HomeMy WebLinkAboutPLANNING COMMISSION RESOLUTION 2025-06 12/09/2025
Planning Commission Resolution No. 2025-06 Page 1 of 11
PLANNING COMMISSION RESOLUTION NO. 2025-06
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PETALUMA
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW, INCLUDING STATE DENSITY
BONUS WAIVER REQUESTS, AND A TREE REMOVAL PERMIT FOR THE GALLAHER
SENIOR LIVING RESIDENTIAL CARE FACILITY FOR THE ELDERLY CONSISTING OF 82
SENIOR APARTMENTS AND EIGHT MEMORY CARE ROOMS LOCATED AT 1221
PETALUMA BOULEVARD NORTH; APN 006-450-001; CITY RECORD NUMBER PLPJ-2024-
0008 (PLSR-2025-0004)
WHEREAS, on April 25, 2025, Gallaher Senior Living, LLC (herein “Applicant”) applied to the
City of Petaluma for Site Plan and Architectural Review (SPAR) and Tree Removal Permit along with a
request for waiver and reduction of development standards pursuant to the CA Government Code Section
65915, for development of the Gallaher Senior Living Residential Care Facility for the Elderly consisting
of 82 senior apartments and eight memory care rooms including the removal of 13 protected trees, and
associated site improvements (herein “Project”); and
WHEREAS, the City is processing a concurrent Zoning Text Amendment to, among other changes,
permit residential care facilities by right in Residential, Commercial, and Mixed-use zoning districts and
to allow residential care facilities in ground-floor spaces with street frontage in the Commercial and
Mixed-use zoning districts, including the C1 zoning district in which the Project is located; and
WHEREAS, approval of the land use entitlement applications for the Project are contingent on City
Council adoption of the Zoning Text Amendment for residential care facilities and should the Zoning Text
Amendment not be adopted, the land use entitlements for the Project are null and void; and
WHEREAS, in accordance with CA Gov’t. Code § 65915, subd. (b)(1)(C), the proposed Elderly
Care Facility for the Elderly is entitled to unlimited waivers or reductions of development standards that
will have the effect of physically precluding construction of the development pursuant CA Gov’t. Code §
65915, subd. (e)(1); and
WHEREAS, the applicant requested waivers under CA Gov’t. Code § 65915 of the building height,
floor area ratio, and fence height; and
WHEREAS, California Government Code Section 65915(e)(1), requires that a waiver be approved
unless written findings can be made based upon substantial evidence that the waiver would have a
“specific, adverse impact” upon public health and safety or on any real property listed in the California
Register of Historical Resources, or because the waiver would be contrary to state of federal law ; and
WHEREAS, the Project also qualifies under the Housing Accountability Act (HAA), which requires
local jurisdictions to make certain “specific adverse impacts” findings when making a decision to deny a
project; and
WHEREAS, “specific adverse impact” to deny a density bonus waiver or a project under the HAA
is defined in Govt. Code Section 65589.5(d)(2) as “a significant, quantifiable, direct, and unavoidable
impact, based on objective, identified written public health or safety standards, policies, or conditions as
they existed on the date the application was deemed complete”; and
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WHEREAS, there is no indication or evidence that the City can make the specific adverse impact
findings necessary to deny the Project under the HAA or density bonus waivers ; and
WHEREAS, the 2023–2031 City of Petaluma Housing Element (the City’s sixth‐cycle Housing
Element) recognizes that Petaluma’s population is aging and that the proportion of residents over age 60
is increasing significantly, that many seniors face housing cost burdens, mobility limitations, and a need
for supportive or assisted living environments and the Housing Element’s Housing Needs Assessment
identifies older adults as a “special needs population,” emphasizing the need for a range of housing choices
that allow seniors to age in place, remain close to community services, and access appropriate levels of
care; and
WHEREAS, the Project adds to the supply of housing for seniors in a location that is close to
community services, and that provides a continuum of levels of care that will allow residents to age in
place; and
WHEREAS, Site Plan and Architectural Review and Tree Removal Permits are discretionary
Planning entitlements subject to review and approval by the Planning Commission pursuant to
Implementing Zoning Ordinance (IZO) Section 24.050 and IZO Section 17.060, respectively; and
WHEREAS, Planning entitlements subject to discretionary action require environmental review
under the California Environmental Quality Act (CEQA); and
WHEREAS, the Project qualifies for a statutory exemption from the California Environmental
Quality Act (CEQA) pursuant to 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 as documented in Exhibit E; and
WHEREAS, on May 21, 2024, the Planning Commission held a public study session and provided
non-binding input on the conceptual plans for the project ; and
WHEREAS, on November 9, 2024, the applicant held a publicly noticed Neighborhood Meeting in
compliance with Section 24.100 of the Petaluma Implementing Zoning Ordinance (IZO) at which nine
members of the public attended and were provided with information on the site history, proposed project,
and were given an opportunity to ask questions and express concerns; and
WHEREAS, in response to the Planning Commission Study Session and the Neighborhood meeting,
the applicant revised the proposal and, among other changes, set the fourth floor back from the third floor
at the front and rear of both the northerly and southerly wings of the building resulting in an approximately
17,000-square-foot reduction in the total building size and a reduction in the number of independent senior
apartments from 120 units to 82 units and a reduction in the number of memory care rooms from 12 to
eight. Stepping the top floor back from the third floor breaks up the appearance of the vertical mass of the
building as viewed from the street and from the single-family residences behind the project site; and
WHEREAS, public notice of the December 9, 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 the
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Petaluma Boulevard North frontage and on the Sycamore Lane frontage on or before December 9, 2025,
in compliance with State and local law; and
WHEREAS, at its December 9, 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 December 9, 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:
1. The foregoing recitals are true and correct and incorporated herein by reference.
2. 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. 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 Exhibit E and incorporated herein (Environmental
Checklist for Streamlined Review).
General Plan. The Project, for reasons discussed in the December 9, 2025, Planning
Commission staff report, is consistent with the following General Plan principles and
policies in that:
1. The project is consistent with Policy 1-P-1 because it introduces a development with a
1.26:1 floor area ratio and 19.6 dwelling units per acre within the UGB, to serve the
housing needs of seniors in a setting with a continuum of care.
2. The project furthers Policy 1-P-3 in that it promotes the efficient use of land by
developing an infill site designated Neighborhood Commercial in the General Plan at
a density that is higher than surrounding residential and commercial uses.
3. The project is consistent with Policy 1-P-14 in that the landscaping, parking, and access
features help integrate land uses and achieve an effective transition between uses of
disparate intensities. The project has an extensive landscape plan that includes 126 new
trees, including trees along the project frontages and preservation of 31 existing trees ,
including mature trees along the west property line, which screen the project from the
adjacent single-family houses to the west. Furthermore, site parking and three access
driveways will allow safe vehicular ingress and egress from the site, and installation of
a sidewalk along both project frontages will complete and enhance pedestrian
connections along Petaluma Blvd. North and along Sycamore Lane, providing a safe
walkable connection from the residential neighborhood to the west of the project site
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to commercial activity along the Boulevard. Therefore, the project provides an effective
transition between existing lower-density single-family uses to the west and the
proposed project.
4. The project is consistent with Policy 1-P-48, as it connects to existing water, sewer,
and stormwater infrastructure with sufficient capacity. The project would connect to
the existing water, sanitary sewer, and joint-trench mains along Petaluma Blvd. North
right-of-way. A network of storm drain inlets and pipes would collect stormwater
runoff from the site and convey it to on-site stormwater detention/quality basins for
treatment before discharge. The design of the site's stormwater treatment facilities is
based on a Storm Water Treatment and Control Plan prepared in compliance with the
Bay Area Storm Water Management Agencies Association guidelines. Additionally,
the development is fulfilling its obligation to pay the required impact fees, ensuring
that its effects on City facilities are properly mitigated.
5. The project is consistent with Policy 1-P-49, as it preserves and enhances the city’s tree
inventory by planting 126 new trees and protecting 31 existing trees. While the project
would result in the removal of 13 protected trees, the proposed replacement trees to be
planted onsite exceed the replacement requirement of IZO Section 17.065.
6. 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
no significant wildfire risk.
b. 2023–2031 Housing Element. The Project, for reasons discussed in the December 9,
2025, Planning Commission staff report, furthers the policies and programs of the
Housing Element in that:
1. The project is consistent with Policy 1.5, as it makes efficient use of land in the C1
zone. Through the State Density Bonus Law (California Government Code Section
65915), the project has a floor area ratio of 1.28:1 and 19.57 dwelling units per acre,
where the maximum floor area ratio allowed in the C1 zone is 0.8:1.
2. The project furthers Policy 1.7, as it facilitates the transition of an existing
neighborhood into a more walkable neighborhood with integrated services and
amenities and diversity in housing choices, in that the project redevelops an
underutilized site with housing for seniors in a residential care facility for the elderly.
New sidewalks and landscaping along both project frontages will facilitate the
transition of the neighborhood into a more walkable one.
3. The project is consistent with Policy 6.4, as it provides special needs housing for
seniors. It consists of 82 apartments for seniors and eight memory care studios in a
residential care facility for the elderly.
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c. Implementing Zoning Ordinance
The Planning Commission finds that subject to the pending Zoning Code amendment, the
proposed uses are allowed by-right as permitted uses within the C1 zone, the Project, as
presented and subject to conditions of approval complies with all applicable development
standards of the C1 zone, and as allowed for by requested relief from development
standards through State Density Bonus waivers as detailed in Attachment 2 of the
December 9, 2025 staff report and in the staff report itself.
d. 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 project uses quality
materials and the overall design is harmonious and in proportion in itself and in relation
to adjacent development. As designed, the project uses durable exterior finishes ,
including smooth stucco, black metal railings, and mission-style roof tiles for the
building, and stucco and stone accents for the site walls. Together, these building
features and materials result in a project that is harmonious and in proportion in i tself
and in relation to the residential development adjacent to the project.
a. 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 architectural style is appropriate for the project and compatible
with the neighborhood's character. There is an eclectic mix of architectural styles
among the one-, two-, and three-story buildings along Petaluma Blvd North in the
vicinity of the project. Buildings range from modest single-story residences
converted to commercial use and utilitarian corrugated-metal structures housing
auto repair/maintenance shops to newer three-story multifamily buildings with
contemporary architecture.
The project proposes Spanish Colonial architecture with arches, balconies, varied
roof forms, and differentiated facades. The overall design focuses on simplicity,
with a neutral, light-toned color palette and accents that create massing and height
variations in parapets to break up the roofline. Design elements include smooth
finish stucco walls, red tile roofs, arched windows, and covered balconies. These
design choices represent an updated yet compatible architecture for its surroundings
and draw inspiration from the historic Petaluma Post Office, the Smart Station , and
the tile roof of the nearby Lucky's Shopping Center.
Given the relatively large size of the building, the Spanish Colonial Revival
architecture and overall design choices are appropriate in that they provide visual
interest to the streetscape and complement the varied scale and eclectic design of
the existing buildings in the neighborhood along Petaluma Blvd North.
b. The project is consistent with IZO Section 24.050.E.1.b because the siting of the
structures on the property is appropriate for the site and as compared to the siting
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of other structures in the neighborhood. The siting and orientation of the building
on the property is appropriate for the site and compared to other structures in the
neighborhood, in that the building will maintain a 21 -foot front yard setback from
the front property line, which is within the range of setbacks of structures along the
Boulevard. There is adequate space in the front yard to accommodate shade and
accent trees to soften the building's mass and create a comfortable pedestrian
experience. Patios of ground-floor units are set back to create a semi-private space
and provide a connection to the public sidewalk.
Several existing mature oak trees and other trees along the rear property line will
remain and provide a buffer between the project and the existing single-family
houses on the adjacent properties to the west. The north wing of the building is set
back 115 feet, and the south wing is set back 100 feet from the rear property line.
The fourth floor of both wings is stepped back even farther than the first three
stories, thereby lessening the visual impact on the adjacent single-family residences
to the west. Likewise, the fourth floor is also set back farther than the third floor at
the front of the building, presenting a three-story façade along the Boulevard
consistent with the existing three-story multifamily building across the street.
c. 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
are 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.
d. 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. The project site is on Petaluma Boulevard. North
Sub Area of the General Plan, which is envisioned to have a high intensity of
development, creating a bustling urban corridor and acting as a transition from the
northern, more rural section of the Boulevard to the more compact development
pattern of Downtown. The project is consistent with this vision and while the bulk
and height of the proposed structure are larger than those around it, the perception
of the buildings bulk and height are softened by stepping the four-story elements of
the building away from the single-family residences to the west and from the street
on the east, and by breaking the bulk and mass of the building down into smaller
elements and incorporating jogs in the building footprint and vertical offsets.
Therefore, the bulk and height are appropriate for the neighborhood and are
permitted under the State Density Bonus Law's waiver provisions .
The color palette features soft neutral tones of off-white/gray and tan, with brown
accents, which are subdued and complementary to the neighborhood's existing
color schemes, which are predominantly neutral and earth-tones. This restrained
palette helps the proposed buildings blend with the surrounding development,
further reducing visual prominence and reinforcing neighborhood compatibility.
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2. The project is consistent with IZO Section 24.050.E.2 in that landscaping as proposed
would be in accordance with applicable City standards, appropriate for the site, and
compatible with the character and design of the neighborhood. The proposed
landscaping would include planting 126 new trees, preserving 31 existing trees, and
adding over 1,000 shrubs and perennial plants, including many native species. The trees
to be planted are low- or moderate-water-use species and include two California native
tree species. The proposed landscaping is compatible with similar surrounding
development, and as conditioned, only trees necessary to allow reasonable
development of the site are proposed for removal. Thirteen protected trees are proposed
for removal, including 11 to accommodate the public sidewalk along the Sycamore
Lane Preservation frontage and two to accommodate the fire apparatus staging and
turnaround area at the rear of the building. Trees along the west property line will
remain and provide a screening buffer for the existing adjacent single-family residences
to the west.
3. The project is consistent with IZO Section 24.050.E.3 in that ingress, egress, internal
circulation for bicycles and automobiles, off-street automobile and bicycle parking
facilities, and pedestrian ways are designed to promote safety and convenience and
conform to applicable City standards. New public sidewalks along the Petaluma Blvd
North and Sycamore Lane frontages will be installed as part of the project's site
development improvements. Pedestrian access to the building is provided at the main
entrance fronting Petaluma Blvd. North, via a gated pedestrian walkway from
Sycamore Lane at the rear of the building and via walkways to multiple ground-floor
unit patios on the north and south sides of the building.
Vehicular access is provided via two-way driveways in three locations: a circular drive
at the front of the building, a driveway to the subterranean garage from Sycamore Lane,
and a driveway to the gated parking lot at the rear of the building from Sycamore Lane.
Emergency vehicle access and staging is provided in two locations at the front of the
building on Petaluma Blvd. North and at one location along Sycamore Lane between
the garage and parking lot driveways. A fourth staging area and fire apparatus turning
area is provided on-site behind the north wing of the building.
Long-term bicycle parking for 17 bicycles is available in a bike storage/parking room
on the first floor, near the front-left (southeast) corner of the building, and temporary
bicycle parking is provided in front of the building.
As such, the project, as proposed, is designed to promote the safety and convenience
of access and circulation for pedestrians, cyclists, vehicles (residents, visitors,
employees, and deliveries), and emergency vehicles .
4. The project is consistent with IZO Section 24.050.E.4 in that a CA-licensed architect
professionally designed the project, and the design is of good character as analyzed in
the staff report.
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
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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 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 IZO and is consistent with the City of Petaluma General Plan 2025 for
which an EIR has been certified.
This determination is further substantiated by project-specific and site-specific
analysis, including air quality, greenhouse gases, biological resources, cultural and
tribal cultural resources, energy, hazards and hazardous materials, and noise studies. A
detailed analysis of the Project’s eligibility for use of the exemption is provided in
Exhibit E (Environmental Checklist for Streamlined Review).
6. The project is consistent with IZO Section 24.050.E.6 because 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 development
standards through State Density Bonus waivers as described in the Dec ember 9, 2025
staff report, 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 structures and use will not constitute a nuisance or be
detrimental to the public welfare of the community as it conforms with the applicabl e
requirements of the Implementing Zoning Ordinance and applicable policies and
programs of the Petaluma General Plan, with waivers to certain zoning code standards
as allowed under CA State law.
No adverse public health or safety impacts associated with this project can be found
that would allow the City to deny the project under HAA or State Density Bonus law.
The City concludes (Fire, Public Works, Building, and Planning) that there are no
specific adverse impacts that could reasonably result in the denial of this project.
e. Tree Removal Findings. The Planning Commission finds that the project is designed to avoid
removing all but two protected trees along the interior side and rear property lines. Ten of the other
11 protected trees proposed for removal are either in the direct alignment or within a few feet of
the new public sidewalk proposed along Sycamore Lane, and the canopy or critical root zone of
all 11 trees is within the footprint of the proposed building or bioretention areas.
Trees to be removed will be replaced in compliance with IZO Section 17.060. In total , 126 new
trees will be added to the project.
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Removal of the trees will not result in problems with drainage, erosion, land instability, or loss of
windscreen as they are on a relatively flat site that do not provide these benefits.
f. Density Bonus Concession and Waiver Requests
1. As described in the December 9, 2025 staff report and in the Density Bonus Request
included as Attachment 2 in the staff report, the waivers to allow a principal building height
of 53 feet and an accessory structure height of 16 feet where the maximum height allowed
by the IZO is 30 feet and 15 feet, respectively, and to have a floor area ratio of 1.28:1 where
the maximum floor area ratio allowed by the IZO is 0.8:1, and to have six-foot tall fences
and walls where the IZO allows a maximum height of 42-inches, results in identifiable and
actual cost reductions, consistent with subdivision (e)(1) of Government Code Section
65915, to provide for development of residential care facilities, as defined in Section
50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as
specified in subdivision (c) of Section 65915.
2. As described in the Density Bonus Request included as Attachment 2 in the December 9,
2025 staff report, the waivers from the following Implementing Zoning Ordinance
standards result in identifiable and actual cost reductions, consistent with subdivision
(b)(1)(C) of Government Code Section 65915, to provide for development of a residential
care facility for the elderly, as defined in Section 1569.2 of the Health and Safety Code.
a. Section 4.05, Table 4.11- Building height: 53 feet for the primary structure and 16 feet
for the accessory pool structure, where the maximum height is 30 feet and 15 feet,
respectively
b. Section 4.05, Table 4.11 – Floor area ratio: 1.28:1, where 0.8:1 is the maximum allowed
c. Section 13.020, Table 13.1 – Fence height: 6 feet, where 42 inches is the maximum
allowed
3. As described in the Density Bonus Eligibility request included as Attachment 2 in the
December 9, 2025 staff report and the staff report prepared for the Project, there is no
evidence that the waivers would have a specific, adverse impact, as defined in paragraph
(2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical
environment or on any real property that is listed in the California Register of Historical
Resources for which there is no feasible method to mitigate or avoid the specific, adverse
impact satisfactorily.
4. The concessions and waivers are consistent with state and federal law , and no “specific
adverse impacts” can be found to deny the concessions and waivers.
5. Accordingly, the Planning Commission approves the requested waivers described in the
Density Bonus Eligibility request included as Attachment 2 in the December 9, 2025, staff
report and the staff report prepared for the Project.
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3. Based on its review of the entire record herein, including the December 9, 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
and a Tree Removal Permit for the Gallaher Senior Living Residential Care Facility for the Elderly
located at 1221 Petaluma Blvd. North, subject to the conditions of approval attached hereto as Exhibit
A, for the project depicted in Exhibits B, C, and D, and the streamlined environmental review
documentation in Exhibit E.
1. Effective Date. The approvals granted in paragraph 3 above shall not become effective, and no permits
or other approvals shall be issued for the Project, unless and until the City Council adopts a zoning
text amendment allowing residential care facilities for the elderly with ground floor residential use as
described in the December 9, 2025, staff report and such zoning text amendment ordinance takes
effect. If the City Council does not adopt such a zoning text amendment, or if the adopted zoning text
amendment does not take effect for any reason, the approvals granted in paragraph 3 above shall be
null and void.
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Planning Commission Resolution No. 2025-06 Page 11 of 11
ADOPTED this 9th day of December 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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1/8/2026 12/16/2025
12/18/2025
Attachment 1, Exhibit A Conditions of Approval
Gallaher Senior Living Residential Care Facility for the Elderly
December 9, 2025
1
Site Plan and Architectural Review (SPAR) and
Tree Removal Permit (TRP) Conditions of Approval
Adopted by the Planning Commission
December 9, 2025
Gallaher Senior Living Residential Care Facility for the Elderly
1221 Petaluma Boulevard North
City Record Number PLPJ-2024-0008 (PLSR-2025-0004)
To be satisfied prior to the submission of any demolition, grading or building permit.
1. Plans shall be in substantial conformance with these conditions of approval, and the
architectural, civil, and landscaping plans approved by the Planning Commission on
December 9, 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 and TRP Conditions of Approval contained herein and in the Environmental
Checklist for Streamlined Review (Attachment 1, Exhibit E of the December 9, 2025
Planning Commission Staff Report) 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 & Tree Removal Permit Conditions of
Approval.’ Additional sheets may also be used if the second sheet is not of sufficient size.
3. Compliance with Conditions. The developer is responsible for providing sufficient
evidence to demonstrate compliance with the requirements of these Conditions throughout
the implementation of the uses and construction authorized by this approval. Final
Occupancy will be subject to verification of compliance with all conditions.
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
proceeding against the City, its boards, commissions, agents, officials, officers, o r
employees to attack, set aside, void, or annul any of the approvals of the project, when such
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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. This land use entitlement shall only be in effect after the effective date of the City Council
adoption of an ordinance implementing Program 7 of the 2023-2031 Housing Element
pertaining to the residential care facilities to permit residential care facilities by right and on
ground-floor spaces with street frontage in the C1 zone.
10. The applicant shall explore the feasibility of preserving Tree No. 39.
11. The applicant shall explore diversifying the tree planting palette by including shade trees
along Sycamore Lane.
12. The applicant shall consider options for reducing potential noise disturbance from pickle
ball court activity by exploring alternative locations for the pickleball court and considering
acoustic measures to attenuate noise and implementing a suitable alternative if feasible.
13. 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.
14. 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.
15. The applicant shall provide electrical outlets in the bicycle storage room in locations
convenient for charging electric bicycles.
16. The applicant shall implement the tree protection measures specified in the Arborist Report
prepared for the project.
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.
18. 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
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be hooded and shielded to prevent light spilling off the project site.
19. 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.
20. The building permit plans submitted pursuant to this approval shall reflect that the
dwellings will be all electric and that natural gas will only be provided for the commercial
kitchen and to heat water for domestic use and to heat the swimming pool and spa.
Applicant will evaluate electric energy options for pool and spa heating.
21. Consistent with General Plan Policy 10-P-4, the applicant and/ or property owner shall
submit to the City and the Regional Water Quality Control Board (RWCQB) information
to augment the Phase II Environmental Site Assessment (e.g. clarification on groundwater
samples and soils samples at depths greater than 5 feet). Prior to issuance of any demolition,
site development, grading, or building permit, the applicant shall provide written
concurrence from the RWQCB that the standards of the State Water Board’s 2012 Low-
Threat UST Case Closure Policy have been met. In the event that information from does
not support a Low Threat Closure determination additional investigation may be needed
and the site must meet residential criteria before the RWQCB issues a Low Threat Closure
letter. The applicant shall coordinate with the RWQCB Case Intake Team and submit all
relevant documentation on request.
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.
22. 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.
23. 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,
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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.
24. 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 sh all notify the
Planning Manager of any changes to this schedule as soon as possible.
25. Construction Meeting. The applicant shall request an on-site meeting with City staff 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.
26. 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 along both project frontages, to the extent it is safe.
27. 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
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d) Significant truck activity.
The applicant shall secure the City Traffic Engineer’s approval of this TCP.
28. At all times the site shall be kept cleared of garbage, debris, and outdoor storage.
29. Construction activities shall comply with performance standards specified in IZO Chapter
21 (Performance Standards).
30. Consistent with General Plan Policy 10-P-4, the applicant shall be responsible for the
investigation, segregation, handling, transport, and disposal of any contaminated soil
encountered during site grading, excavation, or construction activities in accordance with
all applicable local, State, and Federal regulations.
To be satisfied prior to final inspection or issuance of an occupancy permit.
31. All costs owed on the processing of this application shall be paid in full.
32. All review costs related to the review and monitoring of construction shall be paid prior to
final inspection or issuance of a Certificate of Occupancy.
33. 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.
34. 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.
35. 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.
36. All light fixtures shall be hooded and downward cast.
37. All standpipes, check valves, and other utilities shall remain underground or be fully
screened from view by decorative screening structures or landscaping.
38. Electrical transformer boxes and garbage enclosures shall remain screened with the
landscaping, fencing or walls.
39. 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.
40. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the
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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
41. 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 respo nsible for their
preparation. See City file preparations standards: Electronic File Preparation Standards -
Petaluma (cityofpetaluma.org).
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.
42. 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.
43. 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. HCD’s Residential Occupancies Application Checklist that includes
the minimum criteria for documentation is available at: http://www.hcd.ca.gov/building-
standards/calgreen/cal-green-forms.shtml
a) Provide compliance information in accordance with Tier 1. For example see
provisions for A4.106 Planning. Include preliminary design for CalGreen Sections
A4.106.2 to A4.106.9; soil protection, 20% water permeable surfaces, cool roofing,
and EV charging design.
b) A4.601.4.2 Prerequisite and elective measures for Tier 1. In addition to the mandatory
measures, compliance with prerequisite and elective measures from Appendix A4 is
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also required to achieve Tier 1 status.
• Comply with the topsoil protection requirements in Section A4.106.2.3.
• Comply with the 20 percent permeable paving requirements in Section A4.106.4.
• Comply with the cool roof requirements in Section A4.106.5.
• Comply with the Tier 1 electric vehicle (EV) charging requirements in Section
A4.106.8.
• Comply with at least two elective measures selected from Division A4.1
44. 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/
45. 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.
46. 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.
47. Clarify the intent to provide Skilled Nursing Facility services regulated by the OSPD in the
project description. These services are not regulated by local building departments where
I-2 occupancy classification is proposed. Such services include memory care as identified
in project description. No memory care I-2 occupancy classification is currently included
in the classifications listed on Sheet A0.1 Project Data. If in the future you intend to change
the occupancy of this building to I-2, the project would be under state authority.
48. 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 str uctural defects (for
each lot and dwelling).
49. 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.
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50. 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/
51. The plans provided for this project appear to be conceptual in nature. A general and cursory
review has been completed to ensure that the proposed project can advance in the process,
or if clarifications are needed to demonstrate compliance with all applicable laws,
ordinances, regulations and standards to include the City of Petaluma Municipal Code.
Once the proposed project has been advanced to the building application and permit phase,
a more detailed plan review will be completed to ensure compliance with all applicable and
effective codes. 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).
52. Clarify occupancy classifications on Project Data section of Sheet A0.1.
53. Occupancy class R-2.2, as specified in CBC section 310, is only applicable to occupancies
operated by the CDCR (COMMUNITY CORRECTIONAL REENTRY CENTERS)—
CALIFORNIA DEPARTMENT OF CORRECTIONS AND REHABILITATION.
54. Include a building code analysis for the project. 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 parcel.
Fire Prevention Department
55. 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.
56. 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.
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. 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.
59. Landscaping Plan: Ensure all proposed landscaping is fire resistant; ensure trees do not
block aerial ladder access to building roofs.
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60. Sheet A-1c: Red curbs required in all areas where Fire apparatus are expected to stage for
required reach requirements.
61. The applicant shall provide an Emergency Evacuation & Relocation Plan (CFC 403.5 &
404).
62. The applicant shall conduct annual staff training and drills per CFC and Title 22.
63. The applicant shall provide documented transportation agreements for assisted evacuation.
64. All fire lanes shall be maintained and posted per CFC 503.
65. The building shall have full NFPA 13 sprinkler system and fire alarm system.
66. Emergency power as required for life-safety systems shall be provided.
Department of Public Works and Utilities
Public Improvements
67. A Public Improvement Plan (PIP) shall be required for all offsite work, improvements on
Petaluma Blvd, Sycamore Lane and all on-site public water system work and work within
designated public easements. Plans and supporting reports to be submitted to the C ity 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.
68. Traffic Mitigation Improvements shall include all previously approved mitigation items
and per the recommendations of the City Traffic Engineer during review of the PIP .
69. 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/
70. Prior to approval of Public Improvement Plans, including all required public dedications
and easements, shall be recorded, and the Public Construction Agreement shall be executed.
71. All project improvements shall be accessible including curb ramps and clearances on
sidewalks.
72. A public improvement agreement package including necessary bonds and insurance is
required prior to approval of the public improvement plans.
73. Prior to issuance of the first certificates of occupancy, all public improvements shall be
installed and accepted by the City of Petaluma.
74. Traffic calming and traffic improvements shall be shown on the public improvement plans.
75. All water and sewer upgrades and improvements in the right of way shall be included on
the PIP
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76. A construction level geotechnical report is required with the public improvement plan. See
Geotechnical Report Section.
77. A final inspection letter and as-built drawings are required by the project engineer prior to
the City signing off on the public improvements.
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 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.
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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.
92. All improvements shall be accessible. All driveway aprons shall be ADA accessible.
93. Install Street lights along the project frontages per the recommendations on the traffic impact
study.
94. A final inspection (Conformance) letter shall be provided by the project engineer prior
to occupancy.
95. A pre-construction meeting with City staff and the applicant’s construction team is required
prior to the start of any construction.
96. The curb along Sycamore Lane shall be painted Red and not parking. Provide 6-foot bike
lanes on all frontages.
97. All overhead utilities on the frontage of Petaluma Blvd and Sycamore Lane shall be
undergrounded.
98. All new storm drain connections connected to the existing system shall be via a catch basin
or manhole. No blind connections permitted.
99. All improvement work shall be completed prior to the issuance of a final
inspection/certificate of occupancy.
100. Concentrated drainage over sidewalks shall not be allowed.
101. Storm drains shall be design and installed according to the City of Petaluma Standards.
All storm drains on-site shall be privately maintained and noted as a private storm drain
on the plans. https://cityofpetaluma.org/city-standards/
E10- EROSION CONTROL - NOI/SWPPP
102. 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.
103. 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
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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
104. 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 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.
105. 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.
106. 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
107. Eight-foot Fire Ariel Access areas and parking spaces on Petaluma Blvd. North shall be
evaluated during review of the PIP in conjunction with the Fire Marshal. There needs to be
allowances to come up with reduced road widths and the sidewalk section shall be thickened
to accommodate the fire outriggers based on a detailed design.
108. All traffic calming and lane configuration improvements shall be approved by the Traffic
Engineer with the PIP and shall be completed prior to CO.
109. Provide full street Restoration (2-inch grind) and 2-inch overall on the frontage of Sycamore.
Half Street grind and 2-inch overlay to be provided on Petaluma Blvd South.
SONOMA COUNTY WATER AGENCY
110. 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
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is required prior to the start of any plan approval or issuance of permit.
LANDSCAPE & IRRIGATION
111. Landscape and irrigation, storm drain, and street improvements shall be designed and
installed by City Standards. https://cityofpetaluma.org/city-standards/
112. 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
113. 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.
114. 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). Please include square footage of the stormwater basins 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.”
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 rather than 24.89 inches.
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 15.17.050 (C)(4)(A)(5-6): Landscape Design Plan. A landscape design plan
meeting the following design criteria shall be submitted as part of the landscape
documentation package:
• Turf and high-water use plants characterized by a plant factor of 0.7 to 1.0
shall not be planted in the following conditions: slopes exceeding ten percent;
street medians, traffic islands, planter strips or bulbouts of any size.
• Turf shall not be used in planting areas ten feet wide or less.
f) PMC 15.17.050 (C)(4)(B)(1 & 4): Water Features.
Docusign Envelope ID: 221DCD62-3E34-4037-BF7C-96FDFCC8E407
Attachment 1, Exhibit A Conditions of Approval
Gallaher Senior Living Residential Care Facility for the Elderly
December 9, 2025
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• Recirculating water systems shall be used for water features.
• Pool and spa covers are required.
g) 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,
• Bear the signature of a licensed landscape architect, licensed landscape
contractor, or any other person authorized to design a landscape.
h) 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.
i) 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).
WASTE (RECOLOGY)
115. 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
116. The project is responsible for paying water, sewer, and storm drain impact/capacity fees
prior to issuance of a certificate of occupancy.
Docusign Envelope ID: 221DCD62-3E34-4037-BF7C-96FDFCC8E407
Attachment 1, Exhibit A Conditions of Approval
Gallaher Senior Living Residential Care Facility for the Elderly
December 9, 2025
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117. Development is subject to Wastewater Capacity Fee pursuant to Petaluma Municipal Code
19.32. Wastewater Capacity Fee to be calculated by Environmental Services at time of
Building plan submission.
118. All commercial food service establishments are required to install and maintain a grease
removal device in accordance with Petaluma Municipal Code 15.48.130. Device(s) must
meet minimum size requirements and service all grease waste lines from food service
production. Device(s) are subject to Environmental Services review and approval at time
of Building plan submission. Environmental Services shall conduct inspection of installed
removal devices prior to final permit approval.
Docusign Envelope ID: 221DCD62-3E34-4037-BF7C-96FDFCC8E407