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Item No . _ PC : 7-2-87 VR-86-5/UP-86-6 Page 4 2 . The owner of the Stockton Auto Center expansion site ini- tiated the steps necessary for development within the City of Stockton and is now in the process of preparing a Draft Environmental Impact Report for the expansion proposal . 3 . The Christian Life Center has reinitiated processing of its County applications for development outside of the City of Stockton. 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 comment letter states that the project would conflict with six 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 . " • "Urban services shall be provided only to those areas designated for urban development on the General Plan map. "