Agenda packet — Healdsburg City Council, September 16, 2024 (part 3 of 4)

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to CEQA Guidelines Section 15168 (collectively, the “Mill District Project CEQA Determination”); and
WHEREAS, the Mill District Final Map subdivided the land comprising the Mill District Project into seven (7) parcels, one parcel of which is legally described as Lot 1 of the Final Map of the Mill District, filed December 28, 2020 in Book 817 of Maps at Pages 32-47 of Official Records, County of Sonoma, State of California (APN 002-870-006), Instrument No. 2020- 124351; and
WHEREAS, Developer submitted applications to the City seeking approval of amendments to previously approved entitlements for the Mill District Project consisting of the Fourth Amendment to the Development Agreement (DA 2018-01.04) and Master Conditional Use Permit amendment (CUP 2017-12.04), plus new Tentative Subdivision Maps SBDV 0004-2024 (Lot 2), SBDV 0005-2024 (Lot 3), SBDV 0003-2024 (Lot 1), and Tentative Parcel Map SBDV 0002-2024 (Lot 5) that reflect revised residential unit counts for Lots 2 and 3 and modifications to the allowable uses on Lots 1 and 5; and
WHEREAS, if approved by the City Council, the Fourth Amendment to the Development Agreement (DA 2018-01.04) would allow for the relocation of the Residential Amenity from Lot 1 to Lot 5, and allow for the establishment of 12 hotel investment suite units as a component of a 53-room hotel on Lot 1; and
WHEREAS, Developer submitted applications to the City seeking approval of Major Design Review (DR 0005-2024), a Conditional Use Permit (CUP 0005-2024), and a Variance (VAR 0001-2024) for the Mill District Hotel Project on Lot 1 comprised of a 53-room hotel with up to 12 rooms provided as hotel investment suites, a restaurant, spa and ancillary uses in an approximately 65,000 square foot building with a separate approximately 1,700 square foot commercial/retail building; and
WHEREAS, Developer submitted an application to the City for the Lot 1 Tentative Subdivision Map (SBDV 0003-2024) that identifies one common area parcel, two exclusive use common area parcels and three air space parcels: Parcel 1 – Hotel (1st– 4 th Floor); Parcel 2 –
Condos (2nd– 4
th Floor) ; and Parcel 3 _ Retail (1st Floor), as well as an exclusive use common area in favor of Parcels 1 and 2 for the pool facilities and an exclusive use common area in favor of Parcel 1 for the restaurant patio on the 1st Floor of Lot 1; and WHEREAS, at a properly noticed public hearing on August 27, 2024, the Planning Commission reviewed written and oral staff reports, conducted a public hearing, received testimony and all pertinent documents and information into the record related to Major Design Review (DR 0005-2024), Conditional Use Permit (CUP 0005-2024), and Variance (VAR 0001- 2024) for the Mill District Hotel Project on Lot 1, and Tentative Subdivision Map Application SBDV 0003-2024; and the Planning Commission adopted Resolution No. 2024-xx approving Major Design Review (DR 0005-2024), Conditional Use Permit (CUP 0005-2024), and Variance (VAR 0001-2024) for the Mill District Hotel Project on Lot 1 and the Planning Commission

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Packet Pg. 322 Attachment: 2. RESOLUTION-Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) Resolution No. -2024

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adopted Resolution No. 2024-xx recommending that the City Council approve the Lot 1 Tentative Subdivision Map based upon recommended findings and subject to recommended conditions of approval; and
WHEREAS, on September 16, 2024, the Healdsburg City Council held a duly noticed public hearing on the Lot 1 Tentative Subdivision Map (SBDV 0003-2024), reviewed the written and verbal staff reports, took testimony, and received into the record all pertinent documents.

NOW THEREFORE BE IT RESOLVED that the City Council hereby determines that any environmental impacts related to the Mill District Project have been reviewed and considered in accordance with the provisions of the California Environmental Quality Act. The environmental review for the Mill District project ("Project") relied upon the certified EIR for the Central Healdsburg Avenue Plan ("CHAP EIR") which was prepared pursuant to the California Environmental Quality Act (Pub. Res. Code § 21000, et seq.) ("CEQA"), and certified by the Healdsburg City Council on January 21, 2014 (State Clearinghouse No. 2012112011). In 2019, the Project was evaluated for consistency with the CHAP EIR as part of City approvals for a Tentative Map, Master Conditional Use Permit, Heritage Tree Removal Permit, and Historic Demolition Permit. The City identified three applicable CEQA streamlining and/or tiering code sections, each of which, separately and independently, provided a basis for the Mill District Project’s CEQA compliance:
(i) a Community Plan Exemption, pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183;
(ii) an addendum to the CHAP EIR, pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15164; and
(iii) reliance on the CHAP EIR as a Program EIR, pursuant to CEQA Guidelines Section 15168 (collectively, the “Mill District CEQA Determination”).

The Mill District CEQA Determination continues to provide a basis for the CEQA compliance for Tentative Subdivision Map Application SBDV 0003-2024 for Lot 1 of the Final Map of the Mill District and the revised tentative map and circumstances under which the revisions are undertaken do not require the preparation of a subsequent EIR or supplemental EIR pursuant to CEQA Guidelines Section 15162 or 15163, respectively.

BE IT FURTHER RESOLVED that the City Council hereby approves Tentative Subdivision Map Application SBDV 0003-2024 for Lot 1 of the Final Map of the Mill District as shown on Exhibit A and subject to the Conditions of Approval attached hereto as Exhibit B incorporated herein by this reference based on the facts and findings as set forth and subject to all applicable mitigation measures in the CEQA Determination for the Mill District Project attached hereto as Exhibit C and incorporated herein by this reference based on the facts and findings as set forth below:

A. The proposed map and its design and improvements are consistent with the general plan and any applicable specific plan.

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Packet Pg. 323 Attachment: 2. RESOLUTION-Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) Resolution No. -2024

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Tentative Subdivision Map Application SBDV 0003-2024 for Lot 1 of the Final Map of the Mill District identifies one common area parcel, two exclusive use common area parcels and three air space parcels: Parcel 1 – Hotel (1st– 4
th Floor); Parcel 2 – Condos (2nd
– 4
th Floor) ;
and Parcel 3 _ Retail (1st Floor), as well as an exclusive use common area in favor of Parcels 1 and 2 for the pool facilities and an exclusive use common area in favor of Parcel 1 for the restaurant patio on the 1st Floor . The Tentative Subdivision Map is consistent with the intent of the Mixed Use land use classification in the Healdsburg 2030 General Plan and the Central Healdsburg Avenue Plan (CHAP). The subdivision will allow for a condominium plan to establish separate ownership of the retail space, hotel, and hotel investment suites in the Mill District Hotel project.

B. The site is physically suitable for the type and proposed density of development.

Lot 1 of the Final Map of the Mill District is 1.4 acres in size and, as demonstrated by the Plan Set submitted for Major Design Review (DR 0005-2024) for the Mill District Hotel project on Lot 1, the site can accommodate the type and density of proposed uses.

C. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The Mill District Hotel project would have no impact on fish or wildlife or their habitat. The project will be required to comply with all relevant mitigation measures of the Mitigation Monitoring and Reporting Program for the Mill District Project, as set forth in the Mill District Project CEQA Determination and adopted by the City Council.

D. The design of the subdivision and the type of improvements are not likely to cause serious public health problems.

The Environmental Checklist for the Mill District Project and the CHAP EIR evaluate potential impacts to public health including air quality impacts, noise impacts, hazards and hazardous materials, and wildfire. These analyses concluded that the Mill District Project will not result in public health hazards.

E. The design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

There are no existing or proposed public access easements on Lot 1.

F. Unless otherwise provided by the Subdivision Map Act, the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.

The design of the subdivision provides for solar access and allows for passive or natural heating and cooling opportunities for the Mill District Hotel project on Lot 1.

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Packet Pg. 324 Attachment: 2. RESOLUTION-Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) Resolution No. -2024

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BE IT FURTHER RESOLVED that if the Fourth Amendment to the Development Agreement (DA 2018-01.04), as approved by the City Council, includes provisions that necessitate additional Conditions of Approval to achieve consistency with the Development Agreement, such amendments shall be imposed by the community development director as minor amendments and shall not require Planning Commission review and approval.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Healdsburg this 16th day of September 2024, by the following vote:

AYES: Councilmembers: ( )
NOES: Councilmembers: ( )
ABSENT: Councilmembers: ( )
ABSTAINING: Councilmembers: ( )
SO ORDERED: ATTEST:
__________________________________ ____________________________________ David Hagele, Mayor Raina Allan, City Clerk

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Packet Pg. 325 Attachment: 2. RESOLUTION-Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) Exhibit A
MILL DISTRICT LOT 1 TENTATIVE MAP
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Packet Pg. 326 Attachment: 2. RESOLUTION-Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) Exhibit B
MILL DISTRICT LOT 1 TENTATIVE MAP

CONDITIONS OF APPROVAL
4883-2394-4922 v27

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Packet Pg. 327 Attachment: 2. RESOLUTION-Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) Exhibit C

MILL DISTRICT CEQA CERTIFICATE OF DETERMINATION
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Packet Pg. 328 Attachment: 2. RESOLUTION-Lot 1 Tentative Map (SBDV 0003-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) © ●
NORTH
TE L (707) 542-6451 FA X (707) 542-5212
15 TH I RD STR EE T , SAN TA RO SA, CA 95401

CI VI L EN G I NE E R S UR BAN PLA NN ER S LAN D SU R V EY O R S LA N D SCAP E ARC H ITECT S LEGEND

VICINITY MAP
NTS

BASIS OF BEARINGS

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Packet Pg. 329 Attachment: 2. Ex A. Lot 1 Tentative Map (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) © ●
NORTH
TE L (707) 542-6451 FA X (707) 542-5212
15 TH I RD STR EE T , SAN TA RO SA, CA 95401

CI VI L EN G I NE E R S UR BAN PLA NN ER S LAN D SU R V EY O R S LA N D SCAP E ARC H ITECT S

AIRSPACE PARCEL KEY
LEVEL 4
LEVEL 3
LEVEL 2
LEVEL 1

SECTION A-A

SECTION B-B
LEGEND

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Packet Pg. 330 Attachment: 2. Ex A. Lot 1 Tentative Map (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) Exhibit B
4881-7288-4442 v2

CONDITIONS OF APPROVAL
Mill District Project
Tentative Subdivision Map Application SBDV 0003-2024
Lot 1 of the Final Map of the Mill District
(APN: 002-870-002)
Note: Conditions that are carried forward from the City Council's approval of Tentative Subdivision Map TM 2017-01 for the Mill District Project are shown in italicized text.

General

1. This specific approval is limited to the Tentative Map SBDV 0003-2024 and is not intended to serve as an approval of the overall project description that was submitted with the tentative map application.

2. This Tentative Map approval shall become effective concurrent with the effective date of an ordinance adopted by the City Council approving the Fourth Amendment to the Development Agreement (DA 2018-01.04) which relocates the residential amenity from Lot 1 to Lot 5 and which authorizes 12 condominium parcels for hotel investment suites on Lot 1.

3. If the Fourth Amendment to the Development Agreement (DA 2018-01.04), as approved by the City Council, includes provisions that necessitate additional Conditions of Approval to achieve consistency with the Development Agreement, such amendments shall be imposed by the community development director as minor amendments in accordance with Healdsburg Municipal Code section

17.04.160.

4. This approval is based upon all conditions of approval set forth herein, including mitigation measures and specified plans and agreements included by reference, as well as all applicable City rules and regulations. Any deviations from the conditions must be reviewed and approved by the City for conformity with this approval. Deviations may require approved changes to these approvals and/or further environmental review. Deviations without the above-described approval will constitute a violation of permit approval.

5. Except as specifically authorized in these conditions of approval, the grading, development, use, and maintenance of the property; the size, shape, arrangement, and location of the structures, parking areas and landscape areas; and the protection and preservation of resources shall be subject to Planning Commission approval and shall conform to the conditions of approval below. The property and any portions thereof shall be sold, leased or financed in compliance with the conditions of approval thereto, including all related covenants and agreements. All plans and agreements (such as landscape maintenance plans) required pursuant to these conditions of approval must be submitted for review and approval and shall be implemented as approved by the City.

6. The use and/or construction of any structures or improvements authorized by this approval shall not commence until all necessary planning and building permits pertaining to the use or construction in question are obtained. Before any grading or building permit will be issued by the city, the Owner/Applicant must obtain written clearance from all departments having conditions; such clearance shall indicate that the Owner/Applicant has satisfied all pre-construction conditions.

7. The Owner/Applicant's acceptance of this permit and/or commencement of use, construction and/or operations under this approval shall be deemed acceptance of all conditions of this approval by the Owner/Applicant.

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Packet Pg. 331 Attachment: 2. Ex B. Lot 1 TM Conditions of Approval (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 4881-7288-4442 v2 2

8. All site and Project development must occur in conformance with the previously-certified Central Healdsburg Avenue Plan Environmental Impact Report (CHAP EIR) identified for the approval of Mill District Project land use application numbers TM 2017-01, DA 2018-01, CUP 2017-12, MISC 2017-01 and HT 2017-02 (together, the "Project Approvals", and the adopted Mill District Project Certificate of Determination and the Mitigation Monitoring and Reporting Program for the Project that is attached thereto (the "Project MMRP").

9. The Owner/Applicant shall follow all recommendations of the following Technical Appendices attached to the Mill District Environmental Checklist:
• Mill District Air Quality and Greenhouse Gas Assessment, prepared by Illingworth and Rodkin, Inc., dated April 17, 2018, as amended on November 8, 2018. • Biological Technical Memorandum for the Mill District Project, prepared by WRA Environmental Consultants, dated December 10, 2018.
• Traffic Impact Study for the Mill District and Addendum, prepared by W-Trans, dated March 1, 2018, as amended on December 11, 2018.
• Historic Resource Evaluation of the Property Located at 146 Healdsburg Avenue, Healdsburg, Sonoma County, CA, prepared by Evans & DeShazo, dated October 16, 2017. • Historic Resource Evaluation of the Property Located at 164 Healdsburg Avenue, Healdsburg, Sonoma County, CA, prepared by Evans & DeShazo, dated October 27, 2017. • Mill District Environmental Noise and Vibration Assessment, prepared by Illingworth & Rodkin, dated March 21, 2018, as amended on August 3, 2018 and December 7, 2018. • Mill District Tree Survey and Protection Plan, prepared by WRA Environmental Consultants, dated August 3, 2018.

10. The Owner/Applicant shall ensure that potential contractors are aware of City requirements. The Owner/Applicant shall notify all contractors and subcontractors in writing of the site rules, restrictions, and Conditions of Approval and submit a copy of the notice to the Planning Department.

11. All construction-related vehicles, equipment staging, and storage areas shall be located onsite and outside of the road and highway right of way, unless otherwise agreed to by the Director of Public Works. The Owner/Applicant shall provide all construction personnel with a written notice of this requirement and a description of approved parking, staging and storage areas. The notice shall also include the name and phone number of the Owner/Applicant's designee responsible for enforcement of this restriction. Designated construction personnel parking, equipment staging, and storage areas shall be depicted on Project plans submitted for building permit applications. All City Department comments on the Project are required to be met to the Department's satisfaction.

12. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or officers and employees from any claim, action or proceeding against the City or its agents, officer or employees, to attack, set aside, void, or annul, in whole or in part, the City's approval of this Project, except as to any claim action or proceeding submitted or initiated by Owner/Applicant. Such defense shall be in accordance with Section 6.6 of the Development Agreement for the project, (the "Development Agreement") that was approved by the City Council on April 1, 2019.

13. This approval does not confer legal status on any existing structure(s) or use(s) on the property unless specifically authorized by this approval.

14. The cover sheets of all building permit and grading permit drawings for the Project shall be required to include documentation of the developer's commitment that all diesel-powered portable equipment

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Packet Pg. 332 Attachment: 2. Ex B. Lot 1 TM Conditions of Approval (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 4881-7288-4442 v2 3
on the Project site will meet EPA particulate emissions standards for Tier 4 engines or the equivalent for construction of the Project.

15. During any grading or construction activities on the site, the contractor shall implement the following best management practices that are required of all projects:
(a) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. (b) All haul trucks transporting soil, sand, or other loose material off-site shall be covered. (c) All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
(d) All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph). (e) All roadways, driveways, and sidewalks shall be paved in a timely manner with no undue delay. Building pads shall be laid immediately after grading unless seeding or soil binders are used.
(f) Idling time of construction equipment shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations (CCR)). Clear signage shall be provided for construction workers at all access points.
(g) All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in property condition prior to operation. (h) Prior to issuance of a grading permit, the property owner shall post a publicly visible sign with the telephone number and person to contact at the Planning Department regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations.

16. The cover sheets of all building permit and grading permit drawings for the Project shall be required to include documentation of the developer's assurance that there shall be no pile driving on site.

17. The Final Map shall be filed within two years from the date of approval of the tentative map or an extension of time shall be requested prior to the expiration date.

18. Prior to recordation of the Final Map and subject to City approval as to form and content, the Owner/Applicant shall include all of the mitigation measures and conditions of approval associated with or required by this Project approval on a separate informational sheet(s) to be recorded with the Final Parcel Map. All applicable conditions and mitigation measures for the Project shall be printed on grading and/or building plans.

19. If the Tentative Map is proposed to be revised, including revisions to these conditions of approval, the revisions shall be approved pursuant to and in accordance with Chapter 17.04 of the Healdsburg Municipal Code.

20. This approval is subject to the terms and conditions of the Development Agreement. If any of these conditions of approval is in conflict, or is inconsistent, with any term or conditions of the Development Agreement for this Project, then the Development Agreement shall control.

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Packet Pg. 333 Attachment: 2. Ex B. Lot 1 TM Conditions of Approval (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 4881-7288-4442 v2 4

21. Condominiums consistent with the Subdivision Map Act and Healdsburg Municipal Code Chapter

17.04 may be permitted on each parcel as set forth in the “Permitted Use Table” included in the conditions of approval for Conditional Use Permit CUP 2017-12 and as may be modified by subsequent approvals, provided that the total number of residential units shall not exceed 208, the market units shall not exceed 146, the number of hotel rooms shall not exceed 53, the amount of commercial space shall not exceed 15,000 square feet, and the privately owned, publicly accessible park shall be no less than 0.86 acre.

Community Development Department

22. The Final Map submitted for review and approval by the City shall be substantially consistent with Tentative Map SBDV 0003-2024.

23. Prior to City approval of the Final Map, the Owner/Applicant shall submit to the City any related modifications to the covenants, conditions, and restrictions (CC&Rs) for the Project that are necessary to ensure conformity with "Planning & Building Department Condition #5" of Tentative Map 2017-01 as set forth in City Council Resolution No. 42-2019. The updated CC&Rs shall be subject to prior review and approval of the City Attorney.

Public Works

24. Fees
a. All public works plan check and development impact/capacity fees will be calculated and assessed, and due payable at building permit issuance.

25. Final Map
a. The Final Map shall be prepared in accordance with the State Subdivision Map Act, the City's Subdivision Ordinance and City's Public Works Standard Specifications and Details. All parcel or lot boundary dimensions and bearings shall be shown on the Final Map with all parcel or lot corners delineated by durable monument.
b. Prior to approval, the Final Map requires technical review and approval by the City's contract land surveyor.
c. Prior to issuance of any construction permits for structures, the applicant shall submit an application for a Final Map for condominium purposes, obtain City approval of the Final Map, and the map shall be filed with the filed with the County Recorder’s Office.

26. Dedications
a. The project is responsible for dedicating all necessary right of way and public easements either on the final map, or via separate easement deed documents, as determined by the City Engineer.

The applicant is responsible for preparing all dedication documents. b. Vacate any unnecessary easements on the final map, as determined by the City Engineer and/or Utilities Director.

27. Low Impact Development/SWPPP
a. The project shall be designed and constructed in accordance with the City's low impact development regulations.
b. Final, construction level, low impact development storm water calculations and plans are required with the submittal of the building permit application construction documents, for both

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Packet Pg. 334 Attachment: 2. Ex B. Lot 1 TM Conditions of Approval (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 4881-7288-4442 v2 5
the on-site and off-site areas. This shall include the final SWLID determined worksheet, signed by the applicant.
c. Any trash areas shall be enclosed, covered, plumbed to the sewer and shall not allow stormwater run-on or run-off into/away from the enclosure area.
d. The Applicant shall submit a maintenance declaration for storm water BMPs, using the City’s template, to the City Engineer for review and approval for post construction storm water treatment items. The agreement shall be recorded prior to issuance of the first certificate of occupancy.

28. Interior Streets and Parking
a. An encroachment permit from the Public Works Department shall be required for any work done within the public right-of-way, public easement or on public utility.

29. Utilities
a. The Applicant shall submit domestic water use demands with submittal of construction drawings to determine the necessary water service and meter sizes. b. Individual water meters and utility accounts are required for all condominium and common parcels.
c. Water sub-meters and a water sub-metering agreement are required for all condominium units, to be determined with the future construction drawings prior to building permit issuance. d. Individual water meters and utility accounts are required for each commercial tenant, to be determined in the future. Backflow prevention will be required for commercial units. e. Combined sewer laterals shall be 6-inches diameter or larger and are allowed for the mixed-use area. Maintenance declarations and easements for any shared sewer laterals are required to be established and recorded prior to final inspection.
f. All new on-site water supply, storm drain, and sanitary sewer lines shall be privately owned and maintained.
g. Locations of all utilities, including joint trench lines, shall be coordinated with the proposed landscaped plan. Landscaping over utility lines shall be limited to low lying shrubs and ground cover. Additional street pavement restoration will be required in joint trench areas, subject to the approval of the City Engineer.

27. Prior to issuance of the first certificate of occupancy, private maintenance declarations shall be created and recorded for all shared private utilities, streets, driveways, sidewalks, streetlights, drainage, private shared landscaping, EVAs, and all other commonly shared infrastructure. All maintenance declarations shall be reviewed and approved by the City, prior to recordation.

28. The construction of any structures or improvements authorized by this approval shall not commence until all necessary permits pertaining to the use or construction in question are obtained. Before any grading or building permit will be issued by the City, Applicant must obtain written clearance from all departments having conditions and such clearance shall indicate that the Applicant has satisfied all pre-construction conditions.

Fire Department

30. Fire Code: All buildings shall be subject to fire code requirements.

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Packet Pg. 335 Attachment: 2. Ex B. Lot 1 TM Conditions of Approval (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 4881-7288-4442 v2 6

31. Fire Flow: The minimum fire flow and flow duration for buildings other than one- and two-family dwellings shall be as specified in Table B105.1(2). A reduction in required fire flow of up to 50 percent, as approved is allowed when the building is provided with an approved automatic sprinkler system installed in accordance with other sections of this code. the resulting fire flow shall not be less than 1500 gallons per minute for the prescribed duration as specified in Table B105.1.City Ordinance 1157, Section.B105.2

32. Fire Hydrant: Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 250 feet from a hydrant on a fire apparatus access road, as measured by the approved route around the exterior of the facility or building, on-site fire hydrants and fire mains shall be provided where required by the Fire Code Official. City Ordinance 1157, 507.5.1

33. Fire Hydrant: Fire hydrants shall be located within 100 feet of the FDC, or as approved by the fire code official. City Ordinance 1157, Table C102.1 Footnote g

34. FDC Location: With respect to hydrants, driveways, buildings and landscaping, fire department connections shall be so located that fire apparatus and hose connected to supply the system will not obstruct access to the buildings for other fire apparatus. The location of the fire department connections shall be within 100 feet of a fire hydrant or approved by the fire code official (Also see Section 507.5.1.1). City Ordinance 1157, CFC 912.2

35. A Fire Department approved key box shall be installed at a location approved by the Fire Department.

The box shall contain all keys necessary to gain access and control any fire protection systems or hazardous materials. Applicant shall pay the purchase prices of said box.

36. Construction plans must provide for an acceptable direct access to the pool area for first responders to the satisfaction of the Fire Department (i.e., "man gate" with direct access from north side of the pool fence along Sawmill Circle).

Electric Department

37. Public utility easements (PUE) are required along the street frontages and at various locations within the development. At a minimum Developer will plan for and provide a 5-foot PUE back of sidewalk on the south and west sides of the planned interior streets. Additional PUEs will be required for necessary electrical equipment. The back two feet of the sidewalk may be used for the dry-utility trench, but additional space is needed behind sidewalk, outside of the normal pedestrian and ADA pathway for utility boxes and fixtures. Placing utility boxes in the sidewalk should be avoided.

SMART
a. The Owner/Applicant shall comply with all requirements of Sonoma Marin Area Rail Transit (SMART), as detailed in the attached letter to the City of Healdsburg from SMART, dated August 17, 2017.

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Packet Pg. 336 Attachment: 2. Ex B. Lot 1 TM Conditions of Approval (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 1 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com

CERTIFICATE OF DETERMINATION/COMMUNITY PLAN EVALUATION,

ADDENDUM, AND PROGRAM EIR
Project Description
The project site is located at 146 and 164 Healdsburg Avenue, in City of Healdsburg (City), Sonoma County, California. The project site is located two blocks south of the historic Healdsburg Plaza, which anchors the City’s southern entry gateway and is located at the southeast corner of the new traffic roundabout. The project site is bordered by the Sonoma Marin Area Rail Transit (SMART) railroad (north), Healdsburg Avenue (west), commercial development (east), and Exchange Avenue (south). The project site consists of a former lumber mill with 15 buildings and structures and paved surfaces adjacent to an abandoned hotel on landscaped grounds. The site is accessed via Healdsburg Avenue.

The project is the redevelopment of an area designated for mixed-use development in the Central Healdsburg Avenue Plan (CHAP). As shown on the site plan, 188 units of multi-family housing are proposed; of those, 140 will be “market rate” and 48 will be deed-restricted, single-occupancy rental units targeted for affordability for households with very low and/or low income, as defined by the State of California.

In addition to housing, the project includes development of a 53-room hotel, 15,000 square feet of commercial uses in multiple buildings, public plaza spaces, two new public streets, a common amenity building with food and beverage service, a fitness facility and a pool; public open space; and associated landscaping. Maintenance structures, parking and bicycle racks, and a transit connection to the proposed multi-use path connecting to the SMART rail station would also be provided.

Hotel. The hotel would provide 53 guest rooms, 5,443 square feet of lobby and public space, and 8,500 square feet of commercial space that will be leased to individual tenants. Hotel parking and hotel support services would be accessed by a ramp at the east end of the building and provided at basement level using a stacked parking system and loading docks, respectively. Fitness and pool amenities will be provided through shared access to the nearby residential amenity facility. The hotel will provide breakfast service for guests as well as room service but will not include a full-service restaurant.

The architecture of the hotel complex and courtyard would respect the former industrial character of the Nu Forest Products lumber mill site. It will combine contemporary forms and building systems with industrial finishes and elements such as exposed industrial light gauge steel, post-and-beam construction, and rough-sawn finishes. A dust collector and other components repurposed from the mill would add to the design and articulate an architecture that is rooted in the past, as well as revitalized and looking forward. Large interior spaces with window walls that open up to outdoor pedestrian plazas would facilitate flexible use of the more public spaces.

Commercial Uses. The three-story commercial, retail, and residential building at the edge of the Redwood Grove (Building A) would provide ground floor commercial and restrooms for the park, in

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Packet Pg. 337 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 2 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com addition to housing. The residential units will be located on the upper floors. These uses will provide an active street frontage along Healdsburg Avenue consistent with the CHAP.

Other commercial buildings on-site would include a single purpose tavern building located adjacent to a community garden and orchard, a landscape workshop, storage and recycling/composting center, a pool house with fitness equipment and mechanical equipment for the pool, and a small gazebo in the park. • Open Space. The project will provide the following privately owned common areas with public access:
- Open Space Park—The 1.01-acre park would feature a passive-use lawn area against the backdrop of a grove of heritage Redwood trees, meandering pedestrian walkways and benches milled on-site by the former occupant, Nu Forest Products. - Adventure Play Area—This area would feature natural boulders and re-purposed/salvaged tree trunks for free-form play and climbing/bouldering.
- The Tavern Terrace—A commercial/retail space with an open-air terrace and turf open space with westward orientation.
- Gardener’s Shed & Community Garden—A community garden and display of seasonal herbs and vegetables and an accessory structure for gardening equipment and storage. - Hotel Plaza—The plaza area on both sides of Mill Circle would support the commercial, retail and hospitality functions of the mixed-use development. Uses within the plaza would include pedestrian circulation, public gathering and seating, outdoor dining and patio areas, minor retail display, artwork display, hotel guest drop-off and valet, service access and landscaped areas.

Landscaping
The proposed plant palette for the landscape is drought-tolerant, climate-adapted, and appropriate for the Mediterranean-like climate of the City and the region. The project will comply with the City’s Water Efficient Landscaping Ordinance pursuant to Land Use Code Section 20.16.105.

An existing and towering stand of redwood trees would be preserved and provide backdrop to the publicly accessible open space and scale to the project as viewed from Healdsburg Avenue.

Large, canopied, deciduous shade trees will line the street on both sides to provide visual and spatial integration between buildings and the street corridor. Along the internal streets, a generous landscape planting area separates the pedestrian walkway from the street and provides an enhanced pedestrian experience. Flowering species and citrus trees will provide visual accents throughout the proposed development.

CEQA Determination
The project is exempt from further environmental review per Section 15183 of the California Environmental Quality Act (CEQA) Guidelines and California Public Resources Code Section 21083.3.

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Packet Pg. 338 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 3 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com The following CEQA streamlining and/or tiering code sections also separately and independently provide bases for CEQA compliance for the project:
• The project is eligible for environmental review in the form of an addendum pursuant to CEQA Section 21166 and CEQA Guidelines Sections 15162 and 15164. • The project is within the scope of the CHAP, which was covered by a Program EIR, and as such no new environmental document is required pursuant to CEQA Guidelines Sections 15162 and 15168.

Determination
I do hereby certify that the above determination has been made pursuant to State and Local requirements.

Project Approval
The following discretionary approvals are expected to be necessary from the City:
• Tentative Subdivision Map
• Condominium Tentative Map
• Conditional Use Permit (CUP) for (1) mixed-use residential and (2) visitor lodging (hotel) uses in the MU district
• Any further CUPs that may be necessary for individual commercial tenants of the property • Heritage Tree Removal
• Historic Demolition Permit
• Density Bonus
• Design Review for each phase of the development
• Housing Allocations under Healdsburg’s Growth Management Ordinance (GMO) • Subdivision Improvement Agreement
In addition, the project would require ministerial approvals, including issuance of grading and building permits from the City of Healdsburg.

Community Plan Evaluation Overview
California Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 provide that projects that are consistent with the development density established by existing zoning, community plan or general plan policies for which an Environmental Impact Report (EIR) was certified, shall not be subject to additional environmental review except as might be necessary to examine whether there are

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Packet Pg. 339 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 4 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com project-specific significant effects which are peculiar to the project or its site. Section 15183 specifies that examination of environmental effects shall be limited to those effects that a) are peculiar to the project or parcel on which the project would be located; b) were not analyzed as significant effects in a prior EIR on the zoning action, general plan or community plan with which the project is consistent; c) are potentially significant off-site and cumulative impacts that were not discussed in the underlying EIR; or d) are previously identified in the EIR, but which, as a result of substantial new information that was not known at the time that the EIR was certified, are determined to have a more severe adverse impact than that discussed in the underlying EIR. Section 15183(c) specifies that if an impact is not peculiar to the parcel or to the proposed project, then an EIR need not be prepared for the project solely on the basis of that impact.

CEQA Section 15183 applies to the project since the project meets all of the following conditions. (d)(1)(A) The project is consistent with a community plan adopted as part of a general plan.

The project is consistent with the CHAP, a comprehensive, long-term planning document for the project site and the surrounding area that was incorporated into the General Plan. The project will implement a number of the goals and policies of the CHAP, and, in accordance with the General Plan, the CHAP shall be used to guide land use and development decisions through the application of its standards and design guidelines.

The CHAP applies to an area of approximately 71.5 acres in Central Healdsburg, generally located south of Mill Street between US Highway 101 to the west and the Russian River to the east. The CHAP provides for a mix of land uses to meet its objectives, designating 21.9 acres Mixed Use, 8.3 acres Residential, and 8.7 acres Industrial. The proposed development would provide 188 units, which (net of units awarded as a density bonus) is within the density permitted by the CHAP.1 (d)(1)(B) The project is also consistent with a zoning action which zoned or designated the parcel on which the project would be located to accommodate a particular density of development.

Concurrently with adoption of the CHAP, the City rezoned the majority of the project site from Industrial (I) to Mixed Use (MU), with the result that the entire project site was designated MU. The project (net of units awarded as a density bonus) is consistent with the density of 16 du/ac specified for MU zoning districts in the Zoning Code.
1 The CHAP and the CHAP EIR analyzed a “most intensive” scenario that would result in 314 dwelling units with other uses in the buildout of the plan area; however, the “most intensive” scenario was intended to represent the highest-intensity use of infrastructure and highest level of environmental impacts from any mix of uses, not to represent the maximum number of residential units permitted on the project site. The number of residential units permitted on the project site is determined by the MU designation, which is 16 du/ac.

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Packet Pg. 340 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 5 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com (d)(2) An EIR was certified by the lead agency for the zoning action, the community plan, or the general plan.

The CHAP EIR was certified by the City on January 21, 2014, at which time the majority of the project site was rezoned such that the entire site was designated Mixed Use (MU).

Addendum Overview
Public Resources Code Section 21166 and CEQA Guidelines Section 15164 state that an addendum to a certified EIR is allowed when minor changes or additions are necessary and none of the conditions for preparation of a subsequent EIR or Negative Declaration pursuant to Section 15162 are satisfied.

The Environmental Checklist confirms that the analyses conducted and the conclusions reached in the certified CHAP EIR remain valid. The proposed project would not cause new significant impacts not previously identified in the previously certified EIR, nor result in a substantial increase in the severity of previously identified significant impacts. No new mitigation measures would be necessary to reduce significant impacts. No changes have occurred with respect to circumstances surrounding the CHAP that would cause significant environmental impacts to which the proposed project would contribute considerably, and no new information has been put forward that shows that the proposed project would cause significant environmental impacts. Therefore, no supplemental environmental review is required, and the Environmental Checklist serves as an addendum to the CHAP EIR in accordance with Public Resources Code Section 21166, and CEQA Guidelines Sections 15162 and 15164.

Program EIR Overview
Pursuant to CEQA Guidelines Section 15168 (Program EIRs), the CHAP EIR can be used as a Program EIR in support of streamlining and/or tiering provisions under CEQA. CEQA Guidelines Section 15168 defines a “program EIR” as one prepared on a series of actions that can be characterized as one large project and are related geographically and by other shared characteristics. Section 15168 continues that “subsequent activities in the program EIR must be examined in the light of the program EIR to determine whether an additional environmental document must be prepared.” If the agency finds that pursuant to CEQA Guidelines Section 15162, no new effects could occur and no new mitigation measures would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR and no new environmental document is required.

As discussed above, the Environmental Checklist was prepared for the currently proposed project. The Environmental Checklist confirms that the analyses conducted and the conclusions reached in the certified CHAP EIR remain valid. The proposed project would not cause new significant impacts not previously identified in the previously certified CHAP EIR, nor result in a substantial increase in the severity of previously identified significant impacts. No new mitigation measures would be necessary to reduce significant impacts. No changes have occurred with respect to circumstances surrounding the CHAP that would cause significant environmental impacts to which the proposed project would contribute considerably, and no new information has been put forward that shows that the proposed

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Packet Pg. 341 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 6 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com project would cause significant environmental impacts. Therefore, no supplemental environmental review is required in accordance with CEQA Guidelines Sections 15162 and 15168, as the project is within the scope of the activities contemplated by the CHAP EIR.

Project Setting
The project site is located at 146 and 164 Healdsburg Avenue, in City of Healdsburg (City), Sonoma County, California. The project site is two blocks south of the historic Healdsburg Plaza, which anchors the City’s southern entry gateway and is located at the southeast corner of the new traffic roundabout.

The project site is bordered by the Sonoma Marin Area Rail Transit (SMART) railroad (north), Healdsburg Avenue (west), commercial development (east), and Exchange Avenue (south). The project site consists of a former lumber mill with 15 buildings and structures and paved surfaces adjacent to an abandoned hotel on landscaped grounds. The site is accessed via Healdsburg Avenue.

Potential Environmental Effects
The CHAP EIR found significant and unavoidable impacts from future development in the Plan area to cultural resources. Project-level analysis determined that no new or more severe impacts would occur as a result of this project and no new mitigation would be required.

The CHAP EIR included discussion of cumulative impacts, which are summarized in the Community Plan Exemption (CPE) checklist2 prepared for the project, in each topical section. As discussed, the project would not result in any new cumulative impacts that were not already evaluated and disclosed in the CHAP EIR, nor would it result in any cumulatively considerable contribution to any cumulative impact.

The analysis concluded that there are several mitigation measures (MM) identified in the CHAP EIR that are relevant to the project. The relevant measures have been identified in Table 1 and are listed here for reference:
• MMs AQ-4a and 4b
• MMs BR-1a and BR-1b
• MMs CR-1a to CR-1f; CR-2 and CR-3
• MM HHM-3
• MMs HWQ-2 and HWQ-3
• MM NO-1, NO-2b, NO-3
• MMs TR-1; TR-C1-a; TR-C1-b
Table 1 lists the mitigation measures identified in the CHAP EIR and states whether each measure would apply to the proposed project.
2 The CPE Checklist is available for review at the Planning Department, 435 Allan Court, Healdsburg, CA, in the Case File for TM 2017-01, CUP 2017-12, MISC 2017-01, and HT 2017-02.

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Packet Pg. 342 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 7 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1: Mill District CHAP EIR Mitigation Measures
Mitigation Measure Applicability Compliance3
A. Air Quality
AQ-4a: Mitigation Measures for New
Sensitive Receptors Located near US
101
Applicable: The project would
include the development of sensitive
land uses within 450 feet of US 101.

Completed. The project sponsor
conducted site-specific analysis,
which confirmed that the level of
cancer risk or PM2.5 exposure would
be below applicable thresholds and
impacts would be less than
significant.

AQ-4b: New Sources of TACs Located
near Sensitive Receptors
Applicable: The project site would
include new sources of TACs near
sensitive receptors.

Completed. The project sponsor
conducted site-specific analysis,
which confirmed that these sources
would not cause significant cancer
risk or PM2.5 concentrations.

B. Biological Resources
BR-1a: Protect Special-status Birds
and Migratory Passerines and
Raptors during Construction
Applicable: Implementation of the
proposed project could negatively
impact special-status species,
migratory birds, or raptors.

The project sponsor has agreed to
conduct preconstruction surveys for
special-status species (see
Mitigation Measure BR-1a).

BR-1b: Protect Special-status Bats
during Building Demolition and Tree
Removal
Applicable: The project includes
building demolition.

The project sponsor has agreed to
survey buildings proposed for
demolition for the presence of
roosting bats or evidence of bats
(see Mitigation Measure BR-1b).

BR-1c: Protect Special-status Aquatic
Species
Not Applicable: The proposed
project would not be located near
any significant source of water (e.g.,
rivers, lakes, streams).

Not Applicable
BR-1d: Protect Western Pond Turtle Not Applicable: The proposed project would not be located near
any significant source of water (e.g.,
rivers, lakes, streams).

Not Applicable
BR-1e: Protect Yellow-legged Frog Not Applicable: The proposed project would not be located near
any significant source of water (e.g.,
rivers, lakes, streams).

Not Applicable
BR-2: Protect or Compensate for
Loss of Riparian Vegetation
Not Applicable: The proposed
project would not be located near
any significant source of water (e.g.,
rivers, lakes, streams).

Not Applicable
3 Please see the Mitigation Monitoring and Reporting Program for the project, attached hereto as Appendix A.

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Packet Pg. 343 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 8 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1 (cont.): Mill District CHAP EIR Mitigation Measures Mitigation Measure Applicability Compliance
BR-3: Protect Wetlands and Waters Not Applicable: The proposed project would not be located near
any significant source of water (e.g.,
rivers, lakes, streams).

Not Applicable
C. Cultural Resources
CR-1a: Avoid or Reduce Impacts to
Currently Unknown Archaeological
Resources
Applicable: Implementation of the
proposed project could disturb
existing unidentified archaeological
resources.

The project sponsor has conducted
an archaeological record search and
site survey study to provide project
guidance. The City also conducted
outreach to Native American tribes
in accordance with Assembly Bill 52.

In accordance with Mitigation
Measure CR-1a, a qualified
archaeologist will monitor all ground
disturbing activities to ensure that
any resources encountered are
protected/treated in accordance
with established procedures. (See
Mitigation Measure CR-1a).

CR-1b: Update 1983 Historic
Property Survey and Complete
Eligibility Determinations
Applicable: The current 1983
historic property survey does not
account for all structures and
districts that are historically
significant at the local, state, and
federal levels.

Completed. The project sponsor
conducted further evaluation of the
buildings/structures that could be
impacted by implementation of the
Mill District Project.

CR-1c: Amend Municipal Code

20.12.100
Applicable: The proposed project
could be located near undesignated
historically significant sites.

In accordance with Municipal
Ordinance 20.28 Article VII, the City
will amend section 20.12.100 of the
Municipal Code to include in the list
of designated historic structures,
buildings/structures that are
determined eligible (see Mitigation
Measure CR-1c).

CR-1d: Implement Healdsburg 2030
General Plan Policies
Applicable: The proposed project
could be located near undesignated
historically significant sites.

The City will continue to implement
General Plan policies HCR-A-2 and
HCR-A-3, supporting property
owners in seeking local historic
designation, and their efforts to
preserve and renovate historically
significant structures (see Mitigation
Measure CR-1d).

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Packet Pg. 344 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 9 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1 (cont.): Mill District CHAP EIR Mitigation Measures Mitigation Measure Applicability Compliance
CR-1e: Revise Plan Area
Development Standards and Design
Guidelines
Not Applicable: Implementation of
the proposed project would not
result in modifications to any
identified existing historic resources,
as defined in CEQA Guidelines
section 15064.5(b)(3).

Not Applicable
CR-1f: Recordation of Historical
Resources Prior to Demolition or
Removal
Applicable: Implementation of the
proposed project could disturb
existing unidentified cultural
resources.

The City will impose conditions of
approval to ensure that, prior to
demolition, the project sponsor will
conduct as-built surveys and prepare
drawings to support future exhibits,
research, etc. (See Mitigation
Measure CR-1f).

CR-2: Evaluation and Treatment of
Paleontological Resources
Applicable: Implementation of the
proposed project could result in the
disturbance of paleontological
resources (e.g., vertebrate bones,
teeth, or abundant and wellpreserved invertebrates or plants) during construction activities.

In the event of disturbance of
paleontological resources, the
project sponsor has agreed to follow
the procedures outlined in
Mitigation Measure CR-2.

CR-3: Protection of Human Remains
Encountered During Construction
Applicable: Implementation of the
proposed project could result in the
encounter and disturbance of
human remains during construction
activities.

In the event of discovery or
recognition of any human remains,
the project sponsor has agreed to
follow the procedures outlined in
Mitigation Measure CR-3.

D. Geology, Soils, & Mineral Resource
None Not Applicable Not Applicable
E. Greenhouse Gases
None Not Applicable Not Applicable
F. Hazards and Hazardous Materials
HHM-3: Protect against Hazards
from Soil or Groundwater
Contamination
Applicable: The project site would
be located on a moderate or high
risk environmental case site or on a
contiguous property of a moderate
or high risk site.

The project sponsor has agreed to
have an investigation performed of
soil, and, if encountered,
groundwater, prior to construction,
to determine the presence or
absence of contamination (see
Mitigation Measure HHM-3).

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Packet Pg. 345 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 10 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1 (cont.): Mill District CHAP EIR Mitigation Measures Mitigation Measure Applicability Compliance
G. Hydrology and Water Quality
HWQ-2: Prepare and Implement
Master Drainage Plan
Applicable: The project site would
be located within the CHAP.

Completed. The City has already
implemented this mitigation with the
preparation of a Storm Drainage
Master Plan in March 2017, which can
be found in Appendix H (GHD 2017.)
The City reviews the design of all
proposed projects within the CHAP
area to ensure compliance with the
applicable recommendations in the
Master Drainage Plan (as well as other
applicable requirements such as those
set forth in the SWPPP and the City’s
MS4 Permit), with the result that new
development will not increase peak
flows above the maximum capacity of
the pipes and other storm drain
system components serving the CHAP
area.

HWQ-3: Groundwater Management Applicable: The project would include activities and the use of
materials that could potentially
contaminate sources of water in the
project vicinity.

The project sponsor has agreed to
implement dewatering management
procedures (see Mitigation Measure
HWQ-3).

H. Land Use, Population, and Housing
None Not Applicable Not Applicable
I. Noise
NO-1: Noise and Land Use
Compatibility
Applicable: The project site would
be located within the CHAP and is
expected to implement the
Healdsburg 2030 General Plan’s Land
Use Compatibility for Community
Noise Environments guidelines.

Partially Completed. A site-specific
noise analysis has been conducted.

However, as a condition of approval,
subsequent acoustic analysis will be
conducted by a qualified noise
specialist who will, if necessary,
identify measures to reduce
stationary source noise impacts once
project specific design details have
been determined (see Mitigation
Measure NO-1).

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Packet Pg. 346 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 11 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1 (cont.): Mill District CHAP EIR Mitigation Measures Mitigation Measure Applicability Compliance
NO-2a: Railroad Vibration Applicable: The project is located within 100 feet of the centerline of a
railroad.

The project sponsor has agreed to
have an acoustic analysis conducted
by a qualified noise specialist who
will, if necessary, identify measures
that will be incorporated to reduce
vibration levels at or below the
guidelines of the FTA Groundborne
Vibration Impact Criteria (see
Mitigation Measure NO-2a).

NO-2b: Construction Vibration Not Applicable: The project would not include any significant sources of
vibration.

Not Applicable
NO-3: Temporary Construction Noise
(For Large or Complex Projects)
Applicable: The project is large and
would generate noise associated
with temporary construction
activities.

The project sponsor has agreed to
develop and implement noise
attenuation measures during
construction (see Mitigation
Measure NO-3).

J. Public Services, Utilities, and Recreation
None Not Applicable: Per the findings of
the CHAP EIR, no mitigation
measures are needed because all
impacts related to public services,
utilities, and recreation, were
determined to be less than
significant.

Not Applicable
K. Transportation
TR-1: Implementation of
Intersection Improvements at
Central Healdsburg Avenue/Mill
Street/Vine Street
Applicable: Vehicle trips at project
intersections are expected to exceed
2,250 vehicle trips during the PM
peak hour as a result of projectrelated development.

The City will implement identified
improvements to impacted
intersections prior to intersections
exceeding 2,250 vehicles trips during
the PM peak hour (see Mitigation
Measure TR-1).

TR-C1a: Improvement at Healdsburg
Avenue/Mill Street/Vine Street
Applicable: The project would
contribute trips to this intersection.

The City is currently constructing the
roundabout. The percentage of
project trips distributed to this
intersection will be used to calculate
the project’s fair-share contribution
to the construction of this
improvement (see Mitigation
Measure TRC-1a).

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Packet Pg. 347 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 12 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1 (cont.): Mill District CHAP EIR Mitigation Measures Mitigation Measure Applicability Compliance
TR-C1b: Improvement at Healdsburg
Avenue/Front Street
Applicable: The project would
contribute trips to this intersection.

The signal was installed in 2017. The
percentage of project trips
distributed to this intersection will
be used to calculate the project’s fair
share contribution to the
construction of this improvement
(see Mitigation Measure TRC-1b).

Conclusions

1. The project is consistent with the CHAP, which constitutes a community plan pursuant to Section 15183 of the CEQA Guidelines, as well as with the rezoning action that accompanied adoption of the CHAP which resulted in the entire project site being zoned Mixed Use (MU);

2. The project would not result in effects on the environment that are peculiar to the project or the project site that were not identified as significant effects in the CHAP EIR;

3. The project would not result in potentially significant off-site or cumulative impacts that were not identified in the CHAP EIR;

4. There are no effects that were previously identified in the CHAP EIR which, as a result of substantial new information that was not known at the time the CHAP EIR was certified, would have a more severe adverse impact than was already analyzed and disclosed in the CHAP EIR; and

5. The project sponsor will undertake feasible mitigation measures specified in the CHAP EIR to mitigate project-related significant impacts.

Therefore, no further environmental review shall be required for the proposed project pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183.

Furthermore:

1. No substantial differences or changes have been proposed in the project that would require major revisions of the CHAP EIR due to the involvement of new significant environmental effects or a substantial increase in severity of previously identified significant impacts.

2. No substantial changes have occurred with respect to the circumstances under which the project is undertaken which would require major revisions of the CHAP EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

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Packet Pg. 348 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 13 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com

3. No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the CHAP EIR was certified as complete shows any of the following:
a. The project will have one or more significant effects not discussed in the CHAP EIR; b. Significant effects previously examined in the CHAP EIR will be substantially more severe than shown in the CHAP EIR;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents have declined to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the CHAP EIR would substantially reduce one or more significant effects on the environment, but the project proponents have declined to adopt the mitigation measure or alternative.

As such, the following conclusions separately and independently apply to the project, each of which, separately and independently, provide a basis for CEQA compliance:
• No subsequent or supplemental environmental review is required in accordance with Public Resources Code Section 21166, and CEQA Guidelines Sections 15162 and 15164. The Environmental Checklist qualifies as an addendum to the CHAP EIR pursuant to CEQA Guidelines Section 15164.
• The project constitutes an activity that is within the scope of the CHAP, and the CHAP EIR constitutes a program EIR that adequately describes the project for the purposes of CEQA. As such, no subsequent or supplemental environmental review is required in accordance with CEQA Guidelines Sections 15162 and 15164.

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Packet Pg. 349 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Appendix A:

Mitigation Monitoring and Reporting Program
- To be attached -

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Packet Pg. 350 Attachment: 2. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps)

CITY OF HEALDSBURG
RESOLUTION NO. ___ -2024

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

HEALDSBURG APPROVING A TENTATIVE SUBDIVISION
MAP (SBDV 0004-2024) FOR LOT 2 OF THE MILL DISTRICT

PROJECT
WHEREAS, in early 2019, the City of Healdsburg entered into a Development Agreement with Replay Healdsburg, LLC (“Developer”) governing the development of approximately 9.59 acres of real property located within the Central Healdsburg Avenue Plan ("CHAP") planning area to be comprised of: a hotel containing approximately 53 guest rooms (“Hotel”); up to 208 residential apartments and condominiums of which forty (40) units (the "Affordable Housing Units") shall be deed-restricted, multi-family residential rental units for occupancy by "Lower Income Households"; thirty (30) units (the "Middle Income Units") shall be deed-restricted to "Middle Income Households”; and not more than one hundred thirty-eight (138) condominium units (the “Market Rate Units”) shall be sold at unrestricted prices; fifteen thousand (15,000) square feet of commercial space, inclusive of residential amenities including a swimming pool and fitness center to serve residential units in the Project (“Residential Amenity”); and a 0.78 acre privately owned and maintained open space in the center of the Property for public use and enjoyment (“Park”)(collectively, the "Project"); and
WHEREAS, on March 11, 2019, the City Council of the City of Healdsburg adopted Resolution No. 42-2019 approving a tentative subdivision map for the Project; and WHEREAS, effective May 1, 2019, the City and Developer entered into that certain Development Agreement governing the Project pursuant to the authority of Ordinance No. 1184 adopted by the City Council; and
WHEREAS, on April 6, 2020, the City Council adopted Resolution No. 20-2020 approving the Mill District Final Map, accepted the public right of way for Sawmill Circle, South Street and Branch Lane, public right of way on Healdsburg Avenue, public access easements, emergency vehicle access easements and public utility easements for public use, and vacated the existing public utility easements as shown on the Mill District Final Map, subject to improvement; and authorized the City Manager to execute the project subdivision improvement agreement; and WHEREAS, prior to approving required land use entitlements necessary to develop and construct the Mill District Project, as described above, it was evaluated for consistency with the Central Healdsburg Avenue Plan Final Environmental Impact Report ("CHAP EIR") (State Clearinghouse No. 2012112011) and the City prepared a Certificate of Determination that documents the City’s review of the Project in accordance with CEQA and identified three applicable CEQA streamlining and/or tiering code sections, each of which, separately and independently, provided a basis for the Project’s CEQA compliance: (i) a Community Plan Exemption, pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183; (ii) an addendum to the CHAP EIR, pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15164; and (iii) reliance on the CHAP EIR as a Program EIR, pursuant

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to CEQA Guidelines Section 15168 (collectively, the “Mill District Project CEQA Determination”); and
WHEREAS, the Mill District Final Map subdivided the land comprising the Mill District Project into seven (7) parcels, one parcel of which is legally described as Lot 2 of the Final Map of the Mill District, filed December 28, 2020 in Book 817 of Maps at Pages 32-47 of Official Records, County of Sonoma, State of California (APN 002-870-003), Instrument No. 2020- 124351; and
WHEREAS, Developer submitted applications to the City seeking approval of amendments to previously approved entitlements for the Mill District Project consisting of the Fourth Amendment to the Development Agreement (DA 2018-01.04) and Master Conditional Use Permit amendment (CUP 2017-12.04), plus new Tentative Subdivision Maps SBDV 0004-2024 (Lot 2), SBDV 0005-2024 (Lot 3), SBDV 0003-2024 (Lot 1), and Tentative Parcel Map SBDV 0002-2024 (Lot 5) that reflect revised residential unit counts for Lots 2 and 3 and modifications to the allowable uses on Lots 1 and 5; and
WHEREAS, the Fourth Amendment to the Development Agreement (DA 2018-01.04) and Master Conditional Use Permit amendment (CUP 2017-12.04) increase the number of residential units permitted on Lot 2 from 55 units to 62 units; and WHEREAS, at a properly noticed public hearing on August 13, 2024, the Planning Commission reviewed written and oral staff reports, conducted a public hearing, received testimony and all pertinent documents and information into the record related to the Fourth Amendment to the Development Agreement (DA 2018-01.04), Master Conditional Use Permit amendment (CUP 2017-12.04), and Lot 2 Tentative Subdivision Map Application (SBDV 0004- 2024) and the Planning Commission adopted Resolution No. 2024-xx recommending that the City Council approve the Lot 2 Tentative Subdivision Map based upon recommended findings and subject to recommended conditions of approval; and
WHEREAS, on September 16, 2024, the Healdsburg City Council held a duly noticed public hearing on the Lot 2 Tentative Subdivision Map (SBDV 0004-2024), reviewed the written and verbal staff reports, took testimony, and received into the record all pertinent documents.

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Demolition Permit. The City identified three applicable CEQA streamlining and/or tiering code sections, each of which, separately and independently, provided a basis for the Mill District Project’s CEQA compliance:
(i) a Community Plan Exemption, pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183; and
(ii) an addendum to the CHAP EIR, pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15164; and
(iii) reliance on the CHAP EIR as a Program EIR, pursuant to CEQA Guidelines Section 15168 (collectively, the “Mill District CEQA Determination”).

The Mill District CEQA Determination continues to provide a basis for the CEQA compliance for Tentative Subdivision Map Application SBDV 0004-2024 for Lot 2 of the Final Map of the Mill District and the revised tentative map and circumstances under which the revisions are undertaken do not require the preparation of a subsequent EIR or supplemental EIR pursuant to CEQA Guidelines Section 15162 or 15163, respectively.

BE IT FURTHER RESOLVED that the City Council hereby approves Tentative Subdivision Map Application SBDV 0004-2024 for Lot 2 of the Final Map of the Mill District as shown on Exhibit A and subject to the Conditions of Approval attached hereto as Exhibit B incorporated herein by this reference based on the facts and findings as set forth and subject to all applicable mitigation measures in the CEQA Determination for the Mill District Project attached hereto as Exhibit C and incorporated herein by this reference based on the facts and findings as set forth below:

A. The proposed map and its design and improvements are consistent with the general plan and any applicable specific plan.

Tentative Subdivision Map Application SBDV 0004-2024 for Lot 2 of the Final Map of the Mill District identifies one parcel with 62 residential condominium units and one common area parcel. The tentative map is consistent with the intent of the Mixed Use land use classification in the Healdsburg 2030 General Plan and the Central Healdsburg Avenue Plan ("CHAP"). The subdivision will allow for a condominium plan to establish separate ownership of the 62 residential units that are planned for Lot 2. Prior to recordation of the final map, a design review permit for Lot 2 must be approved by the Planning Commission and the final map must be consistent with that approval.

B. The site is physically suitable for the type and proposed density of development.

Lot 2 of the Final Map of the Mill District is 1.35 acres in size and designated for multi-family residential development by the Mill District Project entitlements. The Developer has submitted a Site Capacity Study that demonstrates that the site can accommodate the proposed density of development of 46 units per acre.

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C. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The Project would have no impact on fish or wildlife or their habitat. The Project will be required to comply with all relevant mitigation measures of the Mitigation Monitoring and Reporting Program for the Mill District Project, as set forth in the Mill District Project CEQA Determination and adopted by the City Council.

D. The design of the subdivision and the type of improvements are not likely to cause serious public health problems.

E. The design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

There are no public easements through Lot 2 of the Final Map of the Mill District and thus no possible conflict caused by the design of the improvements.

The design of the subdivision provides for solar access and allows for passive or natural heating and cooling opportunities.

BE IT FURTHER RESOLVED that this resolution shall become effective concurrent with the effective date of an ordinance adopted by the City Council approving the Fourth Amendment to the Development Agreement (DA 2018-01.04); and
BE IT FURTHER RESOLVED that if the Fourth Amendment to the Development Agreement (DA 2018-01.04), as approved by the City Council, includes provisions that necessitate additional Conditions of Approval to achieve consistency with the Development Agreement, such amendments shall be imposed by the community development director as minor amendments and shall not require Planning Commission review and approval.

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PASSED, APPROVED, AND ADOPTED by the City Council of the City of Healdsburg this 16th day of September 2024 by the following vote:

AYES: Councilmembers: ( )
NOES: Councilmembers: ( )
ABSENT: Councilmembers: ( )
ABSTAINING: Councilmembers: ( )
SO ORDERED: ATTEST:
___________________________________ ____________________________________ David Hagele, Mayor Raina Allan, City Clerk

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Packet Pg. 355 Attachment: 3. RESOLUTION-Lot 2 Tentative Map (SBDV 0004-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps)

EXHIBIT A
MILL DISTRICT LOT 2 TENTATIVE SUBDIVISION MAP
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EXHIBIT B

CONDITIONS OF APPROVAL
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EXHIBIT C

MILL DISTRICT CEQA CERTIFICATE OF DETERMINATION
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Packet Pg. 358 Attachment: 3. RESOLUTION-Lot 2 Tentative Map (SBDV 0004-2024) (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) © ● TE L (707) 542-6451 FA X (707) 542-5212 15 TH I RD STR EE T , SAN TA RO SA, CA 95401 CI VI L EN G I NE E R S UR BAN PLA NN ER S LAN D SU R V EY O R S LA N D SCAP E ARC H ITECT S

VICINITY MAP
NTS
NORTH
LEGEND

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Packet Pg. 359 Attachment: 3. Ex A. Lot 2 Tentative Map (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) Exhibit B

CONDITIONS OF APPROVAL
Mill District Project
Tentative Subdivision Map Application SBDV 0004-2024
Lot 2 of the Final Map of the Mill District
(APN: 002-870-003)
Note: Conditions that are carried forward from the City Council's approval of Tentative Subdivision Map TM 2017-01 for the Mill District Project are shown in italicized text.

General

1. This specific approval is limited to the Tentative Subdivision Map SBDV 0004-2024 and is not intended to serve as an approval of the overall project description that was submitted with the tentative map application.

2. This Tentative Map approval shall become effective concurrent with the effective date of an ordinance adopted by the City Council approving the Fourth Amendment to the Development Agreement (DA 2018-01.04) which identifies 62 residential units for future development on Lot 2.

17.04.160.

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13. This approval does not confer legal status on any existing structure(s) or use(s) on the property unless specifically authorized by this approval.

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on the Project site will meet EPA particulate emissions standards for Tier 4 engines or the equivalent for construction of the Project.

15. During any grading or construction activities on the site, the contractor shall implement the following best management practices that are required of all projects:
(a) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. (b) All haul trucks transporting soil, sand, or other loose material off-site shall be covered. (c) All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
(d) All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph). (e) All roadways, driveways, and sidewalks shall be paved in a timely manner with no undue delay. Building pads shall be laid immediately after grading unless seeding or soil binders are used.
(f) Idling time of construction equipment shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations (CCR))> Clear signage shall be provided for construction workers at all access points.
(g) All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in property condition prior to operation. (h) Prior to issuance of a grading permit, the property owner shall post a publicly visible sign with the telephone number and person to contact at the Planning Department regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations.

17. The Final Map shall be filed within two years from the date of approval of the tentative map or an extension of time shall be requested prior to the expiration date.

18. Prior to recordation of the Final Map and subject to City approval as to form and content, the Owner/Applicant shall include all of the mitigation measures and conditions of approval associated with or required by this Project approval on a separate informational sheet(s) to be recorded with the Final Map. All applicable conditions and mitigation measures for the Project shall be printed on grading and/or building plans.

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21. Condominiums consistent with the Subdivision Map Act and Healdsburg Municipal Code Chapter

Community Development Department

22. The Final Map submitted for review and approval by the City shall be substantially consistent with Tentative Subdivision Map SBDV 0004-2024.

23. Prior to City Council approval of the Final Map, the Owner/Applicant shall submit a Design Review Permit application and applications for any other necessary planning permits for development on Lot 2 and receive Planning Commission approval of said applications. The Final Map shall not be submitted to the City Council for action unless said Design Review permit is approved by the Planning Commission and all appeal periods have been exhausted. The Final Map shall be subject to and consistent with all applicable conditions of the Design Review approval for Lot 2.

24. Prior to City Council approval of the Final Map, the Owner/Applicant shall submit to the City any related modifications to the covenants, conditions, and restrictions (CC&Rs) for the Project that are necessary to ensure conformity with "Planning & Building Department Condition #5 for approval of Tentative Map 2017-01. The updated CC&Rs shall be subject to prior review and approval of the City Attorney.

25. Design review for all twenty-nine (29) Middle Income Units to be constructed on Lot 3 shall be prepared and approved by the City and the building permit for construction of all twenty-nine (29) Middle Income Units on Lot 3 must be issued and all required fees must have been paid by Developer, before or concurrently with the issuance of a building permit for the development and construction of any portion of the sixty-two (62) Market Rate Units on Lot 2.

26. The construction of all twenty-nine (29) Middle Income Units on Lot 3 must be completed and permitted for use and occupancy and available for sale or lease to Middle Income Households before or concurrently with the City’s issuance of a certificate of occupancy for the first Market Rate Unit on Lot 2.

Public Works

26. Fees
a. Public Works engineering and inspection fees for Improvement Plan and Final Map review shall be due and payable at the time of making the first submittal in connection with the Improvement Plans or the Final Map, as applicable.
b. All Public Works Department impact fees shall be due and payable at the time of issuance of building permit(s) for the improvements to which they are applicable, unless otherwise authorized by the City.

27. Final Map
a. The Final Map shall be prepared in accordance with the State Subdivision Map Act, the City's Subdivision Ordinance and City's Public Works Standard Specifications and Details. All parcel or lot boundary dimensions and bearings shall be shown on the Final Map with all parcel or lot corners delineated by durable monument.

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The applicant is responsible for preparing all dedication documents. b. Vacate any unnecessary easements on the final map, as determined by the City Engineer and/or Utilities Director.
c. Prior to approval, the final map requires technical review and approval by the City's contract land surveyor.

29. Low Impact Development/SWPPP
a. The project shall be designed and constructed in accordance with the City's low impact development regulations.
b. Final, construction level, low impact development storm water calculations and plans are required with the submittal of the building permit application construction documents, for both the on-site and off-site areas. This shall include the final SWLID determined worksheet, signed by the applicant.
c. Any trash areas shall be enclosed, covered, plumbed to the sewer and shall not allow stormwater run-on or run-off into/away from the enclosure area.

30. Interior Streets and Parking
a. An encroachment permit from the Public Works Department shall be required for any work done within the public right-of-way, public easement or on public utility.

31. Utilities
a. The Applicant shall submit domestic water use demands with submittal of construction drawings to determine the necessary water service and meter sizes. b. Individual water meters and utility accounts are required for all condominium and common parcels.

32. Miscellaneous
a. Landscaping and irrigation shall be designed and constructed in accordance with the City’s water efficiency requirements. The applicant shall submit Water Efficiency Landscape Ordinance calculations with the landscape plans submitted as part of the on-site improvements and construction drawings submitted with building permits. b. Prior to issuance of any construction permits, the applicant shall submit an application for a Final Map, obtain City Council approval of the Final Map, and the Final Map shall be filed with the County Recorder’s Office.

Community Services

33. The Project will be subject to requirements for park and recreational land as set forth in Chapter

17.04(Subdivisions), Article VIII (Park and Recreational Land) of the Healdsburg Municipal Code.

This Project shall meet the requirements as provided in the Development Agreement.

Fire Department

34. Fire Code: All buildings shall be subject to fire code requirements.

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35. Fire Flow: The minimum fire flow and flow duration for buildings other than one- and two-family dwellings shall be as specified in Table B105.1(2). A reduction in required fire flow of up to 50 percent, as approved is allowed when the building is provided with an approved automatic sprinkler system installed in accordance with other sections of this code. the resulting fire flow shall not be less than 1500 gallons per minute for the prescribed duration as specified in Table B105.1.City Ordinance 1157, Section.B105.2

36. Fire Hydrant: Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 250 feet from a hydrant on a fire apparatus access road, as measured by the approved route around the exterior of the facility or building, on-site fire hydrants and fire mains shall be provided where required by the Fire Code Official. City Ordinance 1157, 507.5.1

37. Fire Hydrant: Fire hydrants shall be located within 100 feet of the FDC, or as approved by the fire code official. City Ordinance 1157, Table C102.1 Footnote g

38. FDC Location: With respect to hydrants, driveways, buildings and landscaping, fire department connections shall be so located that fire apparatus and hose connected to supply the system will not obstruct access to the buildings for other fire apparatus. The location of the fire department connections shall be within 100 feet of a fire hydrant or approved by the fire code official (Also see Section 507.5.1.1). City Ordinance 1157, CFC 912.2

39. Signs: Where required by the fire code official, fire apparatus roads shall be marked with permanent NO PARKING-FIRE LANE signs complying with Figure D103.6 and Fire Prevention Standard No.

3. Signs shall have a minimum dimension of 12 inches (305 mm) wide by 18 inches (457 mm) high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6, City Ordinance 1157, Sec. CFC 503.3, Fire Prevention Standard No. 3.

Electric Department

40. Public utility easements (PUE) are required along the street frontages and at various locations within the development. At a minimum Developer will plan for and provide a 5-foot PUE back of sidewalk on the south and west sides of the planned interior streets. Additional PUEs will be required for necessary electrical equipment. The back two feet of the sidewalk may be used for the dry-utility trench, but additional space is needed behind sidewalk, outside of the normal pedestrian and ADA pathway for utility boxes and fixtures. Placing utility boxes in the sidewalk should be avoided.

SMART

41. The Owner/Applicant shall comply with all requirements of Sonoma Marin Area Rail Transit (SMART), as detailed in the attached letter to the City of Healdsburg from SMART, dated August 17, 2017.

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Packet Pg. 365 Attachment: 3. Ex B. Lot 2 Tentative Map Conditions of Approval (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 1 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com

CERTIFICATE OF DETERMINATION/COMMUNITY PLAN EVALUATION,

Commercial Uses. The three-story commercial, retail, and residential building at the edge of the Redwood Grove (Building A) would provide ground floor commercial and restrooms for the park, in

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Packet Pg. 366 Attachment: 3. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 2 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com addition to housing. The residential units will be located on the upper floors. These uses will provide an active street frontage along Healdsburg Avenue consistent with the CHAP.

An existing and towering stand of redwood trees would be preserved and provide backdrop to the publicly accessible open space and scale to the project as viewed from Healdsburg Avenue.

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Packet Pg. 367 Attachment: 3. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 3 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com The following CEQA streamlining and/or tiering code sections also separately and independently provide bases for CEQA compliance for the project:
• The project is eligible for environmental review in the form of an addendum pursuant to CEQA Section 21166 and CEQA Guidelines Sections 15162 and 15164. • The project is within the scope of the CHAP, which was covered by a Program EIR, and as such no new environmental document is required pursuant to CEQA Guidelines Sections 15162 and 15168.

Determination
I do hereby certify that the above determination has been made pursuant to State and Local requirements.

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Packet Pg. 368 Attachment: 3. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 4 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com project-specific significant effects which are peculiar to the project or its site. Section 15183 specifies that examination of environmental effects shall be limited to those effects that a) are peculiar to the project or parcel on which the project would be located; b) were not analyzed as significant effects in a prior EIR on the zoning action, general plan or community plan with which the project is consistent; c) are potentially significant off-site and cumulative impacts that were not discussed in the underlying EIR; or d) are previously identified in the EIR, but which, as a result of substantial new information that was not known at the time that the EIR was certified, are determined to have a more severe adverse impact than that discussed in the underlying EIR. Section 15183(c) specifies that if an impact is not peculiar to the parcel or to the proposed project, then an EIR need not be prepared for the project solely on the basis of that impact.

CEQA Section 15183 applies to the project since the project meets all of the following conditions. (d)(1)(A) The project is consistent with a community plan adopted as part of a general plan.

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Packet Pg. 369 Attachment: 3. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 5 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com (d)(2) An EIR was certified by the lead agency for the zoning action, the community plan, or the general plan.

The CHAP EIR was certified by the City on January 21, 2014, at which time the majority of the project site was rezoned such that the entire site was designated Mixed Use (MU).

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Packet Pg. 370 Attachment: 3. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 6 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com project would cause significant environmental impacts. Therefore, no supplemental environmental review is required in accordance with CEQA Guidelines Sections 15162 and 15168, as the project is within the scope of the activities contemplated by the CHAP EIR.

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Packet Pg. 371 Attachment: 3. Ex C. CEQA Certificate of Determination (4605 : Mill District 4th DA Amendment and Lots 1, 2, 3 Tentative Maps) 7 North America | Europe | Africa | Australia | Asia www.firstcarbonsolutions.com Table 1: Mill District CHAP EIR Mitigation Measures
Mitigation Measure Applicability Compliance3
A. Air Quality
AQ-4a: Mitigation Measures for New
Sensitive Receptors Located near US
101
Applicable: The project would
include the development of sensitive
land uses within 450 feet of US 101.