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the difference between the operating and maintenance costs <br /> of the selected light and the City standard light. <br /> <br />Utilities and Streets <br /> <br /> All utilities required to serve the development, including <br /> but not limited to electric power distribution, gas <br /> distribution, communication service, and any required alarm <br /> systems, shall be installed underground in a joint utility <br /> trench unless otherwise specifically approved by the City <br /> Engineer or Director of Building Inspection. <br /> <br />45. The developer shall dedicate to the City for street <br /> right-of-way purposes those parcels of land intended to be <br /> public streets. Said dedication shall be noted on the <br /> tentative map for the development. <br /> <br />46. The design for the line, grade, and structural sections for <br /> the streets serving this development shall be subject to <br /> review and approval by the Planning Commission in <br /> conjunction with the tentative map. The street system shall <br /> be designed so that street grades do not exceed 15 percent <br /> (7 percent at street intersections). The developer shall <br /> work with staff prior to submittal of the tentative map to <br /> design a street section for the residential areaswhich suits <br /> the rural character of the development and meets City <br /> requirements for vehicular circulation and pedestrian <br /> access. The~development shall provide a safe and effective <br /> circulation system for bicycles and pedestrians which is <br /> separated from vehicular traffic whenever possible. <br /> <br />47. The required design and section for the segment of Hearst <br /> Drive between the western property boundary (i.e. Kottinger <br /> Ranch) and the entry to residential area shall be submitted <br /> for review and approval by the Planning Commission in. <br /> conjunction with the tentative map. The street section in <br /> this area shall be uesigned to observe the existing <br /> topography to the extent possible, minimizing visual and <br /> grading impacts. Toward that end, sidewalks and bike lanes <br /> may be separated and the width of the road may be varied <br /> (i.e. to allow space for on-street parking at regular <br /> intervals). In addition, the Hears= Drive extension shall <br /> incorporate a "split" feature (i.e. around a landscape <br /> island) at the entry to the Kottinger Hills development or <br /> other such design to control the speed and flow of traffic <br /> into and out of the Kottinger Ranch neighborhood. <br /> <br />48. A detailed design for the water tank access road and <br /> associated grading shall be submitted for review and <br /> approval by the Planning Commission in conjunction with the <br /> tentative map. The design of the road shall be "fine-tuned" <br /> <br /> 12 <br /> <br /> <br />