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2021/08/12 Planning Commission Resolution PLANNING COMMMISSION RESOLUTION NO. 2021-12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK APPROVING SITE PLAN AND ARCHITECTURAL REVIEW AND CONDITIONAL USE PERMIT FOR HOLIDAY INN EXPRESS AND SUITES LOCATED AT 5354 DOWDELL AVENUE (APN 045-075-015) WHEREAS, the applicant, Mario Spasovski for MB Homes Sonoma LLC, has submitted application(s) for Site Plan and Architectural Review and Conditional Use Permit for a new four story hotel and two-story mixed use commercial building on property located at 5354 Dowdell Avenue Avenue (APN 045-075-015); and WHEREAS, Planning Application Nos. PLSR19-0009 and PLUP21-0004 respectively were processed in the time and manner prescribed by State and local law; and WHEREAS, the project is located in the Regional Commercial Zoning District, and so designated in the Rohnert Park Zoning Map; WHEREAS, on August 12, 2021, the Planning Commission reviewed Planning Application Nos. PLSR119-0009 and PLUP21-0004 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the August 12, 2021, Planning Commission meeting, upon considering all testimony and arguments, if any, of all persons desiring to be heard, the Commission considered all the facts relating to Planning Application Nos. PLSR19-0009 and PLUP21-0004. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Environmental Clearance. A Mitigated Negative Declaration was prepared for the hotel project in conformance with the California Environmental Quality Act (CEQA) and has been adopted. Section 3. Factors Considered for Site Plan and Architectural Review. The Planning Commission, in approving Planning Application Nos. PLSR19-0009 makes the following findings pursuant to Rohnert Park Municipal Code 17.25.033: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. The Holiday Inn Express and Suites is proposed for a location that provides convenient access for guests to Highway 101, entertainment and restaurants. The site is zoned C-R Regional Commercial, which allows operations that provide goods and services that serve the community and outlying areas within an 8 to 20 mile radius. The building design will complement the existing uses in the area as well as the planned proposals in the adjacent Press Democrat and Business Park Drive developments currently under review and construction. The appearance of the hotel is also complimentary to the recent developing Stadium Area Master Plan High Density Residential to the south. The hotel will be an attractive addition to the west side of town 2 Reso 2021-12 and the architecture, landscaping choices, lighting elements, and overall site design components give the hotel and the emerging neighborhood around it a consistent look and feel that enhances what already exists. B. That the development incorporates a variation from adjacent on-site and off-site structures in height, bulk, and area; arrangement on the parcel; openings or breaks in the façade facing the street; and/or the line and pitch of the roof. Criteria Satisfied. The new building has an attractive appearance with a variety of materials including stone, stucco in various tones, and faux wood cement board. There is articulation in the building walls including setback and variations in the roof height. The porte-cochere provides an inviting entrance to the building and further enhances its attractiveness with variation in bulk and façade depth. Attractive lighting and signage further enhances the visual quality of the structure. The front of the hotel will provide an attractive frontage with lighting and the porte-cochere will ensure the building maintains a visually attractive presence in this area of the city. C. That the development will be located and oriented in such a manner so as to provide pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate, and avoids indiscriminate location and orientation. Criteria Satisfied. Primary access to the project site would be from Business Park Drive using a shared driveway with the neighboring self-storage facility that crosses the Labath Flood Control Channel along the southern boundary of the site. The project includes a secondary access point, an Emergency Vehicle Access, between the northern boundary of the hotel site and Golf Course Drive West. Circulation improvements within the area were evaluated programmatically in both the Wilfred Dowdell and Northwest Specific Plan EIRs. The proposed EVA would be consistent with City plans for the future extension of Dowdell Avenue. A comprehensive bicycle network is proposed and envisioned for the Northwest Specific Plan Area, which is immediately adjacent to the hotel site which includes Class I and II bicycle facilities. The Sonoma County Transit Authority (SCTA) provides transit service in the northwest portion of the city and serves the project site with two bus stops. Required bicycle parking and EV charging will be provided onsite. Section 4. Factors Considered for Conditional Use Permit. The Planning Commission approving Planning Application No. PLUP21-0004, makes the following findings pursuant to Rohnert Park Municipal Code 17.25.014 and 17.16.040: A. That the proposed location of the conditional use is in accord with the objectives of the City of Rohnert Park Zoning Ordinance and the purposes of the district in which the site is located. Criteria Satisfied: The project is located within the C-R, Regional Commercial District, which is intended to allow for the operation of activities that provide goods and services that serve the community and outlying areas within an eight to twenty mile radius. The hotel provides a visitor-serving function, consistent with the definition of the zoning district. A parking analysis of the proposal resulted in a slightly lower number of spaces required for the combination of uses in the Regional Commercial district, as defined in Chapter 17.16.030. Pursuant to Section 17.16.040 of the Rohnert Park Municipal Code, Parking Exemptions, a reduction, with the approval of a Conditional Use Permit, of up to 3 Reso 2021-12 twenty-five percent of the spaces required for a combination of uses may be allowed where findings are made indicating that the uses share a common parking area and the demand for parking occurs over different time periods, thereby making the full requirement unnecessary. A Conditional Use Permit has been processed with the Site Plan and Architectural Review to facilitate this provision of the Rohnert Park Municipal Code and the appropriate findings can be made in the affirmative given the peak service and business hours of both operations of both the hotel and commercial uses. B. That the proposed location of the conditional use and the conditions under which it is operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity, and that the operation and maintenance of the conditional use will be compatible with the surrounding uses. Criteria Satisfied: The surrounding properties are a mixture of commercial, residential and light industrial uses. The hotel use will complement the existing uses in the area as well as the planned proposals in the adjacent Press Democrat and Business Park Drive developments currently under review and construction. The proposed hotel is sited and designed in a manner that achieves a safe built environment. Conditions will be imposed by the use permit and site plan and architectural review that should mitigate any concerns related to the facility with regard to building, fire and life safety as well as any nuisance conditions that may arise given the specifics of this type of use. C. That the proposed conditional use will comply with each of the applicable provisions of Title 17 of the City of Rohnert Park Municipal Code. Criteria Satisfied: As proposed and planned, the project is consistent with the intent of the zoning district and all the various development standards including height, setbacks, parking, and coverage. A violation of a condition of approval or a provision of Title 17, Zoning may cause a conditional use permit to be revoked or modified as set forth in Chapter 17.25 of the Rohnert Park Municipal Code. The applicant has duly been notified of this provision. NOT THEREFOR BE IT RESOLVED, that he Planning Commission does hereby approve Planning Application Nos. PLSR19-0009 and PLUP21-0004 subject to the following Conditions of Approval attached as Exhibit A and Holiday Inn Design Package dated April 4, 2021 attached as Exhibit B. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired and that the appeal period shall be ten (10) working days from the date of said action. No building permits shall be issued until the appeal period has expired, providing there are no appeals. AYES:]- Nons: Z ABSENT: I ABSTAIN,$- AUSTTN-DrLLoN \C BLANeure $rykrat A1L oRLoFF WsrnnrEN Af DULY AND REGULARLY ADOPTED on this l2th day of August, 2021 by the City of Rohnert Park Planning Commission by the following vote: Marc Orloff, Chairperson,Park Planning Commission Attest: Jennifer Secretary Attachments: Exhibit A: Conditions of Approval Exhibit B: Holiday Inn Design Package dated April4l4l2l 4 Reso 2021-12 1 Exhibit A ADOPTED PER PLANNING COMMISSION RESOLUTION No. 2021-12 Conditions of Approval Site Plan and Architectural Review/Conditional Use Permit Holiday Inn Express and Suites The conditions below shall apply to the Holiday Inn Express and Suites project located at 5354 Dowdell Avenue (APN 045-075-015). General Conditions 1. The Site Plan and Architectural Review approval shall expire two years from the Planning Commission approval date, unless prior to the expiration, a building permit is issued, construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved. 2. All applicable provisions of the City of Rohnert Park Municipal Code, are made a part of these conditions of approval in their entirety, as if fully contained herein. 3. The violation of any condition listed herein shall constitute a nuisance and a violation of the RPMC. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC may be an infraction or a misdemeanor and shall be punishable as provided by law. In addition to criminal penalties, the City may seek injunctive relief. The Applicant agrees to pay for all attorney’s fees and costs, including, but not limited to, staff time incurred by the City in obtaining injunctive relief against the Applicant as a result of a failure of the Applicant to fully perform and adhere to all of the Conditions of Approval. 4. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert Park, its agents, officers, attorneys and employees from any claim, action or proceedings brought against any of the above, the purpose of which is to attack, set aside, void, or annul the approval of this application or certification of the environmental document which accompanies it. This indemnification obligation shall include but not be limited to, damages, costs, expenses, attorneys’, or expert witness fees that may be asserted by any person or entity, including the Applicant, whether or not there is concurrent passive or active negligence on the part of the City, its agents, officers, attorneys or employees. 5. Place Conditions of Approval on general notes on plan sheets. 6. Applicant shall comply with all mitigation measures contained within the project’s Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program including securing all necessary state and federal permits and complying with the requirements of those permits. 2 Design Conditions 7. The Project is approved as shown in the proposed Holiday Inn Express and Suites design package dated April 4, 2021 and attached to the July 29, 2021 Planning Commission staff report, except as conditioned or modified below. 8. The applicant shall apply and receive approval for a Master Sign Program and Sign Review prior to installation of any signs. 9. All exterior lighting shall be LED including wall lights on the building. 10. The applicant shall submit and receive Planning approval prior to final submittal of the landscaping plan to the Development Services Department. The final plant and landscape palette must be consistent with the surrounding area and what is envisioned for the Northwest and Wilfred Dowdell Specific Plan Areas, including plants as coordinated with the Federated Indians of Graton Rancheria. Landscaping shall also be constructed in accordance with the State’s Model Water Efficient Landscaping Ordinance (MWELO), or in accordance with water conservation standards which meet or exceed the requirements of the MWELO. The Applicant shall submit a landscaping and irrigation plan that identifies landscape material types and locations, irrigation, water usage calculations, and other information as required. The final plan shall be submitted to and reviewed and approved by the Development Services Department prior to construction. All costs for review of the requirements of the MWELO shall be borne by the Applicant. All landscaping and irrigation subject to the MWELO shall be substantially complete prior to the issuance of a Certificate of Occupancy. 11. Landscaping shall be irrigated using recycled water, to the extent that recycled water is available. The project shall apply for and comply with the City’s standard Recycled Water Use Agreement. 12. Any new trees within five (5) feet of the public right-of-way or within five (5) feet of any paved areas within the project shall have root barriers that are approved by the City Engineer. Any variances from this requirement shall be noted on the drawings for review and approval by the City Engineer. Public Safety 13. Fire sprinklers are required per NFPA 13 and local ordinance. A separate fire department permit (FS 10) is required. 14. An automatic fire alarm system is required per NFPA 72 and local ordinance. A separate fire department permit (FS 12) is required. Fire Alarm shall comply with NFPA 72, 26.3.2. 15. Due to the threat of running wildfires, all site fencing shall be non-combustible. 16. A separate fire service underground permit (FS 3) is required prior to installation of any fire services. 17. The final layout of water services shall be as shown on the Improvement Plans. Calculations will need to be reviewed to support the proposed scenario. 3 18. Fire Department Connections shall comply with CFC Sections 507.5.1.1 and 912.2. 19. Fire extinguishers shall be provided as per CFC. 20. This approval is limited to the SPAR project number listed above. Improvement plans and Building permit plans will be subject to additional review, revisions and additional conditions as the project develops. 21. Additional Operational Permits may be required prior to occupancy. Grading and Improvement Plan Requirements 22. All improvements shall be designed in conformance with: the City of Rohnert Park, Manual of Standards, Details and Specifications in effect at the time of development 23. The Project benchmark shall be based on a City approved USGS benchmark 24. The applicant shall coordinate its design with the City’s design of the Dowdell Avenue Extension and shall dedicate any and all right-of-way or easements necessary to facilitate the use of the Dowdell Avenue extension as an Emergency Vehicle Access. 25. The applicant shall provide a geotechnical report, and shall abide by its recommendations as a condition of development at the project site. A dewatering plan may be required if the geotechnical report indicates the potential for high groundwater. 26. The grading plan shall be prepared by a Registered Civil Engineer, licensed in the State of California and shall be submitted for review and approval by the City Engineer. 27. The grading plan shall clearly show all existing survey monuments and property corners and shall state that they shall be protected and preserved. 28. The Grading Plans shall include the following required notes: a. "Any excess materials shall be considered the property of the contractor and shall be disposed of away from the job side in accordance with applicable local, state and federal regulations." b. "During construction, the Contractor shall be responsible for controlling noise, odors, dust and debris to minimize impacts on surrounding properties and roadways. Contractor shall be responsible that all construction equipment is equipped with manufacturers approved muffler's baffles. Failure to do so may result in the issuance of an order to stop work." c. "If at any time during earth disturbing activities a concentration of artifacts or a cultural deposit is encountered, work shall stop in the immediate area and the construction manager shall contact the City and a qualified archeologist.” 4 d. “If human remains are encountered anywhere on the project site, all work shall stop in the immediate area and the construction manager shall contact the City, the County Coroner and a qualified archeologist.” e. “If paleontological resources or unique geologic features are encountered during construction, all work shall stop in the immediate area and the construction manager shall contact the City and a qualified paleontologist.” f. "Construction work hours shall be consistent with the Rohnert Park Municipal Code, Noise Ordinance. g. "All proposed on-site utilities shall be placed underground. This does not include surface mounted transformers, pedestal mounted terminal boxes and meter cabinets." h. "If hazardous materials are encountered during construction, the contractor will halt construction immediately, notify the City of Rohnert Park, and implement remediation (as directed by the City or its agent) in accordance with any requirements of the North Coast Regional Water Quality Control Board." Site Civil and Landscape Plans 29. Sidewalk transitions shall be provided to allow a clear five foot walkway at all locations, including areas where mailboxes, streetlights, street signs and fire hydrants are to be installed. 30. The improvement plans shall illustrate accessible ramps and parking as required by State of California Title 24. 31. Site photometrics are to be submitted with the Site Civil Drawings for review and approval. 32. Landscape plans shall be submitted with the grading permit plans. Sidewalk alignment shall be shown on both the civil and landscape plans. 33. The landscape planting plans need to be compared with the civil engineering utility plans and confirmed no trees and large shrubs are proposed over water, sewer and storm drain pipes. 34. The portion of the public path behind the hotel shall be brought up to City Standard 238. This work needs to be completed prior to C of O. 35. Provide a signature line on front sheet of the grading plans for the project geotechnical engineer’s review and approval of the civil engineering site plans. Hydrology, Storm Water and Storm Drain 36. The storm drain system shall be designed to meet the requirements of the Sonoma County Water Agency Flood Control Design Criteria (latest revision), specific to the Project and these conditions. Provide an approval letter from the Sonoma County Water Agency prior to grading permit issuance. 37. The applicant shall prepare and implement a site specific storm water pollution prevention plan acceptable to the City that identifies best management practices for 5 effectively reducing discharges of storm water containing sediment and construction wastes resulting from site construction activities. The applicant shall also include 5-mm trash screens at the outfall in conformance with trash capture requirements adopted by the State Water Resources Control Board in April 2015. 38. The site shall be in conformance with the City of Santa Rosa Storm Water Low Impact Development Technical Design Manual (latest edition). 39. The project shall apply for and comply with the City’s standard Master Maintenance Agreement for all onsite storm water best management practices. A specific maintenance agreement for the site shall be compiled prior to the Certificate of Occupancy. 40. Discharge of runoff onto pavement should be avoided. 41. Plans and certifications shall demonstrate compliance of all improvements, including building pads and finished floor elevations, with the City's Flood plain Ordinance, to the satisfaction of the Building Official and City Engineer. Pad elevations shall be constructed at a minimum of 1 foot above the 100-year Floodplain as determined by the City and certified by the project engineer. 42. Site drainage design must include facilities for the containment of recycled water runoff due to over irrigation, system leakage or control failure. 43. Grading plans shall include an erosion control (winterization) plan. The plan must include an order of work and staging/scheduling component indicating when facilities must be installed and when they may be removed. A separate Rain Event Action Plan (REAP) shall be required and prepared as part of the Storm Water Pollution Prevention Plan (SWPPP). A copy of the REAP shall be kept on-site throughout the duration of construction activities. Provide the WDID number on the front page of the grading plans. Water System Requirements 44. The grading plans shall show backflow prevention devices in accordance with the requirements of the City of Rohnert Park's Backflow Prevention Ordinance. 45. All City water meters shall be located within the right-of-way unless otherwise approved by the Development Services Department. The grading plans shall show fire protection in accordance with the requirements of Rohnert Park Fire Department. 46. The grading plans shall show hydrants placed per the direction of the Rohnert Park Fire Division. 47. The grading plans shall include a note that states "All hydrants shall be covered with bags indicating that the hydrant is not active until flow tests are completed by the City and the hydrants are approved." 48. The on-site fire sprinkler system services shall be separated from the fire hydrants by a single-check valve per City Standard STD-879. The Fire Marshall shall be consulted on this item. 6 Sewer System Requirements 49. Sewer grades must be designed such that ultimate finished floors are a minimum of 12" above upstream manhole or clean-out rim elevations. 50. The pool shall be plumbed to drain/back wash into the sanitary sewer system. This shall be clearly shown on the pool construction plans. Recycled Water System Requirements 51. The grading plans shall show recycled water use for irrigation. 52. The recycled water system improvements shall be designed in accordance with the City of Santa Rosa’s Recycled Water Users Guide, the City of Santa Rosa and City of Rohnert Park standards, Title 22 of the California Code of Regulations and the requirements of the North Coast Regional Water Quality Control Board. 53. All recycled water mains, service laterals, plumbing, valves, pipes, appurtenances, irrigation parts, vaults and boxes must be purple. Recycled water notification signs shall be installed as directed by the City Engineer. Recycled water spray, mists and ponding must not be present in any designated eating area. All drinking fountains must be positioned or shielded to eliminate any exposure to recycled water sprays or mists. 54. Recycled water/potable water dual plumbing design and layout, construction- installation and final inspection review for individual lots or grouping of lots must be performed by an AWWA certified Cross Connection Specialist and all deficiencies must be corrected at the applicant’s expense. Written reports of the Cross Connection Specialist's finding must be submitted to and approved by the City. Dry Utility System Requirements 55. All onsite utilities shall be placed underground. 56. Show all dry utilities on the grading plans. Prior to the Issuance of Grading Permits and/or Improvement Agreements 57. No construction activity may commence until the applicant has demonstrated to the City that it has filed a Notice of Intent to comply with the Terms of General Permit to Discharge Storm Water Associated with Construction Activity (NOI) with the State of California Water Resources Control Board. 58. The applicant shall secure an encroachment permit from the City prior to performing any work within the City right of way or constructing a City facility within a City easement. 59. If the site will require import or export of dirt, the applicant shall submit in writing the proposed haul routes for the trucks and equipment. The haul routes must be approved by the Cit y prior to import/export work commencing. 7 60. For a grading permit, the applicant shall secure an approval of a grading plan prepared by a Registered Civil Engineer licensed in the State of California and pay all required fees. 61. The applicant shall provide the city with signed deeds for all on-site and off-site easements associated with the project. 62. All grading plans shall conform to the City’s Municipal code, please refer to Chapter 15.50 and 15.52 for required submittals. Prior to the Issuance of the First Building Permit 63. The applicant shall provide pad certifications for the site on which the building permit is requested. During Construction 64. All construction shall conform to the City's most current Manual of Standards, Details, and Specifications latest edition, all City Ordinances and State Map Act and the approved plan. 65. Provide the final Storm Water Mitigation Plan for review and approval by the City. 66. The applicant shall complete all water and wastewater improvements, including pressure and bacterial testing and raising manholes and cleanouts to grade prior to connection of any improvements to the City water or wastewater systems. 67. If any hazardous waste is encountered during the construction of this project, all work shall be immediately stopped and the Sonoma County Environmental Health Department, the Fire Department, the Police Department, and the Development Services Inspector shall be notified immediately. Work shall not proceed until clearance has been issued by all of these agencies. 68. The applicant shall be responsible to provide erosion and pollution control in accordance with the approved plans and permits. 69. The applicant shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period. 70. If grading is to take place between October 15 and April 15, both temporary and permanent erosion control measures, conforming to the project erosion control plans shall be in place before October 1st. Erosion control measures shall be monitored and maintained continuously throughout the storm season. 71. The following minimum Best Management Practices (BMPs) shall be required during construction: a. Construction crews shall be instructed in preventing and minimizing pollution on the job. b. Construction entrances/exits shall be stabilized to prevent tracking onto roadway. c. Exposed slopes shall be protected from erosion through preventative measures. 8 d. Use brooms and shovels when possible to maintain a clean site e. Designate a concrete washout area. Maintain washout area and dispose of concrete waste on a regular basis. f. Protect drain inlets from receiving polluted storm water through the use of filters such as fabrics, gravel bags or straw wattles. g. Have necessary materials onsite before the rainy season h. Inspect all BMPs before and after each storm event. Maintain BMPs on a regular basis and replace as necessary, through the entire course of construction. i. All construction implementation measures as outlined in the approved Mitigation Monitoring and Reporting Program. 72. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and/or geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, liquefaction, erosion, settlement, and seismic activity. 73. Hours of work shall be limited to between 8 a.m. to 6 p.m. Monday through Friday. Work on Saturday or Sunday will only be permitted with written permission from the City. Requests for extended hours must be submitted 72 hours in advance. 74. Throughout the construction of the project, dust control shall be maintained to the satisfaction of the City. At a minimum the dust control measures will include: • Cover all trucks hauling construction and demolition debris from the site. • Water on a continuous as-needed basis all earth surfaces during clearing, grading, earthmoving, and other site preparation activities. • Use watering to control dust generation during demolition... • Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved parking areas and staging areas. • Sweep daily (with water sweepers) all paved areas and staging areas. • Provide daily clean-up of mud and dirt carried onto paved streets from the site. • Properly maintain all construction equipment. • For construction sites near sensitive receptors (or if residential development occurs prior to commencement of commercial development): • Install wheel washers for all existing trucks, or wash off the tires or tracks of trucks and equipment leaving the site. 9 • Suspend dust-producing activities during periods when instantaneous gusts exceed 25 mph when dust control measures are unable to avoid visible dust plumes. • Limit the area subject to excavation, grading and other construction or demolition activity at any one time. 75. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, § 2485 of California Code of Regulations). Clear signage regarding idling restrictions shall be provided for construction workers at all access points. 76. The applicant shall post a publicly visible sign with the telephone number and person to contact at the construction site and at the City of Rohnert Park regarding dust complaints. The applicant shall respond and take corrective action within 48 hours. The Bay Area Air Quality Management District’s phone number shall also be visible to ensure compliance with applicable regulations. 77. The applicant shall post signs of possible health risk during construction. The applicant is responsible for compliance with the Bay Area Air Quality management District’s rule regarding cutback and emulsified asphalt paving materials. 78. The applicant shall repair all construction related damage to existing public facilities (streets, sidewalks, utilities etc.) at no cost to the City. 79. If, during construction, the contractor damages any existing facilities on the neighboring properties (i.e. fences, gates, landscaping, walls, etc.) contractor shall be responsible to replace all damaged facilities. Prior to Occupancy 80. All water system improvements necessary to provide fire flows and pressures shall be installed and operational. 81. All improvements shown in the improvement plans deemed necessary for the health, safety and welfare of the occupant and general public shall be completed. 82. All permanent BMPs shall be installed that capture all tributary areas relating to the hotel’s runoff. 83. The applicant shall have entered into the City’s standard Master Maintenance Agreement with the City to address long term maintenance of, among other things, the storm water BMPs. 84. The applicant shall provide a written statement signed by his or her engineer verifying that the grading and/or drainage improvements are completed in accordance with the plans approved by the Sonoma County Water Agency, the City Engineer, and the Building Official. 85. A complete set of As-Built or Record, improvement plans on the standard size sheets shall be certified by the Civil Engineer licensed in the State of California and returned to the City Engineer's office prior to final acceptance of the public 10 improvement. These shall show all constructive changes from the original plans including substantial changes in the size, alignment, grades, etc. during construction. Approved Record Drawings shall be provided to the City geo- referenced in Autocad DWG and & PDF File formats. Exhibit B to Resolution X - monument sign Y - wall mounted sign (see S001 for details) Z - wall mounted sign (see S002 for details) SITE PLAN SIGNAGE X X Y Y Z 15’-6 1/2” 5’-1”5’-1”11’-7”