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2022/02/10 Planning Commission Resolution 2022-01 PLANNING COMMMISSION RESOLUTION NO. 2022-01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE 946 CAMINO CORONADO APARTMENT COMPLEX ADDITION LOCATED AT 946 CAMINO CORONADO (APN 143-480-053) WHEREAS, the applicant, Wayne Bossier, Architect, has submitted a Site Plan and Architectural Review for a 4-unit addition to the existing 946 Camino Coronado apartment complex located at 946 Camino Coronado (APN 143-480-153); and WHEREAS, Planning Application No. PLSR21-0001 was processed in the time and manner prescribed by State and local law; and WHEREAS, the project is located in the High Density Residential Zoning District, and so designated in the Rohnert Park Zoning Map; WHEREAS, on February 10, 2022, the Planning Commission reviewed Planning Application No. PLSR17-0002 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the February 10, 2022 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 No. PLSR21-0001. 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. Factors Considered. The Planning Commission, in approving Planning Application No. PLSR21-0001, makes the following findings, to wit: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. The new building will be designed consistent with existing apartment building structure in the 946 Camino Coronado apartment complex. The appearance of the one (1) new apartment building within the complex would be complimentary to the existing apartment complex building. The building exterior is a combination of vertical wood siding and trim, wood door frames and trim, wood fascia trim, wood deck railings and gutters and downspouts. Existing wood fences on the property are in poor condition and will be replaced or repaired to create a uniform transition between existing and new construction. A small trash enclosure adjacent to the parking area will remain and be upgraded to comply with existing code. 2 Reso 2022-01 Architecture, landscaping choices, and overall site design components give the new apartment building and the surrounding neighborhood around it a consistent look and feel that enhances what already exists. Dense, overgrown vegetation along the north property line adjacent to Copeland Creek will be trimmed and/or removed to provide an increased level of security on the site and enhance views from the property to Copeland Creek and open space to the north and west. Existing trees are not considered heritage trees and will be replaced with smaller species appropriate for the creek environment and close proximity to the building structure. Low water use landscaping between the existing building and public sidewalks will remain and the theme extended into areas around the addition 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 that is similar to the existing apartment building within the complex. The design and materials of the new building will match the architecture and materials of the existing building in the complex. The existing complex is well maintained with an attractive appearance from Country Club Drive. The new building will not reduce the quality of the existing complex. 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. The 946 Camino Coronado apartment complex is located on the east side of Country Club Drive, south of Copeland Creek. There is one point of vehicular access from Camino Coronado to the apartment complex. There are bike lanes on both sides of Country Club Drive and access to the Copeland Creek trail. Pedestrian sidewalks exist along Country Club Drive and Camino Coronado that connects to the apartment complex internal circulation system. Sonoma County Transit runs busses in close proximity to the apartment complex. Section 3. Environmental Clearance. The apartment complex addition project is exempt under California Environmental Quality Act (CEQA) Section 15332 In-Fill Development Projects. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR21-0001 subject to the design package and conditions of approval attached as Exhibit A. 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. N o building perm its shall be issued until the appeal period has expired, pro viding there are no appeals. DULY AND REGULARLY ADOPTED on this 10th day of February, 2022 by the City of Rohnert Park Planning Commission by the following vote: A YES: _5_ NOES:_JQ_ ABSENT:__fb_ ABSTAIN:_£ AUSTIN-DILLON4 BLANQUIE ~ LAM~ ORLOFF~ STRIPLEN ~1,e_ Fanny Lam, Chairperson, RohnertarkPlanning Commission Jennifer Attachments: Exhibit A - Design Submittal/Conditions of Approval 3 Reso 2022-01 COPELAND CREEKCAMINO CORONADOCOUNTRY CLUB DRIVEEXISTINGDRIVEWAY1,792 sf2nd Flr1,314 sf1st FlrWALKING PATHBETWEEN BLDGS.(E) BLDG.2,938 sf(4) 1-BR UNITSNEW BLDG.12 PARKING SPACES2 NEW 1BR = 2 SPACES2 NEW 2BR = 4 SPACESGUESTS = 2 SPACESPATIOPATIOEXISTINGEXISTINGTRASHEXISTINGIS NON-COMBUSTIBLEEXISTING 6' HIGH WOOD PRIVACY FENCEEXISTING SINGLEFAMILY RESIDENCEMAINTAIN 10' SEPARATION20' SETBACK5' SETBACK20' SETBACK20' SETBACKPARKING SETBACK = 3'DRIVEWAYEXISTINGDRIVEWAYEXISTING2 STORY2 STORYEXISTING 5' HIGHWOOD FENCEEXISTING MULTI-FAMILYHOUSING4 EXISTING 1BR = 4 SPACESPROPERTY LINEEXISTING 4' WIDE SIDEWALKPROPERTY LINEEXISTING 4' WIDE SIDEWALKPARKING SETBACK = 3'3' WIDE CLEARANCE9'x19' PARKING SPACES WITH 26' WIDE DRIVEWAY NEW CARPORTS AT PARKING EXISTING TREEMULTI-FAMILYHOUSINGEXISTING SITE AREA0.38 ACRES / 16,800 S.F.0102050 FT.APN 143-480-053CARPORT SETBACK = 5'PROPERTY LINEPROPERTY LINEAPPROXIMATE LOCATION OF TOP OF CREEK BANKCREEK SETBACKMAX. FLOOR AREA RATIO = 1.15ACTUAL F.A.R. = 0.36MAX. FLOOR AREA OF HOUSING UNITS = 19,320 SFACTUAL FLOOR AREA OF HOUSING UNITS = 6,044 SFMAX. LOT COVERAGE = 40%COVERAGE OF BLDGS. AND CARPORTS = 5,016 SFACTUAL LOT COVERAGE = 29.86%R-H HIGH DENSITY RESIDENTIALZONING DISTRICTUPCOVERED PARKINGNEW BLDG FOOTPRINT = 1,984 SFEXISTING BLDG FOOTPRINT = 1,514 SFNEW CARPORT FOOTPRINT = 1,518 SFAREA OF NEW HOUSING = 3,106 SFAREA OF EXISTING HOUSING = 2,938 SFREQUIRED PARKING CALCULATIONWOOD FENCENEW 5' HIGH NEW PATIONEW PATIOLANDSCAPINGNEW 4' CONCRETE SIDEWALK AC PAVINGEXISTING PG&EGAS & ELECTRICNEW PG&EMETERS1 BR1 BRNEW 4' CONCRETE SIDEWALKNEW 4' CONCRETE SIDEWALK AC PAVINGNEWEXISTINGWOOD FENCEWOOD FENCEWOOD FENCE NEWNEWTREENEWTREENEWTREENEWTREEEXISTING TREEEXISTINGTREENEW BLDG.LANDSCAPINGLANDSCAPINGTHREE EXISTING TREES AND OVERGROWNVEGETATION THIS AREA TO BE REMOVEDAND REPLACED WITH NEW TREESSEE SITE PHOTOS:EXISTINGTREESTREEWALKING PATHEXISTINGTREEEXISTINGTREEWATERMETER SERVICESCABLETVPHONEPG&EHIGH-VOLTAGESTREETLIGHT(E) WATERBACKFLOW(E) WATERBACKFLOWS(E) SEWERCLEANOUT(E) SEWERCLEANOUTWFIRE HYDRANTSTORMDRAINSEWERMANHOLEALARM BELLON WALLMETERSGAS & ELECTRICEXISTING SURFACEDRAINAGEEXISTING SURFACEDRAINAGENEW SEWERCLEANOUTNEW 4" SEWEREXISTING SEWER MAIN - VERIFY SIZE AND LOCATIONEXISTINGEXISTING WATER MAINTO ACCOMMODATE 4 NEW APTS.NEW WATER LATERAL/BACKFLOW/MANIFOLD SIZING TO BE CALCULATEDON CONSTRUCTION DRAWINGSEXISTINGWWWW4 (E) 1BR APARTMENT UNITSEXISTING WATER MAIN - VERIFY SIZE AND LOCATIONNEW WATER METERS NEW FIRE LINE(NO FDC)NEW DETECTOR CHECK MAIN (SIZING PER CONST. DWGS.)NEW 4" OR 6" FIRE WATERAND FIRE SPRINKLER SYSTEMNEW 4" SEWERNEW 4" SEWERFOR EACH APT. UNITWATEREXISTINGEXISTINGPER CITY ENG. STANDARDS:PROVIDE FIRE FLOW/PRESSUREON CONSTRUCTION DRAWINGS,CALCULATIONS BASED ONA TEST OF NEARBY HYDRANTNEW FIRE HYDRANTTHIS AREA AS APPROVEDFIRE LANENO PARKINGFIRE LANENO PARKINGPAINTED STRIPING20' APART ANDPAINTED TEXT ONAC PAVINGEXISTING CHAIN LINK FENCE WITH SLATSPUBLIC SAFETY NOTESPROVIDE FIRE SPRINKLERS AT NEW BUILDINGAND NEW FIRE HYDRANT.PROVIDE COMPLETE FIRE ALARM SYSTEM FORTHE APARTMENT COMPLEX.SEPARATE FIRE SPRINKLER AND FIRE ALARMPERMITS WILL BE REQUIRED BY THE FIRE DEPT.BY FIRE DEPARTMENTREPLACE TRASH ENCLOSUREWITH NEW ENCLOSURE PERCITY STD. DWG 526.ENCLOSURE SHALL BE COVEREDAND INTERIOR FLOOR DRAINPLUMBED TO SANITARY SEWERREPLACE DRIVEWAY WITH ADA COMPLIANTDRIVEWAY PER CITY STD. DWG 250AREPAIR AS NEEDED, SEAL,AND RESTRIPE PARKING AREATHE EXISTING SANITARY SEWER LATERALSHALL BE CAMERA INSPECTED AND ANYDEFICIENT SECTIONS REPAIRED ORREPLACED. CONFIRM THE SIZE AND CAPACITYOF THE LINE TO SERVE THE NEW APT. UNITSAN ENCROACHMENTPERMIT IS REQUIREDFOR ANY WORK IN THEPUBLIC RIGHT-OF-WAY5' SETBACK20' SETBACKRANCHO COTATEHIGH SCHOOLCOLEGIO VISTAPARKCAMINO CORONADOSOUTHWESTSNYDER LANE COUNTRYCOPELAND CREEKTRAINROHNERT PARK EXPY1000 FT.CLUBDRIVEBLVD.946 CAMINO CORONADOGRAPHIC SCALEVICINITY MAPBATHBossier,ArchitectCTHESE DRAWINGS ANDELECTRONIC FILES AREINSTRUMENTS OF SERVICEAND ARE THE SOLE PROPERTYOF WAYNE BOSSIER, ARCHITECT.ANY USE WITHOUT THE WRITTENCONSENT OF THE ARCHITECT ISPROHIBITED.2502 Hidden Valley DriveSanta Rosa, CA 95404707-396-0629 waynebossier@att.netA1 REN. 10-31 - 2 1 W AY N E P.BOSSIER STATEOFCALI F O R NIA REGI ST EREDARCHITECT NO. C014595vvSITE PLANWayne946 CAMINOCORONADOROHNERT PARK, CA.4-UNIT CAMINO CORONADO APARTMENT BUILDING ADDITIONDATE: 1-10-22REVISIONS:2-3-22ARCHITECT: WBDRAWN BY: WBSCALE: 1"=10'-0"Exhibit A BEDROOMBEDROOMBEDROOMBEDROOMBEDROOMKITCHENLIVINGLIVINGBALCONYBALCONYNOOKNOOKKITCHENCLOSET CLOSET CLOSET CLOSETCLOSETCLOSETBEDROOMKITCHENKITCHENLIVINGLIVINGBATHBATHCOATCLOSETCOAT CLOSETL.UPDNLAUNDRY BATHBATHCOVERED PARKINGCOVERED PARKINGSECOND FLOOR PLANFIRST FLOOR PLANTWO 2-BEDROOM APARTMENTSTWO 1-BEDROOM APARTMENTSSTAIR LANDINGBALCONYABOVEBALCONYABOVEWDBossier,ArchitectCTHESE DRAWINGS ANDELECTRONIC FILES AREINSTRUMENTS OF SERVICEAND ARE THE SOLE PROPERTYOF WAYNE BOSSIER, ARCHITECT.ANY USE WITHOUT THE WRITTENCONSENT OF THE ARCHITECT ISPROHIBITED.2502 Hidden Valley DriveSanta Rosa, CA 95404707-396-0629 waynebossier@att.netA2 REN. 10-31 - 2 1 W AY N E P. BOSSIER STATE OF CALI F O R NIA REGI S T ERED ARCHITECT NO. C014595vvFLOORPLANSWayneDATE: 3-17-21REVISIONS:JOB NO. 1899ARCHITECT: WBDRAWN BY: WBSCALE: 14"=1'-0"946 CAMINOCORONADOROHNERT PARK, CA.4-UNIT CAMINO CORONADO APARTMENT BUILDING ADDITION NORTH ELEVATIONSOUTH ELEVATIONBossier,ArchitectCTHESE DRAWINGS ANDELECTRONIC FILES AREINSTRUMENTS OF SERVICEAND ARE THE SOLE PROPERTYOF WAYNE BOSSIER, ARCHITECT.ANY USE WITHOUT THE WRITTENCONSENT OF THE ARCHITECT ISPROHIBITED.2502 Hidden Valley DriveSanta Rosa, CA 95404707-396-0629 waynebossier@att.netA3 REN. 10-31 - 2 1 W AY N E P. BOSSIER STATE OF CALI F O R NIA REGI S T ERED ARCHITECT NO. C014595vvNORTHELEVATIONSOUTHELEVATIONWayneDATE: 3-17-21REVISIONS:JOB NO. 1899ARCHITECT: WBDRAWN BY: WBSCALE: 14"=1'-0"946 CAMINOCORONADOROHNERT PARK, CA.4-UNIT CAMINO CORONADO APARTMENT BUILDING ADDITION EAST ELEVATIONROOF PLANWEST ELEVATIONBossier,ArchitectCTHESE DRAWINGS ANDELECTRONIC FILES AREINSTRUMENTS OF SERVICEAND ARE THE SOLE PROPERTYOF WAYNE BOSSIER, ARCHITECT.ANY USE WITHOUT THE WRITTENCONSENT OF THE ARCHITECT ISPROHIBITED.2502 Hidden Valley DriveSanta Rosa, CA 95404707-396-0629 waynebossier@att.netA4 REN. 10-31 - 2 1 W AY N E P. BOSSIER STATE OF CALI F O R NIA REGI ST ERED ARCHITECT NO. C014595vvEAST ANDWESTELEVATIONROOF PLANWayneDATE: 3-17-21REVISIONS:JOB NO. 1899ARCHITECT: WBDRAWN BY: WBSCALE: 14 "=1'-0"946 CAMINOCORONADOROHNERT PARK, CA.4-UNIT CAMINO CORONADO APARTMENT BUILDING ADDITION 1 Exhibit A ADOPTED PER PLANNING COMMISSION RESOLUTION NO. 2022-01 Conditions of Approval Site Plan and Architectural Review: 946 Camino Coronado Apartment Complex Addition The conditions below shall apply to the 946 Camino Coronado project located at 946 Camino Coronado (143-480-053) General Conditions 1. The Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date, unless prior to the expiration a building permit is filed and 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 when applying for the building permit. Design Conditions 6. The Project is approved as shown in the Design Submittal package attached to the Planning Commission Site Plan and Architectural Review approval resolution except as conditioned or modified below. 2 7. The applicant shall work with Planning Division staff to arrive at a lighting plan that meets the requirements of Section 17.12.050 (Lighting and Glare Standards) of the Rohnert Park Municipal Code. All exterior lighting shall be LED including wall lights on the building. 8. Landscaping shall be constructed in accordance with the State’s most current 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 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. 9. 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. 10. Onsite parking lot lighting fixtures shall match, to the extent possible, the existing parking lot lighting fixtures within the 946 Camino Coronado complex. Public Safety 11. Addresses shall be plainly visible from the street as required by CFC and Ordinance 920. 12. Fire extinguishers shall be installed per the Fire Code. 13. The new buildings shall have fire sprinklers installed as required by California Fire Code (CFC) and Ordinance 920. A separate Fire Department permit shall be required. 14. The new buildings shall have a complete fire alarm installed as required by California Fire Code (CFC) and Ordinance 920. A separate Fire Department permit shall be required. 15. A new fire alarm panel shall be provided-include the existing building, comply with all current requirements. 16. A key box shall be provided with a set of permanently labelled keys to entry and utility doors. The box may be purchased from the Fire Prevention Bureau at (707) 584-2641. 17. The FDC shall be located within 50’ of a fire hydrant. Please consider a City Std. 869 with a divorced FDC. 18. Consider a location for the fire sprinkler riser and the fire alarm control equipment. 19. All work shall comply with all codes, ordinances and standards, whether shown on the plans or not. 20. Additional Operational Permits may be required prior to occupancy. 3 Grading and Improvement Plan Requirements 21. 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. 22. The Project benchmark shall be based on a City approved USGS benchmark. 23. The applicant shall provide a geotechnical report with the grading permit application, and shall abide by its recommendations as a condition of development at the project site. 24. 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. 25. The grading plan shall clearly show all existing survey monuments and property corners and shall state that they shall be protected and preserved. 26. 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.” 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." 4 27. The improvement plans shall illustrate accessible ramps and parking as required by State of California Title 24. 28. Site photometrics are to be submitted with the Site Civil Drawings for review and approval. 29. Landscape plans shall be submitted with the grading permit plans. Sidewalk alignment shall be shown on both the civil and landscape plans. 30. 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. 31. 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 32. 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. 33. The applicant shall prepare and implement a site specific storm water pollution prevention plan, if over one acre of land is impacted, acceptable to the City that identifies best management practices for effectively reducing discharges of storm water containing sediment and construction wastes resulting from site construction activities. The applicant shall also comply with trash capture requirements adopted by the State Water Resources Control Board in April 2015. 34. The site shall be in conformance with the City of Santa Rosa Storm Water Low Impact Development Technical Design Manual (latest edition). 35. 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 and submitted with the grading permit. 36. Discharge of runoff onto pavement should be avoided. 37. 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. 38. Site drainage design must include facilities for the containment of recycled water runoff due to over irrigation, system leakage or control failure. 39. 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. If the site is over 1 acre, a separate Rain Event Action Plan (REAP) shall be required and prepared as part of 5 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. 40. The trash dumpster enclosure shall be provided. Water System Requirements 41. The grading plans shall show backflow prevention devices in accordance with the requirements of the City of Rohnert Park's Backflow Prevention Ordinance. 42. 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. 43. The grading plans shall show hydrants placed per the direction of the Rohnert Park Fire Division. 44. 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." 45. 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. Dry Utility System Requirements 46. All onsite utilities shall be placed underground. 47. Show all dry utilities on the grading plans for approval prior to grading permit issuance. Prior to the Issuance of Grading Permits 48. 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. 49. 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. 50. 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 City prior to import/export work commencing. 51. All grading plans shall conform to the City’s Municipal code, please refer to Chapter 15.50 and 15.52 for required submittals. 52. The applicant shall provide a sewer study for the complex to show that all new units will not impact the overall existing sewer lines beyond capacity. 6 During Construction 53. 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. 54. 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. 55. The applicant shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period. 56. 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. 57. 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. 58. 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. 59. The applicant shall repair all construction related damage to existing public facilities (streets, sidewalks, utilities etc.) at no cost to the City. 60. 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 61. All water system improvements necessary to provide fire flows and pressures shall be installed and operational 62. All improvements shown in the improvement plans deemed necessary for the health, safety and welfare of the occupant and general public shall be completed. 63. All permanent BMPs shall be installed that capture all tributary areas relating to runoff. 64. 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. 7 65. 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. 66. 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 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.