RESOLUTION NO. PC – RES – 2026-011
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ROSA
MAKING FINDINGS AND DETERMINATION AND RECOMMENDING THAT THE CITY COUNCIL APPROVE A MINOR CONDITIONAL USE PERMIT FOR A 32-UNIT
COMMUNITY CARE FACILITY FOR THE SPRING LAKE VILLAGE EAST GROVE PROJECT - LOCATED AT 225 LOS ALAMOS ROAD, 5803 AND 5815 MELITA ROAD - FILE NUMBER MJP14-012 (CUP14-099)
WHEREAS, an application was submitted requesting the approval of a Minor Conditional Use Permit, Rezoning, and a Hillside Development Permit for a 32-unit independent living Community Care Facility to be located at 225 Los Alamos Road, 5803, and 5816 Melita Road, also identified as Sonoma County Assessor's Parcel Numbers 031-101-026, 031-101-034, and 031-101-035; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the application at which all those wishing to be heard were allowed to speak or present written comments and other materials; and
WHEREAS, the Planning Commission has considered the application, the staff reports, oral and written, the General Plan and zoning on the subject property, the testimony, written comments, and other materials presented at the public hearing; and
WHEREAS, the Conditional Use Permit approval for the proposed Community Care Facility is based on the project description and plans dated and stamped July 24, 2025; and
NOW, THEREFORE, BE IT RESOLVED, that after consideration of the reports, documents, testimony, and other materials presented, and pursuant to City Code Section 20-
42.060.D (Community Care and Health Care Facilities), and Section 20-52.050.F (Conditional Use Permit), the Planning Commission of the City of Santa Rosa finds and determines:
1. The facility complies with all applicable requirements of Section 20-42.060 in that the Project site is a community care facility for senior independent living, not within 300 feet of another facility, nor in an area of over-concentration of facilities. The proposed Community Care Facility is part of the existing care facility located at 5555 Montgomery Drive.
2. The facility complies with all applicable building and fire code provisions adopted by the State and administered by the City Fire Marshal, and California Department of Social Services licensing requirements in that the City’s Fire and Building Department have reviewed the Project and conditioned it accordingly. Further, the applicant has obtained the necessary license from the Department of Health Care Services to operate the existing facility at 5555 Montgomery Drive and will obtain the necessary license for the proposed 32 new units.
3. The proposed use is allowed within the applicable zoning district and complies with all
Resolution No. PC – RES – 2026-011
Attachment 14
other applicable provisions of this Zoning Code and the City Code in that community care facilities with seven or more clients are permitted in all residential zoning districts through the approval of a Conditional Use Permit.
4. The proposed use is consistent with the General Plan and any applicable specific plan. The General Plan Land Use for this site is Very Low-Density Residential, and the Project complies with both General Plan 2035, which was in effect at the time the project application was submitted, and General Plan 2050, which was adopted in June 2025. The project aligns with the goals and policies of both Plans by contributing to the City’s housing stock and promoting land-use efficiency within an established urban area. The project implements 2030 General Plan Policy LUL-E-3, which states, “Avoid the concentration of community care facilities in any single residential neighborhood,” and the project site is not situated in a concentrated area. Further, the proposed use is permitted with the approval of a Minor Conditional Use Permit in all residential zones. Also, the Project is consistent with the 2035 General Policy T-H-7, which requires community care facilities and senior housing Projects with more than 25 units to provide accessible transportation services for residents' convenience. The proposed Project will extend the existing shuttle service operated by Spring Lake Village, situated at 5555 Montgomery Drive, to the proposed site. This shuttle will operate daily, every 30 minutes, from 7:00 a.m. to 9:00 p.m., enabling residents to easily access the Spring Lake Village complex at 5555 Montgomery Drive.
5. The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing and future land uses in the vicinity. The site is surrounded by various residential developments, including both single-family and multifamily units, and the proposed 32 new units for independent living are designed to be similar to the existing residential structures in the area. The Project design aims to harmonize with the aesthetic of the existing campus as well as the surrounding neighborhood and scenic corridors. The Project's improvements, both off-site and on-site, will enhance pedestrian safety and beautify the streetscape. The site will feature outdoor open spaces, improved lighting, fencing, and landscaping that will be compatible with the existing residential land uses in the area. Also, the on-site parking spaces adequately support the proposed community care facility. The proposed Project must comply with the City’s noise ordinance, which prohibits any loud, unnecessary, or unusual noise that disturbs the peace of neighborhoods.
6. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints, in that access to the Project site will be provided via the proposed driveway on Los Alamos Road, along with a pedestrian path on Melita Road. Off-site pedestrian and bicycle improvements will be made along State Route 12, Los Alamos Road, and Melita Road. On-site amenities, including a community building, outdoor space, a community garden, and walking paths, will be provided for residents and guests. The site would connect laterally to the City’s utility (water, sewer, and storm drain) system, and the water supply systems could adequately meet the Project's water demand. The site is well-suitable for the proposed community care facility and can accommodate the needs of the facility while ensuring safety and accessibility for all users. The City Traffic Division and the Fire Department have reviewed the Project and had no issues with it.
Resolution No. PC – RES – 2026-011
7. Granting the permit would not constitute a nuisance or be injurious or detrimental to the public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity and zoning district in which the property is located. The proposed Project is designed for residential use and aligns well with the surrounding area’s characteristics. The site has sufficient access to all utilities and City services. Additionally, the site design will comply with the City of Santa Rosa’s Low Impact Development requirements for stormwater management.
8. The proposed project has been reviewed in compliance with the California Environmental Quality Act (CEQA) through the completion of an Environmental Impact Report.
BE IT FURTHER RESOLVED, that this Minor Conditional Use Permit is subject to all applicable provisions of the Zoning Code, including Section 20-54.100 (Permit Revocation or Modification).
BE IT FURTHER RESOLVED that the Planning Commission of the City of Santa Rosa, based on the above findings, recommends that the City Council approve a Conditional Use Permit for a Community Care Facility, to be located at 225 Los Alamos Road and 5803, and 5816 Melita Road, subject to each of the following conditions:
CONDITIONS OF APPROVAL
PLANNING DIVISION:
1. Comply with all applicable federal, state, and local codes. Failure to comply may result in issuance of a citation and/or revocation of approval.
2. Comply with the latest adopted ordinances, resolutions, policies, and fees adopted by the City Council at the time of building permit review and approval.
3. Comply with the City’s Noise Ordinance (City Code Chapter 17-16).
4. Comply with performance standards shown in 20-30.090.
5. No signs are approved as part of the Project. Signs will require separate Planning and Building permits.
6. Compliance with City Graffiti Abatement Program Standards for Graffiti Removal (City Code 10-17.080).
7. If implemented within the initial approval period in accordance with all conditions of approval, this Conditional Use Permit shall be valid for the duration of use.
Resolution No. PC – RES – 2026-011
ENGINEERING DIVISION:
8. Compliance with all conditions included in the Engineering Development Services (EDS) Exhibit “A” dated August 29, 2025, attached hereto and incorporated herein.
NOW, THEREFORE, BE IT RESOLVED, the Planning Commission finds and determines that this Conditional Use Permit would not be recommended for approval to the City Council, but for the applicability and validity of each of the above conditions, and, that if any one or more of the above conditions are determined invalid, this Conditional Use Permit would not be recommended for approval to the City Council without requiring other valid conditions for achieving the purposes and intent of such approval.
REGULARLY PASSED AND ADOPTED by the Planning Commission of the City of Santa Rosa on the 26
th day of March 2026 by the following vote:
AYES: (6) Chair Weeks, Vice Chair Duggan, Commissioner Carter, Cisco, Pardo, Sanders
NOES: (0)
ABSENT: (0)
ABSTAIN: (0)
RECUSE: (1) Commissioner Horton
APPROVED:
ATTEST:
EXECUTIVE SECRETARY
Karen Weeks (Mar 30, 2026 16:31:22 PDT)
CHAIR
Exhibit A - Engineering Development Services (EDS) Exhibit “A” dated August 29, 2025
Resolution No. PC – RES – 2026-011
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CITY OF SANTA ROSA, CALIFORNIA
PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT
ENGINEERING DEVELOPMENT SERVICES DIVISION
EXHIBIT "A"
August 19, 2025
Spring Lake Village East Grove
Independent Senior Living – 32 units
0 Melita Road
MJP14-012 (CUP14-099, DR14-096, HDP14-016, REZ14-016)
I. Applicant's engineer shall obtain the current City Design and Construction Standards and the Community Development Department's Standard Conditions of Approval dated August 27, 2008 and comply with all requirements therein unless specifically waived or altered by written variance by the City Engineer.
II. The approval of this project shall be subject to the latest adopted ordinances, resolutions, policies and fees adopted by the City Council at the time of the building permit review and approval.
III. In addition, the following summary constitutes the recommended conditions of approval on the subject application/development based on the plans submitted/ date stamped received July 24, 2025.
PARCEL AND EASEMENT DEDICATIONS
1. The common driveway shall be covered by an Emergency vehicular access (EVA) dedicated to the City of Santa Rosa prior to building permit issuance.
2. Los Alamos Road shall be dedicated and improved as a Modified Parkway along the entire project frontage per City Standard No. 200J. Half width street improvements shall consist of a 12-feet wide travel lane, 6-feet wide bike lane, 6-inch concrete curb and gutter, 6-feet wide planter strip, 5-feet wide sidewalk, for a minimum half street Right of Way width of approximately 24-feet with a combined 13-feet wide Public Utility easement (PUE) and varied sidewalk easement located behind the ROW line.
3. All dedication costs shall be borne by the Applicant or property owner, including preparation of any legal descriptions, plats, title reports, and deeds that are necessary.
Legal descriptions and plats (“R” sheets) shall be prepared by a registered Land Surveyor or Civil Engineer licensed to practice Land Surveying in the State of California and approved by the City Engineer. City forms are available at the City of Santa Rosa Planning and Economic Development Department, Engineering Development Services Division, Room 5, City Hall.
4. All water meters shall be located within public right of way, public utility easements, or water easements and multiple meters shall be clustered where possible.
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PUBLIC STREET IMPROVEMENTS
5. An encroachment permit shall be obtained from the Planning and Economic Development Department Prior to performing any work within or adjacent to the public right-of-way. Any improvements proposed or required, within the public right shall be reviewed and approved with the Encroachment Permit application. Only Construction plans submitted with the Encroachment Permit Application are final plans and shall be approved for construction. Contact Engineering Development Services at 543-3200, located at 100 Santa Rosa Avenue, Room 5, as soon as possible to begin Encroachment Permit application processing. Encroachment Permit application processing may take 4-6 weeks. Submit plans showing all work in the public right of way, or in public easements, including all work on public utilities (water meter boxes, sewer lateral cleanouts, backflow devices, etc.)
6. Highway 12 shall be improved with a bike lane, 6-inch concrete curb and gutter, and 6- feet wide contiguous sidewalk. The sidewalk may reduce to 4-feet wide around obstructions per City Standard 231. A Caltrans Encroachment Permit shall be obtained prior to beginning any work in Caltrans ROW.
7. Melita Road shall be improved with an AC berm and AC pathway along the western frontage to the EVA then improved with a contiguous 5-feet wide minimum sidewalk to the intersection with Montgomery Drive per City Standard 230G.
8. Improvements to the northern half intersection of Melita Road and Montgomery Drive shall consist of ADA compliant crosswalk with a center island refuge and pedestrian ramps per Caltrans standard A88A within the Limits of ROW. The applicant shall install a thermo-plastic pedestrian crossing in the east-west direction of travel crossing Melita Road. Dedicate additional ROW for the pedestrian ramp if required. Install the new curb return to city standards with a radius of 35 feet for a regional street.
9. Improvements to the southwest corner intersection of Highway 12 and Los Alamos Road shall consist of an ADA compliant pedestrian ramp per Caltrans standard A88A within the Limits of ROW. The applicant shall install a thermo-plastic pedestrian crossing in the east-west direction of travel crossing Highway 12 to the turn median. Dedicate additional ROW for the pedestrian ramp if required. Install the new curb return to city standards with a radius of 35 feet for a regional street.
10. The applicant shall submit Public Improvement Plans for the review and approval of the City Engineer prior to building permit issuance. Public Improvement plans shall include a complete set of offsite construction drawings including a lighting plan, utility plans, erosion control plan, BMP construction plans, driveway aprons, sidewalk and curb, and offsite signing and striping plans as applicable.
11. All public and private sidewalk shall maintain a continuous ADA accessible surface a minimum of 4-feet wide. Concrete sidewalk shall transition to match the existing grades to adjacent properties.
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12. Existing streets cut by new services shall require edge grinding per City Standard 209, Trenching per Standard 215 and an A.C. over lay.
13. Private structures such as permanent fences and BMPS etc., shall not encroach into public utility easements unless approved under a variance by the City Engineer.
14. The Project Geotechnical engineer shall review the existing structural section of the streets during construction and shall clear the existing street section with the City of Santa Rosa Public Works Department Materials Lab. Los Alamos Road shall be reconstructed to the centerline along the project frontage per City Street Standards. Los Alamos Road shall be designed to a minimum T.I. of 8.5. The T.I. values can range based on the Material Labs review during the Public Improvement Plan review.
15. All utility crossings, utility connections, shall be potholed during construction. If City records conflict with what is built in the field and public utilities are undersized for the proposed development, then the project Applicant shall upsize public mains per City Standard to serve their development.
16. Pursuant to City Code Chapter 13-12, with the exception of existing overhead electrical main feeder lines, all existing wire-distributed utility facilities which are on the proposed or existing rights-of-way, roadways, walkways, easements, etc. along roadways required to be improved in conjunction with the subject development shall be removed and undergrounded prior to the construction of proposed improvements and all poles along the frontage(s) shall be removed. All existing overhead service drops which emanate from the existing poles and overhead facilities required to be removed and undergrounded, and which serve existing structures on both sides of the street within the boundaries of the road improvements of the subject development shall be undergrounded to the main service switch or service entrance to such structures.
Where existing overhead electrical main feeder lines are left overhead, conduit shall be placed in the ground to provide for future undergrounding of the lines.
TRAFFIC
17. Appropriate street name signs, pavement markings, and regulatory signs, as approved by the City Engineer, shall be installed. Applicant shall be responsible for any transitional improvements required between new construction and existing improvements.
18. As applicable, no Parking signs shall be posted for Los Alamos Road, Melita Road, and Highway 12 along the project frontage if not present.
19. As applicable, City Standard 611 cobra style streetlights shall be installed along the project frontages of Los Alamos Road, Melita Road, and Highway 12 using LEOTEK LED fixtures. Streetlight spacing, wattages, and locations shall be determined during the construction plan review process.
20. Electrical boxes for streetlights and signals shall be provided with grounded vandal resistant inserts, McCain Tamper Resistant Inserts or City approved equal, in streetlight PAGE 4 of 12
pull boxes at locations as directed by the City. Catalog cuts shall be provided with the first plan check submittal for review and approval by the City Engineer. The streetlight construction plans shall include the following note; “The contractor may use their own locks during construction for ease of access, however once the conductors in the pull box are live the contractor shall coordinate with the City Inspector to have the City lock installed. Electrical pull boxes in planter strips shall be provided with a 2-feet concrete apron around box.”
21. Provide sufficient line of sight so a vehicle exiting the project shall not impede or cause the oncoming traffic on Los Alamos Road, Melita Road, and Highway 12 to radically alter their speed, based on Table 405.1A of the Caltrans’ Highway Design Manual. Tree canopies shall be maintained at least 7-feet off the ground and landscaping shall be maintained at maximum 36” height within the stopping site. Install “No parking” signs and paint the curbs red within the site distance areas.
22. Avoid installation of any physical features (signs, landscaping, mailboxes, etc.) along the Los Alamos Road, Melita Road, and Highway 12 frontage of the parcel within the traffic site distance triangles. Landscaping shall be maintained to be no more than 36” in height for low vegetation and tree canopies shall be maintained at 7-feet minimum height along the site triangle by the owner.
23. Comply with current standards for parking lot and accessible stall dimensions and signage. Submit an on-site sign and striping plan for the new parking lot improvements at first building permit review. Submit parking lot and street lighting plans for review and approval. Lighting shall meet minimum lighting requirements.
24. The project Applicant shall be responsible for repairing/removing any debris, damage, or deterioration occurring to existing local streets and/or private driveways as a direct result of construction activity related to installation of the improvements (grading, street construction, utility installation, etc.). Required repair shall involve patching, cleaning, sealing, or overlaying affected areas as appropriate to return Los Alamos Road, Melita Road, and Highway 12 to as good as condition as it was in prior to construction. If the project Applicant does not act prudently in a timely manner, the City shall, at its discretion, perform the correction and charge the owner/subdivider for all costs and overhead incurred.
25. Any permanent work or temporary traffic control that encroaches onto the State ROW requires a Caltrans-issued encroachment permit.
26. Appropriate signage shall be installed at the southern end of the project frontage along Los Alamos Road to warn bicyclists of the end of the bike lane.
TRANSIT
27. Transit stops shall be constructed with an ADA loading area minimum 8-feet wide by 8- feet long contiguous sidewalk or as directed by the Transit Planner and Traffic Engineering Division located eastbound along Highway 12, just east of the intersection with Los Alamos Road, and westbound along Highway 12, on the turn island.
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28. Improvements shall be made at the crosswalks and curb ramps to ensure ADA compliance to the westbound and eastbound transit stops from the project site.
Sidewalk from the southeast corner intersection of Highway 12 and Los Alamos Road shall be constructed to ensure an ADA compliant path to the eastbound transit stop.
29. At the two proposed bus stops, an ADA-compliant landing pad shall be constructed consistent with ADA-Architectural Barriers Act (ABA) Accessibility Guidelines section 810.2, and the bus stop shall be connected to the proposed pedestrian path to the facility entrance via an accessible route, consistent with ADA-ABA Accessibility Guidelines section 402.
30. As applicable, future bus shelters shall be connected to the ADA landing pad by an accessible route per ADA-ABA Accessibility Guidelines section 810.3.
PRIVATE DRIVEWAY IMPROVEMENTS
31. A 2-way multi-residential driveway apron shall be constructed in accordance with City Standard detail 250A on Los Alamos Road. The private driveways shall have a minimum width of 24-feet at the back of sidewalk, unless otherwise approved by variance by the City Engineer, accessing through an additional 6-feet in width at the curb cut.
32. A public sidewalk shall be provided with a level portion behind the driveway ramp. Paint onsite curbs red to indicate no parking along the entry ways. The driveway shall be built to City Minor street structural standards and bordered with a 6-inch concrete curb at the edge of asphalt at least 10-feet behind the driveway aprons as applicable.
33. The applicant shall install traffic control signing and striping in the private driveway and parking lot including directional traffic striping, ADA compliant parking lot stall signing and striping, and ADA compliant access(es) to the buildings from the public sidewalk.
34. Onsite lighting of the private parking lot shall meet minimum city standards requirements for safety and acceptable luminary standards.
BUILDING
35. Obtain a demolition permit for structures to be removed.
36. Obtain an inspection of the existing dwelling to determine if any substandard housing conditions exist. Any substandard housing conditions must be corrected prior to final map recordation. Contact the Senior Building Inspector to arrange for the inspection.
37. Provide a geotechnical investigation and soils report with the building permit application. The investigation shall include subsurface exploration and the report shall include grading, drainage, paving and foundation design recommendations.
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38. Obtain building permits for the proposed project.
GRADING
39. A soils and geologic report shall be provided with the building and plans submitted for review. The report shall address the new pavement sections within the parking lot for adequacy to City codes.
40. Maximum grade difference at project boundary to offsite property shall be less than 1 feet vertically, unless reviewed and approved by the City Engineer.
41. Any offsite drainage entering the site shall be either conveyed through the site, via a private drainage system with accompanying easements dedicated to the upstream property owners or accepted into the private drainage and LID system for the project.
The final LID design shall address the acceptance of any offsite flows.
42. Submit grading and drainage plans that show typical and specific cross-sections at all exterior property lines and interior lot lines indicating the adjacent elevations at the join grades to adjacent parcels including graded slopes, swales, fences, retaining walls and sound walls as applicable.
PUBLIC STORM DRAINAGE
43. Other agency permits, as required to complete the project, shall be obtained by the Applicant at the Applicant’s sole expense.
44. Public storm drainage shall be designed to City of Santa Rosa Design and Construction Standards and Sonoma Water’s current 2020 Flood Management Design manual standards by a licensed Civil Engineer. All storm water run-off shall be collected via an underground drainage system and discharged to the nearest public downstream facility possessing adequate capacity to accept the run-off. Preliminary and final storm drain hydrology and hydraulic design reports as approved by Sonoma Water or a designated agent shall be provided to the City of Santa Rosa for the city file prior to encroachment permit issuance. Provide engineering calculations of adequacy for the downstream storm drain connections for project flow volumes. Upsize any storm drainage facilities that do not have adequate capacity to the approval of the City Engineer.
45. Drainage patterns shall follow the Regional Master Drainage Plan as depicted in the current master drainage studies available for the local area as provided by Sonoma Water Changes/diversions to the contributory drainage areas for regional water sheds are not permitted without City Engineer review and approval.
46. As applicable, all drainage flows from offsite shall be intercepted at the property line and conveyed through a private system to discharge into the public right of way. Onsite storm drain design shall be reviewed and approved by the City Building Official.
Regional Public storm drain design shall be reviewed and approved by Sonoma Water for compliance with County and City design standards.
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47. All onsite storm drain inlets shall be labeled per the City standard detail 409 - “DRAINS TO CREEK” or an approved equal.
48. Contractor shall not use the sanitary sewer system or storm drainage system to release construction water from the site unless they have a valid discharge permit to do so.
Application for Industrial construction water discharge permit can be obtained from the City of Santa Rosa Environmental Compliance Department. Contact Renae Gundy at 707-543-4368.
49. Any existing storm drain stub outs to the property that shall not be used shall be abandoned at the main per City Design Standards.
50. Drainage from landscape areas are not allowed to cross over curb or sidewalk and shall outlet to a street or drainage channel through City Standard curb drains or other acceptable means.
51. Lot drainage and private storm drain facilities shall be approved by the Chief Building Official's designated representative. All private drainage facilities shall be privately owned and maintained. Cross lot drainage is not permitted without a storm drainage easement being recorded at the Sonoma County Recorder’s office in favor of the upstream property.
52. All offsite storm drain work and coordination with any adjacent neighbors to the project, and all off site construction and or access easements as needed to construct the project shall be obtained at the sole cost of the applicant prior to entitlement.
53. If flows exceed street capacity, flows shall be collected via an underground drainage system (with minimum 15" diameter and maximum 72" diameter pipe sizes) and discharged to the nearest approved downstream facility possessing adequate capacity to accept the runoff, per the City's design requirements. Such runoff systems shall be placed within public street right-of-way wherever possible.
54. Private drainage systems are to be connected to a public system from a private field inlet located behind the sidewalk and or through a minimum 15-inch RCP or HDPE storm drainpipe through the public right-of-way, public utility easement or storm drain easement to a public drainage structure. No blind connections are permitted into public storm drain system. Public storm drains shall be shown on the plans in a design profile.
Install a city standard storm drain structure at any change of pipe size, pipe grade or pipe direction.
55. For purposes of leak detection and maintenance access, no reinforced concrete shall be designed over publicly maintained storm water drainpipe facilities. Unreinforced concrete shall be allowed under special circumstances such as crosswalks. Storm drain inlets shall be located outside of the concrete area. Storm drainage facilities in the private road and private driveway shall be maintained by lot owner.
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STORM WATER COMPLIANCE (SWLID)
56. The Applicant’s engineer shall comply with all requirements of the latest edition of the City Standard Urban Storm Water Low Impact Development Plan (SWLID) Guidelines.
Final onsite Construction Plans shall incorporate all SWLID Best Management Practices (BMP’s) and shall be accompanied by a Final Onsite Storm Water Mitigation Plan which shall address the storm water quality and quantity. Final Construction Plans shall be accompanied by a maintenance agreement or comparable document to assure continuous maintenance in perpetuity of the SWLID BMP’s and shall include a maintenance schedule.
57. Perpetual maintenance of SWLID Best Management Practices (BMP’s) shall be the responsibility of the lot owner. The Lot owners shall be responsible for performing and documenting an annual inspection of the BMP’s on their respective properties. The annual reports shall be retained by the Lot owner for a period of the latest five years and shall be made available to the City upon request.
58. After the SWLID BMP improvements have been constructed, the Applicant’s Civil Engineer or qualified professional is to prepare and sign a written certification that they were constructed and installed as required. Written certification of SWLID BMP’s is to be received by the City prior to issuance of occupancy and acceptance of the Public Street improvements. Written certification of SWLID required improvements is to be received by the City prior to occupancy. The maintenance schedule and the Final SUSMP are to be included as part of the owners’ records. All BMP’s shall be maintained, replaced, and repaired by the lot owner unless an agreement is accepted in writing by the City Engineer.
59. The SUSMP “Declaration of Maintenance” document shall be recorded prior to Building permit issuance.
60. BMP’s and private drainage facilities shall be located on private property and not within the Public Utility easements and/or utility easement.
61. Show roof drain outfalls on the contributory area drainage maps and indicate which BMP treatment facility is responsible to treat the roof water. Show enough finish grading elevations to verify the contributory areas are correct.
62. A Storm Water Pollution Protection Plan (SWPPP) shall be required at building plan submittal to show protection of the existing storm drain facilities during construction.
This project is required to comply with all current State Water Board General Construction Permit Requirements.
63. The Civil Engineering plans shall show sufficient construction details and dimensions of each BMP device on the drawings, so the BMP may be replaced in the future.
Landscape plans and civil plans shall be coordinated with the approved SUSMP report and show the BMP locations clearly to prevent them from being filled in with landscape materials. The landscape and civil plans shall be updated to reflect the final BMP PAGE 9 of 12
locations, shapes, sizes and construction dimensions to install the BMP features per the final construction.
64. No debris, soil, silt, sand, bark, slash, sawdust, rubbish, cement or concrete washings, oil, or petroleum products, or other organic or earthen material from any construction or associated activity of whatever nature, shall be allowed to enter into or be placed where it may be washed by rainfall into the storm drain system. When operations are completed, any excess material or debris shall be removed from the work area.
65. As applicable, where bio-retention basins are installed, then transformers, meter boxes, cleanouts, fire hydrants, etc. shall be located without conflict with the basins. Locations of infrastructure shall be reviewed during plan check. Each trench crossing shall extend the length of a BMP basin by 5 additional linear feet. Locations of infrastructure should be present on the plans and shall be reviewed during plan check.
WATER AND WASTEWATER
66. Demand fees shall be required and shall be determined after review of the building permit application. Unless otherwise approved through a deferral agreement, water, irrigation and sewer demand processing and meter installation fees shall be paid prior to the issuance of any Building Permit. The applicant may contact Water Engineering Services to determine estimated fees and shall be determined at first Building Plan review.
67. Water services shall be provided per Section X of the Water System Design Standards.
Multi-family residential, commercial clubhouse buildings and irrigation uses shall be metered separately. Separate water meters may be provided for each unit, each building and or a master meter may be installed for a cluster of buildings. A separate irrigation service shall be provided for landscaping. Meter locations and configurations shall be reviewed during first plan review.
68. The Fire Department requires fire sprinklers in all structures. The water services and meters shall be sized to meet fire protection, domestic and irrigation uses. A dedicated fire protection service with two - associated double detector check valve(s) per City Standard detail no. 880 shall be installed to serve a looped fire main. A double check detector valve shall be installed at each connection point to the public system. Fireline detector check locations shall be determined with the plan check phase of the Building Plans. Submit flow calculations to the first plan check phase of the Building Plans to determine adequate sizing.
69. The engineer shall provide a detailed utility plan showing on-site and offsite sewer, water, fire protection systems and their connections to existing sewer and water facilities. The plan shall show any wells and or septic systems to be abandoned. When a separate irrigation meter is required, an irrigation plan showing maximum GPM flow required at each control valve and connections to existing facilities shall be provided.
All on-site sewer, water and fire protection systems shall be private.
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70. Any septic systems within the project boundaries shall be abandoned per Permit Sonoma and City of Santa Rosa Building Division requirements.
71. If wells exist on the property, then the following apply:
a. Wells may not serve more than one parcel, and any lines from existing wells that cross property lines shall be severed.
b. Retention of wells shall comply with City and County Codes. Retention of wells shall be approved by the Sonoma County Health Department. An approved Backflow prevention device shall be installed on any connection to the City Water System.
c. Abandonment of wells requires a permit from Permit Sonoma.
72. Submit landscape and irrigation plans in conformance with the Water Efficient Landscape Ordinance adopted by the Santa Rosa City Council, Resolution No. 4051, dated Oct 27, 2015. Plans shall be submitted with the Building Permit application.
73. The applicant shall install a Combination Water service per City Standards 870 for the fire sprinkler, fire hydrants, domestic and irrigation meters on Los Alamos Road. The exact configuration of the combination service shall be reviewed by the Water Department during the first review of the Public Improvement Plans and is based on the water pressure calculations.
74. The applicant shall install a separate irrigation service with a reduced pressure backflow device per current City Standards 876 for each lot. See Section X.O. of the Water System Design Standards. Meter size is dependent on peak demand and shall be determined upon review of irrigation plans. Irrigation demand, processing and meter fees shall be paid prior to issuance of building permit.
75. All landscape and domestic water meters shall be protected with reduced pressure backflow devices per City Standards 876.
76. No plumbing for landscape irrigation or any other use shall cross lot lines.
77. Any existing water or sewer services that shall not be used shall be abandoned at the main per City Design Standards.
78. The on-site sewer system shall be private. All portions of the private sewer main extending through the public right of way or any public utility easements shall be maintained by the property owner and shall be labeled as private on the civil plans.
79. Submit a full fire flow analysis to the Fire Department for review. Connections to the City water system shall be dependent on meeting fire flow requirements. Private hydrants shall be required on site and the locations shall be determined with the Building Permit Application. Fire sprinklers shall be required in addition to the private hydrants. If a PAGE 11 of 12
public fire hydrant is required, the location shall be determined during the plan check process of the Construction Plans.
80. Water Engineering Services provides mapping of private onsite water mains and fire hydrants for the Fire Department and processes the fee collection and meter installation for the fireline. Submit two copies of the approved onsite plans showing private firelines and private fire hydrants locations to Water Engineering Services prior to requesting meter sets and commencing service. Refer to section XI.A of the Water System Design Standards for submittal of plans for private fire systems.
FIRE
81. Fire Department Access does not meet the California Fire Code Requirements as amended and adopted by the City of Santa Rosa. A variance was agreed upon according to an email dated December 14
th, 2014, with the Fire Marshal at that time with
the following conditions (see SRFD stamped approved map in file):
a. The 24-foot-wide Entry Drive and the One-Way Loop are to be signed/striped “No Parking – Fire Lane.”
b. No trees be planted adjacent to the sidewalks that have the rolled curbs. Any trees shall be set back at a distance so when they mature their canopy will not hang over the sidewalks with the rolled curbs.
c. Fire Department access roads shall be signed “No Parking – Fire Lane” per current Fire Department standards.
82. Hydrant spacing for this residential project shall comply with current Fire Department standards: hydrants maximum 500 feet on center.
83. Traffic calming measures on public streets and private property are not approved as a part of this review. (i.e. speed bumps, humps, speed tables or undulations.)
84. Premise identification shall be provided per Fire Department standards (https://www.srcity.org/DocumentCenter/View/38997/Building-Addressing)
85. Permanent fences or gates limiting vehicle access shall be approved by the Fire Department. Vehicle gates limiting access to five or more dwelling units shall be equipped with strobe-actuated electric operators on both the ingress and egress sides.
Egress actuators may be replaced with a magnetic detection loop. Gates shall fail to an unlocked condition in the event of power outage.
86. A Phase 1 Environmental Site Assessment shall be submitted at the Fire Department, including the review fee, and approved. Grading, demolition or construction permits shall not be issued until the Fire Department has reviewed and approved the Phase 1 study.
87. Access roads and water supplies for fire protection shall be installed and made serviceable prior to delivery, storage or construction of any combustible materials. See Santa Rosa Fire Department Standard Fire Safety During Construction PAGE 12 of 12
(https://www.srcity.org/DocumentCenter/View/38996/Fire-Safety-During-Construction)
88. The following deferred submittals to the Fire Department will be required:
a. NFPA 13 (Community Bldg.) and 13R/D (Villa and Cottages Fire Sprinkler system)
b. Private Underground Fire Main
c. Fire Pump (if required)
RECREATION AND PARKS
89. Street trees shall be installed and planted by the developer along the project frontage(s). Selection shall be made from the City’s approved master plan list and approved by the City Parks Department. Planting shall be completed in accordance with City “Standards and Specifications for Planting Parkway Trees.” Contact the Recreation & Parks Department Office at (707) 541-3770 for copies of the master street tree list. This declaration shall be added to the General Notes of the improvement plans.
90. Parks acquisition and/or park development fees shall be paid at the time of building permit issuance. The fee amount shall be determined by the resolution in effect at the time.
91. Property owners shall be responsible for the irrigation and maintenance of the street trees and the maintenance of the planter strips in front of and alongside of their project for perpetuity.
8/19/2025
CLEVE GURNEY, PE
DEPUTY DIRECTOR DEVELOPMENT SERVICES
Created:
2026-03-30 (Pacific Daylight Time)
By:
Status:
Transaction ID:
Madeline Brown ([email protected])
Signed
CBJCHBCAABAA9wk81R3aDUFBpTwpcPFh6NSihhzjC_88
Resolution PC- RES - 2026-011
Final Audit Report 2026-03-30
"Resolution PC- RES - 2026-011" History
Document created by Madeline Brown ([email protected])
2026-03-30 - 1:29:25 PM PDT
Document emailed to Karen Weeks ([email protected]) for signature 2026-03-30 - 1:30:11 PM PDT
Email viewed by Karen Weeks ([email protected])
2026-03-30 - 4:30:55 PM PDT
Document e-signed by Karen Weeks ([email protected])
Signature Date: 2026-03-30 - 4:31:22 PM PDT - Time Source: server
Document emailed to Jessica Jones ([email protected]) for signature 2026-03-30 - 4:31:24 PM PDT
Email viewed by Jessica Jones ([email protected])
2026-03-30 - 4:34:26 PM PDT
Document e-signed by Jessica Jones ([email protected])
Signature Date: 2026-03-30 - 4:34:38 PM PDT - Time Source: server
Agreement completed.
2026-03-30 - 4:34:38 PM PDT