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Item No. 5 PC: 7-2-87 VR-86-5/UP-86-6 Page 7 area is either vacant or under agricultural production. The exception is the rural residential development located south and east of the project site on Moreland Street . This long- established subdivision contains approximately 20 single-family residences. Under Planning Title regulations in the RR-65 zone, a minimum lot size of 65 ,000 square feet , approximately 1-h acres, is required for each residential building site. Such lot sizes are sufficient to allow for well , septic tank, and pond systems to accommodate rural residential development without creating conflicts among neighboring residents. The Planning Title recognizes that churches may, or may not , be suitable in rural residential areas. For this reason, a con- ditional Use Permit is required for establishment of church uses. While there is little question that the Christian Life Center qualifies for a Use Permit application under the existing RR-65 zone regulations, there is no question that the scale of use proposed far exceeds that of the typical neighborhood church in existence at the time the RR-65 zone regulations were established. With a potential to accommodate public assemblies of up to 10,000 people, the Christian Life Center project transcends the traditional notion of a neighborhood church. From the standpoint of support services alone, the General Plan and the RR-65 zone do not contemplate that huge acreages would be required for sewage disposal , water supply, storm drainage, and on-site parking. The Christian Life Center project raises unprecedented concern as to whether a rural residential living environment can be maintained once a regional , urban type use has been introduced into an area designated to develop with single-family residences on 1-h acre lots. The Christian Life Center should not be approved as a County project until the City has completed its current projects and it is documented that City sewer and water services can be extended to serve the project site. County action on the Christian Life Center site should adhere to the City General Plan recommendation because, with the November 1986 election, the City acquired the authority to exercise land use planning jurisdiction over the project site and the surrounding area. Measure F was placed on the ballot at the request of the Christian Life Center. However, it is the County' s policy to adhere to the City's General Plan for urban fringe development . County project approval should be