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HomeMy WebLinkAbout046-88 RESOLUTION NO. 46-88 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF DANVILLE APPROVING THE SUBDIVISION MAP AND AGREEMENT FOR THE SUBDIVISION 6829, MERIDIAN HILLS WHEREAS, the subdivider of that subdivision known as Subdivision 6829, Meridian Hills, in the form on file with the City Clerk, has requested Town Council approval of said subdivision map and agreement; AND WHEREAS, the subdivider has complied with all conditions of approval established by the Town Planning Commission for this subject subdivision; and WHEREAS, the subdivision map and agreement complies with standards set forth in the California Subdivision Map Act and the Town of Danville Ordinances. NOW, THEREFORE, the Town Council of the Town of Danville hereby resolves as follows: 1. Subdivision map and agreement known as Subdivision 6829, Meridian Hills, is hereby determined to be consistent with the Town's general and specific plans. 2. The subdivision map and agreement are hereby approved and the City Clerk and City Engineer hereby are authorized and directed to execute the same on behalf of the Town. PASSED, APPROVED AND ADOPTED this 2nd day of May, 1988, by the following vote: AYES: Greenberg, Lane, Ritchey, Schtendorf NOES: None ABSTAIN: None ABSENT: Jagger Nayor ATTEST: ,~--' ~,,- I ~ ,?:--~-:~ ,., Originator: Engineering Dept. Attachments: A, B, and C ) ? ZX~XBXT ~ " TJ~D~Ga ~J~ CONDXTXON$ OF ~PPP. OVAL P~D 86-2, ID 6829 Y33~L DZVZLOPKENT PlAN Ah*D VEST3~G · ~2,'TATX'VZ SUBD~ZOH '~a Tram of Danville hera~ ~lzdm an lollors ix~ a"appoz~ of · ,,he FJaucL Deve.l. ol:menC Pa.·n: 2. The propooed plannod unit develolmemC ~l conois~mC wi~h tho ~anville General Plan and tho Preli~ DevelolmemC Plan approved by t. he Taen Council on ]fovember 6, 2986 thA'ough adoption o£ Ordinance 98. .'he residanCial developeant will c~nsCi~u~e · residential enviromaenC of sus~ainod dosirabili~ and stability, and will be in hax~ony with the chara~ of ~he lurroundinq noiqh~or~ocx~ ar~ ~Cy! 5. The devalo~aanC will liCiqa~e oft Bite traf£ic and drainage inpac~s f~rouqA ~he assuranco of off niCo i~proveman~s An · ramnor accelr~ablo ~o ~ City. 4. The previ~u~ly oer~i£ied Z~ propared for ~he Douqher~¥ load Area ~eneral Plan AnendnenC fully diocussed poCtntial i~pac~l aBsociaCed wi~.h develolmenC of ~e Xorqan Proper~y satisfying ~.he require~anca o£ ?.he Cali£ornia ~aviromaen~al ~ualiCy Ac~, ~aied on ~he follc,einq ipicif!o finc[i~gl: a. Contra Costa COm-ACy adc~cod findinqs x"eqardinq C2~e. 2zavirormencal X~pac~ 2epor~ $.hrouqA adoption of ~o&z~ of SUpI~ViIOZ~ Resolution 85/132 lnd 2PlBnn~lq Co~millllion bsoluCion 47-2gS4 (rR) ~nclud~ng zi+.igaCion l~aluz~l for l=h~ province, b. ~2rluanC ~.o thll~ ~L~iqaCion IAaluz~l, ·ddiCiona2 ~Cudiel rela~ed ~.o loill and geoloq~, noise and ~raf~ic have been ~c~ploC&d AdenCifying ~l~eci£ic ~i~igacion~, And o. Uoe of ~he prior I~R ao · e~.c~,-u ZZRu ia &pprc~riaca ~aoed on ~he following: 9 ) (1) ~J~mt !mmm~lm mit{qmt/~ ~amurmm .4Ll. t. mz"mmcivmm d~m%o1;NN~ ~ ~e %~ for ~m Douq~arcy aoad Lrea General Plan Aaandaent have · bun tncorpora~dl (2) 'r.~Lac mubmequmnC char~em in the pro~ecc :Lucltuitr~ m reduction in density amd ~alocaclon of ~iqhar density vni~m Co f. ha cornar of Douqm~ ~ad and ~o Tasman arm do noc require lipafranc revisions of t. ha prior %llt; (3) t.~ac ~hare has noC been substantial chanqem vith · ~mmlpeCt Co ~,,bm c~o~mml~mnoea under ~atch ~ro~ec~c is underr~Jum which require ilpo~ ~%miona Of ~.be prior %XRI and, (4) no nay ~aforsacion of substantial i]porCance to l~l~e pro~ec~ has bacons available ~xich mzald zequAre an additional FJ2. 3. The Torn of Danville here2,f linda am £011M An am~q~r~ of .~he VoiCing Tentative Subdivision ~ap: .'he proposed ~ap is ~ilcanC vi~h ~ho Danville General ~lan aria is consistent vi~h ~he Preli~ and Yinal Devalolraenc ~lans for ~b~ proJeoC~ 2. The demiq'n and i~provemenC of ~.he proposed muMdivision i is canal/Came vi~.h ~he Danville General Plan, vXll noC cause embs~anCial enviro~en~al da]aqe or wube~anCiall¥ and avoidably An~ure fish or vXldlife or ',t,,~Xr habi~aC~ The de/iqm of ~ho mubdivimi~ or type o~ improvements noc likaly Co cause liriou~ p~blic hoal?.h p~lm; 4. The mi~ im phymicall¥ suitable for ~.he proposed danai~ of deveiopaanc~ S. Tha damixa of ~he embdivimion or the t~pe of !~provuen~ will noc conflic~ vit. h eam~anCa, acquirad 2~ V. he lm~lio aC larva, for access ~q~ or ~m o~, proper~¥ within the proposed su~diviaion providod t.~ac upon abandomienC of DouqtlarCy Road appropriate al~ar~aCivea exile for accmmm mou'..h of '~he li~:a, and ~n~lic uCili~ requirm~m~ are addreamod ~-ouq~', prc~Xaion of oaaaaanr. s in altarnote Xoca~iona. .--he Vfevicaml¥ ~ar~ified ~ prepared for ~.he Dc~arr~ 3toad Ax~m General Plan Ananc~aenC fully discusmad ~oCanCial !]pacc~ ammociaCad with develop~anc of the Xorgan Prope~¥ satisfying *..be z. aquirenenCa of ~.he California ~nvXrorman~al ~uali~y A~, ~amed on the foXlc~e~q aq~eciflc f'ln,"4'!,"~/m: . %O ) &. Carters Com~a Count~ adopted findinqm roqardinq the --lnvXronuencal lipact Zeporc tArouqn &doltClan of ]oard of Su~ervioore bsolution 85/123 and ] ~lanninq Cc~niosion Resolution 47-1984 (SR) 1 including Lt.~i.gacion Be&auras for the pro3ocC, ~Lrsuant to these nitigaCion Bessurea, additional studies rela~od to soils and geolc~y, noise and traf£ic have Mean conpieCed idantifMing specific mcitiga~iono, and o. Use of the ~rior XX~ as a -~.c~.ma r33~" i8 appropriate based on t. he follov~ug= ~1) ~utt feasible uLttiqation nea~ ax~ alternatives develc~ed in ~Ao EX~ for CAe ~ougAer~¥ lead ~.rea GensreX Plan Amendment have -~ean incor~ora~: (2) V.~ac aoAbse~ant char~es in · .he pro]sc~ Ancluding a reduction ~n darulity and rolocation of ~iqher dermiry ~its to t. he corAer of Daugherty ;~ad and Cazd~o TassaJara do not To,ire izpox'CanC Tevisions of ~.~e prior ZXR; (3) C~ac CAere has noC been s~Ms~antial cJxanges with TelpaCt to the circunsCanCel under which the pro]act is ~nderCaJcen vbic~ requi~e inporCant ~evisions o~ CAe prior ~ZR; and, (4) no nay · Infomarion of s~sCantial inpoz-Canoe ~o ~.~e pxo]e~ has becc~e available wAicA wouAd ~eq~-e An additional 2ZR. CON~TTTONS OF ~PFROV~T.: A. ~ne~l I. ~e develc~ment oAtll be fmMs~tially as above on ~.he project dxavir~s la~eled "Morqan ~oper~y, Yinal ~evelopment ~land, as prepared by ~iaMee, Wood an~ Associates dated ~/6/87 and CAe ~an~ative map labeled 'Vesting Tan~ative Kap, Tentative S~ivieion No. 6829, Norqan Propez~¥", is prepared b~f Bissell and ~arn on ~ile v~CA ~e PlaXrig ~epax-~aanC except am modifie~ by followinq con~itions of &ppr~val. b dovelc~er sAall ~a¥ any and all ~mwn and o~hex Tela~.od fees CAaC CAo property mmay be luMJecC to. These fees libJill be based on the current fee schedule in effect at CAo tiaa CAo relevant perLit is letOxid. lotice id~mAXd be taXart epecificaXl¥ of ~be ~vn,a ~mns~~i~ ~.lEpZ'OVammn~ ~,.c~,&lt (T~) ~ee, ~mzX ~edica~lon roe ~ the dx-ninaqe aGZlAqe foes am ~jr.m~llmAod by ~ Flood Conr..%'oA Dlmtric~ am ?-hue foam 2may m~plpl¥ Co tm:Lm lpZo~ocr~. f 2f '~-a~ off-eLto feets mrs paid vhich exceed I~8 amount o~ tax z'oe~dmACia2 .~P feel, ~e ~ will aor~ider nivinq ~o foes. ~-ainaqe &cx~aqo fees Te~ocinq to chA Aimee C~ee~ nCorwhA4 px~CecCion p~an mAall sac be &ppl%omJ:lo unlearn dxminaqo f%~ pFojoc~ iJ dAxmcCad Co Alone C~oe~, . ~o developer shall ~%y vi~ all ~oquiFezon~B o£ ~e fan Renan Valley FI~B l~o~ec~ion ~iB~iC~ and fan Renan Valley Unified acheel Dlstri~ &e provided in the Fire Code and in t. he le~er from ~.~e Dis~ri&'~ da~.ad ll/XX/86. Written ~onfirma~ion fron repreeen~a~ivee o~ ~eso two die~.ric~8 adzall %Ms ~~ed ~o ~.~e l~rior ~o a~proval of a Final Hap indioa~inq oo~plianoa wi~h ~hmir reepeo~ive requirenmn~o. ~. X£ ax~.Aeolo~ical Ra~&rialn are uno0vered durin~ any ~nnCrucCion or pre-oonsCruo~ion ao~iviCiee on r.~e Oi~S, all ear~vor% vi~in 100 £eec of ~ese materials ~ll lbs ltCq~ped tunC:Lt a p~SlliOr~ll ~eol~q%lC cer~i~ied My ~As focis~y or Cali£ornia AFcAeoloqy lu~!/or ~.~e Society or Professional Ax~.Aeoloq~ has had ? ~n cq~po~ity to evaluate ~2%e eiq~airioanc, m or ~e rind And ~o wugqes~ appx~ria~m BA~iqa~ion Boatmires, i~ ~.hey axe detumd necessity, ~. Coml~'UWcion and q~-adinq operations shall be limited to ~oed~dAys (KerSeys Chx-cuq~ ~i~aye) durinq *.he hours f~B ?:30 I.I. CO SZ30 p.m., GnlOBB c~Aemiee ap¥6~;-~ v~itin~ by ~e city Zn~Xnee:. AI~pnl of ~.b:Ll Vestinq Tem~ative Sulxlivision Hap and Yinal ~evelc~Rent Plan is conCinqanC upon annascation or · .ha site ~o ~e ~ or ~anville. Xf annexation has not bean o~mpletod violin X2 ]onrJ~s or the al~proval dace, ~.b.ts approval fd~lll ~e null and void, ~umleee an expansion of ~Ais t~t~e is qTan~Bd by ~.~e ~ in yfit~ng prior ~o expXx-Ation or t. he ~ Bonth period. ~,'m'l,Y, ~XX Xiq~tinq e~aX1 Me installed in emc~ a.uarm~z~ ~saC glare ~ directed any fr~ aurr~di,ng properties and ~igl~l-or.-tnly ind ad%all be ~onsier~m~ vie22 a general deeiq~ ~.~edle ee~L~liebeK~ for ~ ll~c:a.lOZ'e Valley and ~xie area wuOO~ecc Co review and approvaX by ~e ~ie~ or 2lann~. X~ 2. The locaClon of any pad mounted transferlets shall ~e sub~ec~ to approval by the Planninq Depar~aan~ prior to ~hs issuance of a buildinq paritY. ~narally ~, ~c~ ~ransfcxlers ·hAll ~c be 2c~a~d ]M~wsem any I~-ms~ and t~s fron~ of a ~dA~. 3. 213 dwellir~ u~Lts &ay be oons~ct~d on the ·its as tellows z it, 101 ·tnql· £futil¥ do~tcAod unl~ ~. 112 aultipl· fmaily unt~s on · seven &core site. 4. The £ollovinq requires·eta shall apply to t. he · ingle £&uil¥ loCa= a. C~liance vith Chs Z-6 Toquirauenca of ?.he ~oninq OrdimLnCe except t.~at a Ltni~.m of firteem feet shall be provided MaCwean all &dJacan~ dwellinq unit] and lo~o which abu~ the west proper~¥ boundary ·hall comply vi~.h i~l~e R-X0 rmqpAixauen?.m o£ ~!t~ Zoning Ordinance. ~. & nini]rmt of 20 feet of us&ble roar yard area shall be provided for eac~ lo~. This 20 £asc shall not include axes· wit. his slopes. o. Xf t. he side slope MaCween adjacent 1sea exceeds 5 fee~ in height (based on buildinq pad elevation) the ·ec~ac~ fr~a the boC~ca of 'Us slope f0xall be S feet, and t:A· BetAstic frc~ ~s t~p of ~.he ·lope ~hAll IM 10 £oaC. 'd. Prior to issuanoe of building per·its for each phase of ~he developnest a coRp·site unit ist~tng plan shall Me sttbnitted for review end approval by ~.hs C2xisf of Plannir~. The £ollovinq requimen~s shall apply ~o f. he mmltlpls faIX1y aita: &. ~rucCures and parkinq areas shall be ·st bac~ a nin,~m of 30 ~eec fro· t~e ul~i]tat~ right of way line &C ~t~ino Tassa~ara. ~ ~intm~m buildinq separa~ion of IS £es~ ~hall · ~e ~ain~ained betyeas all s~-uc~uree includinq any par. is or dsc~ ·leman~.s. Driveway areas shall l~e 2~ £ee~ in vid~h adJacemC ~o perpendi~tlar par~x~ s~alla. X3 ~. Driveway areal fd~all ~e m ~ of tO fast " 4. ~rioz t.o imsuanco of a buildinq permit, a ~tnal mi~B pl&n sd~11 be fn~RtC~d for Teviev and app~vaA ~ ~ Chief of Planni~q. The ~m=~ nuaJ~er of perAtnq m~.mllm, ,,.heir location rand damlqrn m]utX1 ~e ds~e~nL~no~ a& ~.ba~ t~Lma. · . 7enc~nq &rid/or waXIra tubal% ~o :Lnm~mllod u · .dollars: a, ~n¥ vail Installed mlonq casino TammaCmem adJacanc to cam rdA~iplo ZanXl¥ ai~e amLtl ~e of monry consf4mcxion t.o Baccm ~.he naBolaf Yall alor~q fycanore valley Road and Camino Tmlma3ara as consC~d by CAt lyemore Valley usesstsC D~sT. Tt~. ~ heavy ~)od fanco viCA pillsCars t.o na~ch CAm ~lalO3L"~ry will shall ~e illCalled alor~ CAt welt side of CAt enC~y z~ad excand4Lng Co CAm end of CAt c~Tb return on 'A" Court, llonq CAt talc :property llne of loci 30 through 47 ar~ am '~eeaed alonq CAt iasc aide of CAt en~A-~ road adJaconC ~.o ~, nul~iple -dazAl¥ ai~a. c. Open lancing ednacone Co the apen spaco area on in u needed ~Uil. ~.. ;L -dtruil landscaping plan Iball ~e InAbni~d for review ax~ al~provaA by CAt Plann~nq DepartaisC ~rior Co r.~ racorda~lon of i final ~ap for ~he ~roltc~. All ~lanC saCSrill shall 2m marred by an autoattic ~e undlrq~ound tx-~iqaCion gyrater and haincanned ~ a ~ealCA¥ gx~vinq coru~t~Iom. IA I ! :. All t. romm BAsil be I Bin/Into oZ :S gallon -sonCALmer IXze and Fr~perXy staXed. Ihrabs no~ abed as ground oove0r aAall be · nAni3nm o~ S gallons /3~ ILls. J lin~ of 2 ICromC T~iea Shall be planCod 9e~ un/~, a~ ~ CAme of c~p~mC~on or the unica. 4. With ~ exception of ?.he ~4m gpace parcel, all Imm~dacaG~md m ~ c~mred ~ al,u~3~bm ~ C~s a~aAl be p~anCa~ v&Ch live qxcamd c~ver. AX1 exim~in~ ~-eea oat he mite ohal! Me preserve~ t.o ~a extent praccic~blaz ~moval vill Me aXloved only ~pon vrit~an approval o~ ~.hm P1L-mA~ Departaerie as ~oaCed on final plans. S. ~L landscaped maCbudc of 30 £IeC edmlX be pzov/ded alonq cam CaLLao Tassa3ara fronCaqe. TAim ~andscapir~ e~all include m ~o~Lscapm element which separates r.~a nuAC~GIo falAly px~ecC fx~a ~.ha Ca~Lno Tasma~axm ~anUca~ ax~a. ~AnUcaping of ~xim ~ron~aqe shall be ~ns~mCa~C vi~ C~o ~andacapinq alonq Ca~Lno Tasaa~ara vi~.~Ln f¥c&uora Valley Spicilia Plan JL~a, ~ r. ha Town of Danville Street bauCif!cacion Guidelimas. 7. A ~mcape maintenance easmmnC shall be ' emCa~li~ad alonq the V.G~,~rCy'B C&lino Taama~L-a .~x~nCaqe. Thin area ~ha11 par~icipaCm in a 1972 Act XAn~aca~ ax~ X~tqhC~nq Maineomahas DimCri=C. 3. All cuC mlcfpes aJmove areas ~o be developed wi~h =maidentail units oAall be ~andlCa~d vi~.h naC~va ~.rme pAanCinq and hydrooee~inq Co achieve a natural appmaranoo. L~ ' ~~p ~ alonq l~Ch midas of ~.he px~ecC anCr~ :~'~sd LY~L~d//~q T~ eau ~ ~11 be BA//~T~I/~Od by & hansowners ass~ciacion except c~ac oc~ar nuns of ~ainCenance acceFca~le Co C~e Torn may Me ~naide~ed prior ~ appz~val of ~.~m Final ~ap. D. 3~-~*ecCu~B Al1 du~m. masaru, air ~or~iCioninq and/~r any mr=her ~tacAanical aquX~tni: w~achar on ~ha a~.x-u=~2re or on ~.ha qround sd~all be effm~ively mcreene~ fro~ viev vX~:h landscapinq or ~a~rXals ar~i~urally oo~paC~lm wi~h r. ha m~.n sT. futura. ]o BecAfu~LCal oqul~BmnC advil1 2)o ~munCe~ on ~a roof of ~ m£nqlm or ~ml~ipl8 fa~Xl¥ mCroc~L~a. ~5 ! ? 2. ~ultiple easily ICrucCures shall be cormtrucked · emblCanCially in accord vi~h t, he 6 shee~ set of ~lana ti~le~ reSign·Cure Properties XX6 Unit · 1~lA-Ca~nt ~e~f prepared ~y Dahlin Group and dated 6/19/86 except ~aC up to 112 uni~a mhall be senserutted in accordance with t, he lite plan cited in condition A.X. Single falil¥ it~rucCures shall include 4 nodels aoAbjecC t.o ~C not liLtta~ t.o C2xo £olloving cx'itarias a.Zach model shall have · BAni]mm of t. Brae arc.~ttacCural elevations. All four ~ior unit &leva~iono shall be architecturally dilenmione~ ~ri~amd and detailed ms,tiler to £ront elevations. TriR lacerial arc~md deere ar~ vir~ovn e~all Me a I~r.~ of ~. 5/8" ~.hic~mess. =. Son· variation shall be included in ?.he t~oree rc~fli~es proposed vi~h ·acA £1c~r plan. d.White stucco finishes shall be avoided in ~avor of beige or ~tone ~olo~s. e. All air conditioners/conder~ers ~hall be ground mc.An~ed and Icrcshed frcm public view. Ipproved spark arres~ors shall be innS·lied on eacA chinney used for fireplaces and appliances An which solid or liquid fuel ~ay be used. g. The leone unit plan or elevation shall not be located nex~ ~o or dire~-Cl¥ access ~.~e e~.Teet fr~a eac~ ocher. ~. 2ron~: ya~ BeC~ackJ shall be :Tar!ed ~o create additional visual relief. i. All side and roar elevations shall be ~.ri]med Led detailed gistilar ~o t. he front elevations on lots 1 throuqA 4 and 44 t2Lrouqh 50 as la2 be required by t, he Archi~c'~ural ~tavimw CmmitC~e. . On oppom~ corner lc~ca, & hintinto of one u~it shall be single story desiq'n. Jinqle story units axe tnc~Lraqed on corne~r Xot8 1~o the ~reaCaet axeant possiMle. X6 X. 3Anqle s~ry !ramroes ~all ~m interspersed appropriately to pz~vtde variety An Idxa mt. ree~ape. 3flares £~ bg~b nt~qlo ar~ umltiple £anlly g+-ru~u~es s~all be tm]~/tta~ for x~vte~ amd approval ~ ~.be Architectural ~view ~tttoe prior ~ approval of a 2/z~l Zap. 5. ~rior ~ tha tsmumce of building perB/ts, ·alplos of final col·re and latmriala saletrod for all air~le and ~mlttple £azily ntru~cuLren shall be submi~ted ~ the ~larminq DeparCaent for review and approval. S~bntttuClorm for appx~ved colors ahall Me roAMRifted for review and appraval by the Planning DepOt. ~11 development and conet~ucCion on the site ·hall be conetat·hi with Danvtlla'a l~amidemttal Develop~ant GuidaltrmJ. . Grm ~ t m~ 1. ~ny qradinq on ad~acenC properties will requix~ vrit~an approval o~ those .property ovnera a~£ecCod. Areas ~mderqoinq qradinq, and all other cormCA-ac~ic~ activities eAall be watered, or ~reated with c~her dus~ control neaoures to prevent du~t. These Re··urea ·hall be approved by the City Fmqineer and eaployed at all t/~aea u condition· tmrrant. G~aded m ~hall ~m~ e~c~ed · al~ of 3:1. 4. ~radlnq propoaed on the hills vithin the open equate area shall be contoured to ·i~ulate the extmti~q hill ~OZl, not z. nsultinq in concave or st. ratqht cut slopes. A/1 emcA areae ehall be landacaped in accordance vi~h Condition C 6. .~. ~ad elevations cm lot· 29 tJxrouqh A8 ~hall be levered or e~her neatre.roe ta.kan to nubst~uattally reduca or eltlinaCo ~he qrade naparatton ~roR the adamcant loC ~o oa~C. Developers o~ thane ~ parcels ·ball ~operaCa ~eard acAievinq pad ·low·Clone which are si~11ar, avotdinq qrade diffarancen where poaaiblm. Am aqree~anC with ~.be ad~acanC developer shall be . emMetted prior ~ approval of a Gradinq Plan or ~ix~l ~ap de~atlinq the ~Armar An which the cm~rdlnar~d qradiz~ ~lan will be /~planan~ed. 17 ~o developer shall obtain an encroacAuant pernit from t~o Imqinsarinq De~ent prior to cmman¢~.nq arA¥ oonaCrucCion ac~ivitioo within ar~ public right of ray Or 8aO~. AXX g~.reet si~ninq shall be installed by the developer as required by t. he Cid. This shall include, but in risc necessarily liltired to "Stop," who Parkir~," "Hot s Through Street," and st. feet ha.us signs. Traffic signs and perking rea~ric~ion siqr~ shall be approved by the ~olica Depax'~ment. Street signs shall be conaia~ant with the deaiqn these established tar the S¥caaors Valley subJsc~ to review and approval of the Chief of ~lannAnq. . The developer shall ~oep adjoining public ltril~ free and clean of pro~ec'c dir~, led, naSarials and.debris during ?.he canardruction period, as is found necassax-~ MM t. he City Znginaer. 4. Nandicapped ranps shall be provided and located u required hey the City Znqinssr. This development includinq the nultiple £&uily sits shall be provided wi~h s safe and sffsc~ive circulation ayetea for bicycles and pedestrians. These £acilitiea shall be deaiq~sd and installed to ~he satisfaction of ~he ¢it¥ Enqineer and Chief of Planninq and shall be separated froz vehicular ~raffic wherever posa~ble inc!udinq trail Xinkages to adjacent project. The linkage which shall connec~ vi~h a trail on Parcel 'Y' o£ the Taasa~ara Ranch pro~sc~c shall be coordinated vith the Site desiqFn of Pax*csl 'Y' such ~Lat it can , . conveniently crees ~ CAnyon Road at a con~rolled intsrssc~ion. t. Any da~aqs to sV. rsst i~prove~em~s nov existinq or done during const_-uc~ion on or adlacant to t. he sub~ec~ proper~y shall be z~paired ~o t. he ma~iefac~cion of t. he City InSinset ac i~All expense ~o ~he developer 'J~l.a f~all include slurr~ seal, overlay or ~.reet Tooon~f. ruc~ion if deened warran~e~ by c~:m cit~/ The developer ahalX Teloca~ Douqher~ Road wi~xin the ~ro~ec~ u indicated on the proposed ten~a~ivs ~ap. Said relocaCion shall include relocation and unde~ding of any utilities and relocation of any easedart'Cs atC. ar~arAC ~hareto which cu.--ranCly lie witix.in o~ a~acemt ~.o f. he existing Douqher~y Roa~. The developer sAall coordinate r. he reloca~ion with all affected uCiliW cc~e~. XB The Final Xap for ~hio developsant nay be approved eel2 afteLf or concurrent with au]mary vacation of the existing Daugherty Road. Xn the event t. hat vacation of t. he roadway Xo sac possible, t. ha guMdivision mhall be rudesigned ~.o include t. he existing Daugherty Road am a pr~ecC street eu~ecC to z~view and approval MY the Planning CoBLtesion. Additional Tight of n¥ shall be dedicated to ?.he Town on f. he south aide of Ca.ltino TaBnajera to pTovide a 64 foot half actsec. The developer shall consChutt i]provemantJ vi~hin ?.his rlVh~ of n¥ to include z a. videmir~ of Canine Teenagers to provide 36 test of paveseric in the eaer~r~na direction. landscaping inprc,venenta Vi~t~!.rA and ad~aotnt to t. he right of way consisteat vif. h landscaping githen the SMcazore ValleM Specific Plan Area. c. pedestrian and bicycle circulation iaprovemente consisteat vit. h those on Cha south aide of Canino Taeeajara githis the Syca]ore Valley Specific Plan Area. d. Street lighting consistent vit. h ?he apeting and fix~cure type aelec~ad £or T. ha Sycanora Valley Specific Plan. a. Construction and landscaping o£ a X6 £oot vide nedJan vi~-h necessary ~urn lanes along the entire street !uproved My t. hie developer. These inprove0aente shall be co,plaCed in conjunction vif. h the initial phase of censeraction on ~ha airs. X0. Douqhar~ Road shall be liproved an a 36 foo~ vide curb-to-curb aCreat vi~hin a 56 £oot ri~t of way vi~h irJtallation of street paving, ~b and gutter, aidewalk and aCreeC lighting. Sidewalk is required on ~or.h aides of the street vathis this muMdivision. The 4utiatinq Daugherty ~mad curb returr~ on the south aide Of Calino Taalejaxa will x-squire Felocai:lon. 2X. The full-vidth aC~reet Ijiprovanenta are required along · .he frontage of each lot within all phases. All of 'Daugherty Road shall be consr~ructed githis t. ha £irsc single fanily resXdenC~Lal l~maae. 29 0C Tc)x:~uoO pOOT& A:~m~O m~1oO m3-~uc~ mq~ ;o numlm~r~c~lbe~ :~mm~umTm~ ~u C[~A ATdloO I:Tm~zs 2m~)Tm~mp m~ '0~: · u'Tm.q) mr~o~.l sq'4. ;o q~,dmp eq'.l. mTc:rTu~P q. lmmT ~.u o~ Tlm~'Lbo mq TTwqu ~.ummmlEm sq% °l~oT ummA.~mc[ ~,umumwum uru urF ~ .zo 'q.o'[ · mmo.~ ~wme v.r!:m-~'lp ~.zc)q.I t ;2: '6 · ~.wez'J,w =TTq'c~ .zo 'q, UWlrlW~ w%)mZT~rp peS,~TpWP lff T.Z~X~J, TA plTTlr'3.1x~ Iq TTVql I~t02"~1 oTTc:rT~ wJ3~; ;;o~'Lz IAIALXOO ~U~ D~IAI UblT.~lLZ'p I~f ;0 UOl:TF.2C)~ AU'y *t · IAlmAtAT.2'3)-TO ~lmAOPTI IIc),2o o:1. pm%~,TExm4 mq ~ TTvqm mAC)T; wbu~r~ pwq. m:q. umouc~D -~. · .2mou'T fbt.~ ,Aq.T:) lmq% ~ pEmAo.ZCXC:XIB ~ 3imlu'~AU1 ITTOl lB Aq pOl..XOpT. Z1 m~ TTmqm ~ummm:cTT~.bw,:c tm~:r'~ ~o.z; .uo~q.~mTAmc2 'wdTc~ u o'~"r :co 'l/OSAlp At, zTq. lmd~llTp pmA~Z(dU .2wx~o '11TllAS EIq. O,ZOUOO 'llfflZlB plA1t~ O~UO A~dl;e X'~lJq:[11 rk-~11~ 3:oo[ 'S~ 'Z?,TD uqq. AcEr po.,~o,zcldm mm :co ',~:$TTTOE; tZTU2"p m. zoq. I pwAo~ddm ul ETA A.Z'UpT. mO~ :~O~:O,:CC~ mq% :~m pm:~dmo~m:~t~F mq ~TUqm ImOT; mbm~e~p O:~TI-;;0 'S '~TTTnm~ mmm3-~gUAOp pmAo3~I(Im ~mm3~lm~ mq'~ 0'4 poq%mm rebuT. Urn3p pmAo~ddm mm uTA pm~octp~oo ptcm pmq,oo~Too mq ~Tuql ~;0-VT~ 3m:~mA mLZ0:~I ~TY *Y · ?,=T.,~wTa TO-'~uoD .ZOOT& X~uTmO m-~lcr'j m.z~uoO Ert~ ,1to .xmmuTbU~ ;m$~ el:Z-a 2o/pvm .zmeT.'Tbq Aq. TO mq"4. ;co uo$~m;IT~,,ll mq"4. 0'3. 1PO1;)'!:AO2Cl m4~ TTmqm l~,~1111ll ~ ll'~,'~'~'~Ol; lb~l.%4~ 'C '-du]~ uOTmTATpq'nf Tmu'T& AUl 3o TUAO.~ClClm o'4. ,ZOT.Zd[ 3'cl~oo TTUqm A.zuggmoou mq Amlt tm~ q. OT.T'~mTa mq-.I, o'4. UOT~,uxmm.'y *?,.oT:r'~gTa oq-4, ;o mq, ummm,:rTrt.bo,z oq'4, q"4,TA m~T. rml:~o~ou ~ q,~T.~?,,gTa ,A. zmq, TT.-*ms, uq, goD u,:~uoD TL~T,.'mD Uq'4. Zu:[ poPTA~d[ mq TTmql m~T,6.zul TusodmTp .ZUAOf *C' · dmN, UOTgTAlq;)qnf Tm'~T& ,qum ;o TU,,,o.3d[du oq. :[OT.:rc~ ~ TTUql ~.:rUtltmmoo~ mq Amlt mu ?,-~T-~ITa mq% o~. uo'rq, mxmu~cy ':&o3~2'J, lTa mq':V ;o rJ, ummm:~x'd~m~ mq% lC~TA mou'ep2ooom u'r q-~T:r'umTa Aq, TTT?,,~ TmdToTm~ Ami :~mmz mq'q, ~ pmpT,6~(l mq TTmql mOl:A.zml ATddmJ alq, mi *'C ~l dlvm~c~tr Iball ~rnilh proof ~o t.~i Ci~/ ]~gLnier of ~e acquisition of all necessary rights of entry, ~r]l~l IzM!/or lalldieA~tl for C~i oorUlC~'ucCion Of o££-eita ~o~ or persanest road ar~ drainage i~r~veaaa~. All utilitiel required to leX~e tam develol~~enC IALll Me inmcal~ed undO. X/provememt plane muMmitred am parc ot the Final lap ~itted Ihall provide for drainage of all areas of the lite ~ their respective natural vaterlhed areas except am nay Me mutually agreed to MY the Flc~d Con~rol Dim~ric~ and the City Znqineer. Off mits ~rainaqe ilprove0aents and ease0aemta shall be provided al I~eciisIA-F t.o convey the vatLc 1:o I po].T~t of dimc~arqe acceptable to the City Zngi~eer. 24. The storm drain lyetea proposed in the private m~reeCs will Me cortaideroS private mtcrm drain facilities. All store drain gymtit.no exclusively picking up open apace drainage rill also Me considered private m~rM drain lyeteas. Kaintenance .of theme storm drain facilities Iball be the responlibility of a h~eovner*m association except am nay Me o~herwime provided prior Final )Lip approval, muM~ec~ CO review and approval My the City ~nqxneer. The proposed storm drain crossing of Canine Taesa~ara at the mou~.hvest corner of DoughtrOy is unacceptable. The existing storm drainage crossing shall '~ up~raded to provide eufficiinC capacity for this ~ivisXonfe drainage ~yaCaa. 16. A storm drainage ix~.et shall Me c~naf. rucCed at the southeast corner of Casino Tasaa~ara and DougherCy ~c4d and cor~e~ t~ the prol~eed moors drainage sys~a. XIAch of 4:him su~divilicn's drainage ie baled CYA · itox~ drainage lyetel dovrulC_-eal which deal not exist. The icom drainage iyece~ o~£ site As viehie ~enCative subdivision ~p for ~racC 6155. This lubdtvision I~all Me relponlible for inJCallaCion of secamisty doveJetsam s~or~ drainage facilitiem al yell as the acquimiticn if ~he necemsar~ right-of-ray for the AnJ~allation o~ these facilities should the dovnJCraau properties noC develop prior ~o this lu~division*m need for the faciXi~iea. ~[. ~! ICll ! m~10~- I 2. e~o l~nmDlec'c develc~er shall pay an ·var·ge fee of $53?7 fcrr eacA dwelling unit ?.o ~ba Tmen at ~b· tile of · ppr~val of a Final Kap for l~he ·ir~l· family portion of the proj·cC or · building perRit for th· imltiple family parC·on of the project unl·ss ~.h· Bultipl· fl0iily project requires riling of · guMdivision mp in ~ich cas· the f·e ·bAll be paid aC the tiao of filing of tha map. .'his fee includes participation in the Contra Co·Ca County ('COunCM') Crow CanMan Road 3~ansion F·e Benefit Area an £ollov8: Yor those developnan~ requirinq & final or parcal mtp, the £ollc~lnq: Applicant shall participate in ~he Crow Canyon Road Zx~ansion F·e ~afit Ar·a in accordance with City's O'oint Zxarcise of Pova~ XqreuenC with County da~ad Fabruary lO, 1987 and any BuMs·quant actions in furrY·rance thereof. Applicant shall pay tha Town ~he Yea Benefit Area £ooB prior to ~he approval and filing of a final or parcal nap. Applicant shall pay th· Fee ~enefit Area leas in ·ff·c~ at the tile of approval o~ He final or parcel ~ap and ·aid fe·s shall be deposited Into a separate account entitled "Crov Canyon 2sad F.x~enaion-araa of ~anefit' (Account No. 076-000.000-003.019) for t~an~e~ to C~un~y ar~ Tei~buroememt '~o BlackhAwk. FOr tho·e develolman~ not requiring a £1nal or - pax~B1 ~ap, ~ha £ollovinq: Applicant ·hall par~icipat· in th· Crow Canyon Road ~xCansion Fe· Benefit Area in accordance vi~h ¢ity's Joint Exsrciss of Pay·rs Agraanent with C~mt:y dated F~x~Aa~ X0, X987 and any' ·~J~sic~iant a2iOrMB in fur~hsranca ~hsr·of. Applicant ·hall pay' ~he Town ~he F·e Benefit Ar·a f·es prior t,o issuance of any buildin~ eet. A~plicant shall pay ~ha F·o Ben·fit Area fees fic~ at ~hl the of issuance of any building 3~lit and ·aid f·es shall be deposit·d into a asparaS· &~count antitl·d -Cx~v Canyon ]toad ~x~·naion-Ar·a of ~mefit" (Account No. 076-000.000-003.0X9) ~or mfar · .o CounC~ and xli3~ux~se]tant t:o BlackAavk. ~f ~he an·usa of ~hs reimbursement ~o ~ha Crow Canyon ~x~carmion F·e Benefit Area is incr·ased beyond $1920, th· $5377 aver·q· rivalling unit fee is increased by an UO~LnC oqu&X ~ 1:As Antreals o~ ~:he x-ei]Lb~aenenC ~ee oyez $1920. 22 mm polm~ mq Tx'mqm eTxFauma ;o ~ oq~ -mm~T'l~ou; v..mmoo ~uq:j,o pure 'r4om:~l m'.jmAT2d ~momdl toKIO Oq':J, UL'F mm~mAI AmAq-~md ' Imm.Tm m~mogl:MonmT 'momdl umd~ umsoo uq'~ ;o ~~u~u prom d$~m~muAo mq'~ 'mbuTq~ .~m~ fmXml~ :co; opTAo:c4 Txmqm :~u~m.&oop mq0; *din l~o~l'F&TPqlUJ T1~'1~ mq'.l, bu'TTT; o'4, ,:co'Fzd pm:lq,Tm:mm ~ TTm~rm ucoT~.mToomgm m.Tmwmmoq Aocoq, mpm m 2oa man,2 Ai pure u~o$~uz~ ,30 mmTo$~kz'y ' m,Eo$~.oT,z%wm'4 pul m,Km$~,$puo~ 'gcl. u'ff- i.c~ * S · ~xx'V~TngUoo mAoqe eq"j, XClr o&'!:%'ev,,zu~Tu mq'4. ;o eou'ff~dtecom um~.~T,;,A ~ ~,.om~.q'nm po.xmP'l:m. Kr~ mq AIm Imo$~.m,fbT:t,~ mm~ou m~ o.~ ouA'F~,u,L~m~,Tlm mTq~muogmm~ · o~ 'l/~,I'FOOIIy Xom~ *O ~ ~ po.Tmmdm~cl 986'C '0T zmql:momcr pm~,mp :~m~ozd oq~ 20; I$IATVUl TmoT:.Gom tZ'~TA lmor. lrllSTdKOo ~ ~om~o~ AT'ILlV; OTdT~'Tmi mq~ .3:0 mm lpm~n.2~ mq T'Llqm gm~mma: uo$~,m~,m mlTO. l[ '~ · tnzoTmTA~ pm~maam Em~ ;O mu, zT::m.x XmA.;o ~qBT2 mq'4, mPTtLTOt,ILT TTml:pl :l, L1rmm[qlTn.b11zTTm.T otL,T -1pmq11TtdblzTTm, x TTm'crm 'mmzm uo'~oem,:cm~u~ mq:L .To; -'4,dmoxm ' t:cm ~mmmm& ~ ]buo~ rammoore ;o m"4q, ibT,.T m, zmq,:j,n4V · 'dllJl mAl:%m~ ~ O% poq~m%:Lm '~umu~m~tm TmAozcldm Tm~o~:~Tp~oo mq-~ u-~ mITT AT'L~TaTood:hl ~ ~,lml Ir~im2mq:j, m,toT~mon L~,,Ty * (6 mT~T&) mou'wlU~lp.,To t,toTIT&Tlpcrnl A~To mq'4, ;o m.tOTITAO,.T~ mq~ o% m, zo.~zoo TTmq'm :j~m~oz~ m~ 'mpoo mo~Fm~pzO /~ mq-~ ;o O00*g-E6 ~o~oml q~$A mou~mp~ooom u~ '*C · ~'mmmm~m ~mmmmt:m~m~m~ m ~o; ~mdoxmAmp mq~ Aq ~oT:LmOTTCMm o% ~.~m~crns dtOTeAeqp peO~ WAeq'4omTK' PTO ButoTto mmT~,,xudozd~ UeqA mTmeq ~T~m ~ · uo .To.,-oo Aml m~moo mmmq~ ;o vzoT'3..xod m ,30; '3,1~EmlWlZTTqI~EI~ *ITzoTq.,,llOT3:TT)o~ 1ZQI:~,oEm~ ,i~.~Ll*lml~lmlz ,I~p~To~'T n. omKo.:cdl imTt:ra Act lpmzTwmm XTTn.T mq TTVqlm Tmt2fbTB mTq'~ ZO3 BI~'F~ *l.~J J~ltllg& o1~11~ so.x3 mo~LT~v,r~ :aomGo.T~L mq~ :l,m poTTm'am.'T mq TTm'qm TmuJbTm oT3:;m3:3, Y 'C · ~Cozd m~ zo; dm~ Time; m ,30 uoT~,ml~oomz ar~ zoTzd 'rapine mq o'4, r~u'mn.q,~drF T'L'I zo; IzmqlEr~z :l, umooom o-~mm pu'e m'T'nPmv~l uo~tmoo pegodo,:cd · ~"~Xq'u~eo XTuq'e mTTTAUl~ ;o ' ~ · ~13L~~ ':,,2noou'm~:l, ml!' mq'a ;o Q. gmmsz~TT1o2 q'.i,T~ pm~mTooglm mbmG"~m.~lm ~)mm f)qTpm2fb mq'a ~'qprnTo~ A~ .mq'a pu'm uommc T.'11 lPUl mTTTAUm~ ;o /mT:I, T3 ma".lL u'Tq%TA rJ,,umAo.zdr1:' 1po~mTmz-uoT~mT~TO ..~mq-~ .To; port oclr TTm~ A~m'mo'3, m~F~ o~ 2malm'm2-~ zm?,;m mE; m~ 3o uoT~,.zod fm'T~mmmz mL~ ~ ,. a t:Aix~ ~Lr~y banef~cLax'y 1:o ~.he BeceLart. of ~ CCLR's v~ic~ address any applicable oondLtioms incl~e4 in ~.Ae proje~-~ oor~i~iOrAS o: al~roval. Z£ a~t~iz'lMitiYe IUIL'MI of na~ca acceptable to the Town are provided for ~rLva~B drainaqe and open gpace areas, ~he hoeear, are association will no~ be required. CCLR's 8hall include ~.ha City aBa beneficiary of t. he aqroemant. The ¢i~¥ 8hall be qran~od ~he riqh~ but no~ · .he du~¥ of emforcinq amy proviaio~ contained in tJ~e C~&J~'m. J~Sditiona to t~e C~&R'm 1Lay be wide at t. ha die~-e~ion of ~.he HOA. Any cAengee perV. aining l:o ~ndi~iona of Approval ilpo.ad upon the proJec~c ahall be ~~od to the City for review by ,the Clt~y At~.ornayl and Xf any per, ion of ~.he aide's drainaqe ia directcad $.owarchs Almao Croak, ~he developere shall par~lcipa~e in ~.he develolraant of an Ala]o Creak watershed prat:echelon plan by ~Oin~ly, vi~.h ~ at&her devilcrunches · .he var~med: a) 2e~ulninq a private engineering firm ~o develop ~he plan; ouch plan aub~ec~ ~o reviev and approval of ~he Town and ~ Flood Cant. Tel gis~ric~; or ~) ~aque.Cinq ~.he Flood Con~.rol Di.f. ric~ ~.o ac~ as a ' lend aqemc~ in ~he devmlolmenC of ~ho plan. o) Xf ~oin~ action vi~h ~he other devslolzaen~o does not natsrialize, the applicant nus~ li~iqa~a .~orn wa~ar run-of£ flovinq onto and £r~a ~J~e .i~a, from · .he ultinate develolzten~ of ~he watershed, by cone~ruc~inq drainaqe inprovauan~ ~Aich will nain~ain the ra~a ©f run-off £r~a the aiwa (or at an accep~le point downs~.re&u of ~.he site) at ~.he cuxTant rate of rub-off; ouch i~p~ve~an~ ou~ecc ~.o reviev and approval of the Flood ConC~ol Dlsf. rAc~. ~r~vide fundo for i~plememtinq the planned Alamo Creek watershed pro~oc~ion £acilitiee by con~ribu~ir~, prior ~o ~he filinq of the Final Hap, a drainaqe foe no~ ~o exceed $O.25 per square foo~ of added i~pervicus gurUace area per the XE~ervious Surface Fee Ordinance ~ri~.eria. The applicant will receive crodi~ aqainst ~ta foe for coe~a of oono~ruc~ing cLrainaqe ixpravaem~B l~at are par~ of ~he drainaqe plan. The c~ndl~ion will ~ati. fy ~ requix'mlent.. of any Drainage Foe C~'dinL'tOe thai: ~m adoplUKl for l~he &rta. Xf a ~4 o qJt:t ~ 11 U I) ~ · D, ~. q ~ktTilm d M Id-. %:1 IIO ~11 (~ Mill I..'O rt'11 rtl, tIdfllq' III II .- ,-.~,, ,: 0.,... ,-. ,... . . , . ;3 J"-'q30 FIB rf ~.'~O ~ J'"-I~ rtq:l · II o.... ff O o..,. O ::l O o4ff IIi l, O O G IIm lB t'f .LUll)t ., j/~l · fJ~U')-'ol 0,( _ Me rt!d 0~ ~e P-Ore ffkl ~1 ~d3 ~'-~frfP' 0 ~J d~ 0 U tY141~ ( N i~ ...o0...... ;.~ ~,{:l II %:IM I~tYl ~11 ~rf, _ III 0.-*F--J... rfd' J-.,Ol 13rpr q IBM.-.,, td ,,~ J'l Hb II I d3 pb ~3r fi I~L I,& p MIt II =:11 t,~. II 13' I--, I. Ib rf 141' ~31111 U t~_ II gl 0~d 0-~ / I~ I~ ~Cll ~ 00~ lB PIq I)'tl m q · tPl P,-Q md,~l ~_ ~1~111 "0 m~ · ),..~111 m ~1 ~ · ~-,' Ill Ill o cl I~, q I H I o t I-L · 13if rt il dtD U'o dl ill PbO I lira I Ir~q:J t-.-lllq lot II 14- 4 eo 13, I ~F*- SCOI 0-,* dim t.~ rt::l 0~b qll II Idl) ~L 0 ~m4 qO b'ffO 0~ rt O I~. rt ~ I+_ tJ J-- e 0 1-)d · ~P- · K ld Idl.& III I,.'*E:FII I,"*ld It f3b rt I-'*11-fIEF13,11411 n~' ,~d iio G --'o J rtO ~m q:l *,4 oP,, ,.... ,. . ,,-< t~l~ . §~§"""'~'"'~*'~.~"'°-~"""C!~"'~ ,,.,.].,=,-.§~;o~t-. OI..4 litdo ~ ff U II · · rfo o.,i td I.-. J:L ot I.,,-t1~ II i..-d I~r d~ · q 1:1,:31 fill 13' Io · I~.-II I,,&. 131'1' o · el. I~ rt ~1 · n O(Jd f~d ~.. ~-. kl {I rt o qrt 1~ 13, o p,o. uo~,u ll, t~p - .o . . · ,: )-..< ~,,. o pop :2 I--' I~ I~ t l} . ) I 11. 'Deva1opaent ~lghta for tile open apace puce1 (lot &) 8ba11 _ dedicated u the lfovra through or at 1:be U.e er ncordatlcm of ~ iniUa1 .iu1 "p #or the ...,... . u.. e.ditlcma of thl. apprcwal" nczuln ~ payaat of a tnfflc aitl;aUcm r.e on a per unit .ai. b be .e4 ~0Z' conatnctlOft of oartaln roadway DpZ'OY__u within the !'own of DaDvlll., 'the City of .an ...on aDd an1Dcozoporat.4 portlona of COntn COate ~, with . the apaclflc intent of aaiftte1JWl; a a1ftmu. level of 8anlce 'D' uafflc oon41tlon. JtZ'lor ~ appnrval of .ach napactl.. Flnal "p ror 'the project, 'the dev.loPer ahall pr.PU'. an .at. to the ~.7D ~fflc . etwty ~o d.t.ra1fte if the lev.l of ..rvlca'D' ~fflc oonditlon vill be aaifttaift.4 at all locatl0ft8 wlt:hlft Danvill. wtl.r. uafflc ~prov_.nu an b be fund.4 by the Dov. clt.4 uaffic altl,atlon r.... If'thl. leval of ..rvlce 1. excea4a4 at 1:be locatlona daacr1ba4 Dav., DO furthar I'lnal Kapa .'all be ncorda4 Ufttl1 t:h. provr_e4 bpZ'OY.._t 1. aoaplate4 or riftancially ...ur.4. na daveloper aay at Ill. option acc.lent. pa~8ftt of 1:b. uaffic altl,&tion t.a. in ordaZ' ~ provid. 1:b. Tcnm vi th 1:11. D.c.aaazy fuft4lft; ~ .COMtruct 'the Ulpnrv__t. . . &a appzoVec! by: Dab: ~ (1.",6,./ .,/1,/47 >>cal14 ~2' . I