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54. SEWER SERVICE: According to the Happy Valley Specific Plan, Chapter VII "Public Facilities", Section B "Sanitary Sewer", Figure VII-3, the site is part of sewer subarea S-2. This subarea is described as follows, "This subarea includes the homes located along Alisal Street... Little of this area can be served by the system needed for the Golf Course without additional gravity sewer mains to provide flow to the pump station... Additional service lines will be required to serve the portion of Spotorno Flat Area which is located east of Alisal Street." The referenced plan, subsection 1 "Specific Plan Sewer System Concept", also includes the following requirement: "The City shall construct and front the cost of constructing all off-site sewer facilities required for the Golf Course and Golf Course housing. The owners of existing homes and the developers of new homes connecting to these facilities (including the Golf Course housing developers) shall be required to reimburse a pro-rata share of the total cost of this construction to the City." This pro-rate share cost is defined in City Council Resolution 19-1102 and included in the City's adopted Fee Schedule. (Address this condition prior to Building Permit issuance) (PROJECT SPECIFIC CONDITION) 55. UNDERGROUND UTILITIES: The Happy Valley Specific Plan, Chapter VII "Public Facilities", Section D "Gas and Electric", includes the following requirement: "All electric and other utility line extensions to future subdivided land shall be installed underground." (Address this condition prior to improvement plan approval) (PROJECT SPECIFIC CONDITION) 56. WILDLAND/URBAN INTERFACE MANAGEMENT PLAN: The Happy Valley Specific Plan, Chapter VII "Public Facilities", Section F "Fire Protection", includes the following requirement: "...the Spotorno Flat Area will also be adjacent to open lands posing potential fire risks. A Wildland/Urban Interface Management Plan shall be submitted for City approval prior to the issuance of building permits for these areas. The plan shall contain (1) standards for the management of vegetation at the edge of the open space area near built areas, and (2) standards for the design and construction of new buildings adjacent to the open space areas." (Address this condition prior to recordation of the vesting subdivision map) (PROJECT SPECIFIC CONDITION) 57. STREETLIGHTS: According to Table VI-3 "Road Construction Standards" from the Happy Valley Specific Plan, streetlights are not required "Unless required for vehicular safety at sharp road turns and intersections." The applicant shall therefore at a minimum install streetlights according to Pleasanton Standard Detail 508 at the following locations (Address this condition prior to improvement plan approval): a. Spotorno Ranch Drive intersection at Alisal Street b. Spotorno Ranch Drive intersection at Westbridge Lane c. Southern terminus of trail at Westbridge Lane (near SW corner of Lot 15) d. Western terminus of trail at Alisal Street (near NW corner of Parcel A) PUD-138 and VTM 8616 Planning Commission Page 16 of 30