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2013/10/24 Planning Commission Resolution (4)PLANNING COMMISSION RESOLUTION NO. 2013-25 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING APPROVAL OF AMENDMENTS TO THE CITY OF ROHNERT PARK STADIUM AREA MASTER PLAN FINAL DEVELOPMENT PLAN REFLECTING THE CHANGE IN LAND USE FOR THE PUBLIC SAFETY FACILITY SITE WHEREAS, the City of Rohnert Park has filed Planning Application No. PL2013-047 proposing amendments to the Stadium Area Master Plan Final Development Plan (SAMP) in connection with a proposed amendment to the land use designation for the approximately 3.0 acre project site (a portion of APN: 143-040-124) located in the northwest portion of the City (the "Project"); and WHEREAS, the SAMP area is a City "PD" Planned Development Zoning District. The SAMP, prepared in accordance with the City of Rohnert Park Zoning Code 17.06. Article VII, provides the specific development standards for the 29.8 acres within the SAMP area; and WHEREAS, the proposed amendments to the SAMP reflect the Project's proposed change of the land use designation for the project site from its current designation, Commercial - Regional, to Public/Institutional. The proposed amended SAMP is included as Exhibit 1; and WHEREAS, the City has assessed the potential environmental impacts associated with the Project, the City has prepared a Negative Declaration. The Planning Commission has reviewed the Negative Declaration prepared for the Project; recommended its certification 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, an eighth page public hearing notice was published for a minimum of 10 days prior to the first public hearing in the Community Voice; and WHEREAS, the Planning Commission has reviewed and considered the information contained in the staff report and the SAMP amendment materials. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings and determinations with respect to the proposed amendments to the SAMP: Section 1. The above recitations are true and correct. Section 2. The Planning Commission recommends City Council approval of the SAMP amendments, as shown in the amended SAMP attached to this Resolution as Exhibit 1. Section 3. Findings. The Planning Commission makes the following findings concerning the SAMP amendments proposed: 1. That the proposed SAMP amendments are consistent with the General Plan. Criteria Satisfied. The proposed amendments to the SAMP would change the land use designation of the site from Regional/Commercial to Public/Institutional. The amendments to the SAMP would be consistent with the proposed amended General Plan Diagram. The Project, including the SAMP amendments, would be consistent with the General Plan and would result in an internally consistent General Plan. 2. That the proposed amendments to the SAMP will be beneficial to and not detrimental to the public health, safety or welfare. Criteria Satisfied. The proposed amendment to the General Plan Diagram would change the land use designation of the site from Regional/Commercial to Public/Institutional. The amended land use designation for the site would allow for the future construction of the Northwest Public Safety Facility. Construction of the future Public Safety facility would have a positive impact on public safety and fire protection by supporting the City in attaining and maintaining its goal of a four minute response time throughout the City, specifically in northwest Rohnert Park. Therefore, the Project would be beneficial to and not detrimental to the public health, safety or welfare. 3. That a duly noticed public hearing has been held to receive and consider public testimony regarding the proposed amendments to the SAMP Final Development Plan. Criteria Satisfied. A duly noticed public hearing on the proposed SAMP Final Development Plan amendments was held on October 24, 2013. NOW, THEREFORE, BE IT FURTHER RESOLVED by the Planning Commission that it does hereby recommend that the City Council adopt the Findings hereinabove; adopt and amend the Stadium Area Master Plan Final Development Plan, as shown in the amended Stadium Area Master Plan Final Development Plan attached to this Resolution as Exhibit 1, in its entirety. DULY AND REGULARLY ADOPTED on this 24th day of October 2013, by the City of Rohnert Park Planning Commission by the following vote: AYES: J NOES: ABSENT: 21 ABSTAIN: ADAM � BLANQUIE I BOR13Ab4"GIUDICE 1 HAYDON _y Susan Adams, Chairperson, Rohnert Park Planning Commission Attest: f usan SAzevedo, Recording Secretary EXHIBIT 1 AMENDED SAMP FINAL DEVELOPMENT PLAN Stadium Area Master Plan Page 1 Stadium Area Master Plan "PD" Zoning District February 6, 2008 Amended October 2013 tVt:11NGPLAtvlData Pi1rs - Planni� Cominississn12013i5taFf Rqxir1s110-24-1_3.1Pulrt c Sat'c_iv_S i t_12013-04711'. SAM Sdits.dumcN4fxtly ;C-c�e + Stat e�w P�anll to �au-r.M"terPiewAI -R4kEV49I0N"R FEB 64ee Stadium Area Master Plan Page 2 1. Purpose In accordance with Zoning Code Chapter 17.06, Article VII., the purpose of this "PD" Planned Development Zoning District is to set forth the standards for the development of a this Final Development Plan (hereafter referred to as the Stadium Area Master Plan or SAMP) through the adoption of the development standards; and the listing of the permitted uses, and the phasing p! a. Project Objectives. • Create additional jobs within the City of Rohnert Park. • Increase housing opportunities within the City of Rohnert Park. • Promote implementation of General Plan goals, objectives and policies for jobs/housing balance, community growth, infrastructure improvements, and preservation of resources and environment. • Promote implementation of Area Plan goals, objectives, and policies for infrastructure and public services. • Provide direction for new development within the SAMP. • Redevelopment of formerly developed industrial and institutional land. b. Development Standards. The applicable development standards for the SAMP shall be consistent with the Zoning District which implements the General Plan land use designation for the property as shown in Table 1 below. General Plan Designation Implementing Zoning District Commercial - Regional "C-R" Regional Commercial Parks/Recreation Pub_ lic/Institutional "P -I" Public Institutional High Density Residential I "R -H" High Density Residential Table 1 General Plan Designations and Corresponding Zoning c. Permitted Uses. The applicable Zoning District that corresponds to the General Plan designation shall be used to determine permitted and conditionally permitted uses. cls—ftesing-P4nn.--T4-appl-ivailt will t tply gray i-4, A— -1'asi n lan. depieted in Figufe 1. M:1WGPLAN\D= Fiks - nlanninp Commissioii\20131Sla rReports114-2•i-i3ftblic Sanely Silo; `)12413-047TS SAMP �:Tits.d�ah�:'m'e�r�1r'4r,E'r�rr�,;,e;':•,.,-:�;��+►�s-&�stu+tiiev�,Sttid+titin-A�e+nlM�s,ler-Riaw�M�►�-{��arr.•M6R-Ii-I=V�Si�i�,ES:{4&B des Stadium Area Master Plan Page 3 Phase 2 Residential and Park ff. 1 - _ --- R j LJ • j b Phase 1 Commercial - Regional 2. Administrative Procedures Future development shall be subject to the procedures that are outlined in the Zoning Code Chapter 17.06, Article VII including but not limited to: a. Tentative Map. Future review of any subdivision shall be subject to the requirements of the Rohnert Park Municipal Code. High Density Residential development shall be referred to the Parks and Recreation Commission for a recommendation prior to action being taken. b. Conditional Use Permit. A Conditional Use Permit shall be required prior to the construction of any phase ithin the SAMP. The intent of this Conditional Use Permit shall be to further clarify the details of the proposed development phase and ensure that each component complies with the established provisions of the district. c. Permanent Zoning. The P -D District shall be considered a permanent Zoning District for the SAMP unless and until an application for Rezoning is filed with the Department of Community Development and approved by the City Council. 3. Proposed Land Use and Zoning a. Proposed Land Use. Figure _z.1 illustrates the three four General Plan designations that are proposed within the boundaries of the SAMP. They include: High Density Residential (12-24 units/acres), Commercial -Regional, Public/Institutional, and Parks/Recreation. M:\WGPLAN\Data Film -Planning Coinmissioni 2013\Staf1'Renortsl10-24-131Puhlic Safety Sitc P12013.0471PS SAMP EV is iON9444- -8 wee Stadium Area Master Plan Page 4 Figwe 2 htpos& -G{ lte i:r-�r d Uge ndWalf IVIAWGPLANEData Files - Plttnning Conwflmion120131StaffRcports\[0-24-131Publie Sarciy Site 1112013-11471PS SAMP Edits,d iKA ��.. a r.. . ... 0Mgffifti 8sta� )1141-1--Wt�+v-MQR- f;:'is 001S.r08 FE 6 -dee ®_......_.. Stadium Area Master Plan Page 5 k%l/ //01/oi/r// I HW60AUGH CREEH :.. :.: ----- ,7 1M MY Stadium Area Boundary ®Parks/Recreation ® High Density Residential QRegional Commercial ® PubllcAnstltutlonal Industrial nar,F u,; d Plimej Psik-'? I FIGURE i Proposed General Plan Land Use Designations September M� STADIUM AREA MASTER PLAN "PD" ZONING DISTRICT - 4 1 " " kWWGPLAAf Data Filc-c - Planning C;ommissinn12013'Staf1'Repsoais110-24-13�Public Safety Site p12013-047iPS SAMP Edils.ducW- All atir..en Ana 1y.., , in3E" H3i?7i1Y0Waster -P4*Ri qt or p! GR ncvrcrONS.08 FEB 1 6Aes Stadium Area Master Plan Page 6 High Density Residential - 13.6 acres} The General Plan High Density Residential designation accommodates residential development at densities ranging from 12.1 to 24.0 units per gross acre and accommodates a wide range of housing types, ranging from single family attached to multifamily and is intended for specific areas where higher densities may be appropriate. Commercial -Regional - 125.7 acres} The General Plan Commercial (Regional) designation is intended to provide sites for retail areas containing a wide variety of businesses, including: retail stores, eating and drinking establishments, commercial recreation, service stations, auto and repair services, financial, business and personal services, hotels, motels, and educational and social services. Residential uses may be conditionally permitted. The maximum FAR is 1.5 for hotel/motel projects and 0.4 for all other uses. Shopping centers typically provide department or big -box retailers which attract regional shoppers. Neighborhood — oriented commercial uses may be limited within this designation. Public/Institutional — 3.0 acres The General Plan Public/Institutional designation provides for schools, government offices, transit sites, and other facilities that have a unique public character, as well as Sonoma State Universily. Religious facilities would be also en�nitted in this designation. The Public/Institutional site within the Master Pian is intended for construction of a City Public Safety facilites Parks/Recreation - 0.5 acres} The General Plan Parks/Recreation designation provides for active and passive parks and recreational areas, recreation complexes, community fields, public golf courses, stadiums, arboretums, and greenways. Ancillary facilities such as concession stands, clubhouses, and equipment rental are also allowed. The City's General Plan land use diagram is not parcel specific. Uses on sites which are less than one acre in size are not depicted on the diagram. Future residential projects will be required to include private or public recreational land consistent with City policies. b. Proposed Zoning. The Zoning District for the SAMP site is "P -D" Planned Development; however, the Zoning District standards which implement the corresponding General Plan land use designation, as indicated in Table 1, shall apply. For example: The "R -H" (High Density Residential) zone shall apply to areas which are designated by the General Plan as High Density Residential. 1 Edi M. WGPLANUtin.Files - Rinning Cmnmis�sioa'i2[) 13§Ia i_Rgposts\I0-24-13\Pubhe Saregy Silc_u12013-04 APS SAMP p � �=� ufe ft --A- tI)'.�5-GEIFkintmi }, Ta�.4�it±ii.T �m.�•WI r .. Dt 6W est Dl.. „lWV4Vid1&. #4-Pn' 6A6 Stadium Area Master Plan Page 7 The "C-R" (Regional Commercial) zone shall apply to areas which are designated by the General Plan as Commercial —Regional. The "P -I" (Public Institutional) zone shall apply to areas which are designated by the General Plan as Parks/Recreation and areas designated Public/Institutional. 4. Relationship of Existing and Proposed Land Uses to Surrounding The 29.8 acre SAMP lies in the northwest corner of the City of Rohnert Park'. The site is bounded to the north by several parcels of land which front onto Business Park Drive; to the east by light industrial and office uses along Redwood Drive; Costco and Ashley Furniture; to the south by Hinebaugh Creek; and to the west by Labath Avenue. The existing land uses include industrial and public/institutional. The boundary of the SAMP is somewhat irregular since in some cases it follows public rights-of-way e.g., Labath, Carlson and Dowdell Avenues and in other cases it follows parcel lines. The land to the north of the future extension of Carlson Avenue comprises a contiguous (i.e. adjoining) parcel, as does the land south of Carlson; the total property encompasses approximately 29.8 acres of land. The SAMP consists of relatively flat land which is mostly undeveloped. As illustrated in Figure �2, the Northwest Specific Plan and the Wilfred Dowdell Specific Plan lie to the north of Business Park Drive and the proposed SAMP. I, Figure 32 Location Map In arriving at a preferred development vision for the SAMP consideration was given to several factors including location, access, parcel size and configuration, existing land uses in the area, and market demands. The area's designation as the "Stadium Area" refers to the stadium located within the planning area which was the home of the now defunct Sonoma County Crushers baseball team. The developer has an option to purchase the property from the City of Rohnert Park. M:iWGPLAN\Qata Files - Planning Commissio&20131StaffRcnorts110-24-13Wublic Safety Site p[2013 -0471,1'S SAMP Edits.eloc-g-. 1 t414ii'@2 t� a."'' r uvr-rlan. ivt®r-11'4W4& 6 doo Stadium Area Master Plan Page 8 With regards to location and access, the SAMP is positioned adjacent to the Costco operation which attracts customers from many of the nearby communities the majority of whom arrive to the area via Highway 101. Because of the strong drawing power of Costco, it is anticipated that additional retail/commercial activity could be supported in the SAMP. Other existing land uses in the area, such as the Press Democrat newspaper operation located to the northeast of the SAMP and the KRCB Channel 22 public broadcast television station located north of Carlson Blvd., are self-contained business destinations and therefore do not generate the type of commercial traffic and attraction which Costco does. Other activities to the north of Costco include the City of Rohnert Park's Animal Shelter and the City's wastewater pumping station. Based on recent discussions and studies concerning the potentials for development of other land uses in the SAMP, which were conducted as part of the planning efforts in preparing this plan, it is anticipated that the inventory of industrial space in the Rohnert Park area is such that there will be little demand for such development for the foreseeable future. On the other hand, demands for residential (rental) housing are strong in Sonoma County, and elsewhere in Northern California, indicating that there is potential for developing new dwelling units in the SAMP. Based on the foregoing considerations and following the guidance provided by the General Plan, the proposed development to be accommodated in the SAMP may be characterized as having fours components: Regional Commercial, High Density Residential, Public/Institutional, and Parks (see Figure -21). The commercial uses are to be developed in roughly the southern half of the Zoning District. This site has the potential for generating additional retail based on existing commercial uses in the area including the Costco facility on the corner of Martin Avenue and Redwood Drive and the other commercial uses which are next to U.S. Highway 101, along Redwood Dr. This commercial area flanks the future extension of Dowdell Avenue into this area and is accessible via Martin Avenue, a major arterial which, via Redwood Dr. and Rohnert Park Expressway links the SAMP with the freeway. Given the size of the parcel (about 15.7 acres with 12.7 designated for commercial uses, it is anticipated that this site could accommodate a single large retail facility or several smaller buildings. The northwestern part of the SAMP property is envisioned to develop with high density multifamily or single family (attached) residential units to the east and west sides of the extension of Dowdell Avenue The principal land uses to be developed within the SAMP are listed in Table 2. Land Use Gross Acreage Housing Units Non -Residential (1K sfl High Density Residential 13.6 up to 338 none Commercial — Regional 412.7 none up to 140 Public/Institutional 3.0 none none Park 0.5 none none K WGPL,AWData Hics - Planning C tnmissian\2013\Sutff Renorls110-24-13Tublic Safety Site Q12013-047\PS SAMP Ecllt4.[f(7Cfat�1[� IZFFY�EBi#16iiH#ie£riAu+A HFIfl!1i9�1�19#7iiBS#t'FT�18►Fi�i�crfl rlv r. rel 6,dAe Stadium Area Master Plan Page 9 Totals 29.8 up to 338 140 Table 2 SAMP Land Use & Development Program 5. Applicable Codes and Standards All future entitlements will be required to comply with the Codes and Standards that are in effect at the time the application is deemed complete unless otherwise superseded by the SAMP or a negotiated Development Agreement. Examples include but shall not be limited to: a. Rohnert Park Municipal Codes • Green Building Ordinance • Inclusionary Housing Ordinance • Public Art Ordinance • Park Land Dedication/Fee b. Rohnert Park Standards • Affordable Housing Linkage Fee • Public Facilities Finance Plan Fees • Adopted Engineering Standards c. Project Design Future residential and/or commercial projects shall conform to the City of Rohnert Park General Plan Community Design Element, adopted Design Guidelines, and City of Rohnert Park Engineering Standards. During the review process, particular attention shall be given to the following: • The interface between the industrial, residential, commercial and public/institutional land uses. • The arrangement between buildings and spaces such that provisions are made to ensure complementary transition between uses. • The arrangement between structures and spaces shall result in a cohesive design among similar land uses. • Building materials, colors, linkage to sidewalks, parking placement, landscape design, and plant materials to compliment existing and proposed uses. • Conditions of the General Construction Activity NPDES permit from the Regional Water Quality Control Board. • Proper site design and/or noise attenuating devices to reduce the indoor and outdoor noise levels for sensitive receptors. • Special consideration should be given to memorialize the "Stadium." d. Mitigation and Monitoring Reporting Program (Stadium Area Master Plan EIR) CEQA Guidelines Section 15097 requires the incorporation of the Mitigation and Monitoring Reporting Program (see EIR certification resolution). M:IWGPLANltkt4 Fila - planning Comrniy5ionl2ti131StatTRepori.l\10-24-13\Pub1'sc Safely Site P12013-047\PS SAMP 1 ti docN-kkll tree..y.®:.W�........Pmgmnv,u�5taf-p�8il�l B5tkk-l�lRii.�►-r.� ncVISIONS. 8-R14 6es Stadium Area Master Plan Page 10 6. Circulation Plan a. Existing Circulation. The existing and future circulation for the site, in accordance with the adopted General Plan, is illustrated in Figure 43. It shows the connection of Martin Avenue between Labath and Dowdell Avenues and no connection on Dowdell Avenue to Business Park Drive. Figure 43 Existing General Plan Circulation b. Proposed Circulation: The SAMP includes a conceptual circulation plan, Figure 54, but does not include specifics in terms of internal circulation or how the various retail and residential uses would interface with the adjacent streets. Further review will be required upon application for specific development and conditions of approval will be applied. The conceptual circulation scheme indicates that Dowdell Avenue will be extended between Martin Avenue and Business Park Drive, and that Carlson Avenue will be extended from Labath Avenue to the new extension of Dowdell Avenue. The scheme does not show Martin Avenue connecting Labath and Dowdell Avenues. The intersection of Martin and Dowdell Avenues is assumed to be a landscaped intersection also known as a modern roundabout. The final circulation plan will be reviewed upon application for specific development. WWGPILANOata Files - Planning C mmissionl2 l3 Stafi'Re o}tsll0-24- 1P i Safe[ Site 2013-047TS SAMP l'dlil5.(�OCi�: k1PN8n)4#�kHH t B}7iEilf9tilS-117( kBFn$le X #F - &PWOMaster Plian.NWRRrE4WAQr S:0i 4;9 �.�06 ♦ New Cora HUSINESS PAR : S',, t: DR — ,..... .t... Q Majnr An.rinl(461anr.) Minor ArtMJ(21-0 .Majix Coll—(4 lance) s3?. ----•-- Minor Collo�or (2L nes) CJ a• 07 ��~►♦ ila 11OPr Veit _,il C'_'. •i}.Vor asp • QI O stadum Area Figure 43 Existing General Plan Circulation b. Proposed Circulation: The SAMP includes a conceptual circulation plan, Figure 54, but does not include specifics in terms of internal circulation or how the various retail and residential uses would interface with the adjacent streets. Further review will be required upon application for specific development and conditions of approval will be applied. The conceptual circulation scheme indicates that Dowdell Avenue will be extended between Martin Avenue and Business Park Drive, and that Carlson Avenue will be extended from Labath Avenue to the new extension of Dowdell Avenue. The scheme does not show Martin Avenue connecting Labath and Dowdell Avenues. The intersection of Martin and Dowdell Avenues is assumed to be a landscaped intersection also known as a modern roundabout. The final circulation plan will be reviewed upon application for specific development. WWGPILANOata Files - Planning C mmissionl2 l3 Stafi'Re o}tsll0-24- 1P i Safe[ Site 2013-047TS SAMP l'dlil5.(�OCi�: k1PN8n)4#�kHH t B}7iEilf9tilS-117( kBFn$le X #F - &PWOMaster Plian.NWRRrE4WAQr S:0i 4;9 �.�06 Stadium Area Master Plan Page i l Figure 54 Proposed Circulation c. Proposed Streets and Improvements. • Dowdell Avenue (north extension) to Business Park Drive. Dedicate, improve and/or reconstruct the full width of Dowdell Avenue from Martin Avenue to Business Park Drive as a minor arterial. The half width (32 foot right-of-way) street improvements shall consist of a 7 foot center turn lane, a 12 foot travel lane, a 5 foot Class II bike lane and a 6 foot sidewalk located behind an 8 foot planter strip. • Carlson Avenue (east extension) to Dowdell Avenue. Dedicate, improve and/or reconstruct the full width of Carlson Avenue from Labath Avenue to Dowdell Avenue as a minor arterial. The half width (25 foot right-of-way) street improvements shall consist of a 12 foot travel lane, a 5 foot Class II bike lane and a 6 foot sidewalk located behind an 8 foot planter strip. • Martin Avenue from Dowdell Avenue. Dedicate and improve the western 200 feet from Dowdell Avenue into the proposed Shopping Center as a minor arterial. The half width (32 foot right-of-way) street improvements shall consist of a 7 foot center turn lane, a 12 foot travel lane, a 5 foot Class II bike lane and a 6 foot sidewalk located behind an 8 foot planter strip. d. Proposed Intersection Improvements and Modifications. Redwood Drive at Wilfred Avenue. Eastbound approach to Wilfred Avenue intersection will require reconfiguration to include a left turn lane, two through lanes and a shared through right turn lane. The southbound Redwood Drive approach will require reconfiguration to provide dual left turn lanes and a shared through right turn lane. Projects within SAMP shall pay impact fees or contribute a proportional share of the necessary improvements. Commerce Blvd at State Farm Drive. Signalization is required. Projects within SAMP shall pay impact fees or contribute a proportional share of the necessary improvements. M.-%Wf;PLANXDa m rile: - Plaiting 0 omrnissian120131Staff Reports\10-24-13Tublic 5aieiy Site o12U13-t747\PS SAMP Edits.docNA-M m his 8t-Stu�i lSEsdi�+► Ries A4es�r�es4 1�1: "r` -r. 'r. ^ri; yz"K FRB HAee p f New Q,.\. BUSINESt3 PAR ' s Dill" � a r w[ m � q o CARLS6Nrarr a F g ` ---:\lnjur Artcwl (4-G U-) ju �} —�� Minor Ancrinl (2 larxs) Major Collector lanes) MinurCollcnor(?larrsl CO yaCY 99 Smd'um • ,. ;' • • '�.� r Arca Boundary f E !.. q p Figure 54 Proposed Circulation c. Proposed Streets and Improvements. • Dowdell Avenue (north extension) to Business Park Drive. Dedicate, improve and/or reconstruct the full width of Dowdell Avenue from Martin Avenue to Business Park Drive as a minor arterial. The half width (32 foot right-of-way) street improvements shall consist of a 7 foot center turn lane, a 12 foot travel lane, a 5 foot Class II bike lane and a 6 foot sidewalk located behind an 8 foot planter strip. • Carlson Avenue (east extension) to Dowdell Avenue. Dedicate, improve and/or reconstruct the full width of Carlson Avenue from Labath Avenue to Dowdell Avenue as a minor arterial. The half width (25 foot right-of-way) street improvements shall consist of a 12 foot travel lane, a 5 foot Class II bike lane and a 6 foot sidewalk located behind an 8 foot planter strip. • Martin Avenue from Dowdell Avenue. Dedicate and improve the western 200 feet from Dowdell Avenue into the proposed Shopping Center as a minor arterial. The half width (32 foot right-of-way) street improvements shall consist of a 7 foot center turn lane, a 12 foot travel lane, a 5 foot Class II bike lane and a 6 foot sidewalk located behind an 8 foot planter strip. d. Proposed Intersection Improvements and Modifications. Redwood Drive at Wilfred Avenue. Eastbound approach to Wilfred Avenue intersection will require reconfiguration to include a left turn lane, two through lanes and a shared through right turn lane. The southbound Redwood Drive approach will require reconfiguration to provide dual left turn lanes and a shared through right turn lane. Projects within SAMP shall pay impact fees or contribute a proportional share of the necessary improvements. Commerce Blvd at State Farm Drive. Signalization is required. Projects within SAMP shall pay impact fees or contribute a proportional share of the necessary improvements. M.-%Wf;PLANXDa m rile: - Plaiting 0 omrnissian120131Staff Reports\10-24-13Tublic 5aieiy Site o12U13-t747\PS SAMP Edits.docNA-M m his 8t-Stu�i lSEsdi�+► Ries A4es�r�es4 1�1: "r` -r. 'r. ^ri; yz"K FRB HAee Stadium Area Master Plan Page 12 • Redwood Drive at Business Park Drive. Signalization is required. Projects within SAMP shall pay impact fees or contribute a proportional share of the necessary improvements. • Redwood Drive at Rohnert Park Expressway. Modify the northbound approach of Redwood Drive to provide a left turn lane, two through lanes and a right turn lane. Right turn overlap signal phasing should be added to the northbound, southbound, and westbound approaches. These lane modifications will also facilitate the installation of a bicycle lane at the intersection. Projects within SAMP shall pay impact fees or contribute a proportional share of the necessary improvements. • Dowdell Avenue at Business Park Drive. Signalization or single lane traffic roundabout is required and shall be included with future project. • Rohnert Park Expressway at Labath Avenue. Modify the NB approach to include a left turn lane, single through lane, and dual right turn lanes. Modify the SB approach to include a left turn lane and shared left turn-thru-right-turn lane. Modify signal phasing to split -phase north and south. Projects within SAMP shall pay impact fees or contribute a proportional share of the necessary improvements. • Rohnert Park Expressway at US 101 SB ramp. Modify the EB approach to provide two thru lanes and a dedicated right turn lane. Install lane assignment signs to notify drivers on SB Redwood Drive prior to Rohnert Park Expressway intersection. Projects within SAMP shall pay impact fees or contribute a proportional share of the necessary improvements. • Rohnert Park Expressway off ramp at US 101 NB ramp. Re -strip NB off ramp approach with a left turn lane, shared left turn-thru lane, and right turn lane. Projects within SAMP shall pay impact fees or contribute a proportional share of the necessary improvements. e. Proposed On -Site Bicycle and Pedestrian Facilities. All streets within the SAMP shall included sidewalks on both sides. On-site pedestrian sidewalks and/or paths shall connect all activity areas. Bike racks shall be provided at all retail uses and within residential areas. • A class II bike lane shall be constructed upon reconstruction of Labath Avenue from Hinebaugh Creek to Carlson Avenue. • A class II bike lane shall be included as part of the construction of the Dowdell Avenue extension 7. Estimate and Timing of Other Needed Infrastructure The timing of all circulation or other infrastructure improvements shall be determined upon future project conditioning. a. Public Safety Facility. The project proponent is responsible for dedicating to the City of Rohnert Park a 3 acre site for future development of a Northwest Public Safety Facility. Projects within SAMP shall pay impact fees or contribute a proportional share for improvements in order to meet the goal of a 4 minute response time. M:\.WCPI..WData Fifas - Plannim-, C'oininissiolt12013\Staff ReQorts110-24-131P'u61ic Safety Site p12013-0471PS SAMP 1111s.doeAl1 ltanaest4-Rtiagta+► &�t�' "' '�.�';a: oz��n. �.f196 Stadium Area Master Plan Page 13 b. Parks and Recreation. The project proponent is responsible for parkland dedication and/or improvement as required upon submittal of a future subdivision map for residential development. c. Utilities. The project proponent is responsible for the installation of all required utilities upon future development unless the City accepts the payment of impact fees. 8. Parking Requirements Specific development plans for the parcels comprising SAMP have not been submitted. Future proposals shall provide a minimum parking supply that is consistent with the parking requirements contained in the Zoning Code at the time of project review. An alternative parking plan may be considered upon submittal and review of a parking analysis that is conducted by a qualified individual or firm. M;IWGPLANIaata Files - Planning Comm'ission'20131Statf Repotts110-24-13Tublie Safety S tc p12013-047IPS SAMP E[lfiS--Q21 F 3HIyse!;aC�� 8tr5 fierPla 9i REVISInucneccn des