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The Development Agreement by and between the County of San Joaquin and Joe J. and Lillian E. Machado would be applicable to the development of the project site. The Development Agreement would establish the timing of infrastructure extension; identify the obligations for participation in off-site infrastructure improvements, dedications and fair-share financing; and set requirements for school mitigation and participation in the San Joaquin County Multi-species Habitat Conservation and Open Space Plan. The proposed term of the Development Agreement is 25 years with the ability for up to three,five-year extensions. (See Appendix 1) The following sections of the project description are applicable to the small lot Tentative Map. Residential Zoning and Density. Of the 286 residential lots proposed by the small lot Tentative Map, 31 would be zoned R-M (Residential, Medium Density)and 255 would be zoned R-L(Residential, Low Density). The R-M lots would be developed on 3.6 acres and would be located in the northwest corner of the project site, immediately west of the PG&E easement.The R-L lots would be developed on 62.7 acres and would encompass all of the lots located between the PG&E easement and the non-residential uses. The number of single family dwelling units proposed is the same as the expected number authorized by Specific Plan III for the subject property. Buildout of the project would result in a density of development for the R-M area of 8.6 dwelling units per gross acre and a density of development for the R-L area of 4.1 dwelling units per acre. For the R-L and R-M areas combined, the density of development is 4.3 dwelling units per acre. The project's R-L density is within the Master Plan density range.Although the project's R-M density exceeds the Master Plan density of 7.0 dwelling units per gross acre,this deviation is allowed since the overall R-M density for Neighborhood AIB,which includes the R-M area of the proposed project, is within the required Master Plan R-M density range of 5.7-7.0 units per gross acre. (The overall RIM density for Neighborhood A/B is 6.2 dwelling units per gross acre.) The above information is summarized in Table 1. Table 1: Residential Zoning and Density Proposed Project Specific Plan III—Table 3-3 Master Plan Zoning Acres Units Density Acres Expected Density Density Range Units R-L 62.7 255 4.1 63 256 4.1 3.75-4.75 R-M 3.6 31 8.6 4 30 7.5 5.7-7.0 Totals 66.3 286 4.3 32 286 4.3 Lot Sizes. Table 2 below identifies lots by size, the number in each size category and the percentage of lots in a particular size category. Table 2: Lot Sizes Number Percent of Total Lot Size(typical) Zoning District of Lots Lots#'s Residential Lots 7,000 square feet R-L 98 189-286 34% 6,000 square feet R-L 83 106-188 29% 5,000 square feet R-L 74 32-105 26% 3,500 square feet R-M 31 1-31 11% Total 286 100% Second Unit Dwellings. Specific Plan III (Implementation Measure 3.4.2.3 (a))requires that each subdivision provide second unit dwellings on a minimum of 10 percent of the total of R-L and R-M lots. The proposed project would include 29 second unit dwellings, thereby meeting this Specific Plan III requirement. The 6