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would memorialize the purchaselsale agreements designed to allow the development of the Auto Mall Site to proceed; (4) would set forth the mechanism far transfer of roadway and park land dedication; and (5) would set developme~rt fees and affordable housing requirements (if any) for the senior continuing care community and future retaiUoffice uses on the balance of the property. b. PUD Zoning: PUD zoning for Staples Ranch sufficient to meet LAFCO's pre-zoning requirements for annexation and may include: i. final discretionary development review for the Auto Mall site; ii. final discretionary development review for the senior community; and iii. final discretionary development review for the balance of the site. c. Annexation: CITY will apply to LAFCO for annexation of Staples Ranch and adjoining roadways and drainage channels if it approves the pre-zoning/Specific Plan applications described above; SPA shall bear all costs associated with the LAFCO application and, if the application is approved, subsequent annexation; and CITY'S application shall be contingent upon the tax-sharing agreement with Alameda County being the same as that agreed upon for the annexation of the Bernal Property. SPA shall make best faith efforts to have Alameda County approve such an agreeme~. d. Subdivision: SPA will submit and CITY will review a tentative and final map for the Staples Ranch project that will, at a minimum, subdivide the Staples Ranch property as conceptually illustrated in Exhibit B. The map will show required public improvements for the Staples Ranch project, but will not include an extension of Stoneridge Drive to El Charro Road. SPA will dedicate to CITY in fee a right of way, as shown on Exhibit B, (the "right of way") that would be sufficie~rt to construct a fully improved, four-lane extension of Stoneridge Drive to El Charm, and CITY will accept and hold the right of way for this purpose. The right of way may be used for public utilities, emergency access or other purposes that are mutually agreed upon by City and SPA; provided that the right of way shall not be used in any way that would impair its ultimate use as a public roadway. CITY may permit interim uses of the right of way that are appurtenant to adjacent land uses (e.g., if there is an automobile dealership adjacent to the right of way, CITY may allow interim parking and landscaping for the dealership within the right of way), but not for use by the general public. In the event CITY removes the Stoneridge Drive Extension from its General Plan, the right of way shall be immediately reconveyed to SPA. This MOU does not limit the CITY's discretion to remove the Stoneridge Drive Extension from its General Plan nor 5