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%WWI capacity to serve Parcel 1 in addition to all the property currently in County Service Area No. 31 or until further development of any portion of the remainder of the parcel, whichever comes first. The developer shall enter into a secured deferred improvement agreement with the County to ensure the construction of a well to County standards, if needed. The public water system shall provide adequate domestic and fire water supply in conformance to the requirements of the County Fire Warden and the local fire district. A test well showing that the production well will meet all applicable standards is required prior to the approval of the improvement plans or any work within the site. (Development Title Section 9- 1120.2) j. The project shall be served by a public sanitary sewer collection system that is connected to the sanitary sewer system of County Service Area No. 31 and shall be constructed in conformance with the requirements of the San Joaquin County Public Health Services (Environmental Health Division) and the Department of Public Works. (Development Title Section 9-1105.2) k. Street lighting shall be provided for the project along the frontage of Flag City Boulevard. (Development Title Section 9-1150.11) 1. The property shall annex to County Service Area No. 31 prior to approval of the Parcel Map to provide for the operation, maintenance, and improvement of storm drainage, water, sanitary, and street lighting facilities. The annexation requirement includes buy-in fees, which are currently estimated to be $20,504.12 per acre for sanitary sewer service and $470.57 per acre for water service. The developer shall pay the actual fees, which will be determined upon completion and acceptance of the improvements and cost accounting. (Development Title Section 9-1100.4) M. All utilities shall be underground except power transmission facilities of 35 KV or greater. Public utility easements shall be provided along the road frontage of the subdivision and as required by the public utility companies. (Development Title Section 9-1155.2) n. The subdivider shall agree to and shall pay user fees for the utility services from the time improvements are accepted by the County until the lot is placed on the County tax roils, or up to an 18-month period, as the case may be. (Subdivision Map Act Section 66493) o. All traffic signs and markings shall conform to the Manual on Uniform Traffic Control Devices and San Joaquin County standards, and they shall be shown an the improve- ment plans. (Development Title Section 9-1150.2) P. Access rights shall be dedicated and restricted along the frontage of State Highway Route 12. (Development Title Section 9-1150.5) q. Water meters shall be installed on all water services. (Board of Supervisors Order 8-91- 650) r. An Offer of Dedication of ground water rights is required. S. Parcel 1 shall not be developed until improvements for Flag City (Saddle City) have been accepted for maintenance by San Joaquin County, which shall be noted by a statement on the Parcel Map. -9-