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Thomas M. Gau -3- COMMENTS ON DEVELOPMENTS PD-96-01 10. Adjustment to improvements shall be made to provide for two-way traffic and for temporary cul-de-sacs as well as utility systems modification to conform to County Standards where subdivision is to be recorded in phases. 11. A Preliminary Soils Report is required in accordance with the County Standards for the purpose of determining the R-Value for the design of the roads. (Development Title Section 9-910.2) 12. All utilities shall be underground except power transmission facilities of a 35 KV or greater. Public utility easements shall be provided along the road frontage of the subdivision and as required by the public utility companies. (Development Title Section 9-1155.2) 13. A grading plan shall be submitted and approved prior to approval of the Final Map. The grading plan shall contain the information listed in the U.B.C., Appendix, Chapter 70, Section 7006(1), complete drainage details and elevations of adjacent parcels. Retaining wall details shall be submitted where applicable. Grading in excess of 5,000 cubic yards shall comply with Section 7014 for "Engineered Grading Requirements." (Grading that disturbs more than five acres will require a National Pollutant Discharge Elimination System permit.) 14. The subdivider shall agree to and shall pay user fees for the utility services from the time improvements are accepted by the County until the lots are placed on the County tax rolls, or up to an eighteen-month period, as the case may be. (Subdivision Map Act Section 66493) 15. All traffic signs and markings shall conform to the Manual on Uniform Traffic Control Devices and San Joaquin County Standards and shall be shown on the improvement plans. (Development Title Section 9-1150.2) 16. Access rights shall be dedicated and restricted for lots along the frontage of Brandt Road. Access rights shall be dedicated and restricted for lots along the frontage of Jack Tone Road. (Development Title Section 9-1150.5) 17. The 100-year flood is not defined for this branch of Bear Creek. Therefore, additional studies shall be conducted to determine whether any portions of the proposed development is subject to the 100-year flood. In addition, the Flood Control District's Interim Flood Hazard Reduction Policy shall apply to this proposed subdivision. (Development Title Section 9-1605.14) 18. The intersection of Brandt Road and State Route 12/88 shall be improved by constructing a westbound left-turn lane and a northbound right-turn/deceleration lane. The developer shall pay a fee for the project's proportionate share of a signal system for the intersection. (Development Title Section 9-1100.3) 19. A bus turnout and additional right-of-way shall be provided on Jack Tone Road near Lambert Way. (Congestion Management Program) 20. A bicycle lane and pedestrian walkway shall be provided along Jack Tone Road across the project frontage. (Environmental Impact Report for previous subdivision application SU-91-15)