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Item No. 5 PC : 7-2-87 VR-86-5/UP-86-6 Page 8 withheld, at least until the City has added the Christian Life Center site to its General Plan. It is conceiveable that the applicant will seek annexation to the City of Stockton at some point in the foreseeable future, particularly if annexation is required to obtain City services . It is the policy of the Local Agency Formation commission (LAFCO) to require that the proposed development occur within the City in order to receive the full range of City services, including sewer and water. The LAFCO comment also notes, however , the possibility of project development within the County and subsequent annexation to the City. AREA NEIGHBORHOOD COMPATIBILITY: Land Use: There is no special physical circumstance affecting the site such that a church could not be established in the event the Variance is denied. The site contains 46 acres, has a flat topography, is presently undeveloped, and it; surrounded by buildings that do not exceed the 35-foot height limit of the RR zone. Granting of the requested height Variance would consti- tute 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 Court and Hammer Lane . Although the project is not expected to have an adverse effect on existing agricultural and EBMUD uses, it is expected that the project would adversely affect the peace and quiet now enjoyed by the adjacent rural residential neighborhood. The potential project effect on the 17 acres located immediately west of the site cannot be eva- luated because that acreage was included in the November 1986 election and may ultimately be developed within the City of Stockton' s jurisdiction. 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 .