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urban development. In addition, the applicant has not presented any alternative sites for the County to review and consider in order to respond to concerns about compatibility with the City of Ripon's future planned growth and its consistency with the County General Plan objectives necessary to approve development within a City Fringe Area. 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 cannot be made because the construction of a telecommunications facility is a significant improvement on site. Although this project will not require the use of a public water,sewer or storm drainage, nor will private services be required,the proposed use of a telecommunications facility is a permanent structure proposed in an area designated for future residential development. Removal of such facilities is an extensive process. 3. The site is physically suitable for the type of development and for the intensity of development. • This finding cannot be made because the Project Site is located within the City of Ripon's Sphere of Influence, which includes an area designated for future residential development within the City of Ripon.Approval of the project would supersede or sever the development of approximately 9 acres planned for future residential development. 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 approval of the telecommunication facility at this location would not be significantly detrimental to the public health, safety,or welfare, or be injurious to the property or improvements of adjacent properties.The tower must comply with Federal Communications Commission regulations regarding radio frequency emissions. 5. The use is compatible with adjoining land uses. • This finding cannot be made because, while the current zoning designation conditionally permits the proposed use, the ultimate approval of the telecommunication facility at this location would impact the future residentially planned development of 9 acres of land surrounding the Project Site, as cited in the City of Ripon's letter dated April 1, 2021. Approval of this telecommunications facility would sever and preclude the ability of the City of Ripon to grow according to the LAFCO approved SOI. In addition, the applicant has not presented any alternative sites for the County to review and consider in order to respond to concerns about compatibility also discussed within the City of Ripon's letter dated April 1, 2021. The compatibility concerns include the City of Ripon's future planned residential growth, the proposed project's consistency with the County General Plan objectives, and how these points must be considered in order to approve development within a City Fringe Area. PA-2000214— Findings For Denial 3