HomeMy WebLinkAboutPLANNING COMMISSION RESOLUTION 2025-02 07/22/2025
PLANNING COMMISSION RESOLUTION NO. 2025-02
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PETALUMA
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW , A TREE REMOVAL PERMIT,
AND A LOT LINE ADJUSTMENT FOR THE SID COMMONS APARTMENT PROJECT
LOCATED AT 18 BERNICE COURT AND 0 GRAYLAWN AVENUE ; APNS 019-010-006, -007,
-008, and -009; CITY RECORD NUMBER: PLPJ-2024-0007 (PLSR-2024-0010)
WHEREAS, on February 12, 2020, J Cyril Johnson Investment Corp (herein “Applicant”) applied to
the City of Petaluma for Site Plan and Architectural Review (SPAR), Tree Removal Permit, and Tentative
Subdivision Map (which was later replaced with a Lot Line Adjustment application) for development of
the Sid Commons Apartments Project consisting of 180 apartments in eight three-story buildings, three
two-story buildings, a one-story clubhouse, carports, reconstructing a public playground, and on- and off-
site improvements, including the removal of six protected trees, terracing the bank of the Petaluma River,
and adjusting the property lines to create the 18.7-acre Project site in (herein “Project”); and
WHEREAS, Site Plan and Architectural Review, Tree Removal Permits, and Lot Line Adjustment
applications are discretionary Planning entitlements subject to review and approval by the Planning
Commission pursuant to Implementing Zoning Ordinance (IZO) Section 24.050 , IZO Section 17.060, and
CA Government Code Section 66412(d), respectively; and
WHEREAS, Planning entitlements subject to discretionary action require environmental review
under the California Environmental Quality Act (CEQA); and
WHEREAS, prior to filing SPAR, Tree Removal Permit and Lot Line Adjustment applications for
the Project, in 2003, J Cyril Johnson Investment Corp submitted applications to amend the zoning of the
site from Oak Creek Apartments Planned Unit District (Oak Creek PUD) to R4 and to amend the Oak
Creek PUD standards as they pertain to the Project site to facilitate the development of the Project site
with 312 apartment units, followed by the first major revision to the project reducing the unit count to 278
units, then a second major revision was submitted reducing the unit count to 205 apartments, and a final
and third major revision was submitted reducing the unit count to 180 apartments, among other revisions
to the Project; and
WHEREAS, the Sid Commons Apartment Project along with the zoning map amendment and Oak
Creek Apartment PUD standards amendments were fully analyzed in the Sid Commons Apartment Project
Environmental Impact Report (EIR) (SCH #2007072041), certified by the City Council via adoption of
Resolution No. 2020-021 N.C.S. on February 3, 2020, and is subject to the Mitigation Monitoring and
Reporting Program (MMRP) contained therein; and
WHEREAS, neighbors opposing the Project filed a petition for a writ of mandate challenging the
adequacy of the FEIR on several grounds including analysis of special status species and emergency
evacuation and on November 14, 2022, the Court of Appeal issued its decision upholding the City’s
certification of the EIR finding that the petitioners did not meet their burden of proving the inadequacy of
the EIR and the certified EIR was found to be legally adequate by the Trial Court and affirmed by the
Court of Appeal; and
WHEREAS, the EIR provides the CEQA findings required for the Planning Commission to review
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and act on the Site Plan and Architectural Review, Tree Removal Permit, and Lot Line Adjustment
application and the Project under consideration is within the range of Project alternatives considered in
the EIR and has fewer units, less floor area, and is set back farther from the Petaluma River than the
Project analyzed in the certified Final EIR and therefore will have fewer impacts ; and
WHEREAS, public notice of the July 22, 2025, Planning Commission hearing was prepared in
compliance with IZO Section 24.100 and was published in the Petaluma Argus -Courier, mailed to
residents and occupants within 1,000 feet of the Project site, and onsite signage was posted on or before
July 12, 2025, in compliance with State and local law; and
WHEREAS, at its July 22, 2025, meeting, the Planning Commission held a duly noticed public
hearing to consider the Project, at which time all interested parties had the opportunity to be heard, and
the Planning Commission considered the Staff Report dated July 22, 2025, and all public testimony
provided prior to and at the public hearing.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE
CITY OF PETALUMA AS FOLLOWS:
I. The foregoing recitals are true and correct and incorporated herein by reference.
II. Based on the staff report, staff presentation, comments received, and the public hearing, the
Planning Commission makes the following findings based on substantial evidence in the record:
A. California Environmental Quality Act (CEQA). The Planning Commission finds:
1. That the Sid Commons Apartment Project Final EIR (SCH #2007072041), inclusive of
the Draft EIR, Final EIR, references, appendices, and all attachments thereto were
prepared and completed in compliance with the requirements of CEQA Guidelines
Section 15132.
2. That the Final EIR, certified by the City Council, along with the Findings of Fact
regarding potentially significant effects of the Project, and the Mitigation Monitoring
and Reporting Program, are adequate for the purpose of considering SPAR and
addressing this action as part of the Final EIR’s scope.
3. That the minor changes to the Project which include an approximately 14,756-square
foot decrease in the aggregate building size, change in the mix of unit types, realigning
the multi-use trail to be located farther from the Petaluma River, and relocation of the
bioretention areas to be located outside of the 100-year floodplain further reduce
Project impacts and are consistent with the certified EIR.
B. General Plan.
General Plan Land Use Designation Map consistency finding
The Project, for reasons discussed in the July 22, 2025, Planning Commission staff report,
is consistent with the following General Plan principles and policies:
1. The project is consistent with Policy 1-P-1 because it introduces a medium-density
residential development within the Urban Growth Boundary (UGB), at a density within
the allowed range for the Medium Density Residential land use category, serving the
community’s housing needs.
2. The project furthers Policy 1-P-2 by efficiently using land through infill development
at a density comparable to adjacent residential uses, utilizing a site within an existing
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neighborhood while preserving open space along the Petaluma River.
3. The project is consistent with Policy 1-P-3 because it preserves the overall scale and
character of the adjacent residential neighborhood. Two-story building elements are
located adjacent to existing single-family homes to provide an appropriate transition,
and the architecture and design are characteristic of medium-density development.
4. The project is consistent with Policy 1-P-14 as it includes extensive landscaping,
preserves 84 existing mature trees, and plants 272 new trees throughout the site and
along the riverfront. Onsite parking, two access points, and enhanced pedestrian and
bicycle connections—including a sidewalk extension, multi-use trail, and traffic-
calming features—provide an effective transition between existing low-density and
proposed medium-density uses.
5. The project is consistent with Policies 1-P-40 through 1-P-46, which govern
development along the Petaluma River Corridor, because it preserves and enhances the
river corridor through creation of flood terraces, restoration of riparian habitat, setbacks
exceeding the required buffer, and dedication of the river corridor to the City. The
project includes a multi-use public trail, access points, a dog park, and a playground
along the river, providing a publicly accessible greenway while preserving ecological
diversity.
6. The project is consistent with Policy 1-P-48, as it connects to existing water, sewer,
and stormwater infrastructure with sufficient capacity. Stormwater management is
designed in compliance with regional guidelines and includes bioretention and
treatment facilities.
7. The project is consistent with Policy 1-P-49, as it preserves and enhances the city’s tree
inventory, planting over 20 times the number of protected trees removed, and
protecting all remaining high-priority oaks.
8. The project is consistent with Policies 2-P-8, 2-P-37, 2-P-39, 2-P-57, 2-P-59, as it
fosters connections to the river from surrounding areas, implements the Petaluma River
Access and Enhancement Plan, restores riparian and oak habitats, provides public trails
and open space, and orients buildings and activities toward the river.
9. The project is consistent with Policy 4-P-2 and 4-P-3, as it avoids and mitigates impacts
to sensitive habitats and special-status species through setbacks, habitat restoration, and
mitigation measures, ensuring all impacts are reduced to less -than-significant levels.
10. The project is consistent with Policy 4-P-6, as it contributes to improved air quality by
planting hundreds of trees and preserving vegetation along the river.
11. The project is consistent with Policies 4-P-19 and 4-P-21, as it incorporates rooftop
solar to provide renewable energy, is all-electric, net-zero energy, and implements a
Construction Phase Recycling Plan to reduce solid waste.
12. The project is consistent with Policies 5-P-20, 5-P-22, 5-P-23, 5-P-26, 5-P-28, 5-P-31,
as it enhances pedestrian and bicycle connectivity to adjacent neighborhoods and the
river, provides access through and along the site for pedestrians, bicycles, and
emergency vehicles, and adds short- and long-term bicycle parking.
13. The project is consistent with Policy 7-P-27, as it is located outside of the mapped
Wildland Urban Interface and has been reviewed for emergency preparedness, ensuring
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no significant wildfire risk.
14. The project is consistent with Policies 8-P-28, 8-P-31, 8-P-33, 8-P-36, and 8-P-37, as
it implements flood terraces and preserves floodplain capacity, ensuring no
development occurs in areas with flood depths exceeding one foot, and utilizes
stormwater measures to prevent any increase in runoff.
C. 2023–2031 Housing Element. The Planning Commission finds that the project furthers the
policies and programs of the Housing Element as follows:
1. The project is consistent with Policy 1.5, as it makes efficient use of medium-density
residential land, proposing a density within the allowed range even after
accommodating river buffer areas, and initially considering higher densities before
responding to public and Council input.
2. The project furthers Policy 3.3, as it provides onsite affordable housing for nine low -
income and nine moderate-income households, facilitating entry of lower- and
moderate-income families into the housing market.
3. The project is consistent with Policy 6.4, as it integrates 18 affordable units and 54
accessible units into the development, dispersed throughout the site and consistent
with the surrounding neighborhood.
4. The project furthers Program 4, as it makes efficient use of multi-family zoned land,
providing 180 units at an appropriate density while preserving environmental
resources and maintaining a compact development footprint.
D. Implementing Zoning Ordinance
The Planning Commission finds that the proposed uses are allowed by-right as permitted
uses within the R4 zone, the Project, as presented and subject to conditions of approval
complies with all applicable development standards of the R4 zone, including but not
limited to, those pertaining to setbacks, height, lot coverage, usable open space, and
residential density, the project provides at least 10% of the units for low and moderate
income households consistent with the alternative compliance approved for the project by
the City Council (City Council Resolution 2020-023), and the project provides automobile
and bicycle parking in accordance with the requirements of the IZO.
E. Site Plan and Architectural Review Findings. The Project complies with Implementing
Zoning Ordinance §24.050 – Site Plan and Architectural Review, including the Standards
for Review of Applications in Section 24.050.E, in that the Planning Commission finds as
follows:
1. The project is consistent with IZO Section 24.050.E.1 because the building features
and materials result in a project that includes quality materials that is harmonious and
in proportion on this site, and in relation to the residential development adjacent to the
project. As proposed, durable exterior finishes consist of horizontal siding and vertical
batten and board accents and articulated rooflines with composition shingles. The
proposed bulk and mass, and general site layout are complementary to the adj acent Oak
Creek Apartments. Jogs in the building footprint help to reduce the apparent size and
mass of the buildings, and the patterns and use of varied exterior finishes, door and
window trim, and porches and balconies provide details reminiscent of the modern
Farmhouse design style. The three apartment building types (17 -, 16-, and 14-Plex)
would be differentiated through the application of three exterior color palettes
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consisting of off-white, greys, and light blue.
The building features and materials result in a project that includes quality materials
that are harmonious and in proportion on this site, and in relation to the residential
development adjacent to the project.
The project is consistent with IZO Section 24.050.E.1.a because the architectural styles
are appropriate for the project, and compatible with the character of the neighborhood.
The neighborhood consists of modest ranch-style houses in the single-family
neighborhood to the south and two-story apartments across the street to the east. Stucco
with horizontal siding or board and batten accents are the predominant exterior finish
materials for the single-family houses, and the two-story apartments are clad in T-111
plywood siding. The SMART railroad is along the project site’s west property lines
beyond which there are vacant fields and the back of a mix of multi -family residential
and commercial uses, including autobody and tire service shops, and an equipment
rental yard, among other commercial uses. The Petaluma River and its riparian corridor
form the northerly boundary of the project site.
The project proposes modern Farmhouse architecture. The overall design focuses on
simplicity, featuring neutral color palettes and design elements that include horizontal
and vertical siding with board and batten accents, as well as a sparing use of wood posts
and beams at the balconies and porches. Roofs have gable ends with simple shed roofs
over balconies and porches. These design choices represent an updated yet compatible
architecture for its surroundings. The design choices are appropriate in that they
provide visual interest to the streetscape and complement the scale and design of the
single-family residences in the neighborhoods to the south and the Oak Creek
Apartments to the east.
2. The project is consistent with IZO Section 24.050.E.1.b because siting of the structures
on the property is appropriate for the site and as compared to the siting of other
structures in the neighborhood. The siting and orientation of apartment buildings on
the property is appropriate for the site and compared to other structures in the
neighborhood in that all buildings have greater setbacks from the street than the
buildings in the Oak Creek Apartments and greater setbacks from the property line
shared with the single-family houses adjacent to the project’s southerly edge. Building
Nos. 3 and 4 are set back approximately 300 feet to 400 feet from the river and oriented
over the riparian buffer zone along the river. Along Graylawn Avenue, Buildings Nos.
2 and 9, along with the carports at the southeasterly corner of the site, will be the most
visible from off-site vantage points. Building No. 2 is setback approximately 40 feet
from the curb at the north side of the cul-de-sac, and Building No. 9 fronts Graylawn
Avenue, and at its closest point to the street, it is setback approximately 25 feet from
the curb, and on average, it is setback approximately 32 feet from the curb. The carport
closest to the street is set back about 28 feet from the curb. Across the street in the Oak
Creek Apartment complex, four buildings front Graylawn Avenue, three of which are
setback approximately 15 feet from the curb and the one is setback approximately 60
feet.
Along the southerly property lines abutting the single -family residences to the south of
Graylawn Avenue and Bernice Court, Building Nos. 10 and 11 are setback from the
property line 47 feet and 64 feet, respectively, and the finish grade will be up to 12
lower than the grade elevation of the adjacent single-family houses.
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Along the westerly property line abutting the SMART railroad, buildings are set back
43 feet (Building No. 11) to 62 feet (Building No. 7).
3. The project is consistent with IZO Section 24.050.E.1.c The size, location, design,
color, number, lighting, and materials of all signs and outdoor advertising structures is
in accordance with all applicable requirements of this Zoning Ordinance and
appropriate for the site and compatible with the character of the neighborhood. No
signage is proposed; a separate Sign Permit would be required if signage is proposed.
The size, location, design, color, number, lighting, and materials of all signs and
outdoor advertising structures will be considered if signs are proposed and when a sign
permit application is submitted.
4. The project is consistent with IZO Section 24.050.E.1.d in that the bulk, height, and
color of the proposed structures are appropriate in comparison to those of other
structures in the neighborhood. Three-story elements of the 17-Plex buildings are sited
away from the single-family residences to the south, and the bulk and mass of the
buildings are broken into smaller elements with two -story elements at the ends of the
buildings flanking the three-story element in the center, jogs in the building footprints,
and vertical offsets.
While the mass and height of the proposed buildings are slightly larger than those of
the Oak Creek Apartments to the east, due to the larger setbacks than those on
neighboring properties, the perceived bulk and height of the buildings will be
appropriate for the site and comparable to the neighborhood. One apartment building
(Building No. 9) will be along the street frontage and at its closest corner, it will be set
back from the curb 25 feet (with an average setback of approximately 32 feet). Building
No. 2 will be approximately 40 feet beyond the end of the cul-de-sac, with its narrow,
two-story side facing the end of the street. All other buildings with a third -story element
are toward the interior of the site, away from the existing single-family residences to
the south and the apartments to the east. The color palette features neutral tones, off-
white, and gray, which are subdued and modern, complementing the existing
residential color schemes in the neighborhood, which are predominantly neutral and
earth-tone shades. This restrained palette helps the proposed buildings blend with the
surrounding development, further reducing visual prominence and reinforcing
neighborhood compatibility.
5. The project is consistent with IZO Section 24.050.E.2 in that landscaping would be in
accordance with applicable City standards, appropriate for the site, and compatible with
the character or design of the neighborhood, in that proposed landscaping would
include planting of 272 new trees, preservation of 84 existing trees, and the addition of
native riparian vegetation along the river. The trees to be planted are low -water-use
species with a few medium-water-use species and include a large number of California
native trees. The proposed landscaping is compatible with similar development in the
surrounding area, and only trees necessary to allow reasonable development of the site
are proposed for removal.
6. The project is consistent with IZO Section 24.050.E.3 pedestrian access would be
provided by a public sidewalk along the Graylawn Avenue frontage of the project site,
along a walkway from the north end of the cul-de-sac to a new multi-use trail along the
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river. Garages, carports, and open surface parking spaces would be provided at a ratio
of 1.86 spaces per apartment. Two driveways are proposed along Graylawn Avenue,
and an EVA with bicycle and pedestrian access would connect the project to Bernice
Court. Long-term bicycle parking is available in a bike storage/parking room located
in the clubhouse, as well as in three dispersed, secure areas under carports.
7. The project is consistent with IZO Section 24.050.E.4 in that the project was
professionally designed by a CA-licensed architect, and the design is of good character
as analyzed in the staff report.
8. The project is consistent with IZO Section 24.050.E.5 int that a Final Environmental
Impact Report (EIR) was prepared for the Sid Commons project and certified by the
City Council on February 3, 2020. It was subsequently challenged in court by neighbors
opposed to the project. On November 14, 2022, the Court of Appeal issued its decision
affirming the trial court’s decision to uphold the City’s certification of the EIR, finding
that the petitioners did not meet their burden of proving the inadequacy of the EIR. The
proposed project contains a slight 14,756 square foot reduction in the aggregate
building size from 178,252 rentable square feet to 163,496 rentable square feet; the unit
mix was modified, the alignment of the multi-use trail was modified to be located
further from the Petaluma River corridor and bioretention areas were reconfigured to
be located outside of the 100-year floodplain and portions of the treatment areas were
moved closer to the development area. These refinements reduce the scale and intensity
of physical development and result in a narrowed impact footprint compared to the
previously analyzed project. As such, the scope of the project has been modified in a
manner that would lessen, rather than exacerbate, the environmental impacts evaluated
in the certified FEIR. Pursuant to CEQA Guidelines Section 15162, no subsequent or
supplemental environmental review is required because there are no substantial
changes to the project or circumstances that would result in new significant impacts or
a substantial increase in the severity of previously identified impacts .
9. The project is consistent with IZO Section 24.050.E.6 because the proposed structures
and use, subject to any conditions which may apply, conforms with the applicable
requirements of the Zoning Ordinance and applicable policies and programs of the
City’s General Plan and any applicable specific plan, and the proposed use will not,
under the circumstances of this application, constitute a nuisance or be detrimental to
the public welfare of the community. In addition, the proposed land use of new
dwellings is allowed by right, and the layout and design of the new dwellings will not
constitute a nuisance or be detrimental to the public welfare of the community as they
conform with the applicable requirements of the Implementing Zoning Ordinance and
applicable policies and programs of the Petaluma General Plan.
F. Tree Removal Findings. The Planning Commission finds that the project is designed to
avoid removal of protected trees within the riparian corridor and from the main
development area of the site; however, one coast redwood, one coast live oak, and four
valley oak trees would need to be removed to accommodate the proposed Project. With a
minor shift in the location of two parking stalls in a carport and some adjustments to the
grade, Tree No. 200 could potentially be saved. According to the Arborist Report, T ree
#200 is a multi-trunk coast live oak with an aggregate trunk diameter of 51 inches in
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good/excellent health and with good structural integrity. As a condition of project approval,
the applicant shall explore design options to preserve Tree No. 200. Trimming, thinning,
or other treatment is not an option to avoid removal of the other five trees on the site.
Mitigation trees would be planted in accordance with IZO Section 17.065.
G. Lot Line Adjustment Findings. The Planning Commission finds that the parcels resulting
from the lot line adjustment will conform to the Petaluma General Plan and zoning and
building ordinances in that the resulting parcels will maintain the minimum lot size
required by the General Plan and the minimum lot size, dimensions, and building setbacks
required by the R4 zone.
Based on its review of the entire record herein, including the July 22, 2025, Planning Commission staff
report, all supporting, referenced, and incorporated documents and all comments received and foregoing
findings, the Planning Commission hereby approves Site Plan and Architectural Review for the Sid
Commons Apartment Project, located at 18 Bernice Court/0 Graylawn Avenue, subject to the conditions
of approval attached hereto as Exhibit A, for the project depicted in Exhibits B, C, and D.
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ADOPTED this 22nd day of July 2025, by following vote:
Commission
Member
Aye No Absent Abstain
Ebner X
Goldman X
Mozes X
Newell X
Racusen X
Schildt X
Barnacle X
Jessica Mozes, Chair
ATTEST:
APPROVED AS TO FORM:
Andrew Trippel, Planning Manager Dylan Brady, Assistant City Attorney
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7/30/2025 7/30/2025
8/4/2025
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Site Plan and Architectural Review (SPAR) Conditions Of Approval
Adopted by the Planning Commission
July 22, 2025
Sid Commons Apartment Project
18 Bernice Court and 0 Graylawn Avenue
City Record Number PLPJ-2024-0011 (PLSR-2024-0010)
To be satisfied prior to the submission of any demolition, grading or building permit.
1. Plans shall be in substantial conformance with the adopted Mitigation Monitoring and
Reporting Program1, these conditions of approval, and the architectural, civil, and
landscaping plans approved by the Planning Commission on July 22, 2025, except as
modified by these conditions of approval. A determination of substantial conformance
shall be made in writing by the Planning Manager during the plan check review process.
Nothing shall preclude the Planning Manager from referring a substantial conformance
determination to the Planning Commission for review at a publicly-noticed meeting.
2. All SPAR Conditions of Approval contained herein and the Mitigation Monitoring and
Reporting Program shall be printed on the second sheet of each plan set on pages of
the same size as those sheets submitted for any demolition, grading or building permit
submitted to the City, under the title ‘SPAR Conditions of Approval & Mitigation
Monitoring and Reporting Program’. Additional sheets may also be used if the second
sheet is not of sufficient size.
3. Compliance with Conditions and Environmental Mitigations. The developer is
responsible for providing sufficient evidence to demonstrate compliance with the
requirements of these Conditions and Environmental Mitigations throughout the
implementation of the uses and construction authorized by this approval. Final
Occupancy will be subject to verification of compliance with all conditions and the
Mitigation Monitoring and Reporting Program.
4. The applicant shall provide an electronic copy of final/approved plans in PDF format
that reflects the project submitted to the Planning Commission, as well as any change(s)
needed to reflect these conditions of approval.
5. All review costs related to the processing of this application shall be paid in full prior to
the issuance of a building permit.
6. All development impact fees associated with the project shall be paid prior to final
inspection or certificate of occupancy.
7. This approval is granted for and contingent upon construction of the project as a whole,
in a single phase, with the construction and/or installation of all features approved and
required herein.
8. The applicant shall defend, indemnify, and hold harmless the City and any of its boards,
commissions, agents, officials, officers, and employees from any claim, action, or
1 The MMRP may be found starting on page 19 of this document.
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proceeding against the City, its boards, commissions, agents, officials, officers, or
employees to attack, set aside, void, or annul any of the approvals of the project, when
such claim or action is brought within the time period provided for in applicable State
and/or local statutes. The City shall promptly notify the applicant of any such claim,
action, or proceeding. The City shall coordinate and cooperate with applicants in the
defense. Nothing contained in this condition shall prohibit the City from participating
in a defense of any claim, action, or proceeding, and if the City chooses to do so, the
applicant shall reimburse the City for reasonable attorneys’ fees incurred by the City.
To be satisfied prior to issuance of any demolition, grading or building permit.
9. HVAC Noise Reduction. Prior to the issuance of building permits, the project applicant
shall submit plans that show the location, type, and design of proposed heating,
ventilation, and cooling (HVAC) equipment. In addition, the applicant shall provide
product specification sheets or a report from a qualified acoustical consultant showing
that operation of the proposed HVAC equipment will meet the City’s exterior noise
requirements in IZO Section 21.040.A. The City shall review the submitted plans,
including the selected HVAC equipment, to verify compliance with exterior noise
standards. Consider options for exceeding required exterior noise performance standards
by a reduction of 10 decibels and consider relocating HVAC units away from sidewalks
and dwelling unit entries.
10. The project will always ensure that the required Public Access Easement is fully
available to the public and is accessible via a public access easement along the project
frontage on Graylawn Ave., extending beyond the cul-de-sac at the end of Graylawn
Ave. to the new river trail, and along the full extent of the river trail on the Project site.
11. Applicant shall provide a soil analysis and evaluate opportunities to implement
permeable surfaces and parking landscape reserves at locations throughout the project
site. Results of analysis and economic and technical feasibility of implementation of
permeable surfaces will be presented to Planning for review along with
recommendations for updates to project plans.
12. The plans shall be revised so that no portion of the dog park encroaches into the river
buffer. The size of the revised dog park shall be substantially the same as the dog park
on the plans submitted for SPAR and the plans shall be subject to City review and
approval.
13. The grading plans shall be revised so retaining walls at the base of the cut slope between
Building Nos. 10 and 11 and along the EVA comply with the 3-foot retaining wall
height limit of IZO Section 13.050. The revised plans shall be subject to City review
and approval.
14. The plans shall be revised to indicate the northerly terminus of the six-foot wire fence
along the westerly property line. The revised plans shall be subject to City review and
approval.
15. The applicant shall explore the feasibility of preserving trees No. 200 and 39. Options
to explore for keeping tree No. 200 may include modifying the grading plan to reduce
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the amount of cut required around the tree, constructing a small retaining wall around
the tree, and remove or relocate covered parking space(s) proposed closest to the tree.
Options to explore for keeping tree No. 39 may include modifying the alignment of
underground utilities, or other plan changes to preserve the tree. The Planning Manager
shall make the final determination as to the disposition of the trees, and the applicant is
responsible for either preserving the trees or demonstrating to the satisfaction of the
Planning Manager that the trees cannot be preserved.
16. All plan references to Tree 44 will reflect that Tree 44 will be preserved as a protected
tree.
17. The Landscape Plans shall be revised to document that the number of replacement trees
included in the plan meets the replacement ratios of the IZO and of Mitigation Measure
Bio-11B.
18. Tree No. 76 is an exotic species (eucalyptus) and undesirable near a rip arian setting. Per
Mitigation Measure Bio-11A(b), the eucalyptus shall be removed. It is shown on the
Landscape Plan (Sheet L-5.1) as an existing tree to remain.
19. The applicant will propose outdoor light fixture selection(s) for Planning Manager
review and approval, subject to recommendation of the Project Planner. All outdoor
lighting shall be hooded and shielded to prevent light spilling into the riparian corridor
and off the project site and to comply with the Mitigation Measures Visual-4 and Bio-
7A.
20. The project includes 180 dwellings and is subject to the inclusionary housing
requirements outlined in IZO Section 3.040, as modified through the Alternative
Compliance approved by the City Council (Resolution 2020-023 N.C.S.). To comply,
the project shall include nine dwellings affordable to low income (LI) households and
nine dwellings affordable to very-low income (VLI) households for at least 55 years, in
compliance with IZO Section 3.040.B.3.b and with City Council Resolution 2020-023
N.C.S.
21. The landscape plans submitted with the building permit application for construction of
the new dwellings shall demonstrate that all above-grade utilities that are not attached
to a dwelling are screened with plants, attractive fencing, or walls. When plants are
provided, the layout and plant selection shall be made by a licensed landscape architect.
When fences or walls are provided, the design shall match the design and materials of
fences or walls approved under this permit.
22. The building permit plans submitted pursuant to this approval shall reflect that the
dwellings will be all electric and that natural gas will not be provided, in accordance
with the project description. Applicant will evaluate electric energy options for pool and
spa heating so that the entire project is all electric.
23. New construction work in a flood hazard area must be permitted by a development permit
and comply with the Petaluma Zoning Code Chapter 6 entitled FLOODWAY AND
FLOOD PLAIN DISTRICTS as directed by the Floodplain Administrator. (See also
condition No. 49)
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24. Applicant shall consider color palette alternatives with a focus on reducing the amount
highly reflective white color(s) adjacent to existing single-family development. Any
proposed modifications to the color palette will be subject to review and approval by
the Planning Manager.
25. In place of proposed vinyl windows, consider selection and installation of non-vinyl
window options throughout the project.
To be satisfied prior to issuance of any demolition, grading or building permit and
throughout the duration of any demolition, grading or construction activity associated with
an approved building permit.
26. Onsite Project Manager-Public Contact. The applicant shall include in all building
permit plans and post onsite the name and telephone number of an individual
empowered to manage construction-related complaints generated from the project. The
individual’s name, telephone number, and responsibility for the project, and the
allowable hours of construction, shall be posted at the project site for the duration of the
project in a location easily visible to the public. The individual shall record all
complaints received and actions taken in response, and submit written reports of such
complaints and actions to the project planner on a weekly basis.
27. Construction Noise Management - Public Notice Required. At least two weeks prior
to initiating any construction activities at the site, the applicant shall provide notice to
businesses and residents within 500 feet of the project site. A copy of such notice and
methodology for distributing the notice shall be provided in advance to the City for
review and approval. This notice shall at a minimum provide the following:
a) project description,
b) description of construction activities during extended work hours and reason
for extended hours,
c) daily construction schedule (i.e., time of day) and expected duration (number of
months),
d) the name and phone number of the Project Liaison for the project that is
responsible for responding to any local complaints, and
e) that construction work is about to commence.
28. Construction Phases. The applicant shall provide the Planning Manager with a
schedule of major construction phases with start dates and expected duration, a
description of the activities and anticipated noise levels of each phase, and the name(s)
and phone number(s) of the individual(s) directly supervising each phase. The Planning
Manager or his/her designee shall have the authority to require an on-site meeting with
these individuals as necessary to ensure compliance with these conditions. The applicant
shall notify the Planning Manager of any changes to this schedule as soon as possible.
29. Construction Meeting. The applicant shall request an on-site meeting with City staff
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and key parties involved in the early phases of construction (e.g., applicant, general
contractor, foundation subcontractors) to review these conditions and the construction
schedule. The general contractor or applicant shall ensure that all subcontractors
involved in subsequent phases of construction are aware of the conditions of approval.
30. Construction Management Plan: A construction management plan shall be submitted
for review and approval by the City prior to issuance of any demolition, building or
grading permit. A copy of the approved Construction Management Plan shall be
reproduced as a part of the plan set and included within the jobsite and office plan sets
for any building permit issued for the site. The construction management plan shall
include:
a) Provisions for materials and equipment storage and staging on-site,
unless otherwise approved.
b) A traffic control plan to address on-site and off-site construction traffic.
c) A screened security fence shall be placed and maintained around the perimeter
of the project and removed immediately following construction work.
d) Construction phasing and approximate timeline.
e) Continued access for pedestrians to the existing public river trail and to adjoining
residences.
31. Transportation Construction Plan. The applicant and all persons associated with the
project are hereby notified that a Transportation Construction Plan (TCP) is required
for all phases of construction, particularly for the following activities:
a) Alterations, closures, or blockages to sidewalks, pedestrian paths or vehicle
travel lanes (including bicycle lanes);
b) Storage of building materials, dumpsters, debris anywhere in the public ROW;
c) Provision of exclusive contractor parking on-street; or
d) Significant truck activity.
The applicant shall secure the City Traffic Engineer’s approval of this TCP.
32. At all times the site shall be kept cleared of garbage, debris, and outdoor storage.
33. Construction activities shall comply with performance standards specified in IZO
Chapter 21 (Performance Standards).
To be satisfied prior to final inspection or issuance of an occupancy permit.
34. All costs owed on the processing of this application shall be paid in full.
35. All review costs related to the review and monitoring of construction shall be paid prior
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to final inspection or issuance of a Certificate of Occupancy.
36. All development impact fees associated with the project shall be paid prior to final
inspection or certificate of occupancy.
To be satisfied within 1 year after final inspection issuance of an occupancy permit.
37. All tree stakes and ties shall be removed within one year following installation or as soon
as trees are able to stand erect without support.
To be satisfied at all times.
38. No signage is approved by this permit. Separate sign permits in compliance with IZO
Chapter 20 shall be obtained prior to the installation of any signage.
39. All light fixtures shall be hooded and downward cast.
40. All standpipes, check valves, and other utilities shall remain underground or be fully
screened from view by decorative screening structures or landscaping.
41. Electrical transformer boxes and garbage enclosures shall remain screened with the
landscaping, fencing or walls.
42. All plantings shall be maintained in good growing condition. Such maintenance shall
include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash,
fertilizing, and regular watering. Whenever necessary, planting shall be replaced with
other plant materials to ensure continued compliance with applicable landscaping
requirements. Required irrigation systems shall be fully maintained in sound operating
condition with heads periodically cleaned and replaced when missing to ensure continued
regular watering of landscape areas, and the health and vitality of landscape materials.
43. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within
the project without first providing appropriate signs warning of the use of chemicals.
The project shall utilize Best Management Practices (BMPs) regarding
pesticide/herbicide use and as well as Integrated Pest Management techniques for the
protection of bicyclists and pedestrians.
Building Division
44. General Building. Proposed project will require building permit application and
construction document approval in compliance with current California Building
Standards Code in CCR Title 24 as adopted by the City of Petaluma. The Building
Division reviews applications and plans in accordance with these and the City municipal
code. The applicant will need to demonstrate compliance in the construction documents.
Full plan submittal is required as applicable to project scope and requirements of CBC
107. Architectural, civil, structural, mechanical, electrical, and plumbing system
drawings are to are to be prepared and signed by the state licensed professional
responsible for their preparation. See City file preparations standards: Electronic File
Preparation Standards - Petaluma (cityofpetaluma.org).
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Building permit construction documents are to include occupancy classifications, design
occupant load, general building area and height limitations, type of construction, and fire
sprinkler provisions data for each building on the subject parcels. Each sep arate building
and separate parcel must have a separate address and permit for construction.
Include an Architectural Site Plan showing to scale the size and location of new
construction and existing structures on the site, distances from lot lines, the established
street grades and the proposed finished grades and, as applicable, flood hazard are as,
floodways, and design flood elevations; and it shall be drawn in accordance with an
accurate boundary line survey.
45. Visitability and Universal Access The City of Petaluma has adopted a Universal Access
and Visitability Ordinance effective April 20, 2022, applicable to new dwelling units.
Universal Design will require 30% of the new dwellings, in developments of 5 or more,
to have specified access features.
Please review PMC Chapter 17.14 and revise drawings as needed to demonstrate
compliance.
46. CalGreen. For the 2022 Building Standards Code cycle the City of Petaluma has
adopted CalGreen at the Tier 1 level, with the exception Energy Efficiency, which is
adopted at the mandatory level only. Current code adoption at time of building permit
application will govern requirements.
47. Building Permits. Each separate building, structure, pool, and separate parcels must
have a separate permit for construction.
Permit application is to be made to the City Building Division of the Planning
Department. Permit applications will require plans, review, and approval. See:
https://cityofpetaluma.org/permit-process/
48. Grading and Earthwork. Civil and grading plans shall demonstrate compliance with
CBC Appendix J for construction. Construction plans shall indicate how the site and lot
grading and drainage systems will manage all surface drainage and water flows. Pad
Elevation Certifications and Grading or Site Drainage Certificates of compliance will
need to be provided as construction is in progress and before Certificate of Occupancy.
49. Lot Line Adjustment. The existing parcels will need to be consolidated to ensure each
structure is within the requirements of the CBC. The proposed lot line plan requires
compliance with the California Building Code (CBC) Table 705.8. Proposed buildings
cannot cross property lot lines and shall comply with CBC Chapters 6 and 7.
50. Soils. CRC R401.4 and CBC 1803.1 require soils investigation for foundation design in
Petaluma based on local conditions. Suspected soil conditions include soil instability,
forces generated on foundations by expansive soils, seismic forces, and increased lateral
pressures due to high water table or surcharge loads from adjacent structures. Soils
investigation is to be prepared by a state licensed engineer. The investigation shall
indicate preparations, recommendations, and corrective actions to prevent structural
defects (for each lot and dwelling).
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51. Deferred Submittals & Special Inspections . Identify request for deferred submittals
on the cover sheet of construction documents. Typical approved deferrals include fire
protection drawings or manufactured product shop drawing specifications.
52. The applicant shall submit a statement of special inspections in accordance with 107.1
Chapter 1, Division II, as a condition for permit issuance. This statement shall be
in accordance with Section 1704.3. Identify special inspections required for structural
and code compliance. Please specify special inspector(s) on this form:
https://cityofpetaluma.org/documents/special-inspection-and-testing-procedure/
53. Flood Hazard. CBC 1612.1 is applicable within flood hazard areas. All new
construction of buildings, structures and portions of buildings and structures, including
substantial improvement and restoration of substantial damage to buildings and
structures, shall be designed and constructed to resist the effects of flood hazards an d
flood loads. For buildings that are located in more than one flood hazard area, the
provisions associated with the most restrictive flood hazard area shall apply.
Plumbing CPC 301.4
CPC 301.4 is applicable for buildings located in flood hazard areas. Plumbing systems
shall be located above the flood elevation in accordance with the building code for
utilities and attendant equipment or the elevation of the lowest floor, whichever is higher.
Mechanical CMC 305.3
CMC 305.3 is applicable for buildings located in flood hazard areas. Heating,
ventilating, air-conditioning, refrigeration, miscellaneous heat-producing, and energy-
utilizing equipment and appliances shall be elevated at or above the elevation in
accordance with the building code for utilities and attendant equipment or the elevation
of the lowest floor, whichever is higher.
New construction work in a flood hazard area must be permitted by a development permit
and comply with the Petaluma Zoning Code Chapter 6 entitled FLOODWAY AND
FLOOD PLAIN DISTRICTS as directed by the Floodplain Administrator.
Fire Prevention Department
54. All submitted sheets must be wet-stamped and wet-signed by the California
licensed/registered professional responsible for the design (i.e. electronic signature will
be permitted if acceptable by jurisdiction). Please provide a stamp & signature on each
page of the submittal. 2019 CFC §105.4.1 & CA B&P Code §6737.1, 7026.12, 7057 &
7058.
55. Prior to issuance of a building permit, the applicant shall confirm the type of Fire
Protection System that will be installed (e.g.: NFPA 13, 13R, 13D) and whether there will
be an FDC. If a FDC will be installed, fire hydrants shall also be installed every 300
lineal feet. Fire department sprinkler connection shall not be in excess of fifty (50) feet
from a fire hydrant.
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56. Note: In addition to any civil drawings, contractors installing underground fire lines shall
submit two sets of the plans to the Petaluma Fire Marshal’s office prior to installation.
Design must be in accordance with the following City of Petaluma Standard s:
• STD850.05 main size 854 thrust blocks
• 857.01 fire hydrant 860 temporary fire flow
• 879.01 PIV and FDC 880 detector check/s
• Points of connection to main and sprinkler riser detail
• Hydro-test 200 psi – for 2 hours
• Detail method of flushing lines
57. Per Petaluma Municipal Code and Title 17 of the California Administrative Code, a fire
service underground to a building of three (3) or more floors shall have a double detector
check / backflow preventer installed per City of Petaluma Water Installation S tandards.
58. Sheet C9.0, C8.1, C8.2: Ensure all proposed traffic calming measures meet fire apparatus
turning radius requirements.
59. Ensure final design and submittal include all fire protection measures as required in a
new multi-story residential development including fire sprinklers, fire alarms, CO
alarms, and photovoltaic solar submittal etc.
60. Landscaping Plan: Ensure all proposed landscaping is fire resistant; ensure trees do not
block aerial ladder access to building roofs.
61. Project will need to have no fewer than two approved means of fire apparatus access
(EVAs are not approved means) for the development and all access must meet aerial
apparatus road requirements. Reference Appendix D of the 2022 California Fire Code
for requirements.
62. Sheet A-1c: Red curbs required in all areas where Fire apparatus are expected to stage
for required reach requirements.
63. Sheet A-23: Clubroom will require permanent occupancy sign.
64. Sheet A-1a: Fire hydrants must be located every 300' of travel.
Department of Public Works and Utilities
Public Improvements
65. A Public Improvement Plan shall be required for all offsite work, improvements on Oak
Creek Apartments Property, Rivertrail improvements, and all on-site public water system
work and work within designated public easements. Plans and supporting reports to be
submitted to the City of Petaluma Public Works Department. An Engineer’s Estimate
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for probable construction costs shall be prepared and used to determine the review and
inspection cost recovery fund.
66. Traffic Mitigation Improvements shall include all previously approved mitigation items
and per the recommendations of PBAC.
67. All the public improvements shall be designed in accordance with the latest City of
Petaluma Public Works and Utilities Department Standards & Specifications, latest
edition of the Manual of Uniform Traffic Control Devices (MUTCD) and Caltrans
standards. https://cityofpetaluma.org/city-standards/
68. Prior to approval of Public Improvement Plans and any Subdivision Map, including all
required public dedications and easements, shall be recorded, and the Public
Construction Agreement shall be executed.
69. All project improvements shall be accessible including curb ramps and clearances on
sidewalks.
70. A public improvement agreement package including necessary bonds and insurance is
required prior to approval of the public improvement plans.
71. Prior to issuance of the first certificates of occupancy, All public improvements shall be
installed and accepted by the City of Petaluma.
72. The public water system shall be shown on the public improvement plans. See Water
Section.
73. Traffic calming and traffic improvements shall be shown on the public improvement
plans.
74. The boardwalk on Oak Creek Apartments shall be shown on the public improvement
plans.
75. A construction level geotechnical report is required with the public improvement plan.
See Geotechnical Report Section.
76. A final inspection letter and as-built drawings are required by the project engineer prior
to the City signing off on the public improvements.
77. A Public Improvement Plan shall be required for Graylawn Avenue and all on-site public
water system work within designated public easements. Plans and supporting reports to
be submitted to the City of Petaluma Public Works Department. An Engineer’s Estimate
for probable construction costs shall be prepared and used to determine the review and
inspection cost recovery fund.
Private Improvements
78. A site development improvement plan and supporting reports is required for all work
within private property. An application for a grading and utility permit shall be submitted
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to the Building Department for distribution to review city departments. The public water
system shall be shown on the plan for reference but shall be a part of the public
improvement plans.
79. All earthwork, grading, trenching, backfilling, and compaction operations shall be
conducted in accordance with the City of Petaluma Ordinance (Title 20, Chapter 20.04 of
the Petaluma Municipal Code). An erosion and sediment control plan will be required for
the grading plans. The proposed grading and subsequent development phases that are over
one acre in size will be required to prepare a SWPPP in accordance with City and State
regulations, and all future development will be subject to City grading and erosion control
regulations. See Section E-10.
80. A construction level geotechnical report is required with the private site development
plan. See Geotechnical Report Section.
81. A construction level drainage report is required with the private site development plan.
See Sonoma County Agency Section.
82. A separate permit is required for any site retaining wall exceeding 3 feet.
83. Prior to the issuance of any certificates of occupancy, private utilities (sanitary sewer and
storm drain) improvements shall be installed, inspected and signed off.
84. Prior to the issuance of any building permit the private drive aisle structural sections shall
be constructed to a level where fire department vehicles are able to access the site.
85. Prior to the issuance of any building permits the public water system and fire hydrants (as
needed) to provide sufficient fire flow for the Fire Department protective measures.
86. A digital copy of the approved and signed Public Improvement Plan shall be provided to
the City at the time of execution of the Public Improvement Plan Agreement. As -built
drawings shall be submitted prior to acceptance of the improvements. electronic plan s in
.PDF format.
87. All work shall be constructed as per the City of Petaluma construction standards and
specifications. (https://cityofpetaluma.org/city-standards/).
88. Intent joint trench plans shall be submitted as a part of the site improvement plan permit
application. See Joint Trench Section.
89. A pad certification is required prior to issuance of any vertical building permit.
90. Individual plot/fine grading plans are required for each unit to obtain a building
permit. Each plan shall be submitted to the building department for review and
approval.
91. A construction management plan shall be prepared for review and approval by the
City of Petaluma Public Works Department as described in the environmental
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impact report.
92. All improvements shall be accessible.
93. A final inspection (Conformance) letter shall be provided by the project engineer
prior to occupancy.
94. A pre-construction meeting with City staff and the applicant’s construction team is
required prior to the start of any construction.
95. The private-looped drive aisles shall have a paved surface of at least 20 feet in width
except as shown on the approved Fire Department Protection Plan. The structural
section shall be equivalent to a City of Petaluma Residential Street (4 -inches over
12-inches) or as directed by the project traffic engineer. Parking areas shall be
marked and all other parking locations shall be posted with signage and red curbing.
96. Rolled curbs shall be provided as required along a private looped drive aisle.
97. Minimum 4-foot-wide sidewalks shall be provided along the looped private drive
aisle.
98. All improvement work shall be completed prior to the issuance of a final
inspection/certificate of occupancy for at least 20% of the units.
99. No unit yard to unit yard surface drainage is allowed.
100. Concentrated drainage over sidewalks shall not be allowed.
UTILITIES
Sanitary Sewer (Private)
101. The sanitary sewer shall be designed and installed according to the City of Petaluma
Standards. All sewer mains shall be eight inches. All sanitary sewers and laterals shall
be privately maintained and noted as a private sanitary sewer on the plans.
https://cityofpetaluma.org/city-standards/.
102. Provide cleanouts behind private sidewalks.
103. Storm Drains (Private) Storm drains shall be designed and installed according to the
City of Petaluma Standards. All storm drains shall be privately maintained and noted as
a private storm drain on the plans https://cityofpetaluma.org/city-standards/
104. As the owner of private outfalls, the property owner shall be responsible for meeting
NPDES requirements, including trash capture and inspection reporting.
Water (Public)
105. Water systems shall be design and installed according to the City of Petaluma Standards
Water system for the project shall be public. The main public water system shall be a looped
system through the private vehicular access drive connecting to the existing public water system
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at two locations. https://cityofpetaluma.org/city-standards/
106. The public system shall be designed for residential domestic and fire protection water
pressure and flow to meet all applicable City requirements.
107. The water extension on Shasta Ave. shall include upsizing the watermain to 12 inches to
Petaluma Blvd. Remove and replace the 8-inch watermain with a 12-inch water in Shast
Ave. to Petaluma Blvd. North. If in consultation with the city DPW it is determined that
adequate capacity and flow can be provided to the project without the Shasta Avenue
connection then the connection may be omitted.
108. If needed, secure a 15-foot-wide Easement from SMART to construct and maintain the
water connection to Shasta Avenue. All costs for the acquisition and maintenance for the
SMART easement shall be paid by the developer. The easement shall be approved by
City Council prior to the issuance of any Building Permit.
109. The water main easement on the Oak Creek Apartment Property shall be a 15-foot-wide
exclusive easement. The easement shall be approved by City Council prior to the
issuance of any building permit. All costs associated with the easement shall be paid by
the developer.
110. The proposed public water main system shall be designed to have the capacity to deliver
continuous fire flow as designated by the Fire Marshal. Calculations for fire flow and
pressure at each fire hydrant for proposed system shall be submitted for review and
approval by the Fire Marshal and Public Works Department as a part of the plan review
process.
111. The public water main system design shall be a part of the public improvement plans and
referenced on the project private improvement plans.
E10- EROSION CONTROL - NOI/SWPPP
112. The applicant shall submit the required storm water pollution prevention plan (SWPPP)
and obtain a Notice of Intent (NOI) from the Regional Water Quality Control Board
prior to any construction. The WDID Number shall be provided prior to any permit
approvals.
113. Prior to the issuance of a public improvement plan and/or grading permit, an erosion
control plan along with grading and drainage plans shall be submitted to the City of
Petaluma for review by the City Engineer. All earthwork, grading, trenching,
backfilling, and compaction operations shall be conducted in accordance with the City
of Petaluma’s Grading and Erosion Control Ordinance #1576, Title 17, Chapter 17.31 of
the Petaluma Municipal Code. Plans shall detail erosion control measures such as site
watering, sediment capture, equipment staging and laydown pad, and other erosion
control measures to be implemented during all construction activity in compliance with
E.10 Construction Erosion and Sediment Control requirements.
E12 - SW CONTROL/TREATMENT – BASMMA
114. Prior to issuance of a public improvement plan and/or grading per the applicant shall
provide a construction level storm water quality report and plans that demonstrates
compliance with “BASMAA Post-Construction Manual: Design Guidance for
Stormwater Treatment and Control for Projects in Marin, Sonoma, Napa, and Solano
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Counties”, January 2019. (Provision E.12 of the City’s storm water permit). An
Operations and maintenance Manual for the proposed storm water mitigation facilities
shall be a part of the submittal. The manual shall include annual inspection criteria, by a
Civil Engineer registered in the State of California or other qualified professionals, to
ensure the facilities systems are operating as designed and constructed as well as
provisions to make any necessary repairs to the system. A signed and sealed copy of the
report shall be provided annually to the Office of the City Engineer.
115. A Storm Water Management Facilities Operation and Maintenance Agreement shall be
prepared and submitted for review by the City Engineer. Prior to issuance of the public
improvement plan and/or grading permit, the Storm Water Management Facilities
Operation and Maintenance Agreement shall be executed by the owner with original
documents submitted to the city for final execution and recordation.
116. Prior to NOI/SWPPP Notice of Termination, a final inspection by the City of Petaluma
and Project Engineer of the stormwater facilities system shall be conducted. A final
letter, inspection form and any as-built plan shall be provided as a part of the Notice of
Termination to the State Water Board.
Transportation
117. During final design confirm drainage in and around the proposed traffic calming bulb
outs. Specifically the traffic calming on Graylawn down to Payran. Consider utilizing
bulb outs as a stormwater treatment facility or landscaping to improve visual look of the
neighborhood.
118. Prior to preparation of the final traffic calming design, the City Engineer shall consider
Planning Commission and public input received at the July 22, 2025 Planning
Commission meeting and the applicant in coordination with the City Public Works staff
will host a neighborhood meeting to provide additional public outreach to residents and
to obtain public input on the final traffic calming design. Property owners and residents
with access to Graylawn and Jess Avenues, Betty and Bernice Courts, Cordelia Drive,
and Payran Street will receive invitations to all public meetings.
119. All traffic calming improvements shall be approved by the Traffic Engineer and shall be
completed prior to CO of first unit.
120. Provide a minimum 2-inch grind and overlay on Graylawn from the project site to Payran.
Additional measures may be required based on construction impacts and shall be the
discretion of the City Engineer.
REPORTS
SONOMA COUNTY WATER AGENCY
121. A construction level Drainage Report (hydrology and hydraulics) in support of the public
and private drainage design shall be prepared and submitted to the Sonoma County Water
Agency for review and approval. The drainage report shall be submitted to the C ity of
Petaluma for reference as a part of the plan review. Sonoma County Water Agency
approval is required prior to the start of any plan approval or issuance of permit.
GEOTECHNICAL REPORTS
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122. A construction level geotechnical investigative study and report is required as part of the
public improvement plan, grading permit and building permits.
CCR'S - MAINTENANCE AGREEMENTS
123. All maintenance agreements and/or CCR’s shall be submitted for review as part of the
private plan material submittal.
LANDSCAPE & IRRIGATION
124. Landscape and Irrigation plans shall be required as part of the private on-site
development.
125. The easement for the river trail access pathway shall be approved by City Council and
recorded prior to construction. The easement is subject to applicable adopted City
regulations that may be amended from time to time.
126. Provide pedestrian lighting on river trail.
127. Landscaping in public utility easements shall be limited to ground cover and shallow
rooted, low-lying shrubs. Trees not allowed.
128. Landscape and irrigation, storm drain, and street improvements shall be designed and
installed by City Standards. https://cityofpetaluma.org/city-standards/
129. At the building phase and prior to the issuance of a building permit, the applicant shall
submit a complete landscape and irrigation documentation package consisting of all the
required elements found in the Landscape Water Use Efficiency Standards located in
Petaluma Municipal Code (PMC) Section 15.17.050
130. Applicant shall submit to the City a complete landscape and irrigation documentation
package consisting of all the required elements found in the Landscape Water Use
Efficiency Standards located in the Petaluma Municipal Code (PMC) Section 15.17.050.
131. Project signage and landscaping shall be designed outside of the driver’s vision triangle
to maintain adequate sight lines.
132. Per California Code of Regulations Title 23. Waters Division 2. Department of Water
Resources Chapter 2.7. Model Water Efficient Landscape Ordinance § 492.3, the
applicant must submit a Landscape Document Package with the building permit
application including a soil management report, irrigation design plan, and applicant
signature and date with statement, “1 agree to comply with the requirements of the
water efficiency landscape ordinance and submit a complete Landscape Document
Package” in accordance with the following municipal code requirements.
a) PMC Section 15.17.050(C)(1)(e): Applicant shall include total landscape area
(square feet) for all 36 lots, not just “typical lots”. Please include square footage
of the stormwater basin separately.
b) PMC Section 15.17.050(C)(1)(j): Applicant signature and date with statement, "I
agree to comply with the requirements of the Landscape Water Use Efficiency
Standards and submit a complete Landscape Documentation Package.”
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c) PMC Section 15.17.050(C)(2)(a): When calculating the MAWA/ETWU in the
water efficient landscape worksheet please use the city of Petaluma’s annual
ETO of 39.6 and annual rainfall of 26.65.
d) PMC Section 15.17.050(C)(4)(d)(14): If irrigation will be utilized to establish
the stormwater basin, include a proposed irrigation schedule, an irrigation design
plan, and MAWA and ETWU calculations for the area.
e) PMC Section 15.17.050(C)(4)(d)(17-18): The landscape design plan at a
minimum, shall include: • The following statement: "I have complied with the criteria of the ordinance
and applied them for the efficient use of water in the landscape design
plan"; and, • The signature of a licensed landscape architect, licensed landscape
contractor, or any other person authorized to design a landscape.
f) PMC Section 15.17.050(C)(5)(a,b,c): A complete irrigation design plan that
meets all the design criteria shall be submitted as a part of the landscape
documentation package.
g) PMC Section 15.17.050(C)(5)(c)(9-10): The irrigation design plan shall also
contain: • The following statement: "I have complied with the criteria of the ordinance
and applied them accordingly for the efficient use of water in the irrigation
design plan"; and, • Provide the signature of a licensed landscape architect, certified irrigation
designer, licensed landscape contractor, or any other person authorized to
design an irrigation system.
h) Prior to final inspection, the applicant shall submit the following in accordance
with PMC Section 15.17.050. Please refer to the following sections of the PMC
for detailed requirements of each item: • PMC Section 15.17.050 (C)(3): Soil Management Report. • PMC Section 15.17.050 (D)(1-3): Certificate of Completion to include the
following attachments:
• Certification by either the signer of the landscape design plan,
the signer of the irrigation design plan, or the licensed landscape
contractor that the landscape project has been installed per the
approved landscape water use efficiency standards.
• Irrigation Schedule — shall be regulated by automatic irrigation
controllers, applied water should be the ETWU. • Landscape and Irrigation Maintenance Schedule - including routine
inspection, adjustment and repair of irrigation system, fertilizing, pruning,
weeding, etc. • Landscape Irrigation Audit conducted by a certified landscape irrigation
auditor. Landscape audits shall not be conducted by the person who
designed the landscape or installed the landscape. Audit reports shall meet
the criteria listed in Section 15.70.050 (D)(2)(c).
LIGHTING & JOINT TRENCH
133. All utilities on site shall be underground. The applicant shall submit joint trench plans
with the Building Permit plans. Pavement restoration shall comply with the City’s
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current trench detail standard. Clarify the utility plan and provide details for the
underground.
134. On-site drive street lights are required. The final construction documents shall include
updated photometric calculations for the site as needed to provide sufficient lighting
coverage and intensity.
135. All utility distribution facilities, including but not limited to, electrical, communication
and television shall be placed underground.
136. Prior to the issuance of any certificates of occupancy, dry utilities (power and
communication) improvements shall be installed, inspected and signed off.
WASTE (RECOLOGY)
137. The applicant shall confirm the pickup locations of the waste enclosures with the pickup
provider (Recology), including maneuvering and access. Roadways along the pickup
routes should consider this load in relation to the geotechnical analysis following
completion of remediation activities. Trash service provider shall be consulted in
coordination with City for final schedule / interval of collection at site to provide
appropriate collection frequency.
MISCELLANEOUS
138. The project is responsible for paying water, sewer, and storm drain impact/capacity fees
prior to issuance of a certificate of occupancy.
139. All construction in the flood plain shall meet the applicable requirements of Chapter 6
of the Implementing Zoning Ordinance (IZO), “Floodway and Flood Plain Districts”:
140. Outfalls into the Petaluma River shall be approved by Sonoma Water and all
Jurisdiction Agencies. Letters of approval shall be provided to City before site grading.
All outside agency 401, 404, streambed alterations permits, and/or required permits
shall be obtained prior to grading.
141. CLOMR, LOMR or as-needed FEMA requirements shall be obtained in conjunction
with development permits. The sequence of the FEMA requirements will be determined
by the City Engineer.
142. Using the current SLR mapping, submit a Sea Level Rise Study Site Map Exhibit to
indicate three SLR scenarios: 100 cm; 200 cm; and 300 cm. Each scenario should show
impacts with and without 100 yr flood condition and also with and without King Tide
condition.
143. All sewer manholes shall have rim elevations at least 1 foot about floodplain elevation.
144. Provide lighting study and placement of streetlight on the apartment site and on
Graylawn as needed. Include off-site street lighting on public improvement plans.
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Sid Commons Mitigation Monitoring and Reporting Program
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance
with Section 21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of
the CEQA Guidelines. This document has been developed to ensure implementation of
mitigation measures and proper and adequate monitoring/reporting of such implementation.
CEQA requires that this MMRP be adopted in conjunction with project approval, which relies
upon an Environmental Impact Report. The purpose of this MMRP is to:
● document implementation of required mitigation;
● identify monitoring/reporting responsibility, be it the lead agency (City of Petaluma),
other agency (responsible or trustee agency), or a private entity (applicant, contractor, or
project manager);
● establish the frequency and duration of monitoring/reporting;
● provide a record of the monitoring/reporting; and
● ensure compliance
The following table lists each of the mitigation measures adopted by the City in conjunction with
project approval, the implementation action, timeframe to which the measure applies, the
monitoring/reporting responsibility, reporting requirements and the status of compliance with the
mitigation measure.
Implementation
The responsibilities of implementation include review and approval by City staff including the
Engineering, Planning and Building Divisions. Responsibilities include the following:
1. The applicant shall obtain all required surveys and studies and provide a copy to the City
prior to issuance of grading permits or approvals of improvements plans.
2. The applicant shall incorporate all applicable code provisions and required mitigation
measures and conditions into the design and improvements plans and specifications for the
project.
3. The applicant shall notify all employees, contractors, subcontractor, and agents involved
in the project implementation of mitigation measures and conditions applicable to the project and
shall ensure compliance with such measures and conditions.
4. The applicant shall provide for the cost of monitoring of any condition or mitigation
measure that involves on-going operations on the site or long-range improvements.
5. The applicant shall designate a project manager with authority to implement all
mitigation measures and conditions of approval and provide name, address, and phone numbers
to the City prior to issuance of any grading permits and signed by the contractor responsible for
construction.
6. Mitigation measures required during construction shall be listed as conditions on the
building or grading permits and signed by the contractor responsible for construction.
7. All mitigation measures shall be incorporated as conditions of project approval.
8. The applicant shall arrange a pre-construction conference with the construction
contractor, City staff and responsible agencies to review the mitigation measures and conditions
of approval prior to the issuance of grading and building permits.
Monitoring and Reporting
The responsibilities of monitoring and reporting include the Engineering, Planning and Building
Divisions, as well as the Office of the Fire Marshal. Responsibilities include the following:
1. The Building, Planning, and Engineering Divisions and Fire Marshal’s Office shall
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review the improvement and construction plans for conformance with the approved project
description and all applicable codes, conditions, mitigation measures, and permit requirements
prior to approval of a site design review, improvement plans, grading plans, or building permits.
2. The Planning Division shall ensure that the applicant has obtained applicable required
permits from all responsible agencies and that the plans and specifications conform to the permit
requirements prior to the issuance of grading or building permits.
3. Prior to acceptance of improvements or issuance of a Certificate of Occupancy, all
improvements shall be subject to inspection by City staff for compliance with the project
description, permit conditions, and approved development or improvement plans.
4. City inspectors shall ensure that construction activities occur in a manner that is
consistent with the approved plans, mitigation measures, and conditions of approval.
MMRP Checklist
The following table lists each of the mitigation measures adopted by the City in connection with
project approval, the timeframe to which the measure applies, the person/agency/permit
responsible for implementing the measure, and the status of compliance w ith the mitigation
measure.
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
20
Sid Commons Apartment Project Mitigation Monitoring and Reporting Program
Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
Aesthetics
Mitigation Measure Visual-2, Implement Mitigation Bio-
10A: Limitations on Improvements within the Petaluma
River Plan Corridor (see Biology section for details)
See Biology,
below
Mitigation Visual-3A, Inclusion in SPAR:
The Site Plan and Architectural Review process for the
Revised Project shall include evaluation and review of the
Revised Project for:
a) Creation of a lush landscape plan planned to
accommodate significant trees in a manner consistent
with the Oak Creek Apartment complex (see also
Mitigation Bio-9: Incorporation of Native Plants in
Landscaping Plans).
b) Adequate setbacks and/or landscaping between existing
abutting residential structures in the R2 zoning district
(addressed from Graylawn Avenue and Bernice Court).
c) Extent of desirability of utilizing a single-loaded street
near the River corridor, as the means of ensuring the
creation of linear open space corridors with maximum
public accessibility, visibility, and opportunities for
stewardship pursuant to GP 2-P-8.
Visual-3B, Implement Mitigation Bio-10B (as amended):
RODZ review at SPAR (see Biology section for details)
Applicant: Demonstrate required
SPAR criteria on Site
Plan
__________
Sign.
__________
Date
Planning
Division /
Planning
Commission:
Review and approve
Project’s Site Plan
pursuant to SPAR
__________
Sign.
__________
Date
See Biology,
below
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
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Sid Commons Apartment Project
July 22, 2025
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Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
Mitigation Visual-3C, Implement Mitigation Bio-11A (as
amended): Ensure Preservation of Existing Trees (see
Biology section for details)
Mitigation Visual-4, Glare Minimization Design
Standards: The following measures shall be applied to
reduce light and glare at the Project site:
a) Lighting designs shall employ fixtures that would cast
light in a downward direction, and building materials
should not be sources of substantial glare.
b) Lighting should generally occur at intersections, areas of
pedestrian activity, and building entrances, and be
minimized elsewhere.
c) Ornamental, pedestrian-scale fixtures shall be utilized to
the degree possible. Lighting shall be designed to
minimize glare and the direct view of light sources.
d) No lighting shall blink, flash or be of unusually high
intensity or brightness.
e) Lighting shall utilize energy-efficient fixtures that
provide a balance between energy efficiency and pleasing
light color.
f) High pressure sodium fixtures shall be utilized for street
lighting. Metal halide, incandescent, or color-balanced
fluorescent fixtures may be used for other lighting
systems. Low-pressure sodium fixtures are prohibited.
g) All streetlights shall utilize cut-off fixtures to minimize
visibility from adjacent areas.
Applicant/
Architect:
Prepare Outdoor
Lighting Plan for
SPAR review,
demonstrating
implementation of all
measures
__________
Sign.
__________
Date
Planning
Commission:
Review and approve
Project’s Outdoor
Lighting Plan pursuant
to SPAR
__________
Sign.
__________
Date
Planning/
Building
Division:
Verify final SPAR-
approved Outdoor
Lighting Plan prior to
issuance of building
permits
__________
Sign.
__________
Date
Added Notes:
4.f. - LED at low watts (Lumens) is acceptable and complies with the
PW&U’s current street lighting spec (J Stutsman & K Carothers
7/20/2020
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Mitigation Measure
Responsible
Party Implementation
Completion:
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Date
Completed
h) Parking area lighting fixtures shall be no higher than
necessary to provide efficient lighting of the parking
areas.
i) Landscape lighting fixtures shall be hidden from direct
view unless designed as an integral part of the area.
j) Landscape lighting sources shall be shielded from view
at night, with the emphasis being on the object or view
being lit.
See also Mitigation Measure Bio-7A.
Air Quality
Mitigation Measure AQ-2A, Basic Dust Control: The
Project shall comply with the following “Basic” mitigation
measures as recommended by BAAQMD for reducing
construction related emissions:
a) All exposed surfaces (e.g. parking areas, staging areas,
soil piles, graded areas and unpaved access roads) shall
be watered two times per day.
b) All haul trucks transporting soil, sand, or other loose
material off-site shall be covered.
c) All visible mud or dirt track-out onto adjacent public
roads shall be removed using wet power vacuum street
sweepers at least once per day. The use of dry power
sweeping is prohibited.
d) All vehicle speeds on unpaved roads shall be limited to
15 mph.
e) All roadways, driveways and sidewalks to be paved shall
be completed as soon as possible. Building pads shall be
Applicant: Include all measures
in project construction
documents
__________
Sign.
__________
Date
Planning/
Building
Division:
Verify construction
documents prior to
issuance of grading
permit
__________
Sign.
__________
Date
Engineering/
Building
Division:
Conduct periodic
inspections during
construction to ensure
that measures are in
place
__________
Sign.
__________
Date
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July 22, 2025
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Mitigation Measure
Responsible
Party Implementation
Completion:
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Date
Completed
laid as soon as possible after grading unless seeding or
soil binders are used.
f) Idling times shall be minimized either by shutting
equipment off when not in use or reducing the maximum
idling time to 5 minutes (as required by the California
airborne toxics control measure Title 13, Section 2485 of
California Code of Regulations [CCR]). Clear signage
shall be provided for construction workers at all access
points.
g) All construction equipment shall be maintained and
properly tuned in accordance with manufacturer’s
specifications. All equipment shall be checked by a
certified visible emissions evaluator.
h) Post a publicly visible sign with the telephone number
and person to contact at the City regarding dust
complaints. This person shall respond and take corrective
action within 48 hours. The Air District’s phone number
shall also be visible to ensure compliance with applicable
regulations.
Mitigation Measure AQ-2B, Enhanced Dust Control:
Because of the size of the site and the proximity of nearby
sensitive receptors, the Project shall also comply with the
following “Enhanced” mitigation measures as recommended
by BAAQMD for reducing construction related emissions:
a) All exposed surfaces shall be watered at a frequency
adequate to maintain minimum soil moisture of 12
percent. Moisture content can be verified by lab samples
or moisture probe.
Applicant: Include all measures
in project construction
documents
__________
Sign.
__________
Date
Planning/
Building
Division:
Verify measures are
included in
construction
documents prior to
issuance of grading
permit
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
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July 22, 2025
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Mitigation Measure
Responsible
Party Implementation
Completion:
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Date
Completed
b) All excavation, grading and demolition activities shall be
suspended when average wind speeds exceed 20 mph.
c) Windbreaks (e.g., trees, fences) shall be installed on the
windward side(s) of actively disturbed areas of
construction. Windbreaks should have at maximum 50
percent air porosity.
d) Vegetative ground cover (e.g., fast-germinating native
grass seed) shall be planted in disturbed areas as soon as
possible and watered appropriately until vegetation is
established.
e) The simultaneous occurrence of excavation, grading, and
ground-disturbing construction activities on the same
area at any one time shall be limited. Activities shall be
phased to reduce the amount of disturbed surfaces at any
one time.
f) All trucks and equipment, including their tires, shall be
washed off prior to leaving the site.
g) Site accesses to a distance of 100 feet from the paved
road shall be treated with a 6 to 12 inch compacted layer
of wood chips, mulch or gravel.
h) Sandbags or other erosion control measures shall be
installed to prevent silt runoff to public roadways from
sites with a slope greater than one percent.
i) Minimizing the idling time of diesel powered
construction equipment to two minutes.
j) The project shall develop a plan demonstrating that the
off-road equipment (more than 50 horsepower) to be
used in the construction project (i.e., owned, leased, and
Engineering/
Building
Division:
Conduct periodic
inspections during
construction to ensure
that measures are in
place
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
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July 22, 2025
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Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
subcontractor vehicles) would achieve a project wide
fleet-average 20 percent NOX reduction and 45 percent
PM reduction compared to the most recent ARB fleet
average. Acceptable options for reducing emissions
include the use of late model engines, low-emission
diesel products, alternative fuels, engine retrofit
technology, after-treatment products, add-on devices
such as particulate filters, and/or other options as such
become available.
k) Use low VOC (i.e., ROG) coatings beyond the local
requirements (i.e., Regulation 8, Rule 3: Architectural
Coatings).
l) Require that all construction equipment, diesel trucks and
generators be equipped with Best Available Control
Technology for emission reductions of NOx and PM.
m) Requiring all contractors use equipment that meets
CARB’s most recent certification standard for off-road
heavy-duty diesel engines. All exposed surfaces shall be
watered at a frequency adequate to maintain minimum
soil moisture of 12 percent. Moisture content can be
verified by lab samples or moisture probe.
Mitigation AQ-4, Construction-Period DPM Emission
Reductions: All off-road construction equipment greater
than 25 horsepower shall have engines that meet or exceed
Applicant: Include all measures
in project construction
documents
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
either U.S. Environmental Protection Agency (USEPA) or
California Air Resources Board (ARB) Tier 4 Final off-road
emission standards. The Contractor may use the next
cleanest piece of off-road equipment (i.e., Tier 3 Engine with
Level 3 Verified Diesel Emission Control Strategy
[VDECS], Tier 3 Engine with Level 2 VDECS, or Tier 3
Engine with alternative fuel), if:
a) a particular piece of off-road equipment that meets these
standards is technically not feasible;
b) the equipment would not produce desired emissions
reduction due to expected operating modes;
c) installation of the equipment would create a safety hazard
or impaired visibility for the operator; or,
d) there is a compelling emergency need to use off-road
equipment that does not meet these standards; and
e) The Contactor develops a Construction Emissions
Minimization Plan (CEMP) to describe the process used
to identify the next cleanest piece of off-road equipment
and the steps that will be taken to reduce emissions of
criteria air pollutants to the greatest extent practicable.
Building/
Planning
Division:
Verify that measures
are included in
construction
documents prior to
issuance of grading
and building permits
__________
Sign.
__________
Date
Building/
Engineering
Division:
Conduct periodic
inspections during
construction to ensure
that measures are in
place
__________
Sign.
__________
Date
Biological Resources
Mitigation Measure Bio-2a: Pre-Construction Nesting
Surveys. If grading operations or construction is scheduled
during the nesting season for migratory birds (February 1
through August 30), trees in the Project site shall be
surveyed including call surveys as appropriate for nesting
migratory birds.
Applicant: Retain qualified
biologist to perform
nesting survey/call
survey, as required per
measure
__________
Sign.
__________
Date
Applicant: Notify Planning
Division and CDFW
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Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
a) Surveys shall be conducted within the following buffers
of the construction site: 1) 150 feet for nesting raptors,
and 2) 500 feet for nesting passerines.
b) The surveys shall be conducted no more than 15 days
prior to the start of any ground disturbing activities.
c) If an active nest is found prior to construction or during
construction activities, a qualified biologist, in
consultation with CDFW, shall determine the appropriate
buffer size and delineate the buffer using ESA -approved
fencing, pin flags, and/or yellow-caution tape. A buffer
zone shall be maintained around all active nest sites until
the young have fledged and are foraging independently.
d) In the event that an active nest is found after the
completion of preconstruction surveys and after
construction begins, all construction activities shall be
stopped until a qualified biologist has evaluated the nest
and erected the appropriate buffer around it.
in the event of active
nest discovery __________
Sign.
__________
Date
Qualified
Biologist:
Perform survey in
event of active nest
discovery consult with
CDFW and establish
buffer. Submit
findings to City.
__________
Sign.
__________
Date
Building/
Engineering/
Planning
Division:
Review findings prior
to issuance of grading
permit and verify that
buffers are maintained
(if required) during
construction through
periodic site
inspections
__________
Sign.
__________
Date
Mitigation Measure Bio-2b, Pre-Construction Tree Roost
Surveys: For all tree removal and vegetation management
activities the following measures shall be implemented to
protect bats:
a) Tree removal shall be conducted between September 1st
and March 31st in order to avoid the bat maternity periods
and ensure protection of bat species. Should maintenance
activities necessitate tree removal during the maternity
roosting season (April 1st – August 31st) then a qualified
biologist shall first perform a bat roost survey of trees
within 7 days to determine if roosts are present. If no
Applicant: Schedule and perform
tree removal in
conformance with
measures, or retain
qualified biologist to
perform a bat roost
survey within 7 days
prior to tree removal
__________
Sign.
__________
Date
Applicant: Notify Planning
Division and CDFW
in the event of
__________
Sign.
__________
Date
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Attachment 1, Exhibit A Conditions of Approval & MMRP
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July 22, 2025
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Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
evidence is found, activities may proceed. In the event
that an active roost is observed within the work area than
a work exclusion zone of 50 to 250 feet shall be
established. Work within the exclusion zone shall not be
permitted until the maternity roosting season has
completed. The appropriate size of the exclusion zone
shall be determined by a qualified biologist based upon
the species and its susceptibility to disturbance.
b) Any tree removal with breast diameter height (dbh)
greater than 12 inches or with complex bark structures or
with cavities shall be felled and allowed to rest on the
ground overnight prior to removal.
c) Maintenance activities shall avoid the dust and dawn
period to preclude impacts to emerging bats. Rather,
activities shall occur between 1 hour after sunrise and
one hour before sunset.
protected bat
discovery
Qualified
Biologist:
Perform
Preconstruction
surveys and submit
results and
recommendations to
the City.
__________
Sign.
__________
Date
Building/
Engineering/
Planning
Division:
Review findings prior
to issuance of grading
permit and verify that
exclusion zones are
maintained (if
required) during
construction through
periodic site
inspections
__________
Sign.
__________
Date
Regulatory Requirements, Bio-3: Pursuant to existing
regulations, the Applicant is required to obtain all required
authorizations from the U.S. Army Corps, the RWQCB, the
California Department of Fish and Wildlife and other
regulatory agencies with jurisdiction, for the disturbance of
waters of the U.S. and their associated aquatic habitat.
In addition to any and all conditions of approval as required
by these resource agency permits and authorizations, the
following mitigation measures shall be implemented,
representing the City of Petaluma (as lead agency) baseline
mitigation requirements.
Applicant: Obtain all required
agency permits and
authorizations (e.g.,
from U.S. Army
Corps, USF&WS,
RWQCB and/or
CDFW) for River
terrace grading
__________
Sign.
__________
Date
Planning
Division:
Verify that all
required agency
permits have been
obtained prior to
issuance of grading or
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
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Mitigation Measure
Responsible
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Completion:
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Date
Completed
building permits
including for River
Terracing
Mitigation Measure Bio-3A, Limitations on the Grading
Period: To the extent feasible, limit grading in the river area
to the dry season, between June 15 and October 15, when
low flow conditions are present in the River. Limit
vegetation removal to the period between June 15 and
November 15 to avoid potential impacts to anadromous fish
species and nesting birds, and to avoid interfering with adult
spawning migrations or the outmigration of smolts.
Applicant: Schedule terraced
grading and vegetation
removal as prescribed
__________
Sign.
__________
Date
Building/
Planning
Division:
Limit issuance of
grading permit for
River terracing to
schedule as prescribed
__________
Sign.
__________
Date
Mitigation Measure Bio-3B: Pre-Construction Surveys.
A qualified USFWS-approved biologist shall conduct pre-
construction surveys of all ground disturbance areas within
suitable habitats in the Project site to determine if California
red-legged frogs and Western pond turtles are present prior
to the start of grading operations. These surveys shall be
conducted within 48 hours prior to the initiation of grading
activities in habitats where these species have the potential to
occur.
a) Preconstruction surveys to detect western pond turtles
should focus on suitable aerial and aquatic basking or
Applicant: Retain a qualified
biologist to perform
pre-construction
surveys
__________
Sign.
__________
Date
Qualified
Biologist:
In consultation with
CDFW, establish
exclusion zone buffer
in event of discovery.
Submit results and
recommendations to
the City.
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
30
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Signature
Date
Completed
nesting habitat such as logs, branches and riprap, as well
as the shoreline and adjacent warm, shallow waters
where pond turtles may be present below the water
surface beneath algal mats or other surface vegetation.
b) Where feasible, preconstruction surveys to detect western
pond turtle nesting activity should be concentrated within
0.25 mile of suitable aquatic habitat and should focus on
areas along south- or west-facing slopes with bare hard-
packed clay or silt soils or a sparse vegetation of short
grasses or forbs.
Planning
Division
Verify results of pre-
construction surveys
prior to issuance of
grading permits for
River terracing
__________
Sign.
_________
Date
Mitigation Measure Bio-3C, Relocation: If any special
status species are found, either they shall be re-located, or an
exclusion zone shall be established and maintained around
the occupied habitat until the biological monitor, in
consultation with the resource agencies, determines
construction activities can proceed in these zones.
a) Any re-location efforts shall be pre-approved by the
resource agencies.
b) If CRLF, WPT or their nesting sites are found, the
biologist shall contact the CDFW to determine whether
relocation and/or exclusion buffers and nest enclosures
are appropriate. If the CDFW approves of moving the
animal, the biologist shall be allowed sufficient time to
move the animal(s) from the work site before work
activities begin.
Applicant/
Biologist
In the event of
discovery of special
status species, contact
Planning Division and
CDFW
__________
Sign.
__________
Date
CDFW (if
special status
species are
found):
In the event of
discovery of special
status species,
determine whether
relocation and/or
exclusion buffers and
nest enclosures are
appropriate
__________
Sign.
__________
Date
Building/
Planning
Division
In the event of
discovery of special
status species,
authorize construction
activity only after
CDFW authorization
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
31
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Signature
Date
Completed
Mitigation Measure Bio-3D, Implement Best
Management Practices: Avoidance and minimization
measures shall be employed prior to and during construction,
as required and/or approved by the resource agencies, to
protect special status species and sensitive habitats. These
measures shall include, but not be limited to:
a) A USFWS-approved biologist shall be present during
grading and clearing activities that could result in harm to
these species. The approved biologist shall have stop -
work authority in the event that a California red-legged
frog or Western pond turtle is found within the Project
site.
b) Install exclusion fencing around grading and clearing
zones to keep out special-status. The areas approved for
grading and clearing shall be delineated with temporary
high-visibility orange-colored fence at least 4 feet in
height, flagging, or other barriers. Signs shall be posted
that clearly state that construction personnel and
equipment shall not move outside of the marked area.
The fencing shall be inspected by the USFWS-approved
biologist and maintained daily until project completion.
The fencing shall be removed only when all construction
equipment is removed from the site. No construction
activities shall take place outside the delineated project
site.
c) Have the Biological Monitor survey each zone
periodically and relocate species as necessary.
Applicant: Retain USFWS-
approved
biologist/Biological
Monitor
__________
Sign.
__________
Date
Biological
Monitor:
Erect required
fencing, conduct
periodic surveys,
ensure implementation
of all required BMPs
during grading.
Maintain a log of
activities and make
available to USFWS
and City upon request.
__________
Sign.
__________
Date
Building/
Planning/
Engineering
Division
Verify presence and
maintenance of BMPs
during construction at
site inspections
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
32
Mitigation Measure
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Signature
Date
Completed
d) Prior to construction, a qualified biologist shall conduct
training sessions to familiarize all construction personnel
with:
• identification of California red-legged frog and their
habitat, Western pond turtle and their habitat and
identification of protected salmonids and their
habitats,
• general provisions and protections afforded by the
Endangered Species Act,
• measures implemented to protect the species, and
• a review of project site boundaries
e) To avoid attracting predators, food-related trash shall be
kept in closed containers and removed daily from the
project site.
f) At the end of each day, all construction-related holes or
trenches deeper than 1 foot shall be covered to prevent
entrapment of potential California red-legged frog.
g) During the process of reviewing the USACE permit
application, the USACE will determine the need to enter
into consultation with the USFWS for impacts on the
federally listed California red-legged frog. If consultation
with the USFWS for the California red-legged frog is
needed, the City of Petaluma would comply with all the
terms and conditions required by the USFWS.
Regulatory Requirements, Bio-4: Pursuant to existing
regulations, the Applicant is required to obtain all required
authorizations from the U.S. Army Corps of Engineers
Applicant: Obtain all required
agency permits and
authorizations (e.g.,
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
33
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Signature
Date
Completed
pursuant to Section 404 and/or Section 401 of the Clean
Water Act. For the fill of wetlands, waters of the US and/or
the State).
In addition to any and all conditions of approval as required
by these resource agency permits and authorizations, the
following mitigation measures shall be implemented,
representing the City of Petaluma (as lead agency) baseline
mitigation requirements.
from U.S. Army
Corps, and/or
RWQCB) for
wetlands fill
Planning/
Building
Division:
Verify that all
required agency
permits have been
obtained, and all
conditions have been
met prior to issuance
of grading or building
permits for project
activities, terracing
and fill to wetlands
__________
Sign.
__________
Date
Mitigation Measure Bio-4: Compensation for Seasonal
Wetlands Fill. The Project applicant shall provide on-site
compensatory mitigation sufficient to achieve a no-net-loss
standard, subject to additional requirements of the permitting
agencies. Compensatory mitigation shall be achieved
through creation restoration and enhancement of wetland
habitat acreage at appropriate locations within the Project
site, providing new, higher quality wetlands habitat value
than the low value habitat lost due to Project fill and terrace
grading.
a) Final site plans should seek to avoid and retain wetland
features where feasible
b) Compensatory wetland habitat shall ensure no net loss of
habitat functions and values.
Applicant/
Qualified
Biologist:
Demonstrate all
required on-site
compensatory
mitigation in
Landscape Plan for
terrace grading
Prepare Restoration
Habitat and
Monitoring Plan
__________
Sign.
__________
Date
Planning
Division /
Planning
Commission:
Review and approve
Landscape Plan for
terrace grading and
HMMP, pursuant to
SPAR process
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
34
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Signature
Date
Completed
c) Compensatory ratios shall be based on site-specific
information and determined through coordination with
the Corps and RWQCB.
d) A Restoration and Monitoring plan for the compensatory
wetlands shall be developed and implemented by the
applicant. The Restoration and Monitoring Plan shall
describe how the new wetlands shall be created and
monitored over a minimum establishment period of five
years.
Building/
Planning
Division:
Verify that on-site
compensatory
mitigation locations
are provided on
grading and
improvement plans for
terrace grading prior
to issuance of grading
permit
__________
Sign.
__________
Date
Regulatory Requirements, Bio-5: Pursuant to existing
regulations, the Applicant is required to obtain all required
authorizations from the CDFW (as applicable) for the loss or
disturbance of on-site riparian vegetation resulting from
development of the property. Any substantial change or use
of any material from the bed, channel or bank of the River or
any change that may substantially adversely affect existing
fish or wildlife resources will require CDFW issuance of a
Streambed Alteration Agreement pursuant to Fish and Game
Code 1602.
In addition to any and all requirements of these resource
agency permits and authorizations, the following mitigation
measures shall be implemented, representing the City of
Petaluma (as lead agency) baseline mitigation requirements.
Applicant/
Biologist:
Obtain all required
agency permits and
authorizations (e.g.,
from CDFW for loss
or disturbance of on-
site riparian vegetation
__________
Sign.
__________
Date
Planning/
Building
Division:
Verify that all
required agency
permits have been
obtained and
conditions met prior to
issuance of grading or
building permits for
River terracing and
upland development
__________
Sign.
__________
Date
Mitigation Measure Bio-5A, Riparian Preservation Zone:
Final grading plans for the Project’s proposed terraced
grading concept along the Petaluma River shall include a
Riparian (Willow) Preservation Zone comprising the
Applicant/
Biologist:
Demonstrate all
required on-site
compensatory
mitigation in
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
35
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Signature
Date
Completed
approximately 0.30 acres of high quality riparian habitat
along the River. Preservation of existing high quality
riparian vegetation shall be achieved in these zones while
accommodating widened channel designs that provides
acceptable flood control containment. The River Plan calls
for all development (including grading and flood control
alterations) to be severely restricted within high priority
Riparian Preservation Zones, all development, including
trails, grading and flood control alterations, shall be
prohibited in these Zones. Minimal intrusions in a carefully
selected location could be authorized by the City for
interpretive purposes only.
Landscape Plan for
terrace grading,
Prepare Restoration
and Monitoring Plan
as part of HMMP for
the Project
Planning
Division /
Planning
Commission:
Review and approve
Landscape Plan for
terrace grading and
HMMP, pursuant to
SPAR process
__________
Sign.
__________
Date
Building/
Planning
Division:
Verify that on-site
compensatory
mitigation locations
are provided prior to
issuance of grading
permit for terrace
grading
__________
Sign.
__________
Date
Mitigation Measure Bio-5B, Riparian Tree Preservation:
A consulting arborist shall review preliminary grading plans
for the river terrace and for the riverside path, prior to
issuance of grading plans. The arborist shall recommend tree
preservation measures (i.e., protective fencing, grading
limits and tree pruning plans) to ensure preservation of
individual riparian and oak woodland trees within and
abutting the riparian zone. This measure shall also apply to
those riparian zones as expanded by the river terracing
project, including trees #65-68, 70-73, 80, 106-107, 209-212
Applicant: Retain consulting
arborist for review of
preliminary grading
plans. Ensure
protection of all trees
to be retained pursuant
to Mitigation Measure
Bio-11C (below)
__________
Sign.
__________
Date
Professional
Arborist:
Review preliminary
grading plans prior to
issuance of grading
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
36
Mitigation Measure
Responsible
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Completion:
Signature
Date
Completed
and 205-208, and the 0.30-acre willow thicket designated as
the Riparian (Willow) Preservation Zone.
permits, and
recommend specific
tree preservation
measures to ensure
preservation of
individual riparian and
oak woodland trees
within and abutting
the riparian zone
Planning
Division /
Planning
Commission:
Review and approval
of Tree Removal
pursuant to SPAR
__________
Sign.
__________
Date
Engineering/
Planning/
Building
Division:
Verify that final
SPAR-approved Tree
Removal and all
conditions thereof are
included in Frontage
Improvement Plans
and grading permits
__________
Sign.
__________
Date
Mitigation Measure Bio-5C, Habitat Mitigation and
Monitoring Plan: A final Habitat Mitigation and
Monitoring Plan (HMMP) shall be submitted for review and
approval by the regulatory agencies and the City. The City
shall authorize the HMMP prior to issuance of the terrace
grading plans. The Final HMMP shall be implemented. The
HMMP shall include a landscape and biological restoration
plan prepared and signed by a licensed landscape architect,
either experienced in environmental restoration or with
appropriate consultation and input from wetlands biologists,
Applicant: Finalize HMMP for
review by the
regulatory agencies
and the City
__________
Sign.
__________
Date
Planning
Division:
Coordinate and ensure
review and comment
on HMMP by
applicable regulatory
agencies prior to City
approval
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
37
Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
soil scientists and hydrologists. The goals and objectives for
the HMMP must be clearly stated, and the plans must be
developed based on a thorough analysis of existing biologic,
soils, and hydrologic conditions, including a consideration of
the historic plant community.
a) When stabilized and restored, the Restoration Zone shall
be designed and constructed such that it contributes
significantly to the wildlife and fishery habitat values and
water quality of the greenway.
b) Restoration treatments shall include re-grading, slope
stabilization and planting with genetically local native
riparian and upland species.
c) Access shall be generally restricted from the banks and
bank-top areas in this zone, except at carefully selected
and controlled points where overlooks and interpretive
areas are permitted.
Planning
Division /
Planning
Commission
Review and approval
of HMMP pursuant to
SPAR
__________
Sign.
__________
Date
Mitigation Measure Bio-6, Terraced Grading Erosion
Control/Stormwater Pollution Prevention Plan: The
Project applicant shall prepare and implement a specific
Terraced Grading Erosion Control Plan for all terrace
grading work and trail construction within and abutting the
Petaluma River floodplain. The discharge or creation of
potential discharge of any soil material including silts, clay,
sand, or any other materials to the waters of the State is
prohibited.
a) Install and maintain silt fences adjacent to the perimeter
of the work area and immediately downstream of
disturbed areas and install and maintain erosion control
blankets on all disturbed ground to prevent inadvertent
Applicant: Prepare final Erosion
Control Plan for all
terrace grading work
and trail construction
within and abutting
the Petaluma River
floodplain
__________
Sign.
__________
Date
Engineering /
City Engineer:
Review and approve
Erosion Control Plan
as being in
conformance with all
applicable City and
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
38
Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
transport of sediments into the Petaluma River. The
Project applicant shall be responsible for ensuring that
sediment-control devices are installed and maintained
correctly. The devices shall be inspected frequently (e.g.,
daily) to ensure they are functioning properly. Controls
shall be immediately repaired or replaced or additional
controls shall be installed as necessary. Sediment that is
captured in these controls may be disposed of onsite in an
appropriate approved area or off-site at an approved
disposal site.
b) Soil materials stockpiled at the site must be covered with
plastic sheeting at the end of each workday until
permanently protected with rock ballast materials.
c) Spill prevention and control BMPs shall be implemented
throughout grading activities. Train onsite personnel in
spill prevention practices, and provide spill containment
materials near all storage areas. All contractors are
responsible for familiarizing their personnel with the
information contained in the Storm Water Pollution
Prevention Plan.
d) Spills, leaks, and other problems of a similar nature shall
be resolved immediately to prevent unnecessary impacts.
A plan for the emergency cleanup of any spills of fuel or
other material shall be available on-site, and workers
shall be trained in techniques to reduce the chance for
spills, contain and clean up spills, and properly dispose of
spilled materials for the potential pollutants. Adequate
materials for spill cleanup shall be maintained on-site and
readily available to the employees of each contr actor or
regulatory agency
design standards prior
to issuance of grading,
permits for river
terracing
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
39
Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
subcontractor for immediate response should a spill occur
on-site.
e) Maintain all construction equipment to prevent oil or
fluid leaks, use drip pans or other secondary containment
measures beneath vehicles during storage, and regularly
inspect all equipment and vehicles for fluid leaks.
f) Water down all disturbed ground surfaces as necessary to
minimize windblown dust.
g) Fuel and service vehicles and equipment that are used
during the course of the proposed grading operation, and
park all grading equipment overnight on the upland
portion of the site and in a safe area outside of sensitive
habitats. Wash vehicles and equipment off-site.
h) Implement the HMMP immediately after grading
operations are complete to re-vegetate all disturbed areas.
Mitigation Measure Bio-7A, Hooding or Shielding of
Outdoor Lighting Fixtures: All outdoor lighting including
any lighting along the river trail shall be focused and
directed to the specific location intended (e.g., walkways,
sidewalks, paths). Such fixtures shall be hooded or shielded
to avoid the production of glare, minimize up light and light
spill. All light fixtures shall be located, aimed, or shielded to
minimize spill-light into the riparian corridor and associated
trees; this shall be demonstrated as a component of SPAR
review. (The River Plan Design Guidelines states that some
portions of the river trail may be lit.)
Mitigation Measure Bio-7B, Pre-Construction Surveys
(see Mitigation Measure Bio-1A): This measure requires
Applicant/
Architect:
Prepare Outdoor
Lighting Plan for
SPAR review,
demonstrating
implementation of all
measures
__________
Sign.
__________
Date
Planning
Division /
Planning
Commission:
Review and approve
Project’s Outdoor
Lighting Plan pursuant
to SPAR
__________
Sign.
__________
Date
Building/ Verify final SPAR-
approved Outdoor
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
40
Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
pre-construction biological surveys and determination of
avoidance measures as necessary during construction.
Mitigation Measure Bio-7C, Avoidance and
Minimization (see Mitigation Measure Bio-3): This
measure requires avoidance and minimization measures to
be employed prior to and during all grading and construction
activities within the Petaluma River, as required and/or
approved by subsequent permitting agencies, to protect
special status species and sensitive habitats. These measures
include, but are not limited to restricting grading operations
to the dry season (between June 15 and October 15) when
low flow conditions are present in the River, and restricting
vegetation removal to the period of June 15 to November 15
to avoid potential impacts to anadromous fish species and
nesting birds.
Planning
Division:
Lighting Plan prior to
issuance of building
permits
__________
Sign.
__________
Date
Mitigation Bio-9, Incorporation of Native Plants in
Landscaping Plans: As part of the Project’s Site Plan and
Architectural Review process, the Project applicant shall
submit a Landscape Plan for review and approval by the
City. The landscape Plan shall incorporate planting of native
trees and ground cover plants consistent with the goals and
objectives for this reach of the River as described in the
Petaluma River Access and Enhancement Plan.
a) The Landscape Plan shall only include plants from the
City’s approved list of commonly occurring native
riparian plant species for landscaping proposed within the
Petaluma River Preservation and Restoration zones.
Applicant/
Landscape
Architect:
Prepare final
Landscape Plan for
SPAR review,
demonstrating use of
City-approved native
riparian plant species
for landscaping within
the Petaluma River
Preservation and
Restoration zones
__________
Sign.
__________
Date
Planning
Division /
Planning
Commission:
Review and approve
Project Landscape
Plan, including use of
native riparian
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
41
Mitigation Measure
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Completion:
Signature
Date
Completed
b) In the Buffer Zone (including 200 feet from the River
centerline and its extension 50’ from oak drip lines and
wetlands and 30’ from constructed river terrace top of
bank), the Landscape Plan shall incorporate riparian
buffer zone plantings as recommended from the City of
Petaluma’s approved list (including River Plan page 165
and Chapter 5, Table 1). The planting objectives in this
riparian buffer will be to minimize removal of native
vegetation and re-plant, where appropriate, with native
plants species.
c) Landscaping within the River Oriented Development
Zone (i.e., the Project’s upland development area on
existing Parcel -009) shall include use of "compatible"
plants, as defined in the River Plan (Chapter 5, Tables 1
and 2).
d) Although not included as part of the River Plan’s River
Oriented Development Zone, landscaping within existing
Parcel -006 should be similar to that in the RODZ.
species, pursuant to
SPAR
Building/
Planning
Division:
Verify that final
SPAR-approved
Landscape Plan,
shows all required
native riparian species
prior to approval of
final grading plans for
terraced grading
within River
Preservation and
Restoration zones,
including Buffer Zone
__________
Sign.
__________
Date
Mitigation Bio-10A, Limitations on Improvements within
the Petaluma River Plan Corridor : No residential
structures or directly related residential components of the
Project shall extend into the Petaluma River Plan Corridor
(comprised of the Preservation, Restoration, and Buffer
Management Zones of the River Plan, see Corridor mapped
at Figure 2-5). The only improvements allowed within the
River Plan Corridor include the river trail, terracing and
restoration. During the SPAR process, the Planning
Commission could allow minor encroachments associated
with residential improvements, such as a detention basin
Applicant: Prepare final Site
Plans demonstrating
no encroachment of
residential structures
into Petaluma River
Plan Corridor
Site Plans shall
specifically indicate
any requests for minor
encroachments into
River Plan Corridor
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
42
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Completion:
Signature
Date
Completed
and/or segments of sidewalk within the outer buffer
management zone, if found to be consistent with the intent of
the River Plan and not impactful to the River Plan Corridor.
Mitigation Bio-10B, RODZ review at SPAR: The Site
Plan and Architectural Review process shall include
evaluation and review of the Revised Project for consistency
with River Oriented Development Zone (RODZ) policies
and design guidelines. (See River Plan page 79-80 and
Chapter 9: Design Guidelin es.) As the concept plan for the
apartment project is fully detailed for Site Plan and
Architectural Review, the northern portion of the Project that
is within the RODZ (Parcel -009) shall be designed pursuant
to the RODZ Guidelines.
Planning
Division /
Planning
Commission
Verify no
encroachment of
residential structures
into Petaluma River
Plan Corridor, and
specifically itemize
any approved minor
encroachments for
associated
improvements
__________
Sign.
__________
Date
Building/
Planning
Division:
Verify that final
SPAR-approved Site
Plan conditions of
approval are included
prior to issuance of
grading and/or
building permits
__________
Sign.
__________
Date
Mitigation Measure Bio-11A, Ensure Preservation of
Existing Trees: The final designs of the residential portion
of the Project should be designed to reflect the goal of
preserving protected trees located within the Petaluma River
Plan Corridor and those oaks isolated in the RODZ. While it
is recognized that the preservation of all existing trees on the
Project site may conflict with reasonable land development
considerations and with creation of the terrace directed by
the General Plan, the final design of the Project, to be
reviewed at SPAR, shall seek to preserve the most desirable
and significant healthy trees on site.
Applicant/
Professional
Arborist:
Prepare a Landscape
Plan for SPAR review
demonstrating best
efforts to preserve the
most desirable and
significant healthy
trees on site, per
measures
Ensure protection of
all trees to be retained
pursuant to Mitigation
Measure Bio-11C
(below)
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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a) No protected tree shall be removed unless a tree removal,
grading or building permit is issued by the Community
Development Department.
b) As the Revised Project concept plan depicts, the
residential structures shall not extend into the Petaluma
River Plan Corridor. Protected healthy oak trees located
within the Petaluma River Corridor (trees #69, 75, 77 and
79) shall be preserved. Within the Petaluma River Plan
Corridor, the small California bay (#74) shall also be
preserved as a native tree within the Corridor. The
eucalyptus (#76) shall be removed as an exotic species
undesirable near a riparian setting.
c) As the Revised Project concept plan depicts, not more
than three mature oak trees shall be removed from the
RODZ (i.e., within APN-009) to accommodate the
Project. The Revised Project’s concept plan shows these
as oaks #59, 60 and 61. Younger oaks #101 and 202 shall
also be preserved. Should the updated arborist review
(per Mitigation Measure Bio-11e) find that any of the
large oaks proposed to be preserved by the concept plan
is not healthy and a good candidates for preservation, the
site plan designed for SPAR shall instead preserve
another of the large oaks on APN-009.
d) The Site Plan and Architectural Review process shall
further consider site design modifications to preserve
protected trees to the greatest extent possible at APN -006
generally (as directed by the Tree Ordinance). Each
Protected tree shall be further considered for
preservation; oaks #1, 13, 17 and 100 shall be
particularly pursued. Tree protection on APN-006 shall
Planning
Division /
Planning
Commission:
Review and approval
of Tree Protection
pursuant to SPAR
__________
Sign.
__________
Date
Planning/
Engineering/
Building
Division:
Verify that final
SPAR-approved Tree
Removal is accurately
shown on the grading
and Building Permit
and all conditions
thereof are included in
Public Improvement
Plans and grading
permits
_________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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be equal to that depicted by the Revised Project’s concept
plan. Thinning of the redwoods along Graylawn may be
authorized by SPAR if recommended by the arborist. The
EVA shall be designed to accommodate oaks 1 and 2, but
should the Fire Marshal and the arborist find this
impossible, SPAR is authorized to allow their removal
pursuant to Mitigation Measure Bio 11-B.
e) During preparation of the site plan for SPAR, the
applicant shall work collaboratively with the arborist and
the civil engineer to design a site plan that addresses Bio
11B through 11D. The arborist shall provide further tree
preservation analysis as part of the SPAR submittal, and
shall ensure that all trees over 4 inches at breast height
are included in the analysis.
Mitigation Measure Bio-11B, Protected Tree
Replacements: For all protected trees permitted by the City
to be removed, the project applicant shall provide
replacement trees at the following ratios:
a) All protected trees determined by the Project arborist to
be in good or excellent health, and/or with moderate to
good structure, shall be replaced on a one-to-one trunk
diameter basis. (Example: A 24-inch protected tree in
good or excellent condition must be replaced with new
trees totaling 24 inches in trunk diameters.)
b) All protected trees determined by the Project arborist to
have fair or marginal health, and/or with marginal
structure, shall be replaced on a two-to-one trunk
diameter basis. (Example: A 24-inch protected tree in
fair-to-marginal condition must be replaced with new
trees totaling 12 inches in trunk diameter
Applicant/
Landscape
Architect:
Prepare final
Landscape Plan for
SPAR review,
demonstrating all
required tree
replacement measures
have been met
_______
Sign.
__________
Date
Planning
Division /
Planning
Commission
Review and approve
Project landscape
Plan, including tree
replacement plans,
pursuant to SPAR
_______
Sign.
__________
Date
Engineering/
Planning/
Verify that final
SPAR-approved
Landscape Plan,
which shows all
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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c) Replacement tree ratios shall be applied as follows:
• 24-inch box replacement tree = 2-inch replacement
trunk diameter
• 36-inch box replacement tree = 3-inch trunk
replacement diameter
• 48-inch box replacement tree = 4-inch trunk
replacement diameter
d) Replacement trees shall be at minimum 24-inch box size.
e) All protected trees determined by the Project arborist to
have poor health or poor structure are not required to be
replaced.
f) Replacement trees shall be planted within the Project
boundaries to the extent feasible, and the applicant shall
find suitable off-site location(s) for the required trees if
on-site replacement is found infeasible.
g) If the location of replacement tree planting will remain as
a natural area suitable for the healthy and long-term
growth of native trees, replacement of protected trees
should occur in-kind. If the location of replacement tree
planting will be part of an irrigated, ornamental
landscape area, replacement of protected trees may occur
with a species as identified by the project arborist and
approved by the City Planning Department
Building
Division:
required replacement
trees, is included as
part of final Public
Improvement Plans
and landscape plans
Mitigation Measure Bio-11C, Tree Protection Plan: All
trees designated for preservation must have a good chance of
long-term survival; specific recommendations to avoid
firstly construction and then long-term impacts shall be
Applicant/
Licensed
Landscape
Architect,
Prepare conceptual
Tree Protection Plan
for all trees to be
preserved within the
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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included for each to-be-preserved tree. Simply preserving a
tree does not excuse it from designated mitigation
requirements. Preserved trees must have a good chance to
survive after all the impacts of construction are considered.
Consistent with the recommendations for tree protection as
listed in the Petaluma River Access and Enhancement Plan
(RAEP), a tree protection plan for the Project shall be
prepared by a licensed landscape architect, arborist or
certified forester and approved by the City, for all trees to be
preserved within the Project to protect them during on-site
grading and construction. A conceptual tree protection plan
for the Project shall be provided for SPAR review, and a
final tree protection plan for the Project shall be included as
part of all Public Improvement Plans and grading permits
issued for the Project. The following tree protection
measures from the River Plan shall implemented:
a) All trees over five feet tall, or with a diameter over six
inches measured at 4.5 feet in height over ground level,
must be drawn to scale on plans, including species,
approximate age and height, diameter at three feet and
drip line. Also, show trees on adjacent property if the
property line abuts or goes under drip line. Oaks to 4" in
diameter, within 50' of the property line should be called
out separately.
b) Plans shall indicate clearing, stripping and grading limits.
Clearing and stripping limits must be staked on-site by
the project engineer.
c) All utility plans must be included and their location
relative to trees shown on plans.
Arborist or
Certified
Forester
approved by
the City
Project, and to protect
them during on-site
grading and
construction
Planning
Division /
Planning
Commission:
Review and approval
of conceptual tree
protection plan
pursuant to SPAR
_______
Sign.
__________
Date
Engineering /
Planning/
Building
Division:
Verify that final
SPAR-approved tree
protection plan is
included in Public
Improvement Plans
and grading permits
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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d) Specific trees to be saved must be noted on the grading
plans and shall be clearly marked on all plans and in the
field.
e) Trees within the clearing areas (including exotics) noted
to be removed shall be clearly marked on plans and in the
field.
f) Applicants are encouraged to work closely with City staff
to decide which trees, if any, must be removed.
Convincing and compelling reasons must be provided for
the removal of any native species.
g) Bulkheads or tree wells may be used around trees where
grading may be detrimental to the tree's preservation.
h) No grading shall be done within the drip line of trees to
be saved except where noted on approved grading or
landscaping plan.
i) Construction equipment is prohibited from areas of the
site where no grading will occur. Storage of equipment,
vehicles, topsoil or materials shall not be permitted
within the drip line of trees to be saved. Areas of natural
vegetation shall be protected as necessary.
j) Trees to be saved shall be fenced or protected to the
satisfaction of the Planning Director prior to start of
construction, and maintained throughout the construction
period.
k) If grading is permitted under a drip line, once grade has
been established, a temporary six-foot tall chain link
fence should be installed around the tree at a distance of
six feet minimum (or at a distance to be determined by
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Date
Completed
arborist), from the trunk. This fence is to remain until
construction is complete. Nothing may be stored inside
this fence.
l) All excavation within a tree's drip line should be done by
hand with a shovel and pick. If a woody root is
encountered, care should be taken not to split the root, as
this would create an entrance site for disease that can
destroy the root and grow into the tree via the root. The
roots should be wrapped in wet burlap to protect them
from drying out while they are out of the soil. If a root
needs to be cut, a very sharp hand-pruning saw should be
used. Again, be careful not to split or twist the root or
allow it to dry out.
m) If a utility line must be installed within a drip line, drill or
bore the conduit through the soil rather than digging a
trench. Less root damage will occur. Place all utility lines
in the same passage, if possible, to avoid disruptions to
the root zone.
n) There should be no trenching, drilling, or boring within
six feet of the trunk. In parking lots, irrigation and
airification devices must be installed.
o) If paving is necessary within the drip line, use porous
materials such as gravel, cobbles, brick with sand joints,
wood chips or bark mulch.
p) Non-oak trees should be irrigated before construction
starts. Oak trees should be irrigated prior to August 1.
This will ensure that the trees can better withstand the
stress of construction. Irrigation is extremely important
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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during spring and summer for stressed, mature non-oak
native species.
q) After construction, do not fertilize the native oak trees
until the following season's leaf is matured. This prevents
a construction stressed tree from further decline by over-
expending its energy reserves in response to the fertilizer.
r) During the course of construction operations, any
pruning of trees designated on plans as “to be saved”,
shall be performed under the supervision of a qualified
arborist. No pruning by construction personnel is
permitted. Care shall be taken to ensure that proper
pruning, thinning and treatment for disease prevention
shall be employed.
s) Any additional tree removals necessitated during the
course of construction operations, but not shown for
removal on approved plans, shall be inspected and
approved by the Planning Department prior to such
removals. Planting of specimen trees (36-inch box) at a
compensation rate of at least 3:1, or as determined by the
City will likely be required to replace trees damaged or
removed during construction.
t) On-site inspections by the project engineer and landscape
architect shall ensure that there is no encroachment into
the areas beyond the "limits of grading" as shown. Trees
outside the grading area or designated “to be saved” are
to be adequately protected during construction
operations.
u) Landscaping under native oak trees should consist of
drought tolerant plants or California native plants that are
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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drought tolerant in nature and must not require
supplemental water so as to be detrimental to the trees.
There is to be no landscaping within the drip line.
Chipped bark, mulch or cobblestones are suitable for this
area. No lawns should be planted within the drip line.
v) Permanent irrigation systems should be bubbler, drip or
sub-terrain only. No sprinkler systems should be allowed
within six feet of trees, except for Oaks. Oaks may have a
temporary drip only.
w) A manually operated drip system is the preferable
method of irrigation within the drip line, although
irrigation is not recommended under established native
oaks at all, and especially not in the summer. Never
allow irrigation water to seep into the six-foot radius or
pool around the root crown
Mitigation Measure Bio-12A, Infected Tree
Identification: Pursuant to the City’s Tree Removal Permit
process and prior to Public Improvement Plan approvals and
grading permit issuance, all trees of “at-risk” species
proposed for removal shall be surveyed for sudden oak death
pathogens and individual treatment methods identified.
Mitigation Measure Bio-12B, Tree Removal Precautions:
If a tree needs to be removed, the tree stump should be cut as
close to the ground as practical. Stump grinding is not
recommended because the equipment may become
contaminated by soil and result in pathogen spread when
used at another location. The opera tion of vehicles or heavy
equipment in such areas may lead to further disease spread
when soil is disturbed and moved around. If at all practical,
tree removal should be scheduled between June to October
Applicant/
Arborist:
Survey all trees of “at-
risk” species proposed
for removal for
sudden oak death
pathogens
Develop individual
treatment methods per
measures, include
measures in grading
plan and implement
during tree removal
_______
Sign.
__________
Date
Planning /
Engineering /
Verify treatment
measures and approve
Tree Removal prior to
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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when conditions are warm and dry, and avoid removing
diseased trees when moist conditions favor pathogen spread
(November to May).
Mitigation Measure Bio-12C, Debris Removal
Precautions: Proper disposal of infested material is an
effective means of limiting the spread of pathogens. In
infested areas, leaving infected or dead trees on site has not
been shown to increase the risk of infection to adjacent trees.
Removal from a property is only recommended if it is the
first infected tree to be detected in the area, if the fire risk is
high, or if the dead tree is a safety hazard. If debris cannot be
left on site, infested material should be disposed of at an
approved and permitted dump facility.
a) Whenever possible, the tree debris should be left on-site
in a safe area where large woody debris will not move,
endanger the public, contaminate uninfected hosts or
constitute a fire hazard.
b) When infected oaks are cut down and left on site,
branches should be chipped and larger wood pieces cut
and split. Woodpiles should be stacked in sunny locations
to promote rapid drying.
c) Firewood and chips should not be left in an area where
they might be transported to another location (e.g.
trailside, parking areas, etc.).
Building
Division:
Public Improvement
Plan approvals and
grading permit
issuance
Cultural Resources
Mitigation Measure Cultural-1: Monitoring of Well
Abandonment. When the two existing wells on the site are
removed, a qualified archaeologist shall be present to record
and recover any potentially significant historic-era deposits
Applicant/
Qualified
Archaeologist:
The Applicant shall
retain a qualified
archaeologist to record
and recover any
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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that may be uncovered. If historic materials are observed,
they shall be recorded on the appropriate DPR forms and
such forms filed with the CHRIS and the Planning Division.
In the event that the onsite wells are abandoned and capped
in place, then monitoring would be unnecessary, as no
disturbance to potential resources would occur.
potentially significant
historic-era deposits
and submit records to
CHRIS and Planning
Division
Mitigation Measure Cultural-2: Discovery of Unknown
Archaeological Resources and Tribal Resources (as
amended). To reduce potential impacts on prehistoric site
deposits and or Tribal cultural resources that may be
discovered during construction:
a) The applicant shall retain the services of a qualified
archaeological consultant approved by the City of
Petaluma and from the Federated Indians of Graton
Rancheria’s list of qualified archaeologists who have also
demonstrated the ability to work cooperatively with the
Tribe, to monitor ground-disturbing activity near the
Petaluma River; that is during the river terrace grading
work. The archeologist shall monitor ground-disturbing
activities according to a schedule agreed upon by the
archeological consultant and the City of Petaluma. The
monitor need only be present during activities that could
affect significant archeological deposits or Tribal cultural
resources. After considering the types of project activities
and the probabilities of encountering a significant
archaeological deposit or Tribal cultural resource, the
City and the archaeologist shall adjust the monitoring
Applicant: Retain qualified
archaeological
consultant approved
by the City of
Petaluma and from the
Federated Indians of
Graton Rancheria’s
list of qualified
archaeologists
_______
Sign.
__________
Date
Qualified
Archaeological
Consultant
Monitor ground-
disturbing activity
near the Petaluma
River during the river
terrace grading work
Stop work and notify
Planning Division in
the event of
potentially significant
archaeological
resource discovery –
develop appropriate
resource treatment
program. Submit a
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Completed
frequency accordingly, or implement a cessation of the
monitoring schedule altogether.
b) If a concentration of artifacts, cultural soils or Tribal
cultural resources is encountered during construction
anywhere on-site, all soil-disturbing activities within 100
feet of the discovery shall cease. The archaeological
monitor shall have the authority to stop work and
temporarily redirect crews and heavy equipment until the
resource is evaluated. The archaeological monitor shall
immediately notify the City of Petaluma Planning
Division of resources encountered. The archeological
monitor shall, after making a reasonable effort to assess
the identity, integrity and significance of the encountered
resource, present the findings of this assessment to the
City and provide treatment recommendations.
record of monitoring
and findings to City
FIGR THPO: If resources are
encountered, review
find, assess
significance, and
provide input of
treatment plan
_______
Sign.
__________
Date
Planning /
Division:
Review record of
monitoring and
coordinate with FIGR
on treatment plan
_______
Sign.
__________
Date
Mitigation Measure Cultural-3: Discovery of Unknown
Paleontological Resources. In the event paleontological
resources are encountered, the applicant shall procure a
qualified paleontologist approved by the City of Petaluma to
document, evaluate and assess the significance of the
resource in accordance with the criteria set forth in the
guidelines adopted by the Society of Vertebrate
Paleontology, CEQA Guidelines Section 15064.5.
a) In the event of discovery during construction,
excavations within 100 feet of the find shall be
Applicant: Include measure on
project construction
contract and
improvement plans
_______
Sign.
__________
Date
Construction
Contractor/
Applicant:
Notify Planning
Division in the event
of potentially
significant
archaeological
resource discovery
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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temporarily halted or diverted until the discovery is
examined by a qualified paleontologist (per Society of
Vertebrate Paleontology standards (SVP 1995). The
paleontologist shall notify the appropriate agencies to
determine procedures that would be followed before
earthmoving or grading is allowed to resume at the
location of the find.
b) If the City determines that avoidance is not feasible, the
paleontologist shall prepare and recommend to the City
an excavation plan for mitigating the effect of the project
on the qualities that make the resource significant. The
plan shall be submitted to the City for review and
approval prior to resuming construction activities.
Paleontologist: In event of discovery,
prepare and
recommend to the
City an excavation
plan for mitigating
effects to the resource
_______
Sign.
__________
Date
Planning /
Division:
In event of discovery,
review and approve an
excavation plan for
mitigating effects to
the resource
_______
Sign.
__________
Date
Mitigation Measure Cultural-4: Discovery of Human
Remains. In the event that human remains are uncovered
during earthmoving activities, all construction excavation
activities shall be suspended and the following measures
shall be undertaken in accordance with the Health and Safety
Code Section 7050.5:
a) The Sonoma County Coroner shall be contacted to
determine that no investigation of the cause of death is
required.
b) If the coroner determines the remains to be Native
American, the coroner shall contact the Native American
Heritage Commission within 24 hours.
c) The project sponsor shall retain a City-approved qualified
archaeologist to provide adequate inspection,
recommendations and retrieval, if appropriate.
Applicant/
Construction
Contractor:
Include measure on
project construction
contract and
improvement plans
_______
Sign.
__________
Date
Notify Planning
Division and County
Coroner in the event
of discovery - If the
Coroner determines
the remains to be
Native American,
contact the Native
American Heritage
Commission
_______
Sign.
__________
Date
Applicant: In event of discovery,
retain qualified
archaeologist to
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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d) The Native American Heritage Commission shall
identify the person or persons believed to be the most
likely descended from the deceased Native American,
and shall contact such descendant in accordance with
state law.
e) The project sponsor shall be responsible for ensuring that
human remains and associated grave goods are reburied
with appropriate dignity at a place and process suitable to
the most likely descendent.
provide inspection,
recommendations and
retrieval, if
appropriate
_______
Sign.
__________
Date
Native
American
Heritage
Commission
In event of discovery
of Native American
remains, contact most
likely descendent and
develop disposition
plans
_______
Sign.
__________
Date
Planning /
Division:
In event of discovery,
review and coordinate
on recommendations
and treatment
_______
Sign.
__________
Date
Mitigation Measures Cultural-2 through -4 identify
procedures should any unknown tribal cultural resources be
disturbed, and impacts of the Project on currently unknown
Tribal cultural resources would be less than significant.
See above
Geology and Soils
Mitigation Measure Geo-2A, Compliance with California
Building Code: Project development shall meet all
requirements of the California Building Code Vols. 1 and 2,
2016 Edition or the most recent edition at the time of
development. These standards include the California
Building Standards 2015 Edition published by the
International Conference of Building Officials (or most
recent edition at the time of development), and as modified
by the amendments, additions and deletions as adopted by
the City of Petaluma.
Applicant: Incorporate all
Building Code and
Geotechnical
Investigation
recommendations into
project construction
and improvement
plans
_______
Sign.
__________
Date
Building
Division:
Review and approve
all building permits in
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Completed
Mitigation Measure Geo-2B, Incorporation of
Geotechnical Investigation Recommendations: The
recommendations of RGH Consultants’ Geotechnical
Engineering Report Update for Sid Commons (January 20,
2015) regarding foundation and structural design, or
equivalent measures, shall be incorporated in the final design
of each structure, contingent upon concurrence by the City’s
Engineer and Chief Building Official. To ensure that
appropriate construction techniques are incorporated, the
Project’s Geotechnical Engineer shall inspect the
construction work and certify to the City, prior to issuance of
a certificate of occupancy, that all improvements have been
constructed in accordance with the approved Geotechnical
Investigation specifications.
accordance with
required measures _______
Sign.
__________
Date
Project
Geotechnical
Engineer:
Inspect construction
work and certify to the
City, prior to issuance
of a certificate of
occupancy that the
improvements have
been constructed in
accordance with the
geotechnical
specifications
_______
Sign.
__________
Date
Building
Division:
Verify at site
inspections
_______
Sign.
__________
Date
Mitigation Measure Geo-5A, Soil Treatment: The
detrimental effects of expansive soil movements can be
reduced by pre-swelling expansive soils and covering them
with a moisture fixing and confining blanket of properly
compacted non-expansive engineered fill (select fill). Select
fill can consist of approved non-expansive on site soils,
imported non-expansive materials or lime stabilized on-site
clay soils. In building areas, the blanket thickness of select
fill required depends on the expansion potential of the soils
and the anticipated performance of the foundations and
slabs. In order to effectively reduce foundation and slab
heave given the expansion potential of the site's soils, a
blanket thickness of 30 inches shall be utilized in building
areas at the Project site. In exterior slab and paved areas, the
select fill blanket need only be 12 inches thick. On-site and
imported select fill materials shall have a low expansion
Applicant: Incorporate soil
treatment and/or
Foundation design
measures into project
construction and
improvement plans
_______
Sign.
__________
Date
Building
Division:
Review and approve
all building permits in
accordance with
required measures
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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potential (El less than 50), and conform in general to the
following requirements:
a) Sieve size of 6 inches – 100% passing (by dry weight)
b) Sieve size of 4 inches – 90% to 100% passing (by dry
weight)
c) No. 200 – 10% to 60% passing (by dry weight)
Mitigation Measure Geo-5B, Foundation Design: The
Project’s proposed structures shall be supported on either
post-tensioned slabs or mat slabs. These slabs shall be
designed using the expansion characteristics of the soils.
Grading to prepare the building pads shall consist of
reworking the upper 2 to 3 feet of surface soils by excavating
these soils, moisture conditioning them to at least 4 percent
above optimum moisture content, and compacting them to at
least 90 percent relative compaction, or as otherwise
specified by the geotechnical engineer.
Mitigation Measure Geo-6, Erosion Control Plan: Prior to
issuance of a grading permit, an erosion control plan, along
with grading and drainage plans, shall be submitted to the
City Engineer for review. All earthwork, grading, trenching,
backfilling, and compaction operations shall be conducted in
accordance with the City of Petaluma’s Subdivision
Ordinance (#1046, Title 20, Chapter 20.04 of the Petaluma
Municipal Code) and Grading and Erosion Control
Ordinance #1576, Title 17, Chapter 17.31 of the Petaluma
Municipal Code). These plans shall detail erosion control
measures such as site watering, sediment capture, equipment
staging and laydown pad, and other erosion control measures
Applicant/
Contractor/
Geotechnical
Engineer:
Prepare Erosion
Control Plan for
review and approval
by City Engineer,
including all
applicable measures
_______
Sign.
__________
Date
City Engineer /
Building
Division:
Approve Erosion
Control Plan prior to
issuance of grading
permit
_______
Sign.
__________
Date
Periodic site visit to
verify compliance
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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to be implemented during construction activity on the project
site.
a) The Erosion Control Plan shall include winterization,
dust control, erosion control and pollution control
measures conforming to the ABAG Manual of Standards
for Erosion and Sediment Control.
b) The Erosion Control Plan shall describe the "best
management practices" (BMPs) to be used during and
following construction to control pollution resulting from
both storm and construction water runoff. The Plan shall
identify locations for vehicle and equipment staging,
portable restrooms, mobilization areas, and access routes.
c) Recommended soil stabilization techniques include
placement of straw wattles, silt fences, berms, and gravel
construction entrance areas or other control to prevent
tracking sediment onto city streets and into storm drains.
d) Public works staff or representatives shall visit the site
during grading and construction to ensure compliance
with the grading ordinance and plans, and note any
violations, which shall be corrected immediately.
_______
Sign.
__________
Date
Hazards and Hazardous Materials
Mitigation Measure Haz-1A, Soil Testing and Regulatory
Compliance (as amended): Prior to issuance of building or
grading permits, the project applicant shall conduct a soil
testing program to identify the potential for agricultural
chemicals, agriculture-related petroleum hydrocarbon spills,
lead-based paint or elevated levels of contaminants near the
rail tracks to be present in the soils at levels exceeding
recommended health screening levels. Should any impacted
Applicant: Conduct soil testing
program and
investigations per
measures
_______
Sign.
__________
Date
Applicant/ Submit to the City
proof of clearance
from all appropriate
agencies prior to
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Date
Completed
soil be discovered that exceeds human health screening
levels for residential soil as noted in DTSC’s HERO HHRA
Note 3 criteria and/or Environmental Screening Levels
(ESLs), such soils shall be excavated and removed for
appropriate off-site disposal prior to development pursuant
to existing regulatory requirements.
Mitigation Measure Haz-1B, Discovery of Unknown
Contaminants (as amended): If unknown contamination,
underground tanks, containers or stained or odorous soils are
discovered during construction activities, appropriate
investigation, sampling and comparison of data collected
with health-based screening levels and/or consultation with a
regulatory oversight agency shall be conducted.
Applicable
Regulatory
Agency:
issuance of a grading
permit- Or – submit
approved Soils
Management Plan
Applicant/
Grading
Contractor:
Comply with all
requirements and
conduct construction
in conformance with
measures
_______
Sign.
__________
Date
Building/
Planning/
Engineering
Division:
Review proof of
clearance or Soil
Management plan and
verify through site
inspections
_______
Sign.
__________
Date
Specific design requirements and implementation measures
for minimizing Project-generated erosion and for controlling
fuel/hazardous material spills to be set forth in the applicant's
SWPPP are identified in Mitigation Measure Hydro-1:
SWPPP Requirements (see Chapter 11: Hydrology).
See MM
Hydro-1,
below
Mitigation Measure Haz-5, Fencing (as amended): As
demonstrated in the Revised Project’s conceptual design, the
Project shall include an open-design appropriate fence along
the edge of and parallel to the rail tracks, with consideration
provided to the protection of existing trees, to limit access
onto the railroad right-of-way. The final fence design shall
be subject to SPAR review and approval.
Applicant: Prepare detailed fence
design plans
_______
Sign.
__________
Date
Planning
Division /
Planning
Commission:
Review and approval
of fence design
pursuant to SPAR
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Completed
Hydrology and Water Quality
Regulatory Requirement Hydro-1: Pursuant to existing
regulations, the applicant is required to obtain coverage
under the NPDES General Construction Activities Permit
from the RWQCB. In accordance with NPDES regulations,
the Project applicant is also required to prepare a site -
specific Storm Water Pollution Prevention Plan (SWPPP)
per General Construction permit requirements.
In addition to any and all requirements of these resource
agency permits and authorizations, the following mitigation
measures shall be implemented, representing the City of
Petaluma (as lead agency) baseline mitigation requirements.
Applicant: Obtain all required
agency permits and
authorizations (e.g.,
from RWQCB)
__________
Sign.
__________
Date
Building/
Planning/
Engineering
Division:
Verify that all
required agency
permits have been
obtained prior to
issuance of grading or
building permits, and
Improvement Plans
__________
Sign.
__________
Date
Mitigation Measure Hydro-1, SWPPP Requirements:
Design requirements and implementation measures for
minimizing Project-generated erosion and for controlling
fuel/hazardous material spills shall be set forth in the
applicant's SWPPP, in accordance with State and RWQCB
design standards. It is recommended that the SWPPP, at a
minimum, include the following or similar provisions:
a) Leave existing vegetated areas undisturbed until
construction of improvements on each portion of the
development site is ready to begin;
b) Immediately re-vegetate or otherwise protect all
disturbed areas from both wind and water erosion upon
the completion of grading;
Applicant: Prepare final SWPPP
for all construction
phases of the Project
__________
Sign.
__________
Date
City Engineer/
Engineering
Division:
Review and approve
SWPPP as being in
conformance with all
applicable City and
RWQCB design
standards prior to
issuance of grading,
building and Frontage
Improvement Plan
permits
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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c) Collect storm water runoff into stable drainage channels,
from small drainage basins, to prevent the buildup of
large, potentially erosive storm water flows;
d) Direct runoff away from all areas disturbed by
construction;
e) Use sediment ponds or siltation basins to trap eroded
soils before runoff is discharged into onsite or off-site
drainage culverts and channels;
f) Install straw rolls, straw bales or other approved
materials below all disturbed areas adjacent to the
Petaluma River and surrounding all wetland areas to be
retained, to prevent eroded soils from entering the river
channel. Maintain these facilities until all disturbed
upslope areas are fully stabilized, in the opinion of the
City Engineer;
g) To the extent possible, schedule major site development
work involving excavation and earthmoving for
construction during the dry season;
h) Develop and implement a program for the handling,
storage, use and disposal of fuels and hazardous
materials. The program should also include a
contingency plan covering accidental hazardous material
spills;
i) BMPs shall be used for preventing the discharge or other
construction-related NPDES pollutants beside sediment
(i.e. paint, concrete, etc.) to downstream waters.
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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j) Avoid cleaning, fueling, or maintaining vehicles on-site,
except in an area designated to contain and treat runoff;
and
k) After construction is completed, inspect all drainage
facilities immediately downstream of the grading site for
accumulated sediment, and clear these facilities of debris
and sediment as necessary.
Mitigation Measure Hydro-2A, SWCP Implementation:
The Project shall design, construct and implement
appropriate post-construction stormwater treatment measures
to reduce water quality and hydromodification impacts to
downstream reaches, as required by the current post-
construction control requirements of the Small MS4 General
Permit. Upon completion of the final project design, the
applicant shall provide documentation of stormwater
management measures that show compliance with the Small
MS4 General Permit.
a) The report shall delineate individual drainage
management areas (DMAs) within the Project site, and
provide analysis to show compliance with the volumetric
or flow-based treatment criteria as described in the Small
MS4 General Permit.
b) The Projects SWCP must provide the capacity to either
infiltrate or evapotranspire all runoff generated by the
85th percentile storm event.
c) Treatment measures must be provided for runoff that
cannot be diverted to the site's storm water system, using
specified Best Management Practices able to remove or
otherwise neutralize identified pollutants.
Applicant: Prepare final Storm
Water Control Plan
for all phases of the
project’s operations
__________
Sign.
__________
Date
Engineering /
City Engineer:
Review and approve
SWCP as being in
conformance with all
applicable City of
Petaluma’s
Stormwater
Management and
Pollution Control
Ordinance
requirements
Verify the selection
and design of BMPs
as being consistent
with City’s
Stormwater Policy and
Design Standards, and
per the applicable
NPDES permit issued
to the City and other
__________
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Date
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d) Water quality improvements shall not be placed so low in
the floodplain that they are inundated by a 2-year storm.
Mitigation Measure Hydro-2B, SWCP Monitoring and
Maintenance Agreement: Prior to public improvement plan
approval, a mechanism shall be in place to ensure funding of
on-going maintenance, inspection, and as needed repair of
the Project SWCP, including the maintenance of the
proposed Terracing Plan.
a) Maintenance requirements and frequency shall be
carefully described including vector control, clearing of
clogged or obstructed inlet or outlet structures,
vegetation/landscape maintenance, replacement of media
filters, regular sweeping of parking lots and other paved
areas, etc.
b) Wastes removed from BMPs may be hazardous.
Therefore, maintenance costs should be budgeted to
include disposal at a proper site.
c) The monitoring and maintenance program shall be
conducted at the frequency agreed upon by the RWQCB
and/or City of Petaluma. Monitoring and maintenance
shall be recorded and submitted annually to the SWRCB.
The SWCP may be adjusted as necessary to address any
inadequacies of the BMPs.
d) Provide maintenance funding in perpetuity for
maintenance of all stormwater related improvements,
subject to City approval. Funding mechanism shall be by
taxation, not subject to repeal through property owner or
renter action.
available guidance
documents
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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e) The Project applicant shall prepare informational
literature and guidance on residential development BMPs
to minimize pollutant contributions from the proposed
development. This information shall be distributed to all
adult residents at the Project site. At a minimum, the
information shall cover: a) proper disposal of commercial
cleaning chemicals; b) proper use of landscaping
chemicals; c) clean-up and appropriate disposal of
hazardous materials and chemicals; and d) prohibition of
any washing and dumping of materials and chemicals
into storm drains.
f) The terraced flood plain shall be inspected at least
annually, prior to the onset of the rainy season, by a Civil
Engineer licensed to practice in the State of California, to
ensure that the terracing is performing as designed and
required in project approvals. The Civil Engineer shall
prepare a signed and sealed report of the inspection
including findings, photo documentation, any necessary
proposed modifications and a statement indicating that
the system is operating as designed and required by
project approvals. The annual report shall be submitted to
the City of Petaluma Planning Division and Department
of Public Works and Utilities no later than October 15th
of each year.
Land Use
The following Mitigation Measures for the Project set forth
in throughout this DEIR, primarily in Chapter 6: Biology,
would mitigate impacts to biological resources and would
serve to minimize conflicts with objectives, policies and
See individual
Mitigation
Measures
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Date
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programs of the Petaluma River Access and Enhancement
Plan:
Mitigation Measure Bio-4: Compensation for Seasonal
Wetlands Fill
Mitigation Measure Bio-5A: Riparian Preservation Zone
Mitigation Measure Bio-5B: Riparian Tree Preservation (as
amended)
Mitigation Measure Bio-5C: Habitat Mitigation and
Monitoring Plan
Mitigation Measure Bio-6: Terraced Grading Erosion
Control/Stormwater Pollution Prevention Plan
Mitigation Bio-9: Incorporation of Native Plants in
Landscaping Plans
Mitigation Bio-10A: Limitations on Improvements within
the Petaluma River Plan Corridor (also listed as Mitigation
Measure Visual-2)
Mitigation Bio-10B: RODZ review at SPAR
Mitigation Measure Bio-11A: Ensure Preservation of
Existing Trees (as amended)
Mitigation Measure Bio-11B: Protected Tree Replacements
Mitigation Measure Bio-11C: Tree Protection Plan
Noise
Mitigation Measure Noise-4A, Construction Hours: Due
to the proximity of sensitive receptors (residences) to the
development areas, construction activities shall be required
Applicant: Incorporate all
mitigation measures
into construction and
grading plans
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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to comply with following, and shall be noted accordingly on
construction contracts:
a) Construction activities for all phases of construction,
including servicing of construction equipment shall only
be permitted during the hours of 7:30 a.m. and 6:00 p.m.
Monday through Friday, and between 9:00 a.m. to 5:00
p.m. on Saturdays. However, when construction is
occurring within 100’ of new occupied residential units,
it shall not begin until 8 a.m. during weekdays.
b) Construction is prohibited on Sundays and on all
holidays recognized by the City of Petaluma.
c) Delivery of materials or equipment to the site and truck
traffic coming to and from the site is restricted to the
same construction hours specified above.
Mitigation Measure Noise-4B, Construction Engine
Controls: The Project Applicant shall implement the
following engine controls to minimize disturbance to
adjacent residential uses during Project construction:
a) Construction equipment shall utilize the best available
noise control techniques (including mufflers, intake
silencers, ducts, engine enclosures and acoustically
attenuating shields or shrouds) in order to minimize
construction noise impacts. These controls shall be used
as necessary to reduce heavy equipment noise to 75 to 80
dBA (Leq) at 50 feet to minimize noise levels at the
closest residential receptors.
b) If impact equipment such as jackhammers, pavement
breakers and rock drills is used during construction,
hydraulically or electric-powered equipment shall be
Planning
Division:
Review and verify
construction and
grading plans for all
noise measures
_______
Sign.
__________
Date
Applicant: Provide notice to
surrounding properties
in accordance with
measures
Conduct construction
in conformance with
measures
Maintain delivery,
hauling and
construction in
accordance with
measures
_______
Sign.
__________
Date
Building/
Planning
Division
Periodic inspection
during construction to
ensure that measures
are in place
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Date
Completed
used to avoid the noise associated with compressed-air
exhaust from pneumatically powered tools.
c) Where use of pneumatically powered tools is
unavoidable, an exhaust muffler on the compressed-air
exhaust shall be used. External jackets on the tools
themselves shall also be used, where feasible.
Mitigation Measure Noise-4C, Stationary Equipment and
Staging: Locate stationary noise generating equipment that
generates noise levels in excess of 65 dBA Leq as far as
possible from sensitive receptors.
a) If required to minimize potential noise conflicts, the
equipment shall be shielded from noise sensitive
receptors by using temporary walls, sound curtains, or
other similar devices.
b) The construction contractor shall not stage equipment
within 200 feet of the existing residential land uses to the
west and north of the project site.
c) Heavy equipment, such as paving and grading
equipment, shall be stored on-site whenever possible to
minimize the need for extra heavy truck trips on local
streets.
Mitigation Measure Noise-4D, Miscellaneous
Construction Noise: The contractor shall minimize use of
vehicle backup alarms and other miscellaneous construction
noise.
a) A common approach to minimizing the use of backup
alarms is to design the construction site with a circular
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
68
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Signature
Date
Completed
flow pattern that minimizes backing up of trucks and
other heavy equipment.
b) Another approach to reducing the intrusion of backup
alarms is to require all equipment on the site to be
equipped with ambient sensitive alarms. With this type of
alarm, the alarm sound is automatically adjusted based on
the ambient noise.
c) Construction worker’s radios shall be controlled to be
inaudible beyond the limits of the project site boundaries.
Mitigation Measure Noise-4E, Noise Barriers (as
amended): The construction contractor shall erect
temporary walls, sound curtains or other similar devices
along the southerly property line adjacent to the existing Oak
Creek Apartments and neighbors along Bernice Court,
Graylawn Avenue and Jesse Avenue to shield these existing
sensitive receptors from construction noise. To the extent
feasible, the construction contractor shall prioritize
construction of buildings nearest to Graylawn/Bernice Court
during the earlier phases of construction, such that new
buildings can serve as a noise barrier to dampen construction
noise as the site develops.
Mitigation Measure Noise-4F, Noise Disturbance
Coordinator: The Project applicant / construction contractor
shall designate a city-approved Noise Disturbance
Coordinator, designated to respond to any local complaints
about construction noise. The disturbance coordinator will
determine the cause of the noise compla int (e.g., starting too
early, bad muffler, etc.) and will require that reasonable
measures warranted to correct the problem be implemented.
The construction schedule and telephone number for the
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
69
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Date
Completed
Noise Disturbance Coordinator shall be conspicuously
posted at the Project construction site.
Traffic and Circulation
Mitigation Measure Transp-12, Prepare Construction
Management Plan: A construction management plan shall
be prepared for review and approval by the City of Petaluma
Public Works Department. The plan shall include at least the
following items:
a) Development of a construction truck route that would
appear on all construction plans to limit truck and auto
traffic on nearby streets.
b) Comprehensive traffic control measures, including
scheduling of major truck trips and deliveries to avoid
peak traffic hours, detour signs if required, lane closure
procedures if required, sidewalk closure procedures if
required, cones for drivers, and designated construction
access routes.
c) Evaluation of the need to provide flaggers or temporary
traffic control at key intersections along the truck route(s)
d) Notification procedures for adjacent property owners and
public safety personnel regarding when major deliveries,
detours, and lane closures would occur
e) Location of construction staging areas for materials,
equipment and vehicles if there is insufficient staging
area within the work zone of the proposed project.
f) Identification of truck routes for movement of
construction vehicles that would minimize impacts on
vehicular and pedestrian traffic, circulation and safety;
Applicant: Prepare Construction
Management Plan
including all measures
Comply with all
measures during
construction
_______
Sign.
__________
Date
Engineering
Division:
Review and approve
Construction
Management Plan
Periodic inspection to
verify compliance
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Date
Completed
provision for monitoring surface streets used for truck
movement so that any damage and debris attributable to
the proposed project’s construction trucks can be
identified and corrected by the proposed project
applicant.
g) A process for responding to and tracking complaints
pertaining to construction activity, including
identification of an on-site complaint manager
h) Documentation of road pavement conditions for all
routes that would be used by construction vehicles both
before and after proposed project construction. Roads
found to have been damaged by construction vehicles
shall be repaired to the level at which they existed prior
to construction of the proposed project.
Non-CEQA Recommendations to be Implemented at SPAR
Recommendation Haz-7, EVA Design: To ensure that the
Bernice Court EVA is continuously available for emergency
use, the EVA connection at Bernice Court shall include
design measures including, but not limited to bollards, red
curb or red pavement striping, no-parking signage, etc.,
intended to prohibit parking and other obstructions at this
EVA access. Final EVA design measures shall be subject to
review and approval by the Fire Marshal.
Applicant: Prepare final, detail
design plans for
Bernice Court EVA
Engineering /
Fire Marshal
Review and provide
recommendations on
Bernice Court EVA
design
Planning
Division / Fire
Marshal/
Planning
Commission
Review and approve
Bernice Court EVA
design, incorporating
City Engineer and Fire
Marshal
recommendations,
pursuant to SPAR
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
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Date
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City Engineer/
Building
Division:
Verify that final
SPAR-approved EVA
design is included in
Public Improvement
Plans
_______
Sign.
__________
Date
Recommendation Noise 1A, Ensure “Conditionally
Acceptable” Noise Levels: No residential structure should
be located closer than the calculated 65 dB CNEL contour.
Based on existing rail noise levels, the 65-dBA CNEL noise
contour is estimated to occur at approximately 30 feet from
the center of the near set of railroad tracks. Based on
potential future conditions (assuming increased freight rail
traffic), the calculated 65 dB CNEL contour is estimated to
be at 54 feet from the center of the near set of railroad tracks.
The final design of the Project, to be reviewed at SPAR,
should maintain a 54-foot setback from the center of the near
set of railroad tracks.
Recommendation Noise 1C, Ensure Normally Acceptable
Outdoor Noise Exposure: No primary outdoor use area
(i.e., the swimming pool and courtyard or active play areas),
should be located closer than the calculated 60 dB CNEL
contour. Based on existing rail noise levels, the 60-dBA
CNEL noise contour is estimated to occur at approxi mately
60 feet from the center of the near set of railroad tracks.
Based on potential future conditions (assuming increased
freight rail traffic), the calculated 60 dB Ldn contour is
approximately 109 feet from the tracks. The final design of
the Project, to be reviewed at SPAR, shall not locate any
primary outdoor use areas (i.e., the swimming pool and
courtyard or active play areas) closer than 109 feet from the
Applicant: Prepare final Site
Plans demonstrating
that: a) No residential
structure is located
closer than the future
condition 65 dB
CNEL contour,
estimated to be at 54
feet from the center of
the near set of railroad
tracks. b) No primary
outdoor use area is
located closer than the
calculated future
condition 60 dB
CNEL contour,
estimated to be at 109
feet from the center of
the near set of railroad
tracks.
_______
Sign.
__________
Date
Planning
Division /
Planning
Commission:
Review and approval
of Site Plan and
setbacks from rail
centerline, pursuant to
SPAR
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
72
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Party Implementation
Completion:
Signature
Date
Completed
center of the near set of railroad tracks. Alternatively, the
Revised Project’s final design should incorporate noise
attenuation into the design of any primary outdoor use areas
closer than 109 feet that may include a fence or wall
measuring at least 6 feet high and subject to SPAR approval,
or placing primary outdoor use areas on the opposite side of
a residential structure from the rail line.
Building/
Planning
Division:
Verify that final
SPAR-approved Site
Plan setbacks from
rail centerline are
maintained in building
permit applications
_______
Sign.
__________
Date
Recommendation Noise-1B, Noise Insulation: Prior to
approval of building permits, a qualified acoustical
consultant shall review final designs for floor plans and
exterior elevations for construction of all residential
buildings within the Project site. The design level acoustical
report shall provide specific noise control treatment to
achieve interior noise levels of 45 dBA or lower. The
acoustical consultant shall identify and include on the plans
and specifications for the Project, those specific noise
insulation treatments (i.e., sound rated windows and doors,
sound-rated wall construction, acoustical caulking, protected
ventilation openings, stucco siding, thicker walls, bedroom
orientation, etc.) that are to be applied.
Applicant: Retain Acoustical
Consultant
Acoustical
Consultant:
Identify and include
on the plans and
specifications for the
Project, those specific
noise insulation
treatments to be
applied to achieve
interior noise levels of
45 dBA or lower
_______
Sign.
__________
Date
Building/
Planning
Division
Verify that noise
insulation treatments
are included in
building permit
documents prior to
issuance of building
permits
_______
Sign.
__________
Date
Recommendation Noise 2, Avoidance/Vibration
Attenuation Measures (as amended): The Project should
Building
Division:
Review and approve
all building permits in
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
73
Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
incorporate the following vibration avoidance or reduction
strategies as part of its final design and/or construction.
a) The Revised Project’s proposed 54-foot residential set
back from the centerline of the nearest set of rails more
than adequately meets the FTA 75 VdB criteria for the
“occasional” SMART train events that now occur and
that is expected to occur in the future (i.e., between 30
and 70 SMART trains per day), and should be retained.
b) The Revised Project’s proposed 54-foot residential set
back from the centerline of the rails is also adequate to
meet the FTA 80 VdB criteria for the “infrequent” heavy
freight rail traffic that now occurs and that is expected to
occur in the future. This 54-foot setback also
accommodates an additional “penalty” threshold (down
to the “occasional event” criteria of 75 VdB) to address
the potential for longer duration and/or nighttime
vibration events, and should be retained.
c) To address an even more conservative vibration criterion
as was applied in the NCRA Russian River Freight EIR,
the City of Petaluma could consider an additional
“penalty” threshold to meet the “frequent event” criteria
of 72 VdB, which occurs at approximately 100 feet from
the rail centerline. To meet this more stringent criterion,
structural design measures could be incorporated into the
design and construction of residential buildings located
closer than 100 feet from the tracks, as necessary to
reduce groundborne vibration to below the 72 VdB
criteria. Special building methods can be incorporated to
reduce groundborne vibration from being transmitted into
project structures.
accordance with
required measures _______
Sign.
__________
Date
Applicant: Prepare final Site
Plans demonstrating
that: a) No residential
structure is located
closer than the
established VdB
criteria, OR
b) Identify special
building methods to
be incorporated to
reduce groundborne
vibration in excess of
established criteria
from being transmitted
into project structures
_______
Sign.
__________
Date
Planning /
Building
Division /
Planning
Commission
Review and approval
of Site Plan and
setbacks from rail
centerline, pursuant to
SPAR
_______
Sign.
__________
Date
Verify that final
SPAR-approved Site
Plan setbacks and/or
special building
methods incorporated
in building permit
applications
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9
Attachment 1, Exhibit A Conditions of Approval & MMRP
Sid Commons Apartment Project
July 22, 2025
74
Mitigation Measure
Responsible
Party Implementation
Completion:
Signature
Date
Completed
Recommendation Transp-B, Introduce Traffic Calming
and Enhance Livability along Graylawn Avenue and Jess
Avenue: The Revised Project shall implement a Traffic
Calming Plan, which may include bulb outs, street tree
planting, pavement marking and other roadway livability
improvements and traffic calming features to minimize
conflicts with “livability” standards for local streets that
exceed the 2,000 ADT design standard for this roadway.
Prior to SPAR review at the Planning Commission, the
applicant shall coordinate with City Public Works staff on
the preferred Traffic Calming approach and design
(anticipated to be similar in nature to Concept 3 as shown in
the conceptual Traffic Calming Plan of Appendix A). The
preferred Traffic Calming Plan shall be shown on the plan
set for SPAR review. The Public Improvement Plan set for
the Revised Project shall include the finalized Traffic
Calming Plan.
Applicant: Applicant to
coordinate with Public
Works staff on the
preferred Traffic
Calming approach
_______
Sign.
__________
Date
Planning
Division /
Planning
Commission
Review and approval
of preferred Traffic
Calming Plan,
pursuant to SPAR
_______
Sign.
__________
Date
Applicant: Include the finalized
Traffic Calming Plan.
On the Public
Improvement Plan set
_______
Sign.
__________
Date
City Engineer: Verify that final
Traffic Calming Plan
is incorporated into
Public Improvement
Plans prior to issuance
of permits
_______
Sign.
__________
Date
Docusign Envelope ID: 8EF7A111-8EFB-4A3E-851B-4EC56030C3C9