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HomeMy WebLinkAboutRESOLUTION 2025-152 N.C.S. 10/20/2025 Resolution No. 2025-152 N.C.S. Page 1 Resolution No. 2025-152 N.C.S. of the City of Petaluma, California RESOLUTION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE PETALUMA PUBLIC SAFETY FACILITY WITH MAJOR TELECOMMUNICATIONS FACILITY FOR EMERGENCY RESPONSE COMMUNICATIONS ON A 3.5-ACRE PORTION OF THE CITY FAIRGROUNDS PROPERTY AT THE CORNER OF JOHNSON STREET AND KENILWORTH DRIVE LOCATED AT 866 E WASHINGTON STREET; APN 007-031-004; CITY RECORD NO.: PLPJ-2025-0041 (PLUP-2025-0006, PLSR-2025-0008) WHEREAS, on January 1, 2024, upon expiration of the 4th District Agricultural Association (DAA) lease, the City of Petaluma assumed site control of the Fairgrounds property; and WHEREAS, the City of Petaluma is responsible for all operations on-site, including facility and grounds maintenance, sub-user interactions, event bookings, programming, and all other related responsibilities; and WHEREAS, on February 28, 2022, the City Council approved a City Community Outreach and Engagement Plan to inform future decisions about the Fairgrounds property, and the Outreach and Engagement Plan included a robust public engagement process with a range of methods for collecting input from residents, stakeholders, and the broader community; and WHEREAS, based on community input received during the public engagement process, on October 24, 2022, the City Council, through Resolution 2022-167 N.C.S., adopted eight (8) Guiding Principles to guide all future efforts of Petaluma City staff to act on and implement feedback from the Petaluma community and the City Council regarding future uses of the Fairgrounds property; and WHEREAS, one of the adopted eight (8) Guiding Principles includes preserving and enhancing the capacity of the fairgrounds property to provide critical emergency response resources for Petaluma and the region; and WHEREAS, on January 8, 2024, the City Council approved Ordinance No. 2877 N.C.S. amending Chapter 5 of the Petaluma Implementing Zoning Ordinance (IZO) to add Section 5.080 establishing a Fairgrounds Overlay Zone and authorizing a Zoning Map Amendment to zone a portion of two existing parcels located at 866 E Washington Street and 0 E Washington Street, APNs: 007-031-004 and 007-031-005; and WHEREAS, pursuant to IZO Section 5.080.D.5, the Fairgrounds Overlay Zone allows for the establishment of new uses, subject to Planning Commission recommendation and City Council approval, provided that the new use is in alignment with the Guiding Principles set forth in City Council Resolution 2022-167 N.C.S., and that the new use provides a public benefit; and WHEREAS, pursuant to IZO Section 5.080.D.6, the Fairgrounds Overlay Zone allows for major site improvements, subject to Planning Commission recommendation and City Council approval, through Site Plan and Architectural Review pursuant to the findings set forth in IZO Section 24.050.E; and WHEREAS, on June 30, 2025 the City of Petaluma applied for Conditional Use Permits AND Site Plan and Architectural Review for the development of the proposed Public Safety Facility Project, a ±43,585 -square- foot facility to house the Petaluma Police Department, Fire Department Headquarters, and Emergency Operations Center, with an emergency response communications monopole, on a ±3.5-acre vacant parcel located at 866 E. Washington Street (APN: 007-031-004) at the corner of Johnson Street and Kenilworth Drive (herein “Project”); Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 2 and WHEREAS, the Project would consist of a two-story, ±34-foot-tall building covering ±25,571 square feet of land, which would also include a centrally located Fire station with four fire apparatus bays and 13 firefighter dorms, secured parking for Police and Fire operations, a ±76-foot monopole for emergency response communications, and an accessory structure; and WHEREAS, telecommunications systems for police and fire stations are established under California Government Code §§ 53100–53120 and regulated by the FCC under 47 C.F.R. Part 90, which reserves spectrum exclusively for public safety use, and together these frameworks confirm that police and fire communications are mission-critical infrastructure that must be located in dedicated, secure, and agency-controlled facilities rather than relying on commercial consumer towers; and WHEREAS, California Government Code § 65964.1 treats the regulations for telecommunications on fire stations differently, “Due to the unique duties and infrastructure requirements for the swift and effective deployment of firefighters,… [when] a collocation or siting application for wireless telecommunications facility where the project is proposed for placement on fire department facilities”; and WHEREAS, the Public Safety Facility proposes an emergency response communications facility to replace existing emergency response communications facilities currently located at the Petaluma Police Department, 969 Petaluma Blvd. N., and Fire Station 1, 198 D Street; and WHEREAS, pursuant to IZO Section 7.090.C.4, major telecommunications facilities as defined in Petaluma Municipal Code Chapter 14.44 require Major CUP and Major SPAR approvals pursuant to the findings set forth in IZO Sections 24.060.E and 24.050.E; and WHEREAS, under the Mitigation Fee Act and the City’s Development Impact & Capacity Fees Booklet (Booklet), Attachment 13 to the concurrent staff report, development fees may be imposed to defray the cost of public facilities needed to serve new growth; and WHEREAS, the Booklet provides a categorical exemption for public or quasi-public development located on lands designated Public/Semi-Public, provided the facility serves development in the City and does not itself generate the need for additional public infrastructure; and WHEREAS, the Public Safety Facility is a permitted public facility and is not growth-inducing, as it relocates and modernizes existing police and fire functions without adding net new staffing; and WHEREAS, the Public Safety Facility site spans both Public/Semi-Public and Mixed Use General Plan land use designations, and the building envelope includes areas within each designation; and WHEREAS, because the categorical exemption applies only to development located within the Public/Semi-Public designation, only the portion of the Public Safety Facility within that designation is categorically exempt from development fees; and WHEREAS, the Booklet also authorizes the City Council, in its discretion, to determine that fees are inapplicable to certain public projects upon findings that inapplicability is in the interest of the public health, safety, and welfare; and Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 3 WHEREAS, co-location of police, fire, and emergency operations functions at the Public Safety Facility will enhance response times, resiliency, and communitywide emergency readiness, thereby advancing the public health, safety, and welfare; and WHEREAS, imposing development fees on the Mixed Use portion could delay or jeopardize delivery of these essential public safety improvements under current budget constraints, while the project budget continues to include required public art contributions and applicable utility connection and capacity charges; and WHEREAS, the Project is statutorily exempt from CEQA pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 in that the project is consistent with the development density established by the City’s existing IZO and is consistent with the City of Petaluma General Plan 2025 for which an EIR has been certified; and WHEREAS, public notice of the August 4, 2025, Planning Commission and City Council study session public meeting was published in the Petaluma Argus-Courier, mailed to residents and occupants within 1000 feet of the Project site, and two 32-square foot signs were posted on the site in compliance with state and local law; and WHEREAS, on August 4, 2025, the Planning Commission and City Council held a joint study session public meeting to provide feedback on the Project; and WHEREAS, the project plans published with the September 23, 2025, Planning Commission staff report include revisions that responded to the joint study session feedback; and WHEREAS, public notice of the September 23, 2025, Planning Commission hearing was published in the Petaluma Argus-Courier, mailed to residents and occupants within 1000 feet of the Project site and to all known operators of telecommunication facilities within one mile of the Project, and two 32-square-foot signs were posted on the site in compliance with state and local law; and WHEREAS, at its September 23, 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 September 23, 2025, and all public testimony provided prior to and at the public hearing; WHEREAS, at its September 23, 2025, meeting, the Planning Commission held a duly noticed public hearing to consider the project and voted 7-0 to recommend City Council approval of the CUP and SPAR entitlements for the project; WHEREAS, the project plans published with the October 20, 2025, City Council staff report include revisions that responded to the September 23, 2025, Planning Commission hearing feedback to provide City Council with material samples and revisions the front public areas; and WHEREAS, public notice of the October 20, 2025, City Council hearing was published in the Petaluma Argus-Courier, mailed to residents and occupants within 1000 feet of the Project site and to all known operators of telecommunication facilities within one mile of the Project, and two 32 -square-foot signs were posted on the site in compliance with state and local law; and WHEREAS, at its October 20, 2025, meeting, the City Council held a duly noticed public hearing to Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 4 consider the Project, at which time all interested parties had the opportunity to be heard and the City Council considered the Staff Report dated October 20, 2025, and all public testimony provided prior to and at the public hearing; NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Petaluma as follows: 1. Finds that the foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the City Council finds as follows: California Environmental Quality Act a. The Project is statutorily exempt from further environmental review under CEQA pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 in that the project is consistent with the development density established by the City’s existing IZO and is consistent with the City of Petaluma General Plan 2025 for which an EIR has been certified. A detailed analysis of the Project’s eligibility for use of the exemption is provided in Attachment 11 of the October 20, 2025, staff report (Environmental Checklist for Streamlined Review). General Plan b. The Project is consistent with the Mixed Use and Public/Semi-Public (FAR 2.5) land use designation of the City of Petaluma General Plan 2025 applicable to the site in that public safety facility and major telecommunication facility uses are principally permitted or conditionally allowed uses on the Project site, and the proposed FAR is 0.3. c. The Project, for reasons discussed in the October 20, 2025, City Council staff report, is consistent with the following General Plan principles and policies: Chapter 1. Land Use, Growth Management, and the Built Environment Policy 1-P-1 Promote a range of land uses at densities and intensities to serve the community needs within the Urban Growth Boundary (UGB). Policy 1-P-2 Use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses. Policy 1-P-9 Support continued development and intensification of employment centers. Chapter 2. Community Design, Character, and Green Building Policy 2-P-79 Extend traditional street grids as opportunities arise. Policy 2-P-82 Work with the Sonoma-Marin Fair to explore more optimal use or relocation of the Fair’s site. Optimal use could include redesign and intensification of the existing acreage; reduction and intensification of the existing site; or master planning of the Fairground and adjacent property(ies) to create an improved layout of the fairground; improve compatibility with existing neighborhoods, and enhance adjacent development potential. Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 5 Chapter 4. The Natural Environment Policy 4-P-11 Promote ride-sharing and car-sharing programs. Policy 4-P-14 Develop and integrate Intelligent Transportation Technologies, as applicable, into Petaluma’s transportation system. Policy 4-P-19 Encourage use and development of renewable or nontraditional sources of energy. Chapter 5. Mobility Policy 5-P-13 Encourage existing major employers to develop and implement Transportation Demand Management programs to reduce peak period trip generation. Consider establishing a TDM program for City of Petaluma employees. Policy 5-P-15 Implement the bikeway system as outlined in the Bicycle and Pedestrian Plan, and expand and improve the bikeway system wherever the opportunity arises. Policy 5-P-20 Ensure that new development provides connections to and does not interfere with existing and proposed bicycle facilities. Chapter 7. Community Facilities, Services, and Education Policy 7-P-5 Upgrade and expand public facilities such as the Fire and Police stations, the satellite corporation yards and Animal Shelter to effectively and efficiently meet future needs of the community residents and the animals. Policy 7-P-18 Ensure facilities, equipment and personnel are adequate to maintain quality of service demands of the community, including but not limited to: fire suppression, Advanced Life Support (ALS), rescue, fire prevention, education, CUPA, and disaster preparedness and management. Expand Fire staffing to provide a Training Officer to insure maintaining compliance to Federal and State safety mandates. Continue education and training programs to maintain technical proficiency. Maintain and modernize emergency response facilities, including fire stations, as needed to accommodate population growth Expand, as needed, staffing in the Fire Prevention Bureau to keep pace with increasing development and fire safety inspection impacts. Maintain safety department responsiveness to changes in community demographics (i.e. age, ethnicity). Policy 7-P-19 Maintain a four minute travel time for a total of 6-minute response time for emergencies within the City. Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 6 Policy 7-P-23 Continue to utilize the Emergency Operations Center (EOC) to provide early warning of and response to all life-threatening hazards, such as earthquakes, floods, landslides, severe storms, and hazardous materials incidents. Evaluate the effectiveness of the EOC facility and consider relocation to other city facilities to improve emergency operations and coordination. Policy 7-P-34 Plan for expanding or replacing the police station with a facility (either on-site or elsewhere) of sufficient size to accommodate police operations, community requirements and anticipated population growth. Funding of expanded facilities should be addressed through the implementation of adequate Public Facilities fees as identified in the Implementation Plan. d. The Project is consistent with the Fairgrounds Guiding Principles, City Council Resolution 2022-167 N.C.S in the following ways: 1. Acknowledge and build upon community input regarding the fairgrounds property while continuing to engage with the community going forward. The Public Safety Facility acknowledges and builds upon community input regarding the Fairgrounds property in that public review of required discretionary Planning entitlements, including Conditional Use Permits and Site Plan and Architectural Review authorization, is being provided through duly noticed public hearings before the Planning Commission on September 23, 2025, and City Council on October 20, 2025. During these public hearings, the Commission and Council will receive and consider public comments about the proposed project. On September 12, 2025, and on October 10, 2025, public notice of each public hearing was published in the Argus-Courier and mailed to property owners, businesses, and residents within 1000 feet of the proposed project’s location, and onsite signage was posted. Additionally, in compliance with PMC Section 14.44.320, notice was mailed to all known operators of telecommunication facilities within one mile of the Project. All public noticing provides the opportunity for community members to submit their comments before the public hearing, and they inform the community about the scheduled public hearing to encourage participation. The proposed use of a public safety facility will continue to engage the community by responding to resident concerns and service requests while serving as a hub for open houses, neighborhood meetings, CERT trainings, youth outreach, and accessible feedback channels throughout design, construction, and operations. Additionally, on August 4, 2025, a joint City Council-Planning Commission study session was held to solicit feedback from these review authorities and the community on the proposed design of the Public Safety Facility. As demonstrated in this staff report, review authority and community input have been addressed through project revisions. The new proposed use and major site development complies with the Fairgrounds Overlay Zone, IZO Section 5.080, the purpose and intent of which is to allow operation of existing uses on the City-owned Fairgrounds property, provide specifications for establishment of new, beneficial uses of the Fairgrounds, including temporary uses, permanent uses and structures, and site improvements, consistent with the Guiding Principles adopted in City Council Resolution 2022- 167 N.C.S., and to ensure ongoing operation of the site and its uses is in the best interest of the Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 7 public health, safety, and welfare while a master plan and associated land use policies and zoning are prepared and adopted for the Fairgrounds property. The public safety facility building is an allowable/permitted by right use at the Fairgrounds site under the General Plan and Zoning Code. Future master planning for the Fairgrounds property will continue to engage the community. 2. Create, maintain, and enhance authentic partnerships across stakeholders and community groups with an interest in the fairgrounds property. The Planning review process, which includes public review at a study session and public hearings builds upon and continues to maintain authentic partnerships across stakeholder and community groups interested in the fairgrounds property and in this new addition to civic facilities in the area, including the Swim Center, Skate Park, and Regional Library. City staff have met individually with interested stakeholders, such as the Speedway, to discuss the proposed project. PPD and PFD are longstanding partners with City departments and community organizations, collaborating on public education and community-building efforts at the Fairgrounds and throughout Petaluma. Their ongoing outreach—open houses, safety demonstrations, and participation in neighborhood and school events—helps maintain trust and provides constructive avenues for feedback as the project advances. 3. Provide civic and institutional stability during the transition period and beyond so that the fair event and other key uses continue. The project proposal and this public review process demonstrate that use of the Fairgrounds can continue and new development can be introduced in a manner that is compatible with the Guiding Principles and the Fairgrounds Overlay Zone regulations intended to support them. All existing uses on the City Fairgrounds would be maintained as a result of this project, and the civic building would provide institutional stability to facilitate the continuation of the fair event. 4. Affirm a renewed, generational commitment of the City to the Petaluma community's agricultural past and present for which the fairgrounds property continues to be a focal point, to the people who have utilized and want to utilize the fairgrounds property, and to the fairgrounds property itself and its unique challenges and potential as an asset for the whole community through near -, medium-, and long-term actions and milestones for the property and related programs. The Public Safety Facility is consistent with this guideline in that all existing fairground uses will be maintained. The proposed building and site designs, including materials anticipated to be used, such as the primary building’s board-form concrete facade, which is reminiscent of historic barns and evokes Petaluma’s agricultural past, while providing a durable material, will serve as a long-lasting institutional anchor within the Fairgrounds. A civic facility is permitted by right under the General Plan and Implementing Zoning Ordinance. Given the Fairgrounds’ central location, relocating PPD and constructing a new fire station at this site supports coordinated public safety operations and efficient citywide response times. 5. Preserve and enhance key elements, resources, and activities at the fairgrounds property that the community is connected to and that make the place unique. The Public Safety Facility will preserve and enhance key elements, resources, and activities at the Fairgrounds property in that the project will maintain all existing Fairgrounds uses, provide institutional stability so fair uses can continue, and provide access roads that will serve as future infrastructure resources to the benefit of future uses planned as a result of the Fairgrounds master plan. The project will add a new community plaza and a 10-foot-wide multi-use path along Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 8 Kenilworth Drive and Johnson Street so people can better access the site. Additionally, the project will construct new public art, plant trees, and install landscaping to beautify the site. 6. Honor the legacy of history, place, and community while fostering safety, health, inclusivity, cultural connectedness, accessibility, and useability of the fairgrounds property for the benefit of all. The Public Safety Facility honors the legacy of history in that the proposed building’s primary material is a board-form concrete facade, which is reminiscent of historic barns and evokes Petaluma’s agricultural past. In addition, the Public Safety Facility fosters safety and health by providing critical emergency response services for Petaluma and the region. The project also provides a community plaza, public art, and a 10-foot-wide multipurpose trail along the Kenilworth Dr. and Johnson St. frontages, which fosters inclusivity, cultural connectedness, accessibility, and usability of the fairgrounds property for the benefit of all. 7. Preserve and enhance the capacity of the fairgrounds property to provide critical emergency response resources for Petaluma and the region. The Public Safety Facility preserves and enhances the capacity of the fairgrounds property to provide critical emergency response resources for Petaluma and the region in that proposing a 43,585-square-foot facility to house the Petaluma Police Department, Fire Department Headquarters, and Emergency Operations Center in a central location on the Fairgrounds is anticipated by the Fairgrounds Guiding Principles. 8. While preserving the essential and unique feel and presence of the fairgrounds property and its core features, ensure that future fairgrounds property uses, including fair event uses, are maximized to effectively and compatibly accomplish as many of the community's needs and wants for the fairgrounds property as possible. The Public Safety Facility preserves the essential, unique feel and presence of the Fairgrounds property and its core features, ensuring that all existing uses are maintained. The 43,585-square- foot facility is sited on a vacant ±3.5-acre portion of the ±48.09-acre City-owned fairgrounds property situated at the south corner of Johnson Street and Kenilworth Drive. The project proposes a two-story building to minimize the footprint. Implementing Zoning Ordinance e. The Project is consistent with all applicable development standards of the MU1B (Mixed Use 1) and CF (Civic Facilities) zoning districts as conditioned, except for the requested relief from the required parking lot landscape divider strips as detailed in the October 20, 2025, staff report. f. The project is consistent with the allowable land uses and planning permit requirements of the MU1B and CF zoning districts as referenced in IZO Tables 4.3 and 4.5 in that “Public Safety Facility” use is permitted by right within the MU1B and CF zones. g. The project is consistent with IZO Section 7.090, Telecommunications Facilities, which requires findings for Conditional Use Permit and Site Plan and Architectural Review pursuant to IZO Sections 24.050.E and 24.060.E, respectively, for major telecommunication facilities as defined in PMC Chapter 14.44. h. The project is consistent with all applicable provisions of the Fairgrounds Overlay Zone pursuant to IZO Section 5.080, including Purpose and Intent (IZO Section 5.080.A), New Uses Allowed by City Council (IZO Section 5.080D.5), and Major Site Improvements (IZO Section 5.080.D.6), including Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 9 the additional affirmative findings for new uses allowed by City Council under IZO Section 5.080.D.5; i. The project is consistent with IZO Section 24.050 – Site Plan and Architectural Review, including the standards in Section 24.050.E, in that the City Council finds the Project meets the standards for Site Plan and Architectural Review as follows: 1. The project uses quality materials and the overall design is harmonious and in proportion in itself and in relation to adjacent development, based on the following: The Public Safety Facility uses quality materials, and the overall design is harmonious and in proportion both within the project itself and in relation to adjacent development in that the project incorporates board-formed concrete walls with maple wood and aluminum accents, which provide durability and architectural detail. The project demonstrates internal harmony and proportion in that the ground floor is differentiated by full-length maple wood slats, the upper story is accented by aluminum curtain walls, and the Police Department and Fire Department portions of the facility are distinguished by color to ensure a balanced and proportional composition. The project is also harmonious and in proportion with adjacent development in that the board-formed concrete finish, referencing the form and character of historic barns, reflects the agrarian heritage of the Petaluma Fairgrounds, while the uniform material palette and functional massing establish an appropriate civic presence consistent with the surrounding context. a. The architectural style is appropriate for the project, and compatible with the character of the neighborhood. The architectural style is appropriate for the project and compatible with the character of the neighborhood in that the design incorporates civic, agrarian, and industrial architectural elements, including board-formed concrete walls with natural wood grain texture, warm natural maple wood slats, and metal window screens. These design features are appropriate in that they reference the agrarian heritage of the Petaluma Fairgrounds, while the uniform material palette and functional massing establish a strong civic presence consistent with the surrounding context. The emergency response communications facility will be in an area of the city that has already been developed. The facility is expected to blend into the built environment, considering the built environment includes the East Washington Place shopping center, the Petaluma Swim Center, the Petaluma Speedway and Fairgrounds, and the future Public Safety Facility. The Public Safety Facility site will include the emergency response communications facility that will provide emergency response services for the Police and Fire Departments. Furthermore, no other location is feasible for the facility based on the Alternatives and Co-location Analysis (Attachment 12). Additionally, camouflaging or stealthing the facility is not feasible due to signal type, typical maintenance needs, and project operational requirements. b. The 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 of the structure on the property is appropriate for the site and as compared to the siting of other structures in the neighborhood, in that the public services provided by the facility are consistent with the other on-site or nearby community-oriented services offered by the Fairgrounds facility, the Petaluma Regional Library, and the Petaluma Swim Center. The service-oriented nature of the Police and Fire uses is consistent with the commercial retail and service-oriented uses in the adjacent East Washington Place shopping center. The 43,585- square-foot facility is sited on a ±3.5-acre portion of the ±48.09-acre City-owned fairgrounds property at the south corner of Johnson Street and Kenilworth Drive. Like the other Library Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 10 and Swim Center uses, the facility is highly visible from all public rights of way, and it is easily accessible by foot, bike, transit, and vehicle. The project proposes a two-story building to minimize the footprint, and all existing uses on the City Fairground property would be maintained. In addition, the facility is set back from both Johnson Street and Kenilworth Drive, providing a community plaza and robust landscaping, which integrate the Facility into the existing development pattern, streetscapes, and adjacent East Washington Place shopping center. The emergency response communications facility will comply with all applicable setbacks of the Mixed Use 1B, Civic Facilities, and Fairgrounds Overlay Zones, with setbacks of ±83 feet from Kenilworth Drive and ±72 feet from the rear elevation of the primary building. These setbacks will place the emergency response communications facility in the middle of the site and well away from nearby public areas. 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. The size, location, design, color, number, lighting, and materials of all signs and outdoor advertising structures are appropriate for the site and compatible with the character of the neighborhood in that the Public Safety Facility would propose a wall sign and a monument sign to identify the Police and Fire Departments for the community. The project is conditioned to obtain sign permits to ensure all signs will comply with IZO Chapter 20. This finding is not applicable to the emergency response communications facility, which does not propose signage or outdoor advertising structures. d. The bulk, height, and color of any proposed structure is appropriate for the site and as compared to the bulk, height, and color of other structures in the neighborhood. The bulk, height, and color of the proposed structures are appropriate for the site and, in comparison, to the bulk, height, and color of other structures in the neighborhood in that the project complies with applicable development standards for maximum height and minimum setbacks, and incorporates a combination of colors, materials, and architectural features that reduce the appearance of bulk. The primary structure, consisting of the Police and Emergency Operations Center building and the Fire apparatus bay, is differentiated by color along the front façade to reduce the appearance of massing. The ground floor is further articulated with full-length natural maple wood slats, which soften the concrete massing and break the vertical plane of the façade. Board-formed concrete finishes throughout the building introduce natural texture and visual interest, complemented by metal decorative elements that provide additional refinement and soften the concrete surfaces. The accessory structure utilizes textured concrete block with vertical design elements that reduce the appearance of bulk and maintain visual compatibility with the surrounding context. The emergency response communications facility has been designed to function as a dispatch system for the future locations of the Police and Fire Departments at the project site. Additionally, camouflaging or stealthing the facility is not feasible due to the signal type, typical maintenance needs, and project operational requirements. Also, as conditioned, the facility will be designed to comply with building and fire codes, as well as requirements for natural disaster survivability. 2. Landscaping in accordance with applicable City standards and that is appropriate for the site and compatible with the character of the neighborhood will be provided on the site. Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 11 Existing trees shall be preserved wherever possible, and shall not be removed unless approved by the Planning Commission. Landscaping is proposed in accordance with applicable City standards and would be appropriate for the site and compatible with the character or design of the neighborhood, except where alternatives may be considered by the Planning Commission and as conditioned, in that proposed landscaping consists of 17 new on-site trees and a mix of shrubs, groundcover, and site amenities. The landscaping complies with applicable City standards, except the project requests an alternative interior parking lot landscape design within the secured parking area to enhance emergency response time pursuant to SPAR Appendix A. There are 29 existing street trees within the public rights-of-way adjacent to the site, 14 of which will be retained, and 15 of which will be removed to accommodate the proposed development. The project is conditioned to obtain a tree removal permit from Public Works for the removal of the 15 street trees along Johnson Street and within the center median and along Kenilworth Drive. Due to operational constraints, the project cannot meet its individual tree requirement of 58 on-site trees per City standards. However, it is conditioned to provide 41 additional trees within the Fairgrounds property to comply with City standards. The proposed landscaping is appropriate for the site and compatible with the character of the neighborhood in that a robust palette of shrubs proposed in a curvilinear pattern would counterbalance the rectangular form of the structures and soften the massing of the structures as viewed off-site. The emergency response communications facility is appropriately landscaped in that the facility will be integrated into the Public Safety Facility and sited within the secure outdoor area, for which a landscape plan is proposed. 3. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobile and bicycle parking facilities and pedestrian ways are designed so as to promote safety and convenience and conform to applicable City standards. Any plans pertaining to pedestrian, bicycle, or automobile circulation have been routed to the Pedestrian and Bicycle Advisory Committee for review and approval or recommendation. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles, bicycle parking facilities, and pedestrian ways are designed to promote safety and convenience and shall conform to approved City standards in that public site access would be proposed via a 26-foot- wide, two-way driveway from Johnson Street, and a 78-foot driveway would provide fire apparatus access to the apparatus bay. In addition, the project provides two gated, secured two-way driveways for the secured lot at the rear of the facility.  The project would provide 13 public parking spaces, 111 secured parking stalls, and 10 bike parking spaces. Colored concrete and site amenities within the public parking area would create safe and convenient access to the main entrance. In addition, the project would provide a 10-foot-wide multipurpose pathway along the Johnson Street and Kenilworth Drive street frontages. The central location of the emergency response communications facility on the site will not affect ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles, bicycle parking facilities, or pedestrian ways. 4. The design is of good character and has been prepared by a professional designer, such as an architect, landscape architect or other practicing urban designer or person with equivalent skill and qualifications. The project was professionally designed by a licensed architect and is of good character and quality, incorporating input from a joint Planning Commission-City Council study session. Licensed professionals will design construction drawings for the emergency response Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 12 communications facility, and the project is extensively conditioned to comply with the Uniform Building Code, National Electrical Code, Uniform Plumbing Code, Uniform Mechanical Code, and Uniform Fire Code, where applicable, and other requirements of PMC Chapter 14.44. 5. The application and the project for which it seeks approval are exempt from the California Environmental Quality Act (CEQA), or the environmental impacts of the project including impacts to or of biological resources, greenhouse gas emissions, vehicle miles travelled, land use, population and housing, agriculture and forestry resources, cultural resources, hazards and hazardous materials, mineral resources, public services, utilities and service systems, air quality, geology and soils, hydrology and water quality, noise, and recreation are avoided, or are mitigated by conditions imposed by the reviewing authority so as to be less than significant, or are approved based on overriding considerations in accordance with all applicable CEQA requirements. The Project is statutorily exempt from further environmental review under CEQA pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 in that the project is consistent with the development density established by the City’s existing Implementing Zoning Ordinance and is consistent with the City of Petaluma General Plan 2025 for which an EIR has been certified. A detailed analysis of the Project’s eligibility for use of the exemption is provided in Attachment 11 (Environmental Checklist for Streamlined Review). 6. The proposed structure and use, subject to any conditions which may apply, conforms with the applicable requirements of this 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 the conditional use application, constitute a nuisance or be detrimental to the public welfare of the community. The proposed structure and use, subject to any conditions which may apply, conforms with the applicable requirements of the Zoning Ordinance, except for requested relief from interior parking lot landscaping as allowed by Planning Commission, 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 the Conditional Use Permit application, constitute a nuisance or be detrimental to the public welfare of the community. The proposed structures and use will not constitute a nuisance or be detrimental to the public welfare of the community, as the development conforms with the applicable requirements of the Implementing Zoning Ordinance and is consistent with applicable policies and programs of the Petaluma General Plan. The proposed Public Safety Facility structures and use are consistent with the Fairgrounds Overlay Zone, the purpose and intent of which is to allow operation of existing uses on the City- owned Fairgrounds property, provide specifications for establishment of new, beneficial uses of the Fairgrounds, including temporary uses, permanent uses and structures, and site improvements, consistent with the Fairgrounds Guiding Principles adopted in City Council Resolution 2022-167 N.C.S., and to ensure ongoing operation of the site and its uses is in the best interest of the public health, safety, and welfare while a master plan and associated land use policies and zoning are prepared and adopted for the Fairgrounds property. The proposed Public Safety Facility implements the adopted guidelines for the Fairgrounds, including preserving and enhancing the capacity of the Fairgrounds property to provide critical emergency response resources for Petaluma and the region. 3. Fee Determination. Waives the Wastewater Capacity Fee, following the procedures for issuance of an Industrial Relocation Credit. Determines, pursuant to the City of Petaluma Development Impact & Capacity Fees Booklet, that the development fees otherwise applicable to the portion of the Public Safety Facility located within the Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 13 Mixed Use designation are inapplicable in the interest of public health, safety, and welfare, based on the following findings: a. The Public Safety Facility consolidates and modernizes essential police and fire functions to maintain service levels as the City grows, consistent with the purpose of development fees to ensure growth pays its proportionate share. b. The Public Safety Facility replaces and relocates existing facilities without adding net new personnel or generating new development demand; its primary effects are operational efficiency and improved response times, not additional load on City infrastructure. c. The Public Safety Facility’s enhanced emergency response capacity, resiliency, and co-location of police, fire, and emergency operations directly advance public health, safety, and welfare, particularly during wildfires, floods, and multi-casualty incidents. d. The Public Safety Facility is a single, integrated public facility permitted by right in both Public/Semi - Public and Mixed Use designations; applying inapplicability to the Mixed Use portion avoids fragmented fee treatment across one unified public safety project. e. Given current fiscal constraints, requiring development fees on the Mixed Use portion risks delaying or rendering infeasible the PPSF, thereby depriving the community of long-identified public safety benefits, including modernized police and fire stations and a dedicated emergency operations center. Accordingly, only the Public Art Fee required by Condition 21 applies to the PPSF; all other development and capacity fees otherwise listed below are either inapplicable under the Council’s findings and the City’s Development Impact & Capacity Fees Booklet or offset pursuant to the Industrial Relocation Credit procedures. 1. City Facilities Development Impact Fee (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) 2. Commercial Development Housing Linkage Fee (Not applicable to public facilities) 3. In-Lieu for Provision of Low Income Housing (Not applicable to non-housing projects) 4. Open Space Acquisition Fee (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) 5. Park Land Acquisition Fee (Quimby and Non-Quimby Act Projects) (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) 6. Park Land Development Impact Fee (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) 7. Public Art In-Lieu Fee (Project is required to contribute 1% of construction costs, ~$500,000) 8. Storm Drain Impact Fee (If applicable) 9. Traffic Development Impact Fee (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) 10. Wastewater Capacity Fee (Industrial Relocation Credit is applicable) 11. Water Capacity Fee (Industrial Relocation Credit is applicable) 12. Central Petaluma Specific Plan Fee (Not applicable) 13. School Facilities [As required by School District(s)] 4. Based on its review of the entire record herein, including the October 20, 2025, City Council Staff Report, all Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 14 supporting referenced and incorporated documents, and all comments received and foregoing findings, the City Council hereby approves the Site Plan and Architectural Review for the Public Safety Facility and associated telecommunications facility, subject to the conditions of approval attached hereto as Exhibit 1. Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Council of the City of Petaluma at a Regular meeting on the 20th day of October 2025, by the following vote: Approved as to form: __________________________ City Attorney AYES: McDonnell, Barnacle, Cader Thompson, DeCarli, Nau, Quint, Shribbs NOES: None ABSENT: None ABSTAIN: None ATTEST: ______________________________________________ City Clerk ______________________________________________ Mayor Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 15 EXHIBIT A CUP CONDITIONS OF APPROVAL Petaluma Public Safety Facility and Telecommunications Facility for Emergency Responses Located at 866 E. Washington St (APN 007-031-004) File No.: PLPJ-2025-0041 (PLSR-2025-0008, PLUP-2025-0006) Planning Division Standard Conditions of Approval 1. Plans submitted for any building permit submitted to the City pursuant to this approval shall be in substantial conformance with the architectural, civil, and landscaping plans approved by the City Council on October 20, 2025, except as modified by these conditions of approval. If required, the Community Development Director shall make a determination of substantial conformance in writing during the plan check review process. Nothing shall preclude the Community Development Director from referring a substantial conformance determination to the Planning Commission for review at a publicly noticed meeting. 2. The colors, materials, and landscaping shall be in substantial conformance with those noted on the plan set approved by the City Council on October 20, 2025. 3. The day following approval, the applicant shall provide to the Planning Manager a check made payable to the Sonoma County Clerk, in the amount required and published by the Sonoma County Clerk to file a CEQA Notice of Exemption. 4. All conditions of this permit shall be printed on the second sheet of each plan set submitted for any building permit submitted to the City pursuant to this approval, under the title ‘SPAR Conditions of Approval.’ Additional sheets may also be used if the second sheet is not of sufficient size to list all conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not acceptable. A copy of the approved plans shall be maintained on-site when construction activities are occurring. 5. At Building Permit issuance, the applicant shall provide the City with an electronic copy of final/approved plans in PDF format on either a CD or USB drive. 6. 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. Phasing of one block ahead of the other may be authorized by staff, subject to a Construction Agreement. Modifications to the project, including but not limited to a change in construction phasing, shall require Site Plan and Architectural Review in accordance with IZO §24.050. 7. This approval is, as provided for at IZO §24.060(I), effective for a twelve (12) month period unless the permit has been exercised or unless an extension of time is approved in compliance with IZO §24.060(I). 8. Any applicable Development Impact Fees associated with the project shall be paid before final inspection or certificate of occupancy. Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 16 9. All rooftop equipment shall be fully screened from view by equipment-specific screening structures or parapets, subject to the review and approval of the Planning Manager. 10. All standpipes, check valves, and other utilities shall be placed underground or fully screened from view by decorative screening structures or landscaping, subject to the review and approval of the Planning Manager. 11. The 14 street trees within the Kenilworth Drive right-of-way are to be retained during construction activities as shown diagrammatically on the approved off-site civil demolition plan. The applicant shall provide at the time of construction drawing submittal tree protection notes for each of the street trees located along the Kenilworth Drive frontage subject to review and approval by the City Engineer. Tree protection notes shall be consistent with IZO Section 17.080. 12. The applicant is required to obtain Tree Removal Permits from Public Works pursuant to IZO Chapter 17, subject to review and approval by the City Engineer for all trees to be removed within the Kenilworth Drive and Johnson Street rights-of-way. The project plans approved by the City Council on October 20, 2025, show 15 trees to be removed within the adjacent public rights-of-way. 13. The applicant shall provide 41 additional tree plantings on the City Fairgrounds property as part of future development and/or improvements on the property, including but not limited to the implementation of the Fairgrounds Master Plan and on both sides of Johnson Street within the public right-of-way to provide shade, to fulfill the balance of on-site tree requirements of SPAR as described in the October 20, 2025, City Council staff report. The applicant shall provide 41 additional tree plantings on the City Fairgrounds property as part of future development and/or improvements on the property, including but not limited to the implementation of the Fairgrounds Master Plan and on both sides of Johnson Street within the public right-of-way to provide shade, to fulfill the balance of on-site tree requirements of SPAR as described in the October 20, 2025, City Council staff report. 14. 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 plants (to provide an equivalent appearance and be of the same water usage, and if to replace a native or mitigation planting, of the same species) 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 health and vitality of landscape materials. 15. 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. 16. All tree stakes and ties shall be removed within one year following the installation or as soon as trees are able to stand erect without support. 17. Separate sign permits in compliance with Chapter 20 of the Implementing Zoning Ordinance shall be obtained prior to the installation of signage. 18. The proposed monument sign along the Johnson Street frontage shall not be placed within the vision triangle per IZO Figure 13.1. 19. Based upon info received during project review, development of the future expansion area with a one-story Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 17 commercial building, similar in design to the approved project, would be subject to minor SPAR discretionary review by the Director pursuant to IZO Section 24.050.B. The Director has the authority to refer to a higher review authority. 20. The applicant is encouraged to work with the existing Fairgrounds Speedway to provide a shared parking agreement that would replace the existing parking provided by the undeveloped Public Safety Facility site. 21. Pursuant to IZO Chapter 18, the Public Safety Facility is required to provide public art equal to at least one percent of the total construction cost or contribute an equivalent in-lieu fee to the City’s Public Art Fund. All proposals will be reviewed and approved by the Petaluma Public Art Committee (PPAC) for compliance with IZO Section 18.120. 22. Based on City Council direction received at the October 20, 2025 hearing, the board-form liner design chosen by the City Council at the October 20, 2025 public hearing is the “Old Timber” sample as shown in Attachment 13. City staff shall review physical samples and a mock-up of the board-form liner provided by the Design-Build entity to ensure the final product will be substantially similar to the City Council’s preferred design direction. Major Telecommunications Facility Conditions of Approval The emergency response communications facility must comply with the following conditions of approval, subject to review by the Planning Division and substantial conformance determination, as required, by the Community Development Director: 23. Design and operation of the facility must comply with all applicable regulations contained in the Uniform Building Code, National Electrical Code, Uniform Plumbing Code, Uniform Mechanical Code, and Uniform Fire Code. (PMC 14.44.030.C) 24. All commercial telecommunication facilities and minor antennas shall comply at all times with all FCC rules, regulations, and standards. (PMC 14.44.030.H) 25. The facility shall maintain in place a security program, when determined necessary by and subject to the review and approval of the police chief, that will prevent unauthorized access and vandalism. (PMC 14.44.030.I) 26. Any satellite dish and parabolic antennas included in the emergency response communications facility shall be situated as close to the ground as possible to reduce visual impact without compromising their function. (PMC 14.44.030.J) 27. The Conditional Use Permit issued pursuant to PMC Chapter 14.44 or a site plan approval issued pursuant to PMC Chapter 14.44 authorizing establishment of the emergency response communications facility shall be reviewed every ten years as required and in accordance with PMC Chapter 14.44.150. 28. The facility is proposed at a distance of less than one hundred ten percent of its height from a habitable structure; therefore, it shall be designed and maintained as required by PMC Chapter 14.44.160, Structural Requirements. 29. Satellite dishes other than microwave dishes shall be of mesh construction, except where technical evidence acceptable to the Community Development Director is submitted showing that this is infeasible. (PMC Ch. 14.44.170.C) Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 18 30. All buildings, poles, towers, antenna supports, antennas, and other components of the facility shall be initially painted and thereafter repainted as necessary with a "flat" paint that complements the color palette of the facility. The color selected shall be one that, in the opinion of the Community Development Director, will minimize their visibility to the greatest extent feasible. (PMC Ch. 14.44.170.G) 31. The facility shall not exceed a maximum gross area site of 100 square feet, subject to substantial conformance determination by the Community Development Director. (PMC Ch. 14.44.170.H) 32. The facility shall ensure that sufficient anti-climbing measures have been incorporated into the facility, as needed, to reduce potential for injury. (PMC Ch. 14.44.170.J) 33. The facility shall be designed and maintained in compliance with regulations contained in PMC Chapter 14.44.180 intended to ensure that operation of the facility will survive, without interruption, a natural disaster. 34. Lighting of the facility shall comply with all regulations contained in PMC Chapter 14.44.220, directing that the facility shall be unlit except for specific reasons as identified. 35. The facility shall comply with regulations contained in PMC Chapter 14.44.250, Fire prevention, subsection A only. The facility is not required to demonstrate compliance with requirements of subsections A.1. through A.5. by a certificate signed by the fire chief on the building plans submitted as described in subsection B. 36. The facility and its operations shall comply with all requirements of PMC Ch. 14.44.270, Noise and traffic, except during times of a declared emergency. 37. Prior to the issuance of any building permit for construction of the facility, the applicant shall submit to the Community Development Director a Nonionizing Electromagnetic Radiation (NIER) analysis report prepared by a qualified electrical engineer licensed in the State of California. The report shall demonstrate that the proposed telecommunications facility, either individually or in combination with other facilities, will not produce power densities in any inhabited area exceeding the standards established in Section 14.44.290 of the Implementing Zoning Ordinance, including the ANSI C95.1-1992 standard or any more restrictive standard subsequently adopted by the City, County, State of California, or Federal Government. If calculated NIER levels exceed eighty (80) percent of the applicable standard, the applicant shall, prior to commencement of normal facility operations, submit to the Community Development Director a certification of compliance prepared by the licensed engineer who completed the original report, based on post-installation measurements of actual NIER levels at the location where such levels are projected to be highest. The City may, at the applicant’s expense, require independent verification of the report findings. Ongoing compliance with Section 14.44.290 shall be demonstrated through submission of a NIER compliance report to the Community Development Director every five (5) years following facility approval, and within ninety (90) days of any change to the adopted NIER standard. Each report shall identify all transmitters and antennas present at the facility, effective radiated power, updated NIER calculations, and post-installation measurements if required under Section 14.44.290. Failure to submit required reports or to maintain compliance with the applicable NIER standard shall constitute grounds for revocation of the use permit or other applicable entitlement. Environmental Conditions of Approval 38. Prior to issuance of a building permit, exterior lighting fixtures shall be fully detailed and subject to staff Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 19 review and approval. All light fixtures shall be hooded and downward cast and shall comply with the performance standards set forth in Implementing Zoning Ordinance Section 21.040(D). 39. Consistent with mitigating General Plan Policy 4-P-15(C), the following latest BAAQMD Best Management Practices (BMPs) and other BMPs shall be incorporated into all construction plans and implemented for all construction activities: • All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. • All haul trucks transporting soil, sand, or other loose material off-site shall be covered. • All visible mud/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. • All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph). • All roadways, driveways, and sidewalks to be paved shall be completed as soon as practicable. Building pads shall be laid as soon as practicable after grading unless seeding or soil binders are used. • All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20 mph. • All trucks and equipment, including their tires, shall be washed off prior to leaving the site. • Unpaved roads providing access to site located 100 feet of further from a paved road shall be treated with a 6- to 12-inch layer of compacted layer of wood chips, mulch, or gravel. • Publicly visible signs shall be posted with the telephone number and name of the person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s General Air Pollution Complaints number shall be visible to ensure compliance with applicable regulations. 40. Consistent with mitigating General Plan Policy 4-P-15, the following requirements or measures shown to be equally effective shall be implemented by the construction contractor to reduce combustion emissions during construction and demolition phases: • Maintain construction equipment engines in good condition and in proper tune per manufacturer’s specification for the duration of construction; • Minimize idling time of construction related equipment, including heavy-duty equipment, motor vehicles, and portable equipment; • Use alternative fuel construction equipment (i.e., compressed natural gas, liquid petroleum gas, and unleaded gasoline); • Use add-on control devices such as diesel oxidation catalysts or particulate filters; • Use diesel equipment that meets the ARB’s 2000 or newer certification standard for offroad heavy -duty diesel engines; • Phase construction of the project; • Limit the hours of operation of heavy duty equipment. 41. The Project shall comply with the recommendations contained in the Biological Resources Assessment and Wetland Delineation prepared by Sol Ecology on September 2, 2025 including the following: Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 20 • Conduct additional investigation during the rainy season to determine whether hydrological indicators are present in either potentially jurisdictional seasonal wetland feature (refer to Attachment A, Figure 2 of the Biological Resources Assessment and Wetland Delineation). • If the features onsite meet the criteria to be considered isolated wetlands of the state, the Project shall be subject to the jurisdiction of the Regional Water Quality Control Board (RWQCB). • If required, a Notice of Intent requesting coverage under State Water Resources Control Water Quality Order for Dredged or Fill Discharges to Waters Deemed by the USACE to be Outside of Federal Jurisdiction shall be submitted and the Project shall comply with all conditions set forth in the RWQCB permit. • If required, the Project shall obtain requisite compensatory mitigation through purchase of wetland credits at an approved wetland mitigation bank, consistent with mitigating General Plan Policy 4-P-2 and RWQCB regulations. 42. Consistent with mitigating General Plan Policy 3-P-1, the Project shall protect historic, archaeological, and tribal cultural resources through implementation of the recommendations contained in the Cultural Resources Study prepared by Evans & De Shazo on July 29, 2025 as follows: • Prior to the commencement of Project-related, ground-disturbing activities, the Project applicant and/or construction contractor shall conduct a Cultural Resources Awareness Training, provided by a Secretary of the Interior-qualified Archaeologist and a representative from the Federated Indians of Graton Rancheria (FIGR). The training shall be provided for the equipment operators and other members of the construction team overseeing or conducting ground disturbing activities, shall include relevant information regarding the archaeological sensitivity of the Project Area, the types of archaeological resources that could be encountered, the procedures to follow if archaeological deposits and/or artifacts are encountered during construction, appropriate avoidance and impact minimization measures, applicable regulations, and consequences of violating state cultural resource laws. The training shall emphasize confidentiality and culturally appropriate treatment of any discovery of significance to Native Americans and shall address appropriate behaviors and responsive actions, consistent with Native American tribal values. • If an archaeological deposit, feature, or concentration of artifacts is encountered during Project-related, ground-disturbing activities, all work within 50 feet of the discovery shall be redirected until a Secretary of the Interior-qualified Archaeologist inspects the material, assesses its potential historical significance, and provides recommendations for the treatment of the discovery. If the discovery is a precontact period resource, further treatment should be determined in consultation with the Federated Indians of Graton Rancheria (FIGR). Potentially significant precontact period resources include concentrations of humanly- modified stone, shell, or bone; obsidian, chert, basalt, quartz, and cryptocrystalline silicate (CCS) lithic debitage and flaked-stone tools (e.g., projectile points, knives, choppers); midden deposits (culturally darkened soil containing heat-affected rock, animal bone, and/or shellfish remains, and other artifacts); stone milling equipment, such as mortars and pestles; and features such as hearths, firepits, deliberately interred burials, cremations, house pits/depressions; and sacred places, cultural landscapes, and objects with cultural value to a California Native American tribe. Potentially significant historic-era resources include all byproducts of human use greater than 50 years of age, including backfilled privies, wells, and refuse pits; concrete, stone, or wood structural elements or foundations; and concentrations of metal, glass, and ceramic refuse. • In accordance with PRC Section 5097.98 and Health and Safety Code Section 7050.5, if human remains are encountered within the Project Area, all work must stop within 100-feet of the discovery area, the area shall be secured to prevent further disturbance, and the Sonoma County Coroner shall be notified. The Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 21 coroner will determine if the remains are precontact period Native American remains or of modern origin and if there any further investigation by the coroner is warranted. If the remains are suspected to be those of a precontact period Native American, the coroner shall contact the NAHC within 24-hours. The NAHC will immediately notify the person it believes to be the most likely descendant (MLD) of the remains. The MLD has 48-hours to make recommendations to the landowner for the treatment or disposition of the human remains. If the MLD does not make recommendations within 48-hours, the landowner is required by law to rebury the remains within an area of property that will not be subject to future disturbances. A Secretary of the Interior-qualified archaeologist shall also be retained to evaluate the historical significance of the discovery, the potential for additional remains to be present, and provide further recommendations for treatment of the resource in coordination with the MLD. 43. Consistent with mitigating General Plan Policy 10 -P-1, the Project shall minimize risks of property damage and personal injury posed by natural hazards by incorporating all recommendations provided in the Geotechnical Exploration Report prepared by Engeo on August 20, 2025, unless otherwise modified by the City of Petaluma. 44. In the event that paleontological resources, including individual fossils or assemblages of fossils, are encountered during construction activities all ground disturbing activities shall halt and a qualified paleontologist shall evaluate the discovery and make treatment recommendations. 45. Consistent with mitigating General Plan Policy 10 -P-4, operation of the Project shall minimize the risk to life and property from the production, use, storage, and transportation of hazardous materials and waste by complying with all applicable State and local regulations, including the Countywide Integrated Waste Management Plan (CoIWMP) and the Consolidated Unified Protection Agency (CUPA) program elements. 46. Consistent with mitigating General Plan Policy 8-P-38, all development activities shall be constructed and maintained in accordance with Phase 2 National Pollutant Discharge Elimination System (NPDES) permit requirements. 47. The Project shall be required to comply with uniformly applied development standards contained in Chapters 15.80 (Stormwater Management and Pollution Control) and 17.31 (Grading and Erosion Control) of the City’s Municipal Code. 48. Consistent with General Plan EIR Mitigation Measure 3.9(a), the Project developer shall require by contract specifications that the following construction best management practices (BMPs) be implemented by contractors to reduce construction noise levels: • Two weeks prior to the commencement of construction, notification must be provided to surrounding land uses disclosing the construction schedule, including the various types of activities that would be occurring throughout the duration of the construction period; • Ensure that construction equipment is properly muffled according to industry standards; • Place noise-generating construction equipment and locate construction staging areas away from residences, where feasible; • Schedule high noise-producing activities between the hours of 8 a.m. and 5 p.m. to minimize disruption on sensitive uses; and • Implement noise attenuation measures to the extent feasible, which may include, but are not limited to, noise barriers or noise blankets. Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 22 49. Consistent with recommendations contained in the Noise and Vibration Assessment, prepared by Illingworth & Rodkin, dated July 17, 2025, the following additional construction BMPs shall be implemented: • Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. • Prohibit unnecessary idling of internal combustion engines. • Locate stationary noise-generating equipment, such as air compressors or portable power generators, as far as possible from sensitive receptors. Construct temporary noise barriers to screen stationary noise - generating equipment when located near adjoining sensitive land uses. • Control noise from construction workers’ radios to a point where they are not audible at existing residences bordering the project site. • Notify all adjacent businesses, residences, and other noise-sensitive land uses of the construction schedule, in writing, and provide a written schedule of “noisy” construction activities to the adjacent land uses and nearby residences. • Designate a “disturbance coordinator” who shall be responsible for responding to any complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. Conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule. 50. Consistent with Section 21.040(A) of the Implementing Zoning Ordinance, construction activities shall be limited to between 7:00 a.m. and 10:00 p.m. Monday through Friday, and between 9:00 a.m. and 10:00 p.m. Saturday, Sunday and State, Federal or Local Holidays. Building Division 51. The plans provided for this process appear to be conceptual in nature; additional drainage related detail will be needed for the formal civil/drainage plan submittal. 52. The proposed project will require building permit application(s) and construction document approval in compliance with current and effective California Building Standards Code in CCR Title 24 as adopted and amended by the City of Petaluma. The current and effective code at time of building permit application will govern requirements. 53. Advisory: It is important to consider that this conceptual design package was developed under the 2022 edition of the California Building Code, however California's building codes are updated every three years on a triennial cycle. The next update, effective January 1, 2026, will require that the basis for design will be based on the 2025 Building Code Series to include local amendments. 54. Provide site plan and consttion documents in accordance with CBC 107. Full plan submittal is required as applicable to project scope. 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). 55. Building permit construction documents are to include occupancy classifications, mixed use provisions, general building area and height limitations, type of construction, fire sprinkler provisions, design occupant load, and exiting compliance data for each building on the subject parcels. Ensure that all general and special Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 23 requirements related to Essential Service buildings are also incorporated into the design. 56. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established st grades and the proposed finished grades and, as applicable, flood hazard areas, floodways, and design flood elevations; and it shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structures and construction that are to remain on the site or plot. 57. Construction plans comply with CalGreen provisions and shall indicate how the site grading or drainage system will manage all surface water flows to keep water from entering buildings. Examples of methods to manage surface water include, but are not limited to, the following: 1. Swales, 2. Water collection and disposal systems, 3. French drains, 4. Water retention gardens, 5. Other water measures which keep surface water away from buildings and aid in groundwater recharge. 58. A5.106.2 Storm water design. Design storm water runoff rate, quantity and quality in conformance with Section A5.106.3 Low Impact Development (LID) or by local requirements, whichever are stricter. In addition to the site design and stormwater controls elements noted in the effective building codes, please review the Engineering Department’s requirements in tandem with local BMP standards. 59. 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. A CALGreen special inspector is required to confirm the design and installation of compliance measures on this form: CALGreen Building Design and Construction Verification - Petaluma . In mixed occupancy buildings, each portion of a building shall comply with the specific green building measures applicable to each specific occupancy. 60. It is recommended to make preliminary design of significant measures to avoid unforeseen delays or costs for the project. For example: 61. A5.106.5.3.1 Tier 1. Comply with Section 5.106.5.3.1 EV capable spaces, Section 5.106.5.3.2 Electric vehicle charging stations and associated Table A5.106.5.3.1 Tier 1, or comply with Section A5.106.5.3.2 Electric vehicle charging stations (EVCS)—Power allocation method and associated Table A5.106.5.3.2 Tier 1. 62. A4.106.8 Electric vehicle (EV) charging for new construction. New construction shall comply with Section A4.106.8.1 or A4.106.8.2, to facilitate the installation and use of EV ready spaces. Electric vehicle supply equipment (EVSE) shall comply with the California Electrical Code. 63. Include preliminary design for sections A4.106 and A5.106 for soil protection, 20% water permeable surfaces, cool roofing, and EV charging design. 64. Include preliminary design for commissioning requirements. Prior to permit issuance a commissioning plan shall be completed to document how the project will be commissioned. The commissioning plan shall include the following: (See Cx plan elements checklist.) CalGreen 5.410.2. 65. Provide a clear statement of applicability for CBC Chapter 11B for this project on construction documents submitted for permit. Where facility is a Place of Public Accommodation (See CBC Chapter 202), compliance with CBC Chapter 11B is applicable and compliance must be demonstrated on construction documents. 66. Each separate building, structure, pool, and separate parcels must have a separate permit for construction. 67. Permit application is to be made to the Building Division of the Community Development Department. Permit Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 24 applications will require plans, review and approval. See: https://cityofpetaluma.org/permit-process/ 68. Identify requests for deferred submittals on the cover sheet of construction documents. Typical approved deferrals include fire protection drawings or manufactured product shop drawing specifications. 69. 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) including CALGreen inspector on this form: https://cityofpetaluma.org/documents/special-inspection-and-testing- procedure/ Fire Department 70. The Fire Apparatus Access: Fire access roads shall be a minimum of 20 feet wide, all -weather, and capable of supporting 75,000 lbs. Access must be provided to within 150 feet of all portions of the building. 71. Fire Hydrants: On-site fire hydrant locations and spacing shall be reviewed and approved during the building permit phase. Hydrants must be operational prior to combustible construction. 72. Water Supply: Fire flow and water supply shall meet minimum requirements of CFC Appendix B & C and must be verified through a fire flow test prior to building permit issuance. 73. Fire Department Connections (FDC): FDCs must be located on the street -facing side of the building within 100 feet of a fire hydrant and approved by the Fire Marshal. Fire Lane Markings: Any fire apparatus access roads required to be posted shall be marked “Fire Lane – No Parking” in accordance with CFC and City of Petaluma standards. 74. Deferred Fire Permits: Fire sprinkler, fire alarm, and any other fire protection system designs shall be submitted under separate permits for Fire Department review and approval. 75. Addressing: Final building addressing shall be clearly visible from the street and approved by the Fire Department prior to occupancy. 76. Emergency Access Gates (if proposed): Any gates impeding fire access must be equipped with a Knox key switch or other approved method for Fire Department entry. 77. Hazardous Materials (if any): Any proposed use or storage of hazardous materials shall be disclosed and approved in accordance with the CFC and CUPA requirements. Fire Safety During Construction: Construction site fire safety shall comply with Chapter 33 of the California Fire Code, including maintaining access and water supply for fire protection throughout construction. Public Works and Utilities 78. Per Section 10(b)(ii) of the SPAR Design Narrative, "Wash water from exterior vehicle washdown area will be directed to the onsite sanitary system." Environmental Services will require a hydromechanical oil -water separator for treatment of wastewater from vehicle wash bays. The device will be required to either be covered or installed with a diversion valve to prevent inflow and infiltration of stormwater to the City sewer collection system. Device to be reviewed and approved by Environmental Services at time of Building plan submission. Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 25 79. Per Petaluma Municipal Code 19.32, a Wastewater Capacity fee may be assessed for the new facility calculated by the square footage of the building. An assessment of the potential fee will be reviewed at the time of Building plan submissions. 80. Frontage improvements shall be installed along Kenilworth and Johnson. Public Improvement Plan shall be approved and an agreement entered into for all work on the frontages and in public easements, and right of way. 81. The runoff to Kenilworth (Lakeville Channel drainage) shall provide for zero net storm water runoff for the 24 hour, 2,5,10, 25, and 100-year event per City of Petaluma and Sonoma County Water Agency (Sonoma Water) standards. 82. The runoff to the west entering the drainage area for the Wilson Pump Station shall be designed for the 25- year event and the starting hydraulic grade line shall be the normal depth of the pipe receiving the new runoff. 83. Sonoma County Water Agency (Sonoma Water) shall review and approval is required prior to the approval of the Building Permit. 84. All work shall conform to the latest City Standards. 85. Joint trench plans are required with the building permit/public improvement plan submittal. Joint trench work shall be constructed with an Encroachment Permit. 86. All site development work shall be ADA accessible. 87. Prior to issuance of a building permit, an operations and maintenance manual is required for the proposed storm water detention and treatment system and shall be submitted with the building permit application for review and approval by the City Engineer. Stormwater Treatment shall be per the latest BASMAA requirements. The manual shall include annual inspection, by a Civil Engineer registered in the State of California, to ensure the detention and treatment 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. 88. Prior to issuance of a building permit, the developer shall comply with the City’s Phase II storm water management plan and State of California NPDES requirements. Provide E10 submittal for City review and approval. A SWPPP is required for disturbance over 1 acre. A WDID shall be shown on the Public Improvement Plans and the Building Permit. 89. All the public improvements shall be designed in accordance with the City of Petaluma Public Works and Utilities Department Standards & Specifications, latest edition of the Manual of Uniform Traffic Control Devices (MUTCD) and Caltrans standards. Development Impact Fees 90. The project must satisfy the Public Art Fee as required by Condition 21; all other listed fees are either exempt under the Council’s findings or inapplicable. 1. City Facilities Development Impact Fee (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958 Resolution No. 2025-152 N.C.S. Page 26 2. Commercial Development Housing Linkage Fee (Not applicable to public facilities) 3. In-Lieu for Provision of Low Income Housing (Not applicable to non-housing projects) 4. Open Space Acquisition Fee (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) 5. Park Land Acquisition Fee (Quimby and Non-Quimby Act Projects) (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) 6. Park Land Development Impact Fee (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) 7. Public Art In-Lieu Fee (Project is required to contribute 1% of construction costs, ~$500,000) 8. Storm Drain Impact Fee (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) 9. Traffic Development Impact Fee (Recommend discretionary fee waiver; Inapplicability of Fee, Exemptions 5, 7) 10. Wastewater Capacity Fee (Industrial Relocation Credit applicable) 11. Water Capacity Fee (Industrial Relocation Credit is applicable) 12. Central Petaluma Specific Plan Fee (Not applicable) 13. School Facilities [As required by School District(s)] Docusign Envelope ID: D7B64B4B-D680-41CF-8862-6F67E09FF958