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S. J. County Planning Commission May 29 , 1987 Page 3 Any development which occurs adjacent to the City' s urban infrastructure 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 signifi- cantly constrained and substantially less cost effective if extended after development occurs rather than at the time of development. • Agricultural Land Conversion A primary impact of urban development on the project site would be the conversion of 63 acres of potentially prime agricultural land, and the subsequent loss of agricultural production. Since no feasible mitigation measures exist for the loss of prime agricultural land, this is considered a potentially significant adverse impact that cannot be mitigated. If further investigation reveals the existence of prime agricultural lands on the project site, adoption of a statement of overriding considerations would be required under CEQA prior to project approval. • Cumulative Impacts The north Stockton area has developed rapidly over the last decade, and new residential and commercial projects continue to be approved. Many more projects are in various stages of discussion or have applied for approvals . In November 1986 , over 3 , 500 acres of land were brought under Stockton ' s General Plan by the voters . The cumulative effects of projected development within Metropolitan Stockton on traffic volumes will be provided by Omni-Means Ltd. in a study currently in progress . The results of that study should be available by early July 1987 and should be incor- porated into the EIR for the proposed project so that appropriate mitigation measures can be required. An EIR for the Stockton Auto Center, Phase II is currently being prepared. The EIR for the proposed church and related facilities should consider the expanded Auto Center project since it will be located immediately southwest of the subject site. Since the project site may be subsequently annexed to the City, the draft North Stockton Master Water Plan, dated March 1985, and the draft City' s Wastewater Collection System Master Plan, dated May 1987, should be consulted to determine whether the project could be adequately served by the municipal water and sewer system and, if not, what