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2013/10/24 Planning Commission Resolution (6)PLANNING COMMISSION RESOLUTION NO. 2013-29 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF AMENDMENTS TO THE CITY OF ROHNERT PARK STADIUM AREA MASTER PLAN FINAL DEVELOPMENT PLAN REFLECTING THE ADDITION OF 3.0 ACRES TO THE MASTER PLAN. WHEREAS, the applicant, Redwood Equities Investments, LLC, filed Planning Application No. PL2013-041 proposing to rezone the 3.0 acre project site (APN: 143-040-127) located in the northwest portion of the City from its current designation, P-1 (Public Institutional), to P -D (Planned Development) in connection with the proposed Redwood Equities General Plan Amendment, Rezone, and Stadium Area Master Plan Final Development Plan (SAMP) amendments (the "Project"), in accordance with the City of Rohnert Park Municipal Code ("RPMC"); 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, in conjunction with the rezoning of the Project site from P-1 to P -D, the Project proposes to amend the SAMP to include the project site, as provided in the proposed SAMP Amendments attached to this Resolution as Exhibit 1; and WHEREAS, the Planning Commission reviewed the Mitigated 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, 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 October 24, 2013, 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. PL2013-041 for the proposed amendments to the SAMP; 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 amendments to the SAMP; Section 1. The above recitations are true and correct. Section 2. The Planning Commission has recommended City Council approval of the Mitigated Negative Declaration for this Project, including adoption of associated CEQA Findings and the Mitigation Monitoring and Reporting Program, as described in Planning Commission Resolution No. 2013-26, approved on October 24, 2013 concurrently with the Planning Commission's approval of this Resolution. Section 3. Findings. The Planning Commission hereby makes the following findings concerning the amendments to the SAMP proposed by Planning Application No. PL2013-041: 1. That the proposed SAMP amendments are consistent with the General Plan. Criteria Satisfied. The proposed amendments to the SAMP would expand the SAMP boundaries to include the project site would increase the high density designated residential acreage from approximately 13.6 acres to 16.6 acres total and the total acreage within the SAMP would increase from 29.8 acres to 32.8 acres. The SAMP allows for development of a maximum of 338 housing units within the designated high density residential areas. The project applicant is proposing to utilize the project site in combination with the 3 acre parcel adjacent to the southern boundary of the project site to develop 94 of the high density residential units allocated in the SAMP. The adjacent parcel is located within the SAMP boundaries. 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, as amended, 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 would add the 3.0 acre parcel to the SAMP, thereby allowing for a contiguous land use consistent with the SAMP. The location would accomadate the entitled number of High Density units originally envisioned for the master plan. The location adjoining the existing High Density land use, would provide for orderly development resulting in consistency with the master plan. 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 amendments to the SAMP 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 and adopt the amended 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: ABSTAIN: ADAMS � BLANQUIE Y BORMt GIUDICEb tiw HAYDON 'Adams, Chairperson, City of Rohnert Park Planning Commission 1 Attest: 14-n _Q Susan AzevedoiAecording Secretary EXHIBIT 1 AMENDED SAMP FINAL DEVELOPMENT PLAN Stadium Area Master Plan Page 1 Stadium Area Master Plan "TD" Zoning District February 6, 2008 Amended October 2013 Note: Edits highlighted in Bray are associated with the City's vending Ptiblic Safety Site Igroiert, M:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doe 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, aild the listing of the permitted uses, -and- 4i"hesmg-plan. 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 Public/histitutimal Parks/Recreation "P -I" Public Institutional High Density Residential "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. dd—Ntfkn.-Th-,- aplpHe" t , lk } genes 11 i 13 the } 1ta i�rg lat Elepi in-H&mre-1- M:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doc Stadium Area Master Plan Page 3 � bt WYNL Phase 2 Residential and Park ' -Z�_ i Phase 1 Commercial - Regional Figufe4 phcfsrn -, lffm 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 ithin the SAMP. The intent of this Conditional Use Permit shall be to further clarify the details of the ploxosed development pli<{tie 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 2-1 illustrates the flu7ee 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. I M:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doc Stadium Area Master Plan Page 4 M:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doc Stadium Area Master Plan Page 5 M:\WGPLAN\Data Files - Planning Coimnission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doc .......•......•.... ..:.... fr ...... Stadium Area Boundary HINEBAUGH CREEK Parks/Recreatlon ..... , .. ®High Density Residential :::. _. O Regional Commercial .............., •� •••••••••.•••• - ®PubllcAnstltutlonal ®0 200 4000 - t Feel „' Industrial 55i10u rd; c tionre ra H.27 FIGURE 7 Proposed General Plan Land Use Designations September 2013 STADIUM AREA MASTER PLAN"PD" ZONING DISTRICT M:\WGPLAN\Data Files - Planning Coimnission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doc Stadium Area Master Plan Page 6 High Density Residential - -1316.6 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 - 152.7 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. Iliiblic/Institutional — 3.0 acres} The General Plan Public/Institutional desigLiation provides for schools, government offices, transit sites, and other facilities that have a unique public character, as well as Sonoma State University. Religious facilities would be also permitted in this designation. tion. 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. The "C-R" (Regional Commercial) zone shall apply to areas which are designated by the General Plan as Commercial —Regional. M:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\I0-24-13\Redwood Equiites Rezone\RE SAMP Edits.doe Stadium Area Master Plan Page 7 The "P -I" (Public Institutional) zone shall apply to areas which are designatedly the General Plan as Parks/Recreation and areas designated Public/Institutional. 4. Relationship of Existing and Proposed Land Uses to Surrounding The X32.8 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 x}32.8 acres of land. The SAMP consists of relatively flat land which is mostly undeveloped. As illustrated in Figure 32, the Northwest Specific Plan and the Wilfred Dowdell Specific Plan lie to the north of Business Park Drive and the proposed SAMP. 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. 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 ' 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:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doc Stadium Area Master Plan Page 8 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 fouree 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 desiated 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 4-3a 1.6 ui) to 338 none Commercial — Regional 4-512.7 none up to 140 Public 1; 1 n stitutional 3.0 none none Park 0.5 none none Totals 2932.8 up to 338 140 Table 2 SAMP Land Use & Development Program M:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doe Stadium Area Master Plan Page 9 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). 6. Circulation Plan M:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doc Stadium Area Master Plan Page 10 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. M:\WGPLAN\Data Files - Planning Corrunission\2013\Staff Reports\]0-24-13\Redwood Equiites Rezone\RE SAMP Edits.doe M New Cres BUSINESS PAR. DR y •....... ••. • •` r— Major Arlcrial(46 la—) f � � ---- Minor Arlcriol (.�. looms) Major Colles or (4 lanes) -- — —.Minor Coll -1.,(2(.—) - t] "0 0 _ m rgpr ca. Ve S' I Staclum Nen +f5 earderti ,I I�r�<=v 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. M:\WGPLAN\Data Files - Planning Corrunission\2013\Staff Reports\]0-24-13\Redwood Equiites Rezone\RE SAMP Edits.doe Stadium Area Master Plan Page l t 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:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24- 13\Redwood Equiites Rezone\RE SAMP Edits.doc © y • New Crosti BUSINESL,PAR i 'p, M DF;>. O caetsOP4 ••,wq o 4 1".\1 jp,AOcria1(4-6 lir.-,1. (] r4-QC1��»��� — \lino, Amrin1(21—) Major ('ullcclorN lan.�l. ---a^-- \linorr'ollecori2laws) LU IJ� � • a • fiver ss ` • — Smdium L) AgZundary E { Figure 45 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:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24- 13\Redwood Equiites Rezone\RE SAMP Edits.doc 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:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doc 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:\WGPLAN\Data Files - Planning Commission\2013\Staff Reports\10-24-13\Redwood Equiites Rezone\RE SAMP Edits.doc