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SUMMARY OF FINDINGS This summary contains a brief project description , a description of the alternatives to the proposed project and a table indicating impacts and proposed mitigation measures. SUMMARY PROJECT DESCRIPTION The proposal is to construct a planned unit residential development of 1500 dwelling units on 157.3 gross acres located west of Interstate Highway 5, south of Eighth Street, east of the San Joaquin River and north of the Van Buskirk Golf Course. The dwelling units will consist of 300 condominiums, 700 townhouses , 206 halfpiexes , 172 zero-Tot-line single-family and 122 conventional single-family detached dwellings. The size of the dwelling units would be from 630 square-foot condominiums to 1460 square-foot detached units. Off-street parking will consist of 2787 spaces of which 537 spaces will be for guest parking. Access will be by new public streets or private drives to be constructed to city standards. Recreational amenities will be provided in the form of swimming pools, tot lots and common open spaces. The present R-1 zoning does not allow the densities proposed for the condominium and townhouse units; therefore, this portion of the site, 76.3 gross acres, will require rezoning to R-2. The applicant proposes to construct the project in eight phases over a seven to eight-year period with the initial phase being commenced immediately after the required entitlements are approved. ALTERNATIVES For the No Project Alternative, it is assumed that the site would remain in limited agricultural production, and other sites with the same agricultural potential would be used to supply the housing needs for the area. If an Alternative Site were used, the environmental effects related to population growth wi probably occur regardless of project location. The major difference between developing an alternative site or the subject site is where impacts on public services, traffic, land use, soils, hydrology, etc. , occur. Conceivably, an alternative location of the project could result in more significant environmental effects. Under existing zoning the Lower Density Alternative would allow approximately 1368 dwelling units to be constructed. It is doubtful that the reduction in the number of dwelling units would materially iv