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UP-86-6 and VR-86-5 page 2 The County Planning Division' s project recommendation will follow the recommendation submitted by the City of Stockton. The reasons for this are as follows: 1 . By requesting that Measure F be placed on the City ballot, the applicant indicated a willingness to develop its project under the City ' s jurisdiction; 2 . Measure F, which included the Auto Center expansion site was approved by City voters in November 1986 ; 3 . The Christian Life Center site is located across the street from the Auto Center expansion site; and 4 . The Auto Center project is in the process of completing the Environmental Impact Report for annexation to, and development within, the City of Stockton. The Planning Division will recommend that the Planning Commission deny UP-86-6 and VR-86-5 , based upon the considerations noted below. CITY AND COUNTY GENERAL PLANS The City comment letter expresses strong opposition to the project, citing conflicts with the urban growth and development goals and policies of the City of Stockton' s General Plan. With regard to the requirement of public services for sewage dis- posal, water supply, and storm drainage the City letter notes: "Any development which occurs adjacent to the City' s urban in- frastructure system should be required to tie into that system, however, since the project site is not designated for a specific land use on the City' s General Plan no city urban services can be extended to the site. In addition, any future expansion of the City ' s infrastructure system into this area or to the surrounding area would be significantly constrained and sub- stantially less cost effective if extended after development occurs rather than at the time of development. " It may be inferred from this comment that the project is premature. The City of Stockton Public Works Department recommends that: "consideration of this use permit be postponed until the North Stockton Traffic Study is complete and this area is considered for annexation to the City. This will allow the City, as the agency responsible for providing services to the site, to appro- priately analyze and mitigate the site ' s potential impact. "