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36. Standard Policy For Phased Improvements: As a condition for allowing the subdivision, the MHCSD requires the subdivider of each phase of the Tentative Map to improve those streets shown on the Tentative Map as well as other public rights-of-way that are required to serve the phased development and as stated in the EIR traffic study. The street improvements shall include all street pavement, curbs, gutters, sidewalks, landscaping, lighting, signs, underground utilities, and other improvements consistent with MHCSD Development Standards. Each Final Map shall have at least two access points from either an arterial or collector street. 37. Allowed Exception to the Standard Policy for Phased Improvements: a. The MHCSD General Manager may allow part of the street improvements noted in the condition above to be installed by the developer if the particular street falls along the border of the Tentative Map or separates the proposed phase with a future phase. Under this exception, the completion of the full street improvements will be the responsibility of future adjacent developments. For this exception, the developer shall be required to construct the full street improvements to the street centerline plus the remainder of the median improvements (if part of the street design) plus one additional travel lane on the opposite side of the median, plus a paved shoulder. Additional far side travel lanes may be required if found necessary as a result of a traffic study performed by the MHCSD. Reliance on a future adjacent development to complete the street improvements does not relieve the initial developer from designing and constructing drainage facilities to serve the exempted improvement area. b. If the property shown on the Tentative Map is to be developed in phases, then a subdivision agreement and appropriate bonding shall be executed between the MHCSD and the developer for each phase prior to the approval of the Final Map. If the land covered by the Tentative Map is to be developed in phases, then the boundary of each phase shall be determined by the following access requirements: i. Two points of access shall be extended to streets having a classification of residential collector or higher. ii. If a phase boundary is to parallel the alignment of an in -tract street, then the boundary shall be along the rear line of the lots facing the street. Boundary lines along the centerline or edge of a right-of-way line of a street shall not be allowed, except when specifically approved in writing by the General Manager of the MHCSD. iii. Prior to the beginning of the final design of the subdivision, the MHCSD General Manager shall consult with Tracy Fire regarding emergency access to the proposed development. Any requirements for emergency access shall be approved by MHCSD. c. The minimum arterial improvements as described herein shall be constructed as necessary to serve the proposed development or phases of development as determined by MHCSD. 38. Except where allowed otherwise by the MHCSD, the grading of the project shall be such that all storm water runoff shall drain to public streets, public alleys, Mountain House Creek, or drainage facilities within easements for storm drainage purposes. Runoff across property lines to adjacent private property (not including alleys, shared driveways, paseos, etc., that have storm drainage facilities maintained by the MHCSD or a homeowner's association) shall not be allowed. 39. The minimum arterial improvements as described herein shall be constructed as necessary to serve the proposed development or phases of development as determined by MHCSD. 40. All residential buildings shall be wired per specifications in the "Low Voltage Construction Pre - wire Guidelines" and other specifications provided by the MHCSD. Resolution Template 01/2017