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2014/03/13 Planning Commission Resolution (3)PLANNING COMMISSION RESOLUTION NO. 2014-10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF A TENTATIVE MAP TO ALLOW THE SUBDIVISION OF PROPERTY LOCATED SOUTH OF KEISER AVENUE, WEST OF PETALUMA HILL ROAD, AND NORTH OF ROHNERT PARK EXPRESSWAY (APN 045-262-001 THROUGH -004,047-131-019, AND 047-131-024 AND -025) WHEREAS, the applicant, University District LLC, filed Planning Applications proposing a General Plan Amendment (PL2012-043), Specific Plan revision (PL2012-044), Tentative Map (PL2013-009), Tentative Parcel Map (PL2012-047), Development Agreement (PL2012-048), and related applications and approval of an Addendum to the Final Environmental Impact Report ('BIR") (PL2012-045) in connection with the proposed University District Specific Plan ("UDSP") Project located south of Keiser Avenue, west of Petaluma Hill Road, and north of Copeland Creek (APNs 045-253-007, 045-253-009 through -012, 045-253- 018, 045-262-001 through -004, 047-131-019, and 047-131-024 through -027 (the "Project"), in accordance with the City of Rohnert Park Municipal Code ("RPMC"); and WHEREAS, in conjunction with Application No. PL2013-009TM, the applicant prepared a tentative map for the University District Vast Oak property located south of Keiser Avenue, west of Petaluma Hill Road, and north of Rohnert Park Expressway (APN 045-262-001 through -004, 047-131-019, and 047-131-024 and -025), as provided in the Proposed Tentative Map attached to this Resolution as Exhibit A; and WHEREAS, the Planning Commission reviewed the Addendum to the EIR prepared for the Project; recommended approval by the City Council and has otherwise carried out all requirements for the Project pursuant to CEQA; 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 for a minimum of 10 days prior to the first public hearing in the Community Voice; and WHEREAS, on March 13, 2014, the Planning Commission 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 Planning Commission has reviewed and considered the information contained in Planning Application No. PL2013-009TM for the proposed Tentative Map for the property; and NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the proposed Tentative Map for the property: Section 1. The above recitations are true and correct and material to this Resolution. Section 2. The Planning Commission has recommended the City Council approve the Addendum to the Final EIR for this Project in Resolution No. 2014-07, approved on March 13, 2014 concurrently with the Planning Commission's approval of this Resolution. Section 3. Findings Regarding Tentative Map. The Planning Commission, in recommending to the City Council approval of Planning Application No. PL2013-009TM hereby makes the following findings concerning the Tentative Map pursuant to Government code section 66474: 1. The proposed map, and its design and improvements, are consistent with the general plan and any applicable specific plan, any policy or guideline implementing the general plan (including the city's design guidelines), or other applicable provisions of this code. Criteria Satisfied. The proposed Tentative Map is consistent with the General Plan designations for the area, as well as the specific plan that applies to the property. The proposed Tentative Map will implement the General Plan in that it would increase the City's existing housing stock and provide affordable housing units. The Tentative Map will comply with the goals and policies of the City's Housing Element by complying with the City's inclusionary housing ordinance. It will also develop the property with a mixed use component that is consistent with the goals and objectives of the General Plan for this area. The proposed Tentative Map is consistent with the revised University District Specific Plan as it proposes to subdivide the property according to its requirements related to number of residential units, density, housing type, housing location, public improvements, open space and related amenities. The Tentative Map depicts the specific residential lots and uses consistent with those in the Specific Plan. Further, the mixed use area, park and detention basin and planned roadways as shown on the Tentative Map are in the same configuration as the specific plan. The proposed Tentative Map has been designed to meet City standards which provide satisfactory pedestrian and vehicular circulation, including emergency vehicle access and on site improvements, such as streets, utilities, and drainage facilities have been designed and are conditioned to be constructed in conformance with City standards. Z. The site is physically suitable for the type of development. Criteria Satisfied. The Tentative Map reflects the specific plan for this site, which is physically suitable for the proposed development. No major geologic hazards have been reported on the site or other limited conditions that would render it unsuitable for residential and commercial development. 3. The site is physically suitable for the proposed density of development. Criteria Satisfied. The site is of sufficient size and shape and appropriately shown in the Specific Plan to allow the proposed density of development. The subdivision has been designed to accommodate the development of 1,033 residential units, taking into consideration the shape and topography of the site. This development is consistent with the density ranges provided for in the Specific Plan. 4. The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, absent a statement of overriding conditions. Criteria Satisfied. An Environmental Impact Report (EIR) for the University District Specific Plan Project (State Clearinghouse number 2003112011) has been prepared and approved which shows potential impacts related to the development of the site with the proposed uses. No significant unavoidable impacts related to existing habitats were identified. The Final EIR for this Project includes adoption of associated CEQA Findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program. The contents of the Final EIR is incorporated herein by this reference. An Addendum to this EIR has been prepared and updated studies have been submitted to the City by the project applicant, which demonstrate that the Project as proposed to be changed would not result in any new or more severe significant environmental effects not disclosed in the 2006 EIR. Nor have there been significant changes in the circumstances or new information of substantial importance which require revision of the 2006 EIR. 5. The design of the subdivision or the type of improvements will not cause serious public health problems. Criteria Satisfied. The design of the project is not expected to have negative impacts on the health or well being of project residents or occupants of the surrounding land uses. The design of the Tentative Map is in conformance with the City's General Plan, Zoning Ordinance, and Subdivision Ordinance. The construction of all units on the site has been conditioned to comply with all applicable City ordinances, codes, and standards including, but not limited to, the California Uniform Building Code, the City's Ordinances relating to Stormwater runoff management and controls. In addition, the design and construction of all improvements for the subdivision has been conditioned to be in conformance with adopted City street and public works standards. The City's ordinances, codes, and standards have been created based on currently accepted standards and practices for the preservation of the public health, safety and welfare. Finally, the proposed street system throughout the subdivision will improve emergency vehicular access and in the immediate neighborhood. 6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property with the proposed subdivision, absent alternative, equivalent easements. Criteria Satisfied. The project will respect all existing easements, and any new easements required by the project have been made conditions of the map approval. 7. Any proposed phases and their proposed sequence of construction are identified on the submitted map. Criteria Satisfied. The phasing is shown in the specific plan, final development plan and development agreement documents Section 4. A duly noticed public hearing on the proposed Tentative Map was held on March 13, 2014. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission does hereby recommend to the City Council approval of Application No. PL2013-009TM for a Tentative Map to allow the subdivision of property located south of Keiser Avenue, west of Petaluma Hill Road, and north of Rohnert Park Expressway (APN 045-262-001 through -004, 047-131-019, and 047-131-024 and -025), subject to the recommended conditions of approval in Exhibit B: DULY AND REGULARLY ADOPTED on this 13th day of March, 2014 by the City of Rohnert Park Planning Commission by the following vote:: AYES: NOES: 0 ABSENT: U ABSTAIN: ADAMS BLANQM j BORBA GIUDICE HAYDON City of Rohnert Park Planning Commission Azevedo, lNording Secretary EXHIBIT A PROPOSED TENTATIVE MAP SEE EXHIBIT 4 ATTACHED TO THE STAFF REPORT EXHIBIT B RECOMMENDED CONDITIONS OF APPROVAL VAST OAK TENTATIVE MAP ON-GOING CONDITIONS The conditions below shall apply to the Tentative Map (TM) for the Vast Oak project within the University District Specific plan. The Vast Oak project shall be developed in accordance with the General Plan (GP), University District Specific Plan (UDSP), Final Development Plan, Mitigation Measures identified in the University District Specific Plan Environmental Impact Report (FEIR), Development Agreement (DA) between the City and University District LLC and Vast Oak Properties L.P., the Rohnert Park Municipal Code (RPMC) and the Design and Construction Standards. The Conditions of Approval as stated herein are the obligation of the applicant/developer and place no obligation either express or implied on the City. These Conditions of Approval run with this TM as approved regardless of ownership at time of recording. General Requirements 1) The applicant shall comply with all documents approved by the City Council and adhere to all exhibits presented by the applicant at the Planning Commission and\or City Council meeting for approval of the University District Specific Plan project unless subsequently revised by the City. 2) In case of conflict between the various documents, the following order shall prevail: General Plan as amended 2000, Mitigation Measures for the Final Environmental Impact Report (FEIR), University District Specific Plan (UDSP), Development Agreement (DA), Tentative Map (TM) and its Conditions of Approval, Rohnert Park Municipal Code (RPMC), and Design and Construction Standards. 3) The applicant shall comply with the FEIR and Addendum. In addition the applicant shall pay the cost to monitor the Mitigation Measures identified in the FEIR for the University District Specific Plan project (SCH # 2003122014) kept on file in the Development Services Department. The requirements contained in the Mitigation Monitoring Program (MMP) shall be incorporated into these conditions and constructed in accordance with the MMP. 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 Tentative Map and associated entitlements pertaining to the University District Specific Plan save and except that caused by the City's active negligence. 5) By accepting the benefits conferred under this TM, the applicant acknowledges all the conditions imposed and accepts this TM subject to conditions, as may be amended from time to time, and the RPMC, as applicable. 6) The use of the property by the applicant/grantee for any activity authorized by this TM shall constitute acceptance of all of the conditions and obligations imposed by the City on this TM. The applicant/grantee by said acceptance waives any challenge as to the validity of these conditions. 7) Development shown on the TM may be phased. Each final map shall stand-alone and be self-sufficient as to access, traffic circulation, utilities, physical infrastructure, and land use pattern subject to approval by the City Engineer. 8) Prior to the approval of any final map the applicant shall provide the Development Services Director with a copy of the recorded covenants, conditions and restrictions (CC&R's) on the deeds for all lots within the proposed final map, which inform subsequent property owners of the nature and extent of existing agricultural activities, operations, and facilities in the vicinity of the project site. The disclosure shall also provide notice of the potential conflicts or effects of typical agricultural activities outside of project including but not limited to noise, odors, dust, agricultural spraying, livestock and burning etc. a. Any covenants, conditions, and restrictions (CC&R's) applicable to the project property shall be consistent with the terms of these conditions and the City Code. If there is conflict between the CC&R's and the City Code or these conditions, the City Code or these conditions shall prevail. 9) If the City is required to enforce any of the conditions of approval, the applicant shall pay all costs. At the City's sole discretion, the City may require a cash deposit to cover enforcement costs as a condition of the approval of any final map. 10) Prior to the issuance of Certificate of Occupancy, the applicant shall provide suitable escrow documentation reflecting City's demand for payment of Regional Transportation Fee for each lot affected by this fee per the Development Agreement by and between University District LLC, Vast Oak Properties L.P., and City of Rohnert Park. Building Services 11) Building code provisions shall apply to the construction, alteration, moving, demolition, repair, maintenance and use of any building or structure within the jurisdiction of the City, except work located primarily in a public way, public utility towers and poles, mechanical equipment not specifically regulated by building code provisions, and hydraulic flood control structures. All projects shall comply with the most current code recognized by the City at the time of their building permit application. All State and local ordinances shall be applicable to current projects. 12) Geotechnical investigation reports shall be submitted for all building permit projects unless waived by the Building Official. When required by the Building Official, the potential for soil liquefaction and soil strength loss during earthquakes shall be evaluated during geo-technical investigations. Compaction reports and pad certifications are required for each building pad site and all compaction reports shall be submitted prior to a foundation inspection and in compliance with the soils and geo-technical recommendations. 13) A completed and approved wet fire hydrants system, or other system approved by the Building Official and Department of public Safety (DPS), and all weather roads shall be in place prior to any flammable or combustible material (such as wood) being brought onto the site. Prior to meter installation, the applicant may tie to the water system for fire flow only. Fire access road shall meet the DPS Fire Access Road Standard. These fire access roads shall continue to be accessible until acceptance of the public streets by the City. 14) The applicant shall submit a mailbox plan (locations and sizes) for all lots prior to approval of any final map. The plan shall be approved by the Rohnert Park Post Office and included with the first submittal of the improvement plans. The applicant shall submit to the City a written confirmation from the Rohnert Park Post Office that the mailbox locations are approved. The City will review and approve the location plan to ensure adequate site distance and traffic safety measures are incorporated. 15) All public utilities easements (PUE) and public access easements shall be open and accessible at all times within phases under construction or occupied. 16) Copies of the soils and geology reports prepared by a licensed soils engineer and geologist shall be reviewed and approved by the developer's soils engineer and geologist prior to issuance of a grading permit. The developer's soils engineer shall sign the plans stating that they conform to the soils report recommendations. 17) The applicant shall submit plans and obtain separate building permits for retaining walls over four (4) feet in height and for all other walls, fences and signs over six (6) feet in height. 18) The applicant shall obtain a demolition permit for any structure to be demolished. All underground structures shall be abated, back-filled, inspected and approved by Sonoma County Environmental Health Services or the Building Official as applicable. 19) For any project requiring an on-site inspector to monitor grading, housing construction and/or development, the applicant shall deposit funds with the City to cover the full cost of an inspector prior to any land disturbance. The City Engineer, as appropriate, shall approve the amount and hire the inspector. 20) The developer shall implement a dust control program as part of the measures required by the FEIR for air quality control and the requirements of PM 10 and the Best Available Control Measures (BACM). The program shall ensure that, at the City Engineer's discretion, a water vehicle for dust control operations is kept readily available at all times during construction. The developer shall provide the City Engineer and Building Official with the name and telephone number of the person directly responsible for dust control and operation of the water vehicle. Planning Services 21) A Tree Preservation and Removal Plan including a separate tree removal and sensitive area plan shall be submitted to the Development Services Department for review and approval in accordance with City ordinance. The plan shall show all sensitive areas and stands of trees that are to be protected during grading operations and include, in detail, the method proposed to protect these areas. 22) All areas to be graded and left undeveloped shall have a revegetation plan as part of the dust control program. The Development Services Director or designee shall review and approve the plan. The applicant shall guarantee through a grading bond the revegetation prior to issuance of grading permits. 23) Development Area Plans in conformance with Section 17.06.400 of the Rohnert Park Municipal Code shall be approved by the City Council for all development areas. 24) All material storage areas shall be fenced with at least a 6 -foot high chain link fence with at least two 20 -foot gates for emergency vehicle access. The fencing shall be shown on the construction fire and security protection site plan. 25) Unless otherwise specified in these conditions, the condition shall apply prior to recordation of each final map or large lot final map. A "final map" shall mean a map that results in buildable parcels of an acre or less in area. A "large lot final map" shall mean a map that results in parcels larger than one acre in area. 26) The applicant shall pay all application fees, plan check and inspection fees, recordation fees, park in -lieu fees, encroachment permit fees, segregation of assessment fees and other applicable miscellaneous fees in effect at the time the fee is paid as required in the Fee Schedule or RPMC. The applicant shall receive credit against, or reimbursement of, its park in -lieu fee for any dedication, or irrevocable offer of dedication, or parkland improvements. 27) The final map shall identify who is responsible to own and maintain all parcels to be created with the map. 28) The applicant shall make a good faith effort to acquire all required off-site property interest necessary to construct or provide improvements, including but not limited to temporary construction easements required by the City. If the applicant fails to do so, the applicant shall, at least 120 days prior to submittal of the final map for approval, enter into an agreement to complete the improvements, pursuant to Government Code Section 66462, at such time as the City acquires the property interests required for the improvements. The agreement shall provide for payment by applicant of all costs incurred by the City to acquire the off-site property interests. Security for a portion of these costs shall be in the form of a cash deposit in the amount specified in the appraisal report obtained by applicant, at applicant's cost plus estimated legal and administration fees. The City Engincer shall approve or reject the appraiser prior to commencement of the appraisal report. 29) The improvement plans shall show water services to each building. All water meters shall be within the public right-of-way unless the Public Works Director specifically approves exceptions. The City shall not maintain water and sewer system lines beyond existing main line stub outs or on private property, unless otherwise agreed to by the City. Access easements shall be given to the City and recorded concurrently with the final map for any exceptions approved by the City Engineer that require access to private property. 30) If applicable, easements of record not shown on the tentative map shall be relinquished or relocated. Lots affected by proposed easements or easements of record, which cannot be relinquished or relocated, shall be redesigned. All easements for off-site grading and drainage shall be acquired prior to approval of construction on these properties. 31) The applicant shall provide cable or conduit for each residential lot for cable television and Internet access. The applicant shall provide cable or conduit for fiber optics or other smart technologies for each commercial lot for Internet access. The cable or conduit shall be shown on the joint trench improvement plans and constructed before the final lift of asphalt is placed on the adjacent street. 32) Prior to approval of the first final map that requires a homeowners' association, the applicant shall incorporate a homeowners' association consisting of all property owners of lands in the development at the time of incorporation. The homeowners' association shall be responsible for maintaining all common facilities pertaining to the Home Owners Association, including but not limited to, the association's property, common drive aisles, alleys, lanes, private streets, parking facilities and all utilities contained therein, and landscaping plus landscaping in adjacent public rights-of-way (such as parkway strips or other similar areas), and for paying for security lighting, any common garbage collection services, any security patrol services, if provided, and any other functions of a homeowners' association. The homeowners' association shall comply with all NPDES permit Best Management Practices in effect at the time. 33) The CC&R's shall prohibit the on-site parking of recreational vehicles, including boats. Parking shall be prohibited along emergency vehicle access easements, private streets and alleys. The No Parking signs shall be approved by the DPS. A separate signing and striping plan shall be provided to address on-site stop signs and no parking areas prior to approval of any final map. 34) Private streets or alleys shall be private facilities and shall have private street maintenance, street sweeping and streetlights. Private streets shall have a visible demarcation between the public and private areas and identified with signage that which differentiates them from public streets. The City Engineer shall approve all signage for private facilities with the approval of individual improvement plans for the project. 35) The applicant shall provide adequate vehicle sight distance as specified by the State of California, Department of Transportation's Highway Design Manual (latest edition) at all public and private street intersections. In addition, intersections and driveways shall comply with City requirements for sight triangles. The design of the streets shall incorporate public safety concerns, fire protection equipment movements, as well as the location and pickup of solid waste. 36) The applicant shall show the proposed structural sections for all private streets on the site improvement plans and pay the City's plan check and inspection fee for the proposed private improvements, including the water, recycled water, sewer and storm drainage facilities in these areas, to assure that the improvements are designed and constructed to City standards, with exceptions as shown on the Tentative Map. 37) Safety lighting at the end and at any curve in any private street, alley, lane or place shall be provided for residential units that do not front on a public street. The lighting shall include individual lights on each residential unit and\or streetlights on street light poles. The City Engineer shall approve the lighting plans that include these facilities. 38) The applicant shall contact the solid waste franchised hauler and obtain their written approval of the proposed solid waste pickup locations on private streets, alleys, lanes or places. The pickup locations shall not be located in emergency vehicle access easements. A copy of the written approval from the solid waste franchised hauler shall be submitted with the street improvement plans for City review and approval. Provisions for paved areas for trash receptacles on certain parcels shall be identified in the improvement plans to service alley access residences; the trash receptacle cutouts shall be located on private parcels fronting public streets and accommodate the receptacles for the respective lots. 39) Where required, the landscaping for the detention and/or retention basins shall be reviewed and approved by the Development Services Director or designee. 40) The applicant will coordinate with the local bus system authority to facilitate local bus service in the project and to determine bus stop locations and shelter improvements. The bus shelter locations shall be shown on the improvement plans and reviewed and approved by the City Engineer. A copy of the written correspondence with the local bus system authority approving transit facilities shall be submitted with the first street improvement plans for each map. 41) Any above ground utility structures and appurtenances (e.g. cable TV boxes, phone splice boxes) shall be installed in a public utilities casement within the applicant's property and within 10 feet behind street face of curbs. These structures and appurtenances shall be screened with landscaping to the satisfaction of the Development Services Director or designee. The landscape screening shall be included in Development Area Plans and shall not interfere with the utility companies' or DPS's access. 42) The electrical and water services shall be provided to all parks, landscape medians, and other landscape areas in accordance with plans approved by the Public Works Director. 43) Prior to the approval of the first final map including a large lot final map, the applicant shall be responsible for costs of implementation of ensuring compliance with Mitigation Measures contained in Mitigation Monitoring Plan (MMP) for the FEIR. The applicant shall provide funding, in an amount determined by the Development Services Director or designee to hire consultants or staff to implement compliance monitoring. 44) Prior to approval of the first final map, the street name and a theme for all street name signage, including traffic signal signage, street corner signage, directional signs, and other permanent fixtures depicting street names shall be submitted to the Development Services Director or designee for review and approval. 45) The total acreage for the two public parks shall meet the requirements of the Rohnert Park Municipal Code for park dedication as approved by the Parks and Recreation Commission at their July 15, 2013 meeting. Twin Creeks Park will be approximately 7.0 and Oak Grove Park will be approximately 6.0 acres. 46) , Unless otherwise specified in these conditions, the conditions of approval shall apply to each building permit. 47) The applicant shall provide a master signage program for each residential subdivision, prior to issuance of building permits for each tentative map phase. The signing plan shall be submitted to the Development Service Director or designee for review and approval. 48) The declaration of covenants, conditions and restrictions (CC&R's) filed for each development shall be prominently displayed in the project sales office at all times. The CC&R's shall apply to both owners and renters. The CC&R's shall be written to require renters to comply with the regulations of the CC&R's, and a copy of the CC&R's shall be given to each renter. 49) Design and placement of walls and fences for each neighborhood or land use district shall be in accordance with the standards in an approved Development Area Plan Walls and fences may be phased for each development area. All residential dwellings shall display illuminated street numbers in a prominent location in such a position that the numbers are easily visible to approaching emergency vehicles from both directions. The numbers shall be of a contrasting color to the background to which they are attached and four (4) inches minimum in height. Flag lots will have their address displayed in a prominent position at the driveway intersection with the street. 50) All buildings shall be connected to public water and sewer systems prior to occupancy. Water and sewer service accounts shall be set up with the City Finance Department for each structure with a building permit. 51) Prior to front yard landscaping 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 Development Services Director or designee for consistency with the approved improvement plans. All plant replacements shall be to an equal or better standard than originally approved. 52) All construction of new multi -family residential projects and all non-residential construction projects shall comply with the City's Source Reduction and Recycling Element, Household Hazardous Waste Element and the Sonoma County Integrated Waste Management Plan, which incorporates these Elements. 53) All construction of new multi -family residential projects and all non-residential construction projects shall incorporate interior and exterior storage area for recyclables into new structures. 54) Hours of construction shall be limited to the hours in accordance with the RPMC. 55) The applicant shall comply with all state federal and local laws. 56) Applicant shall submit the Buyer's Disclosure document to City prior to commencement of sales, reservations, etc. to Director of Development Services or designee for review and approval. Engineering Services The proposed map was reviewed and the following conditions of approval were developed using the reference documents listed below. • Tentative Map, dated February 4, 2014, prepared by MacKay & Somps, Sheets 1-26. • City's Subdivision Ordinance — Title 16 in affect at the time of tentative map review • City's Grading & Erosion and Sediment Control Ordinances — Title 15, Chapters 15.50 & 15.52 in affect at the time of tentative map review • City's Manual of Standards, Detail and Specifications, adopted as of this review date On-going Conditions 57) Submit a copy of the CCRs and/or maintenance declarations for private improvements (such as for maintenance of alleys and private utilities) to the Director of Development Services or designee and City Attorney for review and approval prior to recording of each final map. Maintenance declaration(s) shall be required to be recorded concurrent with the recordation of the Final Map or prior to City Engineer approval of improvement plans for the respective design, whichever occurs first. The CC&R's will include provisions for maintenance of: a) All private storm drain systems. b) All private driveways c) All private alleys and motor courts, including lighting d) Privately -owned utilities within private easements, driveways, or alleys e) Common area landscaping and irrigation 0 Planter strip landscaping and irrigation within public right-of-ways. g) Private walkway and access easements. h) Gang mailboxes i) The Hinebaugh Creek pedestrian bridge j) Frontyard and sideyard landscaping and irrigation outside of the fencing, as shown on the tentative map, including frontyard water quality measures. k) The Hinebaugh Creek pedestrian trail and landscaping. 1) The Parcel B detention basin, the UD LLC detention basin and any additional water quality improvement. m) The Hinebaugh Creek parcels. The CC&R's shall include a plan for a funding mechanism for the ongoing maintenance of these improvements. The plan shall include in a cash flow analysis, by year, showing both the ongoing maintenance costs and longer-term capital replacement costs, and expected revenues from the payment of the maintenance annuity with each certificate of occupancy. Costs shall consider the phasing of improvements with each phase of development. The analysis shall consider that certain improvements (e.g., the Vast Oak detention basin and the temporary UDLLC basin) will be constructed with the initial phase of development and that initial costs per occupied unit will not be proportionate to final costs per occupied unit at buildout. Developer shall provide an initial funding deposit as needed to cover costs as well as maintain an adequate reserve and/or identification of a phasing program that would reduce the monthly assessment impact upon Association homeowners. The CC&R's shall include language that upon reasonable notice by the City to the HOA (except in an emergency), the City shall have the right to perform maintenance and repair work as needed to ensure that the creeks and basins will function as designed and will have adequate flood protection capacity. The City will have the right to invoice the HOA for costs incurred and the HOA will reimburse the City for these costs. As an option, the HOA and City may enter into a contract whereby the City will perform specified work on a long-term basis and the HOA pays the City for the cost of this work. Developer may also agree to provide a maintenance annuity for the cost of specified work to be performed by the City (the annuity will be separate and above from the annuity required under Section 4.06). The CC&R's shall include a description and an exhibit of improvements within the Vast Oak and UDLLC Properties, clearly delineating those improvements to be maintained by the HOA and those to be maintained by the City. Each final map for the Vast Oak and UDLLC properties shall include a public drainage easement over the creek and basin properties. Developer and the HOA shall not contest the right of upstream 3rd parties to discharge existing runoff into the creeks and basins. 58) Developer shall enter into an agreement with the City which outlines the responsibilities of the HOA to operate and maintain into perpetuity all water quality improvements within the Vast Oak and UDLLC properties. The agreement shall run with the property and shall provide for the HOA to succeed Developer upon transfer of these parcels from Developer to the HOA. The agreement shall be subject to the approval of the North Coast Water Quality Control Board and generally conform to the City of Santa Rosa long-term maintenance agreement for stormwater treatment measures. 59) The City shall have no obligation to maintain or police the private maintenance of the alleys, motor courts, or private driveways. This provision shall be included in the CC&Rs. 60) Infrastructure shall be constructed in conformance with the "University District Specific Plan — UDLLC and Vast Oak Properties, December 31, 2013 Off -Site I PFFP and On - Site Infrastructure Phasing Program" as shown on Sheet 6 of the Tentative Map and in conformance with Exhibit "C", Dedications, Improvements, and Facilities Schedule of the Development Agreement. 61) The requirements for the design and construction of public improvements as set forth in the Development Agreement between Owner(s) and City shall be adhered to. In the case of a conflict between the requirement set forth in the Development Agreement and these Conditions of Approval, the more stringent conditions shall apply as solely determined by the City Engineer. Prior to the Approval of Improvement_ Plans or Start of Construction 62) Improvement Plans prepared by a Registered Civil Engineer shall be submitted for the review and approval of the City Engineer showing grading, paving, utilities, drainage, structures to be built, lighting and trash collection. Improvements shall conform to the requirements of Chapter 16.16 of the Municipal Code. The improvements plans shall include parking lots, street and utility information including all concrete curb and gutter, sidewalk, 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 Standard Improvement Details. Improvement Plans shall include a Storm Water Pollution Prevention Plan including winterization and erosion protection. 63) Storm drainage improvements shall be designed in accordance with the Sonoma County Water Agency criteria. Hydrology calculations, pipe sizing and storm drain plans shall be submitted for the review and approval of the City Engineer. 64) No lot- to- lot drainage is allowed except where easements are provided for drainage are provided. No drainage may discharge across sidewalks. 65) The applicant shall demonstrate for each building pad to the satisfaction of the City of Rohnert Park as follows: a) Adequate protection from 100 -year frequency storm; and b) Feasible access during a 10 -year frequency storm. 66) Fire protection shall be in accord with the requirements of Rohnert Park Public Safety Department. With the submittal of the improvement plans, calculations shall be provided to the City and the Rohnert Park Public Safety Department to ensure that adequate water pressures are available to supply hydrant flows and sprinkler flows. 67) The improvement plans shall show a sewer lateral to each building in accord with City Standards. 68) If private sewer lines are shared or if they cross property lines, a 10' private sewer easement shall be shown in the Final Map / Parcel Map or recorded by separate document (if the development is done separate from recordation of a Final Map / Parcel Map. The maintenance of any private sewer line shall be included in the maintenance agreement for the overall site(s) which have an interest in the particular sewer. 69) The Improvement Plans for the first phase of development (first final map) shall include construction/ widening of the north side of Rohnert Park Expressway from Snyder Lane to Petaluma Hill Road. Improvements shall include traffic signal and intersection modifications at the Rohnert Park Expressway/ Snyder Lane intersection and the Rohnert Park Expressway/ Petaluma Hill Road intersection. 70) The Improvement Plans for the final map that creates in excess of 800 single-family lots shall include construction/ widening of the south side of Rohnert Park Expressway from Snyder Lane to Petaluma Hill Road. Improvements shall include traffic signal and intersection modifications at the Rohnert Park Expressway/ Snyder Lane intersection and the Rohnert Park Expressway/ Petaluma Hill Road intersection. Improvements shall be coordinated with the City's phased Snyder Lane widening project. 71) The Improvement Plans for the first phase of development (first final map) north of Hinebaugh Creek shall include reconstruction and widening of Keiser Avenue, from the west boundary of Oak Grove Park (Parcel M) to Snyder Lane. Improvements shall include installation of a traffic signal and intersection improvements at the intersection of Keiser Avenue/ Snyder Lane. 72) The Improvement Plans for the phase of development (final map) that creates 100 single family residential lots north of Hinebaugh Creek shall include reconstruction and widening of Keiser Avenue, from the west boundary of Oak Grove Park (Parcel M) to Petaluma Hill Road. Improvements shall include installation of a traffic signal and intersection improvements at the intersection of Keiser Avenue/ Petaluma Hill Road. 73) A traffic signal and left turn lane channelization improvements shall be installed at the intersections of Rohnert Park Expressway with Kerry Road, Twin Creeks Road, and Kells Road. The Improvement Plans for the phase of development (final map) that creates these streets shall include the traffic signal and intersection improvements. 74) The Improvement Plans for the first phase of development (first final map) shall include shall include the design and construction of a recycled water line extension, connecting to the existing recycled water system at the Rohnert Park Expressway/ Snyder Lane Intersection and extending easterly in Rohnert Park Expressway to Twin Creeks Drive, then northerly in Twin Creeks Road to a meter stub for the approximately 7 -acre public park (Twin Creeks Park, Parcel E), subject to the review and approval of the City of Santa Rosa City Engineer and the City of Rohnert Park City Engineer. Design and construction shall include a recycled water line stubbed to the Parcel F commercial pad. The final alignment shall be determined during the design of the improvement plans. Prior to the extension of the existing Recycled Water system to the park and detention basin, the developer shall temporarily use potable for irrigation. The water connection fee for the park site shall not be paid due to temporary use of potable water on the site. Developer shall pay the water consumption charges to City for potable water actually used at the site for irrigation. 75) The Improvement Plans for the first phase of development (final map) north of Hinebaugh Creek shall include the design and construction of a recycled water line extension, connecting to the existing recycled water system at the Rohnert Park Expressway/ Snyder Lane Intersection first phase of the recycled water system south of Hinebaugh Creek, and extending northerly in Twin Creeks Road, then easterly in O'Ryan Road to a meter stub for the approximately 6 -acre public park (Oak Grove Park, Parcel M), subject to the review and approval of the City of Santa Rosa City Engineer and the City of Rohnert Park City Engineer. Prior to the extension of the existing Recycled Water system to the park, the developer shall temporarily use potable for irrigation. The water connection fee for the park site shall not be paid due to temporary use of potable water on the site. Developer shall pay the water consumption charges to City for potable water actually used at the site for irrigation. 76) The recycled water main shall be extended with each phase of construction as needed to serve landscaping within landscape parcels and other parcels as needed. 77) The improvement plans for the first phase of development (first final map) shall include design for the approximately 7 -acre public park (Twin Creeks Park, Parcel E). The park shall be designed by the developer, reviewed and approved by the City and constructed by the developer as stated within the timeframes identified in the Development Agreement. 78) The improvement plans for the first phase of development (final map) north of Hinebaugh Creek shall include design for the Twin Creeks Road vehicle and pedestrian bridge over Hinebaugh Creek and the extension of Twin Creeks Road north to Keiser Avenue. 79) The improvement plans for each phase of the project adjoining Hinebaugh Creek shall include the Hinebaugh Creek trail (including landscaping and other appurtenant improvements). The trail limits within each phase shall be extended to provide reasonable trail network connections with that phase. 80) The improvement plans for the first phase of development (final map) north of Hinebaugh Creek shall include design for the approximately 6 -acre public park (Oak Grove Park, Parcel M). The park shall be designed by the developer, reviewed and approved by the City and constructed by the developer as stated within the timeframes identified in the Development Agreement. 81) The improvement plans for the first phase of development (final map) north of Hinebaugh Creek shall include design for the pedestrian bridge across Hinebaugh Creek. 82) Each phase of development shall include the design and construction of Utilities within existing or proposed public right-of-way for electric, gas, telephone, communication and cable TV shall be submitted to the City Engineer and Director of Development Services for review and approval. Any above -ground utility boxes, cabinets or structures shall be specifically approved by the City and screened from public view to the satisfaction of the Director of Development Services and City Engineer and meet utility company's installation criteria. 83) A grading permit application shall accompany submittal of the each phase of Subdivision Improvement Plans. Said application shall include the requirements listed in Sections 15.48 & 15.50 of the Municipal Code. The grading plans shall be in conformance with the Bay Area Air Quality Management District guidelines for reducing construction impacts and minimize dust emissions. 84) 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 by 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 incorporate the following: a) The liquefaction potential of 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. 85) Each phase of development shall submit drainage plans subject to the review and approval of the Sonoma County Water Agency ("SCWA"), the City of Rohnert Park and these conditions of approval. Said plans shall meet or exceed SCWA standards and City standards, whichever is more restrictive. All proposed building finished floor elevations, including garages, shall be a minimum of 1 foot above the post construction 100 -year water surface elevations. 86) The improvement plans for the first phase of construction shall include the Parcel B detention basin. The storm water detention pond shall be designed by the project proponent, reviewed and approved by the City concurrently with the first phase of development Phase 1 plans. The storm water detention pond shall be designed in accordance with the WEF Manual of Practice FD -20, per City Standards and be approved by the City Engineer, the Regional Water Quality Control Board, Sonoma County Water Agency and Vector Control. The storm drain pipe outfalls into the basin shall be provided with full -trash capture screens, filters, or other measures to prevent trash and debris from entering the basin. 87) The improvement plans for the first phase of construction shall include the UDLLC detention basin. The storm water detention pond shall be designed by the project proponent, reviewed and approved by the City concurrently with the first phase of development Phase 1 plans. The storm water detention pond shall be designed in accordance with the WEF Manual of Practice FD -20, per City Standards and be approved by the City Engineer, the Regional Water Quality Control Board, Sonoma County Water Agency and Vector Control. The basin shall be designed to detain existing overflows from Copeland Creek, directly from the creek and via Sonoma State University and the Green Music Center, so that current overflows across the Vast Oak property are eliminated and flows in Rohnert Park Expressway are reduced to no greater than 180 cubic feet per second (cfs). The size of the basin is estimated at 10 -acres. The basin shall be sized to accommodate runoff from the remainder of the UDLLC property in a fully - developed condition. 88) Each phase of development shall prepare improvement plans and calculations for the proposed project, and shall demonstrate no increase in the 100 -year water surface elevations of adjacent properties. The developer shall submit an update to the Hydraulic Evaluation, Vast Oak and University District LLC Properties by ENGEO, August 2013, demonstrating that the Vast Oak and UDLLC basins will result in post -construction flows that hold or lower the water surface elevation below existing conditions. Specifically, the updated study shall show that the 100 -year flow does not adversely impact the Cotati- Rohnert Park Unified School District property on the north side of Hinebaugh Creek. The final design will be subject to Sonoma County Water Agency and City of Rohnert Park review and approval. 89) Each phase of development shall include the design by the project proponent for Erosion and Sediment control plans prepared by a professional such as a Civil Engineer or certified Erosion Control Specialist and shall meet the requirements listed in Section 15.52.030 of the Municipal Code. The plans shall provide measures to avoid the introduction or spread of noxious weeds into previously un -infested areas. These plans are subject to review and approval by the City. Erosion and Sediment control plans shall be in conformance with Chapter 15.52 of the Municipal Code except that the reference document for design criteria shall be the City of Santa Rosa Standard Urban Storm Water Management Plan (SUSMP) or most current City adopted SUSMP. 90) Each phase of development shall include design by the project proponent of lighting on public streets as well as private streets/alleys. All streetlights shall be LED, meeting the design criteria for the City of Los Angeles. The design shall be in accordance with City standards and P.G. & E. requirements. In addition, lighting for private streets and alleys shall be designed in accordance with the Zoning ordinance and to the Public Safety Department's satisfaction, allowing for wall -mounted lighting. 91) All existing overhead utilities within the subdivision and all proposed utilities shall be placed underground. 92) The each phase of development shall include the design for the proposed bus stops as shown on the Tentative Map, subject to the review and approval of the Sonoma County Transit and the City. The design shall meet the minimum requirements set forth in the current City Standards. The developer shall obtain a written letter of satisfaction from the Sonoma County Transit. Transit stop provisions shall be provided via Twin Creeks Road to the high-density residential development on Parcel L subject to route approval. 93) Each phase of development shall include design by the project proponent for roadways. Street improvements not specifically called out in these conditions shall be completed in conjunction with each phase of development (final map). The City Engineer may require reasonable improvements outside of each phase if needed for the orderly and safe development of that phase. The design shall include slurry sealing specifications, subject to review and approval by the City. All streets shall be slurry sealed prior to issuance of the last certificate of occupancy or prior to acceptance of the public improvements, whichever occurs first within each phase of development. 94) Each phase of development shall include the design by the project proponent for installation of moisture barriers at the edges of all pavement sections for purposes of maintaining constant moisture content of pavement sections, subject to review and approval by the City. The design shall include moisture protection extending to 6 inches below the aggregate base layer. The moisture barrier shall be a minimum of 4 inches wide and consist of Controlled Low Strength Material (CLSM) in a 10 mil visqueen lined trench. Alternate designs may be proposed by the developer and considered by the City. 95) Soils beneath all roadways including alleys shall be lime treated based on site specific tests and as recommended by a geotechnical engineer. 96) Each phase of development shall include design by the project proponent and all public improvements shall comply with the latest version of the Rohnert Park Manual of Standards, Details and Specifications. Reference to particular standards shall be made on the improvement plans. Standards details and specifications shall not physically be included on the plans but shall be referenced. 97) For each phase of development the project proponent shall design alleys, with utilities and appurtenances. These shall be private. 98) No utilities (sewer, water or storm drains) shall flow from a private utility to a public utility and back to a private utility. No utilities (sewer, water or storm drains) shall flow from a public utility to a private utility and back to a public utility. 99) All utilities shall be located within dedicated and accepted public street rights-of-way.. Any exception must receive prior approval from the City Engineer. 100) All existing wells and septic systems shall be abandoned in compliance with State and County codes, prior to issuance of an initial grading permit. 101) The first phase of development (first final map) shall include the design of a 12 -inch water main in Rohnert Park Expressway, extended from the existing water distribution system at Snyder Lane easterly to Petaluma Hill Road, with a loop through the interior of the development, for future connection to the Anderson 53 property water tank, as shown on tentative map. 102) The first phase of development (first final map) shall include the design of a 16 -inch water main in Rohnert Park Expressway, extended from the Crosstown Water Transmission Main at Snyder Lane easterly to Petaluma Hill Road, for future connection to the Anderson 53 property water tank, as shown on tentative map. 103) For each phase of the development the project proponent shall design all utilities in compliance with City Manual of Standards and the California Department of Public Health Drinking Water Program including vertical and horizontal separation between utilities, curbs, gutters and monuments. 104) The first phase of development (first final map) shall include the design for a 833,000 gallon water storage tank and associated improvements, including but not limited to access road, fencing and security, lighting and landscaping, on the Anderson 53 property. Plans shall be submitted to the State of California Department of Health Services (CDHS) in addition to the City. Applicant shall cooperate with City and CDHS on the amendment of City's drinking water system permit that is required for the approval of the on-site water tank and water lines. The tank design shall be complete and approved for construction by the City and CHDS prior to filing the final map that creates the 2001h single family residential lot. Prior to Approval of Final Map 105) Submit each final map and improvement plans with a completed Land Development Review Submittal Sheet, Final -Parcel Map Completeness Checklist and Final -Parcel Map Submittal Checklist as available on the City web -site and all appropriate additional information. 106) The final map submittal shall include a title report (within last 30 days of initial submittal), supporting documents, and calculations for City Engineer review. All calculated points within the map shall be based on one common set of coordinates. All information shown on the map shall be directly verifiable by information shown on the closure calculation printout. The point (s) of beginning shall be clearly defined. All lot acreages shall be shown on the map and shall be verifiable from information shown on the closure calculation printout. 107) Prior to City Council approval of the first final map; the developer shall satisfy Rohnert Park Municipal Code section 16.14.010 D. 2. regarding off-site dedication of rights-of- way and easements. The first and subsequent final maps shall show offer of dedication of the necessary right-of-way in fee title, sidewalk easements, public utility easements and other easements for public water, sewer, and storm drain, as shown on the tentative map or as needed per the final improvement design. 108) The first final map shall include dedication of the Keiser Avenue right-of-way and the approximately 7 -acre public park (Parcel E). The map shall also create the Vast Oak Detention Basin (Parcel B). The final map shall also include interim drainage easements across the future Twin Creeks Drive right-of-way and across Parcel M as shown on the tentative map. 109) In conjunction with the first final map, the developer/ property owner shall offer to dedicate by separate instrument the offsite water tank site (the Anderson 53 parcel) in fee, the offsite Crane Creek trail easement, and a public drainage easement over the approximate 10 -acre temporary UD LLC detention basin. 110) The first final map north of Hinebaugh Creek shall include an offer of dedication of the approximately 6 -acre public park site (Oak Grove Park, Parcel M), and the Twin Creeks Drive right-of-way from Hinebaugh Creek north to Keiser Avenue. 111) In conjunction with the first final map, the developer/ property owner shall secure a public drainage easement and a public trail easement over the Redwood Estates parcel immediately west of Parcel B, to accommodate the proposed detention basin outfall and the Hinebaugh Creek trail extension to the west as shown on the Vast Oak Tentative Map. 112) Each subdivision map for the phased development shall have a note on the local agency page stating: All fences, sound walls and retaining walls shall be constructed on private property and maintained by the private property owner or Association, unless specifically dedicated to and accepted by the City. 113) All property corners of lots within the subdivision shall be monumented in compliance with city standards, except as expressly permitted in writing by the City Engineer. 114) The developer/ property owner shall enter into a Subdivision Agreement (SIA) with the City, post the requisite bonds, and pay all applicable fees. The SIA shall be required to be recorded concurrent with the recordation of the final map. 115) The developer/ property owner shall enter into the Development Agreement by and among the City of Rohnert Park, University District LLC and Vast Oak L.P. and this development shall be subject to the requirements (including timing and phasing of improvements) stated in the Development Agreement. 116) The requirements for the design and construction of public improvements as set forth in the Development Agreement between Owner(s) and City shall be adhered to. In the case of a conflict between the requirement set forth in the Development Agreement and these Conditions of Approval, the more stringent conditions shall apply as solely determined by the City Engineer. 117) Street names will be subject to the approval of the City Council. Prior to the Issuance of Grading Permits 118) Pre -construction surveys shall be completed for western pond turtles, burrowing owls, and migratory birds, in accordance with Mitigation Measures BIO -12a, BIO -13a, and BIO -14a of the FEIR. This shall be noted on the grading plans. 119) Applicant must file a Notice of Intent to Comply with the Terns 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. 120) No construction shall be initiated for each phase until the Grading 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. 121) Resource agency pen -nits shall be secured, with copies of the permits supplied to the City and with permit requirements incorporated into the plans. 122) Plans shall incorporate tree protection measures. Trees to be preserved shall be clearly noted on the plans. 123) All areas considered to be a sensitive biological resource shall have construction fencing installed around the sensitive resources to prevent damage during construction. 124) Developer shall secure an encroachment permit from the City prior to performing any work within the City right of way, a State Highway or constructing within a City easement. 125) Resource agency permits shall be secured, with copies of the permits supplied to the City and with permit requirements incorporated into the plans. Prior to the Issuance of Building_ Permits 126) Prior to issuance of building permits for a single family residential units, individual plot plans for each lot shall be prepared by the project proponent, submitted and reviewed and approved by the City. 127) Prior to issuance of building permits for commercial and multi -family residential units; site development plans shall be prepared by a California registered Civil Engineer, submitted and reviewed and approved by the City. 128) Prior to the issuance of building permits within the FEMA floodplain, a Letter of Map Revision (LOMR) shall be obtained for the lots within the development. 129) Prior to the issuance of the 1St building permit, the Anderson 53 Water Tank Property an the accompanying trail easement shall be offered for dedication. 130) Prior to issuance of the 25th building permit, the construction of the north side Rohnert Park Expressway improvements shall be commenced. 131) Prior to issuance of the 50`h building permit, the development of the Twin Creeks Park grading and utilities shall be commenced. 132) Prior to issuance of the 100th building permit, grading and underground utilities for Twin Creeks Park shall be complete. 133) Prior to issuance of the 1001h building permit, the construction of the Twin Creeks Park improvements shall be commenced. 134) Prior to issuance of the 300th building permit, the Twin Creeks Park improvements shall be complete. 135) Prior to issuance of the 50th building permit north of Hinebaugh Creek, the construction of the Oak Grove Park grading, utilities, and perimeter road shall be commenced. 136) Prior to the issuance of the 100th building permit north of Hinebaugh Creek, the construction of the Oak Grove Park grading and utilities shall be complete. 137) Prior to issuance of the 100th building permit north of Hinebaugh Creek, the construction of the Oak Grove Park improvements shall be commenced. 138) Prior to the issuance of the 1501h building permit north of Hinebaugh Creek, the Oak Grove Park improvements shall be complete. 139) Prior to issuance of the 100th building permit north of Hinebaugh Creek, the construction of the Hinebaugh Creek pedestrian bridge shall be commenced. 140) Prior to issuance of the 150th building permit north of Hinebaugh Creek, the construction of the Hinebaugh Creek pedestrian bridge shall be complete. 141) Prior to issuance of the 800th building permit, the construction of the south side Rohnert Park Expressway improvements shall be commenced. 142) Prior to issuance of the 1St building permit north of Hinebaugh Creek, the westerly portion of the Keiser Avenue Improvement shall be commenced. 143) Prior to issuance of the 1001h building permit north of Hinebaugh Creek, the easterly portion of the Keiser Avenue Improvement shall be commenced. 144) Prior to issuance of the 200s1 residential building permit, the Developer shall commence construction of the Anderson 53 property water tank. 145) Prior to issuance of the 400th residential building permit, the Developer shall complete construction of the Anderson 53 water tank. The tank shall have been accepted by the City and shall be operational. Prior to the Building Occupancy 146) Prior to issuance of 1St Certificate of Occupancy for a residential unit, the Eastside Trunk Sewer Phase 2 project shall be completed and in operation. 147) Prior to issuance of I" Certificate of Occupancy for a residential unit, street connections shall be in place from the south side of Rohnert Park Expressway to the interior streets, and traffic signals at these intersections shall be under construction. 148) Prior to issuance of I" Certificate of Occupancy for a residential unit north of Hinebaugh Creek, improvements to Keiser Avenue from Oak Grove Park to Snyder Lane shall be complete, per the section shown on Tentative Map. 149) Prior to issuance of I" Certificate of Occupancy for a residential unit north of Hinebaugh Creek, the construction of the Twin Creeks Road vehicle and pedestrian bridge shall be complete. 150) Prior to issuance of I" Certificate of Occupancy for a residential unit north of Hinebaugh Creek, the construction of the Twin Creeks Road extension north to Keiser Avenue shall be complete. 151) Prior to issuance of the first occupancy permit, the Parcel B storm water detention pond shall be constructed and complete. 152) Prior to issuance of Certificated of Occupancy for any phase, the public improvements that are necessary for safe access to the site, all frontage improvements, hookup of utilities, energizing of street lights, and any specific improvements for that phase shall be complete. Department of Public Safety -Fire 153) Fire Hydrant spacing and placement should be consistent with the City of Rohnert Park Standards, comply with Appendix C of the 2007 California Fire code, and the amendments to table C105.1 by RPDPS ordinance #793. The specific location and spacing of Fire Hydrants shall be determined and approved on the final construction drawings. 154) All roadway, private lanes and drives shall comply with the City of Rohnert Park Standards. Specifically reference Standard #202 "Alley, in regards to: o Alley lighting shall meet the City's minor street requirements. o 20 or more units will require a 24' alley width o Alleys are to be used as secondary access only, with parking provided on primary access roads. 155) Roadway widths should be consistent with the City of Rohnert Park Standards except as shown on the Tentative Map, comply with Appendix D of the 2007 California Fire code, and the amendments to RPDPS ordinance #793 Section 15.28.1)103.2 — 15.28.13106.1. 156) Minimum interior and exterior turning radius for Fire Apparatus Access shall be all 20 feet and 40 feet. 157) Water main sizes and GPM flow capacity for Fire suppression shall be determined and approved on the final construction drawing. Hydraulic flow calculations shall be included and approved with construction documents.