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They provide the framework into which all development on the airport property must fit to ensure a high quality development. The guidelines and standards, in concert with the AP-X zone and proposed changes to the P-F zone, are intended to encourage imaginative,sustainable,and attractive alternatives to concentrated development patterns,while allowing flexibility to respond to the changing demands of the marketplace. The Design Guidelines and Development Standards will be discussed further in the staff report. 2. Approval Procedures The Special Purpose Plan contains a streamlined approval process for individual development proposals that can be found to meet the intent of the Special Purpose Plan. Also included in the procedures are provisions to establish a multi-disciplinary design review committee for project review and oversight. The Approval Procedures will be discussed further in the staff report. 3. Financial Analysis and Implementation Strate ies Under contract to San Joaquin County, the firm of EPS has prepared a Financial Analysis and implementation ,Strategies for development of the Airport property for both near-and long-term market opportunities. The analysis prepared by EPS includes cost/revenue projections, proposed phasing strategies, and development options and has been utilized in the County's ongoing efforts to select a Master Developer for the Airport project. The County anticipates retaining ownership of the project site and entering into a long-term ground lease with the successful Master Developer. The County intends to retain oversight and control over the quality and character of development, while protecting public interests from inappropriate development risks and responsibilities. 4. Infrastructure Report Based on site engineering by Sanguinetti & Associates and traffic analysis by Rajappan & Meyer, the infrastructure report outlines the improvements necessary to realize the development potential of the Airport property. The report references highway connections, street sections, and intersection improvement recommendations consistent with the approved Master Plan Traffic Analysis. The report also references phased improvements for power, water, sewage disposal, and site drainage consistent with the Master Plan and the County approved land use program. The Special Purpose Plan divides the Airport property into four distinct but interrelated functional areas surrounding the airport facilities. The four areas are shown on the graphic entitled "Development Area k Diagram"and are: i Area A—Airy:East + This area contains approximately 550 acres and is located in the northeast portion of the property. The zoning in this area is AP-X and P-F. This functional area is intended to be developed with the main business park and to serve as the activity hub of the Airport. Development will include offices, research and development, light manufacturing,flex facilities, as well as retail and support services such as day care, a hotel, and gas stations. There is also the potential for an approximate 50-acre corporate campus. Within the Airport East functional area there is a sub-area referred to as the Airport Related i Use Zone (the area zoned P-F). Much of this land has direct runway access. Development within this sub-area must be related to or make use of the airport facilities. Potential uses on land having direct runway access include air cargo warehouse distribution and a small corporate jet center. I San Joaquin County TA-00-9, PP-00-21San Joaquin County Community Development Page 3