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Item No . PC : 7-2-87 VR-86-5/UP-86-6 Page 6 Under Planning Title regulations in the RR-65 zone , a minimum lot size of 65 , 000 square feet , approximately 1-3� 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 conditional Use Permit is required for establishment of church uses . While there is no question that the Christian Life Center qualifies for a Use Permit application under the existing RR-65 zone regulations, there is little question that the scale of use proposed far exceeds that of the typical neighborhood church in existance at the time the RR-65 zone regulations was established. With a potential to accommodate public assemblies of up to 6 , 500 people, the Christian Life Center project transcends the tradi- tional notion of a church. From the standpoint of support ser- vices 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 borough residential living environment can be maintained once a regional scale, urban type use has been introduced into an area designated to develop with single- family residences on 1-34 acre lots . Interim, project-only services are proposed for sewage dispo- sal , water supply, and storm drainage. The site plan notes that the project will hook up to City sewer and water systems , but it does not state when or how this is to be accomplished. At this time , it is uncertain whether the City will allow the project site to connect to its sewage disposal and water supply systems. The City has yet to take formal action on a number of studies, plans, and reports intended to identify service needs and constraints in the North Stockton area: • North Stockton Master Water Plan (March 1985 ) ° Waste Water Collection System Master Plan (May 1987) ° North Stockton Traffic Study (draft expected July 1987 ) ° North Stockton Fiscal Impact Study (draft due August 1987) • Environmental Impact Report for Stockton Auto Center, Phase 2 (draft due August 1987 ) The Christian Life Center should not be approved as a County project until the City has completed its current projects and