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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. R. Phasing: 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: a. Two points of access shall be extended to streets having a classification of residential collector or higher. b. 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. c. 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. S. Grading: 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 that have storm drainage facilities maintained by the MHCSD or a homeowner's association)shall not be allowed. T. 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. U. Traffic-Calming Circles: All proposed traffic circles shall conform to MHCSD traffic circle standards. V. Condo driveways and alleys shall be placed where sight distance requirements can be met. Several alley entrances such as the alley serving lots 138 through 141 must be relocated to provide safe access. W. Lots number 59 and 60 shall be removed from the open space area and relocated to another location. X. A lighted crosswalk shall be required at pedestrian paths exiting on the north side of the community. Timing and location shall be determined by the MHCSD. Y. Outside of the tentative map boundary, Cooperation Street shall be constructed with full improvements to the median and one lane and paved shoulder on the north side. Within the tentative map boundary, the street shall be constructed complete with full improvements. 17. Auto Emissions-Roundabouts: The applicant shall implement roundabout intersections as proposed on the Tentative Maps and the Pedestrian, Bicycle, Transit, Open Space and Recreation and Trails Plans submitted with the Tentative Map applications for Tract 3557.