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2016/12/22 Planning Commission Resolution (5)PLANNING COMMISSION RESOLUTION NO. 2016-34 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING APPROVAL BY THE CITY COUNCIL OF A TENTATIVE MAP TO ALLOW THE SUBDIVISION OF PROPERTY LOCATED AT 5900 LABATH AVENUE (APN 043-040-124) INTO FIVE PARCELS WHEREAS, MJW Investments, LLC, filed Planning Application No. PLDV2016-0001 proposing a General Plan Amendment, amendment to the Stadium Area Master Plan (a Planned Development), adoption of a Final Development Plan (including a related Conditional Use Permit), and a Development Agreement and Planning Application No. PLEN 2016-0003 for the related certification of a Mitigated Negative Declaration ("MND") and Planning Application No. PLSD2016-0001 proposing a Tentative Map for a proposed project on a 15.30 acre parcel located at 5900 Labath Avenue (APN 143-040-124) (the "Project"), in accordance with the City of Rohnert Park Municipal Code ("RPMC"); and WHEREAS, the Planning Commission reviewed the MND for the Project; recommended approval by the City Council and has otherwise carried out all requirements for the Project pursuant to CEQA; and WHEREAS, the Planning Commission reviewed the General Plan Amendment and SAMP Amendment for the Project; and recommended approval by the City Council. 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 December 8, 2016, the Planning Commission held a public hearing which was continued to December 22, 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. PLDV2016-0001 for the proposed Tentative Map for the property. 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. Section 2. The Planning Commission has recommended the City Council approve the Mitigated Negative Declaration for this Project in Resolution No. 2016-30, approved on December 22, 2016 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. PLSD2016-0001 and 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 Stadium Area Master Plan that applies to the property, as recommended to be amended to the City Council. The proposed tentative map will implement the General Plan by providing regional commercial and retail services and increasing the City's existing housing stock. The proposed tentative map is consistent with the Stadium Area Master Plan (SAMP) as recommended to be amended by the City Council. It proposes to subdivide the property according to the SAMP's requirements related to commercial development location, residential housing locations, public/institutional development locations, public park location, public improvements, and related amenities. The Tentative Map depicts the specific commercial, public institutional, public park and residential parcels consistent with those in the Stadium Area Master Plan, as recommended to be amended to the City Council. 2. The site is physically suitable for the type of development. Criteria Satisfied. The tentative map reflects the specific plan for this site, as recommended to be amended, 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 commercial, residential and public 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 Stadium Area Master Plan, as recommended to be amended, to allow the proposed density of development. The subdivision has been designed to accommodate the future development of residential, commercial and public land uses, taking into consideration the shape and topography of the site. This development is consistent with the land use designations provided for in the Stadium Area Master Plan, as recommended to by amended. 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 Stadium Area Master Plan (State Clearinghouse Number 2005042111) was prepared and certified by the City Council on June 10, 2008 by Resolution 2008-086, which described potential impacts related to the development of the site with the proposed uses. The EIR concluded that the majority of the impacts of the project could be mitigated or substantially lessened with the adopted mitigation measures. However, cumulative impacts which require action by other agencies to fully mitigate are beyond the City's control and City Council adopted associated CEQA Findings, a Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program. A subsequent Mitigated Negative Declaration been prepared and recommended for approval which concludes that any impacts that result from proposed changes to the project can be adequately mitigated and would not result in any significant effects not disclosed in the EIR. S. The design of the subdivision or the type of improvements will not cause serious public health problems. Criteria Satisfied. The design of the subdivision and all proposed improvements are consistent with the RPMC, the Final EIR and Mitigated Negative Declaration and the City's Manual of Standards. These standards promote the health and well- being of residents of and visitors to the project and the surrounding land uses. The design of the Tentative Map is in conformance with the City's General Plan, Zoning Ordinance, as recommended to be amended, and Subdivision Ordinance. The Tentative Map does not include improvements and further subdivision of the site would be required to develop this site, therefore public health problems would not occur with this map. 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 site is not subject to any existing easements acquired by the public at large for access through 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 submitted map indicates two construction phases with the sequencing clearly indicated upon the map. Section 4. A duly noticed public hearing on the proposed Tentative Map was held on December 8, 2016 which was continued to December 22, 2016 to allow for additional testimony. Section 5. The Planning Commission does hereby recommend to the City Council approval of Application No. PLSD2016-0001 for a tentative map (Exhibit 1) to allow the subdivision of property located at 5900 Labath Avenue (APN 043-040-124), subject to the recommended conditions of approval in Exhibit 2. DULY AND REGULARLY ADOPTED on this 22nd day of December 2016 by the City of Rohnert Park Planning Commission by the following vote: AYES: 1 NOES: () ABSENT: l ABSTAIN: 6 ADAMS) BLANQUIE BORBA� "�e GIUDICEAYDON/ �i /` A Chairperson, Rohnert Park Planning Commission John Attest: 'Susan Azevedo, R ording Secretary lylr�f. P tYT _ft{E ■_y�wA�� E�.yy�H{�I TA L = PA¢1rnN0•t IARil 1W AW_ YW1MV CtR LAILtrr AArpYiWD�OUYW 4 WNun t•4•ri+ N .cL$`< p.�'o.A 4mLa .N .. A INTER u.L E.x.E., b WpCwA K 11• �r FRESICDENCES AT FIVE CREEK Cl COW R SHEET, TI'PICAL SECTIONS. LEGEND h ABBREMATONS SITE OKRKI SEWER VAIN, MAA— W CLEANWI TENTATIVE MAP ABBREVIATIONS r YDLE W I c3ENERAL NOTES Www W4E A, ABWrAR �W IN wW.aW PMr " WA,ERRNN LOT 1 OF PARCEL MAP 180 ,PRCSENI AND P-0 2DNw01S PLANNED DE•ELDPNENT (PD) PER THE APPROVED :R° ° u NN, AND BEING PART OF THE IrT SIADNAr NEA—TER qN. Wa rE.(,P nSo.4. 11=1 STADIUM AREA MASTER PLAN •L COYNSO4 T M RNfA4 w CEWEALATA} KOWrL 6 Com.. �w Rm.l"4'N.�• s.aulER A ROHNERT PARK. CA S M T.•M WP MD•gEt b f/D�NOC t6t . WP K S404v tWt wE0 S lylr�f. P tYT _ft{E ■_y�wA�� E�.yy�H{�I TA L = PA¢1rnN0•t IARil 1W AW_ YW1MV CtR LAILtrr AArpYiWD�OUYW 4 WNun t•4•ri+ N .cL$`< p.�'o.A 4mLa .N .. A INTER u.L E.x.E., b WpCwA K 11• �r W W •cam_ Cl COW R SHEET, TI'PICAL SECTIONS. LEGEND h ABBREMATONS SITE OKRKI SEWER VAIN, MAA— W CLEANWI n ] r craw+ AKA s a„ m INDUSTRIAL STREET r YDLE W I rA C- AL UTLIw PLiNW - RtMRC1L GN.] pETUTY PLAN - HD7ET, RECLAIMED WRIER MAIN, PARCEL EBITANO EASEMENTS PARCES GATE VALVE BLOWOEP k C6 ACCESS CXH—b RfiWl10x %— DEVELOPER OWNER W[WV OXIV4e ArENT. 45A, INC. Y RGHNERI PARA SiOPM DRAIN UNHOLE. CATCH BASIN k DRAINAGE INLET 2>B 0.E1PE]AS SWKLT, aUilE N39 6750 CLUVCRCC AVO LALUOR ARCH.. W NASI REHA WI -AEA. C• hl2B T,I" YNY-YAe CML ENC3INEER CURB. GUTTER A SIDEWA K PUBLIC AVENUE i wtC RAN OCAWNUE. SUITE 204 SNNT STA 'OSA. C20 Sr03 b � IT PROLCT BOUNDARY RIGHT of WAY KTCY GROUP. INC ,]9tt LAIN KARUN AK SUITE 200 IRWNE. CA 9261A EXISTING CONTOURS (T' INTERVAL) L949) B$1-2133 L—TH -WHILE PUBLIC AVENUE •W YPJ•[ EENEE ONNI-MENS, LTD OKRHEAD UTLITIES Is r. __-T ARTIN KnuE A PRIVATE STREET ELECTRIC XAH1 �HCN UT L-'- 3050 INDUSTRIAL OULEVAROSTINGWELL SAN WEST CR ENTO, CA 95691 A (TO BE ABANDONED) "TW AWNUE YIN A ru 4) V PRNATE STREET IRV= V KW �P.0 KW. +•R'. 1 K On.rA•4L f 1R1Nu4 arr PWVATE ON-SITE PARKING DETAILS nR,.,Ern E t ERns�ar ~ BENCHMARK � W-- A SET Y t0AASS DISK AN TK 3CUTNf-V HEAORAN Or THE REDWOOD DRIK AVD HRWW CNEA BRAXX. YEWS ! I' lQRIH EW 14 •DPTH END OF TIE 4AOR•LL EL .140N•Ifts, ARM IOU» N•S.C."0. 15 B•YD P AGS KKMRAa Y-101, C %D 1902. MBCEaa DEKLORUFNT Or DEY R•lett Y Not BE Al M —IRBA OR 1N[ —90 A— PARR 9CKIONII CR K PDA YErAlRWY 'AWA — K PARM AS HOLLOWS S PHASE 2 - PAROELA W ] a PROPOSED LOT AREAS: -PARCEL (SUALLESI) 065 ACRES ARCEL 2 (LARGEST) 6 D5 Aa ES HOIELNPARCEI : 2e ACRFS ".-RAm frnEs D1r-PARCEA 251 ACR[s 6 NO AREAS O THIS SITE ARE SUB -1 TO INVNDAINN NO HA2ARDOUS UA, S ART N.D.. TO""'a—B4 i SITE SOLS APPEAR SUITABLE FOR RESIDENTIAL DEKLOPUENT B INERE ARE NO —E` DEED RESTRKTKNS e —1121 ICT: W COTAII - WERT PARK NIED SCI — OSIRIGT TOP WSHRIAlT —. G MNY LEGEND EXISTING NEW B 1[r CENTERLINE MONUMW INDEX OF DRAWINCHS STREET UG »T Cl COW R SHEET, TI'PICAL SECTIONS. LEGEND h ABBREMATONS SITE OKRKI SEWER VAIN, MAA— W CLEANWI PLN - C22 SITE PLAN - RESIDENTIAL C2 ]9tt PLN - CO4UER( AL .. SITE PIAN - HOTEL W— MAIN. DATE VALVE, C3 t .-NO PLAN - RESIDENTIAL C3.] GRADING PLAN _ CO �ERCIAL EIRE MYDRNT, BLOWF t SE -GES C- AL UTLIw PLiNW - RtMRC1L GN.] pETUTY PLAN - HD7ET, RECLAIMED WRIER MAIN, PARCEL EBITANO EASEMENTS PARCES GATE VALVE BLOWOEP k C6 ACCESS CXH—b RfiWl10x %— DEVELOPER OWNER W[WV OXIV4e ArENT. 45A, INC. Y RGHNERI PARA SiOPM DRAIN UNHOLE. CATCH BASIN k DRAINAGE INLET 2>B 0.E1PE]AS SWKLT, aUilE N39 6750 CLUVCRCC AVO LALUOR ARCH.. W NASI REHA WI -AEA. C• hl2B T,I" YNY-YAe CML ENC3INEER CURB. GUTTER A SIDEWA K GML DESIGNCON--NTS. INC. CURB RNP RAN OCAWNUE. SUITE 204 SNNT STA 'OSA. C20 Sr03 202 () -K ARCHITECT PROLCT BOUNDARY RIGHT of WAY KTCY GROUP. INC ,]9tt LAIN KARUN AK SUITE 200 IRWNE. CA 9261A EXISTING CONTOURS (T' INTERVAL) L949) B$1-2133 GYIARRAN 1"m AIWLOY •IW GRAB( LANDSCAPE ARCHITECT EENEE ONNI-MENS, LTD OKRHEAD UTLITIES 943 RESERK DR1K. SUITE IN RSEYRLCW 676 WS LINEO. (916) 762 -SERB C3E0TECHNICAL EN4 3INEER ELECTRIC XAH1 �HCN LACE KUHL ASe CIATES 3050 INDUSTRIAL OULEVAROSTINGWELL SAN WEST CR ENTO, CA 95691 A (TO BE ABANDONED) (916) 372 -TRH UTILITY BOXES Exhibit "IE EXISTING NEW B 1[r MA MN AVENUE 1 �.w � "j -.. , la � G7Y LANDS — PARCEL 5 293 AC , (SEE SR7 C2.a) 1� HH£8RUGH I 11+ II 19 1 ;1 CR££K U& 0 w� Q U w 2:q LL � u Q 6� w O° z w (01w a:I >K" .. C2.1 d n — TENTATIVE MAP — SITE PLAN — RESIDENTIAL N u " RESIDENCES AT FIVE CREEK IV DOWDELL • AVENUE CML DESIGN CONSULTANTS, INC. SEE SHEET 02.4 _--___--____ DOWDELL AVENUE ZY a TENTATIVE MAP - SITE PLAN - RETAIL CIVIL DESION CONSULTANTS, INC. r S N Y RESIDENCES AT FIVE CREEK a „o,eam r,.w,. cw�rorww wrro w -ow -,a4 .�i.N I I � 1 k 1 AVENUE - TE CML MAP - SITE PLAN - HOTEL CML DESIGN CONSULTANTS, INC. x N ; RESIDENCES AT FIVE CREEK A. • �w. a s� L. ¢ BATH AVENUE ° - L — AVENUE 1 G ORADUJO PLAN MMWDENTIAL TENTATNE ^ MP.r - - ` , avu_ oEeiaN rs TnH, Wo.Ca a RESIDENCES AT FIVE CREEK 3 � N6Yel. iOM t �'GI..11''�ORM �I'IH W Oi0 55i fxOxl 0.1Y-1l4o T7 SEE SHEET 03.3 R I 1 x i a Y•3T Y{i -_ e J a� � 3• RA eM \ �.A •r J. Ig z �• • ar �! K � x x � _ A k \'e I�, r YIS = : _+ ♦ y � � � ,i � a a , o'R x ♦ �S , �+ I A R s fy � x Ow a +• •+• A .,• K Ea K {F R ♦\ y a m• m I„ i IP 4lotF , F r IsA S = 1 A I Y{ F 1 ¢A {d {i • E2 y C Y 7 7 ---------- " CKDWDELL. AVENUE – 1 ---- --__---- ------------------- n a n TENTATIVE MAP - GRADING PLAN - RETAIL CML DESMN CONSULTANTS, INC. q W RESIDENCES AT FIVE CREEK ..omeen sora awrtart•wrsc. cw,x-onr«w uw+n.o+"n. ,a.r.. D� I I � 4 Egg I D , I 1, LA¢BATH AVENUE TENTATIVE MAP - GRADING PLAN - HOTEL CML OESM CONSULTANTS, INC. RESIDENCES AT FIVE CREEK or i of erwoti».� urvoe oii saz a'eso ' .x�n�.r••4d ��, NOVIA@R 40b RdfElf� rNK CPLIFOR�NA W-Oq-tta m m m N I m 9 0 w z ; m 1 z , I; r I I 1, LA¢BATH AVENUE TENTATIVE MAP - GRADING PLAN - HOTEL CML OESM CONSULTANTS, INC. RESIDENCES AT FIVE CREEK or i of erwoti».� urvoe oii saz a'eso ' .x�n�.r••4d ��, NOVIA@R 40b RdfElf� rNK CPLIFOR�NA W-Oq-tta m m m N I m 9 0 w SEE SHEET C4.3 =d . -tLu I I I D_ 111- 1 11.11, a I e e ; m e e F I Q /'1 TENTATNE MAP - UTILJTY PLAN -RETAIL a CML DESIGN CONSULTANTS, INC. RESIDENCES AT FIVE CREEK 1 V W3Vs.®1 QOM OT 1 M �Adl1A LMDe <MT 6C2 Y ��� wea ��_�� a N� ROFNBTI' PARC CN.JFORN/, MM. WOtl• W -----___- _ pOWC?EL.L AVENUE --------------------:--.-_-_--,--. --- VI a 1, 0 Q /'1 TENTATNE MAP - UTILJTY PLAN -RETAIL a CML DESIGN CONSULTANTS, INC. RESIDENCES AT FIVE CREEK 1 V W3Vs.®1 QOM OT 1 M �Adl1A LMDe <MT 6C2 Y ��� wea ��_�� a N� ROFNBTI' PARC CN.JFORN/, MM. WOtl• W q�4 I ` r LASATH AVENUE is tt i I �y ■ Fi ! Yi Y 1 ; I E r AI � I e Rg u Y! - � I +l F� SEE SHEET C4.2 i i' nl r I -a 1k - 8 a /1 TENTATWE MAP - UT -" ALAN - MOTEL A CIVIL DE810N CONSULTANTS, INC. A s " RESIDENCES AT FIVE CREEK RN.- A -. �. �• rKwlM.a ems na.n�r.wl.c. ou.rawaw .w. .no+o-mi 1 till A.A.OD' r � xrrrxr + I - — — � _ .��• as m9 maorsna I S-A- PUBLIC PARK ;,PA I — - — - — - - CARL80N R f9ar f ew f I 11 I ' z I ; I 'I IZ i nry .lYrw l� I wi iia RESIDENTIAL - PARCEL 2 + Q uR 6.09 ACif . _ALL _r9nj1 m� 1 1 -- n,�'-II— �-------------- - I RETAIL - PARCEL 4 I 330 AC L V , + c-n9r `1 1 aae •xi aoe I P Y' HOTEL - PARCEL 3 r w:�n I IIS i 1 2.28 AC. k I' AVE1Vli� � + 1 1 _•s �- 1, Il+01f.T - ' ••.yl�. � _ '"rte n �-w'�r••'.i � _ MARTIN AVENUE ......... IiTT � 1 �M.YS a I iw Af16C5 • 1 CITY LANDS - PARCEL 5 2 93 AC, + I 41 o- 29G3 -SB 1l � L-Ifi).J9 nwn,s.. I I H/NEBAUGH dye II _ j IMYISaF�I �♦ +i I 1 wfwrNrr ,!lhwf .F 1 a 1 , II 11 IY IY V+ it 1 CREEK W 0 w i l �U Q w o Z J w VJ x C5 —) ,9]. - ---------------------- I -_--------- a / _ s fall,,''.: ' Nil f# e C e e _ C 1!11A I _ e I e – � B ® C C D ------------- '— FMTAL. PAS FM C r = rL I - a, _ e C e — C C I _ e I e � e e C 01 110 11 Q TENTATNE MA► - ►APIC:!- 5 ACC! EXI-II W CNL C9MM CONSULTAWM. M. '� 4 0 at RESIDENCES AT FIVE CREEK EXHIBIT 2 RECOMMENDED CONDITIONS OF APPROVAL RESIDENCES AT FIVE CREEK TENTATIVE MAP ON-GOING CONDITIONS The conditions below shall apply to the Tentative Map (TM) for the Residences at Five Creek project (Project) within the Stadium Area Master Plan (SAMP). The Project shall be developed in accordance with the General Plan (GP), the SAMP, Mitigation Measures identified in the Stadium Area Master Plan Environmental Impact Report (EIR) and subsequent Mitigated Negative Declaration (MND), the Development Agreement (DA) between the City and Stadium RP Development Partners LLC, 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. The proposed map was reviewed and the following conditions of approval were developed based upon the Tentative Map, dated November 2016, prepared by Civil Design Consultants, Sheets I - 13. 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 SAMP and the 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, Mitigation Measures for the Final Environmental Impact Report (FEIR) and the subsequent Mitigated Negative Declaration, the Stadium Area Master Plan and Final Development Plan including Conditions of Approval, Development Agreement (DA), Tentative Map and its Conditions of Approval, Rohnert Park Municipal Code (RPMC), and Design and Construction Standards. 3) The applicant shall comply with the EIR and the subsequent MND. In addition the applicant shall pay the cost to monitor the Mitigation Measures identified in the EIR and the subsequent MND on file in the Development Services Department. The requirements contained in the Mitigation Monitoring and Reporting Program (MMRP) shall be incorporated into these conditions and constructed in accordance with the MMRP. 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 Residences at Five Creek project 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 those conditions with full awareness of the provisions of the SAMP Planned Development, 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. Requirements for Final Map Submittal and Content 7) The final map shall be prepared by a licensed surveyor or civil engineer, showing all parcels, rights-of-way, and easement(s). 8) The final map shall be submitted with a completed Land Development Review Submittal Sheet, Final Map Completeness Checklist and Final Map Submittal Checklist as available on the City web -site and any and all applicable fees. 9) The final map submittal shall include a title report (within last 30 days), 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. 10) The local agency sheet of the final map shall include the following note: a. "Prior to the issuance of building permits, all applicable development impact fees shall be paid to the satisfaction of the Building Official and in accordance with City and local district ordinances." 11) The Owner's Statement and Acknowledgement shall include the following language: a. "The undersigned further relinquishes to the City of Rohnert Park all interest in sub -surface water rights below 300 feet that they may have". 12) The final map shall provide that all property corners of lots within the subdivision shall be monumented in compliance with city standards. 13) The final map shall satisfy Rohnert Park Municipal Code section 16.14.010 D. 2. regarding dedication of rights-of-way and easements. The final map shall show 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. Specifically but not exclusively: a. the final map shall include the dedications necessary to widen Carlson Avenue to 68 -foot width including all frontage improvements to the southerly side of Carlson Avenue (curb, gutter, 4.5 foot landscape parkway strip (measured from face of curb), 5 -foot wide sidewalk b. the final map shall include a public access easement over the private extension of Martin Avenue in favor of Lot 5 owned by the City of Rohnert Park. c. the Final Map shall include a public utility easement over the private extension of Martin Avenue in favor of the City of Rohnert Park. 14) Limits of the 100 -year flood elevation, as determined by the City, shall be shown on the final map and labeled as "Subject to Inundation". If any of the property shown on the final map is labeled "subject to inundation", a "Declaration of Restrictions" or equivalent instrument shall be approved by the City and recorded with the final map. The following notes shall also be provided: a. "Portions of lot(s) are located within the 100 -year flood elevation as determined by the City of Rohnert Park. The lowest floor (as defined by the Federal Emergency Management Administration and local ordinance) of structures will be required to be constructed at a minimum of 1 foot above the 100 -year flood elevations (as determined by the City). Nevertheless, flooding may be experienced on portions of these lot(s) in the event of a 100 -year storm." b. "A Declaration of Restrictions regarding Lot Nos. is recorded with this map as Document No. 15) All dedications offered on the map, which do not have their appurtenant improvements constructed within their respective areas at the time of the final map approval, if any, shall be accepted subject to improvement or rejected, pursuant to section 66477.1(a) of the Subdivision Map Act. Prior to Approval of Final Map 16) Prior to the approval of the final map, the applicant shall provide evidence that its surveyor has been retained to set all monuments required by the map. 17) Prior to or concurrent with approval of the final map, the applicant shall enter into an Public Improvement and Termination and Supersession of Deferred Improvement Agreement to assure construction and completion of the public improvements shown on the map. Said agreement shall specify and be accompanied by the financial assurances required to ensure completion of the public improvements. 18) Prior to the approval of the final map, the applicant shall secure all necessary rights-of- way and easements for both onsite and offsite road, utility, and drainage facilities. Rights- of-way and easements shall be dedicated on the map or provided by grant deed. The developer shall prepare all necessary legal descriptions and deeds.