Agenda packet — Healdsburg City Council, October 5, 2026 (part 2 of 4)

Appendix C – SilverBlaze – Customer Portal Requirements Supported Browsers:

Browser Verified Version Support
Desktop
MS Edge V104 or better
Google Chrome V100 or better
Firefox V100 or better
Safari V14 or better
Tablet / Mobile
iPhone/iPad The latest iOS version
Android Android 10 and higher
Note: Internet Explorer is not supported
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SilverBlaze Cloud Deployment
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Appendix E – Glossary
Term Description
AMI Advanced Metering Infrastructure (AMI) is an integrated system of smart meters, communications networks, and data management systems that enables two-way communication between utilities and customers.

API Application Programming Interface (API) is a way for two or more computer programs to communicate with each other. It is a type of software interface, offering a service to other pieces of software.

CIS Customer Information Systems is a system for managing information about customers in the context of a Utility’s relationship to those customers.

CSR A Customer Service Representative is the first person most customers communicate with when they have a problem. The Customer Service Representative must handle complaints, provide appropriate solutions for customers, and follow up to resolve any issues their customers experience.

E-Bill E-Bill means the online data access services provided by a Utility to you to enable you to access via the Internet your current and accumulated historic invoices from the Agreement Date.
e-check An e-check works quite a bit like a regular check, but instead of tearing a piece of paper out of your check book, you provide payment information (like your bank account, routing number, and payment authorization) through an e-check authorization form. This prepares your payment to be processed electronically.

MDM Meter Data Management (MDM) refers to software that performs long-term data storage and management for the vast quantities of data delivered by smart metering systems.

PROD
(PRODUCTION)
This is the environment in which the software will be used for customers and the utility’s daily activities. Also known as LIVE.

REST A RESTful API is an architectural style for an application program interface (API) that uses HTTP requests to access and use data. That data can be used to GET, PUT, POST and DELETE data types, which refers to the reading, updating, creating and deleting of operations concerning resources.

Smart Meter A smart meter is an electronic device that records information such as consumption of electric energy, voltage levels, current, and power factor.

Smart meters communicate the information to the consumer for greater clarity of consumption behavior, and electricity suppliers for system monitoring and customer billing.

SOAP Simple Object Access Protocol (SOAP) is a messaging protocol specification for exchanging structured information in the implementation of web services in computer networks. It uses XML Information Set for its message format, and relies on application layer protocols, most often Hypertext Transfer Protocol (HTTP), although some legacy systems Item 6.d
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Term Description
communicate over Simple Mail Transfer Protocol (SMTP), for message negotiation and transmission.

SSL Secure Sockets Layer (SSL) is a standard security technology for establishing an encrypted link between a server and a client—typically a web server (website) and a browser, or a mail server and a mail client (e.g., Outlook).

SSO Single Sign-On (SSO) is an identification method that enables users to log in to multiple applications and websites with one set of credentials.

UAT User Acceptance Testing (UAT) is the last phase of the software testing process. During UAT, actual software users test the software to make sure it can handle required tasks in real-world scenarios, according to specifications
VPN A Virtual Private Network (VPN) establishes a digital connection between your computer and a remote server owned by a VPN provider, creating a point-to-point tunnel that encrypts your personal data, masks your IP address, and lets you sidestep website blocks and firewalls on the internet.

WSDL Web Services Description Language (WSDL) is a standard specification for describing networked, XML-based services. It provides a simple way for service providers to describe the basic format of requests to their systems regardless of the underlying run-time implementation.

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Appendix F – License Terms & Agreement

1. Grant of Licenses
a. Subject to the terms and conditions herein, NorthStar hereby grants to Healdsburg a personal, nonexclusive, non-transferable, and limited right and license to use the Software in object code format on the NorthStar CIS computer system (the “License”) in consideration for the payment of the License fees. All Releases installed by Healdsburg are subject to this License. This License and the other terms and conditions related to this License do not apply to Third Party Software.
b. Healdsburg may duplicate Documentation, at no additional charge, for Healdsburg’s permitted uses so long as all required proprietary markings are retained on all duplicated copies.
c. As between NorthStar and Healdsburg, NorthStar reserves all rights, title, and interest in and to the Software not expressly granted herein and the License specifically excludes all such reserved rights, title, and interest.
d. Any Software furnished by NorthStar in machine-readable form may be copied in whole or in part by Healdsburg for use on the Designated Computer System, access to which by Users can be from any computer terminal, whether internal to or external to Healdsburg‘s facility incorporating the Designated Computer System. To the extent that any temporary files associated with the Software are created during such use on terminals those temporary files are permitted under this License but only for such time that the temporary files are actually required. Healdsburg agrees that the original copy of all Software furnished by NorthStar, and all copies thereof made by Healdsburg are and at all times remain the sole property of NorthStar, as NorthStar Software is licensed, not sold.
e. Any License granted under this SOW permits Healdsburg to: (i) use the Software for its utility billing and related purposes including, but not limited to, performing testing, disaster recovery, disaster testing, training, archival and backup as Healdsburg deems necessary, and (ii) use, copy and modify the Documentation for the purpose of creating and using training materials relating to the Software. Access to and use of the Software by independent contractors of Healdsburg shall be considered authorized use under this Section so long as any such independent contractors are bound by obligations of confidentiality and have been approved by NorthStar in advance of the independent contractors’ access to the Software. Healdsburg shall be responsible for (i) all of the actions of and (ii) any misuse of the Software by any independent contractor. f. Software is licensed for use by the current number of NorthStar CIS customer accounts and on the current operations of Healdsburg. Any material increase in Healdsburg’s business, such as through acquisition of another utility, would require additional licensing.
g. Healdsburg may purchase additional Software Licenses at the time such Licenses become necessary at NorthStar’s then current prices and terms.

2. Term of License
a. The License commences on effective date of the SOW. The license is perpetual and of indefinite duration. Annual support and maintenance for the license must be renewed and kept current to receive product updates, security updates, and bug fixes.

3. Restrictions on Use
a. Healdsburg shall not, and will not allow, direct or authorize (directly or indirectly) any other party to: (i) use the Software for any purpose other than in connection with Item 6.d
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Healdsburg’s primary business or operations; (ii) disassemble, de-compile, reverse engineer, defeat license encryption mechanisms, or translate any part of the Software, or otherwise attempt to reconstruct or discover the source code of the Software except and only to the extent that applicable law expressly permits, despite this limitation; (iii) modify or create derivate works of the Software; (iv) rent, lease, lend, license, sell or use the Software for timesharing or bureau use or to publish or host the Software for others to use; or (v) take any actions that would cause the Software to become subject to any open source or quasi-open source license agreement. Healdsburg shall be wholly liable to NorthStar for any misuse of the Software and these restrictions are absolute except as and only to the extent that this SOW may expressly permit Healdsburg to do otherwise.
b. The Software and related materials supplied by NorthStar are protected by copyright and trademark laws. The Software is licensed and may not be resold by Healdsburg. Any rights not expressly granted herein are reserved. Healdsburg may not obscure, remove or otherwise alter any copyright, trademark or other proprietary notices from the Software and related materials supplied by NorthStar.

4. Ownership of Software and Confidential Information
a. Healdsburg acknowledges that the Software contains proprietary information and Confidential Information of NorthStar which shall, at all times, remain the property of NorthStar.
b. Healdsburg will take the same care to safeguard the Software as it takes to safeguard its own Confidential Information of a like nature and such care shall not be any less than would be taken by a reasonable person to safeguard its own confidential information. c. In order to assist NorthStar with the protection of its proprietary information and Confidential Information and to enable NorthStar to ensure that Healdsburg is complying with its obligations, Healdsburg shall permit NorthStar to visit during normal business hours any premises at which the Software is used or installed and shall provide NorthStar with access to its Software. NorthStar shall provide Healdsburg with reasonable notice of any such audit.

5. Ownership and Disposition of Documents
a. All materials and documents which were developed or prepared by NorthStar for general use, and which are not the copyright of any other party or publicly available, including educational materials, the Software and any other computer applications, shall continue to be the property of NorthStar. The parties agree that no materials or documents are being created for Healdsburg by NorthStar under this SOW as of the effective date.

6. Warranty
a. The Software will substantially perform as described in the Documentation for a period of ninety (90) days from installation if the Software is used in accordance with its documentation, the terms of this License and where Healdsburg has any required programs, and the hardware meets the requirements. Healdsburg’s sole recourse in the event the Software does not conform to the Documentation is the repair and replacement of the Software. In the event an error is discovered in the Software outside the warranty period and the error can be reproduced by Harris, provided Healdsburg has ongoing Support and Maintenance with Harris, Harris will make reasonable commercial efforts to provide Healdsburg with a correction or suitable workaround. Harris reserves the right to correct any defects about which it is made aware and to produce in its sole discretion Software releases at a time of Harris’ own choosing.

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b. Harris shall not be liable for any breach of the foregoing warranties which results from causes beyond the reasonable control of Harris, including:
(i) where the installation, integration, modification or enhancement of the Software was not done by Harris or its authorized agent, or where Healdsburg has taken any action which is prohibited by product documentation or this License.
(ii) any use or combination of the Software with any software, equipment or services not supplied by or on behalf of Harris.
(iii) user error, or other use of the Software in a manner or in an operating environment for which it was not intended or other than as permitted herein. (iv) Healdsburg ’s failure to install a new software update necessary to cure an error or bug, for security or legislative compliance purposes or for such other reasons as Harris may determine in its sole discretion; or
(v) Any other event of force majeure.
c. Exclusions to Warranty
(i) TO THE GREATEST EXTENT PERMITTED BY LAW, THE SOFTWARE IS LICENSED AND ALL OTHER MATERIALS AND SERVICES ARE PROVIDED TO <CUSTOMER> “AS IS” AND THERE ARE NO WARRANTIES, REPRESENTATIONS OR

CONDITIONS, EXPRESSED OR IMPLIED, WRITTEN OR ORAL, ARISING BY

STATUTE, OPERATION OF LAW, COURSE OF DEALING, USAGE OF TRADE OR

OTHERWISE, REGARDING THEM OR ANY OTHER PRODUCT, SERVICE OR MATERIAL PROVIDED HEREUNDER OR IN CONNECTION HEREWITH.
(ii) HARRIS, ITS LICENSORS AND SUPPLIERS DISCLAIM ANY IMPLIED WARRANTIES

OR CONDITIONS REGARDING THE SOFTWARE AND ANY OTHER PRODUCTS,

SERVICES AND MATERIALS PROVIDED HEREUNDER OR IN CONNECTION

HEREWITH, INCLUDING, BUT NOT LIMITED TO, WARRANTIES OF

MERCHANTABLE QUALITY, MERCHANTABILITY, DURABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE OR NON-INFRINGEMENT.
(iii) HARRIS DOES NOT REPRESENT OR WARRANT THAT THE SOFTWARE SHALL

OPERATE ERROR FREE OR IN THE COMBINATIONS SELECTED, THAT IT SHALL MEET ANY OR ALL OF <CUSTOMER>’S PARTICULAR REQUIREMENTS, OR THAT ALL ERRORS OR DEFECTS IN THE SOFTWARE CAN BE FOUND OR CORRECTED.

NO AGREEMENTS VARYING OR EXTENDING ANY EXPRESS WARRANTIES SET

FORTH IN THIS LICENSE SHALL BE BINDING ON EITHER PARTY UNLESS IN WRITING AND SIGNED BY AN AUTHORIZED SIGNING OFFICER OF HARRIS. d. Healdsburg and Harris recognize that circumstances may arise entitling Healdsburg to damages for breach or other fault on the part of Harris arising from this License.

The parties agree that in all such circumstances Healdsburg’s remedies and Harris’ liabilities will be limited as set forth below and that these provisions will survive notwithstanding the termination or other discharge of the obligations of the parties under this License.
(i) BOTH PARTIES AGREE THAT HARRIS’ ENTIRE LIABILITY (UNDER CONTRACT OR IN

TORT INCLUDING FUNDAMENTAL BREACH, NEGLIGENCE, STRICT LIABILITY OR OTHERWISE),

IF ANY, FOR ANY DAMAGES RELATING TO OR ARISING UNDER THIS LICENSE SHALL NOT EXCEED IN THE AGGREGATE FEES PAID TO HARRIS BY <CUSTOMER> UNDER THIS Item 6.d
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AGREEMENT IN THE TWELVE (12) MONTH PERIOD PRIOR TO THE TIME THAT THE CLAIM AROSE.
(ii) IN ADDITION TO THE FOREGOING, HARRIS SHALL NOT BE LIABLE FOR ANY

CONSEQUENTIAL, INCIDENTAL, INDIRECT, EXEMPLARY, PUNITIVE, OR SPECIAL DAMAGES

WHATSOEVER, INCLUDING BUT NOT LIMITED TO LOST REVENUE OR LOSS OF PROFITS, LOSS

OF BUSINESS, LOSS OF DATA, FAILURE TO REALIZE EXPECTED SAVINGS, OR COST OF

SUBSTITUTE GOODS OR SERVICES ARISING OUT OF OR IN CONNECTION WITH THIS LICENSE, EVEN IF <CUSTOMER> HAS BEEN ADVISED OF THE LIKELIHOOD OF THE OCCURRENCE OF

SUCH LOSS OR DAMAGES AND NOTWITHSTANDING ANY FAILURE OF ESSENTIAL PURPOSE OF ANY LIMITED REMEDY.
(iii) CLAUSES (i) AND (ii), ABOVE, SHALL APPLY IN RESPECT OF ANY CLAIM, DEMAND OR

ACTION BY A PARTY IRRESPECTIVE OF THE NATURE OF THE CAUSE OF ACTION

UNDERLYING SUCH CLAIM, DEMAND OR ACTION, INCLUDING, BUT NOT LIMITED TO, BREACH OF CONTRACT, RESCISSION OF CONTRACT, OR TORT.
e. The parties hereby confirm that the waivers and disclaimers of liability, releases from liability, limitations and apportionments of liability, and exclusive remedy provisions expressed throughout this License shall apply even in the event of default, negligence (in whole or in part), strict liability or breach of contract of the person released or whose liability is waived, disclaimed, limited, apportioned or fixed by such remedy provision, and shall extend to such person’s affiliates and to its shareholders, directors, officers, employees and affiliates

7. Miscellaneous
a. This License shall constitute the entire agreement between the parties hereto with respect to the subject matter hereof, and supersedes and replaces any previous conflicting terms, written or oral, with respect to the issues addressed herein. b. Neither party may assign any of its rights or duties under this License without the prior written consent of the other party, such consent not to be unreasonably withheld, except that either party may assign to a successor entity in the event of its dissolution, acquisition, and sale of substantially all of its assets, merger or other change in legal status. The License shall inure to the benefit of and be binding upon the parties and their respective successors and permitted assigns.
c. This License shall be governed by the laws of Ontario, Canada, without reference to the conflicts of law principles thereof; provided, however, that the Uniform Computer Information Transaction Act will not apply even if adopted as part of the laws of said State or Province. The United Nations Convention on Contracts for the International Sale of Goods (UNCCISG) does not apply to this License.
d. Section and other headings in this License are for reference purposes only and do not describe, interpret, define or limit the scope or extent of any provision hereof. e. The invalidity or unenforceability of any provision contained in this License shall not affect the validity or enforceability of any other provision or covenant. Any such invalid provision or covenant shall be deemed modified to the extent necessary in order to render it valid and enforceable; if such provision may not be so saved, it shall be severed, and the remainder of this License shall remain in full force and effect.

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CITY OF HEALDSBURG

CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: October 5, 2026
SUBJECT: Workforce and Middle-Income Housing Policy Findings PREPARED BY: Stephen Sotomayor, Housing Director
STRATEGIC INITIATIVE(S):
 Expand Affordable Housing Opportunities
RECOMMENDEDACTION(S):

Adopt a Resolution reaffirming the need for workforce and middle-income housing and recognizing community-based efforts to advance existing City housing objectives.

COMMUNITY ENGAGEMENT/OUTREACH:

This item will be considered at a public City Council meeting with an opportunity for public comment. The subject has also been discussed through the Housing Element Work Group and prior public City Council presentations.

BACKGROUND:

The City has been working to address workforce and middle-income housing needs for more than a decade. In 2015, the City Council established the Community Housing Committee to examine affordable and workforce housing needs. The committee’s work resulted in the Housing Action Plan, which identified middle-income housing as a distinct community need. This work continued through the adoption of a revised Housing Action Plan in 2018.

In November 2018, Healdsburg voters approved Measure P, a local ballot measure allowing an average of up to 50 additional income-restricted multifamily rental homes per year, with no more than 150 homes over three years, for households earning up to 160 percent of area median income.

In March 2020, voters approved Measure H, which extended this authorization to qualifying income-restricted ownership homes. Both ballot measures received broad community support and demonstrated the community’s interest in creating additional housing opportunities for local workers and middle-income households.

In 2021, City Council established the Housing Element Work Group to assist with preparation of the 2023–2031 Housing Element and consideration of related policy questions. Through Resolution No. 171-2022, City Council directed further study of housing needs and funding, Item 6.e
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middle-income homeownership, downtown housing capacity, and the Growth Management Ordinance.

On May 1, 2023, City Council adopted the 2023–2031 Housing Element. On June 29, 2023, the California Department of Housing and Community Development certified the Housing Element.

The Housing Element includes several policies and programs directly related to the need for workforce and middle-income housing:
 Policy 3.4 directs the City to expand housing opportunities for middle-income households.  Policy 4.8 calls for moderate- and middle-income ownership housing in cooperation with the Housing Land Trust of Sonoma County or similar organizations.  Housing Program 3 directs the City to pursue site acquisition and land banking and to consider establishing or supporting a housing trust or community development corporation.  Housing Program 5 recognizes that producing housing for households earning up to 160 percent of area median income is difficult because of high land and development costs and limited subsidy sources. It identifies mixed-income development, land-trust models, employer partnerships, subsidy tools, and opportunity sites as potential implementation strategies and calls for facilitating at least 50 middle-income ownership homes before 2030.

In December 2023, following adoption and certification of the Housing Element, the Housing Element Work Group reviewed the methodology and preliminary results of the Housing Needs Calculator. The analysis examined local employment, wages, housing costs, and the number of additional homes needed to increase the share of people who work in Healdsburg and can also live in the community.

The City Council’s adopted housing goals also include facilitating exploration of a community housing land trust to secure land for future housing needs and expand moderate- and middleincome housing opportunities.

On March 3, 2025, consistent with that goal, City Council received a presentation on housing trust funds and land-trust models as potential tools for implementing the City’s adopted housing policies.

On March 2, 2026, a community group returned to City Council to present its plans for an independent nonprofit housing organization. In April 2026, the group incorporated the Healdsburg Housing Trust as an independent California nonprofit public benefit corporation. The organization is now pursuing recognition under Internal Revenue Code section 501(c)(3).

The City did not form the organization and has participated only in a facilitative and informational capacity.

DISCUSSION/ANALYSIS:

Why the Housing Need Remains
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remain essential, but they do not fully address households that earn too much to qualify for conventional affordable housing programs and still cannot afford the local market. The gap includes local workers and moderate- and middle-income households earning between 80 and 160 percent of Sonoma County AMI. Public funding and conventional affordable housing financing are limited for this segment, particularly when high land costs must also be absorbed.

The Housing Needs Calculator, prepared by Economic & Planning Systems, Inc. (EPS) for the City of Healdsburg in 2023, illustrates the scale of the problem. It found that only 842 of the 5,613 primary jobs located in Healdsburg in 2020 were held by City residents, approximately 15 percent, compared with 24.5 percent in 2002. The study also showed that many of Healdsburg's largest occupational groups earn substantially less than the income needed to purchase a median-priced home. Under the EPS 2023 assumptions, a household needed approximately $190,000 annually to purchase a $1.038 million median-priced home, more than 160 percent of the applicable threeperson AMI benchmark.

The consequences extend beyond individual housing costs. A July 17, 2025, San Francisco Chronicle analysis of Census data reported that the share of Healdsburg residents under age 18 declined from 25 percent in 2009 to 17 percent in 2023, the largest decline among Bay Area cities with at least 10,000 residents. The article connected the trend to housing cost and availability and described the difficulty experienced by younger families, service workers, teachers, firefighters, and nurses seeking to live in the community. This is consistent with the City's own findings that workforce housing affects community continuity, schools, employers, and public services.

Purpose and Effect of the Resolution
The Healdsburg Housing Trust requested that the City Council adopt a resolution containing findings to support its application for federal tax-exempt status. Federal guidance provides an established safe harbor for certain charitable housing activities serving lower-income households.

Because the Healdsburg Housing Trust also intends to address workforce and middle-income housing needs outside those conventional limits, its application relies in part on a separate charitable basis: lessening the burdens of government.

Under this standard, the record must demonstrate that the proposed non-profit activities would advance a governmental function or policy objective already recognized by the City and that the organization would meaningfully assist the City in advancing that objective. The proposed resolution brings together the City’s existing policy record, including the Housing Action Plan, Housing Element, Council goals, EPS analysis, and prior public actions. It does not establish a new policy or expand the City’s role; it documents housing needs and objectives the City Council has previously identified and adopted.

The resolution also recognizes that community-based land acquisition and banking, private and philanthropic funding, partnerships, project coordination, and long-term affordability stewardship could help advance the City’s existing Housing Element programs while reducing financial and administrative demands on limited municipal resources.

The Internal Revenue Service, not the City, will determine whether the organization qualifies for federal tax-exempt status. Adoption of the resolution would not:

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 Endorse or designate a particular organization to act on behalf of the City;  Establish a new City housing program or direct additional staffing or reporting;  Commit City funding, property, or services;
 Approve a housing project, agreement, or formal partnership; or  Amend land-use regulations, income eligibility standards, or affordability requirements.

Any future request involving City funding, property, services, regulatory assistance, or a formal partnership would return to the City Council for separate consideration and any required approvals.

ENVIRONMENTAL STEWARDSHIP:

Not applicable.

ALTERNATIVES:

The City Council may decline to adopt the resolution or direct staff to revise the proposed findings.

FISCAL IMPACT:

There is no fiscal impact associated with adopting the proposed resolution. No funding or other City commitment is requested.

ENVIRONMENTAL ANALYSIS:

Adoption of resolution with policy findings does not constitute a project under the California Environmental Quality Act pursuant to CEQA Guidelines section 15378(b)(5), because the action is administrative and will not result in a direct or indirect physical change in the environment.

ATTACHMENT(S):

Resolution
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CITY OF HEALDSBURG
RESOLUTION NO. ____-2026

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

HEALDSBURG REAFFIRMING THE NEED FOR

WORKFORCE AND MIDDLE-INCOME HOUSING AND

RECOGNIZING COMMUNITY-BASED EFFORTS TO

ADVANCE EXISTING CITY HOUSING OBJECTIVES
WHEREAS, the availability of housing affordable to households across a range of incomes is essential to Healdsburg's community stability, economic diversity, local workforce, schools, businesses, and public services; and
WHEREAS, the City has long recognized a gap between housing available through conventional income-restricted programs and housing attainable in the private market, including homes for households earning more than 80 percent and up to 160 percent of Sonoma County area median income (AMI), adjusted for household size; and
WHEREAS, the City Council established the Community Housing Committee (CHC) in 2015 to examine affordable and workforce housing needs, and that work identified middle-income housing as a distinct unmet community need; the Council subsequently reestablished the CHC through Resolution No. 28-2017 and adopted the revised Housing Action Plan on February 5, 2018; the Housing Action Plan and related public process addressed middle-income housing, growth management, housing types, funding, and partnerships with nonprofit developers and housing trusts; and
WHEREAS, Healdsburg voters demonstrated broad community support for expanding workforce and middle-income housing opportunities by approving Measure P in November 2018, which allowed, under the City’s voter-approved Growth Management Ordinance, an average of up to 50 additional income-restricted multifamily rental homes annually, not to exceed 150 homes over three years, for households earning up to 160 percent of area median income; and by approving Measure H in March 2020, which extended that authorization to qualifying incomerestricted for-sale homes; and WHEREAS, the Council established the Housing Element Work Group (HEWG) on June 7, 2021, and through Resolution No. 171-2022 approved further study of housing needs and funding, middle-income homeownership, downtown housing capacity, and the Growth Management Ordinance; and
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WHEREAS, the City Council adopted the 2023–2031 Housing Element on May 1, 2023, and the California Department of Housing and Community Development certified it on June 29, 2023; Policies 3.4 and 4.8 support middle-income housing opportunities and cooperation with land-trust organizations; Program 3.2 identifies site acquisition and land banking, including consideration of a housing trust or community development corporation; and Program 5.4 recognizes limited public subsidies and high land and development costs as barriers, identifies land-trust models, employer partnerships, and other financing tools, and calls for facilitating at least 50 middle-income ownership homes before 2030; and WHEREAS, the November 2023 Housing Needs Calculator prepared by Economic & Planning Systems, Inc. (EPS) reported that only 842 of the 5,613 primary jobs located in Healdsburg in 2020, approximately 15 percent, were held by Healdsburg residents, a decline from

24.5 percent in 2002 and evidence of a growing disconnect between local employment and local residency; and
WHEREAS, using separate JobsEQ employment estimates for the first quarter of 2023, the Housing Needs Calculator found that more than one-third of Healdsburg’s jobs were in food preparation and serving, sales, and office and administrative support, with reported annual wages ranging from approximately $37,400 to $51,300; other important local occupations, including education and construction, also had wages substantially below the income needed to purchase a home in Healdsburg; and
WHEREAS, at the time of the analysis, the Housing Needs Calculator estimated that a household would need approximately $190,000 in annual income to purchase the median-priced Healdsburg home, an amount above 160 percent of area median income and beyond the reach of many local workers and two-earner households that do not qualify for traditional affordable housing programs; and
WHEREAS, the Housing Needs Calculator estimated that approximately 895 additional homes would be needed over the modeled 2023–2031 period to enable 30 percent of the people working in Healdsburg to also live in the community, illustrating the scale of the City’s workforce housing need; and
WHEREAS, Census Bureau 2020-2024 estimates show a Healdsburg median household income of $103,554, a median owner-occupied home value of $950,100, and median gross rent of $2,158 per month; and
WHEREAS, the State publicly announced Healdsburg's Prohousing designation on January 31, 2024, recognizing the City's efforts to facilitate housing production; and Item 6.e
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WHEREAS, the 2024 Downtown Housing Capacity Study identified high demand, limited supply, and the then-applicable 16-unit-per-acre density limit as barriers to workforce housing; the study and companion analysis examined how regulatory changes could make additional homes feasible, and the study recommended considering targeted relief from the Growth Management Ordinance; and
WHEREAS, a May 6, 2024, City Council staff report noted that no new middle-income multifamily homes had been constructed during the six years following approval of Measure P; later that year, Measure O proposed targeted changes to the Growth Management Ordinance intended to encourage multifamily housing along the Healdsburg Avenue corridor but was not approved by voters; together, these efforts demonstrate that regulatory authorization alone has not been sufficient to produce middle-income housing; and
WHEREAS, the City Council’s adopted housing goals include facilitating exploration of a community housing land trust to secure land for future housing needs and expand moderate- and middle-income housing opportunities; on March 3, 2025, the Council received a presentation on housing trust funds and land-trust models, followed by a community-led presentation on March 2, 2026, regarding formation of an independent nonprofit housing organization; and WHEREAS, the City’s Housing Element and related plans and studies recognize that municipal resources and regulatory actions alone cannot meet the full range of the community’s housing needs; community-based organizations can contribute land, private and philanthropic resources, partnerships, and project coordination to help implement the City’s adopted housing objectives and address housing needs identified through the state-mandated Regional Housing Needs Allocation (RHNA) process;
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Healdsburg affirms as follows:

Section 1. Existing Housing Need and Municipal Purpose
The foregoing recitals are incorporated into this Resolution as findings. Addressing the documented shortage of workforce and moderate- and middle-income housing is a longstanding municipal purpose and adopted policy objective reflected in the City’s Housing Element, housing programs, and Council goals. These efforts remain important to the community’s economic and social well-being.

Section 2. Contribution of Community-Based Housing Efforts The Council recognizes that community-based land acquisition and banking, coordination of private and philanthropic resources and partnerships, project coordination, and long-term affordability stewardship may help advance existing Housing Element Programs 3.2 and 5.4.

When undertaken in support of those programs, these activities may assist the City in advancing Item 6.e
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its adopted housing objectives and reduce the financial and administrative demands placed on limited municipal resources.

Section 3. Scope and Limitations
This Resolution affirms existing City housing objectives. It does not establish a new housing program or commit to establishing any new program(s); direct additional staffing or reporting; commit City funding, property, or services; approve a project or agreement; designate or authorize any organization to act on behalf of the City; or amend existing land-use regulations, income eligibility standards, or affordability requirements.

PASSED AND ADOPTED by the City Council of the City of Healdsburg, this 5th day of October, 2026, by the following vote:

SO ORDERED: ATTEST:

J. Chris Herrod, Mayor Raina Allan, City Clerk
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CITY OF HEALDSBURG

CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: October 5, 2026
SUBJECT: Appeal of The Hudson, 359 Hudson Street
PREPARED BY: Ellen McDowell, Senior Planner
STRATEGIC INITIATIVE(S):

Economic Diversity and Sustainable Growth
Affordable Housing
Effective Governance
RECOMMENDED ACTION(S):

Adopt a Resolution (Attachment 1) denying an appeal (APPL-0001-2026), affirming the Planning Commission’s approval of Conditional Use Permit CUP-0001-2026 and density bonus for a project located at 359 Hudson Street, consisting of a 67-unit senior living and memory care facility, 10 affordable housing units and associated site improvements (APN-002-291-033), and amending Condition of Approval 1 to reflect updated plans for the 10 affordable housing units.

COMMUNITY ENGAGEMENT/OUTREACH:

The City published proper notice of this City Council public hearing, including in the Healdsburg Tribune, mailed notice to property owners within 300’ of the proposed project’s property boundary, and notice was provided on site.

BACKGROUND:

On April 2, 2025, the applicant held a community meeting on site, at which members of the public were provided preliminary information about the potential project.

On April 8, 2025, the Planning Commission held a workshop where they reviewed and offered initial feedback on the proposed project.

On October 3, 2025, the City received a Housing Accountability Act (HAA) application for the project. The application included the project proposal, site plan, initial elevations, and proposed colors and materials.

On February 10, 2026, the City received a formal application for the proposed project, which included a Major Design Review, Conditional Use Permit, Tentative Map, requested density bonus and associated incentives and waivers (the “Project”).

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On June 3, 2026, City staff determined the application for the Project was complete.

On July 4, 2026, City staff deemed the Project consistent with applicable standards pursuant to the HAA.

On August 11, 2026, the Planning Commission, after conducting a duly noticed public hearing, approved the Project and found it exempt from the California Environmental Quality Act (CEQA) by a vote of 5-0.

On August 20, 2026, appellants submitted a timely appeal (“Appeal”) of the Planning Commission’s approval of the Conditional Use Permit and density bonus (Attachment 2).

PROJECT DESCRIPTION:

The Project comprises a Continuing Care Retirement Community (CCRC) (senior housing and residential care facility) and affordable housing development at 359 Hudson Street. The Project would redevelop the approximately 3.61-acre site with a four-story senior living building containing 67 independent and assisted living units, an associated single-story six-bed memory care building with one manager's unit, and a separate parcel containing 10 deed-restricted affordable housing units.

The Project includes subdivision of the property into two parcels, one for the senior living community and one for the affordable housing component, together with associated site improvements, landscaping, parking, pedestrian circulation, utilities, and open space.

The senior living community is designed to provide housing and supportive services for older adults, including assisted living and memory care, along with resident amenities such as dining facilities, recreational spaces, wellness areas including a medical suite for home-health visits, landscaped courtyards, and outdoor gathering areas. The Project application expressly states that the Project will not include skilled nursing services.

The affordable housing component consists of 10 rental units, including eight units affordable to very-low-income households and two units affordable to low-to-moderate income households, supported by on-site parking and residential amenities. Usually, the City’s Inclusionary Housing Ordinance (IHO) would require a housing project to provide larger affordable units and a broader mix of bedroom counts but, here, the applicant requested a concession/incentive under State Density Bonus Law to permit smaller affordable units and eliminate the City’s Inclusionary Housing Ordinance’s requirement. At the Planning Commission hearing, multiple Planning Commissioners encouraged the applicant to increase the unit sizes.

In response to the Planning Commission and community concerns raised at the August 11, 2026 Planning Commission meeting, the applicant has since proposed to increase the size of the affordable housing units from approximately 380 square feet to approximately 700 square feet. To do so, the applicant proposes to add an additional story to the affordable buildings, while keeping them within the allowable 40’ height limit for the MU Zoning District. As proposed, all of the affordable units will include one bedroom and 1.5 baths per unit, and the onsite parking count will Item 7.a
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remain the same. The applicant has proposed no changes to the senior living community. Revised plans are included as Attachment 6.

The Project includes a 50% density bonus, three incentives and concessions, and multiple waivers of development standards pursuant to State Density Bonus Law.

SITE AND VICINITY DESCRIPTION:

The Project site is located at 359 Hudson Street on the north side of Hudson Street. The site consists of approximately 3.61 acres and is the former Healdsburg Lumber location. The site is fully developed, relatively flat and is served by existing public streets and municipal water, wastewater, and storm drainage infrastructure.

The Project site is a split zoned parcel with zoning designations as Mixed Use and R-1-6,000 and Mixed Use (MU) and Medium Density Residential (MR) General Plan Land Use Designations, respectively.

The surrounding area is characterized by a mix of residential and commercial uses. Single-family residential neighborhoods are located to the north, west, and east. Commercial and mixed-use development is located to the east and south. The Project site is within walking distance of the downtown commercial district, public parks, transit services, and other neighborhood-serving amenities and uses.

The site is located within an established neighborhood where a range of housing types and community services already exist. The proposed redevelopment of the underutilized Project site is intended to provide additional housing opportunities within the City.

Figure 1
STANDARD OF REVIEW:

The City Council’s review of the appeal is de novo. In considering the Appeal, the City Council may consider the administrative record and additional evidence offered before or at the hearing and may affirm, reverse, or modify, in whole or in part, the action appealed. The City Council may also make or substitute additional decisions or determinations as warranted under the Healdsburg Municipal Code and consistent with State law.

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DISCUSSION/ANALYSIS:

The Planning Commission approved the Project on August 11, 2026. In doing so, the Planning Commission found the Project to be consistent with the General Plan and Healdsburg Land Use Code (zoning code), as well all applicable development standards. After approval, a timely Appeal was filed. The Appeal’s assertions and staff’s response are provided below.

Appeal Issues and Staff Response
Appeal Issue No. 1
“The Hudson is not a conditionally permitted use under the applicable zoning ordinances.” Appellants claim that the Project is not a conditionally permitted use because it is a Residential Care Facility for the Elderly (“RCFE”) and includes memory care and an on-site medical suite, and therefore constitutes a medical use that is not permitted in the MU or R-1-6,000 districts. The Appellants contend that these components go beyond the City’s definition of “residential care, general,” which is allowed in the MU and R-1-6,000 zones by CUP. Further, the Appellants contend that, prior to approval, the City was required to adopt a zoning overlay expressly authorizing senior housing components such as assisted living and memory care, similar to the zoning overlay adopted in advance of the City’s approval of the North Village project (which includes Enso Village, another senior living/assisted living/memory care project in the City). .

Staff’s Response:

Appellants’ assertion is incorrect. The Healdsburg Land Use Code expressly allows “residential care, general” uses with a Conditional Use Permit in the MU and R-1-6,000 zones. Residential care, general is defined as “a State-licensed facility, place or structure that is maintained and operated to provide non-medical residential care, day treatment or foster agency services for seven or more adults and/or children as defined in the California Health and Safety Code. This use includes the administration of limited medical assistance (e.g., dispensing of prescribed medications).” (HMC § 20.28.310.) The Project is a Continuing Care Retirement Community (CCRC), a subset of RCFEs. The Applicant has stated that the Project will provide housing and residential services, and not skilled nursing or medical care beyond “limited medical assistance.” The application expressly states that the project will not provide skilled nursing services.

Operationally, the Project will be required to comply with the Land Use Code’s use definition and requirements meaning that, if the Project provides services beyond those authorized in the zoning code and the CUP, the City could initiate revocation proceedings.

The fact that the Project includes residential intake and periodic assessments, memory care, and an on-site medical suite for home health purposes does not change the Project's zoning classification. The record indicates that the medical suite will not be staffed by Project personnel and instead will be available for residents to receive occasional visits from their own personal medical providers. The Planning Commission therefore appropriately concluded that these features do not transform the Project into a prohibited medical use.

Periodic residential assessments also do not change the Project’s zoning classification. The record indicates that assessments would help ensure that residents who do need skilled nursing or medical care are transferred to another facility capable of providing said care. Further, there is nothing in the record that indicates that the Project proposes any use beyond “residential care, general.” The Item 7.a
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record does contain, and the Appeal offers additional opinion regarding whether Applicant is accurately describing the care it will be providing, or whether the Project will provide care in addition to that which is described in the application. However, the City’s decision must be based on substantial evidence in the record, not speculation.

As to the Enso Village project, “residential care, general” was already a conditionally permitted use in the applicable zoning district. The North Entry Area Plan (“NEAP”) Overlay added development standards to encourage senior housing and a comprehensive development plan. The NEAP did not create the underlying permission for the CCRC or RCFE use. Residential Care, General uses were already allowed with a CUP; adoption of the NEAP had no impact on the fact that Residential care, general was an allowed use in the CUP, just as it is here. Just as the City did not need a zoning overlay to issue a CUP for the Enso project, it does not need a zoning overlay to issue a CUP for this project.

The Enso Village project was part of a larger mixed use master development, and included 221 independent senior living units as well as 54 assisted living/memory care beds, and pursuant to the “residential care, general” zoning designation and development standards in the NEAP Overlay, sought and was granted a Major Design Review and Major Conditional Use Permit. In granting the Enso Village CUP, the Planning Commission found:
“The proposed Project has a use type designation of “residential care, general” in the Land Use Code. Both the use type and the Project location are consistent with the Mixed Use (MU) District and the North Entry Area Plan (NEAP) Overlay as established in the Land Use Code. As detailed in the staff report for Major Design Review Permit DR 2020-09 and Exhibit 17 (Land Use Code Consistency Analysis), the Enso Village Project complies with the applicable development standards of the Land Use Code.” (Enso Village 11/17/2020 Staff Report, p. 11.)
The proposed Project proposes the same types of uses as Enso Village. Accordingly, staff has processed this Project in a manner consistent with the approach for Enso Village.

The Project was therefore appropriately approved by the Planning Commission.

Appeal Issue No. 2
“The Hudson’s Density Bonus application is insufficient because it lacks a marketing plan.” Appellants claim that the Project’s density bonus application is incomplete because it did not include the required marketing plan, income-verification methods, and financing mechanism for the affordable housing units.

Staff Response:

The absence of a marketing plan did not make the density bonus application insufficient or prevent approval. Although the Healdsburg Land Use Code calls for a marketing plan, State Density Bonus Law prohibits the City from making such an additional submission a prerequisite to reviewing or approving a density bonus. Accordingly, the City’s published application checklist omits this requirement. The City has nevertheless addressed the substance of the requirement through Item 7.a
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Condition of Approval No. 24, which requires the applicant submit a marketing plan along with an approved affordable housing agreement, which will be recorded and run with land, before issuance of the first Certificate of Occupancy.

The Planning Commission correctly concluded that the density bonus could properly be approved without a marketing plan at the application stage because State law preempts treating the plan as a prerequisite, while the City preserved the substantive requirement through a condition of approval.

Later Correspondence from Appellants
After filing the Appeal on August 20, 2026, Appellants submitted several additional items of correspondence to the City. These items were submitted after the appeal deadline, but have nevertheless been included in the record and are summarized and addressed as follows:

1. August 31, 2026 Letter to Planning Commission
Appellants request that the Planning Commission revoke the CUP pursuant to HMC Section

20.28.195(E)(1), asserting that the CUP approval was based on erroneous or misleading information provided by the Applicant. The letter provides examples of job postings and staffing materials that Appellants contend demonstrate that the Project will provide medical care that exceeds the Project’s zoning, according to Appellants’ interpretation of the City’s Land Use Code.

Staff Response:

The Planning Commission’s August 11, 2026 approval of the CUP is the subject of the current appeal to the City Council, and remains pending. There is currently no CUP to revoke.

Moreover, the cited job postings appear to concern the Applicant’s general California operations or identify positions at other facilities operated by the Applicant. One job posting appears to be from 2015. The cited job postings do not mention the Project or Project site and do not establish that medical staff will be employed at the Project, or that any such staff would be hired to provide medical services beyond the “limited medical assistance” allowed for under the Residential Care, General zoning designation. The Appellants’ conclusions regarding the nature of services to be provided at the Project appear speculative and do not establish that the information presented to the Planning Commission during the August 11, 2026 meeting was false or misleading.

2. August 31, 2026 Letter to City Council
Appellants’ letter to the City Council attached the letter discussed in No. 1, above, and requested that the City Council postpone consideration of this Appeal until the Planning Commission considers the Appellants’ request to revoke the CUP.

Staff Response:

Appellants’ request is based on the same materials discussed above, including job postings and staffing materials that concern Applicant’s general operations or other facilities operated by the Applicant. The materials do not establish that medical services beyond “limited medical assistance” will be provided at the Project. Appellants’ characterization of these materials as establishing false statements is speculative and, as stated above, do not meet the standard for “substantial evidence”.

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3. September 8, 2026 Letter to Planning Commission, with Copy to City Council Appellants’ correspondence reiterates their contention that Applicant’s testimony during the August 11, 2026 Planning Commission meeting was false, and cites additional job postings and records concerning Applicant’s other facilities – principally the Varenna facility in Santa Rosa – as additional support for Appellants’ contention that the Project’s CUP should be revoked.

Staff Response:

The cited postings concern positions at Varenna and Park View Place, or Applicant’s broader operations, and do not establish that the Project would provide medical services or care beyond “limited medical assistance” as allowed by the Residential Care, General zoning designation.

Similarly, the cited Department of Social Services records appear to concern alleged operational deficiencies at Varenna, and do not discuss land use deficiencies of the Project, or establish that information provided to the Planning Commission regarding the Project was false or misleading.

While the materials may describe services provided at other facilities operated by the Applicant, they do not provide evidence that the Project was misrepresented.

4. September 24, 2026 Submission to City Council
Appellants contend that other facilities operated by the Applicant employ licensed Registered Nurses and Licensed Vocational Nurses who provide health assessments and treatment of certain conditions, and that this constitutes professional medical care beyond the “limited medical assistance” allowed under the Residential Care, General use. Appellants again contend that job postings for positions at other facilities operated by Applicant contradict testimony provided by Applicant at the August 11, 2026 Planning Commission meeting regarding staffing and medical services at the Project.

Further, Appellants interpret California RCFE statutes and regulations as distinguishing between “limited medical assistance,” such as assistance with medications and routine medical services, and professional medical care provided by licensed personnel. Appellants contend that the Healdsburg Municipal Code permits only the former in the applicable zones and that professional medical care therefore falls outside the conditionally-permitted residential care use.

Staff Response:

Staff agrees that the Healdsburg Municipal Code limits the level of medical care in Residential care, general uses to “limited medical assistance,” such as assistance with medications and routine medical services. Professional medical services, such as those provided by doctors’ offices, skilled nursing facilities, and hospitals, would fall outside the conditionally-permitted residential care use.

However, the Project does not propose skilled nursing, doctor or hospital care. The Project includes an onsite medical suite; however, the record indicates that the medical suite will be for the use of residents to receive visits from their own personal doctors and nurses, similar to home health or doctor house calls. As above, the Planning Commission appropriately concluded that these features do not transform the Project into a prohibited medical use. Periodic residential assessments also do not change the Project’s zoning classification. The record indicates that assessments would help ensure that residents who need skilled nursing or medical care are appropriately transferred to another facility capable of providing said care. Again, there is nothing in the record, aside from speculation, that indicates that the Project proposes any use beyond “residential care, general.” Item 7.a
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Appellants also provide job postings and resident-assessment materials from other facilities operated by the Applicant. These materials do not necessarily reflect the specific services, staffing or operational practices of the Project. Similarly, the fact that the Applicant employs nurses does not establish that this particular Project will provide medical care and thus constitutes a different land use under the City’s zoning code.

Having reviewed the additional materials, staff does not find that the information presented establishes that the CUP was approved based on erroneous or misleading information, or that the proposed use is inconsistent with the applicable zoning regulations.

Additional Submission from Applicant:

On September 28, 2026, Applicant submitted updated Project plans that show larger affordable units in response to concerns raised by City staff, the Planning Commission and the public. The proposed changes increase the size of the affordable housing units from approximately 380 square feet to approximately 700 square feet and will comprise all one-bedroom units with 1.5 baths per unit.

The submitted plans show that this increased size would be accomplished by adding an additional story to the two affordable housing buildings, bringing the overall height of those buildings to approximately 33 feet. This would still be under the 40 foot height limit for the MU zone. The overall building footprints and onsite parking count would remain the same. No changes to the number of affordable units or their affordability levels are proposed. No changes are proposed to the senior residential community.

In addition, the Applicant submitted correspondence from its CEQA consultants that these modifications would not result in any new or increased environmental impacts, and that the Project would still qualify for a Class 32 CEQA Exemption (Infill).

In addition, the Applicant submitted a marketing plan.

These items have been included in the record and are attached to this Staff Report.

Staff Response:

Staff has reviewed the updated plans and CEQA documents and determined that they require no changes to the Project approval findings, including the CUP, Design Review, Density Bonus and Tentative Map, or the CEQA determination. In addition, the updated plans more closely align with the goals of the City’s Inclusionary Housing Ordinance.

To ensure that the Project implements the updated plans showing larger affordable units, Staff recommends amending Condition of Approval 1 as follows:

The project shall be developed in accordance with the architectural and landscape plans dated July 29, 2026, including the height revision, all as approved by the Planning Commission on August 11, 2026, with the exception of the ten affordable units, which shall be developed in Item 7.a
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accordance with the plans date-stamped September 29, 2026 and approved by the City Council on October 5, 2026, except as conditioned or modified herein.

HCD Correspondence
On September 28, 2026, the City received email correspondence from the California Department of Housing and Community Development (HCD) regarding the Project and this Appeal. In its correspondence, HCD advised that the Project qualifies as a “housing development project” under the Housing Accountability Act (HAA), and therefore may only be disapproved if the City makes written findings, supported by a preponderance of evidence in the record, that the Project would result in a specific, adverse impact on public health or safety and that the impact cannot be feasibly mitigated. The correspondence is included in Attachment 5.

HCD also highlighted the City’s certified 6th Cycle Housing Element, which identifies seniors as a population with special housing needs, and includes policies supporting senior housing in locations accessible to transit, commercial services, healthcare, and community facilities. The correspondence also discussed the City’s obligation to affirmatively further fair housing (AFFH), noting that the Project would provide affordable housing for very low- and low-income households.

The correspondence includes a reminder of the state’s housing crisis and encourages the City Council to deny the Appeal and uphold the Planning Commission’s approval of the Project. HCD also noted that, pursuant to Government Code Section 65585(j), HCD has authority to enforce the HAA, Housing Element Law, and AFFH requirements.

Project Findings:

Conditional Use Permit
Based on the evidence in the record, staff has determined that none of the findings required to deny the CUP and reverse the Planning Commission’s approval can be made. Such findings would comprise the inverse, or negative findings under HMC Section 20.28.165. Instead, the Project, including as modified by the Applicant’s September 28, 2026 submittal for the ten affordable housing units, and incorporating the Planning Commission’s August 11, 2026 findings by reference, would be consistent with HMC Section 20.28.165 as follows:

1. The proposed location and operation of the conditional use is in accord with the Healdsburg general plan and any applicable planned development, specific or area plan.

• Housing Element Policy 5.7 Encourage senior housing development, rehabilitation, and preservation, particularly in neighborhoods that are accessible to public transit, commercial services, healthcare, and community facilities (the Project will provide 67 senior housing units within walking distance to several commercial uses, the Foss Creek walking trail, and the First & Mason St. bus stop).

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• General Plan Policy ED-C-1 Promote housing that is affordable to workers who are vital to the community (the Project provides much-needed affordable housing within walking distance of the senior housing facility, which could be occupied by Project employees).
• Housing Program 5 – Developing Housing Affordable to Very Low, Low, Moderate, and Middle-Income Households. Employer-Provided Housing. Consider options for creating, in partnership with local employers, employer-provided or subsidized housing for local workers, including teachers, public safety employees, medical staff, etc. (the Project provides much-needed affordable housing within walking distance of the senior housing facility, designed to be convenient for Project employees).

The proposed Project is subject to the Central Healdsburg Avenue Plan. The proposed Project has been found to be consistent with the Central Healdsburg Avenue Plan through application of the incentives/concessions and waivers available to it through State Density Bonus Law.

2. The proposed location and operation of the conditional use is consistent with the applicable development standards of the Land Use Code.

The Conditional Use Permit pertains to the Residential Care, General use, defined as “a State-licensed facility, place or structure that is maintained and operated to provide nonmedical residential care, day treatment or foster agency services for seven or more adults and/or children as defined in the California health and Safety Code. This use includes the administration of limited medical assistance (e.g., dispensing of prescribed medications).” Residential Care, General, is a conditionally permitted use within the Mixed-Use and R-1-6,000 zoning designations.

The proposed Project is consistent with the development standards of the zoning districts general development standards set forth in the Land Use Code and CHAP, except as modified by Density Bonus incentives/concessions and waivers.

3. The proposed location of the conditional use and the conditions under which it would be operated and maintained will not be detrimental to public health and safety or materially injurious to uses, properties or improvements in the vicinity.

The Project type is anticipated and conditionally permitted, and will be required to comply with all local, state and federal laws, as well as the Conditions of Approval. There is no evidence in the record to establish that the use will have a detrimental effect on the public health and safety or be materially injurious to uses, properties or improvements in the vicinity.

Density Bonus
Based on the evidence in the record, none of the findings required to modify the approved Density Bonus can be made. Such findings would comprise the inverse, or negative findings under HMC Section 20.20.035. Instead, the Project, including as modified by the Applicant’s September 28, Item 7.a
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2026 submittal pertaining to the ten affordable housing units, and incorporating the Planning Commission’s August 11, 2026 findings by reference, would be consistent with HMC Section

20.20.035 as follows:

1. The housing development provides the housing required by State Density Bonus Law to be eligible for a density bonus and any incentives, parking reduction, or waivers requested, including housing required to replace units rented or formerly rented to very low- and low-income households as required by Government Code Section 65915(c)(3).

State Density Bonus Law requires a city to grant a density bonus to an applicant that seeks and agrees to construct a housing development, excluding any bonus units, that contains at least 5% of the total units for rent or sale to very low income households. (Gov. Code § 65915(b)(1)(B).) The Project site is a split zoned parcel with zoning designations located in both Mixed Use and R-1-6,000 located within the Mixed Use (MU) and Medium Density Residential (MR) General Plan Land Use Designations, respectively.

The Mixed Use portion of the site allows for a maximum of 16 units per acre, while the Medium Density Residential portion of the site allows for a maximum of 6 units per acre.

Based upon the project site size of 3.61 acres, the maximum number of allowed units on the site is 51 units as follows:

3.61 Acre Parcel (Per Tentative Map and Zoning Map)
.67 acres MR @ 6 units/acre = 4.02 units

2.94 acres MU @ 16 units/acre = 47.04 units
Total Units = 51.06 units, which per General Plan rounds down to 51 units.

The Project seeks a 50% state density bonus. To be eligible for a 50% density bonus, the Project must provide at least 15% of the base units as Very Low Income (VLI) units (30- 50% AMI). (Gov. Code § 65915(f)(2).) The Project proposes eight VLI units, which is

15.7% of 51, thereby qualifying for the 50% density bonus.

The density bonus calculation is as follows:
51 base units
x 50% density bonus = 25.5 units per SDBL rounds to 26
= 77 total units
The Project proposes 77 units (67 senior living + 8 VLI + 2 Low-to-moderate affordable rental units) and as such would conform to State Density Bonus law.

2. If applicable, the housing development provides the housing required by State Density Bonus Law to be eligible for an additional density bonus under Government Code Section 65915(v)(1).

The Project is not seeking an additional density bonus under Government Code Section 65915(v)(1).

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3. If an incentive is requested, reasonable documentation has been presented showing that any requested incentive will result in identifiable and actual cost reductions to provide for affordable housing or costs or rents; except that, if a mixed-use development is requested, the application must instead meet all of the requirements of Government Code Section 65915(k)(2).

The Project is entitled to three incentives and has demonstrated that the requested incentives would result in identifiable and actual cost reductions. There is nothing in the record to indicate that the requested incentives would not do so.

4. If a waiver is requested, the development standards for which a waiver is requested would have the effect of physically precluding the construction of the housing development as designed at the densities and/or with the incentives permitted under State Density Bonus Law.

The Project is entitled to unlimited waivers, and has demonstrated that the development standards for which a waiver is requested would have the effect of physically precluding the construction of the housing development as designed at the densities and/or with the incentives permitted. There is nothing in the record to indicate that the Project could be built as designed without the requested waivers.

5. The housing development is eligible for any requested parking reductions under Government Code Section 65915(p) or other statute.

The Project is not seeking any parking reductions.

6. If the density bonus is based all or in part on donation of land, the requirements of Government Code Section 65915(g) have been met.

The Density Bonus is not based on the donation of land.

7. If the density bonus or incentive is based all or in part on the inclusion of a child care facility or condominium conversion, the requirements included in Government Code Section 65915(h) or 65915.5, as appropriate, have been met.

The Density Bonus is not based on inclusion of a child care facility or condo conversion.

8. The decision-making body shall grant requested incentive(s) unless it makes a written finding, based upon substantial evidence, of any of the following:
• The proposed incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5; or for affordable rents, as defined in Health and Safety Code Section 50053; or The proposed density bonus and related incentives are directly connected to, and facilitate, the provision of the Project’s affordable housing units. The incentives provide identifiable and actual economic value to the Project by permitting additional Item 7.a
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residential development in exchange for the provision of qualifying affordable units.

There is nothing in the record that indicates the incentives would not result in such benefits.
• The proposed incentive would be contrary to state or federal law; or RCFE’s are considered “senior citizen housing developments” and subject to State Density Bonus Law pursuant to Government Code Section 65915(b)(1)(C). The Project qualifies as a housing development project under State law, and the Project complies with the applicable objective standards of the City’s Municipal Code, as modified by the State Density Bonus Law. There is nothing in the record that indicates the requested incentives would be contrary to state or federal law.
• The proposed incentive would have a specific, adverse impact upon the public health or safety or on any real property that is listed in the California Register of Historic Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing development unaffordable to low- and moderateincome households. For the purpose of this subsection, "specific, adverse impact" means a significant, quantifiable, direct and unavoidable impact, based on objective, identified, written public health or safety standards, policies, or conditions as they existed on the date that the application for the housing development was deemed complete as defined in Government Code Section 65589.5.

The record does not identify any specific, adverse impact resulting from the proposed incentives. In particular, neither staff nor the Planning Commission identified any written, objective health or safety standard with which the Project conflicts. The Project was found to comply with applicable objective development standards, including height and setback requirements through the application of Density Bonus incentives and waivers.

The record likewise does not identify any specific, adverse impact upon real property listed in the California Register of Historical Resources. Accordingly, there is no identified significant, quantifiable, direct, and unavoidable impact upon public health or safety or upon a California Register historical resource that would preclude approval of the proposed incentives.

9. The decision-making body shall grant the waiver of development standards requested by the applicant unless it makes a written finding, based upon substantial evidence, of any of the following:
• The proposed waiver would be contrary to state or federal law; or RCFE’s are considered “senior citizen housing developments” and subject to State Density Bonus Law pursuant to Government Code Section 65915(b)(1)(C). The Project qualifies as a housing development project under State law, and the Project complies with the applicable objective standards of the City’s Municipal Code, as Item 7.a
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modified by the State Density Bonus Law. The proposed affordable units comply with State housing law and AFFH requirements by providing housing units affordable to lo and very low income residents. There is nothing in the record that indicates the requested waivers would be contrary to state or federal law. • The proposed waiver would have an adverse impact on any real property listed in the California Register of Historic Resources; or
The record does not identify any specific, adverse impact upon real property listed in the California Register of Historical Resources. Accordingly, there is no identified significant, quantifiable, direct, and unavoidable impact upon public health or safety or upon a California Register historical resource that would preclude approval of the proposed waivers.
• The proposed waiver would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing development unaffordable to low- and moderate-income households. For the purpose of this subsection, "specific, adverse impact" means a significant, quantifiable, direct and unavoidable impact, based on objective, identified, written public health or safety standards, policies, or conditions as they existed on the date that the application for the housing development was deemed complete as defined in Government Code Section 65589.5.

The record does not identify any specific, adverse impact resulting from the proposed waivers. In particular, neither staff nor the Planning Commission identified any written, objective health or safety standard with which the Project conflicts. The Project was found to comply with applicable objective development standards, including height and setback requirements through the application of Density Bonus incentives and waivers.

In addition, the larger affordable unit size proposed by the Applicant’s September 28, 2026 submittal would utilize the same waiver as approved by the Planning Commission, but would more closely align with the City’s Inclusionary Housing Ordinance by providing units more comparable in size and bedrooms to the market rate units.

HAA Findings
Pursuant to State Density Bonus Law and the Housing Accountability Act (HAA), local jurisdictions are prohibited from disapproving density bonus affordable housing projects or conditioning them in such a way as to render them infeasible, unless the project would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households. The Project is a housing development project subject to the protections of State housing law. The record indicates that the Project complies with applicable objective development standards, as modified by State Density Bonus Item 7.a
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Law, and that neither staff nor the Planning Commission have identified a written, objective health or safety standard with which the Project conflicts.

Design Review and Tentative Map Findings
Staff has reviewed the proposed modifications to allow for larger affordable units, based on the plans date-stamped September 28, 2026. The proposed modifications result in larger affordable units (700 sf), each with one bedroom, 1.5 baths. The modifications require increasing the height of the proposed affordable housing buildings to approximately 33 feet, which is still below the 40 foot height limit allowed in the MU zone. The modifications propose no other changes to the Project, and do not require changes to the Design Review or Tentative Map findings made by the Planning Commission as they do not change the affordable unit buildings’ footprints, onsite parking, number of units, colors, materials, setbacks or overall scale, nor do they result in any inconsistency with any applicable objective standard.

ALTERNATIVES:

1. Adopt a Resolution denying the Appeal and affirming the Planning Commission’s approval of Conditional Use Permit application (CUP-0001-2026) and density bonus.

2. Modify the Planning Commission’s approval of the Project.

3. Reverse the Planning Commission’s approval of Conditional Use Permit application (CUP0001-2026) and density bonus. Council will need to provide findings to support reversing the approval and Staff will return at a future date with a resolution.

FISCAL IMPACT:

The project is privately funded and requires no use of public funds.

ENVIRONMENTAL ANALYSIS:

Pursuant to the provisions of CEQA and the CEQA Guidelines, the Project, including as modified by the Applicant’s September 28, 2026 submittal pertaining to the ten affordable housing units, is exempt from CEQA based on the following:

A. The Project, including as modified by the Applicant’s September 28, 2026 submittal pertaining to the ten affordable housing units, qualifies for a Class 32 categorical exemption under the California Environmental Quality Act Guidelines Section 15332, In-Fill Development Projects, in that the proposed buildings and associated site improvements meet the following conditions contained in the Class 32 In-Fill Exemption:

• The Project, including as modified, is consistent with the applicable general plan designation and all applicable general plan policies as well as the applicable zoning designation and regulations.

The proposed Project, including as modified by the Applicant’s September 28, 2026 submittal pertaining to the ten affordable housing units, is located on a split-zoned site within the Mixed Use (MU) and Medium Density Residential General Plan Land Use designation and the Mixed Use (MU) and R-1-6,000 Zoning Districts. The proposed Project, including as modified, is a conditionally permitted use within the MU zone and a permitted use within the R-1-6,000 zoning district, and the proposed buildings and site Item 7.a
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improvements are consistent with the development standards of the zoning district and are consistent with the development standards of the zoning district and general development standards set forth in the Land Use Code except as modified by Density Bonus incentives and waivers. The courts have determined modifications required by the Density Bonus Law do not disqualify the Project from claiming the exemption.

• The proposed development occurs within the City limits on a project site of no more than five acres substantially surrounded by urban uses.

The subject site is 3.61 acres, located within the city limits of the City of Healdsburg, and is adjacent to urban uses on three sides.
• The Project site has no value as habitat for endangered, rare or threatened species.

The Project site is a currently fully developed, paved site with existing commercial buildings and provides no value as habitat for endangered, rare, or threatened species. • Approval of the Project would not result any significant effects relating to traffic, noise, air quality, or water quality.

Traffic: Small infill projects located in the downtown area have been pre-screened and determined to result in less than 15% or below the countywide average for Vehicle Miles Traveled (VMT) per capita if the project is consistent with the General Plan Land Use designation. The Project is located within the pre-screened area and is exempt from any further traffic analysis. In addition, a Traffic Impact Study was prepared and showed a reduction in the number of trips generated by the proposed use over the previous use as a lumber yard. An update to the Traffic Impact Study was submitted to show that the proposed modifications to the affordable units would not result in any additional trips, and therefore would not result in any new or more significant impacts.

Noise: The Project-specific Noise Impact Analysis concluded that the proposed Project would result in less-than-significant noise and vibration impacts. Construction noise would comply with the City of Healdsburg Municipal Code by occurring only during permitted hours and incorporating project design features such as temporary 7-foot-high sound barriers, properly maintained equipment, and a designated disturbance coordinator.

Construction noise at the nearest residence is projected to meet the Federal Transit Administration (FTA) criterion of 80 dBA Leq (8-hour). Operational noise, including from mechanical equipment, pool equipment, Project operations and Project-generated traffic would remain below the City's noise standards, and construction and operational vibration levels would also remain below applicable FTA thresholds. The Project is not located within an airport noise compatibility area and would not expose residents or workers to excessive aircraft noise. Accordingly, no significant noise impacts are anticipated. An update to the Noise Impact Analysis confirmed that the proposed modifications to the affordable units would not result in any new or increased noise impacts.

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Air Quality: The Project-specific Air Quality Analysis concluded that the proposed Project would result in less-than-significant air quality impacts. Construction-related fugitive dust would be minimized through implementation of required Best Management Practices (BMPs) pursuant to General Plan Policy NR-28, and construction exhaust emissions would remain below Bay Area Air District significance thresholds for reactive organic gases (ROG), nitrogen oxides (NOx), particulate matter (PM10), and fine particulate matter (PM2.5). A construction Health Risk Assessment also determined that diesel particulate matter (DPM) cancer risk, chronic non-cancer hazard, and PM2.5 concentrations at nearby sensitive receptors, including adjacent residences and a nearby preschool, would remain below Bay Area Air District significance thresholds. Operational impacts would likewise be less than significant because the residential project would not include substantial sources of toxic air contaminants or diesel truck traffic. Accordingly, the Project would not result in significant construction or operational air quality impacts. An update to the Air Quality Analysis confirmed that the proposed modifications to the affordable units would not result in any new or increased air quality impacts.

Water Quality: The Project will be required to install post construction stormwater treatment best management practices (BMP) in accordance with the current version of the Low Impact Development (LID) Technical Design Manual. A Final Stormwater Management Plan will be required to be submitted with the building permit plans for the site. The proposed modifications to the affordable units do not increase the building footprints or alter amount of pervious or impervious surfaces of the Project. No new or additional impacts to water quality would occur.

• The site can be adequately served by all required utilities and public services.

The Project site is located within the City of Healdsburg urban service area and can be adequately served by the City’s water and sewer systems. Electric is provided by the City of Healdsburg Utilities. Natural gas is provided to the site by Pacific Gas and Electric.

The City of Healdsburg provides Fire and Police services for the site. The proposed modifications to the affordable units do not change the number of units and would not affect the ability of the Project to be adequately served by required utilities and public services.

B. Further, none of the exceptions listed in CEQA Guidelines Section 15300.2 apply, as described below:
• Location (§ 15300.2(a)): There is no evidence in the record that the Project will impact an environmental resource of hazardous or critical concern in an area designated, precisely mapped, and officially adopted pursuant to law by federal, State, or local agencies. The Project site is located within a substantially developed neighborhood and is not located in a sensitive environmental area. Therefore, the “location” exception is not applicable.
• Cumulative Impacts (§ 15300.2(b)): There is no evidence in the record that successive projects of the same type in the area would have a cumulatively significant Item 7.a
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environmental impact. The Project proposes a senior residential care facility and affordable housing, in accordance with the Land Use Code and General Plan, within a substantially developed neighborhood. Staff is aware of no evidence of impending development of other similar projects in the area that would have a significant impact on the environment, either alone or cumulatively with other projects in the vicinity. The proposed modifications to the affordable units would not change this conclusion, as the modifications do not change the number of units and only result in a modest increase in square footage.
• Unusual Circumstances (§ 15300.2(c)): There is no evidence in the record that the Project (1) involves unusual circumstances or (2) may have a significant effect on the environment due to those unusual circumstances. Furthermore, there is no evidence in the record that the Project will have a significant adverse impact on the environment.

The Project does not differ from the general circumstances of the projects covered by the Class 32 categorical exemption and the Project does not create an environmental risk that does not exist for the general class of exempt projects. As discussed above and in the Staff Reports, the Project is consistent with the General Plan and all applicable General Plan policies as well as with applicable zoning designation and regulations, the Project occurs within City limits on a project site of no more than five acres substantially surrounded by urban uses, the Project site has no value as habitat for endangered, rare or threatened species, approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the Project site can be adequately served by all required utilities and public services. The Project site is zoned and designated for the Project’s proposed uses, and the Project complies with all applicable objective zoning standards with the application of State Density Bonus Law. The Project, including as modified, is consistent with the scale and intensity anticipated for senior and affordable housing developments in the City as allowed for and required by State Density Bonus Law, such that the height, FAR, ground coverage, etc. of the Project cannot be considered “unusual.” As such, there are no identifiable unusual circumstances and no evidence that the Project, including as modified, may have a significant effect on the environment due to those unusual circumstances. There is also no evidence in the record that the Project, including as modified, will have a significant adverse impact on the environment. Therefore, the “unusual circumstances” exception does not apply.
• Scenic Highways, Hazardous Waste Sites, Historical Resources (§ 15300.2(d)-(f)): The Project is not proposed near a designated scenic highway, does not involve a current or former hazardous waste site, and does not affect any historical resources. Therefore, the exceptions in subsections (d) through (f) are not applicable to this Project.

Accordingly, there is no substantial evidence in the record establishing that any §15300.2 exception precludes reliance on the categorical exemption. Because substantial evidence in the record shows that the Project, including as modified, is consistent with the requirements of a Class 32 exemption, and none of the exceptions to applying a categorical exemption in CEQA Guidelines Section 15300.2 apply, the City Council finds that the Project is categorically exempt from CEQA.

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ATTACHMENT(S):

1. Resolution upholding the Planning Commission’s decision to approve CUP-0001-2026 and density bonus at 359 Hudson Street

2. Appeal

3. August 11, 2026 Planning Commission Packet

4. Planning Commission Resolution Signed

5. Public Comments

6. Updated Affordable Housing Plans

7. Supplemental AQ Memo

8. Supplemental Noise Memos

9. Traffic Impact Study Addendum

10. Marketing Plan
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CITY OF HEALDSBURG
RESOLUTION NO.____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HEALDSBURG DENYING AN APPEAL (APPL-0001-2026) AND
AFFIRMING THE PLANNING COMMISSION’S APPROVAL OF
CUP 0001-2026 AND DENSITY BONUS FOR A PROJECT
CONSISTING OF A 67-UNIT SENIOR LIVING AND MEMORY

CARE FACILITY, TEN FOR-RENT AFFORDABLE HOUSING

UNITS AND ASSOCIATED SITE IMPROVEMENTS LOCATED AT
359 HUDSON STREET (APN 002-291-033) (CEQA EXEMPT)
WHEREAS, on October 3, 2025, the City of Healdsburg (“City”) received a Housing Accountability Act (SB 330) application from Gallaher Signature Living, LLC (“Applicant”) to construct a 67-unit senior living and memory care facility and ten for-rent affordable housing units, together with associated site improvements and landscaping located at 359 Hudson Street (the “Project”);
WHEREAS, on February 10, 2026, Applicant submitted a formal application for Major Design Review (DR-0004-2026), a Conditional Use Permit (“CUP”) (CUP-0001-2026) and Tentative Map (SBDV-0001-2026); and
WHEREAS, the Project includes a request for a 50% density bonus, three, incentives/concessions, and unlimited waivers (together, the “Density Bonus”) pursuant to Government Code section 65915 et seq. (“State Density Bonus Law”); and WHEREAS, on June 3, 2026, City staff determined the Project application to be complete.

WHEREAS, on July 4, 2026, the Project was deemed consistent with applicable standards pursuant to the Housing Accountability Act.

WHEREAS, on August 11, 2026, the Planning Commission conducted a duly noticed public hearing and voted 5 to 0 to adopt Resolution 2026-07 approving the Project and all associated entitlements, including the Density Bonus, and finding the Project exempt from the California Environmental Quality Act (“CEQA”); and
WHEREAS, on August 20, 2026, two residents (“Appellants”) filed an appeal (“Appeal”) of the Planning Commission’s decisions on the CUP and Density Bonus, and requested the City Council reverse the CUP approval and modify the granting of the Density Bonus to require a marketing plan before approval; and
WHEREAS, the City provided public notice of this Appeal hearing to all owners within 300 feet of the Project site, and published notice in the Healdsburg Tribune, and on the Project site consistent with HMC Section 20.28.085; and
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WHEREAS, on September 28, 2026, the Applicant submitted updated Project plans (“Modified Plans”) that show larger affordable units in response to concerns raised by City staff, as well as the Planning Commission and members of the public. The proposed changes increase the size of the affordable housing units from approximately 380 square feet to approximately 700 square feet, and will comprise all one-bedroom units with 1.5 baths per unit. The proposed changes would not alter the buildings’ footprint, the number of affordable units or their affordability levels, or otherwise change the senior living facility component of the Project; and WHEREAS, in addition to the Modified Plans, Applicant submitted updated documentation from its CEQA consultants demonstrating that the Modified Plans would not result in new or more significant environmental impacts or otherwise require changes to the CEQA determination; and
WHEREAS, the City Council has reviewed the Modified Plans and determined that they do not require modifications to the Project’s approval findings or CEQA determination; and WHEREAS, throughout this document, all references to the Project shall include the Project as subject to the Modified Plans; and
WHEREAS, on October 5, 2026, the City Council conducted a duly noticed public hearing on the Appeal, consistent with Land Use Code Section 20.28.085 at which time it considered the record and all oral and documentary evidence presented and incorporated all testimony and documents into the record by reference; and
WHEREAS, the City Council has reviewed the points of the Appeal and has determined it will uphold the Planning Commission decision to approve the Project; and NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Healdsburg as follows:

1. The above recitals are true and correct and material to this Resolution.

2. In making its findings, the City Council relied upon and hereby incorporates by reference all correspondence, testimony, staff reports, and other related materials from the Planning Commission’s public hearing and the Appeal hearing and hereby incorporates the evidence and findings stated in Planning Commission Resolution 2026-07 and the associated Planning Commission and City Council staff reports as a basis for the adoption of this Resolution.

BE IT FURTHER RESOLVED, the City Council of the City of Healdsburg hereby denies Appeal APPL 0001-2025 and affirms the Planning Commission’s approval of CUP 0001-2026, subject to conditions, as modified, for the construction of the Project, and makes the following findings pertaining to its denial of the Appeal:

Appeal Issue No. 1
“The Hudson is not a conditionally permitted use under the applicable zoning ordinances.” Item 7.a
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Finding:

The Project is a conditionally permitted use under the City’s Land Use Code. The Land Use Code expressly permits “residential care, general” uses with a Conditional Use Permit (CUP) in the MU zone and as an allowed use in the R-1-6,000 zone. That use is defined as a State-licensed facility providing “nonmedical residential care, day treatment or foster agency services for seven or more adults and/or children,” including “the administration of limited medical assistance (e.g., dispensing of prescribed medications).” (HMC § 20.28.310.) The Project, which includes 67 senior living units with access to memory care, residential and recreational amenities, falls squarely within this definition. The Applicant has confirmed that the Project will provide housing and residential services, not skilled nursing or medical care beyond limited medical assistance.

The Project's RCFE and memory care components do not constitute a prohibited nursing-home or medical use. Memory care involves assistance with day-to-day tasks and does not require professional medical care. Likewise, the on-site medical suite and periodic residential assessments do not alter the Project's zoning classification: the record shows the medical suite will not be staffed by Project personnel but will instead be available for residents to receive occasional visits from their own personal medical providers, and the assessments serve to ensure that any resident who does require skilled nursing or medical care is appropriately transferred to a facility capable of providing it.

Nothing in the record, apart from opinion, indicates any use beyond “residential care, general.” The Project employs the same use type designation as the Enso Village senior living project and has been treated and processed consistently with that precedent.

The City Council therefore finds that the Project is consistent with the City's Land Use Code and was appropriately approved by the Planning Commission.

Appeal Issue No. 2
“The Hudson’s Density Bonus application is insufficient because it lacks a marketing plan.” Finding:

The absence of a marketing plan did not make the density bonus application insufficient or prevent approval. Although the Healdsburg Land Use Code calls for a marketing plan, state Density Bonus Law prohibits the City from making such an additional submission a prerequisite to reviewing or approving a density bonus. Consistent with this, the City’s published application checklist omits this requirement. The City has nevertheless addressed the substance of the requirement through Condition of Approval No. 24, which requires the applicant to submit a marketing plan, along with an approved affordable housing agreement, which will be recorded and run with land, before issuance of the first Certificate of Occupancy.

The City Council therefore finds that the Planning Commission correctly approved the density bonus without a marketing plan.

BE IT FURTHER RESOLVED that the City Council of the City of Healdsburg finds that none of the inverse or negative findings under HMC Section 20.28.165 can be made with respect Item 7.a
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to the CUP, and, incorporating the Planning Commission’s August 11, 2026 findings by reference, further finds the Project consistent with the HMC as follows:

1. That the proposed location and operation of the conditional use is in accord with the Healdsburg general plan and any applicable planned development, specific or area plan.

The proposed Project is consistent with the anticipated uses identified in the General Plan and allowable density through the application of a density bonus under State Density Bonus Law, as well as all applicable General Plan policies including:
• Housing Element Policy 5.7 Encourage senior housing development, rehabilitation, and preservation, particularly in neighborhoods that are accessible to public transit, commercial services, healthcare, and community facilities (the Project will provide 67 senior housing units within walking distance to several commercial uses, the Foss Creek walking trail, and the First & Mason St bus stop).
• General Plan Policy ED-C-1 Promote housing that is affordable to workers who are vital to the community (the Project provides much-needed affordable housing within walking distance of the senior housing facility, which could be occupied by Project employees).
• Housing Program 5 – Developing Housing Affordable to Very Low, Low, Moderate, and Middle-Income Households. Employer-Provided Housing. Consider options for creating, in partnership with local employers, employer-provided or subsidized housing for local workers, including teachers, public safety employees, medical staff, etc. (the Project provides much-needed affordable housing within walking distance of the senior housing facility, designed to be convenience for Project employees).

2. The proposed location and operation of the conditional use is consistent with the applicable development standards of the Land Use Code.

The Conditional Use Permit pertains to the use as Residential Care, General, defined as “a State-licensed facility, place or structure that is maintained and operated to provide nonmedical residential care, day treatment or foster agency services for seven or more adults and/or children as defined in the California health and Safety Code. This use includes the administration of limited medical assistance (e.g., dispensing of prescribed medications).” Residential Care, General, is a conditionally permitted use within the Mixed-Use zoning designation and a permitted use in the R-1-6000 zoning designation.

The proposed Project is consistent with the development standards of the zoning districts’ general development standards set forth in the Land Use Code and CHAP, except as Item 7.a
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modified by Density Bonus incentives/concessions and waivers.

The Project type is anticipated and conditionally permitted, and will be required to comply with all local, state and federal laws, as well as the Conditions of Approval. There is no evidence in the record to establish that the use will have a detrimental effect on the public health and safety or materially injurious to uses, properties or improvements in the vicinity.

BE IT FURTHER RESOLVED that City Council of the City of Healdsburg finds that none of the inverse or negative findings under HMC Section 20.20.035(D) can be made with respect to the Density Bonus, and, incorporating the Planning Commission’s August 11, 2026 findings by reference, further finds the Project consistent with the HMC as follows:
a. The housing development provides the housing required by State Density Bonus Law to be eligible for a density bonus and any incentives, parking reduction, or waivers requested, including housing required to replace units rented or formerly rented to very low- and low-income households as required by Government Code Section 65915(c)(3).

The Mixed Use portion of the site allows for a maximum of 16 units per acre, while the Medium Density Residential portion of the site allows for a maximum of 6 units per acre.

Based upon the project site size of 3.61 acres, the maximum number of allowed units on the site is 51 units as follows:

3.61 Acre Parcel
.67 acres MR @ 6 units/acre = 4.02 units

2.94 acres MU @ 16 units/acre = 47.04 units
Total Units = 51.06 units, which per General Plan rounds down to 51 units.

15.7% of 51, thereby qualifying for the 50% density bonus.

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The density bonus calculation is as follows:
51 base units
x 50% density bonus = 25.5 units per SDBL rounds to 26
= 77 total units
The Project proposes 77 units (67 senior living + 8 VLI + 2 Low-to-moderate affordable rental units) and as such would conform to State Density Bonus law. There is nothing in the record that indicates that the Project would not conform. b. If applicable, the housing development provides the housing required by State Density Bonus Law to be eligible for an additional density bonus under Government Code Section 65915(v)(1).

The Project is not seeking an additional density bonus under Government Code Section 65915(v)(1).
c. If an incentive is requested, reasonable documentation has been presented showing that any requested incentive will result in identifiable and actual cost reductions to provide for affordable housing or costs or rents; except that, if a mixed-use development is requested, the application must instead meet all of the requirements of Government Code Section 65915(k)(2).

The Project is entitled to three incentives, and has demonstrated that the requested incentives would result in identifiable and actual cost reductions. There is nothing in the record to indicate that the requested incentives would not do so. d. If a waiver is requested, the development standards for which a waiver is requested that would have the effect of physically precluding the construction of the housing development as designed at the densities and/or with the incentives permitted under State Density Bonus Law.

The Project is entitled to unlimited waivers, and has demonstrated that the development standards for which a waiver is requested that would have the effect of physically precluding the construction of the housing development as designed at the densities and/or with the incentives permitted. There is nothing in the record to indicate that the Project could be built as designed without the requested waivers. e. The housing development is eligible for any requested parking reductions under Government Code Section 65915(p) or other statute.

The Project is not seeking any parking reductions.
f. If the density bonus is based all or in part on donation of land, the requirements of Government Code Section 65915(g) have been met.

The Density Bonus is not based on the donation of land. g. If the density bonus or incentive is based all or in part on the inclusion of a child care facility or condominium conversion, the requirements included in Government Code Section 65915(h) or Item 7.a
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65915.5, as appropriate, have been met.

The Density Bonus is not based on inclusion of a child care facility or condo conversion. h. The decision-making body shall grant requested incentive(s) unless it makes a written finding, based upon substantial evidence, of any of the following:
• The proposed incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5; or for affordable rents, as defined in Health and Safety Code Section 50053; or
The proposed density bonus and related incentives are directly connected to, and facilitate, the provision of the Project’s affordable housing units. The incentives provide identifiable and actual economic value to the Project by permitting additional residential development in exchange for the provision of qualifying affordable units.

There is nothing in the record that indicates the incentives would not result in such benefits.
• The proposed incentive would be contrary to state or federal law; or RCFE’s are considered “senior citizen housing developments” and subject to State Density Bonus Law pursuant to Government Code Section 65915(b)(1)(C). The Project qualifies as a housing development project under State law, and the Project complies with the applicable objective standards of the City’s Municipal Code, as modified by the State Density Bonus Law. There is nothing in the record that indicates the requested incentives would be contrary to state or federal law.
• The proposed incentive would have a specific, adverse impact upon the public health or safety or on any real property that is listed in the California Register of Historic Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing development unaffordable to low- and moderate-income households. For the purpose of this subsection, "specific, adverse impact" means a significant, quantifiable, direct and unavoidable impact, based on objective, identified, written public health or safety standards, policies, or conditions as they existed on the date that the application for the housing development was deemed complete as defined in Government Code Section 65589.5.

The record likewise does not identify any specific, adverse impact upon real property Item 7.a
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listed in the California Register of Historical Resources. Accordingly, there is no identified significant, quantifiable, direct, and unavoidable impact upon public health or safety or upon a California Register historical resource that would preclude approval of the proposed incentives.
i. The decision-making body shall grant the waiver of development standards requested by the applicant unless it makes a written finding, based upon substantial evidence, of any of the following:
• The proposed waiver would be contrary to state or federal law; or RCFE’s are considered “senior citizen housing developments” and subject to State Density Bonus Law pursuant to Government Code Section 65915(b)(1)(C). The Project qualifies as a housing development project under State law, and the Project complies with the applicable objective standards of the City’s Municipal Code, as modified by the State Density Bonus Law. There is nothing in the record that indicates the requested waivers would be contrary to state or federal law.
• The proposed waiver would have an adverse impact on any real property listed in the California Register of Historic Resources; or
The record does not identify any specific, adverse impact upon real property listed in the California Register of Historical Resources. Accordingly, there is no identified significant, quantifiable, direct, and unavoidable impact upon public health or safety or upon a California Register historical resource that would preclude approval of the proposed waivers.
• The proposed waiver would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing development unaffordable to low- and moderate-income households. For the purpose of this subsection, "specific, adverse impact" means a significant, quantifiable, direct and unavoidable impact, based on objective, identified, written public health or safety standards, policies, or conditions as they existed on the date that the application for the housing development was deemed complete as defined in Government Code Section 65589.5.

In addition, the larger affordable unit size proposed by Modified Plans would utilize the same waiver as approved by the Planning Commission but would more closely align with the City’s Inclusionary Housing Ordinance by providing units more comparable Item 7.a
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in size and bedrooms to the market rate units.

BE IT FURTHER RESOLVED, by the City Council of the City of Healdsburg, that, pursuant to State Density Bonus Law and the Housing Accountability Act (HAA), local jurisdictions are prohibited from disapproving density bonus affordable housing projects or conditioning them in such a way as to render them infeasible, unless the project would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households.

The City Council finds and determines that the Project is a housing development project under the HAA. The Project complies with applicable objective standards of the General Plan and Land Use Code, as modified by State Density Bonus Law. The record identifies no objective, written public health or safety standard, policy, or condition with which the Project conflicts, and does not demonstrate a specific, adverse impact as defined in Government Code § 65589.5.

BE IT FURTHER RESOLVED, by the City Council of the City of Healdsburg, that the Modified Plans have been reviewed and are found to be substantially consistent with the approved Major Design Review and Tentative Map, and no changes to the Planning Commission’s approval findings for the Major Design Review and Tentative Map made on August 11, 2026 and which are incorporated herein by reference, are required.

The Modified Plans result in larger affordable units (700 sf), each with one bedroom, 1.5 baths, which more closely matches the intent of the City’s Inclusionary Housing Ordinance, to provide affordable units comparable in size to the market rate units. The Modified Plans require increasing the height of the proposed affordable housing buildings to approximately 33 feet, which is still below the 40 foot height limit allowed in the MU zone. The modifications propose no other changes to the Project, and do not require changes to the Design Review or Tentative Map findings made by the Planning Commission as they do not change the affordable unit buildings’ footprints, onsite parking, number of units, colors, materials, setbacks or overall scale, nor do they result in any inconsistency with any applicable objective standard.

BE IT FURTHER RESOLVED, by the City Council of the City of Healdsburg, that Condition of Approval 1 shall read as follows:

The project shall be developed in accordance with the architectural and landscape plans dated July 29, 2026, including the height revision, all as approved by the Planning Commission on August 11, 2026, with the exception of the ten affordable units, which shall be developed in accordance with the plans date-stamped September 29, 2026 and approved by the City Council on October 5, 2026, except as conditioned or modified herein.

BE IT FURTHER RESOLVED, by the City Council of the City of Healdsburg, that the Project is exempt from CEQA based on the following:

A. The Project qualifies for a Class 32 categorical exemption under the California Environmental Quality Act Guidelines Section 15332, In-Fill Development Projects. The Item 7.a
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City Council incorporates by reference the Traffic Impact Study Addendum (Attachment 9 to the Staff Report), Supplemental Noise Memos (Attachment 8 to the Staff Report), and Supplemental Air Quality Memo (Attachment 7 to the Staff Report), and the Final Stormwater Management Plan requirements referenced below, as substantial evidence supporting the Class 32 exemption. Further, the proposed buildings and associated site improvements meet the following conditions contained in the Class 32 In-Fill Exemption:
• The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as the applicable zoning designation and regulations.

The proposed Project is located on a split-zoned site within the Mixed Use (MU) and Medium Density Residential General Plan Land Use designation and the Mixed Use (MU) and R-1-6,000 Zoning Districts. The proposed Project is a conditionally permitted use within the MU zone and R-1-6,000 zoning districts, and the proposed buildings and site improvements are consistent with the development standards of the zoning district and are consistent with the development standards of the zoning district and general development standards set forth in the Land Use Code except as modified by Density Bonus incentives and waivers. The courts have determined modifications required by the Density Bonus Law do not disqualify the Project from claiming the exemption. • The proposed development occurs within the City limits on a project site of no more than five acres substantially surrounded by urban uses.

Traffic: Small infill projects located in the downtown area have been pre-screened and determined to result in less than 15% or below the countywide average for Vehicle Miles Travelled (VMT) per capita if the project is consistent with the General Plan Land Use designation. In addition, a Traffic Impact Study was prepared and showed a reduction in the number of trips generated by the proposed use over the previous use as a lumber yard. An update to the Traffic Impact Study was submitted to show that the Modified Plans would not result in any new or more significant impacts.

Noise: The Project-specific Noise Impact Analysis concluded that the proposed Project would result in less-than-significant noise and vibration impacts.

Construction noise would comply with the City of Healdsburg Municipal Code by occurring only during permitted hours and incorporating project design features Item 7.a
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such as temporary 7-foot-high sound barriers, properly maintained equipment, and a designated disturbance coordinator. Construction noise at the nearest residence is projected to meet the Federal Transit Administration (FTA) criterion of 80 dBA Leq (8-hour). Operational noise, including from mechanical equipment, pool equipment, Project operations and Project-generated traffic would remain below the City's noise standards, and construction and operational vibration levels would also remain below applicable FTA thresholds. The Project is not located within an airport noise compatibility area and would not expose residents or workers to excessive aircraft noise. Accordingly, no significant noise impacts are anticipated.

An update to the Noise Impact Analysis confirmed that the Modified Plans would not result in any new or increased noise impacts.

Air Quality: The Project-specific Air Quality Analysis concluded that the proposed Project would result in less-than-significant air quality impacts. Constructionrelated fugitive dust would be minimized through implementation of required Best Management Practices (BMPs) pursuant to General Plan Policy NR-28, and construction exhaust emissions would remain below Bay Area Air District significance thresholds for reactive organic gases (ROG), nitrogen oxides (NOx), particulate matter (PM10), and fine particulate matter (PM2.5). A construction Health Risk Assessment also determined that diesel particulate matter (DPM) cancer risk, chronic non-cancer hazard, and PM2.5 concentrations at nearby sensitive receptors, including adjacent residences and a nearby preschool, would remain below Bay Area Air District significance thresholds. Operational impacts would likewise be less than significant because the residential project would not include substantial sources of toxic air contaminants or diesel truck traffic.

Accordingly, the Project would not result in significant construction or operational air quality impacts. An update to the Air Quality Analysis confirmed that the Modified Plans would not result in any new or increased air quality impacts.

Water Quality: The Project will be required to install post construction stormwater treatment best management practices (BMP) in accordance with the current version of the Low Impact Development (LID) Technical Design Manual. A Final Stormwater Management Plan will be required to be submitted with the building permit plans for the site. The Modified Plans do not increase the building footprints or alter amount of pervious or impervious surfaces of the Project. No new or additional impacts to water quality would occur.
• The site can be adequately served by all required utilities and public services.

The City of Healdsburg provides Fire and Police services for the site. The Modified Plans do not change the number of units and would not affect the ability of the Project to be adequately served by required utilities and public services.

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Further, none of the exceptions listed in CEQA Guidelines Section 15300.2 apply, as described below:
• Location (§ 15300.2(a)): There is no evidence in the record that the Project will impact an environmental resource of hazardous or critical concern in an area designated, precisely mapped, and officially adopted pursuant to law by federal, State, or local agencies. The Project site is located within a substantially developed neighborhood and is not located in a sensitive environmental area. Therefore, the “location” exception is not applicable. • Cumulative Impacts (§ 15300.2(b)): There is no evidence in the record that successive projects of the same type in the area would have a cumulatively significant environmental impact. The Project proposes a senior residential care facility and affordable housing, in accordance with the Land Use Code and General Plan, within a substantially developed neighborhood. Staff is aware of no evidence of impending development of other similar projects in the area that would have a significant impact on the environment, either alone or cumulatively with other projects in the vicinity. The Modified Plans do not change this conclusion, as the modifications do not change the number of units and only result in a modest increase in square footage.
• Unusual Circumstances (§ 15300.2(c)): There is no evidence in the record that the Project (1) involves unusual circumstances or (2) may have a significant effect on the environment due to those unusual circumstances. Furthermore, there is no evidence in the record that the Project will have a significant adverse impact on the environment. The Project does not differ from the general circumstances of the projects covered by the Class 32 categorical exemption and the Project does not create an environmental risk that does not exist for the general class of exempt projects. As discussed above and in the Staff Reports, the Project is consistent with the General Plan and all applicable General Plan policies as well as with applicable zoning designation and regulations, the Project occurs within City limits on a project site of no more than five acres substantially surrounded by urban uses, the Project site has no value as habitat for endangered, rare or threatened species, approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the Project site can be adequately served by all required utilities and public services. The Project site is zoned and designated for the Project’s proposed uses, and the Project complies with all applicable objective zoning standards with the application of State Density Bonus Law. The Project is consistent with the scale and intensity anticipated for senior housing development in the City as allowed for and required by State Density Bonus Law, such that the height, FAR, ground coverage, etc. of the Project cannot be considered “unusual.” As such, there are no identifiable unusual circumstances and no evidence that the Project may have a significant effect on the environment due to those unusual circumstances. There is also no evidence in the record that the Project will have a significant adverse impact on the environment. Therefore, the “unusual circumstances” exception does not apply.
• Scenic Highways, Hazardous Waste Sites, Historical Resources (§ 15300.2(d)-(f)): The Project is not proposed near a designated scenic highway, does not involve a current or former hazardous waste site, and does not affect any historical resources. Therefore, the Item 7.a
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exceptions in subsections (d) through (f) are not applicable to this Project.

Accordingly, there is no substantial evidence in the record establishing that any §15300.2 exception precludes reliance on the categorical exemption. Because substantial evidence in the record shows that the Project is consistent with the requirements of a Class 32 exemption, and none of the exceptions to applying a categorical exemption in CEQA Guidelines Section 15300.2 apply, the City Council finds that the Project is categorically exempt from CEQA.

NOW, THEREFORE, BE IT FURTHER RESOLVED that based on the aforementioned findings, the City Council of the City of Healdsburg approves the Project, subject to conditions of approval included as Exhibit A to this resolution, and finds the Project exempt from CEQA.

PASSED, APPROVED, AND ADOPTED this 5th day of October 2026 by the following vote:

AYES: Councilmembers: ( )
NOES: Councilmembers: ( )
ABSENT: Councilmembers: ( )
ABSTAIN: Councilmembers: ( )

SO ORDERED ATTEST
________________________________ _________________________________ J. Chris Herrod, Mayor Raina Allan, City Clerk

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EXHIBIT A

CONDITIONS OF APPROVAL
Design Review Application DR 0004-2026
Conditional Use Permit Application CUP-0001-2026
Tentative Map Application SBDV-0001-2026
The Hudson – 359 Hudson Street
October 5, 2026
Community Development Department

1. The project shall be developed in accordance with the architectural and landscape plans dated July 29, 2026, including the height revision, all as approved by the Planning Commission on August 11, 2026, with the exception of the ten affordable units, which shall be developed in accordance with the plans date-stamped September 29, 2026 and approved by the City Council on October 5, 2026, except as conditioned or modified herein.

2. Any modifications to the approved plans must receive the prior approval of the City of Healdsburg.

Minor modifications may be approved by the Community Development Director; however, major modifications require Planning Commission approval.

3. All Conditions of Approval shall be incorporated into the building permit plan set.

4. Design Review Permit No. DR-0004-2026 and CUP-0001-2026 shall lapse and shall become void 24- months following the date on which the design review became effective, unless prior to the expiration of one year a building permit is issued for the project. One additional 12-month extension may be granted by the Community Development Director if an application for an extension is received prior to the expiration date of the initial approval.

5. Compliance with noise-reducing project design features during construction located in the Noise Impact Analysis dated July 13, 2026 is required to ensure compliance with existing standards.

6. Pursuant to Land Use Code Section 20.16.165(E)(2) freestanding lighting shall be limited to a maximum of 14 feet above finished grade. Prior to building permit submittal the applicant shall reduce the height of the light poles in the parking area to a maximum of 14 feet and submit an updated photometric plan.

7. Compliance with the Air Quality Analysis dated July 10, 2026 including the identified basic BMP’s shall be implemented to ensure compliance with existing standards.

8. Prior to the issuance of building permits, a final landscaping and irrigation plan shall be submitted for approval by the Planning Department. All plant material shall be served by a city-approved automatic irrigation system pursuant to LUC Section 20.16.105.

9. Any future signage requires a sign permit application reviewed and approved by the Planning Department prior to installation. All future signs shall be consistent with the Citywide Design Guidelines and be modest in scale and design.

10. Upon installation and completion of the landscaping and irrigation system, and prior to issuance of a final building permit or grading permit, the property owner or his/her designee shall submit a certificate of completion that certifies that the system has been installed in accordance with the project’s approved landscape and irrigation design plans and the recommendations of the project’s soil management report, if any, have been implemented. The certificate of completion shall be signed by a licensed landscape architect, certified irrigation designer, or licensed landscape contractor. The certificate of completion shall be accompanied by an irrigation audit that contains the following:

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a. Operating pressure of the irrigation system;
b. Distribution uniformity of overhead irrigation;
c. Precipitation rate of overhead irrigation;
d. Report of overspray or broken irrigation equipment;
e. Irrigation schedule including:
i. Plant establishment irrigation schedule;
ii. Regular irrigation schedule by month based on plat type, root depth, soil type, slope factor and shade factor, and that specifies irrigation interval (days per week), irrigation runtimes, number of start times per irrigation day, gallons per minute for each value, precipitation rate, distribution uniformity and monthly estimated water use calculations.

11. The affordable housing component of the project shall be constructed concurrently with the Senior Living facility.

12. The applicant shall provide lighting specifications for all exterior lighting, which shall be hooded and shielded from the night sky. In addition, the applicant shall submit a photometric plan showing that lighting does not spill onto adjacent parcels. This condition shall apply to both parcels.

13. Prior to recordation of the Final Map for the lot split, tentative map (TM 2017-03) shall be formally withdrawn. A letter from the applicant expressing desire to withdraw the application will suffice.

14. A sliding gate is proposed on the Mason Street entrance. A break shall be integrated into the fence or gate to allow for public bicycle access.

15. Signage shall be incorporated onto the site at the public pedestrian access points on Hudson Street and Mason Street indicating that the path is intended for public access. This signage shall be included in a subsequent sign permit submitted to the Building Department.

16. Healdsburg Municipal Code Section 20.16.175 requires a minimum of 20% of the automobile spaces required for multi-family to be for bicycle parking. 60% of this number shall be bike lockers or enclosed, and 40% shall be bicycle racks. Bicycle parking shall be shown on plans submitted for building permit for both the senior living parcel and the affordable housing parcel.

17. A Construction Management Plan shall be submitted prior to issuance of building, grading or demolition permits, whichever occurs first. The plan shall clearly denote the limit of the construction area, tree protection measures, and construction staging area, subject to review and approval by the Community Development Director. Additionally, the Construction Management Plan shall include the following:
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 off-site material shall be covered. c. All visible mud or dirt tracked 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 construction vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph). e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.

Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points Item 7.a
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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 proper condition prior to operation. h. Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.

18. Prior to the issuance of a certificate of occupancy, the project’s landscape architect or landscape contractor shall certify that all plant materials have been installed in accordance with the approved landscape plan, and the landscaping shall be inspected by the Community Development Department and the City Arborist.

19. All on-site landscaping shall be maintained by the property owner.

20. The project shall comply with Land Use Code Section 20.24.080 which requires measures be used to preserve and protect the health of trees to remain and new trees be planted to replace those removed.

21. Undergrounding of existing and new utilities. For consistency with the General Plan, the project shall underground all existing overhead utilities along both project street frontages (Hudson Street and Mason Street). All new or reconstructed utilities necessary to meet the project’s needs or project conditions shall also be underground.

Housing Department

22. Prior to issuance of building permits, the applicant shall execute an Affordable Housing Agreement, in a form approved by the City Attorney and Housing Director. The Affordable Housing Agreement shall establish the terms and conditions necessary to implement the affordable housing component of the project, including compliance with Government Code section 65915(c)(1)(A) in order to ensure the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program.

23. The affordable units shall be comparable in exterior appearance and generally comparable in overall quality to the market-rate units, to the extent required by applicable law.

24. The applicant shall comply with the City's Local Preference Policy through implementation of a marketing and outreach plan as required by and consistent with the Affordable Housing Agreement.

The marketing plan shall be submitted to the Housing Director for review and approval no later than 180 days prior to issuance of the first Certificate of Occupancy.

Police Department

25. Police Department shall be provided access to the interior of the building via entry code for emergency response.

26. Prior to issuance of a building permit, the applicant shall submit a Construction Parking and Staging Plan for review and approval. The plan shall clearly identify designated locations for all constructionrelated vehicle parking and staging that minimized the impact to traffic and surrounding residential neighborhoods. Construction-related parking or staging shall be prohibited on Harmon Street and Hudson Street at all times.

Building Department

27. The 2025 California Construction Codes will apply to this project if the permit is applied for by 12/31/2028. The current Healdsburg Municipal Code will also apply.

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28. The roof assembly is required to be Class A and shall be shown on the Building Permit submittal.

29. A Geotechnical Report shall be submitted with Building Permit submittal.

30. An asbestos and lead paint report is required and shall be submitted prior to the issuance of a demolition permit.

31. A Cost Recovery Account is required to be set up for the payment of permit fees prior to the submittal of the building permit application.

32. If the proposed pond is over 18” deep, it will need to meet the pool enclosure requirement found in our Municipal Code and the California Residential Code Appendix CI. Details of the pond shall be submitted with building permit submittal.

33. Accessible parking facilities for each type of parking area is required according to Chapter 11 of the CBC and shall be shown on building permit submittal.

34. EV Charging facilities and accessible EV Charging facilities are required according to the CGBSC and shall be shown on building permit submittal.

Public Works Department

35. Remove and replace all portions of existing broken, displaced, cracked, etc. sidewalk, curb, and gutter, ½-inch or greater, along the Hudson Street and Harmon Street property frontages per city standards.

36. Construct a 5-foot-wide public sidewalk along the Harmon Street property frontage from the end of the existing sidewalk at the existing driveway approach to the project site, to the existing split rail fence at the adjacent residential property. Trees in the immediate vicinity shall be preserved.

37. All unused driveway approaches shall be removed and replaced with curb, gutter, and sidewalk per city engineering design and construction standards.

38. The on-site driveway pavement structural section for the required EVA shall meet Fire Department requirements. Dedicate the required emergency vehicle access easement on the final parcel map in the location required by the Healdsburg Fire Department.

Construct bulb outs into Hudson Street to accommodate the new RRFB system and pedestrian ramps.

A minimum of two 11-foot-wide travel lanes shall be available through the crosswalk. The system shall be hardwired powered (not solar).

40. Dedicate a public access easement on the final parcel map for the publicly accessible pathway through the property. The pathway shall be a minimum of five feet wide and shall be designed and constructed to meet city engineering design and construction standards. The exact width and location of the public access easement is subject to approval by the City Engineer. The pathway shall be constructed unless proper documentation is provided from State Licensing detailing the reasons a pathway cannot be constructed as proposed.

41. Dedicate a public access easement over the travel lanes in the new on-site driveway to accommodate public access for cyclists through the site. The exact width and location of the public access easement is subject to approval by the City Engineer. The access shall be provided unless proper documentation is provided from State Licensing detailing the reasons access cannot be provided as proposed.

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42. The property owner shall dedicate the necessary public right of way to the city of Healdsburg along the Hudson Street and Harmon Street property frontages on the project final parcel map as needed, and at a location approved by the City Engineer.

43. Proposed stormwater LID features shall not be located within any public easements. Refer to comments from the Electric Utilities Department. Locate all proposed LID BMPs outside of required public easements. Construction drawings submitted for permits shall be updated to reflect this.

44. The CHAP calls for an 8-inch public sewer line through the property connecting to public sewer in Mason Street and Hudson Street. Install an 8-inch public sewer main throughout the project in the location shown on the updated sheet C7 submitted as part of the tentative parcel map application dated May 2026. A public sewer or utility easement shall be dedicated to the city. The property owner shall dedicate the easement on the project final parcel map to be accepted by the City of Healdsburg. The exact horizontal and vertical location of the 8-inch public sewer main, including the location of the terminus of the new sewer main, as well as the easement shall be subject to approval by the City Engineer. Multiple connections from a single lot are allowed for the project.

Remove from the ground and abandon per city standards the existing unused water main and any services, fire hydrant runs, etc. along where the new 12-inch water main will be installed. Reconnect existing services/fire hydrants runs that will remain. A public water or utility easement shall be dedicated to the city for portions of the public water main located on private property. The property owner shall dedicate the easement on the project final parcel map to be accepted by the City of Healdsburg. The exact horizontal and vertical location of the 12-inch public water main, as well as the easement shall be subject to approval by the City Engineer.

46. Provide domestic water demands in GPM with the construction drawings submitted for building permits. City standards require a 1-inch minimum residential water meter. Water meter sizing to be performed during preparation of MEPs with construction drawings submitted for building permit.

47. All onsite water meter boxes shall be located within a public utility or public water easement.

48. Prior to the issuance of any occupancy, abandon at the utility main, and remove all unused utility lines/services/meter boxes and other related appurtenances from the ground and backfill within the public right of way along the property street frontages or public easements on the project site, per city standards and requirements.

49. Submit the required final stormwater low impact development report, calculations, and plan as part of the building permit application for the structures.

50. The project applicant shall prepare a final parcel map per city engineering design standards and requirements for the project. The applicant shall submit an application for final parcel map and corresponding application fee.

51. The project applicant shall prepare public improvement plans per city engineering design standards and requirements for all work within the public right of way and within public easements on the project site and submit an application for public improvement plans and corresponding application fee. The applicant shall enter into a public improvement agreement with the city of Healdsburg using the city approved public improvement agreement form, and provide the city required surety and insurance certificates.

52. All public improvements and private improvements within public easements shall be designed and constructed per current city standards, specifications, and requirements subject to approval by the City Engineer.

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53. Prior to the first final inspection of any of the structures, the applicant shall pay all Public Works required development impact fees for the proposed project less existing development impact fee credits for the project site. The exact amount of all Public Works required development impact fees and existing fee credits will be calculated by Public Works as part of the building permit application for the structure. Note that there will be other development impact related fees due from other city departments.

Fire Department

54. Drive-through EVA concept acceptable; no hammerhead required. The Fire Department acknowledges the proposed drive-through emergency vehicle access (EVA) configuration in lieu of a hammerhead, subject to final apparatus maneuvering verification.

55. Fire apparatus turning-radius / Auto TURN exhibit required. Submit a turning-radius analysis demonstrating compliant ingress, on-site circulation, and egress for Healdsburg Fire apparatus. The exhibit shall verify:
• Entry from Hudson Street
• Internal circulation through fire lanes
• Maneuvering adjacent to parking lot access points and porte cochere • Use of the Mason Street emergency access (if intended for operational use) This is required to confirm that the drive-through EVA performs as intended under real operating conditions.

56. Emergency Vehicle Access (EVA) easement required. All portions of the fire apparatus access route that are not located within the public right-of-way shall be provided with a recorded emergency vehicle access easement.
• Easement shall be reviewed and approved by the Fire Department prior to recordation • Easement shall ensure permanent, unobstructed access for fire apparatus • Easement language shall prohibit obstructions, parking, or modifications that reduce required clearances

57. Mason Street emergency access – easement and gate requirements. The secondary access connection to Mason Street, identified as a gated emergency-access-only driveway, shall:
• Be located within a recorded EVA easement
• Include Fire Department–approved gate design (Knox access, emergency override, fail-safe operation)
• Maintain full required fire access width and vertical clearance at all times

58. Maintain required fire access widths. Plans indicate 20-foot fire lanes and 26-foot aerial access zones.

Final plans shall dimension and maintain these widths continuously, free of encroachments from parking, landscaping, structures, or site features.

59. Parking-lot interface and circulation conflicts. The turning-radius exhibit shall account for real-world conditions at parking lot entrances, including vehicle stacking, stall overhang, and curb geometry. Fire lanes shall remain clear and functional during peak site use.

60. Hydrant layout – additional opportunities to be evaluated. The utility plan identifies an existing hydrant and indicates new hydrant placement to be determined by the Fire Marshal. Based on the site layout, Item 7.a
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additional hydrant placement—particularly toward the northeast/Mason Street side—should be evaluated to improve coverage.

61. Hydrant coverage exhibit required. Provide a plan demonstrating that all portions of the buildings are within required fire department hose reach (typically 250 feet) from an approved hydrant, measured along approved access routes.

62. Fire flow and flow-test data required. Submit current hydrant flow test data and required fire-flow calculations for all structures. Water supply adequacy must be confirmed prior to approval of site design.

63. Coordinate hydrants and fire service with utility plan and easements. Final hydrant locations, underground fire service routing, and associated appurtenances shall be coordinated with:
• Existing and proposed utility infrastructure
• Recorded easements (including water, PUE, and access easements) • Fire Department operational needs
Updated Fire Marshal Conclusion: The drive-through EVA approach remains acceptable, provided a compliant turning-radius analysis is submitted. All fire apparatus access routes, including the Mason Street emergency connection, shall be protected by recorded emergency vehicle access easements to ensure permanent and enforceable access. Hydrant placement appears flexible under the current utility concept; however, final approval is contingent upon hydrant coverage verification and fire-flow data, and additional hydrants may be required to meet Fire Code standards.

Electric Department

64. The project is going to be in the CHAP underground district. All utilities shall to be fed from underground. The existing power poles along Hudson and Mason will need to be undergrounded.

The power requirements will need a pad-mounted transformer (and possibly a pad-mounted switch).

Easements shall be provided along the frontage for the new electrical equipment and facilities.

65. During our initial review of the requested electrical loads specifically the 1-4000A and the additional services for the two separate buildings. The City of Healdsburg utility policy establishes a hard limit on single-point service sizes: we do not serve any individual service over 2000 Amps. To accommodate the significant power requirements of your development, the project shall modify the current conceptual layouts. Our technical recommendation is to split the total requested load into three separate 2000 Amp services, with each metered independently. Please note that moving to this configuration will introduce a substantial footprint and infrastructure requirement on site:
• Dedicated Transformers: Each of the three 2000A meters will require its own dedicated 750kVA pad-mounted utility transformer.
• Pad-Mounted Switching: Each 750kVA transformer will require a dedicated, pad-mounted switch on-site for isolation and protection.
• Feeder Infrastructure: Your team will need to design and install extensive civil infrastructure (trenches,
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to our main
distribution system. We will need the required 5’ public utility easements along the south property line and the north line as well. This will require extensive off-site work.

Because this structural change shifts significant spatial and financial requirements onto the site design, we strongly recommend looping in your electrical engineer and civil teams immediately to update the utility easement boundaries and infrastructure paths.

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CITY OF HEALDSBURG

PLANNING COMMISSION

REGULAR MEETING AGENDA
Meeting Date: August 11, 2026
Time: 06:00 PM
City Hall Council Chamber
401 Grove Street
Healdsburg, CA 95448
To join by computer, tablet, or mobile device:

Go to https://zoom.us/join and type in the Webinar ID: 815 8894 3494 or follow this link:
healdsburg.gov/zoom (Pre-registration for the meeting is not required.)

ROLL CALL

ADMINISTRATIVE ACTIONS
Approval of Agenda
Approval of Minutes
By motion, approve the June 23, 2026 Regular Meeting Minutes.

Acceptance of Communications and Correspondence
Declarations of Conflict of Interest
Disclosures of Ex Parte Communications

PUBLIC COMMENTS ON NON-AGENDA ITEMS
This time is set aside to receive comments from the public regarding matters of general interest not on the agenda but related to Planning Commission business. Pursuant to the Brown Act, however, the Planning Commission cannot consider any issues or take action on any request during this comment period.

Persons speaking on items on this agenda are requested to provide their name, address and the subject of their comments. Comments are generally limited to three minutes; however, additional time may be granted by the Commission Chair as appropriate, depending on the scope of the project.

1. 2.

2.a

2.b

2.c

2.d

2.e

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PUBLIC HEARINGS
430 Foss Street Tasting Room Extension of Time
It is recommended that the Planning Commission approve a Resolution approving an extension of time for CUP-0003-2024.

The Hudson – 359 Hudson Street
Conduct a public hearing on Design Review application DR-0004-2026, Conditional Use Permit application CUP-0001-2026 and Tentative Map SBDV-0001-2026 with State Density Bonus Waiver Requests located at 359 Hudson Street (002-291-033) and associated CEQA exemption and by motion approve a Resolution approving the CEQA exemption and the project based on the suggested findings and subject to the recommended conditions of approval.

BUSINESS ITEMS
Election of Officers
Accept nominations for the office of Planning Commission Chair and conduct election by voice vote.

1. Accept nominations for the office of Planning Commission Vice-Chair and conduct election by voice vote.

2. COMMISSIONER AND SUBCOMMITTEE REPORTS

DIRECTOR'S REPORT

ADJOURNMENT
Scott M. Duiven, Community Development Director
Posting: This agenda was posted on City bulletin boards and the City’s website at least 72 hours prior to the meeting, in accordance with state law.

Availability of Written Materials: All written materials (e.g., staff reports, conditions, resolutions) prepared for items on this agenda are available for public review at least 72 hours prior to the meeting at the Community Development Department at 401 Grove Street and on the City’s website at www.healdsburg.gov. Written materials submitted after the posting of this agenda, but before the Commission meeting, will also be made available for public review in the Community Development Department. If written materials are presented to the Commission at the meeting, a copy will be made for public review at the meeting.

Disabled Accommodations: The City of Healdsburg will make reasonable

4. 4.a

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6. 7.

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accommodations for persons having special needs due to disabilities. Please contact Amanda Gray, Administrative Technician, at Healdsburg City Hall, 401 Grove Street, Healdsburg, California, 707-431-3393, at least 72 hours prior to the meeting, to ensure the necessary accommodations are made.

Appeals: Anyone that does not agree with the Commission’s decision may appeal the decision to the City Council, provided that a written appeal is filed within ten (10) calendar days from the date of the Commission’s action.

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CITY OF HEALDSBURG

PLANNING COMMISSION

AGENDA STAFF REPORT
MEETING DATE: August 11, 2026
SUBJECT: The Hudson – 359 Hudson Street
PREPARED BY: Ellen McDowell, Senior Planner
STRATEGIC INITIATIVE(S):

Economic Diversity and Sustainable Growth
Affordable Housing
Effective Governance
RECOMMENDED ACTION(S):

Conduct a public hearing on Design Review application DR-0004-2026, Conditional Use Permit application CUP-0001-2026 and Tentative Map SBDV-0001-2026 with State Density Bonus Waiver Requests located at 359 Hudson Street (002-291-033) and associated CEQA exemption and by motion approve a Resolution approving the CEQA exemption and the project based on the suggested findings and subject to the recommended conditions of approval.

BACKGROUND:

On April 2, 2025, the applicant held a community meeting on site, at which members of the public were provided preliminary information about the potential project.

On April 8, 2025, the Planning Commission held a workshop where they reviewed and offered initial feedback on the proposed project.

On October 3, 2025, the City received a Housing Crisis Act (SB 330) application for the property at 359 Hudson Street. The application included the project proposal, site plan, initial elevations, and proposed colors and materials. The Housing Accountability Act (HAA) was enacted in order to provide limits on local government review of housing projects.

SITE AND VICINITY DESCRIPTION:

The project site is located at 359 Hudson Street on the north side of Hudson Street. The site consists of approximately 3.61 acres and is the former Healdsburg Lumber location. The site is relatively flat and is served by existing public streets and municipal water, wastewater, and storm drainage infrastructure.

The project site is a split zoned parcel with zoning designations located in both Mixed Use and R1-6,000 located within the Mixed Use (MU) and Medium Density Residential (MR) General Plan Land Use Designations, respectively.

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The surrounding area is characterized by a mix of residential and commercial uses. Single-family residential neighborhoods are located to the north, west, and east. Commercial and mixed-use development is located to the east and south. The project site is within walking distance of the downtown commercial district, public parks, transit services, and other neighborhood-serving amenities and uses.

The site is located within an established neighborhood where a range of housing types and community services already exist. The proposed redevelopment of the underutilized property with senior living, memory care, and affordable units is intended to provide additional housing opportunities within the City.

Figure 1
PROJECT DESCRIPTION:

The applicant, Gallaher Signature Living, LLC, requests approval of a Major Design Review, Major Conditional Use Permit, Tentative Map, State Density Bonus, and associated waivers to construct a Continuing Care Retirement Community (CCRC) and affordable housing development at 359 Hudson Street. The proposed project would redevelop the approximately 3.61-acre site with a four-story senior living building containing 67 independent and assisted living units, a singlestory memory care building with six treatment rooms and one manager's unit, and a separate building containing 10 deed-restricted affordable workforce housing units.

The project includes subdivision of the property into two parcels, one for the senior living community and one for the affordable housing component, together with associated site improvements, landscaping, parking, pedestrian circulation, utilities, and open space.

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Figure 2
DISCUSSION/ANALYSIS:

Proposed Affordable Housing and Density Bonus
The City of Healdsburg chose to require certain housing developments to include affordable housing with the adoption of the Healdsburg IHO in 1998. The current IHO requires that 20% of units be rent or sales price restricted to moderate or below moderate-income levels.

In 1979 the State Legislature enacted the Density Bonus Law, Section 65915 to reward developers that choose to construct affordable and senior housing by requiring cities to approve a density bonus which allows the developer to construct more units than would otherwise be permitted.

Through the state density bonus regulations (Government Code § 65915) most developers can request up to a 50% density bonus based upon the number of affordable units proposed, and an 80% increase in densities for projects which are completely affordable. The state regulations are meant to incentivize the production of affordable housing, and any housing developer can elect to take advantage of the allowances created. While the State Density Bonus Law can be complicated, the courts have clarified certain provisions and the relationship between the State Density Bonus Law and a local IHO. The courts have determined affordable units required by an IHO can be used by a developer to request a density bonus. The courts and the Healdsburg Land Use Code have also clarified that the “bonus units” are market-rate units that are added to the project as an incentive to construct affordable housing, and the bonus units are exempt from the IHO.

The applicant is proposing to construct a total of 77 new housing units (51 base units + 26 bonus units). The applicant is proposing to include 67 new senior housing units, ranging in size from 1,075-2,017 square feet and 10 affordable units ranging in size from 372-385 square feet, consistent with Healdsburg IHO and the State Density Bonus Law as discussed below. The City’s IHO requires that units be consistent in square footage, number of bedrooms, finishes, and amenities to the market rate units. Although the City encouraged the applicant to provide larger affordable units and a broader mix of bedroom counts to better comply with the City's Inclusionary Housing Ordinance (IHO), the applicant has requested a concession/incentive under State Density Bonus law to permit smaller affordable units and eliminate the requirement to provide a range of bedroom types among the affordable units.

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State Density Bonus Law
The project site is a split zoned parcel with zoning designations located in both Mixed Use and R1-6,000 located within the Mixed Use (MU) and Medium Density Residential (MR) General Plan Land Use Designations, respectively. The Mixed Use portion of the site allows for a maximum of 16 units per acre, while the Medium Density Residential portion of the site allows for a maximum of 6 units per acre. Based upon the project site size of 3.61 acres, the maximum number of allowed units on the site is 51 units as follows:

3.61 Acre Parcel
.67 acres MR @ 6 units/acre = 4.02 units

2.94 acres MU @ 16 units/acre = 47.04 units
Total Units = 51.06 units, which per General Plan rounds down to 51 units.

The applicant is seeking a 50% state density bonus. To be eligible for a 50% density bonus, the applicant must provide at minimum 15% of the base units as Very Low Income (VLI) units (30- 50% AMI). The project proposes eight very low-income units, which is 15.7% of 51, thereby qualifying for the 50% density bonus.

The State Density Bonus calculation is as follows:
51 base units
x 50% State Density Bonus Law = 25.5 units per SDBO rounds to 26 = 77 total units
The project is proposing 77 units (67 senior living + 8 VLI + 2 Low-to-moderate affordable rental units) and as such would conform to State Density Bonus law.

In addition to providing deed-restricted affordable units under State Density Bonus Law the project would need to comply with the City’s Inclusionary Housing Ordinance requirement of 20% affordable housing on site. Inclusionary housing is based on 51 base units and would require 10 affordable units, which the project provides.

State Density Bonus Law Concession/Incentive
In addition to the density bonus, the City is also required to provide “incentives” or “concessions” to each project which qualifies for a density bonus. A concession or incentive is defined as follows:
 A reduction in site development standards or a modification of zoning code or architectural design requirements, such as a reduction in setback or minimum square footage requirements; or
 Approval of mixed-use zone; or
 Other regulatory incentives or concessions which result in identifiable and actual cost reductions.

Based upon the level of affordability provided, the project is entitled to three incentives or concessions. The applicant is requesting the following incentives/concessions:

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1. The applicant requests a waiver from Inclusionary Housing Ordinance Section 20.20.030 F(4) which requires affordable units to be consistent in square footage, quality of finishes, and amenities to market rate units. The quality of construction will be similar to the market rate units; however, this requirement would have direct impacts to the project’s construction.

2. The applicant requests a waiver of LUC 20.20.090 F(5) requiring residents of inclusionary units to have access to common open space and recreational amenities. Compliance with this requirement is prohibited by the California Department of Social Services licensing requirements and would physically preclude the project as designed.

3. The applicant requests a waiver of LUC section 20.20.030 F(3) which requires 10% of affordable units to be three-bedroom units.

State Density Bonus Law Waivers
In addition to the Density Bonus, and Concessions/Incentives, the applicant may also request a waiver(s). Waivers or reduction in standards must be granted when the standard would physically preclude the project from being built or designed at the permitted density and with the granted concession/incentive. The City is not required to waive or reduce a standard that would cause a public health or safety problem, cause environmental harm, or harm an historical property, however, the finding must be supported by substantial evidence in the record. The applicant is requesting the following waivers:

Senior Housing

1. The applicant requests a waiver to allow residential use on the ground floor of the proposed development. The waiver is necessary to physically accommodate the density bonus units permitted under SDBL. Limiting ground floor space exclusively to commercial use would significantly constrain residential site layout and reduce the total number of feasible affordable units.

2. The applicant requests a waiver to the Central Healdsburg Avenue Plan’s vision to create a primary new street from Hudson Street to Mason Street. The addition of a new primary street would result in a significant loss of site coverage, directly impacting the density and would preclude the density bonus project as designed.

City staff is in support of this waiver in that the street as proposed does not align with University Street or Mason Street and would prove difficult to align. In lieu of the street the applicant has proposed bicycle and pedestrian access from Mason Street to Hudson Street.

3. The applicant requests a waiver to the maximum FAR from 1.0 to 1.31 to allow for the density bonus project as designed.

4. The applicant requests a waiver for increased building height to accommodate the density bonus and achieve the unit count required to support the inclusion of affordable housing in the project. The height is deviating from the LUC allowable height of 35’ for abutting residential zones to 58’8”.

5. The applicant requests a waiver of LUC section 20.08.030 requiring a 20’ front setback.

The proposed density, minimum street and parking space dimensions would preclude the density bonus project as designed. This is for the memory care facility on Mason Street and will be 10.52’ from Mason Street.

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Affordable Housing

1. The applicant requests a waiver to the 10-foot required rear setback for the affordable housing parcel citing LUC section 20.0. Due to the density, street, driveway and parking dimensions it becomes physically impossible to observe the 10-foot rear setback. The rear setback is proposed at 9’.

3. The applicant requests a waiver to the Central Healdsburg Avenue Plan Urban Frontage Development Standards that require entry spacing, blank wall widths of no more than 8 feet, minimum floor to floor height requirements of 15 feet and requirement that 75% of the first floor facade is to be glazed.

4. The applicant requests a waiver of LUC section 20.08.175 which requires a minimum of 200 square feet of open space per dwelling unit, because this would preclude the project from being constructed at the proposed density, as designed. The project provides a small patio area at the rear of the property for shared use, as well as shared balconies.

When evaluating a waiver, the City is only able to deny if one of the following findings can be made: (1) the project would have a specific, adverse impact upon public health and safety, (2) the project would have an adverse impact on any real property that is listed in the California Register of Historical Resources, or (3) the project would be contrary to state or federal law. Staff has reviewed all requested waivers, and has concluded that all waivers above, and as described in more detail in Attachment 2, can be granted.

Growth Management Ordinance:

The project will not require any Growth Management allocations in that the project consists entirely of senior housing, memory care units and affordable housing units, all of which are exempt from the GMO.

GENERAL PLAN AND LAND USE CODE ANALYSIS:

General Plan
The site has a General Plan land use designation of Mixed Use (MU) and Medium Density Residential (MR). In general, this land use classification provides for commercial and multi-family residential uses. The maximum allowable Floor Area Ratio (FAR) for the designation is 1.0. The proposed FAR is 1.31 and the applicant has requested a waiver under SDBL to meet this requirement. Therefore, the development is consistent with the General Plan’s MU land use designation and the allowable FAR. Development of the site will further the following General Plan policies:

Guiding Principle 2.C: Promote a mix of housing types and affordable housing distributed throughout the community.

Goal LU-A: Orderly development within well-defined urban boundaries maintained by the City’s adopted Urban Service Area/Urban Growth Boundary.

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LU-F-2 The City shall encourage mixed use development, including new housing and employment opportunities, as well as reuse of underutilized or vacant industrial land, around the historic railroad depot to support transit use at the depot.

ED-C-1 Promote housing that is affordable to workers who are vital to the community.

Goal H-C Facilitate the provision of affordable housing for those that live and work in Healdsburg.

Goal H-A: Maximize opportunities for the development of a variety of housing types to accommodate anticipated growth, facilitate mobility within both the ownership and rental markets, and encourage a diverse community.

Policy H-A-6:Encourage the retention and development of rental units.

Housing Element Policy 5.7 Encourage senior housing development, rehabilitation, and preservation, particularly in neighborhoods that are accessible to public transit, commercial services, healthcare, and community facilities.

Housing Program 5 Developing Housing Affordable to Very Low-, Low-, Moderate- and middleincome households - Employer-provided housing. Consider options for creating, in partnership with local employers, employer-provided or subsidized housing for local teachers, public safety employees, medical staff etc.

Land Use Code
The project site is a split zoned parcel with zoning designations located in both Mixed Use and R1-6,000 located within the Mixed Use (MU) and Medium Density Residential (MR) General Plan Land Use Designations, respectively. Senior living is a conditionally permitted use within the MU zoning designation, and memory care with 6 or fewer beds is permitted in the R-1-6,000 zoning designation. The proposed project is consistent with the MU and R-1-6,000 designations regarding site coverage, access, and parking except as modified by requested waivers. Discussion of these elements, and applicable requested waivers is provided below.

Parking: The required parking per the Density Bonus Law is calculated and shown in Table 1 below.

Table 1
Land Use Required Proposed
Multi-Family
Residential (Senior
Living 67 units)

1.5 spaces per unit (1 of
which is covered) + 1 space
per 3 units for guest
123 spaces required
91 covered, 39 uncovered
Multi-Family
Residential
(Affordable Housing
10 units)

1.5 spaces per unit (1 of
which is covered)
15 spaces required
10 covered, 5 uncovered
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Total 138 required 145 provided
The project is consistent with the parking requirements of the Land Use Code for parking for both senior living and affordable housing components of the project.

Lighting: Lights for the proposed building consist of the fixtures identified on sheet L3.1 of Attachment 3. As shown on the elevations for the proposed building, sconce style lights will be affixed to the walls to illuminate the building entryway and parking lot light poles will be provided to provide adequate lighting across the parking area for public safety. All lighting will be downward cast, shielded and protect the night sky.

Access: Vehicle access to the project will be via Hudson Street. Vehicle path of travel has been studied and is detailed in the traffic report included in Attachment 4. Pedestrian access to the project will be provided via sidewalks that will be provided along the project frontage, as well as a public path through the interior of the project connecting Mason Street and Hudson Street.

Trash Disposal/Collection: A trash room is proposed within the buildings, and trash chutes will be located on each floor.

Development Standards: The project complies with all applicable development standards for the Mixed Use and R-1-6,000 zoning designations with respect to lot area, dimensions, building setbacks and heights except as modified by the requested waivers listed above and within Attachment 2.

Height: Pursuant to Section 20.08.170.B.3 of the Land Use Code, the maximum height allowed in the MU Zoning District is 35’ when abutting a site zoned for single family housing as a permitted use. The proposed roof height varies by location, and is 58’8” as measured from the average finished elevation of the natural grade, to the average height between the eaves and the ridge. The applicant is requesting a State Density Bonus Waiver to increase the allowable height in order to accommodate the allowable density bonus.

Maximum Floor Area Ratio/Site Coverage: The site allows for a maximum floor area ratio (FAR) of 100% and a maximum site coverage of 60%. The applicant has requested a State Density Bonus Waiver to allow increased FAR for parcel 1 to allow a 131% FAR. The project proposes a maximum of 37.7%site coverage for parcel 1 and 19.6% site coverage for parcel 2 and is within the allowable 60% site coverage.

Open Space: Pursuant to Section 20.08.175(B) of the Land Use Code the project requires a minimum of 200 square feet of usable open space per dwelling. The senior housing component exceeds this requirement by use of outdoor areas including recreational areas, and private balconies. The affordable component of the project is requesting a waiver as allowed by State Density Bonus Law.

CENTRAL HEALDSBURG AVENUE PLAN (CHAP) ANALYSIS:

The project site is located within the Central Healdsburg Avenue Plan (CHAP), which provides planning and design guidance for redevelopment within the corridor. The proposed project Item 4.b
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incorporates several CHAP principles by redeveloping an underutilized infill site with a mix of senior living and affordable housing, providing pedestrian connections, landscaping, and streetscape improvements, and locating housing within close proximity to the future SMART station, downtown Healdsburg, employment opportunities, and community services. The project also includes architectural and site design elements intended to complement the surrounding neighborhood and create an active, pedestrian-oriented streetscape along Hudson Street.

The project is generally consistent with several CHAP goals and principles, including fostering a diversity of housing options, supporting infill redevelopment, improving pedestrian and bicycle connectivity, and encouraging sustainable neighborhood development. The project also includes requests for waivers from certain CHAP development standards and design provisions pursuant to State Density Bonus Law, including standards related to urban frontage requirements and the planned north-south street connection identified in the CHAP. Regarding the planned street connection, staff is supportive of this waiver in that the proposed street does not align with University Street and would prove to be infeasible to construct on the current site. In lieu of the street, the applicant has proposed public bicycle and pedestrian access from Mason Street to Hudson Street. These waiver requests are discussed in greater detail above, and within Attachment

2. FINDINGS:

Major Design Review Findings (DR-0004-2026):

Pursuant to Land Use Code section 20.28.125, the Planning Commission is required to make the following findings in order to approve a Major Design Review Permit; staff has provided suggested findings below.

A. The proposed development or use is consistent with all applicable policies and requirements of the General Plan and Land Use Code.

The proposed multi-family senior living facility use is consistent with the anticipated uses identified in the General Plan, as well as all applicable General Plan policies including:
 Housing Element Policy 5.7 Encourage senior housing development, rehabilitation, and preservation, particularly in neighborhoods that are accessible to public transit, commercial services, healthcare, and community facilities (the Project will provide 57 senior housing units within walking distance to several commercial uses, the Foss Creek walking trail, and the First & Mason St bus stop.
 General Plan Policy ED-C-1 Promote housing that is affordable to workers who are vital to the community (the Project provides much-needed affordable workforce housing within walking distance for employees of the senior housing facility)  Housing Program 5 – Developing Housing Affordable to Very Low, Low, Moderate, and Middle-Income Households. Employer-Provided Housing. Consider options for creating, in partnership with local employers, employer-provided or subsidized housing for local Item 4.b
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workers, including teachers, public safety employees, medical staff, etc. (the Project provides much-needed affordable workforce housing within walking distance for employees of the senior housing facility)
The project meets or exceeds all development requirements in the Land Use Code including building height, lot coverage, setbacks, landscaping, and on-site parking and loading except with concessions and waivers permitted by the State Density Bonus Law.

B. The proposed design of the development or use, and all appurtenant structures, is consistent with the policies set forth in the Citywide Design Guidelines, as may be amended from time to time.

The project is outside the purview of the Citywide Design Guidelines and is subject to finding E below.

C. The proposed development or use is consistent with the purposes of the zoning district in which it is located.

The MU and R-1-6,000 zoning designations implement the Mixed Use and Medium Density Residential land use designations of the Healdsburg General Plan. The special purposes of the districts provide well-planned multi-family housing The multi-family project is a conditionally permitted use in the MU zoning district.

D. The proposed development or use is consistent with all other conditions imposed by the Planning Commission or City Council with respect to any matter related to the purpose of design review.

The property does not have any conditions that were previously placed on the site. As part of the subject project, conditions of approval have been included in the resolution that will be required to be complied with throughout the life of the project. The proposed project is subject to the Land Use Code, including allowed uses and development standards, and the Central Healdsburg Avenue Plan. As noted above, the proposed project has been found to be consistent with the Land Use Code, State Density Bonus Law and Central Healdsburg Avenue Plan and as such the proposed project is consistent with any conditions imposed by the Planning Commission or City Council.

E. For proposed developments or uses in the Central Healdsburg Avenue Plan area, the design of the development or use, and all appurtenant structures, is consistent with the policies set forth in Chapter IV, "Building Design Framework," of the Central Healdsburg Avenue Plan dated November 2013 and adopted by the Healdsburg City Council on January 21, 2014, as may be amended from time to time.

The proposed project is consistent with the scale and character of residential commercial and industrial uses found within the Central Healdsburg Avenue Plan except as modified by requested waivers permitted through State Density Bonus Law. The proposed colors and materials are compatible with the surrounding area and respect the character of the City. The front setback and the building’s mass, articulation, and scale are consistent, anticipated and compatible with development in the area. Therefore, the design of the proposed project is consistent with the Central Healdsburg Avenue Plan policies included in Chapter IV, “Building Design Framework”.

Conditional Use Permit Findings (CUP-0001-2026):

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Pursuant to Land Use Code section 20.28.165, the Planning Commission is required to make the following findings in order to approve a Conditional Use Permit. Staff has provided suggested findings below.

1. The proposed location and operation of the conditional use is in accord with the Healdsburg general plan and any applicable planned development, specific or area plan.

The Conditional Use Permit pertains to the use as General Residential Care, defined as “a State-licensed facility, place or structure that is maintained and operated to provide nonmedical residential care, day treatment or foster agency services for seven or more adults and/or children as defined in the California health and Safety Code. This use includes the administration of limited medical assistance (e.g., dispensing of prescribed medications).” General Residential Care is a conditionally permitted use within the Mixed-Use zoning designation. As such, the use is consistent with the Healdsburg General Plan and Central Healdsburg Avenue Plan.

2. The proposed location and operation of the conditional use is consistent with the applicable development standards of this Land Use Code.

The use is a conditionally permitted use within the Mixed-Use zoning designation as described in the finding above. In addition, the project is consistent with the development standards of the Land Use Code except as modified by the waivers as permitted by State Density Bonus Law.

The Conditional Use Permit pertains to the conditionally permitted use as Residential Care within the Mixed-Use designation. The use is anticipated and conditionally permitted and therefore it can be seen with certainty that the use will not have a detrimental effect on the public health and safety or materially injurious to uses, properties or improvements in the vicinity.

Tentative Parcel Map Findings (SBDV-0001-2026):

Pursuant to Land Use Code Section 17.04.100, the Planning Commission is required to make the following findings in order to approve a Tentative Parcel Map; staff has provided suggested findings below.

The planning commission shall base its recommendation on a tentative subdivision map of four or fewer lots on the findings below:

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

The Healdsburg 2030 General Plan designations of the property is Mixed-Use (MU), and Medium Density Residential (MR). In general, these land use classifications provide for commercial and residential uses. The proposed project will construct a new Residential Care facility and multi-family for-rent affordable housing units and is therefore consistent with the permitted and conditionally permitted uses of the MU and MR designations. The project’s existing access is consistent with the Transportation Element. The project site is located within the boundaries of the Central Healdsburg Avenue Plan Area. It should be noted that the CHAP Item 4.b
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include a proposed extension of University Street through the project site. However, it has been determined that this proposed extension is infeasible and the applicant has requested a waiver for this requirement. The applicant will be providing public pedestrian and bicycle access through the site to assist in the connection from Mason to Hudson Street.

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

The site is physically suitable for the proposed type and density of the proposed development as provided for in the General Plan, Land Use Code and State Density Bonus Law. There are no physical constraints on the property which would prohibit the development of the site.

3. 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 site is developed and does not contain suitable habitat for fish or wildlife. Further, the Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15331 Class 32 Infill Exemption, as provided above.

Further, the project is categorically exempt from CEQA pursuant CEQA Guidelines Section 15315 Class 15 Minor Land Divisions, in that the project does not exceed 4 parcels; is in conformance with the General Plan; no variances or exceptions are required; access and services to the site are available; the parcel was not involved in a division of a larger parcel within the last 2 years; and the parcel does not have an average slope greater than 20%.

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

All project improvements will be designed and constructed in accordance with City standards to ensure protection of the public health. A construction Health Risk Assessment also determined that diesel particulate matter (DPM) cancer risk, chronic non-cancer hazard, and PM2.5 concentrations at nearby sensitive receptors, including adjacent residences and a nearby preschool, would remain below Bay Area Air District significance thresholds.

Operational impacts would likewise be less than significant because the residential project would not include substantial sources of toxic air contaminants or diesel truck traffic.

5. 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 access easements located on the property except as to be conditioned by the project.

6. 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 resultant lots are situated where the development of the property will provide passive heating due to a southwestern exposure. The new structures on the property will be required to be constructed in accordance with the energy conservation standards of the California Building Code.

ALTERNATIVES:

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After public comment and deliberation, the Planning Commission may consider alternatives to address concerns provided from the public. This may include approving the project as conditioned or as modified by the Planning Commission, continuing the project to a later date to address design-related concerns, or denying the project as proposed.

ENVIRONMENTAL REVIEW:

The project qualifies for a Class 32 categorical exemption under the California Environmental Quality Act Guidelines Section 15332, In-Fill Development Projects, in that the proposed buildings and associated site improvements meet the following conditions contained in the Class 32 In-Fill Exemption:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as the applicable zoning designation and regulations.

The proposed project is located on a split-zoned site within the Mixed Use (MU) and Medium Density Residential General Plan Land Use designation and the Mixed Use (MU) and R-1-6,000 Zoning Districts. The proposed project is a conditionally permitted use within the MU zone and a permitted use within the R-1-6,000 zoning district, and the proposed buildings and site improvements are consistent with the development standards of the zoning district and are consistent with the development standards of the zoning district and general development standards set forth in the Land Use Code except as modified by Density Bonus incentives and waivers. The courts have determined modifications required by the Density Bonus Law do not disqualify the project from claiming the exemption.
(b) The proposed development occurs within the city limits on a project site of no more than five acres substantially surrounded by urban uses.

The subject site is 3.17 acres, located within the city limits of the City of Healdsburg, and is adjacent to urban uses on three sides.
(c) The project site has no value as habitat for endangered, rare or threatened species.

The project site is a currently developed, paved site with existing commercial buildings and provides no value as habitat for endangered, rare, or threatened species. (d) Approval of the project would not result any significant effects relating to traffic, noise, air quality, or water quality.
 Traffic: Small infill projects located in the downtown area have been prescreened and determined to result in less than 15% or below the countywide average for Vehicle Miles Travelled (VMT) per capita if the project is consistent with the General Plan Land Use designation. The project is located within the pre-screened area and is exempt from any further traffic analysis.  Noise: The Project-specific Noise Impact Analysis concluded that the proposed Continuing Care Retirement Community would result in less-than-significant noise and vibration impacts. Construction noise would comply with the City of Healdsburg Municipal Code by occurring only during permitted hours and incorporating project design features such as temporary 7-foot-high sound barriers, properly maintained equipment, and a designated disturbance Item 4.b
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coordinator. Construction noise at the nearest residence is projected to meet the Federal Transit Administration (FTA) criterion of 80 dBA Leq (8-hour).

Operational noise from mechanical equipment, pool equipment, and projectgenerated traffic would remain below the City's noise standards, and construction and operational vibration levels would also remain below applicable FTA thresholds. The project is not located within an airport noise compatibility area and would not expose residents or workers to excessive aircraft noise. Accordingly, no significant noise impacts are anticipated.  Air Quality: The Project-specific Air Quality Analysis concluded that the proposed Project would result in less-than-significant air quality impacts.

Construction-related fugitive dust would be minimized through implementation of required Best Management Practices (BMPs) pursuant to General Plan Policy NR-28, and construction exhaust emissions would remain below Bay Area Air District significance thresholds for reactive organic gases (ROG), nitrogen oxides (NOx), particulate matter (PM10), and fine particulate matter (PM2.5). A construction Health Risk Assessment also determined that diesel particulate matter (DPM) cancer risk, chronic non-cancer hazard, and PM2.5 concentrations at nearby sensitive receptors, including adjacent residences and a nearby preschool, would remain below Bay Area Air District significance thresholds. Operational impacts would likewise be less than significant because the residential project would not include substantial sources of toxic air contaminants or diesel truck traffic. Accordingly, the Project would not result in significant construction or operational air quality impacts.  Water Quality: The project will be required to install post construction stormwater treatment best management practices (BMP) in accordance with the current version of the Low Impact Development (LID) Technical Design Manual. A Final Stormwater Management Plan will be required to be submitted with the building permit plans for the site.
(e) The site can be adequately served by all required utilities and public services.

The site is located within the City of Healdsburg urban service area and can be adequately served by the City’s water and sewer systems. Electric is provided by the City of Healdsburg Utilities. Natural gas is provided to the site by Pacific Gas and Electric. The City of Healdsburg provides Fire and Police services for the site.

In addition, the project is categorically exempt pursuant to California Environmental Quality Act Guidelines Section 15315 Class 15 Minor Land Divisions, and 15061(b), in that the project does not exceed 4 parcels; is in conformance with the General Plan; no variances or exceptions are required; access and services to the site are available; the parcel was not involved in a division of a larger parcel within the last 2 years; and the parcel does not have an average slope greater than 20%.

ATTACHMENT(S):

Attachment 1 - Resolution
Attachment 2 – Project Narrative
Attachment 3 – Project Plans
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Attachment 4 – Revision to main building height
Attachment 5 – Revision to pool building height
Attachment 6 – Air Quality Study
Attachment 7 – Noise Study
Attachment 8 – Traffic Study
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PC RESOLUTION NO. 2026 -

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HEALDSBURG APPROVING DESIGN REVIEW DR-0004-2026,
CONDITIONAL USE PERMIT CUP-0001-2026, TENTATIVE MAP
APPLICATION SBDV-0001-2026, DENSITY BONUS APPLICATION AND

WAIVERS AND CONCESSIONS FOR THE CONSTRUCTION OF A
NEW 67-UNIT SENIOR LIVING AND MEMORY CARE FACILITY
WITH 10 FOR-RENT AFFORDABLE UNITS ON A 3.606-ACRE SITE

AND ASSOCIATED SITE IMPROVEMENTS AND LANDSCAPING
LOCATED AT 359 HUDSON STREET (APN 002-291-033), AND FINDING THE PROJECT EXEMPT FROM CEQA.

WHEREAS, the City of Healdsburg (“City”) received an application from Gallaher Signature Living for major design review, conditional use permit, tentative map, density bonus and associated waivers and concessions for the construction of a 67-unit senior living and memory care facility and 10 for-rent affordable housing units (8 very low income and 2 moderate income) (the “Project’). The Project is proposed on a 3.61-acre site with access via a private drive aisle from Hudson Street and Mason Street. Site improvements include connectivity to the public sidewalk, on-site parking (covered and uncovered), emergency vehicle access (EVA), site amenities, and landscaping improvements; and WHEREAS, on April 2, 2025 the applicant held a community meeting on site at which members of the public attended and were provided information on the project; and WHEREAS, on April 8, 2025 the Planning Commission held a workshop where they reviewed and offered non-binding feedback on the proposed project; and WHEREAS, prior to acting on the Project, and at a properly noticed public hearing on August 11, 2026, the Planning Commission reviewed written and oral staff reports, took testimony and received into the record all pertinent documents related to the Project; and WHEREAS, in accordance with California Government Code (b)(1)(C), the proposed Project is entitled to a 50% Density Bonus, three incentives/concessions (cost-reduction measures) pursuant to §65915(d)(2)(C), and unlimited waivers or reductions of development standards that will have the effect of physically precluding construction of the development pursuant to CA Gov’t. Code §65915(e)(1); and
WHEREAS, the applicant requested waivers and concessions under CA Gov’t. Code §65915 of the following: waiver of the Central Healdsburg Avenue Plan (CHAP) urban frontage type, CHAP required through street from Hudson to Mason, waiver of maximum FAR, increased building height, minimum development standards for the affordable housing parcel, incentives to waive Inclusionary Housing sections F3, F4 and F5, waiver of rear setback for the affordable housing parcel, usable open space; and
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WHEREAS, California Government Code Section 65915(d)(1), requires that an incentive be approved unless written findings can be made based upon substantial evidence that the incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs, or would have a “specific, adverse impact” upon public health and safety or on any real property listed in the California Register of Historical Resources, or because the incentive would be contrary to state or federal law; and WHEREAS, California Government Code Section 65915(e)(1), requires that a waiver be approved unless written findings can be made based upon substantial evidence that the waiver would have a “specific, adverse impact” upon public health and safety or on any real property listed in the California Register of Historical Resources, or because the waiver would be contrary to state or federal law; and
WHEREAS, pursuant to State Density Bonus Law and the Housing Accountability Act (HAA), local jurisdictions are prohibited from disapproving density bonus affordable housing projects or conditioning them in such a way as to render them infeasible, unless the project would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households; and WHEREAS, “specific adverse impact” to deny a density bonus project, incentive or waiver is defined in Govt. Code Section 65589.5(d)(2) as “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete”; and WHEREAS, there is no indication that the Project would have a significant adverse impact on health and safety; and
WHEREAS, the application qualifies for a Class 32 categorical exemption under the California Environmental Quality Act Guidelines Section 15332, In-Fill Development Projects, in that the proposed buildings and associated site improvements meet the following conditions contained in the Class 32 In-Fill Exemption:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as the applicable zoning designation and regulations.

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(b) The proposed development occurs within the city limits on a project site of no more than five acres substantially surrounded by urban uses.

The project site is a currently developed, paved site with existing commercial buildings and provides no value as habitat for endangered, rare, or threatened species.
(d) Approval of the project would not result any significant effects relating to traffic, noise, air quality, or water quality.
• Traffic: Small infill projects located in the downtown area have been prescreened and determined to result in less than 15% or below the countywide average for Vehicle Miles Travelled (VMT) per capita if the project is consistent with the General Plan Land Use designation. The project is located within the pre-screened area and is exempt from any further traffic analysis. • Noise: The Project-specific Noise Impact Analysis concluded that the proposed Continuing Care Retirement Community would result in less-thansignificant noise and vibration impacts. Construction noise would comply with the City of Healdsburg Municipal Code by occurring only during permitted hours and incorporating project design features such as temporary 7-foothigh sound barriers, properly maintained equipment, and a designated disturbance coordinator. Construction noise at the nearest residence is projected to meet the Federal Transit Administration (FTA) criterion of 80 dBA Leq (8-hour). Operational noise from mechanical equipment, pool equipment, and project-generated traffic would remain below the City's noise standards, and construction and operational vibration levels would also remain below applicable FTA thresholds. The project is not located within an airport noise compatibility area and would not expose residents or workers to excessive aircraft noise. Accordingly, no significant noise impacts are anticipated.
• Air Quality: The Project-specific Air Quality Analysis concluded that the proposed Project would result in less-than-significant air quality impacts.

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Accordingly, the Project would not result in significant construction or operational air quality impacts.
• Water Quality: The project will be required to install post construction stormwater treatment best management practices (BMP) in accordance with the current version of the Low Impact Development (LID) Technical Design Manual. A Final Stormwater Management Plan will be required to be submitted with the building permit plans for the site.
(e) The site can be adequately served by all required utilities and public services.

WHEREAS, the Planning Commission considered all pertinent documents, including the project description and staff report, and received public comments before making its decision on the subject applications.

NOW, THEREFORE BE IT RESOLVED that the Healdsburg Planning Commission makes the findings required to approve Major Design Review DR-0004-2026, CUP-0001-2026 and SBDV-0001-2026 with the conditions attached hereto as Exhibit A, as follows:

1. Incorporation of Recitals: The above recitals are incorporated herein and adopted as findings by the Planning Commission.

2. Environmental Review Findings:

Pursuant to the provisions of the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines, the Planning Commission finds the Project to be exempt from CEQA based on the following:

A. The Project qualifies for a Class 32 categorical exemption under the California Environmental Quality Act Guidelines Section 15332, In-Fill Development Projects, in that the proposed buildings and associated site improvements meet the following conditions contained in the Class 32 In-Fill Exemption:
• The project is consistent with the applicable general plan designation and all applicable general plan policies as well as the applicable zoning designation and regulations.

The proposed project is located on a split-zoned site within the Mixed Use (MU) and Medium Density Residential General Plan Land Use designation and the Mixed Use Item 4.b
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(MU) and R-1-6,000 Zoning Districts. The proposed project is a conditionally permitted use within the MU zone and a permitted use within the R-1-6,000 zoning district, and the proposed buildings and site improvements are consistent with the development standards of the zoning district and are consistent with the development standards of the zoning district and general development standards set forth in the Land Use Code except as modified by Density Bonus incentives and waivers. The courts have determined modifications required by the Density Bonus Law do not disqualify the project from claiming the exemption.
• The proposed development occurs within the city limits on a project site of no more than five acres substantially surrounded by urban uses.

The subject site is 3.17 acres, located within the city limits of the City of Healdsburg, and is adjacent to urban uses on three sides.
• The project site has no value as habitat for endangered, rare or threatened species.

The project site is a currently developed, paved site with existing commercial buildings and provides no value as habitat for endangered, rare, or threatened species.
• Approval of the project would not result any significant effects relating to traffic, noise, air quality, or water quality.
• Traffic: Small infill projects located in the downtown area have been prescreened and determined to result in less than 15% or below the countywide average for Vehicle Miles Travelled (VMT) per capita if the project is consistent with the General Plan Land Use designation. The project is located within the pre-screened area and is exempt from any further traffic analysis. • Noise: The Project-specific Noise Impact Analysis concluded that the proposed Continuing Care Retirement Community would result in less-thansignificant noise and vibration impacts. Construction noise would comply with the City of Healdsburg Municipal Code by occurring only during permitted hours and incorporating project design features such as temporary 7-foothigh sound barriers, properly maintained equipment, and a designated disturbance coordinator. Construction noise at the nearest residence is projected to meet the Federal Transit Administration (FTA) criterion of 80 dBA Leq (8-hour). Operational noise from mechanical equipment, pool equipment, and project-generated traffic would remain below the City's noise standards, and construction and operational vibration levels would also remain below applicable FTA thresholds. The project is not located within an airport noise compatibility area and would not expose residents or workers to excessive aircraft noise. Accordingly, no significant noise impacts are anticipated.
• Air Quality: The Project-specific Air Quality Analysis concluded that the proposed Project would result in less-than-significant air quality impacts.

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organic gases (ROG), nitrogen oxides (NOx), particulate matter (PM10), and fine particulate matter (PM2.5). A construction Health Risk Assessment also determined that diesel particulate matter (DPM) cancer risk, chronic noncancer hazard, and PM2.5 concentrations at nearby sensitive receptors, including adjacent residences and a nearby preschool, would remain below Bay Area Air District significance thresholds. Operational impacts would likewise be less than significant because the residential project would not include substantial sources of toxic air contaminants or diesel truck traffic.

Accordingly, the Project would not result in significant construction or operational air quality impacts.
• Water Quality: The project will be required to install post construction stormwater treatment best management practices (BMP) in accordance with the current version of the Low Impact Development (LID) Technical Design Manual. A Final Stormwater Management Plan will be required to be submitted with the building permit plans for the site.
• The site can be adequately served by all required utilities and public services.

B. In addition, the Project is categorically exempt pursuant to California Environmental Quality Act Guidelines Section 15315 Class 15 Minor Land Divisions, and 15061(b), in that the project does not exceed 4 parcels; is in conformance with the General Plan; no variances or exceptions are required; access and services to the site are available; the parcel was not involved in a division of a larger parcel within the last 2 years; and the parcel does not have an average slope greater than 20%.

3. Major Design Review Findings (DR-0004-2026):

Pursuant to Land Use Code section 20.28.125, the Planning Commission finds:

A. The proposed development or use is consistent with all applicable policies and requirements of the General Plan and Land Use Code.

The proposed use is within the range of uses contemplated in the Mixed-Use (majority of the site) and Medium Density Residential General Plan land use designation. For the Mixed Use designation, where a mix of uses is proposed on the same site, residential development up to 16 units per acre may be combined with nonresidential uses when compatible with allowable nonresidential uses on the same and adjoining sites and designed to minimize impacts on residents from noise and other elements typically associated with a thriving commercial area. The proposed multi-family senior living facility use is consistent with the anticipated uses identified in the General Plan, as well as all applicable General Plan policies including:
• Housing Element Policy 5.7 Encourage senior housing development, rehabilitation, and preservation, particularly in neighborhoods that are accessible to public transit, commercial services, healthcare, and community facilities (the Project will provide 57 Item 4.b
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senior housing units within walking distance to several commercial uses, the Foss Creek walking trail, and the First & Mason St bus stop.
• General Plan Policy ED-C-1 Promote housing that is affordable to workers who are vital to the community (the Project provides much-needed affordable workforce housing within walking distance for employees of the senior housing facility) • Housing Program 5 – Developing Housing Affordable to Very Low, Low, Moderate, and Middle-Income Households. Employer-Provided Housing. Consider options for creating, in partnership with local employers, employer-provided or subsidized housing for local workers, including teachers, public safety employees, medical staff, etc. (the Project provides much-needed affordable workforce housing within walking distance for employees of the senior housing facility)
The project meets or exceeds all development requirements in the Land Use Code including building height, lot coverage, setbacks, landscaping, and on-site parking and loading except with concessions and waivers permitted by the State Density Bonus Law.

B. The proposed design of the development or use, and all appurtenant structures, is consistent with the policies set forth in the Citywide Design Guidelines, as may be amended from time to time.

The project is outside the purview of the Citywide Design Guidelines and is subject to finding E below.

C. The proposed development or use is consistent with the purposes of the zoning district in which it is located.

D. The proposed development or use is consistent with all other conditions imposed by the Planning Commission or City Council with respect to any matter related to the purpose of design review.

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materials are compatible with the surrounding area and respect the character of the City.

The front setback and the building’s mass, articulation, and scale are consistent, anticipated and compatible with development in the area. Therefore, the design of the proposed project is consistent with the Central Healdsburg Avenue Plan policies included in Chapter IV, “Building Design Framework”.

4. Conditional Use Permit Findings (CUP-0001-2026):

Pursuant to Land Use Code section 20.28.165, the Planning Commission finds:

1. The proposed location and operation of the conditional use is in accord with the Healdsburg general plan and any applicable planned development, specific or area plan.

2. The proposed location and operation of the conditional use is consistent with the applicable development standards of this Land Use Code.

5. Tentative Parcel Map Findings (SBDV-0001-2026):

Pursuant to Land Use Code Section 17.04.100, the Planning Commission finds:

The planning commission shall base its recommendation on a tentative subdivision map of four or fewer lots on the findings below:

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

The Healdsburg 2030 General Plan designations of the property are Mixed-Use (MU), and Medium Density Residential (MR). In general, these land use classifications provide for commercial and residential uses. The proposed project will construct a new Residential Item 4.b
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Care facility and multi-family for-rent affordable housing units and is therefore consistent with the permitted and conditionally permitted uses of the MU and MR designations. The project’s existing access is consistent with the Transportation Element. The project site is located within the boundaries of the Central Healdsburg Avenue Plan Area. It should be noted that the CHAP includes a proposed extension of University Street through the project site. However, it has been determined that this proposed extension is infeasible and the applicant has requested a waiver of this requirement. The applicant will be providing public pedestrian and bicycle access through the site to assist in the connection from Mason to Hudson Street and the planned SMART station.

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

The site is physically suitable for the proposed type and density of the proposed development as provided for in the General Plan, Land Use Code, and State Density Bonus Law. There are no physical constraints on the property which would prohibit the development of the site.

3. 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 site is developed and does not contain suitable habitat for fish or wildlife.

Further, the Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15331 Class 32 Infill Exemption, as provided above. Further, the project is categorically exempt from CEQA pursuant CEQA Guidelines Section 15315 Class 15 Minor Land Divisions, in that the project does not exceed 4 parcels; is in conformance with the General Plan; no variances or exceptions are required; access and services to the site are available; the parcel was not involved in a division of a larger parcel within the last 2 years; and the parcel does not have an average slope greater than 20%.

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

5. 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.

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There are no public access easements located on the property except as to be conditioned by the project.

BE IT FURTHER RESOLVED that the Healdsburg Planning Commission does hereby approve DR-0004-2026, CUP-0001-2026 AND SBDV-0001-2026 subject to the conditions attached hereto as Exhibit A, which is incorporated herein by reference.

DULY AND REGULARLY ADOPTED by the Healdsburg Planning Commission on the 11th day of August 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Approved: Attest:
______________________ ______________________
Conor McKay, Chair Scott Duiven, Secretary
Exhibit A: Conditions of Approval
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EXHIBIT A

1. The project shall be developed in accordance with the architectural and landscape plans dated July 39, 2026, including the height revision attachments, except as conditioned or modified herein.

2. Any modifications to the approved plans must receive the prior approval of the City of Healdsburg. Minor modifications may be approved by the Community Development Director; however, major modifications require Planning Commission approval.

3. All Conditions of Approval shall be incorporated into the building permit plan set.

4. Design Review Permit No. DR-0004-2026 and CUP-0001-2026 shall lapse and shall become void 24-months following the date on which the design review became effective, unless prior to the expiration of one year a building permit is issued for the project. One additional 12- month extension may be granted by the Community Development Director if an application for an extension is received prior to the expiration date of the initial approval.

5. Compliance with noise-reducing project design features during construction located in the Noise Impact Analysis dated July 13, 2026 is required to ensure compliance with existing standards.

7. Compliance with the Air Quality Analysis dated July 10, 2026 including the identified basic BMP’s shall be implemented to ensure compliance with existing standards.

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accordance with the project’s approved landscape and irrigation design plans and the recommendations of the project’s soil management report, if any, have been implemented.

The certificate of completion shall be signed by a licensed landscape architect, certified irrigation designer, or licensed landscape contractor. The certificate of completion shall be accompanied by an irrigation audit that contains the following:
a. Operating pressure of the irrigation system;
b. Distribution uniformity of overhead irrigation;
c. Precipitation rate of overhead irrigation;
d. Report of overspray or broken irrigation equipment;
e. Irrigation schedule including:
i. Plant establishment irrigation schedule;
ii. Regular irrigation schedule by month based on plat type, root depth, soil type, slope factor and shade factor, and that specifies irrigation interval (days per week), irrigation runtimes, number of start times per irrigation day, gallons per minute for each value, precipitation rate, distribution uniformity and monthly estimated water use calculations.

11. The affordable housing component of the project shall be constructed concurrently with the Senior Living facility.

14. A sliding gate is proposed on the Mason Street entrance. A break shall be integrated into the fence or gate to allow for public bicycle access.

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b. All haul trucks transporting soil, sand, or other loose off-site material shall be covered.
c. All visible mud or dirt tracked 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 construction vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph).
e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points
g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h. Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.

19. All on-site landscaping shall be maintained by the property owner.

Housing Department

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income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program.

23. The affordable units shall be comparable in exterior appearance and generally comparable in overall quality to the market-rate units, to the extent required by applicable law.

24. The applicant shall comply with the City's Local Preference Policy through implementation of a marketing and outreach plan as required by and consistent with the Affordable Housing Agreement. The marketing plan shall be submitted to the Housing Director for review and approval no later than 180 days prior to issuance of the first Certificate of Occupancy.

Police Department

25. Police Department shall be provided access to the interior of the building via entry code for emergency response.

26. Prior to issuance of a building permit, the applicant shall submit a Construction Parking and Staging Plan for review and approval. The plan shall clearly identify designated locations for all construction-related vehicle parking and staging that minimized the impact to traffic and surrounding residential neighborhoods. Construction-related parking or staging shall be prohibited on Harmon Street and Hudson Street at all times.

Building Department

27. The 2025 California Construction Codes will apply to this project if the permit is applied for by 12/31/2028. The current Healdsburg Municipal Code will also apply.

28. The roof assembly is required to be Class A and shall be shown on the Building Permit submittal.

29. A Geotechnical Report shall be submitted with Building Permit submittal.

30. An asbestos and lead paint report is required and shall be submitted prior to the issuance of a demolition permit.

31. A Cost Recovery Account is required to be set up for the payment of permit fees prior to the submittal of the building permit application.

33. Accessible parking facilities for each type of parking area is required according to Chapter 11 of the CBC and shall be shown on building permit submittal.

34. EV Charging facilities and accessible EV Charging facilities are required according to the CGBSC and shall be shown on building permit submittal.

Public Works Department

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37. All unused driveway approaches shall be removed and replaced with curb, gutter, and sidewalk per city engineering design and construction standards.

39. Construct a 10-foot-wide striped and signed crosswalk on Hudson Street at the proposed project entrance. The crosswalk shall include a pedestrian push button and wave-activated Rapid Rectangular Flashing Beacon system on two new streetlights (per city standards), one on each side of the street. Construct bulb outs into Hudson Street to accommodate the new RRFB system and pedestrian ramps. A minimum of two 11-foot-wide travel lanes shall be available through the crosswalk. The system shall be hardwired powered (not solar).

45. The city’s Water Master Plan calls for a 12-inch public water main through the property and along the Hudson Street property frontage. Construct the new 12-inch public water main in the location shown on the updated sheet C7 submitted as part of the tentative parcel map application dated May 2026. Remove from the ground and abandon per city standards the existing unused water main and any services, fire hydrant runs, etc. along where the new 12- Item 4.b
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inch water main will be installed. Reconnect existing services/fire hydrants runs that will remain. A public water or utility easement shall be dedicated to the city for portions of the public water main located on private property. The property owner shall dedicate the easement on the project final parcel map to be accepted by the City of Healdsburg. The exact horizontal and vertical location of the 12-inch public water main, as well as the easement shall be subject to approval by the City Engineer.

47. All onsite water meter boxes shall be located within a public utility or public water easement.

49. Submit the required final stormwater low impact development report, calculations, and plan as part of the building permit application for the structures.

51. The project applicant shall prepare public improvement plans per city engineering design standards and requirements for all work within the public right of way and within public easements on the project site and submit an application for public improvement plans and corresponding application fee . The applicant shall enter into a public improvement agreement with the city of Healdsburg using the city approved public improvement agreement form, and provide the city required surety and insurance certificates.

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Fire Department

57. Mason Street emergency access – easement and gate requirements. The secondary access connection to Mason Street, identified as a gated emergency-access-only driveway, shall:
• Be located within a recorded EVA easement
• Include Fire Department–approved gate design (Knox access, emergency override, failsafe operation) • Maintain full required fire access width and vertical clearance at all times

58. Maintain required fire access widths. Plans indicate 20-foot fire lanes and 26-foot aerial access zones. Final plans shall dimension and maintain these widths continuously, free of encroachments from parking, landscaping, structures, or site features.

60. Hydrant layout – additional opportunities to be evaluated. The utility plan identifies an existing hydrant and indicates new hydrant placement to be determined by the Fire Marshal.

Based on the site layout, additional hydrant placement—particularly toward the northeast/Mason Street side—should be evaluated to improve coverage.

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62. Fire flow and flow-test data required. Submit current hydrant flow test data and required fireflow calculations for all structures. Water supply adequacy must be confirmed prior to approval of site design.

Electric Department

64. The project is going to be in the CHAP underground district. All utilities shall to be fed from underground. The existing power poles along Hudson and Mason will need to be undergrounded. The power requirements will need a pad-mounted transformer (and possibly a pad-mounted switch). Easements shall be provided along the frontage for the new electrical equipment and facilities.

65. During our initial review of the requested electrical loads specifically the 1-4000A and the additional services for the two separate buildings. The City of Healdsburg utility policy establishes a hard limit on single-point service sizes: we do not serve any individual service over 2000 Amps. To accommodate the significant power requirements of your development, the project shall modify the current conceptual layouts. Our technical recommendation is to split the total requested load into three separate 2000 Amp services, with each metered independently. Please note that moving to this configuration will introduce a substantial footprint and infrastructure requirement on site:
• Dedicated Transformers: Each of the three 2000A meters will require its own dedicated 750kVA pad-mounted utility transformer.
• Pad-Mounted Switching: Each 750kVA transformer will require a dedicated, padmounted switch on-site for isolation and protection. • Feeder Infrastructure: Your team will need to design and install extensive civil infrastructure (trenches,
conduits, and pull boxes) to route the high-voltage feeders to these switches and link them back to our main
distribution system. We will need the required 5’ public utility easements along the south property line and the north line as well. This will require extensive off-site work.

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GALLAHER SIGNATURE LIVING • GALLAHERSL.COM
Project Narrative
Gallaher Signature Living – Healdsburg
359 Hudson Street
Healdsburg, CA 95448
Proposed Project
Gallaher Signature Living, LLC (“Applicant”) proposes the Healdsburg Continuing Care Retirement Community (CCRC) Project at 359 Hudson Street, Healdsburg, California in Sonoma County as new residential construction consisting of 67 luxury senior living units, memory care, marketing and recreation space, indoor and outdoor amenities, 10 for-rent 100% affordable housing units, landscaped recreational and leisure areas, and related improvements. The Project is a “housing development project” subject to the Housing Crisis Act and protected by the Housing Accountability Act (“HAA”), Gov. Code § 65589.5.

The Project site (“Site” or “Property”) consists of a single legal parcel of approximately 3.61 acres, Assessor’s Parcel Number (APN) 002-291-033, located largely on a flat, developed area within the Central Healdsburg Avenue Plan (CHAP). The General Plan land use designation for the Site is Medium Density Residential and Mixed Use, with zoning classifications of R-1-6,000 and Mixed Use. General Residential Care Facilities for the Elderly are conditionally permitted within the Site’s zoning. The legal description for APN 002-291-033 is included with this application submittal.

The Project proposes to subdivide the Site into two parcels: a 0.44-acre parcel designated for affordable workforce housing, and a 3.17-acre parcel designated for the senior living community. Of the 3.17-acre senior parcel, approximately 0.67 acres located on the northernmost portion of the Site is zoned R-1-6,000, while the remaining 2.5 acres located on the southwestern portion of the Site is zoned Mixed Use.

Continuing Care Retirement Communities (CCRC), a subset of Residential Care Facilities for the Elderly (RCFE) are regulated by the Continuing Care Contracts Branch of the California Department of Social Services and offer longterm contracts, typically for the resident’s lifetime, to provide housing and residential services, and subject to a Skilled Nursing Facility (SNF) License, may also provide skilled nursing care. The proposal for 359 Hudson Street includes assisted living services but does not include Skilled Nursing Facility (SNF) services. CCRC’s are required to obtain a Residential Care Facility for the Elderly (RCFE) license through the California Department of Social Services.

In addition to a Continuing Care Retirement Community and corresponding amenities, the Project site would include the development of affordable workforce housing units serving varying levels of affordability, including 8 very-low income unis at 50% AMi. The proposed Project, consistent with Healdsburg’s Strategic Plan, aims to promote cityItem 4.b 48 of 316
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centered growth and infill development and redevelopment of underutilized sites. Proposing the highest and best use for the site, the proposed Project intends to respect existing neighborhood character, patterns, and forms.

The Applicant is seeking entitlements under SB 330, the State Density Bonus Law (SDBL), Major Conditional Use Permit (MCUP), and Major Design Review. The Applicant is also pursuing CEQA compliance under AB130.

SB330 Housing Crisis Act of 2019
The proposed Project is protected by the Housing Crisis Act of 2019. The Housing Accountability Act, which is part of the Planning and Zoning Law, prohibits a local agency from disapproving, or conditioning approval in a manner that renders infeasible, a housing development project for very low, low-, or moderate-income households or an emergency shelter unless the local agency makes specified written findings based on a preponderance of the evidence in the record. The act specifies that one way to satisfy that requirement is to make findings that the housing development project or emergency shelter is inconsistent with both the jurisdiction’s zoning ordinance and general plan land use designation as specified in any element of the general plan as it existed on the date the application was deemed complete. The act requires a local agency that proposes to disapprove a housing development project that complies with applicable, objective general plan and zoning standards and criteria that were in effect at the time the application was deemed to be complete, or to approve it on the condition that it be developed at a lower density, to base its decision upon written findings supported by substantial evidence on the record that specified conditions exist, and places the burden of proof on the local agency to that effect. The act requires a court to impose a fine on a local agency under certain circumstances and requires that the fine be at least $10,000 per housing unit in the housing development project on the date the application was deemed complete.

State Density Bonus Law
As a senior and affordable housing development serving very low-income households, the proposed Project qualifies under the State Density Bonus Law (Gov. Code § 65915) for a 50% density bonus, unlimited waivers of development standards, and reduced parking requirements. Based on the levels of affordability provided, the Project is also entitled to three (3) concessions or incentives under the State Density Bonus Law. The Project proposes utilizing State Density Bonus Law to maximize the number of allowable units on the site and align with the City of Healdsburg’s General Plan and Housing Element goals. (C) Three incentives or concessions for projects that include at least 24 percent of the total units for lower income households, at least 15 percent for very low-income households, or at least 30 percent for persons and families of moderate income in a development in which the units are for sale.

Concessions/Incentives:

The proposed Project, entitled to three (3) State Density Bonus Law concessions/incentives by way of achievable affordability levels. The Applicant has identified the following three concessions/incentives:

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Parcel 2 – Affordable Housing:

Concession/Incentive 1: Healdsburg Municipal Code 20.20.030 - Inclusionary Housing F4 The Applicant requests a concession/incentive of Healdsburg Municipal Code 20.20.030 - Inclusionary Housing F4, which states that affordable units should be consistent in square footage, quality of finishes, and amenities to market rate units. While the quality of construction for the affordable units will be similar to the market rate units, some portions of this requirement would have direct impacts to the project’s construction and operational costs by adding buildable area, thus increasing construction costs, management costs, and landlord supported utility costs. The Applicant requests a concession/incentive.

Concession/Incentive 2: Healdsburg Municipal Code 20.20.030 - Inclusionary Housing F5 The Applicant requests a concession/incentive of Healdsburg Municipal Code 20.20.030 - Inclusionary Housing F5, which requires that residents of inclusionary units have access to the project’s common open spaces or recreational amenities. Compliance with this requirement is prohibited by law under the California Department of Social Services licensing requirements and physically precluding the density bonus Project as designed.

Concession/Incentive 3: Inclusionary Housing - Three-Bedroom Requirement F3 The Applicant requests a waiver of Healdsburg Municipal Code 20.20.030 - Inclusionary Housing F3, which requires that 10% of the affordable units be three-bedroom units. Compliance with this requirement would have direct impacts to the project’s construction and operational costs by adding buildable area, thus increasing construction costs, management costs, and landlord supported utility costs.

Waivers:

The proposed Project, entitled to unlimited waivers by way of the achievable affordability levels, has identified the following ten (13) State Density Bonus Law waivers of development standards (between the two parcels) and reserves the right to request additional State Density Bonus Law waivers during the Design Review process.

Parcel 1 – Senior Living:

Waiver 1: Waiver of Central Healdsburg Avenue Plan Urban Frontage Type (Ground Floor Residential Use) The Applicant requests the use of a waiver to allow residential use on the ground floor of the proposed development.

This waiver is necessary to physically accommodate the density bonus units permitted under State Density Bonus Law. Limiting ground floor space exclusively to commercial use would significantly constrain residential site layout and reduce the total number of feasible affordable units.

Waiver 2: The Applicant is requesting a waiver to the Central Healdsburg Avenue Plan’s vision to create a primary new street running north to south on the eastern portion of the proposed Project site. The addition of a primary new street across the proposed Project site would result in a significant loss of site coverage, directly impacting density by reducing the number of proposed units and would physically preclude the density bonus Project as designed.

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Additionally, based on conversations with the City of Healdsburg during the One Stop Shop on January 30th, 2025, the City supported the idea of a path in lieu of a primary street as described in the Central Healdsburg Avenue Plan citing infrastructure challenges and the need for property acquisition. A Traffic Impact Study performed by W Trans on November 17, 2025, determined there is no operational benefit to extending University Street to Hudson Street, as envisioned in the CHAP, but there are several negative aspects to the proposal, including increased driving times and placing traffic near sensitive housing facilities.

Discussions with Public Works revealed that the proposed new street connection would require substantial reengineering at Mason Street, including modifications to existing infrastructure. Additionally, implementation of the proposed street would necessitate the City of Healdsburg acquiring property interests from two separate landowners in order to accommodate the alignment as currently envisioned.

Waiver 3: Maximum Floor Area Ratio.

Pursuant to California Government Code § 65915(d), the Applicant requests a waiver of Land Use Code 20.08.165 to allow an increase in Floor Area Ratio from 1.0 to 1.31 as not doing so would preclude the density bonus Project as designed.

Waiver 4: Increased Building Height
Pursuant to California Government Code § 65915(d), the Applicant requests a waiver to allow an increase in maximum building height to approximately XX feet, exceeding the height limit otherwise permitted by the Healdsburg applicable zoning regulations as defined. This waiver is necessary to accommodate the density bonus units and to achieve the unit count required to support the inclusion of affordable housing in the project. Strict compliance with the existing height limitation would physically preclude the development of the number of units otherwise allowed under the State Density Bonus Law and would significantly undermine the financial feasibility of providing the affordable units.

Waiver 5: The Applicant is requesting a waiver of Land Use Code 20.08.030 (R-1-6000 Setbacks) The R1-6000 development standards require a 20-foot setback from the front property line. Based on the size of the proposed Project’s site, proposed density, minimum street and parking space dimensions, observance of this standard would preclude the density bonus Project as designed by lessening buildable area. The proposed setback is

10.52-feet.

Parcel 2 - Affordable Housing:

Waiver 1: Waiver of Land Use Code 20.08.160 (Minimum Development Standards) The Multi Family development standards require a 10-foot rear setback. Based on the size of the proposed Project’s site, proposed density, and street, driveway and parking space dimensions, it would be physically impossible to observe the 10-foot rear setback. Doing so would preclude the density bonus Project as designed.

Waiver 2: The Applicant is requesting a waiver to the Central Healdsburg Avenue Plan’s vision to create a primary new street running north to south on the eastern portion of the proposed Project site The addition of a Item 4.b
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primary new street across the proposed Project site would result in a significant loss of site coverage, directly impacting density by reducing the number of proposed units and would physically preclude the density bonus Project as designed.

Additionally, based on conversations with the City of Healdsburg during the One Stop Shop on January 30th, 2025, the City supported the idea of a path in lieu of a primary street as described in the Central Healdsburg Avenue Plan citing infrastructure challenges and the need for property acquisition. A Traffic Impact Study performed by W Trans on November 17, 2025, determined there is no operational benefit to extending University Street to Hudson Street, as envisioned in the CHAP, but there are several negative aspects to the proposal, including increased driving times and placing traffic near sensitive housing facilities.

Waiver 3: Central Healdsburg Avenue Plan Urban Frontage Development Standards The Applicant requests a waiver pursuant to Government Code §65915 of the Urban Frontage development standards of the Central Healdsburg Avenue Plan (CHAP), which, individually and cumulatively, would physically preclude construction of the residential project at the densities permitted under State Density Bonus Law:
✓ Entry spacing requirements limiting building entries to no more than 50 feet apart; ✓ Standards limiting blank wall widths to no more than 8 feet; ✓ Minimum first-floor floor-to-floor height requirements of 15 feet; and ✓ Requirements that at least 75% of the first-floor façade be glazed.

Application of these standards imposes a commercial frontage typology incompatible with residential construction, resulting in loss of structural efficiency, elimination of required shear walls, increased building height and cost, reduced unit yield, and an inability to achieve the density permitted under State Density Bonus Law (see Exhibit A).

Waiver 4: Usable Open Space
The Applicant requests a waiver of HMC 20.08.175, which requires a minimum of 200 square feet of usable open space per dwelling unit. Due to the parcel size, orientation and required parking areas, the affordable workforce housing will have less than 200 square feet of open space. Observation of this requirement would limit buildable area and density therefore physically precluding the density bonus Project as designed.

Continuing Care Retirement Community (CCRC) – Senior Living & Memory Care The proposed 4-story Type I-B steel frame, two-hour fire-resistive building atop an underground parking structure includes 67 senior living units, along with marketing, recreation, and guest amenity spaces located in the central and southern portions of the Project site. In the northernmost portion of the site, within the R-1-6000 residential zoning district, the Applicant proposes a single-story Type V-A wood-framed building featuring seven (7) bedrooms (six memory care and one manager bedroom) for a dedicated memory care center.

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In addition to senior housing, the Continuing Care Retirement Community (CCRC) will offer a comprehensive range of services and amenities designed for residents aged 62 and older. These include a state-of-the-art movie theater, library, salon, art studio, activity room, and card and game room, providing convenient access to entertainment, relaxation, and social engagement. Residents will also enjoy multiple dining venues featuring healthy, locally sourced ingredients. Wellness is a central focus of the community, with amenities including a fitness center, yoga and Pilates studio, and an on-site medical suite with visiting physicians.

The Project is thoughtfully designed to integrate both indoor and outdoor environments, providing over 500 square feet of usable open space per unit through a combination of private and common areas. Outdoor amenities include manicured grounds, a swimming pool, bocce ball and pickleball courts, fire pits, picnic areas, resident and chef gardens, landscaped walking and bicycle paths, and a pet park, all intended to promote active living and meaningful engagement with the surrounding environment.

The maximum building height is approximately XX feet, and the structure will be fully sprinklered.

Affordable Workforce Housing
The southeast portion of the Site will include 10 apartments with 10 private garages below. Each of the 10 apartments will be 100% affordable, offering housing to the workforce at varying levels of affordability. The apartments will include 8 affordable units for very-low-income individuals earning up to 50% of Area Median Income (AMI), 2 affordable units for low-to-moderate income individuals earning 80% to120% of Area Median Income (AMI), on-site laundry facilities, and office space. The Project applicant will enter into a regulatory agreement with the City of Healdsburg for the affordable units.

Site Coverage Detail
Living Area Accessory
Use
Total Garage FAR Site
Coverage
CCRC 113,652 SF 59,148 SF 172,800 SF 38,500 SF 1.31 37.7% Memory Care 2,300 SF 2,151 SF 4,451 SF 0 SF inc. above inc. above
Pool House 3,642 SF 0 SF 3,642 SF 0 SF inc. above inc.
above
Affordable WF
Housing
3,968 SF 209 SF 4,177 SF 3,759 SF 0.403 19.6%
Central Healdsburg Avenue Plan (CHAP)
The Central Healdsburg Avenue Plan (CHAP) is an outline of principles and design guidelines for the development of public infrastructure and private investment in the Central Healdsburg Avenue and depot area, located south of Mill Street between Highway 101 and the Russian River. The future extension of Sonoma-Marin Area Rail Transit (SMART) passenger train service to Healdsburg will provide an important new means of access for Healdsburg residents, employees, and visitors and is located 300 feet from the proposed Project.

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The project is consistent with the goals and principles of the Central Healdsburg Avenue Plan by reinforcing a street network that respects the historic scale and fabric of Healdsburg while enhancing the arrival experience along Healdsburg Avenue into downtown. It supports the Plan area’s entrepreneurial and manufacturing legacy by encouraging new employment opportunities and strengthening existing businesses, while also fostering a diversity of housing options, including affordable housing. The project prioritizes alternatives to the private automobile through pedestrian- and bicycle-oriented design and provides safe, clear connections between downtown, the multi-modal transit center and the surrounding Plan area. In doing so, it promotes sustainable neighborhood development, respects private land ownership and market forces, and advances a broader vision for revitalization, economic vitality, and reduced blight within the Plan area.

Project Consistency with Goals and Principles of the Central Healdsburg Avenue Plan include:
• P1 Develop a street network consistent with existing scale/fabric of historic Healdsburg. • P2 Choreograph an enhanced arrival sequence via Healdsburg Ave to the Downtown. • P3 Build on the Plan area’s entrepreneurial and manufacturing legacy to create new employment. • P6 Foster a diversity of housing options.
• P7 Make alternatives to the private automobile easy.
• P8 Provide safe and clear connections from downtown to the multi-modal transit center, the surrounding Plan area and the Ward/Palm neighborhood.
• P10 Foster sustainable neighborhood development.
• P11 Respect private land ownership and market forces without losing a ‘bigger idea’.

Urban Frontages
The Central Healdsburg Avenue Plan identified urban frontages along Healdsburg Avenue and near the transit center where the highest levels of foot traffic are expected and some of the most desired sites exist. The proposed Project has incorporated many aspects and characteristics of the Central Healdsburg Avenue Plan and Urban Frontage type.

A defining feature of Gallaher Signature Living developments is the beautifully manicured and landscaped grounds.

This approach will be carried throughout the Healdsburg Continuing Care Retirement Community, where Urban Frontage guidelines will inform the landscape and design along Hudson Street.

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Neighborhood Frontages
The northern and eastern borders of the proposed Project site are recognized by the Central Healdsburg Avenue Plan as a Neighborhood Frontage. Neighborhood Frontages are designed to emulate the character of Healdsburg’s residential neighborhoods, which features a mix of architectural styles and eras, a diverse but cohesive pattern of narrow lot widths, recessed or rear garages accessed from alleys or narrow side driveways, frequent front porches and entries, tree-lined sidewalks with landscaped planting strips, and landscaped front yards and fences. A varied range of housing types and densities can be accommodated within this frontage type. The Project proposes a singlestory craftsman style residence which will serve as the Memory Care Center and blend seamlessly with existing residential uses along Mason Street.

Existing Uses and Site Conditions
APN 002-291-033 is bordered by Mason Street and residential uses to the north, commercial uses to the east, and commercial uses, Hudson Street and the future SMART Station to the south. The Project Site, totaling 3.63 acres, has a General Plan Land Use designation of Medium Density Residential and Mixed Use and Zoning designation of both R1-6000 (R1) and Mixed Use (MU). Approximately 0.69 acres along the northern portion of the Site is designated R-1- 6000 (R1) with a maximum density of 6 du/ac and single-family dwellings, a permitted use. The central and southern portion of the Site, 2.94 acres, is designated Mixed Use (MU) with a maximum density of 16 du/ac. General Residential Care Facilities are a conditionally permitted use, while multifamily dwellings not part of a mixed-use development, are a permitted use within the Mixed-Use zoning. The proposed Project will be compact and efficient to make the best use of the site.

The Project site was formerly the home of Healdsburg Lumber Company’s offices and storage facilities. In April of 2023, the building materials retailer relocated to a larger site on Healdsburg Avenue and placed the vacant buildings at 359 Hudson Street for lease. The 4,000 square foot retail space, 5,600 square foot warehouse/flex space, 2,500 square foot retail/wine tasting/flex space, and 9,600 square foot warehouse, now known as “The Village on Hudson”, include tenants Getaway Adventures, Daisy Foundation, and vacant warehouse space.

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Parking
The proposed Project will have approximately 151 parking spaces. Parking will be both covered and uncovered between the underground parking structure, private resident parking garages, street parking, and on-site surface parking spaces. The proposed Project will meet the City of Healdsburg’s electric vehicle charging (HMC 20) and bicycle parking (HMC 20.16.175) requirements. The proposed parking breakdown for each parcel is as follows:

Senior:
• 91 underground parking spaces
• 29 surface parking spaces
• 6 street parking spaces
• 25 bicycle parking spaces (15 covered/secured, 10 racks) 126 total parking spaces for residents, guests, and staff members.

Affordable Workforce Housing:
• 15 surface parking spaces
• 10 garage parking spaces
• 12 bicycle parking spaces (10 covered/secured, 2 racks) 25 total parking spaces for residents and guests.

The proposed Continuing Care Retirement Community will provide 91 secure, covered underground parking spaces and 24 surface parking spaces for residents, staff, and guests, resulting in an overall parking ratio of 1.71 vehicles per unit. The affordable workforce housing component will include 10 secure, covered garage spaces and 15 surface spaces. An additional five surface parking spaces will be located east of the memory care building, along with six onstreet parking spaces provided along Mason Street.

The project will meet all applicable EV charging requirements. In addition to on-site parking, the community will offer chauffeured transportation services and benefit from proximity to central amenities and access to public transit.

Locked, covered, and secure bicycle parking will be provided within the building garages, with additional bicycle storage located at both the senior living and affordable workforce housing buildings.

Accessibility and Compliance
The primary entrance for both the senior living and affordable workforce housing units will be located along Hudson Street, with secondary emergency vehicle access provided from Mason Street. In addition, the Site accommodates pedestrian connectivity between Hudson and Mason Streets, encouraging walkability and interaction.

The Project site is currently served by the following utility providers:
• Electricity: City of Healdsburg Utilities
• Natural Gas: PG&E
• Sewer: City of Healdsburg Utilities
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• Potable and Irrigation Water: City of Healdsburg Utilities • Trash Disposal & Recycling: Recology
• Telecommunications: AT&T, Sonic, Verizon
• Storm -Drain: City of Healdsburg Utilities
The proposed Project will comply with the City of Healdsburg’s refuse and recycling storage areas development standards as they pertain to number, size, type, location, and construction details. The proposed Project is intended to meet the Universal Design Guidelines for people living with disabilities. Requirements will be satisfied with current ADA regulations. All buildings in this Project will be fully accessible per 2022 CBC or the current code at the time of construction. All residential units will be fully adaptable per 2022 CBC or the current code at the time of construction.

Architecture
Rooted in experience and guided by place, Gallaher Companies transforms inspiration from the local environment into distinctive architectural design. Creating building architecture that compliments the rich history, culture and design standards of Healdsburg involves a thoughtful approach that pays homage to the city’s unique characteristics while also considering modern needs. The Project proposes residential development incorporating residential construction, marketing offices, recreational space, and outdoor facilities.

Placemaking/Livability
Gallaher Signature Living offers boutique senior living, where an intimate community is paired with refined design, exceptional comfort, and premier amenities. The proposed Project will feature manicured grounds and exterior amenities to serve pedestrian circulation, and keep residents active, healthy, and connected. Assisted living and memory care residents will enjoy patios and/or balconies depending on their location within the building. Inside, spectacular residences are complimented by thoughtful amenities and spaces.

While some programming is inspired by the resident population and local surroundings, Gallaher Signature Living has created a model based on foundational elements gathered over many decades.

Health and Wellness:

A variety of dining options will be available to residents, all featuring local ingredients, and daily Chef’s menus inspired by fresh ingredients from the property gardens, farmers markets, and local purveyors. Residents are encouraged to move and stay active through an array of indoor and outdoor offerings; yoga, meditation, cycling, and pickleball to name a few.

Arts, Culture, and History
A variety of arts and culture activities, enriching the lives of residents, will include arts & craft classes in the studio, book clubs, and state-of-the-art theater screenings. The proposed Project is walking distance to the historic Healdsburg Plaza and Healdsburg Museum.

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Community, Adventure, and Education:

Residents will have many choices when it comes to social, educational, and wellness experiences through on-site gardens, lectures, and group travel experiences. Opportunities exist daily to connect with new friends, fellow residents and staff, learn a new skill, or give back through volunteerism.

Landscape
Low-maintenance and low-water-use will be the focus of the landscaping plan, blending luxury with sustainability.

Drought-tolerant native and ornamental plants will be used for resource-efficient and environmentally responsible development over its entire life cycle. Trees will be planted throughout to line the frontage and perimeters of the common areas, parking, and buildings, creating a buffer between the building and the street, as well as creating shaded gathering areas. In the center of the courtyard, a water feature, designed to recycle water, feeds into a rocklined stream that meanders through the gardens, collecting any irrigation overflow while promoting biodiversity attracting birds and pollinators. The irrigation system will be state-of-the-art, employing drip irrigation technology that delivers water directly to the roots, minimizing evaporation and ensuring efficiency. Weather sensors and timers will adjust the watering schedule based on current conditions, optimizing water usage every day of the year.

Sustainability
The buildings will comply with California’s Title 24 energy code. High performance Low E windows, optimal insulation levels and water heating systems will enhance energy savings and comfort. Plumbing fixtures will be low water use, with high performance low flow toilets, faucets and showerheads using less water than standard.

Framing lumber will be tested for moisture content before enclosure to ensure avoidance of future problems.

Healthy indoor air quality is enhanced using low VOC paints and adhesives along with fans that run continuously.

Carpeting and resilient flooring will be certified to Green Label Plus or FloorScore low-emitting standards. The Project does not propose any point sources of air or water pollutants.

Consistency with City of Healdsburg’s Housing Goals
The proposed Project aligns with the city's general plan, 2023-2031 housing element, and strategic plan in several pivotal ways:

1. Affordable Housing Options: The housing element aims to provide diverse housing options that cater to various demographic groups, including seniors and income qualified residents. The proposed Project contributes to this goal by offering high-quality living arrangements tailored to the needs of both older adults and income restricted residents, ensuring that they have access to suitable housing within the community.

2. Increased Accessibility: The general plan emphasizes the importance of accessibility and inclusivity in housing developments. Gallaher Signature Living facilities are designed to be accessible, promoting mobility and independence for seniors, which is in line with the city's goal to create an inclusive environment for all residents.

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3. Sustainability Practices: The strategic goals of the city include promoting sustainability and environmentally friendly practices. The proposed Project incorporates green building practices, energy-efficient systems, and sustainable landscaping, reflecting the city’s commitment to environmental stewardship.

4. Community Integration: The general plan encourages developments that foster community engagement and integration. The proposed Project includes communal spaces and local partnership programs that promote social interaction among residents and throughout Healdsburg, thereby enhancing community ties and supporting the overall wellness of seniors.

5. Health and Wellness Focus: The strategic goals highlight the importance of health and wellness services for residents. By incorporating amenities such as fitness centers, wellness programs, and on-site and accessible healthcare services, the proposed Project aligns with the city’s objectives of promoting healthy lifestyles among its residents.

6. Support for Aging in Place: The housing element acknowledges the need for housing solutions that support seniors aging in place. The proposed Project’s design and services include features that cater to this need, such as adaptable living spaces and support services that allow seniors to remain in their preferred environments longer.

By aligning with these key aspects of the general plan, housing element, and strategic goals, Gallaher Signature Living not only enhances the quality of life for seniors but also contributes positively to the broader objectives of the Healdsburg community.

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A C D F B E KEY PLAN ELEVATION - "A" MAIN BUILDING SCALE: 3/32" = 1'-0" 1234 ELEVATION "E" MAIN BUILDING SCALE: 3/32" = 1'-0" ELEVATION - "B" MAIN BUILDING SCALE: 3/32" = 1'-0" Item 4.b 76 of 316
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ELEV KITCHEN SERVICE CHEF YARD EXHIBITION WAIT WAIT HOST DINING LOBBY DINING ROOM GARDEN DINING BAR & LOUNGE FIRST FLOOR PLAN HEALDSBURG CCRC SCALE: 1/16" = 1'-0" FIRST FLOOR AREA = ± 43,400 TOTAL BUILDING AREA = ± 172,800 READING ROOM MAIL PARCELTOILET TOILET REAR LOBBY FRONT LOBBY MKTG ED CAFE STAFF LAUNDRY ELEV REPORT MASSAGE WORK MED ROOM HEALTH DIRECTOR ELEC UNIT J 2 BED 2 BATH DEN UTILITY COLD DRY MPOE UTIL TOILET TOILET UTILITY YOGA & PILATES UNIT F1 2 BED 2 BATH JAN UNIT G 2 BED 2 BATH UNIT G 2 BED 2 BATH UNIT N2 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT M 2 BED 2 BATH DEN FITNESS ARTS & CRAFTS ACTIVITY ROOM UNIT L 2 BED 2 BATH DEN UTILITY HYDRATION TOILET TOILET ELEV OFFICE CONFERENCE STORAGE PORTE COCHERE STORAGE BEAUTY SALON STOR WELLNESS TOILET GRAND STAIR CORRIDOR CORRIDOR CORRIDOR Item 4.b
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SECOND FLOOR PLAN HEALDSBURG CCRC SCALE: 1/16" = 1'-0" SECOND FLOOR AREA = ± 40,100 TOTAL BUILDING AREA = ± 172,800 STAFF LAUNDRY ELEV UNIT F3 2 BED 2 BATH UNIT F3 2 BED 2 BATH OPEN TO BELOW ELEC UTILITY UNIT G 2 BED 2 BATH UNIT G 2 BED 2 BATH UNIT N2 2 BED 2 BATH DEN UNIT G+ 2 BED 2 BATH DEN UNIT M 2 BED 2 BATH DEN BRIDGE OPEN TO BELOW UNIT N1 2 BED 2 BATH DEN UNIT F1 2 BED 2 BATH UNIT N2 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT M 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT C2 2 BED 2 BATH DEN GAME/CARD ROOM UNIT L 2 BED 2 BATH DEN UNIT L 2 BED 2 BATH DEN ELEV MEDIA ROOM TOILET TOILETJAN ELEV UNIT J 2 BED 2 BATH DEN UTILITY CORRIDOR CORRIDOR CORRIDOR Item 4.b
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THIRD FLOOR PLAN HEALDSBURG CCRC SCALE: 1/16" = 1'-0" THIRD FLOOR AREA = ± 41,500 TOTAL BUILDING AREA = ± 172,800 ELEV STAFF LAUNDRY ELEV ELEC UTILITY UNIT G 2 BED 2 BATH UNIT G 2 BED 2 BATH UNIT N2 2 BED 2 BATH DEN UNIT G+ 2 BED 2 BATH DEN UNIT F1 2 BED 2 BATH UNIT N2 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT M 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT M+ 2 BED 2 BATH DEN UNIT M+ 2 BED 2 BATH DEN UNIT C2 2 BED 2 BATH DEN UNIT B1+ 1 BED 1.5 BATH DEN UNIT L 2 BED 2 BATH DEN UNIT L 2 BED 2 BATH DEN ELEV MODEL FURNITIRE UNIT N1 2 BED 2 BATH DEN UNIT M 2 BED 2 BATH DEN UNIT J 2 BED 2 BATH DEN UNIT J 2 BED 2 BATH DEN CORRIDOR CORRIDOR CORRIDOR Item 4.b
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FOURTH FLOOR PLAN HEALDSBURG CCRC SCALE: 1/16" = 1'-0" FOURTH FLOOR AREA = ± 42,300 TOTAL BUILDING AREA = ± 172,800 UNIT L 2 BED 2 BATH DEN UNIT L 2 BED 2 BATH DEN STAFF LOUNGE ELEV ELEC UTILITY UNIT G 2 BED 2 BATH UNIT G 2 BED 2 BATH UNIT N2 2 BED 2 BATH DEN UNIT G+ 2 BED 2 BATH DEN UNIT M 2 BED 2 BATH DEN UNIT F1 2 BED 2 BATH UNIT N2 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT M 2 BED 2 BATH DEN UNIT N2 2 BED 2 BATH DEN UNIT M+ 2 BED 2 BATH DEN UNIT M+ 2 BED 2 BATH DEN UNIT C2 2 BED 2 BATH DEN GRAND ROOM (HIGH CEILING) GRAND ROOM STORAGE STAGE UNIT B1+ 1 BED 1.5 BATH DENELEV TOILET TOILET JAN UNIT N1 2 BED 2 BATH DEN ELEV UNIT J 2 BED 2 BATH DEN CORRIDOR CORRIDOR CORRIDOR Item 4.b
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MAINTENANCE NO PARKING GARAGE FLOOR PLAN HEALDSBURG CCRC SCALE: 1/16" = 1'-0" GARAGE PARKING AREA = ± 38,500 GARAGE COMMON AREA = ± 5,500 TOTAL BUILDING AREA = ± 172,800 ELEV EQUIPMENT ELEV ELEV EQUIP LOWER LOBBY WINE CELLAR TOILET WINE KITCHEN STOR ELEV ELEV C C C C ELEV EQUIP BIKE STORAGE MECH ELEC NO PARKING Item 4.b 82 of 316
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ROOF PLAN SCALE: 1/16" = 1'-0" Item 4.b
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REAR ELEVATION WORKER HOUSING 6-UNIT SCALE: 1/8" = 1'-0" SIDE ELEVATION WORKER HOUSING 6-UNIT SCALE: 1/8" = 1'-0" FRONT ELEVATION WORKER HOUSING 6-UNIT SCALE: 1/8" = 1'-0" SIDE ELEVATION WORKER HOUSING 6-UNIT SCALE: 1/8" = 1'-0" FRONT ELEVATION WORKER HOUSING 4-UNIT SCALE: 1/8" = 1'-0" SIDE ELEVATION WORKER HOUSING 4-UNIT SCALE: 1/8" = 1'-0" REAR ELEVATION WORKER HOUSING 4-UNIT SCALE: 1/8" = 1'-0" SIDE ELEVATION WORKER HOUSING 4-UNIT SCALE: 1/8" = 1'-0" Item 4.b 85 of 316
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GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE
UP
18R
DN
18R UNIT A1 UNIT A2 LAUNDRY M/W TOILET
UP
9R
UP
9R
DN
9R
DN
9R DECK SECOND FLOOR PLAN WORKER HOUSING 6-UNIT SCALE: 1/8" = 1'-0" FIRST FLOOR PLAN WORKER HOUSING 6-UNIT SCALE: 1/8" = 1'-0" UNIT A1 UNIT A1 UNIT A2 UNIT A1 BICYCLE BICYCLE BICYCLE BICYCLE BICYCLE BICYCLE GARAGE UP
18R
DN
18R UNIT A1 UNIT A2 UNIT A2 UNIT A1 GARAGE GARAGE GARAGE SECOND FLOOR PLAN WORKER HOUSING 4-UNIT SCALE: 1/8" = 1'-0" FIRST FLOOR PLAN WORKER HOUSING 4-UNIT SCALE: 1/8" = 1'-0" BICYCLE BICYCLE BICYCLE BICYCLE ROOF PLAN WORKER HOUSING 6-UNIT SCALE: 1/8" = 1'-0" ROOF PLAN WORKER HOUSING 4-UNIT SCALE: 1/8" = 1'-0" Item 4.b 86 of 316
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FAU FAU H O2 H O2 WASH DRY SHELVES SHELVES Item 4.b
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STONE VENEER BENJAMIN MOORE - 1598 - "SILVER LAKE" BODY COLOR #2 NICHIHA - SIERRA PREMIUM - "SMOKE" BODY COLOR #1 TRIM COLOR #1 BENJAMIN MOORE - OC-17 - "WHITE DOVE" DOOR & WINDOW TRIM BENJAMIN MOORE - 2131-30 - "LEAD GRAY" FASCIA, GUTTERS & DOORS TRIM COLOR #3 BENJAMIN MOORE - 2131-20 - "MIDNIGHT" UNDER EAVES & SOFFITS ACCENT COLOR NEWTECH WOOD - "PERUVIAN TEAK" BEAMS, TRUSSES, BRACES, POSTS (COLOR MATCH) TRIM COLOR #2 ROOF EL DORADO - MOUNTAIN LEDGE "SHASTA" PABCO - "WEATHERED WOOD" Item 4.b 93 of 316
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L1.1
PRELIMINARY M.A.W.A. CALCS.
& IRRIGATION LEGEND IRRIGATION NOTES 1. COMMON TRENCH WHERE POSSIBLE 2. SLEEVE UNDER ALL PAVED SURFACES. - SLEEVES TO BE TWICE DIAMETER OF LINE, U.O.N. - SLEEVES TO BE SCH 40 PVC 3. NO VALVE BOXES SHALL BE PLACED IN LAWNS 4. BRAND & ID APPURTENANCES 5. ANTI-SIPHON VALVE ADJUSTMENT: - CLOSE FLOW CONTROL UNTIL SPRINKLER RADIUS IS AFFECTED THEN OPEN 1/2 TURN FOR OPTIMUM DIAPHRAGM LIFE 6. CONTRACTOR TO INSTALL AUTOMATIC CONTROLLER(S) WITH REPEAT START TIMES PER LEGEND ABOVE. 7. SWING JOINTS SHALL BE USED ON ALL RISERS. 8. SEE THIS SHEET FOR DETAILED HYDROZONE TABLE. 9. CONTRACTOR TO RUN DRIP TO EACH PLANT 10. IRRIGATION BACKFLOW PREVENTOR SHALL BE COVERED WITH A GREEN COVER THAT WILL PROVIDE INSULATION. 11. ADD IN-LINE CHECK VALVES ALONG LATERALS AS NEEDED TO ELIMINATE LOW HEAD DRAINAGE. 12. INSTALL NETAFIM CV TECHLINE WITH ALL COMPONENTS AND FITTINGS. INSTALL FLUSH VALVES AT ENDS OF EACH SYSTEM. INSTALL AIR RELIEF VALVE IF GRADE CHANGE/ ELEVATION OCCURS. 13. THE LOCATION OF EXISTING SURFACE AND UNDER-GROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. THE CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGE WHICH MIGHT BE HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL SURFACE AND UNDER-GROUND UTILITIES. 14. CONTRACTOR TO VERIFY THE LOCATION OF ALL UNDERGROUND UTILITIES BEFORE COMMENCING EXCAVATION WORK. CALL U.S.A. 811 / 1-800-227-2600 SPRINKLERS (MPR NOZZLES) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.1 1.0 30-50 30-50 30-50 30-50 30-50 30-50 30-50 30-50 30-50 30-50 30-50 30-50 1.60 1.22 1.05 0.80 0.52 0.39 1.12 0.86 0.74 0.56 0.37 0.28 8'-12' 8'-12' 8'-12' 8'-12' 8'-12' 8'-12' 7.5'-10' 7.5'-10' 7.5'-10' 7.5'-10' 7.5'-10' 7.5'-10' TORO O-T-12-F-570ZPRX-COM " " -12-TQ-570ZPRX-COM " " -12-TT-570ZPRX-COM " " -12-H-570ZPRX-COM " " -12-T-570ZPRX-COM " " -12-Q-570ZPRX-COM TORO O-T-10-F-570ZPRX-COM " " -10-TQ-570ZPRX-COM " " -10-TT-570ZPRX-COM " " -10-H-570ZPRX-COM " " -10-T-570ZPRX-COM " " -10-Q-570ZPRX-COM Radius GPM PSI PR PRESSURE MAIN LINES - SCH 40 PVC PIPE NON-PRESSURE LATERAL LINES - SCH 40 PVC PIPE DRIP TUBING - 1/2" SOLENOID VALVE- WEATHER-MATIC 21000 DW (1" < 25 GPM, 1.5" > 25 GPM) XPR PRESSURE REGULATOR FOR DRIP APPLICATIONS QUICK COUPLING VALVE - 1" RAINBIRD 44-44K IRRIGATION EQUIPMENT LEGEND -ALL NOZZLES ARE TORO PRECISION SERIES SPRAY NOZZLES (MPR) L/M/H HYDROZONE DESIGNATION -USE 570Z-6P IN LAWNS TREES BUBBLERS MANUFACTURER & ITEM 11.25'-15' 11.25'-15' 11.25'-15' 11.25'-15' 11.25'-15' 11.25'-15' 2.40 1.90 1.61 1.28 0.82 0.61 30-50 30-50 30-50 30-50 30-50 30-50 1.1 1.2 1.1 1.2 1.2 1.2 TORO O-T-15-F-570ZPRX-COM " " -15-TQ-570ZPRX-COM " " -15-TT-570ZPRX-COM " " -15-H-570ZPRX-COM " " -15-T-570ZPRX-COM " " -15-Q-570ZPRX-COM BRASS BALL VALVE - (SAME SIZE AS LINE) REDUCED PRESSURE BACKFLOW PREVENTER PER CIVIL PLAN. M IRRIGATION METER, PER CIVIL PLAN SIZE AS FOLLOWS: 3/4" = 0-7 GPM, 1" = 7.1-12 GPM, 1-1/4" = 12.1-11 GPM, 1-1/2" >22 GPM (1) AUTOMATIC SMART CONTROLLER 'A' LOCATED PER PLAN: HUNTER I2C-800-M WITH (1) ICM-2200 EXPANSION MODULE FOR (XX) TOTAL STATIONS, (1) SOLAR-SYNC-SEN, AND (1) ROAMXL-KIT, SUPPLY (1) REMOTE CONTROL TO OWNER. HUNTER FLOW-CLIK FLOW SENSOR WITH FCT TEE & (1) GRISWOLD 1-1/2" 2230K PRESSURE-REDUCING NORMALLY CLOSED MASTER VALVE. SET DISCHARGE PRESSURE AS REQUIRED. INSTALL PER MANUFACTURER AND CONTROLLER SPECIFICATIONS. HYDROZONE MAP HIGH WATER USE HYDROZONE LAWN, POOL, SPA, POND AND FOUNTAINS SPECIAL WATER USE HYDROZONE EDIBLE VEGGIES IN RAISED BEDS AND FRUIT TREES LOW WATER USE HYDROZONE SHRUBS, PERENNIALS, GROUNDCOVERS TREES ON SEPARATE VALVES HL S LEGEND (IRRIGATION SYSTEM TO USE RECYCLED WATER, AS AVAILABLE) MODERATE WATER USE HYDROZONE SHRUBS, PERENNIALS, GROUNDCOVERS TREES ON SEPARATE VALVES M H HH H H MM MM M MM M M M M MM M M M M M M M M M M M M M M M M M M MM MM M M L L L L L L L LL L L L L L L L L L L L LL LLL L L L L L LL L L L LL L L L L LL L L L L L L L L L L L L L L L L LL L L L L L L L L L L L LL L LL L L LL L LL L L LL LL L L L S SS S SS SS S S SSSENIOR HOUSING MEMORY CARE HOUSING DRIVE AISLE POND MECH. ROOM PARKING PARKING PARKING GARAGE PARKING WALK WALK PORTE COCHERE DRIVE AISLE DRIVEWAY DRIVEWAY H U D S O N S T R E E T M A I S O N S T R E E T 4-STORY 1-STORY WORKER HOUSING 2-STORY WORKER HOUSING 2-STORY POOL DECK POOL WALK WALK LAWN PATIO PATIO WALK WALK WALK WALK WALK WALKWALK WALK WALK WALK WALK WALK SYNTH. TURF PET PARK RESTROOMS BOCCE COURTSPORT COURTDINING PATIO PATIO FIRE PIT POOL BLDG. PATIO WALK WALK WALK WALK WALK SIDEWALK SIDEWALK SIDEWALK SIDEWALK SIDEWALK PARKING PARKING RAISED GARDEN BEDS D.G. D.G. D.G. PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO SCULPTURE ALL LOW & MODERATE WATER USE HYDROZONES USE DRIP IRRIGATION ALL LOW & MODERATE WATER USE HYDROZONES USE DRIP IRRIGATION WATER FEATURE COUNTED AS HIGH POOL/SPAS COUNTED AS HIGH LAWN/SPRAY IRRIGATION COUNTED AS HIGH NORTH SCALE: 1"=20' 0' 10' 20' 40' 60' PROPERTY LINE PROPERTY LINE PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
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TREE TYPE TREES BOTANICAL NAMES SIZE QTY WUCOLS SIZE (HXW) APPROX. MATURE ACCENT TREE ARBUTUS MARINA 36" BOX LOW 30' x 24' SHADE TREE QUERCUA ALBA 36" BOX LOW 40' x 30' FLOWERING TREE LAGERSTROEMIA INDICA 'NATCHEZ' 36" BOX LOW 18' x 14' CERCIS OCCIDENTALIS ULMUS 'FRONTIER' PRUNUS X BLIREANA RHAPHIOLEPIS 'MAJESTIC BEAUTY' COMMON NAMES MARINA STRAWBERRY TREE CRAPE MYRTLE WESTERN REDBUD FLOWERING PLUM MAJESTIC INDIAN HAWTHORN FRUIT TREE (MIXED PRUNUS AND OLIVE) TREE TYPE TREES BOTANICAL NAMES SIZE QTY WUCOLS SIZE (HXW) APPROX. MATURE ACCENT TREE ARBUTUS MARINA 26 LOW 30' x 24' SHADE TREE 20 LOW 40' x 30' FLOWERING TREE LAGERSTROEMIA INDICA 'NATCHEZ' 26 LOW 18' x 14' SHRUBS, PERENNIALS & GRASSES CERCIS OCCIDENTALIS ULMUS 'FRONTIER' PRUNUS X BLIREANA COTINUS COGGYGRIA HYBRIDS COMMON NAMES MARINA STRAWBERRY TREE WHITE OAK CRAPE MYRTLE WESTERN REDBUD FRONTIER ELM FLOWERING PLUM SMOKE TREE EXISTING TREES TO REMAIN (CALIPER SIZE AND TREE SPECIES IN CALLOUT) FOR EXISTING TREES TO BE REMOVED - SEE SHEET C2 (CIVIL SET) 15-GALLON 3 LOW 10' x 6' MAPLES ACER PALMATUM 'SANGO-KAKU' 36" BOX 27 MODERATE 15' x 15' ACER PALMATUM 'EMPEROR I' CORAL BARK MAPLE EMPEROR I MAPLE SHRUB TREE 15-GALLON 35 LOW 12' x 12' 3" MULCH IN ALL PLANTING AREAS (EXCEPT TURF AREAS) CHIPPED WOOD OTHER SODDED TURF / LAWN GRASS 1,330 SQ. FT. BIORETENTION PLANTERS 2,366 SQ. FT. CAMPSIS X TAGLIABUANA VINES HARDENBERGIA 'HAPPY WANDERER' ROSA 'CECILE BRUNNER' VITIS CALIFORNICA PARTHENOCISSUS TRICUSPIDATA 1,995 SQ. FT. SIZE QTY WUCOLS SIZE (HXW) APPROX. MATURE 15 GAL. 29 LOW 20'X4' BOTANCIAL NAME TRUMPET VINE PURPLE VINE LILAC CECILE BRUNNER CLIMBING ROSE CALIFORNIA WILD GRAPE BOSTON IVY COMMON NAME STABILIZED DECOMPOSED GRANITE RAISED BEDS FOR RESIDENT VEGGIE GARDENS SYNTHETIC TURF 364 SQ. FT. 362 SQ. FT. CONTRACTOR TO ESTIMATE BOTANCIAL NAME GROUNDCOVER (low water use) SIZE SPACING WUCOLS GREVILLEA LANIG. 'MT. TAMBORITHA' 1 GAL. 4' O.C. LOW PLANT TYPE SHRUBS, PERENNIALS & GRASSES BOTANICAL NAMES SIZE QTY WUCOLS SIZE (HXW) APPROX. MATURE SMALL SHRUBS & PERENNIALS NANDINA DOMESTICA 'GULF STREAM' 5 GAL. 708 LOW 3'x3' RHAPHIOLEPIS INDICA 'BALLERINA' WESTRINGIA FRUTICOSA 'MORNING LIGHT' MEDIUM SHRUBS JUNIPERUS X PFITZERIANA 'OLD GOLD' 5 GAL. 238 LOW 4'x5' CISTUS HYBRIDUS 'MICKIE' LIGUSTRUM SINENSE 'SUNSHINE' CALLISTEMON 'LITTLE JOHN' GRASS & GRASS-LIKE PLANTS PHORMIUM TENAX 'DARK DELIGHT' 2 GAL. 882 LOW 4'x4' LOMANDRA LONGIFOLIA 'BREEZE' PHORMIUM TENAX 'YELLOW WAVE' AREA 6,122 SQ.FT. CISTUS SALVIIFOLIUS 'PROSTRATUS' ALOE 'BLUE ELF' SENECIO CYLINDRICUS ANIGOZANTHOS 'BIG RED' LOMANDRA LONGIF. 'PLATINUM BEAUTY' LARGE SHRUBS JUNIPERUS SCOPULORUM 'WICHITA BLUE' 15 GAL. 107 LOW 6'x6' LAGERSTROEMIA 'DWARF RED' GREVILLEA 'PEACHES & CREAM' LOROPETALUM CHIN. 'CHANG NIAN HONG' PRUNUS CAROLINIANA 'COMPACTA' ANIGOZANTHOS 'TEQUILLA SUNRISE' CALANDRINIA SPECTABILIS CISTUS CRETICUS CISTUS 'SANTA CRUZ' DODONAEA VISCOSA 'PURPUREA' BOTANCIAL NAME BIORETENTION PLANTS LOMANDRA LONG. 'PLATINUM BEAUTY' LOMANDRA LONGIFOLIA 'BREEZE' CAREX TUMULICOLA LUPINUS BICOLOR FESTUCA RUBRA EPILOBIUM CANUM CHONDROPETALUM TECTORUM MUHLENBERGIA RIGENS JUNCUS PATENS SALVIA CLEVELANDII GERANIUM 'ROZANNE' LANTANA X 'NEW GOLD' ZAUSCHNERIA 'ROGER'S UC HYBRID' HESPERALOE PARVIFLORA RUSSELIA EQUISETIFORMIS XYLOSMA CONGESTUM MUHLENBERGIA CAPILLARIS DWARF HEAVENLY BAMBOO BALLERINA INDIAN HAWTHORN VARIEGATED COAST ROSEMARY MICKIE ROCK ROSE SANTA CRUS ROCK ROSE ROZANNE CRANESBILL COMMON NAMES OLD GOLD CHINESE JUNIPER SUNSHINE LIGUSTRUM DWARF BOTTLEBRUSH CRETAN ROCKROSE CORAL PLANT WICHITA BLUE JUNIPER DWARF CRAPE MYRTLE PEACHES & CREAM GREVILLEA EVER RED FRINGE FLOWER DWARF CAROLINA LAUREL CHERRY PURPLE-LEAFED HOP-BUSH SHINY XYLOSMA TEUCRIUM FRUTICANS 'AZUREUM' BUSH GERMANDER TULBAGHIA VIOLACEA 'SILVER LACE' RED NEW ZEALAND FLAX DWARF MAT RUSH YELLOW NEW ZEALAND FLAX RED KANGAROO PAW VARIEGATED DWARF MAT RUSH TEQUILLA SUNRISE KANGAROO PAW RED YUCCA PINK MUHLEY GRASS VARIEGATEED SOCIETY GARLIC YUCCA GLORIOSA VAR. RECURVIFOLIA BRIGHT STAR YUCCA DELOSPERMA COOPERI PROSTRATE WOOLLY GREVILLEA SAGELEAF ROCKROSE BLUE ELF ALOE NARROW-LEAF CHALKSTICKS PINK ROCK PURSLANE NEW GOLD LANTANA CALIFORNIA FUCHSIA ICE PLANT (NON-INVASIVE) COMMON NAME SIZE (HXW) APPROX. MATURE 2'X4' SIZE SPACING WUCOLS 1 GAL. 4' O.C. LOW AREA 2,366 SQ.FT. SIZE (HXW) APPROX. MATURE 2'X4' COMMON NAME VARIEGATED DWARF MAT RUSH DWARF MAT RUSH FOOTHILL SEDGE MINIATURE LUPINE RED FESCUE CALIFORNIA FUCHSIA SMALL CAPE RUSH DEER GRASS COMMON RUSH CLEVELAND SAGE PENNISETUM ALOPECUROIDES 'HAMELN' DWARF FOUNTAIN GRASS BOUTELOUA GRACILLIS BLUE GRAMA FESTUCA MAIREI MAIRE'S FESCUE MEDIUM SHRUBS HYDRANGEA QUERCIF. 'RUBY SLIPPERS' ROSA 'ICEBERG' ABUTILON HYBRIDS BUXUS MICROPHYLLA 'JAPONICA' SPIRAEA X BUMALDA DWARF OAKLEAF HYDRANGEA WHITE SHRUB ROSE FLOWERING MAPLE JAPANESE BOXWOOD LIMEMOUND SPIRAEA SMALL SHRUBS & PERENNIALS AZALEA HYBRIDS CYRTONMIUM FALCATUM HEUCHERA HYBRIDS AZALEAS JAPANESE HOLLY FERN CORAL BELLS (low water use) (moderate water use) (low water use) (moderate water use) (low water use) LARGE SHRUBS MODERATE VIBURNUM HYBRIDS HYDRANGEA QUERCIFOLIA VIBURNUM OAKLEAF HYDRANGEA (moderate water use) MODERATE MODERATE GRASS & GRASS-LIKE PLANTS ASPERAGUS DENSIFLORUS 'MEYERS' MODERATE CALAMAGROSTIS X A. 'KARL FOERSTER' FOXTAIL FERN (moderate water use) FEATHER REED GRASS (low water use) GROUNDCOVER (moderate water use) EUONYMUS F. 'EMERALD CARPET' ROSA 'NOALA' CORAL WINTERCREEPER FLOWER CARPET ROSE MODERATE L2.1

PRELIMINARY
PLANTING DESIGN PLAN LANDSCAPE LEGEND LANDSCAPE TO BE IRRIGATED WITH RECYCLED WATER PLANTING NOTES 1. TOTAL AREA OF LANDSCAPE: 43,194 SQUARE FEET 2. UPON COMPLETION OF THE INSTALLATION, THE CONTRACTOR SHALL SUBMIT A COMPLETED AND SIGNED 'CERTIFICATE OF COMPLETION' STATING THAT THE PROJECT HAS BEEN INSTALLED AS DESIGNED. 3. THE CERTIFICATE OF COMPLETION SHALL BE ACCOMPANIED BY AN IRRIGATION AUDIT, IRRIGATION SCHEDULE, AND A MAINTENANCE SCHEDULE, AS DESCRIBED IN THE CITY ORDINANCE. 4. MASS GRADING IS PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED AS PART OF THE CERTIFICATE OF COMPLETION. 5. A FINAL CITY INSPECTION SHALL BE PERFORMED. THE INSTALLATION CONTRACTOR SHALL ATTEND THIS INSPECTION AND MAKE ALL REQUIRED REPAIRS AND ADJUSTMENTS TO ACHIEVE APPROVAL AND COMPLETION FROM THE CITY. 6. ADD 6" OF SANDY LOAM TOPSOIL TO ALL PLANTING AREAS. 7. ALL WORK TO BE PER SPECIFICATIONS. 8. A MINIMUM OF 8" OF NON-MECHANICALLY COMPACTED SOIL SHALL BE AVAILABLE FOR WATER ABSORPTION AND ROOT GROWTH IN PLANTED AREAS. RIP AND ROTOTILL AS NEEDED. 9. PRIOR TO INCORPORATING COMPOST OR FERTILIZER AND PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED INTO A FRIABLE CONDITION. 10. APPLY 8 YARDS OF COMPOST OR NATURAL FERTILIZER TO EACH 1,000 SQUARE FEET OF LANDSCAPE AREA AND ROTOTILL TO A DEPTH OF 8" MINIMUM, OR PER SPECIFIED AMENDMENT RECOMMENDATIONS FROM THE SOILS ANALYSIS REPORT. 11. ALL LANDSCAPE AREAS, EXCEPT LAWNS, SHALL BE TOP-DRESSED WITH A 3" LAYER OF DISTRICT APPROVED MULCH, PER SPECIFICATIONS. NONPOROUS MATERIAL SHALL NOT BE PLACED UNDER THE MULCH. 12. PROVIDE VINE TRELLIS SUPPORT, PER DETAILS, FOR ALL VINES ON WALLS, COLUMNS OR BUILDINGS. 13. FOR ALL TREES, INSTALL LINEAR ROOT BARRIER WHERE CENTER OF TREE IS WITHIN 5 FEET OF CONCRETE, AND OR ANY AC PAVING OR WALLS, TYPICAL, AND AS INDICATED ON THE PLANS. SEE DETAIL. 14. INSTALL PLANT MATERIALS AS SHOWN IN THE PLANTING DETAILS. 15. PLANT QUANTITIES ON LEGEND ARE PROVIDED FOR THE CONVENIENCE OF THE CONTRACTOR. IN THE EVENT OF A DISCREPANCY BETWEEN THE PLAN AND THE LISTED QUANTITIES, THE PLAN SHALL GOVERN. 16. NURSERY TRAINING STAKES SHALL BE REMOVED FROM ALL TREES AT TIME OF PLANTING. TREES THAT CAN NOT SUPPORT THEMSELVES WHEN STAKED PER DETAIL SHALL BE REJECTED. 17. TREES WHICH HAVE BEEN 'TOPPED' OR CUT ALONG THE LEAD TRUNK WILL BE REJECTED. 1. A NONSELECTIVE HERBICIDE SUCH AS GLYPHOSATE (ROUNDUP) SHALL BE USED ON EXISTING AREA TO KILL EXISTING WEEDS AND GRASSES. NOTE: PLANTS MUST BE ACTIVELY GROWING AT THE TIME OF APPLICATION FOR THIS STEP TO BE EFFECTIVE. REAPPLY AFTER (2) DAYS. 2. REMOVE ALL DEBRIS - CONSTRUCTION RESIDUES, ROCKS, TREE STUMPS, UNDESIRABLE GRASSES AND WEEDS. 3. TREE STUMPS AND OTHER ORGANIC DEBRIS/ PLANTS SHALL BE REMOVED RATHER THAN COVERED WITH TOPSOIL. 4. REMOVE SMALL ROCKS AND GRAVEL FROM THE UPPER 2 INCHES OF SOIL TO PROVIDE A UNIFORM SOIL MEDIUM FOR GRASS ROOT DEVELOPMENT. 5. PREEMERGENT HERBICIDES SHALL NOT BE USED PRIOR TO PLANTING TURFGRASS OR NO-MOW TURF. THESE PRODUCTS MAY INJURE THE NEWLY PLANTED GRASSES. 6. ROTOTILL AND PREPARE LAWN AND NO-MOW TURF AREA PER LANDSCAPE SPECIFICATIONS. LAWN ESTABLISHMENT GREEN POINT NOTES CONTRACTOR SHALL OBTAIN AN AGRONOMIC SOILS TEST FROM A LICENSED TESTING LABORATORY. CONTRACTOR SHALL GIVE A COPY OF TEST RESULTS AND RECOMMENDATIONS TO CITY LANDSCAPE INSPECTOR AND THE PROJECT LANDSCAPE ARCHITECT PRIOR TO PRE-LANDSCAPE INSTALLATION INSPECTION. REPORT MAY BE SENT ELECTRONICALLY. REPORT MUST BE ON FILE BEFORE INSPECTION. AGRONOMIC SOIL TEST 1. GROUP ALL PLANTS BY WATER NEEDS (SEE HYDROZONE MAP, SHEET L2.2). 2. MULCH ALL PLANTING BEDS TO A DEPTH OF 3" (SEE PLANTING NOTES). 3. DO NOT INSTALL ANY SPECIES LISTED ON THE CALIFORNIA INVASIVE PLANT SPECIES INVENTORY LIST. 4. NO PLANT SPECIES WILL REQUIRE SHEARING. 5. REDUCE LIGHT POLLUTION BY SHIELDING FIXTURES AND DIRECTING LIGHT DOWNWARD. IRRIGATION SYSTEM DESIGN NOTES · IRRIGATION SYSTEM DESIGN TO BE SUBMITTED WITH PLANS FOR BUILDING PERMITS. ALL LANDSCAPE IRRIGATION DESIGN AND CONSTRUCTION SHALL COMPLY WITH THE CITY'S WATER EFFICIENT LANDSCAPE ORDINANCE. · ALL LANDSCAPE AREAS SHALL BE SERVED BY AUTOMATIC IRRIGATION SYSTEMS DESIGNED TO PREVENT OVERSPRAY AND RUNOFF. · A PRESSURE REDUCING VALVE SHALL BE LOCATED AT THE POINT OF CONNECTION AS NECESSARY. A DEDICATED IRRIGATION METER SHALL BE USED IN CONJUNCTION WITH A HIGH-FLOW SENSOR AS REQUIRED. · POINTS OF CONNECTION SHALL BE A REDUCED PRESSURE TYPE BACKFLOW PREVENTION DEVICE LOCATED PER CITY REQUIREMENTS. · IRRIGATION CIRCUITS SHALL BE SEPARATE AND CREATED BASED UPON PLANT TYPE AND WATER REQUIREMENTS (LANDSCAPE HYDROZONES) AND FURTHER SEPARATED BASED UPON VARIATIONS IN SOLAR EXPOSURE. · THE AUTOMATIC ELECTRONIC IRRIGATION CONTROL SYSTEM SHALL HAVE AT LEAST 3 SEPARATE, INDEPENDENT PROGRAMS CAPABLE OF MULTIPLE START TIMES PER DAY. · THE CONTROLLER SHALL BE EQUIPPED WITH AN AUTOMATIC RAIN SHUT-OFF DEVICE OR SOIL MOISTURE SENSOR AS REQUIRED BY THE CITY AND HAVE WEATHER BASED SELF ADJUSTING CAPABILITIES. · TURF AREAS SHALL BE SPRAY IRRIGATED WITH SUB-SURFACE DRIP UTILIZED WHERE NEEDED TO PREVENT RUN OFF. SHRUB AND GROUND COVER AREAS SHALL BE SERVICED BY POINT SOURCE (DRIP) OR OTHER LOW-VOLUME IRRIGATION. LANDSCAPE AREAS ON SLOPES GREATER THAN 15% SHALL BE POINT SOURCE IRRIGATED. · MATCHED PRECIPITATION RATE NOZZLES SHALL BE USED TO ALLOW HEADS OF VARYING RADII TO BE USED ON THE SAME CIRCUIT. CHECK VALVES SHALL BE INSTALLED TO PREVENT LOW-HEAD DRAINAGE. Item 4.b 95 of 316
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L2.2

PRELIMINARY
PLANTING DESIGN PLAN SENIOR HOUSING NORTH SCALE: 1"=20' 0' 10' 20' 40' 60' MEMORY CARE HOUSING POOL DRIVE AISLE SPORT COURT PET PARK POND LAWN PARKING PARKING PARKING GARAGE PARKING DRIVE AISLE DRIVEWAY DRIVEWAY H U D S O N S T R E E T M A I S O N S T R E E T 4-STORY 1-STORY WORKER HOUSING 2-STORY WORKER HOUSING 2-STORY TREE PROTECTION GUIDELINES ALL TREES TO BE PRESERVED MUST BE ENCLOSED BY A CONSTRUCTION BARRIER PLACED AROUND THE TPZ WITH CHAIN LINK FENCING OR OTHER ACCEPTABLE MATERIAL, PRIOR TO THE ISSUANCE OF ANY GRADING OR BUILDING PERMIT AND PRIOR TO THE COMMENCEMENT OF WORK. BARRIERS ARE TO REMAIN INTACT UNTIL CONSTRUCTION IS COMPLETE AND MAY NOT BE REMOVED WITHOUT THE WRITTEN CONSENT OF THE PLANNING AND BUILDING DIRECTOR. WHEN PROPOSED DEVELOPMENT OR OTHER SITE WORK IS TO ENCROACH INTO THE TPZ OF A TREE, SPECIAL MEASURES MUST BE INCORPORATED TO ALLOW FOR SAFE AND HEALTHY CONDITIONS FOR PROTECTED TREES. ANY EXCAVATION, CUTTING, FILLING, PAVING, OR CONSTRUCTION OF THE EXISTING GROUND SURFACE WITHIN THE PROTECTED ZONE OF A TREE MUSH BE MINIMIZED. NO SIGNIFICANT ADVERSE CHANGE IN EXISTING GROUND LEVEL WILL OCCUR WITHIN THE DRIPLINE OF A PROTECTED TREE. DEVELOPMENT PROPOSALS MUST BE CONFIGURED TO RETAIN AS MANY HERITAGE AND SIGNIFICANT TREES AS POSSIBLE. CONSTRUCTION EQUIPMENT AND MATERIAL CANNOT BE STORED WITHIN TREE PROTECTION AREAS. NO OIL, GAS CHEMICALS, OR OTHER SUBSTANCES THAT MAY BE HARMFUL TO TREES SHALL BE STORED OR DUMPED WITHIN THE PROTECTED ZONE OR ANY OTHER LOCATION ON THE SITE FROM WHICH SUCH SUBSTANCES MIGHT ENTER THE PROTECTED ZONE. TRENCHING WITHIN THE TPZ OF TREES SHALL BE AVOIDED WHEREVER POSSIBLE. TRENCHING FOR UTILITIES MUST AVOID MAJOR ROOTS AND, IF AVOIDANCE IS IMPRACTICAL, TUNNELS MUST BE MADE BELOW ROOTS. TRENCHING IS TO BE CONSOLIDATED TO SERVE AS MANY UNITS AS POSSIBLE. TRENCHING WITHIN THE PROTECTED ZONE MUST BE DONE BY HAND TO MINIMIZE IMPACTS. ADDITIONAL MEASURES (COAs) MAY BE IMPOSED BY THE PLANNING AND BUILDING DIRECTOR TO PROTECT AND PRESERVE THE HEALTH OF THE TREES TO REMAIN, RELOCATED TREES, AND NEW TREES PLANTED TO REPLACE THOSE REMOVED. TREE PROTECTION MEASURES THE PROJECT SHALL ADHERE TO THE CITY'S HERITAGE TREE PROTECTION AND PRIVATELY OWNED STREET TREE ORDINANCE(s), IDENTIFIED ABOVE. THESE ORDINANCE STANDARDS PROVIDE PROTECTION MEASURES DURING CONSTRUCTION PERIODS THAT WOULD PROTECT BOTH HERITAGE TREES AND STREET TREES PROPOSED FOR PRESERVATION AND SHALL BE IMPLEMENTED BEFORE CONSTRUCTION COMMENCES. THE PROPOSED PROJECT IS EXPECTED TO INCLUDE A SITE PLAN INDICATING TPZ AREAS WHERE TREES WOULD BE PRESERVED AND PROTECTED DURING PROJECT DEVELOPMENT. THE FOLLOWING ADDITIONAL TREE PROTECTION MEASURES ARE RECOMMENDED TO MINIMIZE IMPACTS TO PROTECTED TREES: NO OPERATION OF EQUIPMENT OR VEHICLES, STORAGE OF MATERIALS, OR DISPOSAL OF WASTE MATERIALS SHALL OCCUR WITHIN THE DRIPLINES OF PROTECTED TREES. SITE CLEARING/STRIPPING SHALL BE LIMITED TO AREAS OUTSIDE PROTECTED TREE DRIPLINES WHEREVER POSSIBLE AND AS SHALLOW AS POSSIBLE WHERE NECESSARY WITHIN DRIPLINES. TEMPORARY PROTECTIVE FENCING SHALL BE PLACED AT THE DRIPLINES OF TREES OR AS SHOWN ON THE IMPROVEMENT PLANS. (IN SOME CASES, GRADING OR OTHER OPERATIONS MUST OCCUR WITHIN THE DRIPLINES, AND FENCING SHALL BE PLACED AS FAR AS POSSIBLE FROM THE TRUNKS AT THE LIMIT OF REQUIRED ACCESS. HOWEVER, AN ENCROACHMENT PERMIT IS REQUIRED FOR THIS EFFORT.) ANY PRUNING SHALL BE THE MINIMUM NECESSARY TO ACHIEVE HAZARD REDUCTION, PUBLIC SAFETY, CONSTRUCTION CLEARANCE AND TO IMPROVE TREE HEALTH. ALL PRUNING SHALL BE DONE ACCORDING TO ISA AND/OR AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI) STANDARDS BY QUALIFIED PERSONNEL. PRUNING SHALL BE DONE BY ISA CERTIFIED TREE WORKERS OR CERTIFIED ARBORISTS OR UNDER THE DIRECT SUPERVISION OF A CERTIFIED ARBORIST. PRUNING FOR HAZARD REDUCTION SHALL INCLUDE: THE REMOVAL OF DEAD BRANCHES OR STEMS 2 INCHES IN DIAMETER AND LARGER (UNLESS NOTED OTHERWISE) AND BROKEN, WEAKLY ATTACHED OR CROSSING BRANCHES. STUBS OF BROKEN BRANCHES SHALL BE RECUT. PRUNING FOR CONSTRUCTION OR VEHICULAR CLEARANCE SHALL BE THE MINIMUM NECESSARY FOR THE SAFE OPERATION OF EQUIPMENT AND CONSTRUCTION ACTIVITIES. BRANCHES SHALL BE CUT BACK TO APPROPRIATELY SIZED LATERALS OR THE PARENT STEM. NO STUBS, BROKEN ENDS, FLUSH CUTS, OR WOUNDS ON TRUNKS OR BRANCHES ARE ACCEPTABLE. WHEN ACCESS MUST OCCUR FOR CONSTRUCTION WITHIN TPZs, A MONITORING ARBORIST SHALL BE PRESENT TO OBSERVE THE WORK AND MAKE RECOMMENDATIONS. AT THE COMPLETION OF CONSTRUCTION ACTIVITIES, THERE MAY BE AREAS AROUND PROTECTED TREES THAT REQUIRE TREATMENT TO ENSURE FUTURE TREE HEALTH. IN AREAS WHERE ROOTS ARE ENCOUNTERED AND BACKFILL WILL BE PLACED, ROTTS SHALL BE LEFT EXPOSED AS SHORT A TIME AS POSSIBLE TO AVOID DRYING OUT. AREAS WHERE SOIL HAS BECOME COMPACTED SHALL BE LOOSENED. IN DISTURBED AREAS, A 4-6-INCH-DEEP LAYER OF ARBOR MULCH (CHIPPED FRESH BARK, FOLIAGE, AND WOOD) SHALL BE PLACED WITHIN PROTECTED TREE DRIPLINES TO SERVE AS A PERMANENT TOP DRESSING. THE FCS ARBORIST RECOMMENDS MINOR MAINTENANCE (I.E., REMOVAL OF DEAD AND/OR DAMAGED GROWTH), CONDUCTED BY A QUALIFIED ARBORIST, TO THE FOUR PROTECTED HERITAGE TREES PROPOSED FOR PRESERVATION, UNDER THE CONDITION THAT THE APPLICANT RECEIVES PROPER PERMISSIONS FROM THE ADJACENT PROPERTY OWNERS. REFER TO THE CITY'S TREE PRESERVATION ORDINANCE FOR CONSTRUCTION STANDARDS, INCLUDING RECOMMENDATIONS FOR DELINEATING DESIGNATED TPZ AREAS, TREE PROTECTION BARRIERS, ROOT PROTECTION, SUBSTANCE CONTROL, TRENCHING, COMPACTION, TREE REMOVAL REGULATIONS, TREE MAINTENANCE, AND TREE REPLACEMENT/IN LIEU FEE MITIGATION. IN ACCORDANCE WITH THE CITY'S HERITAGE TREE PROTECTION AND PRIVATELY OWNED STREET TREE ORDINANCE(s), ADDITIONAL CONDITIONS OF APPROVAL MAY BE ISSUED IN CONJUNCTION WITH ANY TREE REMOVAL PERMITS. THESE CONDITIONS WOULD PROVIDE PROTECTION MEASURES PER THE CITY'S HERITAGE TREE PROTECTION AND PRIVATELY OWNED STREET TREE ORDINANCE(s) DURING CONSTRUCTION PERIODS THAT WOULD PROTECT BOTH HERITAGE TREES AND STREET TREES PROPOSED FOR PRESERVATION. THE PROPOSED PROJECT SHOULD FOLLOW ANY CONDITIONS OF APPROVAL PROVIDED BY CITY PERSONNEL. PATIOWALK MECHANICAL ROOM SPA POOL DECK WALK WALK WALK WALK DINING PATIO WALK BOCCE COURTRESTROOMS RAISED GARDEN BEDS WALK WALK WALK WALK PORTE COCHERE PARKING PARKING WALK PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIOPATIO PATIO D.G. D.G. SYNTH. TURF PATIO PATIO FIRE PITPATIO D.G. SIDEWALK SIDEWALK SIDEWALK PROPERTY LINE PROPERTY LINE PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
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VIII L3.1

PRELIMINARY
SITE LIGHTING LAYOUT PLAN NORTH SCALE: 1"=20' 0' 10' 20' 40' 60' TYP. PATH LIGHT ILLUMINATED ADDRESS NUMBERS ON BUILDING, PER ARCHITECTURAL. RECESSED LIGHTING MOUNTED IN PORTE COCHERE UPLIGHTS FOR FLAGPOLE AND SCULPTURE SINGLE FAMILY RESIDENTIAL 14' PRIVATE LIGHT STANDARD NTSLIGHT SHIELDING OPTIONS PER MFR. CHARCOAL POLE/BASE STYLE PER OWNER LEVEL 24" SQ CONCRETE BASE PER MANUFACTURER 14'-0" SIDEWALK SHEILDED LIGHT FIXTURE, "CUT-OFF" AT PROPERTY LINE. SHEILDED LIGHT FIXTURE, "CUT-OFF" AT PROPERTY LINE. SHEILDED LIGHT FIXTURE, "CUT-OFF" AT PROPERTY LINE. TYP. TRELLIS LIGHT TYP. NICHE LIGHT 1. ALL LIGHTING SHALL MEET THE APPLICABLE 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE. 2. LIGHTING SHALL BE EQUIPPED WITH VANDAL RESISTANT COVERS IN AREAS ADJACENT TO THE PUBLIC RIGHT OF WAY, AS REQUIRED. 3. ALL EXTERIOR DOORS SHALL BE PROVIDED WITH THIER OWN LIGHT SOURCE AND SHALL BE ADEQUATELY ILLUMINATED AT ALL HOURS OF DARKNESS TO MAKE CLEARLY VISIBLE THE PRESENCE OF ANY PERSON ON OR ABOUT THE PREMISES AND PROVIDE ADEQUATE ILLUMINATION FOR PERSONS EXITING THE BUILDING. 4. SITE LIGHTING SHALL BE DIRECTED AND INSTALLED TO PREVENT OFF-SITE GLARE. LIGHTING NOTES SITE LIGHTING LEGEND LIGHT STANDARD PATH LIGHT UPLIGHT / SPOT LIGHT NICHE LIGHT PROPERTY LINE PROPERTY LINE PROPERTY LINE

PROPERTY LINE
PROPERTY LINE H U D S O N S T R E E T M A I S O N S T R E E T Item 4.b 97 of 316
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REV. DESCRIPTION BY DATE GALLAHER SENIOR LIVING Job: Sheet: Scale: Drawn: Date: APN: Permit #:

S:\Clients\3565-25 OSL Construction (Gallaher) - 359 Hudson Street, Healdsburg, CA\CAD\Civil Engineering\Tenative Map\3565-25_01_Title Sheet.dwg GJennings Plotted by 5/1/2026 11:41 AM BC ENGINEERING GROUP, INC.

CIVIL ENGINEERING & LAND PLANNING
www.bcengineeringgroup.com
Phone: 707.542.4321
2800 Cleveland Ave, Suite B
Santa Rosa, CA 95403
359 HUDSON STREET
HEALDSBURG, CA 95448 3565-25 AS SHOWN 002-291-033
TITLE SHEET ASSESSORS PARCEL MAP NTS VICINITY MAP NTS SITE SITE LINE 7<PE LEGEND EXISTING PROPOSED DEFINITION PROPERTY LINE ROAD CENTERLINE ELECTRICAL (UNDERGROUND) ELECTRICAL (OVERHEAD WIRE) GAS LINE PIPE CAP POINT OF COORDINATION SANITARY SEWER PIPE STORM WATER DRAIN PIPE SUB-DRAIN WATER LINE BUILDING OVERHEAD DAYLIGHT LINE DRAINAGE SWALE FLOW LINE EDGE OF PAVEMENT FENCE FEATURE TO BE REMOVED FIBER ROLL GRADE BREAK LIMITS OF GRADING WORK RETAINING WALL SAWCUT TREE TO BE REMOVED A%%REVIA7I2N6 & AND @ AT ℄ CENTERLINE ° DEGREE Ø DIAMETER # NUMBER // PARALLEL % PERCENT ^ PERPENDICULAR ± PLUS OR MINUS AB AGGREGATE BASE AC ASPHALT CONCRETE AD AREA DRAIN AG AGGREGATE ALT ALTERNATE APN ASSESSOR'S PARCEL NUMBER ARCH ARCHITECT / ARCHITECTURAL AVG AVERAGE BC BEGIN CURVE BD BELOW DECK BIOR BIORETENTION BLDG BUILDING BM BENCHMARK BMP BEST MANAGEMENT PRACTICES BOF BOTTOM OF FOOTING BSL BUILDING SETBACK LINE BSW BACK OF SIDEWALK BT BEGIN TRANSITION BVCE BEGIN VERTICAL CURVE ELEVATION BVCS BEGIN VERTICAL CURVE STATION BW BOTTOM OF WALL CB CATCH BASIN CBC CALIFORNIA BUILDING CODE CD CHANNEL DRAIN CF CUBIC FEET CL CENTERLINE / CLASS CMP CORRUGATED METAL PIPE COMM COMMUNICATION CONC CONCRETE CONN CONNECTION CONST CONSTRUCTION CPC CALIFORNIA PLUMBING CODE CPP CORRUGATED PLASTIC PIPE CRC CALIFORNIA RESIDENTIAL CODE CTR CENTER CY CUBIC YARD D DEPTH DG DECOMPOSED GRANITE DI DROP INLET DIA DIAMETER DIM DIMENSION DIST DISTANCE DL DAYLIGHT DN DOWN / DOCUMENT NUMBER DS DOWNSPOUT DWG DRAWING EA EACH EC END CURVE EG EXISTING GROUND EL or ELEV ELEVATION ELEC ELECTRICAL EP EDGE OF PAVEMENT EQPT EQUIPMENT EQ EQUAL ES EACH SIDE ESMT EASEMENT ET END TRANSITION EVCE END VERTICAL CURVE ELEVATION EVCS END VERTICAL CURVE STATION EX or (E) EXISTING EXC EXCAVATION / EXCAVATE EXT EXTERIOR FC FACE OF CURB FD FLOOR DRAIN FDN FOUNDATION FF FINISH FLOOR FG FINISH GRADE FL FLOWLINE FS FINISHED SURFACE FSS FIRE SAFE STANDARDS FT FOOT / FEET G&D GRADING AND DRAINAGE GB GRADE BREAK / GRAVEL BAG GR GRATE GRD GRADE HDPE HIGH DENSITY POLYETHYLENE HORIZ HORIZONTAL HP HIGH POINT HT HEIGHT HWY HIGHWAY HYD HYDRANT ID INSIDE DIAMETER IG INVERT GRADE IN INCH INT INTERIOR INV INVERT JST JOIST JT JOINT TRENCH L LENGTH LAT LATERAL LID LOW IMPACT DEVELOPMENT LIP LIP OF GUTTER LF LINEAL FOOT LGW LIMITS OF GRADING WORK MAX MAXIMUM ME MATCH EXISTING MIN MINIMUM MISC MISCELLANEOUS MUTCD MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (N) NEW NTS NOT TO SCALE OC ON CENTER OD OUTSIDE DIAMETER OG ORIGINAL OH OVERHEAD OHW OVERHEAD WIRE (P) PROPOSED PD PONDING DEPTH PCC POINT OF COMPOUND CURVE PL PROPERTY LINE POC POINT OF CURVATURE PRC POINT OF RETURN CURVE PUE PUBLIC UTILITY EASEMENT PVC POLYVINYLCLORIDE PVMT PAVEMENT R or RAD RADIUS RC RELATIVE COMPACTION RCP REINFORCED CONCRETE PIPE REF REFERENCE REINF REINFORCING REQD REQUIRED ROW RIGHT OF WAY RT RIGHT S SLOPE SAD SEE ARCHITECTURAL DRAWINGS SC SPIRAL CURVE SCD SEE CIVIL DRAWINGS SCH SCHEDULE SD STORM DRAIN SDCO STORM DRAIN CLEANOUT SDE STORM DRAIN EASEMENT SDMH STORM DRAIN MANHOLE SED SEE ELECTRICAL DRAWINGS SF SQUARE FEET SG SUBGRADE SLAD SEE LANDSCAPE ARCHITECTURAL DRAWINGS SMD SEE MECHANICAL DRAWINGS SO SIDE OPENING SPEC SPECIFICATION SPD SEE PLUMBING DRAWINGS SQ SQUARE SS SANITARY SEWER SSCO SANITARY SEWER CLEANOUT SSD SEE STRUCTURAL DRAWINGS SSE SANITARY SEWER EASEMENT SSMH SANITARY SEWER MANHOLE STA STATION STD STANDARD STRUC STRUCTURAL SWE SIDEWALK EASEMENT TB TOP OF BANK TBR TO BE REMOVED TC TOP OF CONCRETE TCC TOP OF CONCRETE CURB TD TREATMENT DEPTH TG TOP OF GRATE TOF TOP OF FOOTING TP TOP OF PAVEMENT TW TOP OF WALL TYP TYPICAL USP UNDER SEPARATE PERMIT V VOLUME VC VERTICAL CURVE VCD VOLUME CAPTURE DEPTH VERT VERTICAL VIF VERIFY IN FIELD W WATER / WIDTH W/ WITH W/O WITHOUT WM WATER METER YD, YDS YARD, YARDS Z DITCH SIDE SLOPE PR2-EC7 IN)2R0A7I2N PROJECT ADDRESS: 359 HUDSON STREET HEALDSBURG, CA 95448 SEWAGE DISPOSAL: CITY OF HEALDSBURG WATER: CITY OF HEALDSBURG SCHOOL: HEALDSBURG UNIFIED SCHOOL DISTRICT FIRE: HEALDSBURG FIRE DEPARTMENT ZONING: MU 16000/R 6000 LAND USE: MIXED USE/ MEDIUM DENSITY RESIDENTIAL LOT SIZE (EXISTING) 3.61 ACRES PROPOSED LOTS: 2 (LOT 1 - 3.17 ACRES, LOT 2 - 0.44 ACRES) EXISTING STRUCTURES: 4 PROPOSED UNITS: 67 ASSISTED LIVING UNITS 10 INCLUSIONARY WORKER HOUSING UNITS EXISTING GROSS FLOOR AREA: 35,000 SF PROPOSED GROSS FLOOR AREA: CCRC - 172,800 SF (38,500 SF GARAGE) WORKER HOUSING - 3,968 SF MEMORY CARE - 4,451 SF POOL BUILDING - 3,642 SF OFF-STREET PARKING STALLS: EXISTING - 27 PROPOSED - 151 PROPOSED SITE COVERAGE: 100% WILDLAND-URBAN INTERFACE (WUI): NOT APPLICABLE 7EN7A7IVE PARCEL 0AP )2R GALLA+ER 6ENI2R LIVING +8D62N 67REE7 +EALD6%8RG CA
APN ̀........... 6+EE7 INDE; C1 TITLE SHEET C2 EXISTING CONDITIONS C3 DEMOLITION C4 TENTATIVE PARCEL MAP C5 GRADING AND DRAINAGE C6 SITE SECTIONS C7 UTILITY PLAN BENCHMARK: CINQUINI & PASSARINO CONTROL POINT NO. 2, BEING A FOUND CHISELED 'X' ON THE TOP OF CURB ALONG ON THE SOUTH SIDE OF HUDSON STREET AS SHOWN HEREON. ELEVATION = 105.15' (NAVD 88) THE ORTHOMETRIC ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 1988) AND WERE DETERMINED BY STATIC GPS TIES TO CGPS STATIONS P195, P204, & P197 WITH PUBLISHED ELLIPSOIDAL HEIGHTS OF 147.284m, 277.116m, AND 0.481m RESPECTIVELY IN ADDITION TO APPLYING THE NGS GEOID HEIGHT MODEL "GEOID2018". BASIS OF BEARING: THE CALIFORNIA COORDINATE SYSTEM, ZONE 2, NAD 83, EPOCH 2025.00 AS DETERMINED LOCALLY BY A LINE BETWEEN CONTINUOUS GLOBAL POSITIONING SYSTEMS (CGPS) STATION P195 AND STATION P204; BEING NORTH 89°59'16” EAST AS DERIVED FROM GEODETIC VALUES PUBLISHED BY THE CALIFORNIA SPATIAL REFERENCE CENTER (CSRC). 68RVE< N27E P8RP26E 67A7E0EN7 THESE PLANS WERE PREPARED TO FACILITATE THE REVIEW AND APPROVAL OF THE TENTATIVE MAP, DESIGN REVIEW, AND USE-PERMIT APPLICATION SUBMITTAL TO SUPPORT A SENIOR HOUSING FACILITY WITH MEMORY CARE, INCLUSIONARY WORKER HOUSING, ASPHALT PARKING LOTS, AND A FIRE-SAFE DRIVEWAY. MAY 2026 C1 N GHJ WATER METER WATER BLOWOFF WATER FIRE HYDRANTS WATER VALVES SANITARY SEWER CLEANOUT SANITARY SEWER MANHOLE STORM DRAIN CATCH BASIN STORM DRAIN INLETS STORM DRAIN MANHOLE ELECTRIC BOXES/OULET TREE TRUNK & DRIP LINE JUNCTION POLE SERVICE POLE STREET LIGHT/LANDSCAPE LIGHT 6<0%2L LEGEND NATURAL GAS METER JUNCTION BOX POWER POLE TELEPHONE BOXES UTILITY RISER CABLE TV BOXES FOUND IRON PIPE, AS NOTED. FOUND MAG NAIL, AS NOTED. FOUND PIN, AS NOTED. FOUND MONUMENT IN WELL, AS NOTED PR2-EC7 DIREC72R< OWNER/DEVELOPER/SUBDIVIDER: GALLAHER SENIOR LIVING 9240 OLD REDWOOD HIGHWAY, SUITE 200 WINDSOR, CA 95492 CIVIL ENGINEER: GREGGORY H. JENNNINGS, P.E. BC ENGINEERING GROUP, INC. 2800 CLEVELAND AVE, SUITE B SANTA ROSA, CA 95403 (707) 542-4321 SURVEYOR: CINQUINI & PASSARINO INC. 1360 N. DUTTON AVENUE, SUITE 150 SANTA ROSA, CA 95401 ARBORIST: MERLIN ARBORIST GROUP MERLIN SCHLUMBERGER & MELISSA KANG (707) 504-9223 +A7C+ LEGENDEXISTING ASPHALT SURFACE PROPOSED STRUCTURE EXISTING CONCRETE PROPOSED CONCRETE SURFACE EXISTING ASPHALT SURFACE EXISTING STRUCTURE SURVEYED PROPOSED GRAVEL SURFACE PROPOSED BIORETENTION AREA EXISTING DECK SURFACE PROPOSED LANDSCAPE AREA Item 4.b 98 of 316
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CPI # 1 ELEV: 104.41' SET CPI CTRL CUT 'X' FND CUT 'X' CPI # 3 ELEV: 105.56' SET CPI CTRL SPIKE 100d CPI # 4 ELEV: 104.86' FND CTRL MAG NAIL CPI # 6 ELEV: 106.19' FND CTRL MAG NAIL CPI # 8 ELEV: 106.28' SET CPI CTRL SPIKE 100d CPI # 9 ELEV: 113.72' SET CPI CTRL CUT 'X' CPI # 10 ELEV: 114.44' SET CPI CTRL CUT 'X' CPI # 12 ELEV: 115.61' SET CPI CTRL MAG NAIL FND MON NO TAG FND MON NO TAG FND 1/2'' IRON PIPE PLS4793FND 1/2'' IRON PIPE PLS4793 FND 1/2'' IRON PIPE PLS4793 FND 1/2'' IRON PIPE PLS4793 FND MAG & WASHER PLS4793 FND MAG & WASHER PLS4793 FND MAG & WASHER PLS4793 FND MAG & WASHER PLS4793 FND 1/2'' IRON PIPE PLS4793 FND 1/2'' IRON PIPE NO TAG FND MAG & WASHER PLS4793 FND 1/2'' IRON PIPE NO TAG FND 3/4'' IRON PIPE NO TAG FND 1'' IRON PIPE NO TAG FND 1'' IRON PIPE NO TAG FND 1/2'' IRON PIPE PLS3216 FND 1/2'' IRON PIPE PLS3216 BSW 104.35 TC GB 104.18 TC 103.79 FG 104.29 TC GB 104.11 TC BC 104.05 TC POC 103.92 BSW BC 104.20 BSW POC 104.03NG103.93 BSW EC 104.01 TC103.90 BSW 104.25 TC104.00 TC 104.08 BSW 104.13 NG104.11 BSW 104.23 TC 104.16 TC 104.27BSW 104.56NG 104.26 CONC <. 104.44 BSW POC 104.51 NG104.46 TC POC 104.38 TC PCC 104.48 BSW PCC 104.55 BSW POC 104.71 NG104.58 TC POC 104.56 TC EC GB 104.76 BSW <. NG 104.79 104.63 BSW <. 104.71 FG104.77 NG104.45 13'' SYC (TAGGED 027) 105.04 NG104.71 12'' SYC (TAGGED 026) 105.07 12'' SYC (TAGGED 025) 105.09 8'' SYC (TAGGED 024) 104.83 10'' SYC (TAGGED 023) 104.30 12'' SYC (TAGGED 022) 104.76 FG 104.75 TC104.43 TC104.67TC GB 105.02 TC BC 105.05 FG105.04 FG105.08 FG104.99 SW105.11 NG104.94 TC POC 105.13NG105.02 NG105.05 TC POC 105.16 27'' PALM (TAGGED 032) 105.50 NG105.51 SIGN: HUDSON AND HARMON ST NG105.28 NG 105.24 TC POC 105.35 TC POC 105.08 NG 105.08 TC POC 105.09 TC POC GB 105.58 FG 105.60 BSW POC 105.67 JP FG105.68 TC POC 105.21 NG 105.19 EP POC DWY 105.62 BRICK POC 105.60 NG105.42EP POC 105.37 NG105.13 EP POC 105.58 DYLIN END 104.43 TC105.15 BSW BSW 105.18 TC 105.06 TC GB 104.95 FG 105.01 BSW <. BSW <. 104.94 FG104.92 TC GB 104.89 TC BC 104.76 BSW BC 104.88 BSW POC 104.74 NG 104.73 TC POC 104.67 BSW EC 104.72 TC POC 104.62 TC POC 104.40 BSW POC 104.49 BSW EC 104.44 TC EC 104.31 TC 104.22 BSW 104.30 BSW <. 104.26 TC <. 104.20 TC104.07 BSW 104.12 TC BC 103.99 BSW BC 104.10 BSW POC 104.06 TC POC 103.96 TC EC 103.93 BSW EC 104.01 TC103.95 TC 104.03 BSW 104.11 BSW 104.21 TC104.11 TC 104.20BSW 104.30 BSW BC 104.44 TC BC 104.36 TC POC 104.49 BSW POC 104.58 BSW PRC 104.63 BSW POC 104.61 BSW <. 104.49 FG104.48 TC BC 104.20 TC GB 104.59 TC <. 104.55 TC POC 104.27FG104.49 BSW POC 104.49 BSW <. 104.53 TC POC GB 104.65 TC <. 104.73 TC <. 104.71 TC POC 104.71 BSW 104.78 BSW BC 104.88 TC PRC 104.80 TC POC 104.96 BSW POC 105.06 TC POC 105.12 BSW POC 105.17 7'' ORN (TAGGED 035)(CLUSTER X2) 106.89 4'' ORN (TAGGED 036) 106.64 10'' ORN (TAGGED 037)(CLUSTER X2) 106.54 10'' ORN (TAGGED 034) 106.44 12'' ORN (TAGGED 0334)(CLUSTER X3) 106.22 NG106.22 NG 106.90 30'' B.O. (TAGGED 031) 105.56 NG 105.52 B COR 105.02B COR 105.42 B COR 105.41 CONC <. 105.26NG 104.93 SW <. 105.26 SW <. 105.28 SW <. 105.22 SW <. 105.18 EP 105.19 CONC <. 105.36 CONC <. 105.21 FG 105.01 FG104.98 CONC <. 105.26 CONC <. 105.04 FG 104.81 FG 104.93 CONC <. 105.19 CONC <. 105.03 FG 104.80 FG 104.96 CONC <. 105.26 CONC <. 105.00 FG104.80 FG 105.00 CONC <. 105.27 FG104.88 CONC <. 105.10 FG105.05 CONC <. 105.27 CONC <. 105.28 FG 105.46 B COR 105.46 B COR 105.36 B LINE 105.53 B LINE <. 105.53 B LINE <. 105.50 B LINE <. 105.37 FG 105.37 FG 105.54 CONC 105.49 FG 105.00 FG 104.97 CONC 104.96 FG<. TD 104.99 FG<. TD 104.98 CONC <. 104.93 B COR 105.00 TC END 104.74 TC BC 104.80 TC POC 104.74 FG104.58 NG 104.70 NG 104.65 TC PRC 104.71 FG104.49 FG104.53 TC POC NG 104.78 104.71 NG 104.67 TC POC 104.79 FG104.58 FG 104.64 TC POC 104.87 NG 104.70 NG 104.70 TC EC 104.82 FG 104.60 FG104.52 NG 104.63TC BC 104.73 TC POC 104.75 TC EC TC <. 104.77 105.03 FG 104.76 NG 104.90 NG 105.00TC <. 105.13 FG104.86 FG104.75 TC <. 105.02 NG104.92 NG105.03 TC <. 105.10 FG TC <. 104.80 105.05 NG105.03 TC POC 104.72 FG 104.46 FG 104.47 TC EC 104.72 FG104.54 TC <. 104.75 NG 104.66 TC POC 104.79 FG104.48 NG 104.69 TC GB FG104.63 104.33 TC END 104.20TC END 104.21TC 104.58 NG104.48 B COR 104.75 NG104.62 TC END 104.74 FG 104.62 CONC 104.70 FG 104.65 CONC <. 103.98 CONC <. 104.01 TC POC GB 105.63 BSW POC 105.70 BSW EC 105.70 TC EC 105.62 BSW POC 105.53 TC POC 105.50 TC POC 105.34 BSW POC 105.41 AC PATCH <. 104.70 AC PATCH <. 103.72AC PATCH <. 103.68 AC PATCH <. 103.77 AC PATCH <. 103.76 AC PATCH <. 103.84AC PATCH <. 103.74 AC PATCH <. 104.06 AC PATCH <. 104.14 TC GB 104.31 TC 103.94 FG 104.34 BSW 104.34 BSW BC 104.46 TC POC 104.01 TC POC 104.03 BSW POC 104.57 TC POC 104.13 TC POC 104.56 BSW POC 104.88 NG104.84 TC POC 104.64 BSW POC 105.07 NG105.02 NG 104.80 BSW EC 104.87 TC EC 104.78 TC104.89 BSW 105.01 NG 104.96 NG 105.07 BSW 105.19 TC104.95 TC105.13 BSW 105.22 NG NG 105.13 105.23 PP TC GB 105.16FG105.15 FG 105.32TC 105.30 TC105.41 BSW 105.5412'' SYC (TAGGED 002) 105.65 CONC <. 105.56 3/4'' BFPCV 3/4'' BFPCV NG 105.37 B COR 105.33 TC END 105.36 FG 105.34 FG105.37 FG105.42 TC GB 105.90 TC END 105.86 TC GB 105.85 TC TRANS TO FLUSH 105.83FG 105.32 FG 105.84 NG105.39 4" STL 105.36 4" STL 118.36 4" STL ON BL 118.35 TC 105.61 FG 105.05 SW105.68NG105.37 B COR 105.58NG 105.50 TC END 105.44 FG105.42 23'' RWD (TAGGED 008) 105.95 FG TC POC 104.89 105.09 NG 105.11 TC <. 104.91FG 104.45NG 104.95 14'' RWD (TAGGED 009) 105.58 12'' RWD (TAGGED 010) 105.07 FG104.20TC <. 104.69 NG104.80 NG 104.58 FG104.20 TC <. 104.69 16'' RWD (TAGGED 011) 104.92 19'' RWD (TAGGED 012) 105.14 FG103.97TC <. 104.46 NG 104.58 B LINE 104.54 NG104.40 FG104.04 TC <. 104.51 13'' RWD (TAGGED 013) 104.6319'' RWD (TAGGED 014) 105.35 CONC <. 103.55 TC <. 104.06 NG 104.37 NG104.17FG103.88 TC <. 104.31 FG103.98 NG104.43TC <. 104.47 20'' RWD (TAGGED 016) 104.98 10'' RWD (TAGGED 015) 104.44 NG 104.29 FG103.96 TC <. 104.36 13'' RWD (TAGGED 017) 104.64 15'' RWD (TAGGED 018) 104.92 FG104.13 TC <. 104.59 NG 104.58 NG104.56 TC <. 104.58 FG104.13 16'' RWD (TAGGED 019) 105.03 14'' RWD (TAGGED 020) 104.86 FG104.15 TC <. 104.70 NG104.80 NG 104.85 TC <. 104.76 FG104.31 TC POC 104.82 TC104.82 NG 104.72 16'' RWD (TAGGED 021) 105.00 11'' SYC (TAGGED 007 104.99 TC END 104.63 TC105.06 NG104.64 NG105.46 TC105.16 FG104.69 10'' SYC (TAGGED 006) 105.83 9'' SYC (TAGGED 005) 105.48 NG 105.40 TC105.41 FG 104.91 12'' SYC (TAGGED 004) 105.81 FG104.99 TC 105.46 NG 105.46 TC 105.20 10'' SYC (TAGGED 003) 105.60 NG 105.47 TC POC 105.59 FG105.40 TC END 105.20 B LINE 105.32NG105.31 NG 105.33 BSW 105.59 TC105.49 TC105.50 BSW 105.58 NG 105.28 11'' SYC (TAGGED 001) 105.58 TC 105.32 BSW 105.44NG 105.15 M B COR 105.34 NG105.37 JP NG 105.27 NG105.15 BSW 105.33 TC105.24 TC GB 105.08 TC104.70 FG105.17 BSW <. 105.22 M BSW POC 105.19 NG 105.17 BSW EC 105.21 NG105.17 TC GB 105.05 FG 105.18 CONC <. @ EW 105.20 AC PATCH <. AC PATCH <. 104.88 AC PATCH <. 104.66 AC PATCH <. 104.64 AC PATCH <. 104.91 AC PATCH <. 104.95 AC PATCH <. 104.90 AC PATCH <. 104.94 AC PATCH <. 105.10 AC PATCH <. 105.09 AC PATCH <. 105.16 AC PATCH <. 105.18 FG105.29 TC105.26 BSW BSWTC105.40 TC GB 105.37 FG105.34 BSW <. FG105.28 BSW <. 105.34 TC105.22 TC105.15 BSW 105.25 BSW TC105.02 FG104.90 FG105.04 FG105.27 AC PATCH <. 104.96 AC PATCH <. 104.98 AC PATCH <. 104.99 AC PATCH <. 105.13 AC PATCH <. 105.22 AC PATCH <. 104.98 FG 105.26 NG 105.52 B COR 105.48 NG 105.28 NG105.47 NG 105.26 G NG 105.27 NG 105.01 NG105.13B COR 104.76 NG106.46 NG NG 106.87 106.40 NG 107.19NG107.20 NG 106.12 NG106.92 NG106.30 NG 107.35 TOE 105.13NG106.16 TOE 104.84 NG 105.92 NG107.08 NG107.08 3'' ORN (TAGGED 038) 106.90 6'' CRAPE MYRTLE (TAGGED 039) 107.15 NG 104.80 B LINE 104.71 TOE 104.99 NG 105.00 NG 106.11 NG106.60 5'' CRAPE MYRTLE (TAGGED 040) 106.79 TOE 104.96 NG 104.95 NG 105.99 NG 106.49 NG106.48 NG105.84 7'' ORN (TAGGED 042) 105.49 7'' ORN (TAGGED 041)(CLUSTER X2) 105.35 TOE 104.85 NG104.85 B LINE 104.83 NG105.81 NG 106.45NG 106.58 14'' ORN (TAGGED 043) 106.75 TOE 105.23 NG 104.75 NG 106.15NG 106.63 NG106.81 9'' ORN (TAGGED 044) 106.63 NG 105.15 TOE 105.43 NG 106.15 TOE 104.86NG106.19 TOE 104.90 NG105.99 B LINE 104.89 NG 104.89 B COR 105.10 NG 105.06 NG106.07 TOE END 105.40 TC EC 104.74 FG104.44 TC BC 104.78 NG 104.68 FG104.56 FG104.58 TC POC 104.82 NG 104.69 NG 104.80 TC EC 104.87 FG 104.60 TC <. 105.18 FG104.89 FG 104.80 TC <. 105.02 NG104.98 TC <. 105.10 FG NG 104.90 105.08NG105.03 TC <. 105.02 FG 104.82 TC <. 105.14 FG104.87 TC BC 104.60TC POC 104.58 FG104.38 NG 104.45 TC PCC 104.59 TC POC 104.76 FG 104.45 NG104.46 NG104.56 TC POC 104.76 FG 104.48 TC EC 104.64 TC BC 104.58 TC POC 104.57 TC EC 104.54 FG 104.30 NG104.41NG 104.44 TC <. 104.55 FG104.28 FG104.55 TC <. 104.74 FG103.54FG103.59 FG 103.54 CONC <. 103.47 FG104.04 FG 104.26 FG 104.36 CONC <. 104.30 TOP BOX: 104.30' FL: 100.00' 12" (E) FL: 99.85' 12" (W) FL: 99.81' 15" (S) TC <. 104.84 TC BC 104.94 FG 104.58 NG104.91 TC POC FG 104.91 104.66 TC EC 105.00 FG104.76 NG104.83 TC <. 105.16 FG 104.88 FG104.72 TC <. 104.93 TC <. 104.91FG 104.61 CONC <. TRANS PAD 104.86 6'' STUMP 106.03 CONC 104.64 B COR 105.24 WALL END TF 7" CONC 106.21 WALL END TF 7" CONC 106.21FG 104.84 EP <. 105.19 EP <. 105.24EP <. 105.48 CONC <. 105.52 CONC <. 105.52 B COR 105.45 CL END 32" ELEC CABINET 105.84 CONC 105.25 AC PATCH <. 104.16 AC PATCH <. 104.29 AC PATCH 104.15 AC PATCH <. 104.19 AC PATCH <. 104.18 AC PATCH 104.08 AC PATCH 104.10 AC PATCH <. 103.95 AC PATCH 103.90 AC PATCH <. 103.68 AC PATCH <. 103.71 AC PATCH <. 103.79 EDGE <. OVERHANG EDGE <. OVERHANG SP CONC 105.25 B COR 105.34 CONC <. 105.31 EP <. 105.19 EP <. 105.17EP <. 105.10 EP <. 105.06 EP <. 105.00 EP <. 104.98 EP <. 105.05 NG 105.12 EP <. 105.16 CONC <. 106.70 CONC <. 106.75 CONC <. 106.80 CONC 106.77 CONC END 104.52 FG104.53 CONC <. 104.55 CONC <. 104.54 CONC <. 104.15FG104.84 CONC <. 104.51 FG105.28FG105.25 CONC 105.16 B LINE 105.18 CONC <. 104.96 FG105.48 CONC <. 104.84 AC PATCH <. 105.26 AC PATCH <. 105.13 AC PATCH <. 105.20 AC PATCH <. 105.28 AC PATCH <. 105.23 AC PATCH <. 104.82 AC PATCH <. 104.92 AC PATCH <. 104.58 AC PATCH <. 104.56 AC PATCH <. 104.95 AC PATCH <. 105.45 AC PATCH <. 104.85 AC PATCH <. 104.81 AC PATCH <. 105.48 AC PATCH <. 105.76 AC PATCH <. 105.68 AC PATCH <. 105.75 WALL END TF 8"CONC 107.23 WALL END TF 8"CONC 107.22FG 106.02 CONC <. 105.66 CONC <. 105.63CONC END 105.61 B COR 105.70 AC PATCH <. 105.37 AC PATCH <. 105.02 AC PATCH <. 105.29 AC PATCH <. 104.87 AC PATCH <. 104.89 AC PATCH <. 104.96 TC BC 105.56 TC POC 105.56 TC EC 105.54 FG105.06 FG 105.66 FG106.67 WALL END TF 6" CONC 106.56 FG107.68 FG 107.69 FG FG 105.87 105.86 WALL END 106.32 TC 105.75 FG105.26 TC 106.10 TC END FG 105.67 105.68FG AC 105.67 FG105.72 FG<. TD 105.70 FG<. TD 105.77 CONC <. 105.67 CONC <. 105.66 CONC <. 105.82 CONC POL TO BLD COR 105.82 B COR 105.16 DECK <. 107.72 GRAIL END 107.74 GRAIL END 107.69 GRAIL <. 107.71 DECK <. 107.72 DECK <. 107.73GRAIL <. 107.72 GRAIL <. 107.69 DECK <. 107.70 AC UNITS B COR 105.02 NG104.81 FG105.71 FG105.68 AC PATCH <. 104.64 CONC <. 104.56 CONC <. 104.59 AC PATCH <. 105.62 AC PATCH <. 105.62 AC PATCH <. 105.87 AC PATCH <. 105.87 AC PATCH <. 105.83 AC PATCH <. 105.89 EP <. 105.78 WALL END TF 1.5" WOOD 105.79 NG105.06 NG105.31 AC PATCH <. 106.23 WALL 106.34 NG105.93 FG 106.26EP <. 106.87 WALL END 106.36 EP <. 106.10 EP <. 106.15 14'' E.WAL (TAGGED 080) 106.10 EDGE <. SCAFFOLDING 107.04 EDGE <. SCAFFOLDING 106.79 EDGE <. SCAFFOLDING 106.04 NG106.66 CONC <. 106.69 CONC <. 106.82 CONC <. 106.72 CONC <. 106.74 19'' L.O. (TAGGED 079) 106.71 10'' L.O. (TAGGED 078) 106.80 24'' L.O. (TAGGED 077) 106.91 CONC 106.88 CONC 106.53 EDGE <. SCAFFOLDING 106.84 EDGE <. SCAFFOLDING 106.25 EDGE <. SCAFFOLDING 106.58 EP <. 105.38 EP105.20 EP NG 105.62 105.43 CONC 105.30 CONC <. 105.39 CONC END 105.43 NG105.13 EP105.86 NG 105.55 EP <. 105.72 EP <. 105.45 EP <. 105.55 EP <. 105.81 NG105.49 EP <. 105.70 EP <. 106.43 EP106.82 EP <. 106.90 EP <. 106.85 EP <. 106.62 NG105.83 NG105.62 EP <. 106.17 EP <. 105.73 NG106.02 EP <. 106.35 EP <. 106.64 EP END 106.72 FG106.80 EP END 107.06 EP107.70 EP <. 109.57 EP <. 110.01 EP <. 109.34 EP <. 106.70 NG107.44 EP END 107.04 EP <. 107.16 EP <. 107.29 NG107.98 EP <. 109.19 EP <. 109.30 EP <. 109.24 FG109.64 CONC <. 110.15 EP110.16 NG110.16 EP <. 109.74 NG109.61 NG 106.80 EP106.88 CONC 106.76 FG MIXED CONC AND GRAVEL 106.86 CONC 106.78 FG MIXED CONC AND GRAVEL 106.49 CONC 107.26 35'' ORN (TAGGED 076)(CLUSTER X3) 106.79 FG MIXED CONC AND GRAVEL 106.68 EP106.35 EP106.43 12'' L.O. (TAGGED 070) 107.23 6'' UKN TREE (TAGGED 069) 106.56 5'' UKN TREE (TAGGED 068) 106.44 7'' L.O. (TAGGED 071) 106.47 10'' L.O. (TAGGED 072) 106.42 12'' L.O. (TAGGED 073) 106.52 18'' L.O. (TAGGED 074) (CLUSTER X2) 106.74 8'' L.O. (TAGGED 075) 106.76 NG106.83 CONC <. 110.59 CONC <. 110.58 CONC <. 110.60 CONC <. 110.16 CONC <. 110.21 CONC <. 110.56 CONC <. 110.64 CONC <. 110.64 CONC <. 110.91 CONC <. 110.88 CONC <. 110.60 CONC 110.09 CONC <. 110.10 FG 110.16 FG 110.26 FG109.99 FG 110.24 FG110.74 FG110.80 FG111.29 FG 110.77 FG111.09 FG111.32 FG 110.82 FG110.92 FG111.13 FG111.11 CL END 7" CMU/CONC WALL 111.03 CL TEE 114.56 CL END 114.52 NG 113.46 CL 114.86 NG114.16 CL TEE 115.08 CL END 115.10NG 114.10 CL <. NG 115.22 114.55 NG 113.34 CL TEE 115.19 CL END 115.07 CL TEE 115.16NG 111.55 CL END 115.08 CL <. 115.12 NG 110.96 CL END 115.00 EDGE <. EDGE STAIR 110.60 GB 113.42 TOE 110.86 TOE 110.13 GB 112.36 DALIT 110.10 SP FG114.52 10'' BIRCH (TAGGED 047) 24'' L.O. (TAGGED 046) 24'' L.O. (TAGGED 045) 22'' CEDAR (TAGGED 048) 20'' CYPRESS (TAGGED 049) TOE TARPED FILL 106.93 TOE TARPED FILL 107.45 TOE TARPED FILL 107.69 TOE TARPED FILL 108.79 TOE TARPED FILL 108.60 GB 111.20 OHW OHW OHW OHW OHW OHWOHW OHW OHW OHW OHW OHW NG 114.45 TC GB 114.42 NG 114.11 JP NG114.13 TC114.15 NG114.16 10'' FRUIT (TAGGED 054) 114.40 12'' FRUIT (TAGGED 055) 114.16 7'' FRUIT (TAGGED 056) 113.98 13'' FRUIT (TAGGED 057) 114.15 11'' FRUIT (TAGGED 058) 113.94 6'' FRUIT (TAGGED 059) 113.76 11'' FRUIT (TAGGED 060) 113.66 11'' FRUIT (TAGGED 061) 113.90 15'' FRUIT (TAGGED 062) 113.71 TC 113.92 NG113.90 SW 114.04 NG113.85 NG113.67 TC 113.72 TC113.49 NG NG 113.48 113.58 SW113.63 NG 113.53 BSW 113.92 NG 113.81 NG 114.00 NG113.92 FG114.24 FG113.97 FG113.74 AC PATCH <. 113.63 AC PATCH <. 113.68 TC 113.21NG 113.42 NG113.40 CONC <. @ EW 113.24 NG 112.54 TC GB 113.18 TC112.76 TC GB 113.13 TC113.13 SW 113.29 BSW 113.40 NG 113.14 SIGN: LEFT TURN 15 MPH CONC <. @ EW 113.24 FG113.12 NG JP 113.56 BSW 113.50 NG 113.32 TC113.39 TC113.14 FG113.26 BSW 113.38 NG113.09 NG 113.31 BSW 113.25 SW113.15 TC 113.04 TC GB 113.06 SIGN STOP UNIVERSITY AVE & MASON ST 3'' CRAPE MYRTLE 112.94 BSW 113.16 SW113.05 NG 112.90 NG112.84 TC112.95 BSW 113.15 SW113.03 NG 112.91 NG112.85 TC 112.86 TC 112.22 TC 112.74 CONC <. @ EW 112.92 BSW 113.00 FG112.90 DYLIN BC DYLIN POC 112.79 112.90 DYLIN POC 112.85 TC POC 112.72 TC POC 112.74 NG113.40 113.59 113.33 4'' ORN NG 113.27 113.36 20'' ORN (TAGGED 064) 109.91 13'' ORN (TAGGED 065) 109.44 22'' ORN (TAGGED 066) 108.29 18'' ORN (TAGGED 067) 108.52 18'' CEDAR (TAGGED 050) 112.44 23'' CEDAR (TAGGED 051) 113.18 22'' CEDAR (TAGGED 052) 114.62 21'' CEDAR (TAGGED 053) 114.73 NG 106.67 NG106.90 BSW 114.31 NG 114.04 FG 113.37 AC PATCH <. 113.21 AC PATCH <. 113.23 TC <. BROKEN 113.69 FG113.32 FG CONC 113.79 FG 113.52 TC POC 113.72FG 113.42 FG113.90 TC POC 113.90FG 113.46FG 113.73 TC POC 113.80 FG113.52SIGN: 15 MPH RIGHT ARROW 113.79 TC GB 113.82 TC GB 113.97 TC113.58 24'' ORN 114.11 TC114.50 114.53 114.41 TC 114.60 114.50 114.46 114.31 114.34 114.28 TC 114.99 115.14 TC115.24 115.38 TC 114.95 TC115.18 115.87 TC GB 115.83 TC 115.76 TC GB 115.67 TC 115.23 TC115.17 FG115.74 FG115.60 FG115.40 FG115.23 FG115.00 FG 114.75 FG114.62 TC <. 4" 114.84 NG 114.60 TC 114.54NG 114.44 NG 114.52 NG114.44 NG114.44 NG 114.51 TC114.50 SW 114.64 BSW 114.82 CONC <. @ EW 114.73 NG114.56 NG114.48 NG114.38 NG114.64 CONC <. @ EW 114.88NG 114.78 NG 114.88 TC114.72 11'' CH PISTACHE 12'' CH PISTACHE 114.87 114.99 14'' CH PISTACHE 115.08 TC114.98 NG 114.84 SW115.10 BSW 115.21 NG115.00 NG114.94 TC GB 115.21 TC 114.64 TC GB 115.22 CONC <. @ EW 115.31 SW 115.41 BSW 115.48 JP TC 115.31 24'' STUMP 115.56 NG115.12 NG 115.40 NG 115.44 TC115.53 NG115.54 SW 115.58 BSW 115.6611'' E.WAL 115.58 BSW 115.67 TC115.43 CONC <. @ EW 115.53 NG115.41 NG115.45 TC GB 115.44 TC 114.94 TC114.90 TC GB 115.36 TC114.89 BSW 115.57 FG115.42 BSW 115.53 FG 115.35TC GB 115.33 TC GB 115.32 TC115.24 NG115.16CONC <. NG 115.38 115.23 BSW 115.50FG115.39 FG115.71 FG115.79 FG 115.84 FG115.81 TC115.58 AC PATCH AC PATCH AC PATCH AC PATCH WW W
W
W
W W
W
W
C
E
J TF
E
T
E
E T C
E
E
= = = = = = = = = = = = =
= =
= = = = = = = = = = = = = = = = = =
= = = = BUILDING BUILDING BUILDING BUILDING AC PATCH AC

GATE MASON STREET

HARMON HUDSON STREET STREET GATE
GATE
E BUILDING BUILDING ASPHALT ASPHALT ASPHALT ASPHALT ASPHALT ASPHALT ASPHALT ASPHALT ASPHALT ASPHALT GRATE: 104.88' FL: 104.02' 4" (S,W) FL: 103.74' 6" (N,W) FL: 103.71' 6" (N,E) FL: 103.46' 8" (S,E) GRATE: 103.93' (INACCESSIBLE, TRASH COLLECTOR IS FULL) GRATE: 103.56' FL: 102.26' 8" (W) GRATE: 105.14' FL: 104.14' 6" (N) FL: 104.11' 6" (S) GRATE: 105.15' FL: 104.24' 4" (N) FL: 104.20' 6" (S) GRATE: 103.49' FL: 99.84' 12" (E) GRATE: 104.14' FL: 102.43' 8" (N) GRATE: 104.60' FL: 101.36' 8" (S) TOP SILT: 100.96' 12" (W) TOP SILT: 100.86' 12" (E) GRATE: 104.94' FL: 102.93' 8" (N) GRATE: 104.92' FL: 102.03' 8" (S) FL: 100.67' 12" (W) FL: 100.61' 12" (E) GRATE: 104.57' FL: 102.47' 4" (S) TOP SILT: 102.27' 12" (N) DI<. 104.55 CO SS SSMH RIM: 106.12' FL: 99.14' 6" (N) FL: 99.02' 6" (NW) FL: 98.93' 6" (S) CO

COCO CO CO CO CO CO CO CO
SCAFFOLDING AREA NOT SURVEYED GATE GATE FNL 6' WOOD 106.61 FNL END 6' STL 105.16 FNL END 105.59 FNL <. 7' WOOD 106.61 FNI 106.70 FNL END 106.73 FNL 107.09 FNL 106.62 FNL 106.78 FNI 106.60 FNL WOOD 105.71 FNL 105.81 FNL 106.17 FNL CHAIN 106.87 FNL <. 7' WOOD 105.44 FNL 7' WOOD 105.44 FNL CHAIN 106.38 FNL WOOD 106.34 FNL 105.91 FNL WOOD 105.90 FNL END CHAIN 105.94 FNL <. WOOD 105.98 FNL END 5' STL 106.21 FNL END 5' STL 105.46 FNL END 105.08 FNL END METAL 105.27 FNL END METAL 105.36 FNL END 6' CHAIN 105.87 FNL <. 6' CHAIN 105.08 FNL END 6' CHAIN 104.82 FNL 106.05 FNL END CHAIN 107.07FNL <. 6.5' CHAIN 107.11 FNL <. 6.5' CHAIN 107.12 FNI 106.55 FNL <. FROM 1799 106.94 FNL 106.72 FNL 7' WIRE AND BARB 110.22 FNL 7' WIRE AND BARB 108.97 FNL 7' WIRE AND BARB 107.76 FNL <. 7' WIRE AND BARB 106.34 FNL <. 106.42 FNL 106.84 FNL END WOOD FNL END 7' CHAIN 106.82 109.26FNL 110.62 FNL 8' WOOD 106.76 FNL 7' CHAIN AND BARB 114.06 FNL 113.49 FNL FNL 113.73 113.92 FNL 113.34 FNL 113.14 FNL <. 113.10 FNL 107.73 FNL 111.90 6' CHAIN-LINK FENCE

METAL FENCE
E GATE

STEEL FENCE CHAIN-LINK FENCE
STREET

CONCRETE WALL

BARBED WIRE FENCE

6.5' CHAIN-LINK FENCE COVERED AREA NOT SURVEYED COVERED 6" CMU WALLS (TYP) 6" CMU WALLS (TYP) 4" HDPE 4" FIRE WATER RISER BURIED CONCRETE AC PATCH FND MON NO TAG SS SSMH RIM: 104.85' FL: 98.80' 6" (W) FL: 97.17' 6" (N) FL: 97.07' 6" (SE SS SSMH RIM: 113.25' FL: 107.77' 6" (N) FL: 107.75' 6" (W) FL: 107.71' 6" (E) SD SDMH RIM: 104.41' FL: 99.51' 18" (NW) FL: 99.45' 18" (SE) SDCB TC: 103.94' FL: 99.64' 15" (NE) SD SDMH RIM: 103.79' FL: 99.04' 24" (NE) FL: 98.89' 15" (SW) FL: 98.60' 18" (NW) FL: 98.51' 36" (SE) SDCB TC: 103.88' FL: 99.42' 15" (NNE) FL: 99.38' 21" (SW) SS SSMH RIM: 104.08' FL: 97.85' 6" (N) FL: 97.80' 6" (SE) FL: 97.78' 6" (S) SS SSMH RIM: 105.23' FL: 101.21' 6" (E) FL: 101.20' 6" (W) SDCB TC: 105.53' FL: 101.01' 18" (W) FL: 100.98' 18" (E) SDCB TC: 104.72' FL: 100.30' 15" (W) FL: 100.06' 18" (N) FL: 100.04' 18" (SE) W CO 6" S
6" S
6" S
6" S
6" S
6" S
6" S 6" S 6" S 6" S
6" S 6" S
36" SD
24" SD
36" SD
18" SD 12" PVT SD
15" SD
15" SD
12" PVT SD
12" PVT SD
12" PVT SD 12" PVT SD
12" PVT SD
8" W 8" W 8" W 8" W
8" W
8" W
8" W
8" W
8" W 12" W
6" W
6" W
PVT W 8" W
6" W
STREET

EXISTING STEEL FENCE
EXISTING RETAINING WALLS, TYP.

EXISTING CONCRETE
SURFACE TYP DRY CREEK PROPERTY MANAGEMENT, LLC DN 2016-016772 DRY CREEK PROPERTY MANAGEMENT, LLC DN 2010-05824 ZIEDRICH DN 2020-049804 BOURN DN 2018-060779 RAMEY VINEYARDS, LLC DN 2024-023924 WAGNER TRUSTEES DN 2024-0070812 BIASOTTI DN 2021-125730 REV. DESCRIPTION BY DATE GALLAHER SENIOR LIVING Job: Sheet: Scale: Drawn: Date: APN: Permit #:

S:\Clients\3565-25 OSL Construction (Gallaher) - 359 Hudson Street, Healdsburg, CA\CAD\Civil Engineering\Tenative Map\3565-25_02_Existing Conditions.dwg GJennings Plotted by 5/1/2026 9:59 AM BC ENGINEERING GROUP, INC.

1. ALL STRUCTURES SHOWN ON ADJACENT PARCELS ARE APPROXIMATE AND DEPICTED BASED ON AERIAL PHOTOGRAPHY. TOPOGRAPHIC INFORMATION FOR ADJACENT PARCELS IS DERIVED FROM LIDAR DATA. THIS PROVIDES A GENERAL REFERENCE FOR SURROUNDING CONDITIONS; FIELD VERIFICATION MAY BE NECESSARY FOR PRECISE MEASUREMENTS OR DESIGN CONSIDERATIONS. 2. TOPOGRAPHIC INFORMATION SHOWN FOR THE SUBJECT PARCEL, HUDSON STREET, HARMON STREET, AND MASON STREET IS PROVIDED BY CINQUINI & PASSARINO INC. 3. THE CONTRACTOR IS RECOMMENDED TO HIRE AN UNDERGROUND UTILITY LOCATOR TO IDENTIFY ALL UTILITIES NOT CAPTURED DURING THE TOPOGRAPHIC MAPPING. 4. CONSTRUCTION IS NOT PROPOSED ON ADJOINING PARCELS UNLESS APPROVAL FROM THE PROPERTY OWNER IS GRANTED AND THE NECESSARY PERMITS ARE OBTAINED. Item 4.b 99 of 316
Item 7.a
445 of 1062
FND CUT 'X' CPI # 4 ELEV: 104.86' FND CTRL MAG NAIL CPI # 6 ELEV: 106.19' FND CTRL MAG NAIL CPI # 8 ELEV: 106.28' SET CPI CTRL SPIKE 100d FND MAG & WASHER PLS4793 FND MAG & WASHER PLS4793 FND MAG & WASHER PLS4793 BSW 104.35 TC GB 104.18 TC 103.79 FG 104.29 TC GB 104.11 TC BC 104.05 TC POC 103.92 BSW BC 104.20 BSW POC 104.03 BSW EC 104.01 TC103.90 BSW 104.25 TC104.00 TC 104.08 BSW 104.13 BSW 104.23 TC 104.16 TC 104.27BSW 104.56 CONC <. 104.44 BSW POC 104.51 TC POC 104.38 TC PCC 104.48 BSW PCC 104.55 BSW POC 104.71 TC POC 104.56 TC EC GB 104.76 BSW <. 104.79 BSW <. 104.71 FG104.77 13'' SYC (TAGGED 027) 105.04 12'' SYC (TAGGED 026) 105.07 12'' SYC (TAGGED 025) 105.09 8'' SYC (TAGGED 024) 104.83 10'' SYC (TAGGED 023) 104.30 12'' SYC (TAGGED 022) 104.76 FG 104.75 TC104.43 TC104.67TC GB 105.02 TC BC 105.05 FG105.04 FG105.08 FG104.99 SW105.11 TC POC 105.13 TC POC 105.16 27'' PALM (TAGGED 032) 105.50 SIGN: HUDSON AND HARMON ST TC POC 105.35 TC POC 105.08 TC POC 105.09 TC POC GB 105.58 FG 105.60 BSW POC 105.67 JP EP POC DWY 105.62 EP POC 105.37 EP POC 105.58 USA SS 104.88 USA SS 104.87 USA SS 104.88 TC105.15 BSW 105.24 BSW 105.18 TC 105.06 TC GB 104.95 FG 105.01 BSW <. BSW <. 105.03 105.06 BSW <. 105.03 BSW <. 104.94 FG104.92 TC GB 104.89 TC BC 104.76 BSW BC 104.88 BSW POC 104.74 TC POC 104.67 BSW EC 104.72 TC POC 104.62 TC POC 104.40 BSW POC 104.49 BSW EC 104.44 TC EC 104.31 USA SD 6" 105.06 USA SD 104.98 USA SD 104.54 USA SD 104.36 TC 104.22 USA SD 103.96 BSW 104.30 BSW <. 104.26 TC <. 104.20 TC104.07 BSW 104.12 TC BC 103.99 BSW BC 104.10 BSW POC 104.06 TC POC 103.96 TC EC 103.93 BSW EC 104.01 TC103.95 TC 104.03 BSW 104.11 BSW 104.21 TC104.11 TC 104.20BSW 104.30 BSW BC 104.44 TC BC 104.36 TC POC 104.49 BSW POC 104.58 BSW PRC 104.63 BSW POC 104.61 BSW <. 104.49 FG104.48 TC BC 104.20 TC GB 104.59 TC <. 104.55 TC POC 104.27FG104.49 BSW POC 104.49 BSW <. 104.53 TC POC GB 104.65 TC <. 104.73 TC <. 104.71 TC POC 104.71 BSW 104.78 BSW BC 104.88 TC PRC 104.80 TC POC 104.96 BSW POC 105.06 TC POC 105.12 BSW POC 105.17 7'' ORN (TAGGED 035)(CLUSTER X2) 106.89 4'' ORN (TAGGED 036) 106.64 10'' ORN (TAGGED 037)(CLUSTER X2) 106.54 10'' ORN (TAGGED 034) 106.44 12'' ORN (TAGGED 0334)(CLUSTER X3) 106.2230'' B.O. (TAGGED 031) 105.56 B COR 105.02B COR 105.42 B COR 105.41 CONC <. 105.26 SW <. 105.26 SW <. 105.28 SW <. 105.22 SW <. 105.18 EP 105.19 CONC <. 105.36 CONC <. 105.21 FG 105.01 FG104.98 CONC <. 105.26 CONC <. 105.04 FG 104.81 FG 104.93 CONC <. 105.19 CONC <. 105.03 FG 104.80 FG 104.96 CONC <. 105.26 CONC <. 105.00 FG104.80 FG 105.00 CONC <. 105.27 FG104.88 CONC <. 105.10 FG105.05 CONC <. 105.27 CONC <. 105.28 FG 105.46 B COR 105.46 B COR 105.36 B LINE 105.53 B LINE <. 105.53 B LINE <. 105.50 B LINE <. 105.37 FG 105.37 FG 105.54 CONC 105.49 FG 105.00 FG 104.97 CONC 104.96 FG<. TD 104.99 FG<. TD 104.98 CONC <. 104.93 B COR 105.00 TC END 104.74 TC BC 104.80 TC POC 104.74 FG104.58 TC PRC 104.71 FG104.49 FG104.53 TC POC 104.78 TC POC 104.79 FG104.58 FG 104.64 TC POC 104.87 TC EC 104.82 FG 104.60 FG104.52 TC BC 104.73 TC POC 104.75 TC EC TC <. 104.77 105.03 FG 104.76 TC <. 105.13 FG104.86 FG104.75 TC <. 105.02 TC <. 105.10 FG TC <. 104.80 105.05 TC POC 104.72 FG 104.46 FG 104.47 TC EC 104.72 FG104.54 TC <. 104.75 TC POC 104.79 FG104.48 TC GB FG104.63 104.33 TC END 104.20TC END 104.21TC 104.58 B COR 104.75 TC END 104.74 FG 104.62 CONC 104.70 FG 104.65 CONC <. 103.98 CONC <. 104.01 AC PATCH <. 104.70 AC PATCH <. 103.72AC PATCH <. 103.68 AC PATCH <. 103.77 AC PATCH <. 103.76 AC PATCH <. 103.84AC PATCH <. 103.74 AC PATCH <. 104.06 AC PATCH <. 104.14 TC GB 104.31 TC 103.94 FG 104.34 BSW 104.34 BSW BC 104.46 TC POC 104.01 TC POC 104.03 BSW POC 104.57 TC POC 104.13 TC POC 104.56 BSW POC 104.88 TC POC 104.64 BSW POC 105.07 BSW EC 104.87 TC EC 104.78 TC104.89 BSW 105.01 BSW 105.19 TC104.95 TC105.13 BSW 105.22 PP TC GB 105.16FG105.15 FG 105.32TC 105.30 TC105.41 BSW 105.5412'' SYC (TAGGED 002) 105.65 CONC <. 105.56 3/4'' BFPCV 3/4'' BFPCV B COR 105.33 TC END 105.36 FG 105.34 FG105.37 FG105.42 TC GB 105.90 TC END 105.86 TC GB 105.85 TC TRANS TO FLUSH 105.83FG 105.32 FG 105.84 4" STL 105.36 4" STL 118.36 4" STL ON BL 118.35 TC 105.61 FG 105.05 SW105.68 B COR 105.58 TC END 105.44 FG105.42 23'' RWD (TAGGED 008) 105.95 FG TC POC 104.89 105.09 TC <. 104.91FG 104.45 14'' RWD (TAGGED 009) 105.58 12'' RWD (TAGGED 010) 105.07 FG104.20TC <. 104.69 FG104.20 TC <. 104.69 16'' RWD (TAGGED 011) 104.92 19'' RWD (TAGGED 012) 105.14 FG103.97TC <. 104.46 B LINE 104.54 FG104.04 TC <. 104.51 13'' RWD (TAGGED 013) 104.6319'' RWD (TAGGED 014) 105.35 CONC <. 103.55 TC <. 104.06 FG103.88 TC <. 104.31 FG103.98TC <. 104.47 20'' RWD (TAGGED 016) 104.98 10'' RWD (TAGGED 015) 104.44 FG103.96 TC <. 104.36 13'' RWD (TAGGED 017) 104.64 15'' RWD (TAGGED 018) 104.92 FG104.13 TC <. 104.59 TC <. 104.58 FG104.13 16'' RWD (TAGGED 019) 105.03 14'' RWD (TAGGED 020) 104.86 FG104.15 TC <. 104.70 TC <. 104.76 FG104.31 TC POC 104.82 TC104.82 16'' RWD (TAGGED 021) 105.00 11'' SYC (TAGGED 007 104.99 TC END 104.63 TC105.06 TC105.16 FG104.69 10'' SYC (TAGGED 006) 105.83 9'' SYC (TAGGED 005) 105.48 TC105.41 FG 104.91 12'' SYC (TAGGED 004) 105.81 FG104.99 TC 105.46 TC 105.20 10'' SYC (TAGGED 003) 105.60 TC POC 105.59 FG105.40 TC END 105.20 B LINE 105.32 BSW 105.59 TC105.49 TC105.50 BSW 105.58 11'' SYC (TAGGED 001) 105.58 TC 105.32 BSW 105.44 M B COR 105.34 JP BSW 105.33 TC105.24 TC GB 105.08 TC104.70 FG105.17 BSW <. 105.22 M BSW POC 105.19 BSW EC 105.21 TC GB 105.05 FG 105.18 CONC <. @ EW 105.20 CONC <. @ EW 16'' SYC 105.13 BSW <. 105.34 AC PATCH <. 104.83 AC PATCH <. 104.88 AC PATCH <. 104.66 AC PATCH <. 104.60 AC PATCH <. 104.64 AC PATCH <. 104.68 AC PATCH <. 104.91 AC PATCH <. 104.95 AC PATCH <. 104.90 AC PATCH <. 104.94 AC PATCH <. 105.10 AC PATCH <. 105.09 AC PATCH <. 105.16 AC PATCH <. 105.18 FG105.29 TC105.26 BSW 105.30 BSW 105.34 TC105.40 TC GB 105.37 FG105.34 BSW <. 105.47 BSW <. 105.26 FG105.28 BSW <. 105.34 TC105.22 TC105.15 BSW 105.25 BSW 105.10 TC105.02 TC 104.88 BSW 104.99 FG104.76 FG104.90 FG105.04 FG105.27 AC PATCH <. 104.96 AC PATCH <. 104.98 AC PATCH <. 104.99 AC PATCH <. 105.13 AC PATCH <. 105.22 AC PATCH <. 104.98 FG 105.26 B COR 105.48 BSW <. 105.38 G B COR 104.76TOE 105.13 TOE 104.84 3'' ORN (TAGGED 038) 106.90 6'' CRAPE MYRTLE (TAGGED 039) 107.15B LINE 104.71 TOE 104.99 5'' CRAPE MYRTLE (TAGGED 040) 106.79 TOE 104.96 7'' ORN (TAGGED 042) 105.49 7'' ORN (TAGGED 041)(CLUSTER X2) 105.35 TOE 104.85 B LINE 104.83 14'' ORN (TAGGED 043) 106.75 TOE 105.23 9'' ORN (TAGGED 044) 106.63 TOE 105.43 TOE 104.86 TOE 104.90 B LINE 104.89 B COR 105.10 TOE END 105.40 TC EC 104.74 FG104.44 TC BC 104.78 FG104.56 FG104.58 TC POC 104.82 TC EC 104.87 FG 104.60 TC <. 105.18 FG104.89 FG 104.80 TC <. 105.02TC <. 105.10 FG104.90 TC <. 105.02 FG 104.82 TC <. 105.14 FG104.87 TC BC 104.60TC POC 104.58 FG104.38 TC PCC 104.59 TC POC 104.76 FG 104.45 TC POC 104.76 FG 104.48 TC EC 104.64 TC BC 104.58 TC POC 104.57 TC EC 104.54 FG 104.30 TC <. 104.55 FG104.28 FG104.55 TC <. 104.74 FG103.54FG103.59 FG 103.54 CONC <. 103.47 FG104.04 FG 104.26 FG 104.36 CONC <. 104.30 TOP BOX: 104.30' FL: 100.00' 12" (E) FL: 99.85' 12" (W) FL: 99.81' 15" (S) TC <. 104.84 TC BC 104.94 FG 104.58 TC POC FG 104.91 104.66 TC EC 105.00 FG104.76 TC <. 105.16 FG 104.88 FG104.72 TC <. 104.93 TC <. 104.91FG 104.61 CONC <. TRANS PAD 104.86 6'' STUMP 106.03 CONC 104.64 B COR 105.24 WALL END TF 7" CONC 106.21 WALL END TF 7" CONC 106.21FG 104.84 EP <. 105.19 EP <. 105.24EP <. 105.48 CONC <. 105.52 CONC <. 105.52 B COR 105.45 CL END 32" ELEC CABINET 105.84 USA T 105.48USA T 105.47 CONC 105.25 AC PATCH <. 104.16 AC PATCH <. 104.29 AC PATCH 104.15 AC PATCH <. 104.19 AC PATCH <. 104.18 AC PATCH 104.08 AC PATCH 104.10 AC PATCH <. 103.95 AC PATCH 103.90 AC PATCH <. 103.68 AC PATCH <. 103.71 AC PATCH <. 103.79 EDGE <. OVERHANG EDGE <. OVERHANG USA T 105.45USA T 105.44 SP CONC 105.25 B COR 105.34 CONC <. 105.31 EP <. 105.19 EP <. 105.17EP <. 105.10 EP <. 105.06 EP <. 105.00 EP <. 104.98 EP <. 105.05 EP <. 105.16 CONC <. 106.70 CONC <. 106.75 CONC <. 106.80 CONC 106.77 CONC END 104.52 FG104.53 CONC <. 104.55 CONC <. 104.54 CONC <. 104.15FG104.84 CONC <. 104.51 FG105.28FG105.25 CONC 105.16 B LINE 105.18 CONC <. 104.96 FG105.48 CONC <. 104.84 AC PATCH <. 105.26 AC PATCH <. 105.13 AC PATCH <. 105.20 AC PATCH <. 105.28 AC PATCH <. 105.23 AC PATCH <. 104.82 AC PATCH <. 104.92 AC PATCH <. 104.58 AC PATCH <. 104.56 AC PATCH <. 104.95 AC PATCH <. 105.45 AC PATCH <. 104.85 AC PATCH <. 104.81 AC PATCH <. 105.48 AC PATCH <. 105.76 AC PATCH <. 105.68 AC PATCH <. 105.75 WALL END TF 8"CONC 107.23 WALL END TF 8"CONC 107.22FG 106.02 CONC <. 105.66 CONC <. 105.63CONC END 105.61 B COR 105.70 AC PATCH <. 105.37 AC PATCH <. 105.02 AC PATCH <. 105.29 AC PATCH <. 104.87 AC PATCH <. 104.89 AC PATCH <. 104.96 TC BC 105.56 TC POC 105.56 TC EC 105.54 FG105.06 FG 105.66 FG106.67 WALL END TF 6" CONC 106.56 FG107.68 FG 107.69 FG FG 105.87 105.86 WALL END 106.32 TC 105.75 FG105.26 TC 106.10 TC END FG 105.67 105.68FG AC 105.67 FG105.72 FG<. TD 105.70 FG<. TD 105.77 CONC <. 105.67 CONC <. 105.66 CONC <. 105.82 CONC POL TO BLD COR 105.82 B COR 105.16 DECK <. 107.72 GRAIL END 107.74 GRAIL END 107.69 GRAIL <. 107.71 DECK <. 107.72 DECK <. 107.73GRAIL <. 107.72 GRAIL <. 107.69 DECK <. 107.70 AC UNITS B COR 105.02 FG105.71 FG105.68 AC PATCH <. 104.64 CONC <. 104.56 CONC <. 104.59 AC PATCH <. 105.62 AC PATCH <. 105.62 AC PATCH <. 105.87 AC PATCH <. 105.87 AC PATCH <. 105.83 AC PATCH <. 105.89 EP <. 105.78 WALL END TF 1.5" WOOD 105.79 AC PATCH <. 106.23 WALL 106.34 FG 106.26EP <. 106.87 WALL END 106.36 EP <. 106.10 EP <. 106.15 14'' E.WAL (TAGGED 080) 106.10 EDGE <. SCAFFOLDING 107.04 EDGE <. SCAFFOLDING 106.79 EDGE <. SCAFFOLDING 106.04 CONC <. 106.69 CONC <. 106.82 CONC <. 106.72 CONC <. 106.74 19'' L.O. (TAGGED 079) 106.71 10'' L.O. (TAGGED 078) 106.80 24'' L.O. (TAGGED 077) 106.91 CONC 106.88 CONC 106.53 EDGE <. SCAFFOLDING 106.84 EDGE <. SCAFFOLDING 106.25 EDGE <. SCAFFOLDING 106.58 EP <. 105.38 EP105.20 EP105.62 CONC 105.30 CONC <. 105.39 CONC END 105.43 EP105.86 EP <. 105.72 EP <. 105.45 EP <. 105.55 EP <. 105.81 EP <. 105.70 EP <. 106.43 EP106.82 EP <. 106.90 EP <. 106.85 EP <. 106.62 EP <. 106.17 EP <. 105.73 EP <. 106.35 EP <. 106.64 EP END 106.72 FG106.80 EP END 107.06 EP107.70 EP <. 109.57 EP <. 110.01 EP <. 109.34 EP <. 106.70 EP END 107.04 EP <. 107.16 EP <. 107.29 EP <. 109.19 EP <. 109.30 EP <. 109.24 FG109.64 CONC <. 110.15 EP110.16 EP <. 109.74 EP106.88 CONC 106.76 FG MIXED CONC AND GRAVEL 106.86 CONC 106.78 FG MIXED CONC AND GRAVEL 106.49 CONC 107.26 35'' ORN (TAGGED 076)(CLUSTER X3) 106.79 FG MIXED CONC AND GRAVEL 106.68 EP106.35 EP106.43 12'' L.O. (TAGGED 070) 107.23 6'' UKN TREE (TAGGED 069) 106.56 5'' UKN TREE (TAGGED 068) 106.44 7'' L.O. (TAGGED 071) 106.47 10'' L.O. (TAGGED 072) 106.42 12'' L.O. (TAGGED 073) 106.52 18'' L.O. (TAGGED 074) (CLUSTER X2) 106.74 8'' L.O. (TAGGED 075) 106.76 CONC <. 110.59 CONC <. 110.58 CONC <. 110.60 CONC <. 110.16 CONC <. 110.21 CONC <. 110.56 CONC <. 110.64 CONC <. 110.64 CONC <. 110.91 CONC <. 110.88 CONC <. 110.60 CONC 110.09 CONC <. 110.10 FG 110.16 FG 110.26 FG109.99 FG 110.24 FG110.74 FG110.80 FG111.29 FG 110.77 FG111.09 FG111.32 FG 110.82 FG110.92 FG111.13 FG111.11 CL END 7" CMU/CONC WALL 111.03 CL TEE 114.56 CL END 114.52 CL 114.86 CL TEE 115.08 CL END 115.10 CL <. 115.22 CL TEE 115.19 CL END 115.07 CL TEE 115.16 CL END 115.08 CL <. 115.12 CL END 115.00 EDGE <. EDGE STAIR 110.60 GB 113.42 TOE 110.86 TOE 110.13GB 112.36 DALIT 110.10 SP FG114.52 10'' BIRCH (TAGGED 047) 24'' L.O. (TAGGED 046) 24'' L.O. (TAGGED 045) 22'' CEDAR (TAGGED 048) 20'' CYPRESS (TAGGED 049) TOE TARPED FILL 106.93 TOE TARPED FILL 107.45 TOE TARPED FILL 107.69 TOE TARPED FILL 108.79 TOE TARPED FILL 108.60 GB 111.20 OHW OHW OHW OHW OHW OHWOHW OHW OHW OHW OHW OHW TC GB 114.42 JP TC114.15 10'' FRUIT (TAGGED 054) 114.40 12'' FRUIT (TAGGED 055) 114.16 7'' FRUIT (TAGGED 056) 113.98 13'' FRUIT (TAGGED 057) 114.15 11'' FRUIT (TAGGED 058) 113.94 6'' FRUIT (TAGGED 059) 113.76 11'' FRUIT (TAGGED 060) 113.66 11'' FRUIT (TAGGED 061) 113.90 15'' FRUIT (TAGGED 062) 113.71 TC 113.92 SW 114.04 TC 113.72 TC113.49 SW113.63 BSW 113.92 FG114.24 USA SS 114.23 USA SS 114.23 FG USA SS 6" VCP 113.97 113.95 113.94 FG113.74 AC PATCH <. 113.63 AC PATCH <. 113.68 TC 113.21 CONC <. @ EW 113.24 TC GB 113.18 TC112.76 TC GB 113.13 TC113.13 SW 113.29 BSW 113.40 SIGN: LEFT TURN 15 MPH CONC <. @ EW 113.24 FG113.12 JP BSW 113.50 TC113.39 TC113.14 FG113.26 BSW 113.38 BSW 113.25 SW113.15 TC 113.04 TC GB 113.06 SIGN STOP UNIVERSITY AVE & MASON ST 3'' CRAPE MYRTLE 112.94 BSW 113.16 SW113.05 TC112.95 BSW 113.15 SW113.03 TC 112.86 TC 112.22 TC 112.74 CONC <. @ EW 112.92 BSW 113.00 FG112.90 20'' ORN (TAGGED 064) 109.91 13'' ORN (TAGGED 065) 109.44 22'' ORN (TAGGED 066) 108.29 18'' ORN (TAGGED 067) 108.52 18'' CEDAR (TAGGED 050) 112.44 23'' CEDAR (TAGGED 051) 113.18 22'' CEDAR (TAGGED 052) 114.62 21'' CEDAR (TAGGED 053) 114.73 BSW 114.31 FG 113.37 AC PATCH <. 113.21 AC PATCH <. 113.23 113.69 FG113.32 113.79 FG 113.73 FG115.74 FG115.60 FG115.40 FG115.23 FG115.00 FG 114.75 FG114.62 TC <. 4" 114.84 TC 114.54 TC114.50 SW 114.64 BSW 114.82 CONC <. @ EW 114.73 CONC <. @ EW 114.88 TC114.72 11'' CH PISTACHE 12'' CH PISTACHE 114.87 114.99 14'' CH PISTACHE 115.08 TC114.98 SW115.10 BSW 115.21 TC GB 115.21 TC 114.64 TC GB 115.22 CONC <. @ EW 115.31 SW 115.41 BSW 115.48 JP TC 115.31 24'' STUMP 115.56 TC115.53 SW 115.58 BSW 115.6611'' E.WAL 115.58 BSW 115.67 TC115.43 CONC <. @ EW 115.53 TC GB 115.44 TC 114.94 TC114.90 TC GB 115.36 TC114.89 BSW 115.57 FG115.42 BSW 115.53 FG 115.35TC GB 115.33 TC GB 115.32 TC115.24 CONC <. 115.38 BSW 115.50FG115.39 FG115.71 FG115.79 FG 115.84 FG115.81 AC PATCH AC PATCH AC PATCH AC PATCH WW W W
W
W W
W
W
C
E
J TF
E
T
E
E T C
E
E
= = = = = = = = = = = = =
= =
= = = = = = = = = = = = = = = = = =
= = = = BUILDING BUILDING BUILDING BUILDING AC PATCH AC

GATE MASON STREET

COCO CO CO CO CO CO CO
SCAFFOLDING AREA NOT SURVEYED GATE GATE FNL 6' WOOD 106.61 FNL END 6' STL 105.16 FNL END 105.59 FNL <. 7' WOOD 106.61 FNI 106.70 FNL END 106.73 FNL 107.09 FNL 106.62 FNL 106.78 FNI 106.60 FNL WOOD 105.71 FNL 105.81 FNL 106.17 FNL CHAIN 106.87 FNL <. 7' WOOD 105.44 FNL 7' WOOD 105.44 FNL CHAIN 106.38 FNL WOOD 106.34 FNL 105.91 FNL WOOD 105.90 FNL END CHAIN 105.94 FNL <. WOOD 105.98 FNL END 5' STL 106.21 FNL END 5' STL 105.46 FNL END 105.08 FNL END METAL 105.27 FNL END METAL 105.36 FNL END 6' CHAIN 105.87 FNL <. 6' CHAIN 105.08 FNL END 6' CHAIN 104.82 FNL 106.05 FNL END CHAIN 107.07FNL <. 6.5' CHAIN 107.11 FNL <. 6.5' CHAIN 107.12 FNI 106.55 FNL <. FROM 1799 106.94 FNL 106.72 FNL 7' WIRE AND BARB 110.22 FNL 7' WIRE AND BARB 108.97 FNL 7' WIRE AND BARB 107.76 FNL <. 7' WIRE AND BARB 106.34 FNL <. 106.42 FNL 106.84 FNL END WOOD FNL END 7' CHAIN 106.82 109.26FNL 110.62 FNL 8' WOOD 106.76 FNL 7' CHAIN AND BARB 114.06 FNL 113.49 FNL FNL 113.73 113.92 FNL 113.34 FNL 113.14 FNL <. 113.10 FNL 107.73 FNL 111.90 6' CHAIN-LINK FENCE

METAL FENCE
E GATE

STEEL FENCE CHAIN-LINK FENCE

CONCRETE WALL

BARBED WIRE FENCE

6.5' CHAIN-LINK FENCE COVERED AREA NOT SURVEYED COVERED 6" CMU WALLS (TYP) 6" CMU WALLS (TYP) 4" HDPE 4" FIRE WATER RISER BURIED CONCRETE AC PATCH SS SSMH RIM: 104.85' FL: 98.80' 6" (W) FL: 97.17' 6" (N) FL: 97.07' 6" (SE SS SSMH RIM: 113.25' FL: 107.77' 6" (N) FL: 107.75' 6" (W) FL: 107.71' 6" (E) SD SDMH RIM: 104.41' FL: 99.51' 18" (NW) FL: 99.45' 18" (SE) SDCB TC: 103.94' FL: 99.64' 15" (NE) SD SDMH RIM: 103.79' FL: 99.04' 24" (NE) FL: 98.89' 15" (SW) FL: 98.60' 18" (NW) FL: 98.51' 36" (SE) SDCB TC: 103.88' FL: 99.42' 15" (NNE) FL: 99.38' 21" (SW) SS SSMH RIM: 104.08' FL: 97.85' 6" (N) FL: 97.80' 6" (SE) FL: 97.78' 6" (S) SS SSMH RIM: 105.23' FL: 101.21' 6" (E) FL: 101.20' 6" (W) SDCB TC: 104.72' FL: 100.30' 15" (W) FL: 100.06' 18" (N) FL: 100.04' 18" (SE) W CO 6" S
6" S
6" S
6" S
6" S
6" S
6" S 6" S 6" S 6" S 6" S
36" SD
24" SD
36" SD
18" SD 12" PVT SD
15" SD
15" SD
12" PVT SD
12" PVT SD
12" PVT SD 12" PVT SD
12" PVT SD
8" W 8" W 8" W 8" W
8" W
8" W
8" W
8" W
8" W
8" W
12" W
6" W
6" W
PVT W
STREET

HUDSON STREET
115
114
113 112
111
110
109
108
107
105 104
105
105
105
106
106
106
107
108
109
110 113
114
113112
111
110
109
108
107
107 104
105
106 SD SD SS SS SS SS SS APN:002-291-036 APN:002-291-037 APN:002-291-031 APN:002-291-030 APN:002-291-019 APN:002-291-008 APN:002-291-012 APN:002-291-003 APN:002-291-020 APN:002-291-043 APN:002-322-004 EXISTING RETAINING WALLS TO BE REMOVED. NOTE 8 EXISTING STAIRS TO BE REMOVED. NOTE 8 SEE UTILITY DRAWINGS ON SHEET C7. NOTE 12. CONCRETE SURFACE TO BE REMOVED (TYP.) EXISTING STRUCTURE TO BE REMOVED TYP EXISTING DECK TO BE REMOVED TYP EXISTING CURB TO BE REMOVED TYP SERVICE POLES TO BE REMOVED (NOTE 13) ALL ASPHALT, CONCRETE, CURBS, AND GUTTERS WITHIN THE PROJECT LIMITS SHALL BE REMOVED TYP ALL FENCING AND GATES ON THE SUBJECT PARCEL SHALL BE REMOVED TYP EXISTING UTILITIES TO BE REMOVED, TYP. (NOTE 3 & 14) EXISTING SEWER MANHOLE TO REMAIN POWER POLE TO BE PROTECTED IN PLACE (TYP) JUNCTION POLE TO BE PROTECTED IN PLACE EXISTING PUBLIC STORM DRAIN TO REMAIN (NOTE 13) EXISTING PRIVATE STORM DRAIN AND STRUCTURES TO BE REMOVED (TYP) JUNCTION POLE TO BE PROTECTED IN PLACE JUNCTION POLE TO BE PROTECTED IN PLACE TREE DRIPLINE TYP (SEE TREE PROTECTION NOTES) GAS UTILITIES TO BE REMOVED (NOTE 3) PROTECT EXISTING CURB, GUTTER, AND SIDEWALK TO REMAIN TYP PROTECT EXISTING CURB, GUTTER, AND SIDEWALK TO REMAIN TYP EXISTING PRIVATE STORM DRAIN AND STRUCTURES TO BE REMOVED (TYP) EXISTING PRIVATE STORM DRAIN AND STRUCTURES TO BE REMOVED (TYP) EXISTING FENCE TO REMAIN (PROTECT IN PLACE) EXISTING FENCE TO REMAIN (PROTECT IN PLACE) EXISTING FENCE TO REMAIN (PROTECT IN PLACE) EXISTING FENCE TO REMAIN (PROTECT IN PLACE) EXISTING FENCE TO REMAIN (PROTECT IN PLACE) EXISTING FENCE TO REMAIN (PROTECT IN PLACE) SEE UTILITY DRAWINGS ON SHEET C7. NOTE 12.

REV. DESCRIPTION BY DATE GALLAHER SENIOR LIVING Job: Sheet: Scale: Drawn: Date: APN: Permit #:

S:\Clients\3565-25 OSL Construction (Gallaher) - 359 Hudson Street, Healdsburg, CA\CAD\Civil Engineering\Tenative Map\3565-25_03_Demolition Plan.dwg GJennings Plotted by 5/1/2026 10:00 AM BC ENGINEERING GROUP, INC.

CIVIL ENGINEERING & LAND PLANNING
www.bcengineeringgroup.com
Phone: 707.542.4321
2800 Cleveland Ave, Suite B
Santa Rosa, CA 95403
359 HUDSON STREET
HEALDSBURG, CA 95448 3565-25 AS SHOWN 002-291-033 1 inch = ft ( IN FEET ) GRAPHIC SCALE N 0 20 20 40
DEMOLITION MAY 2026 GHJC3 DE02LI7I2N +A7C+ LEGEND STRUCTURE TO BE REMOVED CONCRETE SURFACE TO BE REMOVED EXISTING CONCRETE TO REMAIN PROTECT TREE IN PLACE (SEE TREE PROTECTION NOTES ABOVE) REMOVE TREE ITEM TO BE REMOVED DE02LI7I2N N27E6

1. DEMOLITION CONTRACTOR SHALL CALL UNDERGROUND SERVICE ALERT AT LEAST 72 HOURS PRIOR TO BEGINNING WORK AND NOTIFY ENGINEER OF ANY DISCREPANCIES IN UNDERGROUND UTILITIES AND ALLOW ENGINEER 48 HOURS TO RESOLVE ANY CONFLICTS RESULTING FROM USA. DEMOLITION CONTRACTOR IS ENCOURAGED TO HIRE A LOCATION COMPANY TO LOCATE AND MAP ALL PRIVATE ON-SITE UTILITIES PRIOR TO BEGINNING WORK. 2. PRIOR TO BEGINNING ANY WORK, DEMOLITION CONTRACTOR SHALL COORDINATE WITH GENERAL CONTRACTOR TO SHALL ENSURE ALL GAS, ELECTRIC, WATER, OR OTHER UTILITIES ARE SAFELY DISCONNECTED OUTSIDE THE LIMITS OF THE PROPERTY. DEMOLITION CONTRACTOR IS RESPONSIBLE FOR TESTING ALL ON SITE UTILITIES TO ENSURE THEY HAVE BEEN DE-ENERGIZED, DEPRESSURIZED, AND IF THEY ARE SAFE TO BE REMOVED. 3. DEMOLITION CONTRACTOR SHALL ENSURE ALL NECESSARY PERMITS (CITY, COUNTY, STATE, OR FEDERAL, IF APPLICABLE) ARE OBTAINED PRIOR TO BEGINNING WORK. PERMIT FEES ARE THE RESPONSIBILITY OF THE DEMOLITION CONTRACTOR. 4. LIMITS OF WORK SHOWN ARE APPROXIMATE AND DO NOT NECESSARILY DEPICT ALL ITEMS TO BE REMOVED. DEMOLITION CONTRACTOR IS RESPONSIBLE FOR SITE RECONNAISSANCE TO VERIFY REMOVAL QUANTITIES PRIOR TO SUBMITTING PROPOSAL TO GENERAL CONTRACTOR. 5. ALL MATERIAL SHALL BE DISPOSED OF IN ACCORDANCE WITH ALL LOCAL, STATE, AND FEDERAL LAWS. ALL DISPOSAL FEES, COSTS ASSOCIATED WITH SOIL PROFILING AND MANIFESTS ARE THE RESPONSIBILITY OF THE DEMOLITION CONTRACTOR. 6. ALL PROPERTY CORNERS (IRON PIPE, IP) SHALL BE PROTECTED IN PLACE. DEMOLITION CONTRACTOR RESPONSIBLE FOR COST OF REPLACEMENT BY SURVEYOR OF RECORD IF A PROPERTY CORNER IS DISTURBED. 7. PEDESTRIAN ACCESS SHALL BE MAINTAINED AT ALL TIMES. TEMPORARY WALKWAYS AND SIGNAGE SHALL BE PROVIDED AS NECESSARY TO ENSURE SAFETY. 8. RETAINING WALLS AT NORTH END OF PROPERTY ARE TO BE REMOVED. CONTRACTOR SHALL PROVIDE TEMPORARY SHORING AS NECESSARY TO ENSURE EXISTING GRADE BEHIND RETAINING WALLS (CUT) DOES NOT FAIL. 7REE PR27EC7I2N N27E6 9. ANY CONSTRUCTION ACTIVITY WITHIN THE TREE DRIPLINE/TREE PROTECTION ZONES SHALL BE APPROVED AND MONITORED BY THE PROJECT ARBORIST. ALL APPROVED WORK SHALL BE CARRIED OUT IN ACCORDANCE WITH THE ARBORIST’S SPECIFICATIONS. 10. THE DEMOLITION CONTRACTOR SHALL COORDINATE WITH THE PROJECT ARBORIST A MINIMUM OF FIVE (5) WORKING DAYS BEFORE STARTING WORK TO INSTALL TREE PROTECTION FENCING IN ACCORDANCE WITH THE TREE PROTECTION REPORT, INCLUDING PROVISIONS FOR A QUALIFIED ARBORIST ON SITE. 11. REFER TO THE TREE PROTECTION PLAN ON SHEET 7 AND THE TREE PRESERVATION REPORT PREPARED BY MERLIN ARBORIST GROUP FOR ADDITIONAL SPECIFICATIONS AND DETAILS. P8%LIC 87ILI7< N27E6 12. FIRE HYDRANTS, WATER METERS, BACKFLOW DEVICES, VALVES, SEWER & STORM DRAIN STRUCTURES IN THE RIGHT-OF-WAY SHALL BE PROTECTED IN PLACE. DEMOLITION CONTRACTOR SHALL COORDINATE WITH CITY OF HEALDSBURG UTILITY DEPARTMENT TO SHUT OFF, PLUG, OR OTHERWISE PROTECT THE PUBLIC UTILITIES PRIOR TO REMOVING PRIVATE (ON-SITE) UTILITIES. AN ENCROACHMENT PERMIT WITH THE CITY OF HEALDSBURG MAY BE NEEDED. SEE NOTES 1, 3, AND 4, ABOVE. 13. ALL ELECTRICAL FACILITIES (POLES, BOXES, TRANSFORMERS, METERS, WIRES, GUYS, ETC.) SHALL BE REMOVED UNDER THE DIRECTION OF CITY OF HEALDSBURG ELECTRIC DEPARTMENT. WITH THE EXCEPTION OF TREES NOTED TO BE PROTECTED, ALL OBJECTS AND STRUCTURES ON SITE TO BE REMOVED, INCLUDING ASPHALT, FOUNDATIONS, CURBING, OR ANY OTHER PHYSICAL OBJECT. DEMOLITION CONTRACTOR SHALL ESTABLISH TREE PROTECTION FENCING AS WELL AS SITE LIMITS BEFORE BEGINNING DEMOLITION. ALL PERIMETER FENCING TO REMAIN. CONTRACTOR SHALL TAKE MEASURES TO ENSURE OPERATIONS DO NOT DAMAGE OR IMPACT NEIGHBORING PROPERTIES. Item 4.b 100 of 316
Item 7.a
446 of 1062
CPI # 9 ELEV: 113.72' SET CPI CTRL CUT 'X' CPI # 10 ELEV: 114.44' SET CPI CTRL CUT 'X' CL TEE 115.16 FG114.52 22'' CEDAR (TAGGED 048) 20'' CYPRESS (TAGGED 049) OHW OHWOHW OHW OHW OHW OHW OHW TC GB 114.42 JP TC114.15 10'' FRUIT (TAGGED 054) 114.40 12'' FRUIT (TAGGED 055) 114.16 7'' FRUIT (TAGGED 056) 113.98 13'' FRUIT (TAGGED 057) 114.15 11'' FRUIT (TAGGED 058) 113.94 6'' FRUIT (TAGGED 059) 113.76 11'' FRUIT (TAGGED 060) 113.66 11'' FRUIT (TAGGED 061) 113.90 TC 113.92 SW 114.04 TC 113.72 TC113.49 SW113.63 BSW 113.92 FG114.24 FG113.97 FG113.74 AC PATCH <. 113.63 AC PATCH <. 113.68 TC 113.21 CONC <. @ EW 113.24 TC GB 113.18 TC112.76 TC GB 113.13 TC113.13 SW 113.29 BSW 113.40 CONC <. @ EW 113.24 FG113.12 JP BSW 113.50 TC113.39 TC113.14 FG113.26 BSW 113.38 BSW 113.25 SW113.15 TC 113.04 TC GB 113.06 3'' CRAPE MYRTLE 112.94 BSW 113.16 SW113.05 TC112.95 BSW 113.15 SW113.03 TC 112.86 TC 112.22 TC 112.74 CONC <. @ EW 112.92 BSW 113.00 FG112.90 DYLIN BC DYLIN POC 112.79 112.90 DYLIN POC 112.85 TC POC 112.74 20'' ORN (TAGGED 064) 109.91 13'' ORN (TAGGED 065) 109.44 22'' ORN (TAGGED 066) 108.29 18'' ORN (TAGGED 067) 108.52 18'' CEDAR (TAGGED 050) 112.44 23'' CEDAR (TAGGED 051) 113.18 22'' CEDAR (TAGGED 052) 114.62 21'' CEDAR (TAGGED 053) 114.73 BSW 114.31 FG 113.37 AC PATCH <. 113.21 AC PATCH <. 113.23 TC <. BROKEN 113.69 FG113.32 FG CONC 113.79 FG 113.52 TC POC 113.72FG 113.42 FG113.90 113.90FG 113.73 TC POC 113.80 FG113.52 113.82 TC GB 113.97 114.60 FG115.00 FG 114.75 FG114.62 TC <. 4" 114.84 TC 114.54 TC114.50 SW 114.64 BSW 114.82 CONC <. @ EW 114.73 AC PATCH AC PATCH W
W AC PATCH CO SS SSMH RIM: 113.25' FL: 107.77' 6" (N) FL: 107.75' 6" (W) FL: 107.71' 6" (E) 107
108
109
110 113
114
113112
111
110
109
108 SS APN:002-291-036 APN:002-291-037 APN:002-291-008 20' MASON STREET PEDESTRIAN CIRCULATION ROUTE SITE RETAINING WALLS (TYP)

10.52'
20'
53' SITE RETAINING WALLS (TYP) MASON STREETMEMORY CARE TENNIS COURT BOCCE BALL COURT AND PAVILION PUBLIC RESTROOM GRAVEL RECREATION AREA 42' 30' 9'
TYP 16' TYP 4' WIDE SITE PATHWAY, TYP. 4' WIDE SITE PATHWAY, TYP. CPI # 1 ELEV: 104.41' SET CPI CTRL CUT 'X' FND CUT 'X' CPI # 3 ELEV: 105.56' SET CPI CTRL SPIKE 100d BSW 104.35 TC GB 104.18 TC 103.79 FG 104.29 TC GB 104.11 TC BC 104.05 TC POC 103.92 BSW BC 104.20 BSW POC 104.03 BSW EC 104.01 TC103.90 BSW 104.25 TC104.00 TC 104.08 TC 104.16 TC 104.27BSW 104.56 BSW POC 104.51 TC POC 104.38 TC PCC 104.48 TC POC 104.56 TC EC GB 104.76 BSW <. 104.71 FG 104.75 TC104.43 TC104.67TC GB 105.02 TC BC 105.05 FG105.04 FG105.08 FG104.99 SW105.11 TC POC 105.13 TC POC 105.16 27'' PALM (TAGGED 032) 105.50 TC POC 105.35 TC POC 105.08 TC POC 105.09 TC POC GB 105.58 FG 105.60 BSW POC 105.67 JP FG105.68 TC POC 105.21 EP POC DWY 105.62 BRICK POC 105.60EP POC 105.37 EP POC 105.58 DYLIN END 104.43 TC105.15 BSW 105.24 BSW 105.18 TC 105.06 TC GB 104.95 FG 105.01 BSW <. BSW <. 105.03 105.06 BSW <. 105.03 BSW <. 104.94 FG104.92 TC GB 104.89 TC BC 104.76 BSW BC 104.88 BSW POC 104.74 TC POC 104.67 BSW EC 104.72 TC POC 104.62 TC POC 104.40 BSW POC 104.49 BSW EC 104.44 TC EC 104.31 TC 104.22 BSW 104.30 BSW <. 104.26 TC <. 104.20 TC104.07 BSW 104.12 TC BC 103.99 BSW BC 104.10 BSW POC 104.06 TC POC 103.96 TC EC 103.93 BSW EC 104.01 TC103.95 TC 104.03 BSW 104.11 BSW 104.21 TC104.11 TC 104.20BSW 104.30 BSW BC 104.44 TC BC 104.36 TC POC 104.49 BSW POC 104.58 BSW PRC 104.63 BSW POC 104.61 BSW <. 104.49 FG104.48 TC BC 104.20 TC GB 104.59 TC <. 104.55 TC POC 104.27FG104.49 BSW POC 104.49 BSW <. 104.53 TC POC GB 104.65 TC <. 104.73 TC <. 104.71 TC POC 104.71 BSW 104.78 BSW BC 104.88 TC PRC 104.80 TC POC 104.96 BSW POC 105.06 TC POC 105.12 BSW POC 105.17 7'' ORN (TAGGED 035)(CLUSTER X2) 106.89 4'' ORN (TAGGED 036) 106.64 10'' ORN (TAGGED 037)(CLUSTER X2) 106.54 10'' ORN (TAGGED 034) 106.44 12'' ORN (TAGGED 0334)(CLUSTER X3) 106.2230'' B.O. (TAGGED 031) 105.56 TC END 104.74 TC END 104.21TC 104.58 TC POC GB 105.63 BSW POC 105.70 BSW EC 105.70 TC EC 105.62 BSW 105.89 105.62 BSW POC 105.67 BSW POC 105.53 TC BC 105.57 TC POC 105.50 TC POC 105.34 BSW POC 105.41 AC PATCH <. 104.70 AC PATCH <. 103.72AC PATCH <. 103.68 AC PATCH <. 103.77 AC PATCH <. 103.76 AC PATCH <. 103.84AC PATCH <. 103.74 AC PATCH <. 104.06 AC PATCH <. 104.14 TC GB 104.31 TC 103.94 FG 104.34 BSW 104.34 BSW BC 104.46 TC POC 104.01 TC POC 104.03 BSW POC 104.57 TC POC 104.13 TC POC 104.56 BSW POC 104.88 TC POC 104.64 BSW POC 105.07 BSW EC 104.87 TC EC 104.78 TC104.89 BSW 105.01 BSW 105.19 TC104.95 TC105.13 BSW 105.22 PP TC GB 105.16FG105.15 FG 105.32TC 105.30 TC105.41 BSW 105.54 CONC <. 105.56 3/4'' BFPCV 3/4'' BFPCV B COR 105.33 TC END 105.36 FG 105.34 FG105.37 FG105.42 TC GB 105.90 TC GB 105.85 TC <. 104.76 FG104.31 TC POC 104.82 TC104.82 TC END 104.63 TC105.06 TC105.16 FG104.69 TC POC 105.59 FG105.40 TC END 105.20 B LINE 105.32 BSW 105.59 TC105.49 TC105.50 BSW 105.58 TC 105.32 BSW 105.44 JP BSW 105.33 TC105.24 TC GB 105.08 BSW <. 105.22 BSW POC 105.19 AC PATCH <. 104.91 AC PATCH <. 104.95 AC PATCH <. 104.90 AC PATCH <. 104.94 AC PATCH <. 105.10 AC PATCH <. 105.09 AC PATCH <. 105.16 AC PATCH <. 105.18 FG105.29 TC105.26 BSW 105.30 BSW 105.34 TC105.40 TC GB 105.37 FG105.34 BSW <. 105.47 BSW <. 105.26 FG105.28 BSW <. 105.34 TC105.22 TC105.15 BSW 105.25 FG105.04 FG105.27 AC PATCH <. 104.96 AC PATCH <. 104.98 AC PATCH <. 104.99 AC PATCH <. 105.13 AC PATCH <. 105.22 AC PATCH <. 104.98 FG 105.26 BSW <. 105.38 3'' ORN (TAGGED 038) 106.90 6'' CRAPE MYRTLE (TAGGED 039) 107.15 5'' CRAPE MYRTLE (TAGGED 040) 106.79 7'' ORN (TAGGED 042) 105.49 7'' ORN (TAGGED 041)(CLUSTER X2) 105.35 14'' ORN (TAGGED 043) 106.75 9'' ORN (TAGGED 044) 106.63 AC PATCH <. 104.16 AC PATCH <. 104.29 AC PATCH 104.15 AC PATCH <. 104.19 AC PATCH <. 104.18 AC PATCH 104.08 AC PATCH 104.10 AC PATCH <. 103.95 AC PATCH 103.90 AC PATCH <. 103.68 AC PATCH <. 103.71 AC PATCH <. 103.79 14'' E.WAL (TAGGED 080) 106.10 19'' L.O. (TAGGED 079) 106.71 10'' L.O. (TAGGED 078) 106.80 24'' L.O. (TAGGED 077) 106.91 35'' ORN (TAGGED 076)(CLUSTER X3) 106.79 12'' L.O. (TAGGED 070) 107.23 6'' UKN TREE (TAGGED 069) 106.56 5'' UKN TREE (TAGGED 068) 106.44 7'' L.O. (TAGGED 071) 106.47 10'' L.O. (TAGGED 072) 106.42 12'' L.O. (TAGGED 073) 106.52 18'' L.O. (TAGGED 074) (CLUSTER X2) 106.74 8'' L.O. (TAGGED 075) 106.76 10'' BIRCH (TAGGED 047) 24'' L.O. (TAGGED 046) 24'' L.O. (TAGGED 045) OHW AC PATCH AC PATCH W
W
C
E T C
E
E
E CO SS SSMH RIM: 106.12' FL: 99.14' 6" (N) FL: 99.02' 6" (NW) FL: 98.93' 6" (S) CO AC PATCH SS SSMH RIM: 104.85' FL: 98.80' 6" (W) FL: 97.17' 6" (N) FL: 97.07' 6" (SE SD SDMH RIM: 104.41' FL: 99.51' 18" (NW) FL: 99.45' 18" (SE) SDCB TC: 103.94' FL: 99.64' 15" (NE) SD SDMH RIM: 103.79' FL: 99.04' 24" (NE) FL: 98.89' 15" (SW) FL: 98.60' 18" (NW) FL: 98.51' 36" (SE) SDCB TC: 103.88' FL: 99.42' 15" (NNE) FL: 99.38' 21" (SW) SS SSMH RIM: 104.08' FL: 97.85' 6" (N) FL: 97.80' 6" (SE) FL: 97.78' 6" (S) SS SSMH RIM: 105.23' FL: 101.21' 6" (E) FL: 101.20' 6" (W) SDCB TC: 105.53' FL: 101.01' 18" (W) FL: 100.98' 18" (E) SDCB TC: 104.72' FL: 100.30' 15" (W) FL: 100.06' 18" (N) FL: 100.04' 18" (SE) W CO
107
105 104
105
105
105
106
106
106
107
107 104
105
106 SD SD SS SS SS SS APN:002-291-031 APN:002-291-003 APN:002-291-020 APN:002-291-043 APN:002-291-041 20' PUBLIC UTILITY EASEMENT 5'
10' 9'

0.79'

8.83' BIORETENTION FACILITY TYP 4' WIDE SITE PATHWAY, TYP. 5' PORTE CORCHERE
63' 54' 63' 77'
R80'
24' R3'
R6'
20'

TO PARKING
GARAGE
R39'
R9'
R34'
R12' PATIO AREA PATIO AREA 4' 6' HARMONSTREET CRCC BUILDING (4 STORIES) EMPLOYEE HOUSING EMPLOYEE HOUSING POOL HOUSE LOT 1 LOT 2 HUDSON STREET RAMP BIORETENTION TREATEMENT SWALE, TYP. PROPOSED PROPERTY LINE (TYP) 20' LAWN AREA (SEE LANDSCAPE DRAWINGS) PATIO AREA

24.97' 14.87' 56'
9'
TYP 16' TYP14' TYP 26' 16' TYP
R50'20'
20'
16' 26' 6' 16' 26' 9'
R4'
9'
TYP 3.17 ACRES 0.44 ACRES
9'

TYP LANDSCAPE SCREENING WALL (TYP) PAVILLION WATER FEATURE (SEE LANDSCAPE

DRAWINGS)

9.99' TYP. LANDSCAPE SCREENING WALL (TYP) 4' WIDE SITE PATHWAY, TYP. 24' S1° 00' 23"W 55.02'
N88° 58' 36"W 28.15'
S1° 00' 23"W 100.00' N88° 59' 37"W 60.57' S88° 58' 36"E 133.15' VARIES 20' TO 30' (SEE PLAN) 1.5% 16' PARKING 30' DRIVE ISLE 1.5% 4' 2'* 6' SIDEWALK * - TWO FOOT OVERHANG FOR 18' PARKING STALL 1' PRIVATE CURB AND GUTTER (FALL AWAY) 1' PRIVATE CURB AND GUTTER NOTES: 1. SECTION SHALL BE IN ACCORDANCE WITH GEOTECHNICAL RECOMMENDATIONS. 1/2" CLASS A ASPHALT OVER CLASS II AGGREGATE BASE. 2. CURB AND GUTTER ADJACENT TO STORM WATER LID AREAS SHALL BE DEPRESSED EVERY 10' FOR 1' TO ALLOW DRAINAGE TO FLOW INTO ADJACENT LID AREAS. 3. ACCESSIBLE PARKING STALLS SHALL MEET REQUIREMENTS OF CBC CHAPTER 11. 16' PARKING 4' 2'* 6' SIDEWALK 24' DRIVE ISLE * - TWO FOOT OVERHANG FOR 18' PARKING STALL DRIVE ISLE ONLY PARKING ONE SIDE ONLY PARKING BOTH SIDES 1.5% 4' S/W** ** - SIDEWALK LOCATION VARIES, SEE PLAN. 16' PARKING* REV. DESCRIPTION BY DATE GALLAHER SENIOR LIVING Job: Sheet: Scale: Drawn: Date: APN: Permit #:

S:\Clients\3565-25 OSL Construction (Gallaher) - 359 Hudson Street, Healdsburg, CA\CAD\Civil Engineering\Tenative Map\3565-25_04_Proposed Conditions.dwg GJennings Plotted by 5/1/2026 10:19 AM BC ENGINEERING GROUP, INC.

CIVIL EN*INEERIN* LAND PLANNIN*
www.bcengineeringgroup.com
Phone: 707.542.4321
2800 Cleveland Ave, Suite B
Santa Rosa, CA 95403
359 HUDSON STREET
HEALDSBURG, CA 95448 3565-25 AS SHOWN 002-291-033
TENTATIVE PARCEL MAP MAY 2026 GHJ C4 TYPICAL DRIVEWAY SECTIONS NTS Item 4.b 101 of 316
Item 7.a
447 of 1062
BSW 104.35 TC GB 104.18 TC 103.79 TC GB 104.11 TC BC 104.05 TC POC 103.92 BSW BC 104.20 BSW POC 104.03 BSW EC 104.01 TC103.90 BSW 104.25 TC104.00 TC 104.08 TC 104.16 TC 104.27BSW 104.56 BSW POC 104.51 TC POC 104.38 TC PCC 104.48 TC POC 104.56 TC EC GB 104.76 BSW <. 104.71 TC104.43 TC104.67TC GB 105.02 TC BC 105.05 SW105.11 TC POC 105.13 TC POC 105.16 27'' PALM (TAGGED 032) 105.50 TC POC 105.35 TC POC 105.08 TC POC 105.09 TC POC GB 105.58 BSW POC 105.67 JP TC POC 105.21 EP POC DWY 105.62 BRICK POC 105.60EP POC 105.37 EP POC 105.58 DYLIN END 104.43 TC105.15 BSW 105.24 BSW 105.18 TC 105.06 TC GB 104.95BSW <. BSW <. 105.03 105.06 BSW <. 105.03 BSW <. 104.94TC GB 104.89 TC BC 104.76 BSW BC 104.88 BSW POC 104.74 TC POC 104.67 BSW EC 104.72 TC POC 104.62 TC POC 104.40 BSW POC 104.49 BSW EC 104.44 TC EC 104.31 TC 104.22 BSW 104.30 BSW <. 104.26 TC <. 104.20 TC104.07 BSW 104.12 TC BC 103.99 BSW BC 104.10 BSW POC 104.06 TC POC 103.96 TC EC 103.93 BSW EC 104.01 TC103.95 TC 104.03 BSW 104.11 BSW 104.21 TC104.11 TC 104.20BSW 104.30 BSW BC 104.44 TC BC 104.36 TC POC 104.49 BSW POC 104.58 BSW PRC 104.63 BSW POC 104.61 BSW <. 104.49 TC BC 104.20 TC GB 104.59 TC <. 104.55 TC POC 104.27 BSW POC 104.49 BSW <. 104.53 TC POC GB 104.65 TC <. 104.73 TC <. 104.71 TC POC 104.71 BSW 104.78 BSW BC 104.88 TC PRC 104.80 TC POC 104.96 BSW POC 105.06 TC POC 105.12 BSW POC 105.17 7'' ORN (TAGGED 035)(CLUSTER X2) 106.89 4'' ORN (TAGGED 036) 106.64 10'' ORN (TAGGED 037)(CLUSTER X2) 106.54 10'' ORN (TAGGED 034) 106.44 12'' ORN (TAGGED 0334)(CLUSTER X3) 106.2230'' B.O. (TAGGED 031) 105.56 TC END 104.74 TC END 104.21TC 104.58 TC POC GB 105.63 BSW POC 105.70 BSW EC 105.70 TC EC 105.62 TC105.76 BSW 105.89 TC105.62 BSW POC 105.67 BSW POC 105.53 TC BC 105.57 TC POC 105.50 TC POC 105.34 BSW POC 105.41 TC GB 104.31 TC 103.94BSW 104.34 BSW BC 104.46 TC POC 104.01 TC POC 104.03 BSW POC 104.57 TC POC 104.13 TC POC 104.56 BSW POC 104.88 TC POC 104.64 BSW POC 105.07 BSW EC 104.87 TC EC 104.78 TC104.89 BSW 105.01 BSW 105.19 TC104.95 TC105.13 BSW 105.22 PP TC GB 105.16 TC 105.30 TC105.41 BSW 105.54 CONC <. 105.56 3/4'' BFPCV 3/4'' BFPCV B COR 105.33 TC END 105.36 TC GB 105.90 TC GB 105.85 TC <. 104.76 TC POC 104.82 TC104.82 TC END 104.63 TC105.06 TC105.16 TC POC 105.59 TC END 105.20 B LINE 105.32 BSW 105.59 TC105.49 TC105.50 BSW 105.58 TC 105.32 BSW 105.44 JP BSW 105.33 TC105.24 TC GB 105.08 TC104.70 BSW <. 105.22 BSW POC 105.19 BSW EC 105.21 TC GB 105.05 CONC <. @ EW 105.20 BRICK <. PAVER 16'' SYC 105.13 BSW <. 105.34 TC105.26 BSW 105.30 BSW 105.34 TC105.40 TC GB 105.37 BSW <. 105.47 BSW <. 105.26BSW <. 105.34 TC105.22 TC105.15 BSW 105.25 BSW 105.10 TC105.02 104.88 BSW <. 3'' ORN (TAGGED 038) 106.90 6'' CRAPE MYRTLE (TAGGED 039) 107.15 5'' CRAPE MYRTLE (TAGGED 040) 106.79 7'' ORN (TAGGED 042) 105.49 7'' ORN (TAGGED 041)(CLUSTER X2) 105.35 14'' ORN (TAGGED 043) 106.75 9'' ORN (TAGGED 044) 106.63 14'' E.WAL (TAGGED 080) 106.10 19'' L.O. (TAGGED 079) 106.71 10'' L.O. (TAGGED 078) 106.80 24'' L.O. (TAGGED 077) 106.91 35'' ORN (TAGGED 076)(CLUSTER X3) 106.79 12'' L.O. (TAGGED 070) 107.23 6'' UKN TREE (TAGGED 069) 106.56 5'' UKN TREE (TAGGED 068) 106.44 7'' L.O. (TAGGED 071) 106.47 10'' L.O. (TAGGED 072) 106.42 12'' L.O. (TAGGED 073) 106.52 18'' L.O. (TAGGED 074) (CLUSTER X2) 106.74 8'' L.O. (TAGGED 075) 106.76 CL TEE 115.16 10'' BIRCH (TAGGED 047) 24'' L.O. (TAGGED 046) 24'' L.O. (TAGGED 045) 22'' CEDAR (TAGGED 048) 20'' CYPRESS (TAGGED 049) OHW OHWOHW OHW OHW OHW OHW OHW TC GB 114.42 JP TC114.15 10'' FRUIT (TAGGED 054) 114.40 12'' FRUIT (TAGGED 055) 114.16 7'' FRUIT (TAGGED 056) 113.98 13'' FRUIT (TAGGED 057) 114.15 11'' FRUIT (TAGGED 058) 113.94 6'' FRUIT (TAGGED 059) 113.76 11'' FRUIT (TAGGED 060) 113.66 11'' FRUIT (TAGGED 061) 113.90 TC 113.92 SW 114.04 TC 113.72 TC113.49 SW113.63 BSW 113.92 TC 113.21 CONC <. @ EW 113.24 TC GB 113.18 TC112.76 TC GB 113.13 TC113.13 SW 113.29 BSW 113.40 CONC <. @ EW 113.24 JP BSW 113.50 TC113.39 TC113.14 BSW 113.38 BSW 113.25 SW113.15 TC 113.04 TC GB 113.06 3'' CRAPE MYRTLE 112.94 BSW 113.16 SW113.05 TC112.95 BSW 113.15 SW113.03 TC 112.86 TC 112.22 TC 112.74 CONC <. @ EW 112.92 BSW 113.00 DYLIN BC DYLIN POC 112.79 112.90 DYLIN POC 112.74 112.85 20'' ORN (TAGGED 064) 109.91 13'' ORN (TAGGED 065) 109.44 22'' ORN (TAGGED 066) 108.29 18'' ORN (TAGGED 067) 108.52 18'' CEDAR (TAGGED 050) 112.44 23'' CEDAR (TAGGED 051) 113.18 22'' CEDAR (TAGGED 052) 114.62 21'' CEDAR (TAGGED 053) 114.73 BSW 114.31 TC <. BROKEN 113.69 TC POC 113.72 TC POC 113.80 113.82 TC GB 113.97 115.23 115.76 114.95 TC <. 4" 114.84 TC 114.54 TC114.50 SW 114.64 BSW 114.82 CONC <. @ EW 114.73 CONC <. @ EW 114.88 TC114.72 11'' CH PISTACHE 12'' CH PISTACHE 114.87 114.99 14'' CH PISTACHE 115.08 TC114.98 SW115.10 BSW 115.21 TC GB 115.21 TC 114.64 TC GB 115.22 CONC <. @ EW 115.31 SW 115.41 BSW 115.48 JP TC 115.31 24'' STUMP 115.56 TC115.53 SW 115.58 BSW 115.6611'' E.WAL 115.58 BSW 115.67 TC115.43 CONC <. @ EW 115.53 TC GB 115.44 TC 114.94 TC114.90 TC GB 115.36 TC114.89 BSW BSW 115.57 115.53 TC GB 115.33 TC GB 115.32 TC115.24 CONC <. 115.38 BSW 115.50 AC PATCH AC PATCH AC PATCH AC PATCH WW W W
W
W W
W
W
C
E
E T C
E

1.5%
1%TC 107.92

1.5% TC 107.45 TC 107.25 TC 107.32 TENNIS COURT FG 109.8 GRAVEL RECREATION AREA FG 109.3 NOTE 2 NOTE 2 BOCCE BALL COURT AND PAVILLION FG 107.7 NOTE 2 PUBLIC RESTROOM FF 109.5 x FG 109.9
x FG 113.7
x FG 112.2
FG 109.9 x
FG 107.5 x
x FG 107.9
x FG 107.9
x FG 107.9
x FG 107.9 x FG 107.9
x FG 106.95
x FG 107.2
FG 106.8 x
x FG 106.5
x FG 107.9
x FG 106.2
x FG 106.6
FG 105.8 x
FG 105.2 x
x FG 105.4
x FG 106.8 SSMH 201 RIM 105.2 SSMH 202 RIM 105.9 SSMH 203 RIM 111.3 x FG 107.9
FG 107.8 x
1%
8%
FG 107.7 x FG 109.7 x
FG 109.8 x
FG 111.2 x TW 114.0 TW 114.5
TW 114.0 TW 112.0
TW 108.0 1.5%
1% TC 106.25
1%
x FG 109.9
FG 109.4 x
x FG 107.8 FL 107.3 FL 107.3
x FG 108.3
x FG 108.0
x FG 109.0
x FG 109.8
x FG 109.7
x FG 109.6
FG 107.7 x
FG 107.1 x
FG 107.1 x
x FG 107.1
FG 105.2 x
FG 106.4 x
x FG 106.7
x FG 107.9
FG 107.9 x
FG 107.9 x
FG 107.0 x
FG 107.0 x FG 107.3 x FG 107.9 x FG 107.5 x FG 107.7 x FG 107.9 x FG 107.9 x FG 107.8 x FG 107.9 x
FG 107.8 x
FG 107.0 x
FG 107.0 x
FG 107.0 x
x FG 107.0
FG 107.7 x
x FG 107.8
x FG 107.9
FG 106.8 x
x FG 107.9
x FG 107.9
x FG 107.9
x FG 107.2
x FG 107.8
x FG 107.9 FL 107.3 FL 106.8 FL 106.8 FL 106.8 FL 107.5 FL 107.0 x FG 107.2
TW 109.0
TW 108.0 FL 105.6
BEGIN IMPROVEMENTS TC 105.1

CONFORM TO

EXISTING
TC 104.6FL 104.5
x FG 107.9
x FG 107.9
FG 104.8 x
FG 104.5 x
RAMP
x FG 105.8

CONFORM TO

EXISTING
TC 104.1

CONFORM TO

EXISTING
TC 104.1

CONFORM TO

EXISTING
TC 104.3

CONFORM TO

EXISTING
TC 104.5
FG 104.0 x
RAMP
x FG 105.3
x FG 107.9 FL 104.1 FL 105.6 FL 106.4

CONSTRUCT NEW
20' DRIVEWAY
TC 105.1
END

IMPROVEMENTS
TC 105.3 FL 105.3 FL 106.2 FL 105.6 FL 106.5
TW 112.0
112
113
111
109
108
110
107
106
TW 113.5
112
111
TW 109.0
107
106
105
104
FG 105.6 x FL 103.3
FG 105.1 x
FG 102.8 x
FG 104.0 x FL 104.5

0.5% 0.6% PVT DI 360 TG 103.8 FL 107.5
61-1
61-1
62-2
6 A-A
6 B-B
62-2
6 B-B
6 A-A FL 107.6

CONSTRUCT NEW
20' DRIVEWAY
TC 113.4
END

IMPROVEMENTS
TC 113.1 FL 108.0 PROPOSED PROPERTY LINE (TYP) EXISTING PROPERTY LINE (TYP) EXISTING PROPERTY LINE (TYP) PVT DI 315 TG 109.0 FL 108.5 SSMH 204 RIM 113.2 SSC0 205 RIM 113.2 REV. DESCRIPTION BY DATE GALLAHER SENIOR LIVING Job: Sheet: Scale: Drawn: Date: APN: Permit #:

S:\Clients\3565-25 OSL Construction (Gallaher) - 359 Hudson Street, Healdsburg, CA\CAD\Civil Engineering\Tenative Map\3565-25_05_Grading.dwg GJennings Plotted by 5/1/2026 10:22 AM BC ENGINEERING GROUP, INC.
&,9,L (1*,1((5,1* L$1' 3L$11,1*
www.bcengineeringgroup.com
Phone: 707.542.4321
2800 Cleveland Ave, Suite B
Santa Rosa, CA 95403
359 HUDSON STREET
HEALDSBURG, CA 95448 3565-25 AS SHOWN 002-291-033 1 inch = ft ( IN FEET ) GRAPHIC SCALE N 0 20 20 40
GRADING AND DRAINAGE MAY 2026 GHJ C5 GRADING NOTES: 1. ALL IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY SHALL MEET CITY OF HEALDSBURG STANDARDS. ALL DAMAGED CURB, GUTTER, AND SIDEWALK ALONG PROJECT FRONTAGE OF HUDSON, HARMON, AND MASON STREETS SHALL BE REPAIRED IN KIND. 2. FINISHED GRADE ELEVATIONS SHOWN FOR LANDSCAPE AMENITY AREAS ARE APPORXIMATE. DETAILED GRADING IN LANDSCAPING AMENITY AREAS IS SPECIFIC TO THE USE AND WILL BE COMPLETED AS PART OF THE BUILDING PERMIT SET. AMENITY DRAINAGE WILL CONNECT TO SWLID FEATURES OR PRIVATE STORM DRAIN SYSTEM SHOWN ON SHEET 7. 3. STORMWATER LOW IMPACT DEVELOPMENT (SWLID) DETAILS AND CALCULATIONS CAN BE FOUND IN PRELIMINARY STORM WATER LOW IMPACT DEVELOPMENT STUDY PREPARED BY BC ENGINEERING GROUP, DATED FEBRUARY 10, 2026. 4. A PRELIMINARY STORMWATER HYDROLOGY REPORT ANALYSIS FOR THE SITE AND THE PUBLIC STORM DRAIN HAS BEEN SUBMITTED SEPARATELY IN REPORT BY BC ENGINEERING GROUP, DATED FEBRUARY 10, 2026 Item 4.b
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105 110 115 120 105 110 115 120 CRCC BUILDING (4 STORIES) MAIN FLOOR FF 108.0 GARAGE FLOOR 97.0 WATER FEATURE GRASS MOUND 100 HUDSON STREET R/W POOL BUILDING FF 107.2 100 95 95 EXISTING S/W. NOTE 1 SHEET C6 APN 002-291-036 4' SITE PATHWAY BIORETENTION, TREATMENT SWALE EXISTING GRADE (TYP) LANDSCAPING AREA LANDSCAPING AREA SITE PATHWAY POOL PATIO AREA DRAINAGE SWALE PL BIORETENTION, TREATMENT SWALE 105 110 115 120 125 105 110 115 120 125 100 100 R/W PL HUDSON STREET EMPLOYEE HOUSING FF 107.0 EMPLOYEE HOUSING FF 107.0 EXISTING S/W. NOTE 1 SHEET C6 1% 1% CURB & GUTTER (TYP) DRIVEWAY PARKING PARKING DRIVEWAY BIORETENTION, TREATMENT SWALE APN 002-291-003 EXISTING GRADE (TYP) LANDSCAPING AREA BIORETENTION, TREATMENT SWALE 105 110 115 120 100 HARMON STREET R/W CRCC BUILDING (4 STORIES) MAIN FLOOR FF 108.0 GARAGE FLOOR 97.0 GRASS MOUND EXISTING S/W. NOTE 1 SHEET C6 EXISTING GRADE (TYP) 4' SITE PATHWAY BIORETENTION, TREATMENT SWALE LANDSCAPING AREA LANDSCAPING AREA BIORETENTION, TREATMENT SWALE 4' SITE PATHWAY LANDSCAPING AREA SITE PATHWAY SITE PATHWAY LANDSCAPING AREA 105 110 115 120 100 CRCC BUILDING (4 STORIES) MAIN FLOOR FF 108.0 GARAGE FLOOR 97.0 PL GRASS MOUND APN 002-291-003 1.5% 4' SITE PATHWAY 4' SITE PATHWAY BIORETENTION, TREATMENT SWALE LANDSCAPING AREA SITE PATHWAY CURB & GUTTER CURB & GUTTER DRIVEWAY PARKING BIORETENTION, TREATMENT SWALE 105 110 115 120 125 MEMORY CARE FF 110.0 PL TENNIS COURT GRAVEL RECREATION AREA PL 105 110 115 120 125 APN 002-291-037 EXISTING RESIDENCE APN 002-291-008 1.5% EXISTING GRADE (TYP) RETAINING WALL (TYP) DRAINAGE SWALE BIORETENTION, TREATMENT SWALE 6' SITE PATHWAY 20' ACCESS DRIVEWAY 4' SITE PATHWAY REV. DESCRIPTION BY DATE GALLAHER SENIOR LIVING Job: Sheet: Scale: Drawn: Date: APN: Permit #:

CIVIL ENGINEERING & LAND PLANNING
www.bcengineeringgroup.com
Phone: 707.542.4321
2800 Cleveland Ave, Suite B
Santa Rosa, CA 95403
359 HUDSON STREET
HEALDSBURG, CA 95448 3565-25 AS SHOWN 002-291-033
SITE SECTIONS MAY 2026 GHJ C6 6EC7I2N HORIZONTAL SCALE: 1"=10' VERTICAL SCALE: 1"=10' 6EC7I2N HORIZONTAL SCALE: 1"=10' VERTICAL SCALE: 1"=10' 6EC7I2N A HORIZONTAL SCALE: 1"=10' VERTICAL SCALE: 1"=10' 6EC7I2N % HORIZONTAL SCALE: 1"=10' VERTICAL SCALE: 1"=10'

MATCH LINE (SEE ABOVE)

MATCH LINE (SEE BELOW)
Item 4.b
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CPI # 1 ELEV: 104.41' SET CPI CTRL CUT 'X' FND CUT 'X' CPI # 3 ELEV: 105.56' SET CPI CTRL SPIKE 100d CPI # 9 ELEV: 113.72' SET CPI CTRL CUT 'X' CPI # 10 ELEV: 114.44' SET CPI CTRL CUT 'X' CPI # 12 ELEV: 115.61' SET CPI CTRL MAG NAIL TC GB 104.18 TC 103.79 TC GB 104.11 TC BC 104.05 TC POC 103.92 TC103.90 TC104.00 TC 104.08 TC 104.16 TC 104.27 TC POC 104.38 TC PCC 104.48 TC POC 104.56 TC EC GB 104.76 TC104.43 TC104.67TC GB 105.02 TC BC 105.05 TC POC 105.13 TC POC 105.16 27'' PALM (TAGGED 032) 105.50 TC POC 105.35 TC POC 105.08 TC POC 105.09 TC POC GB 105.58 JP TC POC 105.21 EP POC DWY 105.62 BRICK POC 105.60EP POC 105.37 EP POC 105.58 DYLIN END 104.43 TC105.15 TC 105.06 TC GB 104.95 TC GB 104.89 TC BC 104.76 TC POC 104.67 TC POC 104.62 TC POC 104.40 TC EC 104.31 TC 104.22 TC <. 104.20 TC104.07 TC BC 103.99 TC POC 103.96 TC EC 103.93 TC103.95 TC 104.03 TC104.11 TC 104.20 TC BC 104.36 TC POC 104.49 TC BC 104.20 TC GB 104.59 TC <. 104.55 TC POC 104.27 TC POC GB 104.65 TC <. 104.73 TC <. 104.71 TC POC 104.71 TC PRC 104.80 TC POC 104.96 TC POC 105.12 7'' ORN (TAGGED 035)(CLUSTER X2) 106.89 4'' ORN (TAGGED 036) 106.64 10'' ORN (TAGGED 037)(CLUSTER X2) 106.54 10'' ORN (TAGGED 034) 106.44 12'' ORN (TAGGED 0334)(CLUSTER X3) 106.2230'' B.O. (TAGGED 031) 105.56 TC END 104.74 TC END 104.21TC 104.58 TC POC GB 105.63 TC EC 105.62 TC105.76 TC105.62 TC BC 105.57 TC POC 105.50 TC POC 105.34 TC GB 104.31 TC 103.94 TC POC 104.01 TC POC 104.03 TC POC 104.13 TC POC 104.56 TC POC 104.64 TC EC 104.78 TC104.89 TC104.95 TC105.13 PP TC GB 105.16 TC 105.30 TC105.41 CONC <. 105.56 3/4'' BFPCV 3/4'' BFPCV B COR 105.33 TC END 105.36 TC GB 105.90 TC GB 105.85 TC <. 104.76 TC POC 104.82 TC104.82 TC END 104.63 TC105.06 TC105.16 TC POC 105.59 TC END 105.20 B LINE 105.32 TC105.49 TC105.50 TC 105.32 JP TC105.24 TC GB 105.08 TC104.70 TC GB 105.05 CONC <. @ EW 105.20 BRICK <. PAVER TC105.26 TC105.40 TC GB 105.37 TC105.22 TC105.15 TC105.02 3'' ORN (TAGGED 038) 106.90 6'' CRAPE MYRTLE (TAGGED 039) 107.15 5'' CRAPE MYRTLE (TAGGED 040) 106.79 7'' ORN (TAGGED 042) 105.49 7'' ORN (TAGGED 041)(CLUSTER X2) 105.35 14'' ORN (TAGGED 043) 106.75 9'' ORN (TAGGED 044) 106.63 14'' E.WAL (TAGGED 080) 106.10 19'' L.O. (TAGGED 079) 106.71 10'' L.O. (TAGGED 078) 106.80 24'' L.O. (TAGGED 077) 106.91 35'' ORN (TAGGED 076)(CLUSTER X3) 106.79 12'' L.O. (TAGGED 070) 107.23 6'' UKN TREE (TAGGED 069) 106.56 5'' UKN TREE (TAGGED 068) 106.44 7'' L.O. (TAGGED 071) 106.47 10'' L.O. (TAGGED 072) 106.42 12'' L.O. (TAGGED 073) 106.52 18'' L.O. (TAGGED 074) (CLUSTER X2) 106.74 8'' L.O. (TAGGED 075) 106.76 CL TEE 115.16 10'' BIRCH (TAGGED 047) 24'' L.O. (TAGGED 046) 24'' L.O. (TAGGED 045) 22'' CEDAR (TAGGED 048) 20'' CYPRESS (TAGGED 049) OHW OHWOHW OHW OHW OHW OHW OHW TC GB 114.42 JP TC114.15 10'' FRUIT (TAGGED 054) 114.40 12'' FRUIT (TAGGED 055) 114.16 7'' FRUIT (TAGGED 056) 113.98 13'' FRUIT (TAGGED 057) 114.15 11'' FRUIT (TAGGED 058) 113.94 6'' FRUIT (TAGGED 059) 113.76 11'' FRUIT (TAGGED 060) 113.66 11'' FRUIT (TAGGED 061) 113.90 TC 113.92 TC 113.72 TC113.49 TC 113.21 CONC <. @ EW 113.24 TC GB 113.18 TC112.76 TC GB 113.13 TC113.13 CONC <. @ EW 113.24 JP TC113.39 TC113.14 TC 113.04 TC GB 113.06 3'' CRAPE MYRTLE 112.94 TC112.95 TC 112.86 TC 112.22 TC 112.74 CONC <. @ EW 112.92 DYLIN BC DYLIN POC 112.79 112.90 DYLIN POC 112.85 TC POC 112.74 20'' ORN (TAGGED 064) 109.91 13'' ORN (TAGGED 065) 109.44 22'' ORN (TAGGED 066) 108.29 18'' ORN (TAGGED 067) 108.52 18'' CEDAR (TAGGED 050) 112.44 23'' CEDAR (TAGGED 051) 113.18 22'' CEDAR (TAGGED 052) 114.62 21'' CEDAR (TAGGED 053) 114.73 TC <. BROKEN 113.69 TC POC 113.72 113.90 TC POC 113.80 TC GB 113.82 TC GB 113.97 114.50 113.58 TC 114.60 114.95 TC 115.76 TC 115.23 TC <. 4" 114.84 TC 114.54 TC114.50 CONC <. @ EW 114.73 CONC <. @ EW 114.88 TC114.72 11'' CH PISTACHE 12'' CH PISTACHE 114.87 114.99 14'' CH PISTACHE 115.08 TC114.98 TC GB 115.21 TC 114.64 TC GB 115.22 CONC <. @ EW 115.31 JP TC 115.31 24'' STUMP 115.56 TC115.53 11'' E.WAL 115.58 TC115.43 CONC <. @ EW 115.53 TC GB 115.44 TC 114.94 TC114.90 TC GB 115.36 TC114.89 TC GB 115.33 TC GB 115.32 TC115.24 CONC <. 115.38 AC PATCH AC PATCH AC PATCH AC PATCH WW W W
W
W W
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E AC PATCH
E CO SS SSMH RIM: 106.12' FL: 99.14' 6" (N) FL: 99.02' 6" (NW) FL: 98.93' 6" (S) CO CO CO CO AC PATCH SS SSMH RIM: 104.85' FL: 98.80' 6" (W) FL: 97.17' 6" (N) FL: 97.07' 6" (SE SS SSMH RIM: 113.25' FL: 107.77' 6" (N) FL: 107.75' 6" (W) FL: 107.71' 6" (E) SD SDMH RIM: 104.41' FL: 99.51' 18" (NW) FL: 99.45' 18" (SE) SDCB TC: 103.94' FL: 99.64' 15" (NE) SD SDMH RIM: 103.79' FL: 99.04' 24" (NE) FL: 98.89' 15" (SW) FL: 98.60' 18" (NW) FL: 98.51' 36" (SE) SDCB TC: 103.88' FL: 99.42' 15" (NNE) FL: 99.38' 21" (SW) SS SSMH RIM: 104.08' FL: 97.85' 6" (N) FL: 97.80' 6" (SE) FL: 97.78' 6" (S) SS SSMH RIM: 105.23' FL: 101.21' 6" (E) FL: 101.20' 6" (W) SDCB TC: 105.53' FL: 101.01' 18" (W) FL: 100.98' 18" (E) SDCB TC: 104.72' FL: 100.30' 15" (W) FL: 100.06' 18" (N) FL: 100.04' 18" (SE) W CO 6" S
6" S
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APN:002-291-036
APN:002-291-037
APN:002-291-031
APN:002-291-030
APN:002-291-019
APN:002-291-008
APN:002-291-012
APN:002-291-003
APN:002-291-020
APN:002-291-043
APN:002-291-040
APN:002-291-041 WM WM WM WM SSSS SS SS SS SS 20' PUBLIC UTILITY EASEMENT CRCC BUILDING (4 STORIES) EMPLOYEE HOUSING EMPLOYEE HOUSING MEMORY CARE POOL HOUSE TENNIS COURT BOCCE BALL COURT PATIO AREA CONNECT TO EXISTING 8" WATER 12" WATER
12" WATER
REMOVE/ABANDON EXISTING 8" WATER 12" WATER CONNECT TO EXISTING 8" WATER PUBLIC 12" WATER
PUBLIC 12" WATER CONNECT TO EXISTING 8" WATER REMOVE EXISTING WATER METERS, FIRE HYDRANT AND COMBINATION SERVICE EXISTING FH TO REMAIN FH 4" DDCV 1" WM AND BACKFLOW DEVICE 2" WM AND BACKFLOW DEVICE 8" DDCV 1" WM AND BACKFLOW DEVICE 1" WM AND BACKFLOW DEVICE FH SSMH 200 RIM 105.2 INV 100.41 THRU INV 100.51 IN SSMH 201 RIM 105.2 INV 100.72 SSMH 202 RIM 105.9 INV 101.19 SSMH 204 RIM 111.3 INV 104.47 PUBLIC 8" S - 93LF
PUBLIC 6" S - 43LF
PUBLIC 8" S - 223 LF 6" S LAT INV 102.7 4" S LAT INV 103.0 4" S LAT INV 103.5 4" S LAT INV 106.0 CONNECT TO EXISTING CATCH BASIN CB 300 TB 104.6 INV 100.21 PVT DI 301 TG 105.2 INV 100.28 PVT DI 302 TG 104.2 INV 100.39 PVT DI 303 TG 106.0 INV 100.88 PVT DI 304 TG 106.0 INV 100.95 PVT DI 305 TG 106.0 INV 101.29 PVT DI 306 TG 106.0 INV 101.37PVT DI 307 TG 106.2 INV 101.53 PVT DI 320 TG 106.5 INV 101.92 PVT DI 309 TG 106.2 INV 101.82 PVT DI 310 TG 106.5 INV 102.14 PVT DI 311 TG 106.5 INV 102.39 PVT DI 312 TG 106.9 INV 102.57 PVT DI 313 TG 107.5 INV 102.73 PVT DI 314 TG 106.8 INV 102.91 PVT DI 360 TG 104.1 INV 100.44PVT DI 361 TG 104.3 INV 100.48 CB 330 TB 104.9 INV 100.35 PVT DI 331 TG 104.9 INV 100.39 PVT DI 340 TG 104.7 INV 100.57 PVT DI 332 TG 105.4 INV 100.57 PVT DI 333 TG 106.1 INV 101.02 PVT CB 334 TB 107.5 INV 101.38 PVT DI 335 TG 106.7 INV 101.64 PVT DI 336 TG 106.7 INV 101.74 PVT DI 337 TG 106.8 INV 101.85 PVT DI 338 TG 107.0 INV 102.14 PVT CB 350 TG 106.5 INV 101.60 PVT DI 351 TG 105.8 INV 101.68 EXISTING PUBLIC SEWER TO REMAIN REMOVE EXISTING SEWER LATERAL CONNECT TO EXISTING CATCH BASIN PVT DI 308 TG 106.3 INV 101.59 18" SD - 33LF
12" PVT SD - 33LF
12" PVT SD
- 22LF
12" PVT SD - 99LF
18" SD - 67LF
12" PVT SD - 32LF
12" PVT SD - 45LF
18" SD - 50LF
12" PVT SD - 64
12" PVT SD - 50LF
12" PVT SD - 36LF
12" PVT SD - 32LF
12" PVT SD - 36LF 12" PVT SD - 14LF 12" PVT SD - 14LF 12" PVT SD - 17LF 12" PVT SD - 12LF 12" PVT SD - 18LF 18" SD - 186LF 12" PVT SD - 36LF 12" PVT SD - 35LF
12" PVT SD - 90LF
12" PVT SD - 73LF
12" PVT SD - 52LF
12" PVT SD - 44LF
12" PVT SD - 54LF 12" PVT SD - 8LF 12" PVT SD - 19LF 12" PVT SD - 23LF 12" PVT SD - 7LF WATER FEATURE (SEE LANDSCAPE DRAWINGS) LAWN AREA (SEE LANDSCAPE DRAWINGS) EXISTING 6" S TO REMAIN EXISTING 6" S TO REMAIN LOT 1 LOT 2 HUDSON STREET 12" PVT SD - 13LF CB 360 TB 103.8 INV 100.46 10' PUBLIC SEWER EASEMENT PUBLIC RESTROOM GRAVEL RECREATION AREA PVT DI 315 TG 109.3 INV 103.08 12" PVT SD - 69LF RAMP EXISTING PROPERTY LINE (TYP)
PROPOSED PROPERTY LINE EXISTING PROPERTY LINE (TYP) MASON STREET SSMH 205 RIM 111.3 INV 106.38 SSCO 205 RIM 113.2 INV 106.50 PUBLIC 8" S
- 25 LF PUBLIC 8" S - 31 LF SSMH 203 RIM 108.1 INV 102.31 PUBLIC 8" S - 108 LF
REV. DESCRIPTION BY DATE GALLAHER SENIOR LIVING Job: Sheet: Scale: Drawn: Date: APN: Permit #:

S:\Clients\3565-25 OSL Construction (Gallaher) - 359 Hudson Street, Healdsburg, CA\CAD\Civil Engineering\Tenative Map\3565-25_07_Utilities.dwg GJennings Plotted by 5/1/2026 11:38 AM BC ENGINEERING GROUP, INC.
&,9,L (1*,1((5,1* L$1' 3L$11,1*
www.bcengineeringgroup.com
Phone: 707.542.4321
2800 Cleveland Ave, Suite B
Santa Rosa, CA 95403
359 HUDSON STREET
HEALDSBURG, CA 95448 3565-25 AS SHOWN 002-291-033 1 inch = ft ( IN FEET ) GRAPHIC SCALE N 0 20 20 40
UTILITY PLAN MAY 2026 GHJ UTILITY NOTES: 1. ALL PROPOSED STORM DRAIN CONDUIT AND STRUCTURES ARE PUBLIC UNLESS OTHERWISE NOTED. ALL PUBLIC STORM DRAIN SHALL MEET CITY OF HEALDSBURG STANDARDS. 2. ALL WATER MAINS AND APPURTENANCES ARE PUBLIC UNLESS OTHERWISE NOTED AND SHALL MEET CITY OF HEALDSBURG STANDARDS. 3. ALL SEWER MAINS AND STRUCTURES ARE PUBLIC UNLESS OTHERWISE NOTED AND SHALL MEET CITY OF HEALDSBURG STANDARDS. 4. ALL EXISTING SEWER AND WATER LATERALS TO THE PROJECT SITE SHALL BE REMOVED AND MAINS REPAIRED PER CITY OF HEALDSBURG STANDARDS, UNLESS OTHERWISE NOTED. 5. FINAL LOCATION OF NEW FIRE HYDRANTS (FH) AND DOUBLE DETECTOR CHECK VALVES (DDCV) SHALL BE DETERMINED BY FIRE MARSHAL. 6. JOINT TRENCH AND LANDSCAPE IRRIGATION ARE BY OTHERS. C7 Item 4.b 104 of 316
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A C D F B E KEY PLAN ELEVATION - "A" MAIN BUILDING SCALE: 3/32" = 1'-0" 1234 ELEVATION "E" MAIN BUILDING SCALE: 3/32" = 1'-0" ELEVATION - "B" MAIN BUILDING SCALE: 3/32" = 1'-0" Item 4.b 105 of 316
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ELEVATION "D" MAIN BUILDING SCALE: 3/32" = 1'-0" ELEVATION - "C" MAIN BUILDING SCALE: 3/32" = 1'-0" ELEVATION - "F" MAIN BUILDING SCALE: 3/32" = 1'-0" A C D F B E KEY PLAN Item 4.b 106 of 316
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PROFESSIONAL
JEFFREY D.CIVIAN REGISTERED No. 36278
Exp.
06-30-2026
STATE
OF
CIVIL

ENGINEER

CALIFORNIA
9 GALLAHER COMPANIES
COMMUNITY • CONSTRUCTION • FAMILY
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1 Memorandum
Date: July 28, 2026
To: Brooke Ross, Development and Site Acquisition Specialist Gallagher Signature Living
From: Philip Ault, Director of Noise and Air Quality
Jackie Winkel, Senior Air Quality Scientist
Subject: Air Quality Analysis for the Proposed Healdsburg Continuing Care Retirement Community Project Located in Healdsburg, California

INTRODUCTION
At the request of Gallaher Signature Living (project applicant), FirstCarbon Solutions (FCS) prepared this memorandum to evaluate the potential air quality impacts associated with construction of the proposed Healdsburg Continuing Care Retirement Community Project (proposed project), located in Healdsburg, California.

PROJECT DESCRIPTION
The project site is located at 359 Hudson Street in the City of Healdsburg (City), in Sonoma County, California. The proposed project would develop approximately 3.61 acres of an approximately 3.63-acre site associated with Assessor’s Parcel Number (APN) 002-291-033. 1, 2 The project site is bounded by Mason Street and residential uses to the north; residential and commercial uses to the east; commercial uses, Hudson Street, and railroad tracks, as well as the future Sonoma-Marin Area Rail Transit (SMART) Station to the south; and residential uses to the west.

The proposed project would demolish approximately 21,700 square feet of existing uses and develop a Continuing Care Retirement Community (CCRC) consisting of one 4-story building with 67 luxury seniorliving units, two 2-story worker-housing apartment buildings totaling 10 units, one single-story memory1 Although the project parcel comprises 3.63 acres, the development area only consists of 3.61 acres. 2 While the modeling in Attachment A analyzed 3.60 acres, any difference in emissions would be negligible and would not materially change the outputs.

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2 care residence with six memory care bedrooms, and a variety of indoor and outdoor recreational areas and amenities across the 3.61-acres.

APPLICABLE GENERAL PLAN POLICIES
The Healdsburg 2030 General Plan Policy Document contains the following policy that is relevant to air quality and would be required to be implemented by the proposed project. 3 NR-28 Require the use of Best Management Practices, such as those promulgated by the Bay Area Air District, during construction to minimize emissions.

ENVIRONMENTAL COMMITMENTS
In accordance with the City’s General Plan Policy NR-28, the proposed project would implement the following measures during construction to minimize emissions of dust and equipment exhaust. The measures shall be included in construction materials and demolition and grading permit applications.

Basic Best Management Practices (BMPs) for Constructionrelated Fugitive Dust Emissions • All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered twice per day, as needed. • All haul trucks transporting soil, sand, or other loose material off-site shall be covered. • All visible mud or dirt trackout onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. • All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph). • All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.

Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
• All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20 mph.
• All trucks and equipment, including their tires, shall be washed off prior to leaving the site. • Unpaved roads providing access to sites located 100 feet or further from a paved road shall be treated with a 6- to 12-inch layer of compacted wood chips, mulch, or gravel. • Publicly visible signs shall be posted with the telephone number and the name of the person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Bay Area Air District’s General Air Pollution Complaints number shall also be visible to ensure compliance with applicable regulations. 3 City of Healdsburg. Healdsburg 2030 General Plan Policy Document. Website:
https://healdsburg.gov/DocumentCenter/View/634/General-Plan-Policy-Document-PDF. Accessed July 2, 2026.

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3 Tier 4 Final Equipment for Construction-related Exhaust Emissions
• All off-road diesel-powered construction equipment with a rated engine of 25 horsepower or greater shall be equipped with United States Environmental Protection Agency (EPA) Tier 4 Final engines, or equivalent emissions-control technology, and shall be properly maintained and operated in accordance with manufacturer specifications throughout the duration of construction activities. Onsite cranes (if applicable) and air compressors will be electric.

AIR QUALITY ANALYSIS
The project site is located within the Northern Sonoma County Air Pollution Control District (NoSoCo Air).

Air quality in NoSoCo Air is in attainment for all pollutants and falls below the applicable standards set in the National Ambient Air Quality Standards (NAAQS) and the California Ambient Air Quality Standards (CAAQS). NoSoCo Air has not adopted standards of significance for project emissions from individual development projects to use as guidance and recommends that projects use thresholds and guidance recommendations from the Bay Area Air Quality Management District (Bay Area Air District).

Therefore, the proposed project’s construction-related emissions were estimated and evaluated in accordance with the Bay Area Air District’s recommended methodologies and the thresholds of significance contained in the Bay Area Air District 2022 CEQA Guidelines. 4 Emissions were estimated using California Emissions Estimator Model (CalEEMod) Version 2022.1. CalEEMod provides a uniform platform for government agencies, land use planners, and environmental professionals to calculate emissions from land use development and linear projects in California. Use of CalEEMod is recommended by the Bay Area Air District.

Construction was assumed to begin in July 2028 and conclude in 2029. Construction activities would include demolition, site preparation and tree removal, grading, building construction, paving (of internal roads and parking areas), and application of architectural coatings. Construction emissions were modeled assuming construction would occur during 2027 and 2028. Although the project construction schedule has subsequently shifted to 2028 and 2029, construction emissions would be expected to decrease in later years due to ongoing improvements in equipment technology and increasingly stringent regulatory requirements applicable to construction equipment and fuels. Therefore, the emissions analysis represents a conservative, worst-case assessment of potential construction emissions. 4 Bay Area Air Quality Management District (Bay Area Air District). 2022. CEQA Thresholds and Guidelines Update. Website:
https://www.baaqmd.gov/plans-and-climate/california-environmental-quality-act-ceqa/updated-ceqa-guidelines. Accessed July 2, 2026.

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4 CalEEMod provides default values for estimating construction emissions based on land use type, site size, and building size(s). These defaults were utilized in the analysis unless otherwise noted in the CalEEMod output report which is included in Attachment A.

Criteria Air Pollutant Construction Emissions
Construction Fugitive Dust
Construction-related activities, such as demolition, site preparation, grading, and material delivery and hauling, would result in fugitive dust emissions. Fugitive dust is recognized to impact local communities.

The City’s General Plan Policy NR-28 would require the use of BMPs, such as those promulgated by the Bay Area Air District, during construction to minimize emissions. Additionally, the Bay Area Air District bases the determination of significance for fugitive dust on whether feasible and effective control measures have been implemented or not. For a project to have a less than significant impact related to construction-related fugitive dust emissions, the Bay Area Air District’s Basic BMPs must be implemented.

Therefore, based on compliance with General Plan Policy NR-28, the proposed project would demonstrate a less than significant impact related to short-term construction fugitive dust emissions.

Construction Exhaust Emissions
Construction-related exhaust emissions for the proposed project were estimated in accordance with Bay Area Air District recommended methodologies and were compared against the Bay Area Air District’s thresholds of significance, as shown in Table 1. Table 1 shows the proposed project’s average daily construction exhaust emissions. As indicated in Table 1, construction exhaust emissions would be below the Bay Area Air District’s recommended thresholds of significance, and impacts would be less than significant.

Table 1: Criteria Pollutant Emissions—Construction
Construction Year

ROG NOX
PM10
(exhaust)
PM2.5
(exhaust)
pounds per day
2028 9.91 2.25 0.04 0.04
2029 43.79 0.79 0.01 0.01
Significance Threshold (lbs/day) 54 54 82 54
Exceeds Significance Threshold? No No No No
Notes:
lbs = pounds
NOX = oxides of nitrogen
PM10 = particulate matter less than 10 microns in diameter PM2.5 = particulate matter less than 2.5 microns in diameter ROG = reactive organic gases
Average daily emissions were calculated by dividing the pounds of emissions by the number of net workdays of construction for each construction year.

Source: Attachment A
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5 Health Risk Assessment – Construction
According to the California Air Resources Board (ARB), some land uses are considered more sensitive to air pollution than others due to the types of population groups or activities involved. Heightened sensitivity may be caused by health problems, proximity to the emissions source, or duration of exposure to air pollutants. Children, pregnant women, the elderly, and those with existing health problems are especially vulnerable to the effects of air pollution. Accordingly, land uses that are typically considered to be sensitive receptors include residences, schools, child care centers, playgrounds, retirement homes, convalescent homes, hospitals, and medical clinics.

The project site is located within 1,000 feet of existing sensitive receptors that could be exposed to diesel emission exhaust during project construction. Construction emissions have the potential to result in significant health impacts due to emissions of diesel particulate matter (DPM), which is a toxic air contaminant (TAC), and fine particulate matter less than 2.5 microns in diameter (PM2.5). The nearest sensitive receptors are residents located immediately adjacent to the project site, including residences less than 10 feet from the southeastern and northwestern project boundaries. Residences are also located approximately 20 feet to the east of the northeastern project boundary. Worker receptors are located to the south and east of the project site; the nearest worker receptor is Fogbelt Brewing Company, approximately 60 feet to the south of the project site. In addition, the Pine Tree Preschool is located approximately 625 feet from the project site.

To evaluate potential construction-related impacts, a health risk assessment (HRA) was conducted using air dispersion modeling and exposure assumptions consistent with Bay Area Air District and Office of Environmental Health Hazard Assessment (OEHHA) guidance. The HRA quantifies potential cancer and non-cancer health risks to nearby sensitive receptors resulting from project-related construction emissions. Cancer risk is evaluated because long-term exposure to TACs may increase the likelihood of developing cancer, while non-cancer hazard impacts are evaluated to assess the potential for adverse health effects other than cancer. DPM is used as a surrogate TAC for evaluating cancer risk because diesel exhaust is a well-characterized source of TAC emissions and DPM serves as an indicator of the carcinogenic potency of diesel exhaust, consistent with OEHHA guidance. In addition, PM2.5 concentrations were evaluated in accordance with Bay Area Air District guidance because elevated concentrations of fine particulate matter have been associated with adverse health effects, including respiratory and cardiovascular impacts, independent of cancer risk.

DPM and PM2.5 emissions associated with project construction activities were quantified using CalEEMod. Emissions sources include off-road construction equipment and on-road mobile sources associated with construction activities, including worker trips, vendor deliveries, and haul trucks traveling on roadways within 1,000 feet of the project site.

The resulting DPM and PM2.5 emissions were modeled using the American Meteorological Society/EPA Regulatory Model (AERMOD) to estimate pollutant concentrations at sensitive receptors located within 1,000 feet of the project site. The modeling results were used to identify the Maximally Exposed Individual Resident (MEIR) and Maximally Exposed Individual Worker (MEIW).

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6 Cancer risk was evaluated at each of the sensitive receptors within 1,000 feet of the project site using the modeled DPM concentrations. Consistent with Bay Area Air District and OEHHA guidance, DPM was used as a surrogate TAC to evaluate the carcinogenic effects of diesel exhaust. Cancer risk, expressed as excess cancer cases per 1 million exposed individuals, was calculated at each receptor using the Hot Spots Analysis and Reporting Program, Version 2 (HARP2), which is the ARB software used to calculate health risks from TACs.

The analysis accounts for exposure occurring during the 13-month construction period and averages the resulting risk over a 70-year lifetime. For residential receptors, the risk assessment incorporated age sensitivity factors and assumed exposure beginning during the third trimester of pregnancy, consistent with OEHHA guidance. For preschool receptors, the risk assessment incorporated age sensitivity factors and assumed exposure beginning at age 18 months. 5 Worker cancer risk was based on exposure beginning at age 16 and incorporated a worker adjustment factor of 4.2 to account for the overlap between peak daytime construction activity and worker presence.

Chronic non-cancer health hazards were also evaluated using the annual average DPM concentrations predicted by AERMOD (EPA's preferred air dispersion model for estimating how air pollutants emitted from a source disperse in the atmosphere and what concentrations occur at nearby receptors). The chronic hazard assessment evaluates the potential for adverse long-term health effects other than cancer, such as impacts to organ systems or reproductive health, resulting from exposure to TAC emissions during construction.

Separately, annual average PM2.5 concentrations attributable to construction activities were evaluated at nearby sensitive receptors. Unlike the cancer and non-cancer health risk analyses, which assess health effects associated with exposure to TAC emissions, the PM2.5 analysis evaluates potential health impacts associated with elevated concentrations of fine particulate matter in ambient air from the proposed project’s construction activities.

Table 2 summarizes the proposed project's construction cancer risk, chronic non-cancer hazard index, and annual PM2.5 concentration impacts at the maximally exposed receptor locations. As shown in Table 2, the estimated cancer risk, chronic non-cancer hazard, and PM2.5 concentration impacts associated with project construction would not exceed the Bay Area Air District's applicable single source significance thresholds and impacts would be less than significant.

Table 2: Estimated Health Risks and PM2.5 Concentrations—Construction Receptor
Cancer Risk
(risk per
million)
Chronic Noncancer
Hazard Index
Maximum
Annual PM2.5
(µg/m3)
MEIR 2.74 <0.01 0.04
MEIW 0.49 <0.01 0.01
5 Pine Tree Preschool. 2026. Child Care Services for Children 18 months to 6 years. Website: https://pinetreepreschool.net/.

Accessed July 1, 2026.

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7 Receptor
Cancer Risk
(risk per
million)
Chronic Noncancer
Hazard Index
Maximum
Annual PM2.5
(µg/m3)
Pine Tree Preschool 0.04 <0.01 <0.01
Thresholds of Significance 10 1 0.3
Exceeds Individual Source Threshold? No No No
Notes:
µg/m3 = micrograms per cubic meter
MEIR = Maximally Exposed Individual Resident
MEIW = Maximally Exposed Individual Worker
The MEIR is a residence located at the northern border of the project site (receptor ID 731).

The MEIW is a commercial establishment located southeast of the project site (receptor ID 585).

Source: Attachment A
As a residential project, the proposed project is not considered a source of TACs during operations because it would not include large stationary sources that generate TACs nor would the vehicles accessing the project site include a substantial number of diesel-fueled vehicles, which are sources of TACs. Therefore, operational-related impacts would be less than significant.

CONCLUSION
The analysis above demonstrates that air pollutant emissions and construction-related health risk impacts from implementation of the proposed project would not exceed the Bay Area Air District’s applicable thresholds of significance during construction. Operational TAC impacts would also be less than significant because the proposed residential project would not include large stationary TAC sources or a substantial number of diesel-fueled vehicles.

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Attachment A:

Air Quality Supporting Information
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H E A L D S B U R G C O N T I N U I N G C A R E R E T I R E M E N T C O M M U N I T Y P R O J E C T

A I R Q U A L I T Y , G R E E N H O U S E G A S E M I S S I O N S , A N D E N E R G Y A N A L Y S I S - A T T A C H M E N T A Table of Contents
CalEEMod Reports 1
Construction HRA 41
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CalEEMod Reports
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Table of Contents

1. Basic Project Information

1.1. Basic Project Information

1.2. Land Use Types

1.3. User-Selected Emission Reduction Measures by Emissions Sector

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds

2.2. Construction Emissions by Year

2.2.1. Total Construction Emissions by Year, Unmitigated

2.2.2. Onsite Construction Emissions by Year, Unmitigated

2.2.3. Offsite Construction Emissions by Year, Unmitigated

3. Construction Emissions Details

3.1. Demolition (2027)

3.1.1. Onsite - Unmitigated

3.1.2. Offsite - Unmitigated

3.2. Site Preparation (2027)

3.2.1. Onsite - Unmitigated

3.2.2. Offsite - Unmitigated

3.3. Grading (2027)
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3.3.1. Onsite - Unmitigated

3.3.2. Offsite - Unmitigated

3.4. Building Construction (2027)

3.4.1. Onsite - Unmitigated

3.4.2. Offsite - Unmitigated

3.5. Building Construction (2028)

3.5.1. Onsite - Unmitigated

3.5.2. Offsite - Unmitigated

3.6. Paving (2028)

3.6.1. Onsite - Unmitigated

3.6.2. Offsite - Unmitigated

3.7. Architectural Coating (2027)

3.7.1. Onsite - Unmitigated

3.7.2. Offsite - Unmitigated

3.8. Architectural Coating (2028)

3.8.1. Onsite - Unmitigated

3.8.2. Offsite - Unmitigated

4. Operations Emissions Details

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated

4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Attachment A
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5. Activity Data

5.1. Construction Schedule

5.2. Off-Road Equipment

5.2.1. Unmitigated

5.3. Construction Vehicles

5.3.1. Unmitigated

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies

5.5. Architectural Coatings

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities

5.6.2. Construction Earthmoving Control Strategies

5.7. Construction Paving

5.8. Construction Electricity Consumption and Emissions Factors

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated

5.18.2. Sequestration

5.18.2.1. Unmitigated

8. User Changes to Default Data
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8.1. Justifications

8.3. Land Use

8.4. Construction

8.4.1. Construction Phases

8.4.2. Off-Road Equipment
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1. Basic Project Information

1.1. Basic Project Information
Data Field Value
Project Name Healdsburg Senior Living Community v2
Construction Start Date 1/4/2027
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 2.20000
Precipitation (days) 11.8000
Location 359 Hudson St, Healdsburg, CA 95448, USA
County Sonoma-North Coast
City Healdsburg
Air District Northern Sonoma County APCD
Air Basin North Coast
TAZ 890
EDFZ 2
Electric Utility City of Healdsburg Electric Department Gas Utility Pacific Gas & Electric
App Version 2022.1.1.45
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1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft) Landscape Area (sq ft)
Special Landscape
Area (sq ft)
Population Description
Apartments Mid
Rise

67.0000 Dwelling Unit 3.60000 172,799 1.58000 0.00000 172.000 4-story, 67-unit building
Apartments Low
Rise

5.00000 Dwelling Unit 0.00000 3,030.00 0.00000 0.00000 13.0000 Worker Housing Building 1: 1,515 sf
+ 1,515 garage
Apartments Low
Rise

5.00000 Dwelling Unit 0.00000 4,697.00 0.00000 0.00000 13.0000 Worker Housing Building 2: 2,453 sf
+ 2,244 sf garage
Apartments Low
Rise

7.00000 Dwelling Unit 0.00000 4,451.00 0.00000 0.00000 18.0000 Memory care facility
Racquet Club 3.64200 1000sqft 0.00000 3,642.00 0.00000 0.00000 — Pool building Other Non-Asphalt
Surfaces

0.10000 Acre 0.10000 0.00000 0.00000 0.00000 — Off-site improvements
along Mason
Street and Hudson
Street

1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Attachment A
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Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 0.55380 0.50795 2.61761 8.82563 0.01038 0.04774 0.58008 0.62782 0.04523 0.13880 0.18403 — 1,563.43 1,563.43 0.06244 0.06310 2.56132 1,586.35 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 66.6384 66.5866 3.49945 17.5740 0.02971 0.06312 3.25847 3.30465 0.06312 1.39968 1.44587 — 3,438.08 3,438.08 0.12732 0.15988 0.07671 3,488.48 Average
Daily
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 8.25419 8.22408 1.86479 6.76175 0.00886 0.03449 0.50973 0.54423 0.03296 0.13042 0.16337 — 1,245.39 1,245.39 0.04977 0.04882 0.74542 1,261.93 Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 1.50639 1.50089 0.34032 1.23402 0.00162 0.00629 0.09303 0.09932 0.00601 0.02380 0.02982 — 206.188 206.188 0.00824 0.00808 0.12341 208.926

2.2. Construction Emissions by Year

2.2.1. Total Construction Emissions by Year, Unmitigated Includes both onsite and offsite emissions.

Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily - S
ummer
(Max)
— — — — — — — — — — — — — — — — — —
2027 0.55380 0.50795 2.61761 8.82563 0.01038 0.04774 0.58008 0.62782 0.04523 0.13880 0.18403 — 1,563.43 1,563.43 0.06244 0.06310 2.56132 1,586.35 Attachment A
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Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily -
Winter
(Max)
— — — — — — — — — — — — — — — — — —
2027 66.6384 66.5866 3.49945 17.5740 0.02971 0.06312 3.25847 3.30465 0.06312 1.39968 1.44587 — 3,438.08 3,438.08 0.12732 0.15988 0.07671 3,488.48 2028 66.6210 66.5516 2.69003 8.98661 0.01038 0.04735 0.68260 0.72994 0.04487 0.16283 0.20769 — 1,623.11 1,623.11 0.07189 0.06742 0.07017 1,645.07 Average
Daily
— — — — — — — — — — — — — — — — — —
2027 8.25419 8.22408 1.86479 6.76175 0.00886 0.03449 0.50973 0.54423 0.03296 0.13042 0.16337 — 1,245.39 1,245.39 0.04977 0.04882 0.74542 1,261.93 2028 8.04093 8.03793 0.14443 0.63971 0.00071 0.00248 0.02968 0.03216 0.00238 0.00701 0.00939 — 102.099 102.099 0.00452 0.00245 0.04856 102.992 Annual — — — — — — — — — — — — — — — — — —
2027 1.50639 1.50089 0.34032 1.23402 0.00162 0.00629 0.09303 0.09932 0.00601 0.02380 0.02982 — 206.188 206.188 0.00824 0.00808 0.12341 208.926 2028 1.46747 1.46692 0.02636 0.11675 0.00013 0.00045 0.00542 0.00587 0.00043 0.00128 0.00171 — 16.9037 16.9037 0.00075 0.00041 0.00804 17.0515

2.2.2. Onsite Construction Emissions by Year, Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily - S
ummer
(Max)
— — — — — — — — — — — — — — — — — —
2027 0.19751 0.17690 2.02905 5.41202 0.00861 0.04420 0.00000 0.04420 0.04169 0.00000 0.04169 — 795.846 795.846 0.03228 0.00646 0.00000 798.577 Daily -
Winter
(Max)
— — — — — — — — — — — — — — — — — —
2027 66.2240 66.2034 2.26914 17.0733 0.02773 0.05679 3.17580 3.22199 0.05679 1.38031 1.42649 — 3,002.68 3,002.68 0.12180 0.02436 0.00000 3,012.98 2028 66.2236 66.2031 2.02608 7.54133 0.01026 0.04380 0.00000 0.04380 0.04132 0.00000 0.04132 — 1,084.30 1,084.30 0.04398 0.00880 0.00000 1,088.02 Attachment A
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Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Average
Daily
— — — — — — — — — — — — — — — — — —
2027 8.02546 8.01283 1.41373 4.65871 0.00746 0.03141 0.12405 0.15547 0.02988 0.03776 0.06764 — 718.996 718.996 0.02917 0.00583 0.00000 721.464 2028 8.02283 8.02200 0.12422 0.47779 0.00067 0.00241 0.00000 0.00241 0.00231 0.00000 0.00231 — 69.0456 69.0456 0.00280 0.00056 0.00000 69.2826 Annual — — — — — — — — — — — — — — — — — —
2027 1.46465 1.46234 0.25801 0.85022 0.00136 0.00573 0.02264 0.02837 0.00545 0.00689 0.01234 — 119.038 119.038 0.00483 0.00097 0.00000 119.447 2028 1.46417 1.46402 0.02267 0.08720 0.00012 0.00044 0.00000 0.00044 0.00042 0.00000 0.00042 — 11.4313 11.4313 0.00046 0.00009 0.00000 11.4705

2.2.3. Offsite Construction Emissions by Year, Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily - S
ummer
(Max)
— — — — — — — — — — — — — — — — — —
2027 0.35629 0.33105 0.58856 3.41361 0.00177 0.00355 0.58008 0.58363 0.00355 0.13880 0.14234 — 767.582 767.582 0.03016 0.05665 2.56132 787.777 Daily -
Winter
(Max)
— — — — — — — — — — — — — — — — — —
2027 0.41439 0.38315 1.23032 3.85014 0.00579 0.01653 0.68260 0.68615 0.01653 0.16283 0.16637 — 944.263 944.263 0.04101 0.13964 0.07671 986.101 2028 0.39743 0.34856 0.66394 3.57568 0.00177 0.00355 0.68260 0.68615 0.00355 0.16283 0.16637 — 827.308 827.308 0.03960 0.06097 0.07017 846.536 Average
Daily
— — — — — — — — — — — — — — — — — —
2027 0.22873 0.21125 0.45107 2.10304 0.00140 0.00308 0.38568 0.38876 0.00308 0.09266 0.09574 — 526.392 526.392 0.02060 0.04299 0.74542 540.462 2028 0.01811 0.01593 0.02021 0.16192 0.00003 0.00007 0.02968 0.02975 0.00007 0.00701 0.00708 — 33.0537 33.0537 0.00172 0.00189 0.04856 33.7091 Annual — — — — — — — — — — — — — — — — — —
Attachment A
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Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e 2027 0.04174 0.03855 0.08232 0.38380 0.00026 0.00056 0.07039 0.07095 0.00056 0.01691 0.01747 — 87.1501 87.1501 0.00341 0.00712 0.12341 89.4796 2028 0.00330 0.00291 0.00369 0.02955 0.00001 0.00001 0.00542 0.00543 0.00001 0.00128 0.00129 — 5.47242 5.47242 0.00028 0.00031 0.00804 5.58093

3. Construction Emissions Details

3.1. Demolition (2027)

3.1.1. Onsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.24992 0.24992 2.26914 14.5582 0.02393 0.04658 — 0.04658 0.04658 — 0.04658 — 2,493.82 2,493.82 0.10116 0.02023 — 2,502.37 Demoliti
on
— — — — — — 0.68348 0.68348 — 0.10350 0.10350 — — — — — — — Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Average
Daily
— — — — — — — — — — — — — — — — — —
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Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e OffRoad Eq
uipment

0.01369 0.01369 0.12434 0.79771 0.00131 0.00255 — 0.00255 0.00255 — 0.00255 — 136.647 136.647 0.00554 0.00111 — 137.116 Demoliti
on
— — — — — — 0.03745 0.03745 — 0.00567 0.00567 — — — — — — — Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Annual — — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.00250 0.00250 0.02269 0.14558 0.00024 0.00047 — 0.00047 0.00047 — 0.00047 — 22.6235 22.6235 0.00092 0.00018 — 22.7012 Demoliti
on
— — — — — — 0.00683 0.00683 — 0.00103 0.00103 — — — — — — — Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.1.2. Offsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.06746 0.06258 0.06076 0.62598 0.00000 0.00000 0.10333 0.10333 0.00000 0.02422 0.02422 — 99.8545 99.8545 0.00681 0.00433 0.01047 101.324 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.02012 0.01901 1.16955 0.17003 0.00579 0.01653 0.22624 0.24277 0.01653 0.06345 0.07998 — 843.449 843.449 0.00028 0.13531 0.03555 883.814 Attachment A
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Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.00371 0.00344 0.00292 0.03414 0.00000 0.00000 0.00562 0.00562 0.00000 0.00132 0.00132 — 5.56455 5.56455 0.00034 0.00024 0.00958 5.65334 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.00115 0.00107 0.06226 0.00915 0.00032 0.00091 0.01232 0.01323 0.00091 0.00346 0.00436 — 46.2032 46.2032 0.00002 0.00741 0.03239 48.4454 Annual — — — — — — — — — — — — — — — — — —
Worker 0.00068 0.00063 0.00053 0.00623 0.00000 0.00000 0.00103 0.00103 0.00000 0.00024 0.00024 — 0.92127 0.92127 0.00006 0.00004 0.00159 0.93598 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.00021 0.00020 0.01136 0.00167 0.00006 0.00017 0.00225 0.00241 0.00017 0.00063 0.00080 — 7.64947 7.64947 < 0.0000 05 0.00123 0.00536 8.02069

3.2. Site Preparation (2027)

3.2.1. Onsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.28395 0.28395 1.47655 17.0733 0.02773 0.05679 — 0.05679 0.05679 — 0.05679 — 3,002.68 3,002.68 0.12180 0.02436 — 3,012.98 Attachment A
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Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Dust
From
Material
Moveme
nt
— — — — — — 1.24079 1.24079 — 0.13398 0.13398 — — — — — — — Onsite
truck

0.00389 0.00389 0.02023 0.23388 0.00038 0.00078 — 0.00078 0.00078 — 0.00078 — 41.1325 41.1325 0.00167 0.00033 — 41.2737 Dust
From
Material
Moveme
nt
— — — — — — 0.01700 0.01700 — 0.00184 0.00184 — — — — — — — Onsite
truck

0.00071 0.00071 0.00369 0.04268 0.00007 0.00014 — 0.00014 0.00014 — 0.00014 — 6.80996 6.80996 0.00028 0.00006 — 6.83333 Dust
From
Material
Moveme
nt
— — — — — — 0.00310 0.00310 — 0.00033 0.00033 — — — — — — — Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.2.2. Offsite - Unmitigated
Attachment A
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Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.05397 0.05007 0.04861 0.50078 0.00000 0.00000 0.08266 0.08266 0.00000 0.01938 0.01938 — 79.8836 79.8836 0.00545 0.00346 0.00837 81.0596 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.00074 0.00069 0.00058 0.00683 0.00000 0.00000 0.00112 0.00112 0.00000 0.00026 0.00026 — 1.11291 1.11291 0.00007 0.00005 0.00192 1.13067 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Annual — — — — — — — — — — — — — — — — — —
Worker 0.00014 0.00013 0.00011 0.00125 0.00000 0.00000 0.00021 0.00021 0.00000 0.00005 0.00005 — 0.18425 0.18425 0.00001 0.00001 0.00032 0.18720 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.3. Grading (2027)

3.3.1. Onsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Attachment A
15 Item 4.b
131 of 316
Item 7.a
477 of 1062
Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.23093 0.23093 1.20083 14.2408 0.02264 0.04619 — 0.04619 0.04619 — 0.04619 — 2,451.94 2,451.94 0.09946 0.01989 — 2,460.36 Dust
From
Material
Moveme
nt
— — — — — — 3.17580 3.17580 — 1.38031 1.38031 — — — — — — — Onsite
truck

0.00506 0.00506 0.02632 0.31213 0.00050 0.00101 — 0.00101 0.00101 — 0.00101 — 53.7412 53.7412 0.00218 0.00044 — 53.9256 Dust
From
Material
Moveme
nt
— — — — — — 0.06961 0.06961 — 0.03025 0.03025 — — — — — — — Onsite
truck

0.00092 0.00092 0.00480 0.05696 0.00009 0.00018 — 0.00018 0.00018 — 0.00018 — 8.89747 8.89747 0.00036 0.00007 — 8.92800 Attachment A
16 Item 4.b
132 of 316
Item 7.a
478 of 1062
Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Dust
From
Material
Moveme
nt
— — — — — — 0.01270 0.01270 — 0.00552 0.00552 — — — — — — — Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.3.2. Offsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.05397 0.05007 0.04861 0.50078 0.00000 0.00000 0.08266 0.08266 0.00000 0.01938 0.01938 — 79.8836 79.8836 0.00545 0.00346 0.00837 81.0596 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.00119 0.00110 0.00093 0.01092 0.00000 0.00000 0.00180 0.00180 0.00000 0.00042 0.00042 — 1.78066 1.78066 0.00011 0.00008 0.00306 1.80907 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Annual — — — — — — — — — — — — — — — — — —
Worker 0.00022 0.00020 0.00017 0.00199 0.00000 0.00000 0.00033 0.00033 0.00000 0.00008 0.00008 — 0.29481 0.29481 0.00002 0.00001 0.00051 0.29951 Attachment A
17 Item 4.b
133 of 316
Item 7.a
479 of 1062
Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.4. Building Construction (2027)

3.4.1. Onsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.19751 0.17690 2.02905 5.41202 0.00861 0.04420 — 0.04420 0.04169 — 0.04169 — 795.846 795.846 0.03228 0.00646 — 798.577 Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.19751 0.17690 2.02905 5.41202 0.00861 0.04420 — 0.04420 0.04169 — 0.04169 — 795.846 795.846 0.03228 0.00646 — 798.577 Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Average
Daily
— — — — — — — — — — — — — — — — — —
Attachment A
18 Item 4.b
134 of 316
Item 7.a
480 of 1062
Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e OffRoad Eq
uipment

0.12098 0.10835 1.24284 3.31500 0.00527 0.02707 — 0.02707 0.02553 — 0.02553 — 487.475 487.475 0.01977 0.00395 — 489.148 Onsite
truck

0.02208 0.01977 0.22682 0.60499 0.00096 0.00494 — 0.00494 0.00466 — 0.00466 — 80.7071 80.7071 0.00327 0.00065 — 80.9840 Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.4.2. Offsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.34286 0.32003 0.24252 3.29357 0.00000 0.00000 0.51260 0.51260 0.00000 0.12015 0.12015 — 521.259 521.259 0.02967 0.02146 2.00593 530.403 Vendor 0.01343 0.01102 0.34604 0.12005 0.00177 0.00355 0.06748 0.07102 0.00355 0.01864 0.02219 — 245.363 245.363 0.00042 0.03517 0.55539 256.411 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.33466 0.31046 0.30144 3.10532 0.00000 0.00000 0.51260 0.51260 0.00000 0.12015 0.12015 — 495.355 495.355 0.03377 0.02146 0.05192 502.647 Vendor 0.01279 0.01060 0.36288 0.12376 0.00177 0.00355 0.06748 0.07102 0.00355 0.01864 0.02219 — 245.539 245.539 0.00042 0.03517 0.01440 256.046 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Attachment A
19 Item 4.b
135 of 316
Item 7.a
481 of 1062
Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.20583 0.19100 0.16170 1.89312 0.00000 0.00000 0.31160 0.31160 0.00000 0.07300 0.07300 — 308.578 308.578 0.01901 0.01315 0.53098 313.502 Vendor 0.00810 0.00649 0.21638 0.07508 0.00109 0.00217 0.04107 0.04324 0.00217 0.01135 0.01353 — 150.336 150.336 0.00026 0.02154 0.14680 156.909 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Annual — — — — — — — — — — — — — — — — — —
Worker 0.03756 0.03486 0.02951 0.34550 0.00000 0.00000 0.05687 0.05687 0.00000 0.01332 0.01332 — 51.0887 51.0887 0.00315 0.00218 0.08791 51.9039 Vendor 0.00148 0.00118 0.03949 0.01370 0.00020 0.00040 0.00749 0.00789 0.00040 0.00207 0.00247 — 24.8898 24.8898 0.00004 0.00357 0.02430 25.9781 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.5. Building Construction (2028)

3.5.1. Onsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.19711 0.17656 2.02608 5.41093 0.00861 0.04380 — 0.04380 0.04132 — 0.04132 — 795.804 795.804 0.03228 0.00646 — 798.535 Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Attachment A
20 Item 4.b
136 of 316
Item 7.a
482 of 1062
Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Average
Daily
— — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.00386 0.00346 0.03965 0.10589 0.00017 0.00086 — 0.00086 0.00081 — 0.00081 — 15.5735 15.5735 0.00063 0.00013 — 15.6269 Onsite
truck

0.00070 0.00063 0.00724 0.01932 0.00003 0.00016 — 0.00016 0.00015 — 0.00015 — 2.57837 2.57837 0.00010 0.00002 — 2.58721 Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.5.2. Offsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.32236 0.28217 0.26672 2.88522 0.00000 0.00000 0.51260 0.51260 0.00000 0.12015 0.12015 — 486.267 486.267 0.03240 0.02146 0.04780 493.521 Vendor 0.01060 0.00997 0.34388 0.11342 0.00177 0.00355 0.06748 0.07102 0.00355 0.01864 0.02219 — 239.642 239.642 0.00042 0.03517 0.01281 250.147 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Average
Daily
— — — — — — — — — — — — — — — — — —
Attachment A
21 Item 4.b
137 of 316
Item 7.a
483 of 1062
Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Worker 0.00628 0.00552 0.00480 0.05605 0.00000 0.00000 0.00996 0.00996 0.00000 0.00233 0.00233 — 9.67779 9.67779 0.00058 0.00042 0.01558 9.83305 Vendor 0.00021 0.00020 0.00654 0.00220 0.00003 0.00007 0.00131 0.00138 0.00007 0.00036 0.00043 — 4.68755 4.68755 0.00001 0.00069 0.00417 4.89705 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Annual — — — — — — — — — — — — — — — — — —
Worker 0.00115 0.00101 0.00088 0.01023 0.00000 0.00000 0.00182 0.00182 0.00000 0.00043 0.00043 — 1.60227 1.60227 0.00010 0.00007 0.00258 1.62797 Vendor 0.00004 0.00004 0.00119 0.00040 0.00001 0.00001 0.00024 0.00025 0.00001 0.00007 0.00008 — 0.77608 0.77608 < 0.0000 05 0.00011 0.00069 0.81076
Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.6. Paving (2028)

3.6.1. Onsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.16071 0.15212 1.71486 7.54133 0.01026 0.03141 — 0.03141 0.03044 — 0.03044 — 1,084.30 1,084.30 0.04398 0.00880 — 1,088.02 Paving 0.00000 0.00000 — — — — — — — — — — — — — — — —
Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Attachment A
22 Item 4.b
138 of 316
Item 7.a
484 of 1062
Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Average
Daily
— — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.00793 0.00750 0.08457 0.37190 0.00051 0.00155 — 0.00155 0.00150 — 0.00150 — 53.4722 53.4722 0.00217 0.00043 — 53.6557 Paving 0.00000 0.00000 — — — — — — — — — — — — — — — —
Onsite
truck

0.00145 0.00137 0.01543 0.06787 0.00009 0.00028 — 0.00028 0.00027 — 0.00027 — 8.85293 8.85293 0.00036 0.00007 — 8.88331 Paving 0.00000 0.00000 — — — — — — — — — — — — — — — —
Onsite
truck

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.6.2. Offsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.07798 0.06826 0.06452 0.69793 0.00000 0.00000 0.12400 0.12400 0.00000 0.02906 0.02906 — 117.627 117.627 0.00784 0.00519 0.01156 119.382 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Attachment A
23 Item 4.b
139 of 316
Item 7.a
485 of 1062
Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.00383 0.00337 0.00293 0.03417 0.00000 0.00000 0.00607 0.00607 0.00000 0.00142 0.00142 — 5.89941 5.89941 0.00035 0.00026 0.00950 5.99406 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Annual — — — — — — — — — — — — — — — — — —
Worker 0.00070 0.00061 0.00053 0.00624 0.00000 0.00000 0.00111 0.00111 0.00000 0.00026 0.00026 — 0.97672 0.97672 0.00006 0.00004 0.00157 0.99238 Vendor 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 Hauling 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 0.00000 0.00000 0.00000 0.00000

3.7. Architectural Coating (2027)

3.7.1. Onsite - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Su
mmer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
OffRoad Eq
uipment

0.00000 0.00000 0.00000 0.00000 0.00000 0.00000 — 0.00000 0.00000 — 0.00000 — 0.00000 0.00000 0.00000 0.00000 — 0.00000 Attachment A
24 Item 4.b
140 of 316
Item 7.a
486 of 1062
Healdsburg Senior Living Community v2 Custom Report, 7/2/2026 Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Architect
ural
Coatings

66.0265 66.0265 — — — — — — — — — — — — — — — —
Onsite
truck