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Item No. 1 PC : 8-6-8T VR-86-5/UP-86-6 Page 5 3. The Council of Governments initiated a traffic study of the March Lane/State Route 99 and Hammer Lane/State Route 99 intersections. 4 . The Christian Life Center reinitiated processing of its County applications for development outside of the .C.ity ..01_..- Stockton. 5 . The Christian Life Center submitted building plans to the Building Inspection Division. The plans noted a sanctuary occupancy of 10, 000 persons. POLICY CONSIDERATIONS: City of Stockton General Plan: Development of the Christian Life Center project within the City of Stockton would require prior approval of a General Plan Amendment to the map of the City' s Land Use/Circulation Element. The City of Stockton Planning Commission and Community Development Department have reviewed the requested Variance and Use Permit and have expressed strong opposition to approval of the project as proposed. Their recommendations are based on the project 's conflict with the City of Stockton General Plan. Noting that the project site is located on the urban fringe of the City of Stockton, the City comment letter states that the project would conflict with the following General Plan goal : "To maximize tax dollar efficiency and provide an equitable level of services to all City residents by guiding new growth to more efficiently utilized existing service networks, thereby preventing urban sprawl and the wasteful use of land. " The City letter goes on to state that the project would also con- flict with the following City of Stockton General Plan policies: ° "Discourage inefficient external growth by phasing fringe development in an orderly fashion with promotes the efficient operation of the urban system and a quality environment . " ° "Vacant lands already served by municipal services shall receive development priority over vacant, unserved land. " ° "Encourage urban deveopment to locate in such a way that the urban service delivery systems can be expanded in a fiscally, environmentally sound manner. "