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2012/05/22 City Council Resolution 2012-46RESOLUTION NO. 2012 -46 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK APPROVING A DEVELOPMENT AREA PLAN FOR THE VILLAGE NORTH AREA OF THE WILFRED /DOWDELL SPECIFIC PLAN PROJECT SITE LOCATED ON PROPERTY BOUNDED BY REDWOOD DRIVE ON THE EAST, GOLF COURSE DRIVE WEST ON THE SOUTH, DOWDELL AVENUE ON THE WEST AND HOME DEPOT ON THE NORTH (APN 045 - 055 --007) FILE NO PL2011 -006UP WHEREAS, the applicant, Edmund Wadeson of the Oxford Hotel Group, filed Planning Application No. PL2011-006SR/UP proposing a five (5) story, 163 room Oxford Suites Hotel and a McDonald's fast food restaurant on property bounded by Redwood Drive on the east, Golf Course Drive West on the south, Dowdell Avenue on the west, and the Horne Depot property on the north (APN 045 -055 -007), in accordance with the City of Rohnert Park Municipal Code ( "RPMC "); and WHEREAS, in conjunction with Application No. PL2011- 006SIVUP, the applicant seeks approval of a Development Area Plan for the entire Project site, as provided in the Wilfred /Dowdell Specific Plan; and WHEREAS, Planning Application No. PL2011- 006SRJUP was processed in the tirne and manner prescribed by State and local law; and WHEREAS, this project is covered under the Environmental Impact Report prepared for the Wilfred /Dowdell Village Specific Plan State Clearinghouse No. 1998072036; and WHEREAS, at its meeting of April 26, 2012, the Planning Commission made a recommendation to the City Council that it approve the Development Area Plan for the Oxford Suites Hotel and McDonald's fast food restaurant; and WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were mailed to all property owners within an area exceeding a three hundred foot radius of the subject property and a public hearing was published in the Community Voice for a minimum of 10 days prior to the first public hearing; and WHEREAS, on May 22, 2012, the City Council held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and WHEREAS, the City Council has reviewed and considered the information contained in Planning Application No. PL2011- 006SR/UP for the proposed Development Area Plan. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the proposed Development Area Plan: J11- S:05-d Section 1. The above recitations are true and correct and material to the adoption of this Resolution. Section 3. Findings Regarding. Development Area flan — Village North of the Wilfred /Dowdell Specific Plan. The City Council hereby makes the following findings concerning the Development Area Plan — Village North Area of the Wilfred /Dowdell Specific Plan proposed by Planning Application No. PL2011- 006SR /UP pursuant to Rohnert Park Municipal Code section 1.7.06.390: 1. The proposed development conforms to the specific p1an. Criteria Satisfied. The Development Area Plan conforms to the specific plan and provides additional details on the project including site plan, floor plans building elevations, landscaping details, lighting details and street improvements. The proposed development is consistent with the specific plan because it conforms to the requirements in the specific plan related to land use, public improvements and related amenities. 2. Public infrastructure and services can be provided concurrently with the development. Criteria Satisfied. As described in the Wilfred /Dowdell Specific Plan, Village North is designed to have adequate infrastructure, integrated with existing City roadways, streets, bicycle paths, and walkways. All streets and thoroughfares will meet the standards of the City. The proposed development has been designed to provide satisfactory vehicular circulation and public improvements, such as utilities and drainage facilities that have been designed and are conditioned to be constructed in conformance with City standards. Section 4. A duly noticed public hearing on the proposed Development Area Plan was held on May 22, 2012. NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the City Council does hereby adopt the Findings stated hereinabove and approves the Development Area Plan — Village North Area of the Wilfred /Dowdell Specific Plan as provided for in Exhibit A, in its entirety and .subject to the recommended conditions of approval as provided in Exhibit B. DULY AND REGULARLY ADOPTED this 22nd day of May , 2032. CITY OF ROHNERT PARK goKxsaT Mayor - ATTEST: Interim Deputy City Clerk AHANOTU: AYE BELFORTE: AYE CALLINAN: AYE STAFFORD: AYE MACKENZIE: AYE AYES: ( 5 ) NOES: ( 0 ) ABSENT: ( 0 ) ABSTAIN! ( 0 ) O Q C tm C N W N N mg �C a 1* a� 0 a a 0 A C a a 0 y y O a 0 o � 0 OA 4� Q3 0 0 � w w so •ICI a !J" W----- - - - - -- - - - -- 1 S6 "6Sf M OOS -- ��• es ' 00'Oa .ZO "06t v1 .f6'S6 -Y a Op a q �h ,. � � � A bye _ .. �. � � \6 �v •6 '3 I `� .. _— - - I rh I � I U I 7z I I 6- 1•',/'��i �� _ .5a "LZ ,x0.90.00 f jK + I [i IIJI 1° ISM m Ta° „� •o o a _ � I � ',� �i�+ � �, I I'LL �i, I 4'• t t I 3 4E ! 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BNOUVA313 = COD M O R131Xa k $�m dnoao �3iaH aao�xc 3Hi -�a1oH xayd iaaNHOa 3 C W V¢pj 5 2 WP N; R k % Q - 2 � �k� \ 0 E 2 / CC 2 0 0 0 2 O ` U ■@ /� \ /�� H ■■ �� . mmmzi ME W. f.- -- m■m % � ,■ . \a now G o o ■ . 2 ©c LLA % ■/ � � $ \ \ � o Q d � E f I\ \ (D R I 3oluen 3: i h fir ,xuraall�xn_- � • kip M i v li ■ �� I _� � . t SAY K HE v: I �w Y IZ —r a� D ROHNERT PARK.HOTEL THE OXFORD HOTEL GROUP CABANA �s DRAWINGS aawrvsa. ocarc .,sueewrv. 9ENO ai aez z9 B')OI � 4,m 91�j •n •�• p iy 0 �Z r, I �w Y IZ —r a� D ROHNERT PARK.HOTEL THE OXFORD HOTEL GROUP CABANA �s DRAWINGS aawrvsa. ocarc .,sueewrv. 9ENO ai aez z9 B')OI � ,t aaSEES aaa®ccd(EI It ' O o O �>� Cy � O° OO O` e'''4• N a — — —s — °° 7D - Ol LO q, 1 ' Et ' i< i U 12j33N1 i 3 QBIQ'HBQ'lb0 �u,v+LUMww 5'J N IMtr2i 0 6 Q 8 df1OZJID 731 H M dX 1 y�. 1310H XaVd .Lt13NHOii ,t aaSEES aaa®ccd(EI It ' O o O �>� Cy � O° OO O` e'''4• N a — — —s — °° 7D - Ol LO q, 1 ' Et ' i< i U a ,'I a it $ PATI O DRAWiNGl3 9 HOTEL THE OXFORA HOTEL OROLIR S = '�:°�� EN GIN EE RIoar E D 4 � f ROHNERT PARK rv�e w°we°r wc�w.rvurew.�. ava ae� eV�e oarve servo a mm a77ot xna ®a.a ieo ROHN ERT PARK HOTEL THE OXFORD HOTEL GROUP 4� PATIO cos SELLEIIE DRIVE N I'Iala ELEVATIONS 1 a �a ao � a �i: 'i� O Cf t� .=I2j33 NUJ 3 ��n.... �M01m��Oan"nia�.�"c"a°Y 9E3NIMb2i0 c t� i ��a� ar,r 1aaNHOa 3anSOION3 1-4 6b'ii1 E do as lal a0lXC aH1 cing fi�5� IA=H JIaVd 9 d 1 a �a ao � a �i: 'i� O Cf t� r. bi ) \ \ \ \ \\ J.- Ag r. bi EXHIBIT B Resolution No. 2012 -46 DEVELOPMENT AREA PLAN OXFORD SUITES HOTEL AND MCDONALD'S FAST FOOD RESTAURANT IN VILLAGE NORTH OF THE WILFRED /DOWDELL SPECIFIC PLAN CONDITIONS OF APPROVAL GENERAL CONDITIONS 1. The applicant shall comply with the Wilfred/Dowdell Specific Plan, the Revised EIR and all mitigation measures and all applicable sections of the City of Rohnert Park Municipal Code. 2. The use of the property by the applicant for any activity authorized by this Conditional Use Permit and Development Area Plan shall constitute acceptance of all of the conditions and obligations imposed by the City on this approval. The applicant by said acceptance waives any challenge as to the validity of these conditions. 3. If the City is required to enforce any of the conditions of approval, the applicant shall pay all costs. The applicant shall secure all necessary permits and clearances from the Rohnert Park Building Department prior to commencement of construction. 4. The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents, elected and appointed officials, and employees, from any and all liability or claims that may be brought against the City arising out of its approval of this Project and associated entitlements pertaining to the Oxford Suites save and except that caused by the City's active negligence. PLANNING S. The project is approved as shown on Exhibits A through H, except as conditioned or modified below. The hours of operation for McDonald's Drive -Thru are permitted up to 24 hours per day. 6. All improvements shall be in substantial conformance with the approved site plan, exterior elevations and colors and materials board, except as modified herein. 7. Building colors and materials shall be in compliance with the palettes presented in the Site Plan Review, Architectural review and DAP as approved. Any minor changes shall be reviewed and approved by staff. S. All roof and ground mounted mechanical equipment shall be screened from public view. 9. The Conditional Use Permit and Development Area Plan shall expire two years from Planning Commission approval date, unless prior to expiration, a building permit is issued for any tenant improvements if applicable, and construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved. 10. A Sign Program for signs for Oxford Suites hotel and fast food restaurant shall be submitted and approved prior to the installation of any signs. 11. The pool showers on the exterior of the Cabana shall be screened from view by a wall with a minimum height of six (6) feet, details to be shown on the plans for a building permit. 12. Bicycle parking shall be provided in conformance with Section 17.16.140 of the Zoning Ordinance. Bicycle parking shall be provided adjacent to the main entrance to both the Oxford Suites hotel and the fast food restaurant. 13. The hotel restaurant, meeting rooms, and pool areas shall be used only by hotel guests. 14. McDonald's shall work with Development Services Department on the architectural enhancement of the Redwood Drive (East) elevation of the McDonald's Restaurant. 15. Prior to an issuance of a Building Permit for the hotel or fast food restaurant, whichever occurs first, a complete landscape and irrigation plan prepared by a licensed landscape architect as specified in California Code of Regulations Title 23 Waters Division 2 Department of Water Resources Chapter 2.7 Model Water Efficient Landscape Ordinance shall be submitted to the Development Services Department for review and approval. Prior to installation by the applicant, plant species, location, container size, quality and quantity of all landscaping plants and materials shall be reviewed and approved by the Planning Staff (or designee) for consistency with the approved landscape plans. All plant replacements shall be equal to or a better standard than originally approved. 16. Project lighting shall be reviewed and approved by planning and engineering staff and conform to the approved plans.. All exterior lighting shall be designed to avoid spillover onto adjacent properties and right -of -way. 17. The developer shall obtain and adhere to approved truck route for deliveries and construction material haulers. 18. All construction material waste and other debris shall be recycled to the extent possible. The applicant shall present a "clean site everyday" program to City building staff for approval. No animals shall be brought on -site by construction personnel during work hours. 19. Recycled water from the existing recycled water line in Golf Course Drive West shall be utilized for irrigation of the landscaping. 20. The landscaping shall be maintained in an attractive weed free and litter free condition at all times. 21. Until such time that the property develops, it shall be maintained in a weed free and litter free condition at all times. if the triangular shaped property across the Redwood Drive frontage of the project site comes under private ownership, the owner of the site shall maintain it in a weed free litter free condition until such time as the property develops. 22. There shall be no banners, flags or other temporary signs displayed on the property, without the appropriate permit. 23. The use of any A -Frame signs, portable signs, sandwich -board signs, pennants, or human -held signs on the premises is strictly prohibited. 24. The refuse containers shall be maintained within the refuse enclosure at all times with the access gates kept closed. if the refuse enclosure is not adequate to accommodate the required containers, an addition to the enclosure shall be constructed, details subject to approval of the City of Rohnert Park. The refuse enclosure shall have a roof cover in conformance with Municipal Code Section 17.12.130 to eliminate the intrusion of any rainwater or surface runoff from the trash enclosure area to the storm drainage system. 25. Recycling shall be conducted in accordance with accepted practices as directed by Sonoma County Waste Management Agency. 26. Any new trees within five (5) feet of the public right -of -way shall have root barriers that are approved by the City Engineer. 27. The developer shall comply with the construction hours pursuant to Municipal Code Section 9.44.120. 28. All lighting, reflective surfaces or any other sources of illumination shall be utilized in a manner that minimizes glare on public streets or on any other parcel. 29. Lights shall be of the minimum illumination necessary to perform operations and provide for safety and security. 30. The lighting shall be directed downward and shielded at the property line so as not to be directly visible from nearby residences (RPMC § 17.14.080C). 31. Prior to any ground disturbance on the North Village site, including the issuance of grading or building permits that would result in impacts to wetlands, waters, or special - status species or communities, notification and all applicable permits obtained from all or some of the following agencies may be required: • Unites States Army Corps of Engineers (USACE) San Francisco District • United States Fish and Wildlife Service (USFWS) • Department of Fish and Game (DFG) • North Coast Regional Water Quality Control Board (NCRWQCB) BUILDING 32. The project shall comply with the most recent editions of the California Building Standards Codes (California Code of Regulations --- Title 24) in effect at the time of plan check submittal. 33. All new structures shall comply with the requirements of the Americans with Disability Act and Title 24 California Disabled Access compliance for buildings, parking and site access. 34. No building or structure regulated by the City of Rohnert Park shall be erected, constructed, enlarged, altered, repaired, moved, improved, converted or demolished unless a separate permit for each building or structure has been obtained from the Development Services Department. 35. On -site construction signage (temporary) regarding hours of operations, waste removal, construction vehicle egress and ingress and daily clean up rules shall be posted prior to commencement of construction. 36. Construction and operational noise levels shall comply with the Rohnert Park Municipal Code not to exceed 70 dBA measured at the property line any time between 7 a.m. and 7 p.m.; noise levels shall not exceed 50 dBA measured at the property line between the hours of 7 p.m. and 7 a.m. Exceptions may include noise up to 75 dBA that is produced for no more than a cumulative period of five minutes during any hour or up to 80 dBA that is produced for no more than a cumulative period of one minute during any hour between 7 a.m. and 7 p.m. (RPMC' § 17.12.030). 37. Roof top addressing shall be required prior to a Certificate of Occupancy. Roof top addressing shall be visible from airborne safety equipment at minimum height distances. An exhibit for roof top addressing shall be submitted to Development Services Department for approval and shall include the following: a) Address numbers shall be placed on the roof unobstructed from view from the air. b) The numbers need to be read from approximately 500 feet or more. c) A high visible color of paint shall be used and be in contrast with the roof color. d) The numbers shall be at least 3 feet tall, 2 feet wide and spaced a minimum of 9 inches apart. The width of the brush stroke shall be a minimum of 6 inches. e) The numbers shall be placed on the roof oriented to the street. 38. A plan for construction staging including goods and on -site trailers shall be submitted to the Development Services Department for review and approval prior to start of construction. Construction staging and goods /materials shall be contained under a locked enclosure. 39. The developer shall be responsible for all actions of his contractors and subcontractors until such time as the improvements have been accepted by the City. 40. All new site lighting, including any electrical signage, shall comply with all applicable provisions of the 2010 California Building Energy Efficiency Standards. 41. All new construction where a permit is required shall comply with the 2010 California Green Building Standards Code Tier No 1. PUBLIC SAFETY 42. The project shall comply with all applicable provisions of the 2010 California Fire Code, the 2010 California Building code, the City of Rohnert Park Fire Division Code Ordinance No. 827, NFPA 13 and NFPA 72. 43. The final improvement plans shall be reviewed, approved, and signed by the Director of Public Safety or his designee, for compliance with the all Fire Codes, fire flow gallons per minute requirements, the number /type of fire hydrants and their location. 44. The project applicant shall obtain Fire permits for the Fire Sprinkler System, Fire Alarm, Fire Civil underground review, and possible Hood and Duct suppression systems. The permit applications and permit fees shall be submitted to the Director of Public Safety or his designee prior to commencement of construction of any of these systems. 45. Emergency vehicle access to /from adjoining streets and parking Iot shall be maintained. This shall include designated fire Ianes, adequate turning radius (20 -foot inside radius; 40 -foot outside radius), and overhang and tree proximity height. ENGINEERING 46. Submittals for Engineering Plan Check shall be made at the Development Services Department. Plan Check Deposit shall be paid at the time of submittal. 47. Any exceptions or variances from these conditions will require the written approval of the City Engineer or approval of the City Council if required by City Code. 48. The City reserves the right to place additional conditions on any proposed developments on the proposed parcels in the event site plan and development proposals. are changed or redesigned. PRIOR TO THE ISSUANCE OF A GRADING PERMIT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 49. The applicant shall demonstrate that the applicant has obtained permits from all applicable regulatory agencies, including but not limited to, the Army Corps of Engineers, Regional Water Quality Control Board, State Department of Fish and Game, US Fish and Wildlife Service. 50. The applicant shall submit to the City of Rohnert Park for review and approval, a grading plan prepared by a Registered Civil Engineer licensed in the State of California; shall obtain a Grading Permit; and shall post sufficient surety guaranteeing completion. 51. The grading plan shall clearly show all existing survey monuments and property corners and shall state that they shall be protected and preserved. 52. If the site will require import or export of dirt, the applicant shall submit in writing the proposed haul routes for the trucks and equipment. The haul routes must be approved by the City prior to import/export work commencing. PRIOR TO RECORDATION OF A PARCEL MAP OR ISSUANCE OF THE BUILDING PERMIT, WHICHEVER OCCURS FIRST, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Maintenance Agreement 53. The applicant shall submit to the City of Rohnert Park for review and approval, a Maintenance Agreement between property owners which includes provisions for maintenance of- a) All private storm drain systems. b) All private driveways. C) Utilities within private easements. d) Shared sewer. e) Water. f) Lighting. g) Landscaping. h) Roadway and parking facilities. 54. A Maintenance Agreement will be subject to the review and approval of the City Engineer, City Attorney and Planning Manager. 55. The applicant /developer shall dedicate Golf Course Drive West, Dowdell Avenue & Redwood Drive rights of way to the City of Rohnert Park, details subject to approval of the Director of Development Services /City Engineer. PRIOR TO ISSUANCE OF A GRADING OR BUILDING PERMIT, WHICHEVER OCCURS FIRST, THE FOLLOWING CONDITIONS OF APPROVAL SHALL BE SATISFIED: Improvement Plans — General 56. Improvement Plans prepared by a Registered Civil Engineer, licensed in the State of California, shall be submitted for the review and approval of the City Engineer showing public street frontage improvements, grading, paving, utilities, and drainage structures to be built, lighting and trash collection. The improvements plans shall include parking lots, street and utility information including all concrete curb and gutter, sidewalk, street lights, striping and signing, paving, water lines, storm drain lines and sewer lines as necessary, erosion control and any necessary transitions. All improvements shall be in accordance with the City of Rohnert Park Manual of Standards, Details, and Specifications. 57. Developer shall either complete the required construction prior to receiving a building permit or enter into an Improvement Agreement and post security for offsite improvements with the City of Rohnert Park, agreeing to complete the required construction within 24 months. 58. The applicant shall demonstrate legal access for the site from the Home Depot property prior to issuance of a building permit for the McDonald's Restaurant. Geotechnical Study 59. A geotechnical study acceptable to the City shall be conducted by an Engineer licensed in the State of California and qualified to perform soils work, or a California Certified Geologist prior to site development. Recommendations shall be provided, as necessary, to prevent damage to Project facilities and compliance with these recommendations shall be required as a condition of development at the Project site. The grading and improvement plans shall incorporate the recommendations of the approved geotechnical study. This geotechnical study shall at a minimum evaluate the following: a) The liquefaction potential at the Project site. b) The location and extent of expansive soils at the Project site, including recommendations regarding the treatment and /or remedy of on -site soils, and the structural design of foundations and underground utilities. c) Seismic safety including recommendations regarding the structural design of foundations and underground utilities. d) The geotechnical study shall verify the R -value of the existing soil in Golf Course Drive West and Dowdell and specify the recommended structural section of the street in accordance with the City Standards. Undergroundin 60. Improvement Plans shall show that all utility distribution facilities, including existing overhead utilities along the project frontage, shall be placed underground, except surface- mounted transformers, pedestal mounted terminal boxes, meter cabinets, fire hydrants and street lights. Appropriate easements shall be provided to facilitate these installations. Streets, Traffic & Circulation 61. The applicant shall submit to the City of Rohnert Park for review and approval, street improvement plans for 1) Golf Course Drive West from Redwood Drive to Dowdell Avenue, 2) Dowdell Avenue from the widened road just north of the property to Golf Course Drive West, 3) Redwood Dr. right turn lane and 4) intersection of Dowdell Avenue and Golf Course Drive West, prepared by a Registered Civil Engineer licensed in the State of California; shall enter into an agreement with the City of Rohnert Park to complete these improvements; and shall post sufficient surety guaranteeing the completion of the improvements. 62. Street improvements shall be provided in accordance with City Manual of Standards, Details, and Specifications. 63. Improvement Plans shall show that the applicant shall widen Golf Course Drive West between Redwood Drive and Dowdell Avenue. The roadway shall be widened to the north only, preserving the current southern boundary of the roadway. The widened roadway shall include a four lane configuration which shall include an eastbound thorough/right turn lane, an eastbound left turn only lane, a through westbound lane, a second westbound through/right turn lane that ends at Dowdell Avenue; this lane would need to be signed to direct through traffic to merge, leaving right -turns only at Dowdell Avenue. The left -tum lane in Golf Course Drive West, east bound approach to Redwood Drive, shall be aligned with the westbound left -turn only lane on the east side of Redwood Drive. A bike lane shall be included along the project's Golf Course Drive West frontage, subject to City Engineer Approval. Golf Course Dr. West half right -of- way shall be 54 -feet from the existing centerline of the present right of way at the intersection with Redwood Dr. and Golf Course Dr. West, subject to City Engineer approval. 64. Improvement Plans shall show that the applicant shall widen Dowdell Avenue along the frontage of the property from the widened section to the north through the intersection with Golf Course Drive West. The roadway shall be widened to the east only, preserving the current western boundary of the roadway. The widened roadway shall include one lane northbound, a left turn lane, and a combination through and right turn lane southbound. 65. Improvement Plans shall show that the applicant shall be responsible for constructing street improvements. This shall include curb, sidewalk and gutter, street lights, fire hydrants, landscaping and drainage facilities along the project frontage on the project side of the road of Golf Course Drive West, Redwood Drive and Dowdell Avenue. 66. The street structural section shall be designed based on R -value as determined by the Soils Report and a Traffic Index as determined by the City Traffic Engineer. Unless the soils are shown not to be expansive the soils shall be lime treated. The maximum R value for lime treated soils shall be R— 40. The structural section for Golf Course Drive West shall be designed for a minimum traffic index of 11. The structural section for Dowdell Avenue shall be designed for a minimum traffic index of 8. 67. A Street Signing and Pavement Marking Plan shall be submitted as a part of the improvement plans and shall be subject to the review and approval of the City Engineer and City Traffic Engineer. 68. The Street Signing and Pavement Marking Plan shall show that stop signs shall be placed on Dowdell Avenue and Golf Course Drive West. 69. Improvement Plans shall show that handicap ramps and parking shall be provided as required by State of California Title 24. 70. Driveway entrances shall be designed to meet the requirements of the City Standards and the City Traffic Engineer. All driveways shall be per City standards for commercial developments. 71. The Street Signing and Pavement Marking Plan shall show STOP signs and painted STOP bars on all entrances onto Golf Course Drive West and Dowdell Avenue. 72. Street lighting shall be designed in accordance with City of Rohnert Park and P.G. and E. requirements. Street Lighting shall be per City Standards. Street light design, spacing, and locations shall be approved by the City Engineer. Electrical service points shall be shown on the plans based on PG &E provided locations. 73. Landscape plans shall be submitted with the street improvement plans. Sidewalk alignment shall be shown on both the civil and landscape plans. 74. Site design shall include pedestrian pathways and crossings connecting onsite activity centers. 75. Improvement Plans shall show bicycle racks on -site in accordance with City Standards which require individually mounted U- shaped racks. 76. The site design shall include adequate fire lanes and other emergency facilities as determined by Department of Public Safety including any NO PARKING lanes, turn- arounds, or other features as required by the Rohnert Park Department of Public Safety, 77. By payment of PFFP fee or through credits toward PFFP fees associated with the project, the project proponent shall fulfill the environmental mitigation requirement to participate in funding a traffic signal at Redwood Drive /Business Park Drive intersection. 78. By payment of PFFP fees or through credits toward PFFP fees associated with the project, the project proponent shall fulfill the environmental mitigation requirement to participate in funding a right -turn overlap on the westbound Rohnert Park Expressway approach. Hydrology, Storm Water and Storm Drain 79. The applicant shall submit to the City of Rohnert Park for review and approval, drainage plans, hydrologic, and hydraulic calculations pipe sizing and storm drain plans prepared by a Registered Civil Engineer licensed in the State of California; shall enter into an agreement with the City of Rohnert Park to complete the improvement and shall post sufficient surety guaranteeing the construction of the improvements. The drainage plans and calculations shall indicate the following conditions before and after development: a) A site - specific hydrology and drainage study acceptable to the City showing the increase in storni water runoff that would result from development of the Project site. b) Quantities of water, water flow rates, drainage areas and patterns and drainage courses. Hydrology shall be per current Sonoma County Water Agency Standards. c) Calculations showing that downstream facilities are capable of handling flow from this development. 80. Improvement Plans shall be submitted based on the results of the hydraulic study. The storm drain system shall be designed to meet the requirements of the Sonoma County Water Agency Flood Control Design Criteria (latest revision), specific to the Project and these conditions. 81. Improvement Plans shall show that the North Village of the Wilfred - Dowdell Specific Plan area, Dowdell north of Golf Course Drive West and Golf Course Drive West between Redwood Drive and Dowdell Avenue shall drain north to Bell vi ew-Wi lfred Channel via an existing 36 inch storm drain in Dowdell Avenue or south to the existing Redwood Drive storm drain pipe without increasing the historical runoff, as shown in the city Storm Water Model. 82. The improvement plans shall incorporate features and design such that the Q10 (10 year storm) peak flow from the North Village of the Wilfred - Dowdell Specific Plan area, Dowdell Avenue north of Golf Course Drive West and Golf Course Drive West between Redwood Drive and Dowdell Avenue shall not exceed the existing Q10 peak flow by more than 3 cfs (cubic feet per second). 83. The improvement plans shall incorporate features and design such that for the area encompassing North Village of the Wilfred-Dowdell Specific Plan area, Dowdell north of Golf Course Drive West and Golf Course Drive West between Redwood Drive and Dowdell Avenue, there shall be no net change in the storm water peak in the 85% - 24 hour storm event. 84. Applicant must file a Notice of Intent to comply with the terms of General Permit to Discharge Storm Water Associated with Construction Activity (NO]) with the State of California Water Resources Control Board, and obtain a permit, prior to commencement of any construction activity. 85. The Project developer shall develop and implement a site specific storm water pollution prevention plan acceptable to the City that identifies best management practices for effectively reducing discharges of storm water containing sediment and construction wastes resulting from site construction activities. The applicant shall comply with all other requirements set forth in NPDES General Permit NPDES NO. CAS000002, ORDER NO.2010- 0014 -DWQ. 86. The Project developer shall prepare a "Preliminary & Final Storm Water Mitigation Plan ", for each phase of development pursuant to City of Santa Rosa and Sonoma County, Storm Water Low Impact Development Technical Design Manual requirements or the requirements of the Rohnert Park Phase 2 General Storm Water Permit for Municipal Separate Storm Sewer Systems (MS4). 87. No drainage may discharge across sidewalks. 88. The property owner shall enter into an agreement with the City to address long term maintenance of the BMP's install with the project on and off -site pursuant to the Preliminary SUSMP. 89. The Storm Drain Design shall incorporate BMPs developed in the "Preliminary Storm Water Mitigation Plan ", pursuant to City of Santa Rosa and Sonoma County, Storm Water Low Impact Development Technical Design Manual requirements or the requirements of the Rohnert Park Phase 2 General Storm Water Permit for Municipal Separate Storm Sewer Systems (MS4). This shall include storm drainage improvements to remove oil and grease from discharges from parking lots, including directing runoff to vegetated swales or areas, consistent with best management practices (BMPs). 90. Applicant shall submit a proposed program to ensure that drainage BMP facilities and any detention are maintained to ensure that the facilities work properly. 91. The site plans shall show all private storm drains serving adjacent property (ies) and those storm drains shall be contained within private storm drain easements in favor of adjacent property (ies). Water 92. The improvement plans shall show that the developer shall construct a new 12 inch line extended west from Redwood Drive on Golf Course Drive West to Dowdell Avenue, thence to the north on Dowdell and tie into the 8 inch line on Dowdell Avenue creating a loop between these two lines. 93. The improvement plans shall show backflow prevention devices in accordance with the requirements of the City of Rohnert Park's Backflow Prevention Ordinance. 94. The applicant shall indicate in writing to the City of Rohnert Park the disposition of any water well {s} and any other water that may exist within the site. All wells shall be abandoned, properly sealed, and destroyed in accord with State of California Health Department Requirements. 95. The improvement plans shall show water services to each building. All water meters shall be located within the right- of-way unless otherwise approved by the Development Services Department. The improvement plans shall show fire protection in accordance with the requirements of Rohnert Park Fire Department. With the submittal of the improvement plans, calculations shall be provided to the City Engineer and the Rohnert Park Fire Marshall to ensure that adequate water pressures are available to supply hydrant flows and sprinkler flows. A fire pump may be required to meet fire needs depending on the height and configuration of the building. 96. The improvement plans shall show hydrants placed per the direction of the Rohnert Park Fire Division. 97. The improvement plans shall state that all on -site fire hydrants shall be private and privately maintained. 98. The improvement plans shall include a note that states "All hydrants shall be covered with bags indicating that the hydrant is not active until flow tests are completed by the City and the hydrants are approved." Wastewater fsewer} 99. The improvement plans shall show that the North Wilfred - Dowdell Specific Plan area shall drain to the 15 inch sanitary sewer line in Redwood Drive via a new sewer line in Golf Course Drive West constructed by developer. The new sewer line in Golf Course Drive West shall be a minimum diameter of 10 inches and extend through the intersection of Dowdell Avenue and Golf Course Drive West. The wastewater pipeline in Golf Course Drive West shall be sloped to S — 0.0018. There is a 10 inch sewer stub out toward the west with an invert of 80.79. This will need to be inspected before it can be approved for use. It may need to be replaced by developer. If the existing 10 inch sewer stub out in Golf Course Drive West is useable, it is acceptable to extend it 100 feet along the existing slope of S — 0.001 to the first manhole and then at a slope of S = 0.0018 through the intersection of Dowdell Avenue. 100. The improvement plans shall show any existing septic systems on the property and state they shall be abandoned in accordance with the requirements of the Sonoma County Public Health Service. 101. The improvement plans shall show that a grease trap shall be installed on both the restaurant and the hotel kitchen facilities. This grease trap shall meet the requirements of the Sub - regional Sewage Disposal System and the City of Rohnert Park Design Standards. 102. A sanitary sewer application shall be submitted to the Development Services for review and approval. Application shall indicate the type of discharge proposed. 10' ). The improvement plans shall show that all manholes shall be provided with a gasket. Recycled Water 104. The improvement plans shall show recycled water use for irrigation shall be extended from the existing recycled water line in Golf Course Drive West for irrigation. A booster pump may be needed to use recycled water as the existing line is a low pressure line. An agreement with the City of Santa Rosa, administrator of the recycled water system for the Sub- regional Sewerage System, is required. Dedications 105. Right -of -way along the frontage of Dowdell Avenue, Redwood Drive and Golf Course Drive West shall be dedicated to the City for street, sidewalk and public utility easement. 106. The applicant shall offer to dedicate to the City of Rohnert Park access easements over all private streets to provide access for all governmental agencies providing for the public safety, health and welfare. 107. The applicant shall offer to dedicate to the City of Rohnert Park a Public Service Easement as required. Uwdergroundin 108. Utility plans within existing or proposed public right-of-way for electric, gas, telephone, cable and fiber optic (joint trench) shall be submitted to the City Engineer for review. All above - ground structures shall be specifically approved by the Director of Development Services. 109. The improvement plans shall show that the applicant provide new support for the utility pole on the corner of Golf Course Drive West and Redwood Drive or underground that pole. All work shall be completed in conjunction with and approved by PG &E. 110. Any necessary right -of -way required to complete the improvements will be acquired by the applicant at his expense and dedicate to the City. 111. Applicant/Property owner shall dedicate to the City of Rohnert Park a 5 foot public utilities easement, via deed or on a subdivision map. The improvement plans shall show a dedication of a 5 foot public utilities and public access easement behind the proposed back of sidewalk. PRIOR TO ANY CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL APPLY: 112. Applicant must file a Notice of Intent to comply with the Terms of General Permit to Discharge Storm Water Associated with Construction Activity (NOI) with the State of California Water Resources Control Board, and obtain a permit, prior to commencement of any construction activity. 113. No construction shall be initiated until the Improvement Plans have been approved by the City, all applicable fees have been paid, an encroachment permit and/or grading permit has been issued and a project schedule has been submitted to the City Engineer and a pre - construction conference has been held with the City Engineer or his designee. 114. Developer shall secure an encroachment permit from the City prior to performing any wort{ within the City right of way or constructing a City facility within a City easement. DURING CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL APPLY: 115. All construction shall conform to the City Manual of Standards, Details, and Specifications latest edition, all City Ordinances and State Map Act and the approved plans. 116. The developer shall complete all water and wastewater improvements, including pressure and bacterial testing and raising manholes and cleanouts to grade prior to connection of any improvements to the City water or wastewater systems. 117. If any hazardous waste is encountered during the construction of this project, all work shall be immediately stopped and the Sonoma County Environmental Health Department, the Fire Department, the Police Department, and the Development Services Inspector shall be notified immediately. Work shall not proceed until clearance has been issued by all of these agencies. 118. Prior to final preparation of the sub -grade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 119. Prior to placing the final lift of asphalt, all public sanitary sewer lines shall be video inspected at the expense of the contractorMeveloper. All video disks shall be submitted to the City. If any inadequacies are found, they shall be repaired prior to the placement of the final lift of asphalt. 120. The Contractor shall be responsible to provide erosion and pollution control in accordance with the approved plans and permits. 121. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period. 122. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and/or geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation; a revised soil or geologic report shall be submitted for approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 123. The Project shall comply with the City's Municipal Code, including hours of construction. All equipment shall be adequately muffled and properly maintained. Construction equipment noise levels shall be monitored to move, muffle and/or shield equipment to minimize noise impacts. 124. Hours of work for public improvements shall be limited to the hours of 8 a.m. to 5 p.m. Monday through Friday. Work on Saturday or Sunday will only be permitted with written permission from the City. 125. Hours of work for private improvements shall be limited to the hours of 8 a.m. to 6 p.m. Monday through Friday. Work on Saturday or Sunday will only be permitted with written permission from the City. 126. Throughout the construction of the project, dust control shall be maintained to the satisfaction of the City and the contractor shall be responsible to implement reasonable measure to cure any problems that may occur. 127. if the existing city streets are damaged during construction, the contractor /developer shall be responsible for repair at no cost to the city. 128. If, during construction, the contractor damages any existing facilities on the neighboring properties (i.e. fences, gates, landscaping, walls, etc.) contractor shall be responsible to replace all damaged facilities. PRIOR TO OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 129. All streets and sidewalks shall be paved, all public utilities installed, all signage relating to traffic control (stop signs, etc.) and all streetlights must be operational. 130. All improvements shown in the improvement plans deemed necessary for the health, safety and welfare of the occupant and general public shall be completed. 131. The contents of buildings in the proposed Project shall be secured to the extent feasible. All shelving systems shall be secured.to structural elements of the floor, wall, or ceiling. Heavy display items and merchandise shall be placed on lower shelves and secured to building elements where possible. PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND BOND EXONERATION, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 132. Security in the amount prescribed by Municipal Code Section 16.16.170B. 1.e. shall be submitted and accepted by the City of Rohnert Park guaranteeing the improvements as required by Public Improvement Agreement described in Condition No. 57 above. 133. A complete set of As -Built or Record, improvement plans on the standard size sheets shall be certified by the Civil Engineer licensed in the State of California and returned to the City Engineer's office prior to final acceptance of the public improvement. These shall show all constructive changes from the original plans including substantial changes in the size, alignment, grades, etc. during construction. The Contractor shall pay a fee for having same put into the City Base Map. Landscaping 134. The landscape plan shall include at least on (1) native oak tree, details subject to staff approval. 135. All trees planted in the landscaping along the Redwood Drive, Golf course Drive West and Dowdell Avenue frontages be twenty -four (24) inch box size, details subject to staff approval. 136. The light poles for the parking area lighting be a decorative design, details subject to staff approval. June 8, 201 1 Mr. Norm Weisbrod City of Rohnert Park 130 Avram Avenue Rohner-t Park, CA 94928 AN 0 9 ?�IJ 1 Y Or Supplemental Analysis and Access Study for the Oxford Suites Project Dear Mr. Weisbrod; 'vv ---t r n IN._ Whidock & Weinberger Transportation, Inc, !F9G Mendocino AVE'MJe su;tc 201 Sarttat Rosa, CA 95,101 voce 1'07592.95010 fax 707.'142.9590 ;veb ww"",w- l!"Ins.c_cm Whitlock & Weinberger Transportation, Inc. (W- Trans) has completed a supplemental analysis and access study for the proposed Oxford Suites Project. Project Description The project as proposed would replace 55,861 square feet of retail space planned for the parcels north of Wilfred Avenue (which has been renamed Golf Course Drive West) between Redwood Drive and Dowdell Avenue with a 163-room Oxford Suites Hotel and a 3,911 square foot McDonald's fast food restaurant. Access is proposed via connections to Golf Course Drive West and Dowdell Avenue as well as to the adjacent Home Depot parking lot to the north. Supplemental Analysis The analysis performed for the Supplemental EIR for the Wilfred Dowdell Specific Plan Area was based on the assumption that the entire Specific Plan Area would be developed with retail uses. Because the trip generation rates used in the SEiR are not shown in Table 3.6 -5 of the DSEIR, the average rates applied to the entire shopping center were developed by dividing the total number of trips for each category by the total size of the shopping center. The 27 percent pass -by assumed for the analysis was also applied. Shopping center rates are typically based on a fitted curve equation rather than the average. However, the Specific Plan Area is part of an area that has a substantial amount of existing retail development that would contribute to linked trips. This existing retail space was not included in developing the trip rates, though it would have been reasonable to do so. The reduction in retail space associated with the proposed conversion to a hotel and fast -food restaurant would therefore not be expected to affect the trip rates applicable to the remainder of the project. In order to determine the trips associated with the proposed conversion to a 163 -room hotel and 3,911 square foot fast -food restaurant, standard trip generation rates published by the Institute of Transportation Engineers in Trip Generation, 8Eh Edition, 2008, were used. The rates for a "Hotel" (Land Use 310) and "East Food with Drive - Through" (Land Use 933) were used. The trip generation estimates both as assumed for the Wilfred Dowdell Supplemental EIR and for the proposed Oxford Suites and McDonald's are summarized in Table 1. Mr. Norm Weisbrod Page 2 June 8, 201 1 Table I Trip Generation Summary Land Use Units Daily Rate Trips Weekday PM Peak Hour Rate Trips Saturday Rate Trips Saturday Midday Peak Hour Rate Trips Approved Retail - 55.861 ksf 46.12 -2,576 4.30 -240 61.38 -3,429 5.88 -328 Poss -by -27% 696 -27% 65 -27% 926 -27% 89 Net Trip Reduction -1,880 - 175 -2,503 -239 Proposed Fast Food 3.911 496.12 1,940 33.84 132 722.03 2,824 59.39 232 Pass -by -50% -970 -50% - 66 -50% -1,412 -50% -116 Hotel 163 rms 8.17 1,332 0.59 96 8.19 1,335 0.72 117 ....._... ......... _ ...... ............. .....- Net Project Trips -... - - .- ..... --. 2,302 ___. . ....... ._ ..........__....- 162 ... - . _...._ 2,747 233 Net Change 422 - ........- .......... ....... - 13 .... ..... . ...... _..... 244 -6 Note: ksf = 1,000 square feet; rms = rooms As can be seen in Table I, the proposed development would be expected to generate fewer trips during the critical weekday p.m. and weekend midday peak hours, though more trips would be generated on a daily basis. Since the SEIR analysis reflects peak hour conditions only, the increase in daily trips does not affect the results of the SEIR. In fact, the project would be expected to. result in slightly improved conditions overall compared to the assumptions used in the prior analysis. Access Evaluation The mitigation measures in the Supplemental EIR relative to access from Golf Course Drive West (Wilfred Avenue) were reviewed. Mitigation 3.6 -4 on Page 1.14 of the Revised Draft EIR states that not allowing street connections or driveways from the projects site along Wilfred Avenue (Golf Course Drive West) would reduce the impact to less than significant. However, on Page 3.88 it is stated that, "It is therefore recommended that no site access be allowed along this segment of Wilfred Avenue unless limited to right -turns in and out." Further, on Page 3.92 it is stated that street connections or driveways from the Project site to Wilfred Avenue will be limited to right -turns in and out unless a site- specific circulation study is conducted to show that left -turn access can be accommodated. These various statements appear to be contradictory, however, the need for access restrictions is associated with the volume of traffic that is anticipated in the future, so in the interim there is some flexibility in terms of allowing access, though ultimately limitations will be necessary. The factor that precipitated the mitigation measure was the anticipated length of the eastbound queue backing up from Redwood Drive to Dowdell Avenue. An analysis was therefore performed to determine the conditions under which the left -turn access can be allowed, and when it should be discontinued. Mr. Norm Weisbrod Page 3 June 8, 201 1 Interim Configuration The Interim configuration is based on near- to mid -range traffic volumes that include buildout of the Wilfred - Dowdell Specific Plan area, buildout of the Stadium Area Master Plan, and completion of the Walmart expansion, but do not include traffic associated with the Graton Rancheria casino. With these volumes, Golf Course Drive West could operate effectively as a three -lane street section. Side street stop controls on Dowdell Avenue would also be expected to perform adequately. This configuration is shown graphically in Figure I. It should be noted that the eastbound approach to Redwood Drive includes a single left -turn lane and a shared through/right-turn lane, the left -turn lane should be aligned with the westbound left -turn only lane as shown in the diagram. Separate right -turn lanes are not necessary to achieve adequate operating conditions under this volume scenario. Figure I -- Interim configuration with Wilfred- Dowdell and without casino Peak hour queues on eastbound Golf Course Drive West extending from the signal at Redwood Drive are projected to extend a maximum of 27S feet, which is just about at the proposed driveway. Queues extending from the Wilfred Avenue -Golf Course Drive WesUDowdell Avenue intersection would be modest. While during the very busiest periods it may be difficult for drivers to turn left out of the driveway, the center turn lane would provide a refuge area that allows drivers to make a two -stage left turn maneuver that minimizes potential conflicts with moving traffic on Golf Course Drive West. It appears reasonable to allow full access at the driveway during this interim time period and with the aforementioned three -lane roadway configuration. It is understood that the Oxford Suites project will be making full frontage improvements, which includes all of the planned widening on the north side of Golf Course Drive West between Redwood Mr. Norm Weisbrod Page 4 June 8, 2011 Drive and Dowdell Avenue. This will result in extras roadway width in the westbound direction until such future time as the road is fully widened. One option for handling this extra width is shown in Figure 2 and includes a second westbound lane that ends at Dowdell Avenue; this lane would need to be signed to direct through traffic to merge, leaving right -turns only at Dowdell Avenue. Another option would be to stripe a single westbound lane as shown in Figure I and use the additional width on the north side of the street for a bike lane combined with parking. Both options would perform acceptably from an operational perspective_ Figure 2 — Alternate interim configuration Future Configuration The future configuration is based on General Plan buildout traffic volumes projected for the year 2035, including buildout of all Specific Plan areas in the City and completion of the Walmart expansion, but not traffic associated with the Graton Rancheria casino. Golf Course Drive West could operate effectively as a five -lane street (counting a center turn lane) with these traffic volumes. The intersection at Wilfred Avenue -Golf Course Drive West/Dowdell Avenue would need to be signalized. This configuration is shown in Figure 3. Note that for this condition there is an additional lane in both directions, so any widening performed in the short term should be constructed so that it is consistent with this ultimate configuration. Mr. Norm Weisbrod Page 5 June 8, 2011 Figure 3 — Year 2035 configuration without casino Peak hour queues on eastbound Golf Course Drive West would be expected to extend a maximum of 350 feet to the west of Redwood Drive. Such queuing would block the proposed driveway intersection. Queues extending from the Wilfred Avenue -Golf Course Drive West/Dowdell Avenue intersection are anticipated to reach 130 feet and would not affect the driveway_ Given the traffic volumes and availability of gaps created by the upstream and downstream intersections, it may be reasonable to allow full access at the driveway with these assumed traffic volumes and configuration, recognizing that left turn delays from the driveway could be lengthy during the highest peak periods. While a safety hazard would not be expected, the driveway could be restricted to right turns in and out in the future should a collision pattern become evident. Configuration with Graton Rancheria Casino The potential casino project would generate hundreds of peak hour trips on Golf Course Drive West. Based on the calculations and analysis completed as part of the Walmart Expansion EIR, queues created by the signal at Golf Course Drive West/Redwood Drive signal would be expected to extend nearly the entire distance to Dowdell Avenue, Golf Course Drive West would need to include five lanes in the near term and six lanes at buildout. A graphic indicating the configuration needed in 2035 is shown in Figure 4. Mr. Norm Weisbrod Page 6 June 8, 2011 Figure 4 — Year 2035 configuration with casino Given the traffic volumes, lack of gaps in traffic, and projected queues, it would be necessary to restrict access to driveways on Golf Course Drive West to right turns only if and when the casino becomes operational. Full access at the proposed driveway would need to be eliminated . at this time. Conclusions and Recommendations Rased on the analysis performed, it appears that full access can be safely accommodated at the Oxford Suites driveway under short -term conditions. • The site's frontage improvements should include all of the planned future widening, resulting in a second westbound lane that will terminate with right -turns only at Dowdell Avenue. An interim alternative would be to use the extra width as a bike lane and parking lane until improvements are constructed to the west. • The driveway should be located as near as possible to the mid. -point of the block of Golf Course Drive West between Dowdell Avenue and Redwood Drive. • Upon build -out of the northwest quadrant of Rohnert Park, the need to modify access to the Oxford Suites site as well as the parcel on the south side of Golf Course Drive West between Dowdell Avenue and Redwood Drive should be monitored to determine if queuing has reached the point where the access is blocked and no longer works effectively. At that time access could be limited to right -turns in and out through installation of a median island. Mr. Norm Weisbrod Page 7 June 8, 2011 • Completion of the planned casino is expected to result in substantially longer queues on Golf Course Drive West, at which time the driveway to the Oxford Suites site would routinely be blocked, so conversion to right -turn access only would be needed. • It is recommended that full access to the Oxford Suites project from Golf Course Drive West be allowed, with the proviso that at such time as the casino is developed access will be limited to right - turns in and out. Further, the City may modify the access to prohibit left-turns if there are safety concerns associated with the driveway operation. We hope this information adequately addresses the issues relative to the trip generation of the proposed project alternative as well as the potential to allow full access under short -term conditions. Please do not hesitate to contact me if you have any questions. Sin c ly, Zack Matley, AICP Associate kaj 1 ,u�.. Dalene J. Whitloc , PE, PTOE Principal o Q*O ESSIONgI LLJ ° TR001552' * Exp. 9/30/12 ACAL DJ Wlzm1RPA907 -25.L 1