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As a result of the off-site construction investigations, he was satisfied that the issues involve major factors that are beyond their ability to deal with, including major expense, unknown right- of-way costs and inability to obtain right-of-way, and serious environmental questions. He referred to Item 4d of the staff report and agreed with the staff conclusions that approval of this project would be an appropriate and very desirable action by and for the City. He then referred to Item f and indicated that they agreed to fund the mitigation effort in the amount of $63,000 (Scheme #5) which is to be used in the discretion of the City staff. He concurred with the staff recommendation, which would result in the project being obligated to dedicate and develop a neighborhood park. Mr. Fairfield concluded his presentation by listing the conditions that he was concerned with. He believed that Condition #2 appeared to jeopardize construction of the golf course prior to obtaining growth management allocation on the residential units. He explained that it would take two years to construct a golf course, coupled with the reality that the residential and golf course must be graded concurrently. He requested Council to direct staff to included specific language that would resolve his concern. He further explained that condition #5a considerably jeopardizes the PUD approval through no fault of his. He hoped to have the golf course under construction sooner that the 2 1/2 year period. He asked that the condition be modified to state "developer fails to apply for growth management", instead of to receive said allocation. He said that if Council were to agree that Concept E is the best answer, than the second line of Condition #9 would need to be modified by replacing the letter D with E and Condition 9a would need to be stricken. He pointed out to the Concord Avenue residents who had heard rumors to the effect that Concord Avenue might be designated as a haul road that there was no plan and never was a plan considered for such. The separate haul road issue for site development purposes is conveyed by the staff's recommended condition of approval #78. He stated that Don Knott, of the Robert Trent Jones firm, was available to answer questions Council may have. Marty Inderbitzen would also be available to clarify any questions especially for the rebuttal. Ron Horan, 876 Bonita Avenue, spoke in favor of this application. He was aware of the traffic situation in this area and had made a personal point to look at the morning commute traffic. He pointed out that this golf course would create a different type of traffic than commute traffic. He indicated that 9/15/92 20