighborhoods, and require new development, both private and public, respect and respond to those existing physical characteristics, buildings, streetscapes, open spaces, and urban form that contribute to the overall character and livability of each community. o Goal C-4, C-4.1, City Fringe Boundaries (pg. 3.1-78): The County shall maintain City Fringe Area boundaries around incorporated cities as the official edge between future urban and agricultural land uses. City Fringe Area boundaries define the area where land uses are presumed to have an impact upon the adjacent incorporated city, and within which the cities' concerns are to be given serious consideration as part of the land use review process. Areas within the City Fringe Areas shall represent the next logical area in which urban development may occur and the area within which cities may ultimately expand. To this end, the County shall generally define City Fringe Areas consistent with adopted City Spheres of Influence, unless otherwise depicted or defined in the General Plan. A project referral was sent to the City of Ripon on March 18, 2021, and the City sent a response letter dated April 1, 2021. In the letter, the City raised concerns about project consistency with the City's General Plan. Specifically, the City stated that the proposed location is in direct conflict with future residentially zoned property within the City's Sphere of Influence and would preclude the planned development of approximately 9 acres of future anticipated residential development. In as much as the SOI is an adopted LAFCO policy applicable to both the City of Ripon and San Joaquin County, San Joaquin County is obligated to review the City's concerns. San Joaquin County Community Development Department has concluded that this project is inconsistent with the County's General Plan policy, in that serious consideration of the City of Ripon's concern is a part of this land use review process. The approval of this project would infringe upon the City of Ripon's SOI and, thus, a future residentially planned area. Accordingly, locating the telecommunications facility within the City of Ripon Sphere of Influence would not maintain the City of Ripon Fringe Area. o Goal C-4, C-4.5, City Development Standards (pg. 3.1-79): The County shall continue to notify a city whenever the County receives development applications for discretionary development permits within a City Urban Fringe Area, and solicit input from the City on the proposal. Where the Board of Supervisors finds that a proposed urban development is consistent with County General Plan objectives to approve development within a City Fringe Area, the County shall consider requiring the project to meet the development standards of the city in question and connect to City services. As noted above, the San Joaquin County Community Development Department referred the proposed project to the City of Ripon on March 18,2021,and the City responded with concerns about compatibility and the impact that the proposed project would have on future planned development of the Project Site and surrounding area. The development standard provided by the City's Municipal Code is a 500-foot buffer between telecommunications facilities and residential development. Approval of this project would limit the developable area planned for future residential development. Additionally, the City of Ripon and San Joaquin County Community Development Department have established coordination policies and a consultation process for development occurring within the City of Ripon's Sphere of Influence. Pursuant to San Joaquin County Board of Supervisors Resolution No. R-18-24, San Joaquin County and the City of Ripon mutually agree to and shall mandate coordination and review of development occurring within the City of Ripon's Sphere of Influence through their respective Community Development and Public Works Departments (see enclosed Resolution Document). In consultation with the City of Ripon, San Joaquin County Community Development Department has confirmed that the City mutually agrees that the construction of the telecommunications facility on the Project Site is not compatible with the planned future PA-2000214— Findings For Denial 2