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Development impact fees payable by the project to be credited back to the developer to offset these costs. Although the traffic impact analysis notes that the pedestrian conditions along Alisal Street pre-exist the project and are not caused by it, the applicant has agreed to pay for costs exceeding the value of fee credits, up to 11 percent of the value of the fee credits —this proportion approximates in the additional traffic volume on Alisal Street that the project would generate. Installing the pedestrian improvements on Alisal Street the time of the other subdivision improvements, and the further commitment to contribute funds to facilitate design and construction, is of benefit to the Happy Valley neighborhood and local community, and is supported by staff. Westbridge Lane The western segment of Westbridge Lane is identified in the HVSP as the Golf Course Emergency Vehicle Access (EVA). The HVSP requires the construction of a bypass road to accommodate all of the traffic created by the golf course, homes at the golf course (Mariposa Ranch), and development of the Spotorno property. After the bypass road is constructed, the HVSP anticipates the western end of Westbridge Lane would be closed (at approximately 2215 Westbridge Lane) to through traffic and used only for emergency vehicle access. The bypass road is not part of the proposal. Hence, the applicant intends to leave Westbridge Lane as it currently is configured, allowing for through vehicle traffic. The Transportation Assessment analysis indicates there would be a 5 percent increase in cumulative weekday daily roadway segment volumes on Westbridge Lane with the project. Staff finds this increase is minor; thus, retaining Westbridge Lane as a through street is acceptable. The Transportation Assessment report is included as part of Attachment 6. Planned Unit Development Plan Considerations § 18.68.110 of the PMC sets forth purposes of the Planned Unit Development (PUD) District and seven separate considerations to be addressed in reviewing a PUD development plan, including whether the PUD development plan would be compatible with developed properties in the vicinity. Should the City Council elect to support the proposed project, the attached draft ordinance for approval of the PUD rezoning and development plan lists the required findings of conformance with each of the PUD considerations. Vesting Tentative Subdivision Map Considerations As a part of the project, the applicant proposes to subdivide the approximately 112-acre site into 25 lots with 22 new single-family residential lots, two HOA-owned and maintained lots, and one lot retained by the Spotorno family with a conservation easement. A Vesting Tentative Map confers a vested right to proceed with a development in substantial compliance with the ordinances, policies, and standards in effect at the time an application for the map is deemed complete. Should the City Council elect to support the proposed project, the attached draft ordinance lists the Page 15 of 18