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this case by reference except conditions 12, 13, 14, 29 and <br /> 49. <br /> <br />18. That the ultimate Vineyard Avenue street improvements shall <br /> be based on a 52' wide curb-to-curb configuration with a 72' <br /> wide right-of-way at the east boundary of the site. The <br /> applicant shall be responsible for completing Vineyard Avenue <br /> improvements including necessary off-site transitions subject <br /> to the satisfaction of the City Engineer. <br /> <br />19. That the radii for all on-site culs-de-sac be increased to <br /> 45'. <br /> <br />20. That all on-site grading be completed in compliance with the <br /> City Engineering's specifications. The large bench areas <br /> located on lots 27-30 and 38-40 shall be revised to include <br /> necessary midpoint benches and required drainage swales. <br /> Final design of this grading shall be submitted in <br /> conjunction with the tentative map. <br /> <br />21. That public storm drain easements be created along the north <br /> side of lot 30 and between lots 18 and 19 in order to provide <br /> access to the storm drain system. Appropriate vehicle <br /> driveways acceptable to the City Engineer shall be provided <br /> within these easement areas. The design of these access ways <br /> shall be submitted for review and approval in conjunction <br /> with the tentative map. These access ways shall be designed <br /> to accommodate overflow storm drainage to the westerly border <br /> and thence northerly to Chardonnay Court. <br /> <br />22. That appropriate screening trees be installed along the <br /> western property line in locations to be determined by the <br /> Planning Director at the tentative map stage. <br /> <br />/// <br /> <br /> <br />