Assisted Living Facility Initial Study / Mitigated Negative Declaration

146 Pages·2017·7.26 MB·English

DRAFT
Emerald Isle Assisted Living Facility Project
Initial Study/Mitigated Negative Declaration
City of Santa Rosa, Sonoma County, California
Prepared for:
Oakmont Senior Living
9240 Old Redwood Highway, Suite 200
Windsor, CA 95492
707.535.3209
Contact: Steve McCullagh
Prepared by:
FirstCarbon Solutions
1350 Treat Boulevard, Suite 380
Walnut Creek, CA 94597
925.357.2562
Contact: Mary Bean, Project Director
Andrew Hill, Project Manager
Report Date: September 25, 2017

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NOTICE OF INTENT

DATE: September 25, 2017

TO: Public Agencies, Organizations, and Interested Parties

FROM: Patrick Streeter, Senior Planner

SUBJECT: NOTICE OF PUBLIC REVIEW AND INTENT TO ADOPT A
MITIGATED NEGATIVE DECLARATION FOR THE OAKMONT AT
EMERALD ISLE PROJECT

Pursuant to the State of California Public Resources Code and the “Guidelines for Implementation
of the California Environmental Quality Act of 1970” as amended to date, this is to advise you that
the Planning and Economic Development Department of the City of Santa Rosa has prepared an
Initial Study on the following project:

Project Name:

Oakmont of Emerald Isle

Location:

0 Gullane Drive, Santa Rosa, Sonoma County, California
Assessor’s Parcel Number (APN): 173-670-004, 173-670-016

Property Description:

The Project site is located in hilly terrain adjacent to Fountaingrove Lake, a reservoir fed from
the east by Piner Creek and formed by the Fountaingrove Dam. The surrounding area contains
significant plant and animal life, including several native tree species as well as wetlands, aquatic
life, and upland biological resources. The Fountaingrove Golf and Athletic Club lies along the
northern and western banks of Fountaingrove Lake, which is ringed by Thomas Lake Harris
Drive. Prominent existing land uses in the vicinity of the Project site include Thomas Lake
Harris Open Space, Nagasawa Community Park, and the Oakmont of Varenna luxury retirement
community.
The Project site itself is currently undeveloped, with steep tree-covered slopes of native oak and
fir descending from a relatively flat center. The site elevation ranges from approximately 460 to
575 feet above sea level. There are no existing structures on the site and no paved or unpaved
driveways. Access to the site is taken from the end of Gullane Drive, a private cul-de-sac that
runs east from Thomas Lake Harris Drive. There are single-family homes beyond the golf
course to the northeast and northwest of the site. The Oaks at Fountaingrove subdivision is
immediately adjacent to the site to the northwest. The Fountaingrove Lodge lies approximately
450 feet to the southwest, and Fountaingrove Lake lies approximately 300 feet to the southeast of
the site.
The General Plan land use designation applicable to the site is Low Density Residential, which
allows for residential density of 2 to 8 units per gross acre. Attached single-family and multi-
family units are permitted. Both Project parcels are zoned Planned Development (PD).
Project Description:

The project is located on a wooded hillside in the Fountaingrove area of Santa Rosa and includes
construction and operation of an assisted living facility. The proposed Oakmont of Emerald Isle
facility would be two stories, with a maximum roof height of 27.5 feet. The building footprint
would be approximately 48,000 feet in area and the building floor area would equate to
approximately 70,000 square-feet. In addition to the main building, site development includes a
driveway connecting to Gulane Drive, a swimming pool, outdoor dining areas, walking paths,
sport courts, raised garden beds, and a pet park. Parking facilities consist of 75 spaces, including
12 garages. Eight acres of the 12-acre site would remain undisturbed open space and
approximately 66% of the existing on-site trees would be preserved and protected.
The development would include 49 units and would be licensed as a Residential Care Facility for
the Elderly by the California Department of Social Services. The 49-unit, 71-bed facility would
consist of 32 assisted living units and 17 memory care units. There would be approximately 50
employees and the facility would be staffed 24-hours per day with three 8-hour shifts. A town
car and/or a small limo-bus will be available to provide transportation for residents.
The project will require the following discretionary approvals of the City of Santa Rosa:
 Design Review: Required for all new construction other than single-family detached houses.
 Conditional Use Permit: Required by zoning for operation of a Community Care Facility.
 Hillside Development Permit: Grading and construction on slopes greater than 10%

Environmental Issues:

The proposed project would not result in potentially significant impacts that cannot be mitigated
to a level of non-significance. The Initial Study/Mitigated Negative Declaration document has
been prepared in consultation with local, state, and Federal responsible and trustee agencies, in
accordance with Section 15063 of the California Environmental Quality Act (CEQA).
Furthermore, the Initial Study/Mitigated Negative Declaration will serve as the environmental
compliance document required under CEQA for any permits/approvals required by a responsible
agency.
A 30-day (thirty-day) public review period shall commence on September 25, 2017. Written
comments must be sent to the City of Santa Rosa, Planning and Economic Development
Department, 100 Santa Rosa Avenue, Room 3, Santa Rosa CA 95402 by October 25, 2017. The
City of Santa Rosa Planning Commission will hold a public hearing on the Initial
Study/Mitigated Negative Declaration and project merits on October 26, 2017, at or after 4:00
p.m. in the Council Chambers, City Hall, 100 Santa Rosa Avenue, Santa Rosa.
Correspondence and comments can be delivered to Patrick Streeter, Senior Planner,
phone: [phone], email:
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Oakmont Senior Living—Emerald Isle Assisted Living Facility Project
Initial Study/Mitigated Negative Declaration Table of Contents

Table of Contents
Acronyms and Abbreviations ......................................................................................................... xi
Section 1: Introduction .................................................................................................................. 1
1.1 - Purpose.............................................................................................................................. 1
1.2 - Project Location ................................................................................................................. 1
1.3 - Environmental Setting ....................................................................................................... 1
1.4 - Project Description ............................................................................................................ 2
1.5 - Required Discretionary Approvals ................................................................................... 11
1.6 - Intended Uses of this Document ..................................................................................... 11
Section 2: Environmental Checklist and Environmental Evaluation ............................................... 15
1. Aesthetics ....................................................................................................................... 16
2. Agriculture and Forestry Resources ............................................................................... 23
3. Air Quality ....................................................................................................................... 27
4. Biological Resources ....................................................................................................... 45
5. Cultural Resources .......................................................................................................... 57
6. Geology and Soils ........................................................................................................... 62
7. Greenhouse Gas Emissions ............................................................................................ 68
8. Hazards and Hazardous Materials .................................................................................. 76
9. Hydrology and Water Quality ......................................................................................... 81
10. Land Use and Planning ................................................................................................... 87
11. Mineral Resources .......................................................................................................... 90
12. Noise ............................................................................................................................... 92
13. Population and Housing ............................................................................................... 106
14. Public Services .............................................................................................................. 108
15. Recreation .................................................................................................................... 112
16. Transportation/Traffic ................................................................................................... 114
17. Tribal Cultural Resources .............................................................................................. 122
18. Utilities and Service Systems ........................................................................................ 125
19. Mandatory Findings of Significance ............................................................................. 129
Section 3: List of Preparers ......................................................................................................... 131

Appendix A: Air Quality and Greenhouse Gas Supporting Information
Appendix B: Biological Resources Supporting Information
B.1 - CNPS, CNDDB, and USFWS Inventory Results
B.2 - Arborist’s Report
Appendix C: Cultural Resources Supporting Information
C.1 - NWIC Records Search Results
C.2 - NAHC Sacred Lands File Search and Tribal Correspondence
C.3 - Survey Photographs
C.4 - Paleontological Records Search Results
Appendix D: Geotechnical Supporting Information
Appendix E: Preliminary SUSMP Report
Appendix F: Noise Impact Analysis
Appendix G: Focused Traffic Study

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Table of Contents Initial Study/Mitigated Negative Declaration

List of Tables
Table 1: Construction Criteria Air Pollutants and Precursors Screening Level Sizes ............................. 33
Table 2: Annual Construction Emissions (Unmitigated) ........................................................................ 34
Table 3: Construction Emissions (Unmitigated Average Daily Rate) ..................................................... 35
Table 4: Operational Criteria Air Pollutants and Precursors Screening Level Sizes ............................... 35
Table 5: Project Annual PM2.5 Construction Emissions—No Mitigation ................................................ 37
Table 6: Exposure Assumptions for Cancer Risk .................................................................................... 39
Table 7: Estimated Health Risks and Hazards: Project Construction—No Mitigation ........................... 40
Table 8: Project Annual PM2.5 Construction Emissions (with Tier IV Mitigation) .................................. 41
Table 9: Estimated Health Risks and Hazards: Project Construction—(with Tier IV
Mitigation) ......................................................................................................................... 41
Table 10: Special-status Plant Species Potentially Occurring within the Project .................................. 48
Table 11: Construction Greenhouse Gas Emissions .............................................................................. 70
Table 12: Operational Greenhouse Gas Screening Level Sizes .............................................................. 71
Table 13: Project Compliance with Santa Rosa Climate Action Plan ..................................................... 72
Table 14: Typical Construction Equipment Maximum Noise Levels, Lmax .............................................. 96
Table 15: Existing Traffic Noise Model Results Summary .................................................................... 100
Table 16: Baseline Traffic Noise Model Results Summary .................................................................. 100
Table 17: Future Traffic Noise Model Results Summary ..................................................................... 100
Table 18: Vibration Levels of Construction Equipment ....................................................................... 102
Table 19: Existing Intersection Levels of Service ................................................................................. 116
Table 20: Baseline Intersection Levels of Service ................................................................................ 116
Table 21: Future Intersection Levels of Service ................................................................................... 117
Table 22: Trip Generation Summary ................................................................................................... 118
Table 23: Existing and Existing plus Project Peak Hour Intersection Levels of Service ....................... 118
Table 24: Baseline and Baseline plus Project Peak Hour Intersection Levels of Service ..................... 118
Table 25: Future and Future plus Project Peak Hour Intersection Levels of Service ........................... 119

List of Exhibits
Exhibit 1: Regional Location Map ............................................................................................................ 3
Exhibit 2: Local Vicinity Map, Aerial Base ............................................................................................... 5
Exhibit 3: Site Plan ................................................................................................................................... 7
Exhibit 4: Building Elevations .................................................................................................................. 9

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Oakmont Senior Living—Emerald Isle Assisted Living Facility Project
Initial Study/Mitigated Negative Declaration Table of Contents

Exhibit 5: Site Coverage Plan ................................................................................................................ 13
Exhibit 6: Existing Views of the Project Site ......................................................................................... 19
Exhibit 7: Visual Simulations of Proposed Project ................................................................................ 21
Exhibit 8: CNDDB Occurrences within 1 Mile of Project Site ................................................................ 49

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