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Item No. 1 PC: 8-6-87 VR-86-5/UP-86-6 Page 2 USE PERMIT FINDINGS 1 . "The establishment , maintenance, and operation of the use does not conflict with the General Plan. " Staff could not make this finding. The project is located within the Stockton Urban Fringe. The City of Stockton' s comment letter cites the specific project conflicts with the City' s General Plan. It is County General Plan policy to consider the project ' s consistency with the City' s General Plan when reviewing projects near the urban fringe. It also is County policy to coordinate urban development with the extension of basic support services, including sewage disposal , water supply, and storm drainage. 2 . "Adequate utilities, access roads, sanitation, drainage, and other necessary facilities have been provided, and the pro- posed improvements are properly related to existing and pro- posed streets and highways. " ° Staff could not make this finding. At present , there is no guarantee that the project can be connected to the sewage disposal system of the City of Stockton. Cumulative impacts on the local and State transportation system have not been evaluated adequately. The lack of available information on the traffic issue makes it impossible to find that the proposed improvements are properly related to the existing transporation system. County General Plan policy requires that significant trip generators be served by roads of adequate capacity and design standards in order to provide reasonable and safe access with a minimum of delay. 3 . "The property involved is of adequate size and shape to accommodate the proposed use and all yards, building coverage, setbacks, parking areas, and other requirements of the Title. " ° Staff could not make this finding. The project site does not contain adequate facilities for on-site parking. If the height Variance is denied and the applicant wishes to retain a 6,000-seat sanctuary, then the additional building coverage will eliminate presently designated parking and make the parking shortage more severe. 4 . "Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property and improvements of adjacent properties. "