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Although the Project Site, at its nearest point, is only approximately one-mile from the southern boundary of the City of Tracy, it is nonetheless generally located in an existing agricultural area with agricultural uses located to the north, south and east. An established surface mining operation is located to the northwest of the Project Site. Finally, there are approximately eighteen single-family homes fronting and south of Durham Ferry Road that back onto the northeastern portion of the Project Site. Existing infrastructure within and around the Project Site is limited. South Tracy Boulevard, South MacArthur Drive, and South Chrisman Road, which is a designed Surface Transportation Assistance Act (STAA) route, provide north/south circulation access through the Project Site. Existing east/west access, however, is limited to private, unimproved farm roads. Likewise, existing wet and dry utilities are scaled to serve ongoing agricultural operations and are limited in nature. Preliminary Project Capacity Assumptions (1) Industrial/Logistics The Logistics Hub portion of the Project is proposed as a Class "A" industrial park serving the needs of national, regional, and local tenants and will be designed to accommodate modern industrial tenants. The applicant anticipates that the Logistics Hub will attract a variety of tenants, including E-Commerce, traditional wholesale and retail distribution, light industrial, bulk goods storage, third-party logistics companies (3PLs), and last-mile facilities. As currently designed, the Applicant anticipates the Logistics Hub will service inbound goods from the Ports of Oakland and Stockton, as well as from Central Valley Intermodal facilities, for distribution throughout the western region and the United States. Development of the Logistics Hub is proposed to occur in multiple phases over several years and the applicant anticipates developing a variety of building sizes ranging from 100,000 square feet to just over 1,800,000 square feet. Those over 1,000,000 square feet will be targeted as super-regional distribution facilities. All building types within the Logistics Hub are proposed to feature high-finish architecture, as well as ancillary auto and truck trailer parking. As a preliminary application, the Applicant is still evaluating total build out for the site, but has generally assumed overall floor area ratios on net developable land to be in the 42%to 45% range. (2) Private University Campus A critical component of the overall Project is the establishment of a new, four-year private university and integrated workforce training center to provide important vocational training opportunities. 2