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Item No. 1 PC: 8-6-87 VR-86-5/UP-86-6 Page 8 The Local Agency Formation Commission (LAFCO) normally requires that proposed development occur within the City in order to receive the full range of City services, including sewer and water. The LAFCO comment letter for this project also notes, however, the possibility of project development within the County and subsequent annexation to the City. AREA/NEIGHBORHOOD COMPATIBILITY: Land Use: If the Variance were denied, a church could still be built on the site. In other words, there are no special physical cir- cumstance affecting the site which require a Variance. The site contains 46 acres, has a flat topography, is presently undeveloped, and is surrounded by buildings that do not exceed the 35-foot height limit of the RR zone. Granting of the requested height Variance would constitute a special privilege in addition to the special height allowance to 75 feet already granted by the Planning Title for quasi-public buildings. Surrounding land uses include agriculture to the west and north, the East Bay Municipal Utility District (EBMUD) along the north property line, the State Route 99 West Frontage Road along the east property line, a restaurant and motel to the southeast, and residences along the south property line on Moreland Street and Hammer Lane. The project could have an adverse effect on the existing residential neighborhood. Land use conflicts would be magnified as additional rural residen- tial development occurs west and north of the site. Traffic Circulation: The project will generate substantial traffic volumes over the existing local transportation network: Hammer Lane, State Route 99 Frontage Roads, and State Route 99/Hammer Lane interchange. Omni-Means, the applicant ' s traffic consultant, projects that improvements to the local transportation system will be required for both project traffic and cumulative area traffic. For the initial project stage, which involves relocation of the existing congregation only, the consultant recommends the widening of Hammer Lane to create an east-bound left-turn lane at the project entrance. Completion of a new church, in itself , will generate a larger congregation that currently exists. For cumulative area traffic demands, which does not include the nonproject land approved in the November 1986 elec- tion, the consultant recommends the following improvements: