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Lagunitas Brewing Company
Expansion
Prepared By:
City of Petaluma
11 English Street
Petaluma, CA 94952
March 25, 2015
LAGUNITAS BREWERY COMPANY EXPANSION
CITY OF PETALUMA
LAGUNITAS BREWING COMPANY- EXPANSION
CEQA ENVIRONMENTAL CHECKLIST AND INITIAL STUDY
OVERVIEW AND BACKGROUND
Project Title:
Lagunitas Brewing Company Expansion
Lead agency name and address:
City of Petaluma
11 English Street
Petaluma, CA 94952
Contact person and phone number:
Olivia Ervin, Environmental Planner
(707) 778-4556
Project Location:
1240,1250, 1280 and 1340 North McDowell Boulevard
APNs: 007-582-009, -008, and 137-011-019 and -020
Project sponsor’s name and address:
Leon Sharyon, Lagunitas Brewing Company
1280 N. McDowell Boulevard
Petaluma, CA 94954
769-4495
Property Owners:
Robert Rice (1340 North McDowell Boulevard)
11 Rose Court
Novato, CA 94945-3420
Michael & Joan Buckley (1250 and 1280 N. McDowell Blvd)
1300 North McDowell Boulevard
Petaluma, CA 94954
1250 North McDowell LLC (1250 North McDowell Blvd)
7599 Redwood Blvd Sue 214
Novato, CA 94945
Lagunitas Brewing Company (1240 N. McDowell Blvd)
PO Box 750518
Petaluma, CA 94975
General plan designation:
Business Park
Zoning:
Business Park (BP)
Description of project:
The project consists of the expansion of production and
tank farm including ten 40-foot tall fermentation tanks, the
construction of a surface parking lot and truck turn around,
new loading bays, a new entrance to the taproom,
introduction of wastewater treatment equipment and other
ancillary improvements. The project is subject to Site Plan
and Architecture Review.
Surrounding land uses and setting; briefly
describe the project’s surroundings:
The project site consists of the Lagunitas Campus, located
in north Petaluma. Currently, the “Campus” is comprised of
5 contiguous parcels occupying 17.9 acres. The Lagunitas
Campus site is bounded by business park to the north, civic
facility (City drainage and railroad tracks) and Sonoma
County lands (rural residential and diverse agriculture) to
the east, and Business Park and Industrial to the south and
west.
Other public agencies whose approval is
required (e.g. permits, financial approval,
or participation agreements):
None.
Page 2 of 64
March 25, 2015
LAGUNITAS BREWERY COMPANY EXPANSION
LAGUNITAS BREWING COMPANY EXPANSION
TABLE OF CONTENTS
PAGE #
1. OVERVIEW AND BACKGROUND............................................................................................................. 4 1.1. PROJECT DESCRIPTION....................................................................................................................... 5 1.1. PROJECT LOCATION .......................................................................................................................... 10 1.2. ENVIRONMENTAL SETTING ............................................................................................................... 10 2. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED .................................................................. 15 3. EVALUATION OF ENVIRONMENTAL IMPACTS ................................................................................... 16 3.1. 3.2. 3.3. 3.4. 3.5. 3.6. 3.7. 3.8. 3.9. 3.10. 3.11. 3.12. 3.13. 3.14. 3.15. 3.16. 3.17. 3.18. AESTHETICS ........................................................................................................................................ 16 AGRICULTURAL AND FORESTRY RESOURCES ............................................................................. 19 AIR QUALITY ........................................................................................................................................ 20 BIOLOGICAL RESOURCES ................................................................................................................. 25 CULTURAL RESOURCES .................................................................................................................... 28 GEOLOGY AND SOILS ........................................................................................................................ 31 GREENHOUSE GAS EMISSIONS ........................................................................................................ 34 HAZARDS/HAZARDOUS MATERIALS................................................................................................ 37 HYDROLOGY AND WATER QUALITY ................................................................................................ 41 LAND USE AND PLANNING ................................................................................................................ 45 MINERAL RESOURCES ....................................................................................................................... 46 NOISE .................................................................................................................................................... 47 POPULATION AND HOUSING: ............................................................................................................ 51 PUBLIC SERVICES............................................................................................................................... 52 RECREATION ....................................................................................................................................... 53 TRANSPORTATION AND CIRCULATION ........................................................................................... 54 UTILITIES AND SERVICE SYSTEMS .................................................................................................. 58 MANDATORY FINDINGS OF SIGNIFICANCE (Cal. Pub. Res. Code §15065) .................................. 62 4. REFERENCE DOCUMENTS:................................................................................................................... 64 TABLE OF FIGURES
Figure 1: Vicinity Map .................................................................................................................................... 12 Figure 2: Land Use Map ................................................................................................................................. 13 Figure 3: Aerial Map ....................................................................................................................................... 14 LIST OF TABLES
Table 1-1 Lagunitas Expansion Proposed Improvements .......................................................................... 6 Table 3-1 BAAQMD Screening Criteria ........................................................................................................ 22 Table 3-2 Construction Phase Noise Levels ............................................................................................... 49 Page 3 of 64
March 25, 2015
LAGUNITAS BREWERY COMPANY EXPANSION
1. OVERVIEW AND BACKGROUND
General Plan: The Petaluma General Plan 2025, adopted in 2008, serves the following purposes:
Reflects a commitment on the part of the City Council and their appointed representatives and staff to
carry out the Plan;
Outlines a vision for Petaluma’s long-range physical and economic development and resource
conservation; enhances the quality of life for all residents and visitors; recognizes that human activity
takes place within the limits of the natural environment; and reflects the aspirations of the community;
Provides strategies and specific implementing policies and programs that will allow this vision to be
accomplished;
Establishes a basis for judging whether specific development proposals and public projects are in
harmony with Plan policies and standards;
Allows City departments, other public agencies, and private developers to design projects that will
enhance the character of the community, preserve and enhance critical environmental resources, and
minimize impacts and hazards; and
Provides the basis for establishing and setting priorities for detailed plans and implementing
programs, such as Development Codes, the Capital Improvement Program (CIP), facilities and
Master Plans, redevelopment projects, and the Urban Growth Boundary (UGB).
•
•
•
•
•
•
General Plan EIR: Because CEQA discourages “repetitive discussions of the same issues” (CEQA
Guidelines section 15152b) and allows limiting discussion of a later project that is consistent with a prior plan
to impacts which were not examined as significant effects in a prior EIR or to significant effects which could
be reduced by revisions in the later project (CEQA Guidelines section 15152d), no additional benefit to the
environment or public purpose would be served by preparing an EIR merely to restate the analysis and the
significant and unavoidable effects found to remain after adoption of all General Plan policies/mitigation
measures. All General Plan policies adopted as mitigation apply to the subject Project.
The EIR reviewed all potentially significant environmental impacts and developed measures and policies to
mitigate impacts. Nonetheless, significant and unavoidable impacts were determined to occur under the
General Plan. Therefore, the City adopted a statement of overriding considerations, which balances the
merits of approving the project despite the potential environmental impacts. The impacts identified as
significant and unavoidable in the General Plan EIR are:
•
Increased motor vehicle traffic which would result in unacceptable level of service (LOS) at six
intersections covered in the General Plan:
o
McDowell Boulevard North/Corona Road, Lakeville Street/Caulfield Lane, Lakeville
Street/East D Street, Petaluma Boulevard South/D Street, Sonoma Mt. Parkway/East
Washington Street, and McDowell Boulevard North/Rainier Avenue.
•
Traffic related noise at General Plan buildout, which would result in a substantial increase in existing
exterior noise levels that are currently above City standards.
•
Cumulative noise from proposed resumption of freight and passenger rail operations and possible
resumption of intra-city trolley service, which would increase noise impacts.
•
Air quality impacts resulting from General Plan buildout to population levels that could conflict with the
Bay Area 2005 Ozone Strategy. (This regional air quality plan has since been replaced by the 2010
Clean Air Plan, which is further discussed in Sections 3.3 Air Quality and 3.7 Greenhouse Gases.)
•
A possible cumulatively considerable incremental contribution from General Plan development to the
significant impact of global climate change.
This environmental document tiers off of the General Plan EIR (SCH NO.: 2004082065), which was certified
on April 7, 2008, to examine site- and project-specific impacts of the proposed project as described below. A
copy of the City of Petaluma’s General Plan and EIR are available at the Community Development
Department, 11 English Street, Petaluma, California 94952, during normal business hours and online at
http://cityofpetaluma.net/cdd/plan-general-plan.html.
Page 4 of 64
March 25, 2015
LAGUNITAS BREWERY COMPANY EXPANSION
1.1. PROJECT DESCRIPTION
The Lagunitas Brewing Company is proposing to expand production at the existing facility. The proposed
Lagunitas Brewery Expansion project (Project) is located at the Lagunitas Campus in north Petaluma, within
Sonoma County (see Figure 1). The “Lagunitas Campus” is comprised of 17.9 acres on five contiguous
parcels that are designed Business Park and largely surrounded by like uses (See Figure 2).
The proposed project includes the expansion of the existing fermentation production facility (Tank Farm) and
installation of a wastewater treatment facility at 1340 N. McDowell, the introduction of additional parking stalls
at 1250 N. McDowell, development of a surface parking lot and truck turn-around at 1240 N. McDowell,
construction of sidewalk along the frontage to North McDowell between the proposed surface lot and the
existing taproom, and relocation of the taproom entrance to the SW corner of the current taproom building to
remove the public from production areas (See Figure 3).
Existing Operations
The Lagunitas Brewing Company began operation in 1994 and is comprised of existing production facilities
including a tank farm, office, brew house and bottling building. Lagunitas also features a commercial
component made up of a beer garden and taproom.
Currently, Lagunitas produces approximately 450,000 Barrels of beer each year and employs approximately
250 employees at the brewery in Petaluma. The brewery production facility operates 24 hours per day, 7 days
a week. During the peak shift hours (weekdays between 8:30 am - 3:00 pm) approximately 120 employees
are on staff.
1
At present, the production facilities include 26 steel, 750 bbl fermentation tanks measuring 13’ 6” in diameter
and 40’ tall. In 2014, production consumed approximately 164,000 gallons of water per day and generated
approximately 105,000 gallons of wastewater daily. Of the wastewater generated, 45,000 gallons daily are
hauled offsite to East Bay MUD for treatment and disposal; the remaining wastewater is discharged to the
City’s sanitary sewer system where it is conveyed to the Petaluma Ellis Creek facility for treatment.
Production also generates approximately 15,000 gallons of trub (yeast and hops) and 60 tons of spent grains
daily. This waste byproduct is sold to farmers as feed (feed byproduct).
Phase I of the onsite wastewater treatment facility is currently operating onsite and is in the beta testing
stage. The EcoVolt treatment facility was approved by Planning in 2014 through an administrative SPAR. It is
an anaerobic wastewater treatment technology designed to reduce chemical oxygen demand (BOD) in
brewery effluent streams while generating high quality renewable biogas for use on-site; the system is
designed to process up to 50,000 gallons per day of high strength brewery wastewater and to generate
approximately 130 kilowatts of renewable electricity and 105,000 therms per year of heat as hot water. The
biogas will be converted to electricity for onsite use.
The existing operations onsite generate truck trips associated with a variety of activities. Distribution activities
currently generate approximately 10-20 shipping vehicles each day. The feed byproduct that is sold to
farmers currently generates 6-9 trucks a day. Wastewater that is trucked offsite currently generates up to 9
trucks a day. Current production requires 5-8 inbound trucks with raw materials daily (glass, grains,
packaging, etc.). The total daily truck activity onsite ranges from 30-46 truck trips, which largely occur
between the hours of 6 a.m. and 9 p.m. Trucks currently access the site via the north driveway at 1320/1340
N. McDowell and exit the site via the 1280 N. McDowell driveway. A minority of trucks utilize the 1280 N.
McDowell driveway, including those that delivery raw material as well as the trucks collecting feed byproduct.
The taproom and beer garden component, located at 1280 N. McDowell, serve as ancillary use to the brewery
production and is permitted to accommodate 325 patrons. The taproom operates Wednesday to Friday from
2:00 p.m. – 9:00 p.m. and Saturday and Sunday from 11:30 a.m. - 8:00 p.m. A total of 167 parking spaces are
currently provided for employees and patrons of the taproom. Existing parking is provided throughout the
Lagunitas Campus including 19 stalls at 1340 N. McDowell, 64 stalls at 1320 N. McDowell, 54 stalls at 1280
N. McDowell and 30 stalls at 1250 N. McDowell.
1
BBL is standard unit of measurement in beer making and refers to a 31-gallon barrel.
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March 25, 2015
LAGUNITAS BREWERY COMPANY EXPANSION
Proposed Expansion
The project proposes changes that would affect four of the five Lagunitas Campus parcels. The currently
developed parcel at 1320 N. McDowell (partially occupied by Biberro Systems Inc.), would remain unaltered.
The proposed improvements are as follows:
Street Address
1340 N. McDowell
1320 N. McDowell
1280 N. McDowell
1250 N. McDowell
1240 N. McDowell
Table 1-1
Lagunitas Expansion Proposed Improvements
APN
Proposed Improvements
007-582-009
Remove 8 parking spaces to accommodate
fermentation expansion; Install 10 750 bbl fermenters
(13’ 6” in diameter and 40’ tall) and associated
equipment including two glycol chillers (20’ by 6’ and 8’
tall) and two waste tanks (12’ 6” in diameter and 40’
tall) abutting the existing Tank Farm; and
Install Phase II Cambrian Water Treatment Polishing
Facility.
007-582-012
None.
007-582-008
Add portion of the Phase II Cambrian Water Treatment
Polishing Facility; Relocate Taproom entry to SW
corner of beer garden/tap room; Introduce arbor
features to define entry.
137-011-019
Add sidewalk along N. McDowell frontage; Replace
existing 70’ wide shipping driveway with 30’ wide
driveway; Construct new primary loading docks on
south elevation; Construct 41 parking spaces plus up
to 30 employee only parking spaces; 37 existing stalls
(now sub-leased to Adobe Creek Wine Storage)will
become available for use June 2016; Add one 35’ tall
tank of the Phase II Cambrian Water Treatment
Polishing Facility; Install arbor features to define entry.
137-011-020
Install a new surface parking lot and truck turnaround
including landscaping, bulbs, islands, and bioswales,
as well as sidewalks along N. McDowell frontage.
Project Phasing
Site construction will take place over two phases with project activities distributed as follows:
PHASE 1: (Anticipated Fall 2015)
•
•
•
•
•
Install 10 750 bbl fermenters and Removal of 8 parking spaces at 1340 N. McDowell Boulevard
Install Phase II water treatment facility
Construct parking lot (183 spaces) and truck turn-around at 1240 N. McDowell
Construct frontage upgrades to provide access to and from new surface parking lot
Relocate taproom entrance to SW corner
PHASE 2: (Anticipated 2016)
•
•
•
•
Construct 41 plus up to 30 employee only parking spaces at 1250 N. McDowell Blvd. to supplement
the 30 now available and the 37 that will become available at the expiration of the sublease in June
2016 (Also see detail below under Existing Warehouse Lot)
Construct new primary loading docks to southern side of existing building at 1250 N. McDowell Blvd.
Replace the existing 70’ driveway entrance with a 30’ wide entrance at 1250 N. McDowell Blvd.
Complete new surface lot improvements (18 additional parking stalls) at 1240 N. McDowell Blvd.
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LAGUNITAS BREWERY COMPANY EXPANSION
Project Components
Expansion of Production
The applicant proposes to increase production capacity by utilizing the existing 80 barrel brew house at 1280
N. McDowell which has not been in use over the past two years. The increase in production would
necessitate the introduction of ten (10) 750 bbl fermentation vessels. The fermentation vessels will be of the
same size and type of those presently onsite and will feature a stainless steel exterior measuring 13’ 6” in
diameter and 40’ tall. Two glycol chillers measuring 20’ x 6 ’x 8’ will cool the glycol which will subsequently be
circulated through outer jackets of the fermenter. Additionally, two stainless steel storage tanks of 12’6” x 40’
will capture yeast and hop byproduct that will be collected by local farmers who will use it as feed. Increase in
the byproduct output as a result of the proposed expansion will be approximately 33 percent. The feed
byproduct (spent grains and trub) is sold at a significant discount relative to comparable nutrition sources
resulting in more demand than what is currently generated. As a result Lagunitas has implemented a waiting
list system and fully anticipates that there will be demand for the associated increase in the feed byproduct.
The expansion of the fermentation area including installation of new fermentation tanks, chillers and waste byproduct storage tanks translates to an increase in production of approximately 33 percent.
In order to accommodate the tank farm expansion, site preparation will also necessitate the relocation of the
fire hydrant from south of the tank farm to approximately 24 feet away towards N. McDowell Blvd.
Site Operations
The Brewery production expansion will require the addition of 1-3 more workers during each of the three nonoffice shifts. During the peak shift period (weekdays between 8:30 a.m. - 3:00 p.m.) 123 employees are
expected to be on campus and on weekends when the taproom is at its busiest 63 staff will be on campus.
There will be no increase in the taproom capacity, which will remain at 325 persons at any given time.
The proposed Lagunitas Expansion will result in a 33% increase in production. It is anticipated that truck
shipping traffic will increase at a level commensurate with the increase in production (a net increase of 3-6
additional shipping trucks a day, 2 additional feed byproduct trucks, and 2 additional raw materials trucks). At
full operation under the proposed expansion, each day Lagunitas would generate approximately 13-26
shipping vehicles leaving the brewery with product, the trub and spent grain feed byproduct that are sold to
farmers would generate 8-11 trucks leaving the brewery, and between 7-9 raw material truck deliveries would
arrive at the site.
With the proposed expansion, the wastewater produced by the brewery would normally have increased
proportionally, however with the anticipated operation of the approved EcoVolt wastewater treatment facility
and the proposed Phase II Treatment Plant the brewery will actually consume less water due to onsite re-use.
The pre-treated brewery production wastewater will be of acceptable quality for non-production applications
and discharge to the City’s municipal sewer system. Because wastewater will now be treated on-site, there
will be 9 less outbound trucks, which largely offsets the increased truck traffic related to the production
expansion. Thus, the total daily truck activity at operation will range from 28-46 truck trips, which is consistent
with the existing level of truck traffic onsite.
Existing Warehouse Lot
The project proposes modification to the developed lot at 1250 N. McDowell Blvd., which currently supports a
warehouse and ancillary office space, surrounded by parking stalls and loading bays. Until June of 2014 when
Lagunitas became the primary leaseholder of the property, Adobe Creek Wine Storage LLC was the primary
leaseholder. At present, Adobe Creek Wine Storage LLC holds a sublease from Lagunitas, operates out of a
portion of the existing building, and retains use of 37 of the existing parking spaces. The sublease held by
Adobe Creek Wine Storage extends through May 31, 2016.
Site work, proposed by the subject project that would interfere with current operations of Adobe Creek Wine
Storage, such as relocating the existing southern driveway, constructing the new loading bays at the southern
rear of the building, and constructing abutting parking spaces, are scheduled to occur during Phase II, after
May 31, 2016 when the sublease will expire. Following completion of Phase II improvements the newly
constructed loading bays will become the primary loading docks for the building; the existing loading docks
would remain for use by small trucks.
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March 25, 2015
LAGUNITAS BREWERY COMPANY EXPANSION
Water Consumption
Production onsite currently requires approximately 164,000 gallons of water per day. The proposed expansion
would have generated an increase in water demand resulting in a need for approximately 220,000 gallons per
day, however as part of the proposed expansion, Lagunitas will be implementing a water conservation
initiative including the re-use of treated water for cleaning purposes. This effort is expected to result in a
savings of 85,000 gallons of water per day over the 220,000 gallons that would have been required. Thus, at
completion of the proposed expansion the facility’s water consumption is expected to be approximately
135,000 gallons per day. The proposed improvements have the potential to result in a water savings of
29,000 gallons per day relative to the existing use.
Introduction of Phase II Water Treatment Facility
The Phase II water treatment facility is a polishing facility that will serve to supplement the previously
approved EcoVolt pre-treatment system and allow Lagunitas to treat effluent such that the industrial
wastewater can be reused onsite for non-product contact applications. The Phase II water treatment facility
will be sited along the eastern property line behind the fermentation cellar and at least 5 feet from the property
line at 1340 N. McDowell, a small portion of the facility will be located at 1280 N. McDowell and one 35 foot
tank will be located at 1250 N. McDowell.
The proposed polishing system will take effluent from the Eco-Volt pretreatment system and the existing
brewery and packaging outfalls. The wastewater will then be treated anaerobically via Membrane BioReactors (MBRs) and further polished using reverse osmosis (RO), which will remove any residual solids and
organics. The final effluent will be stored onsite in anticipation of reuse. The water treatment facility includes
solids screening, aeration supply to the MBRs, management of wasted solids and membrane cleaning
equipment. The facility is comprised of components that will not exceed 15’ in height and are mainly
contained in rectangular structures similar to shipping containers and three steel 35’ in height reuse
distribution tanks.
A limited number of chemicals may be stored on site as necessary to support MBR aeration as well as
cleaning of the membrane. The water treatment process will produce polished water of sufficient quality for
reuse onsite. Treatment will also produce byproducts including low strength RO reject water that will be
disposed of via the municipal sewer system. It is expected that any bio solid byproducts will be sent to East
Bay Municipal Utility District for disposal (~1 truck a day).
The Water Treatment Facility is expected to reduce water usage by approximately 40% or about 24 million
gallons of water per year. This reduction will largely be achieved through the re-use of treated water for
cleaning purposes. The proposed improvements will reduce the average water usage per gallon of beer
produced from 4 gallons to approximately 2.4 gallons or less.
The Water Treatment Facility would allow for re-use on site and release of treated wastewater into the City’s
municipal sewer system rather than hauling to East Bay MUD. The proposed Treatment Facility would have
the capacity to treat an estimated 140,000 gallons of wastewater per day. Upon operation of the Facility
approximately 45,000 gallons of treated wastewater (non re-usable water) will be discharged to the sewer
system. The balance will be reused onsite for cleaning and other non-production applications.
Surface Parking Lot and Truck Access
Parking
As proposed the currently unimproved parcel at the south end of the Lagunitas Campus will be developed to
provide parking for employees and visitors per City Standards outlined in the IZO, and subject to site plan and
architectural review by the Planning Commission. The applicant is proposing a net total of 468 spaces
throughout the Lagunitas Campus, with 201 stalls at the new surface lot upon completion of Phase II.
Development of parking will be completed over two phases. Phase I includes expansion of the fermentation
tank farm, which will result in the removal of 8 parking spaces at 1340 N. McDowell and development of the
new surface parking lot with 183 stalls. Based on the peak period shift (123 employees) and seating capacity
of the taproom (2.5 stalls per 325 capacity), 253 parking spaces are required to accommodate Phase I
improvements.
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LAGUNITAS BREWERY COMPANY EXPANSION
The parking availability at Phase I completion would provide for 342 stalls consisting of the existing 167 stalls
(distributed throughout the Campus as described above) minus the 8 stalls removed to accommodate the
tank farm expansion plus the proposed surface lot adding 183 stalls, which is well above the requirement.
Phase II of the project will introduce additional parking stalls at 1240 and 1250 N. McDowell Blvd. Completion
of the surface lot will include new stalls as a result of the driveway modification and completion of the new
loading docks, which will be possible at the end of the Adobe Creek Wine Storage sublease in May 2016.
At project completion, a total of 455 standard and 13 accessible stalls will be available for use within the
Lagunitas Campus area. The proposed parking will accommodate for lost stalls due to the expansion of the
tank farm and will provide additional spaces to accommodate the increase in employees on the maximum
shift.
Access
Truck turnaround access will be provided as part of the new surface parking lot via a 30-foot wide driveway.
The interior drive aisles will be approximately 28’ wide to facilitate circulation for cars and delivery trucks. The
parking lot will feature 7’ wide parking islands, pedestrian sidewalk and vegetated swales to facilitate
drainage. A pedestrian sidewalk will provide intermittent connectivity through the new surface parking lot and
will connect to the new meandering sidewalk along N. McDowell providing pedestrian access to the taproom
from the new parking lot.
The truck turnaround area will be located along the southeast portion of the site via a 28’ driveway with a
turnaround island located in the eastern portion of the site. The siting of the truck turnaround ensures that the
proposed new loading docks to the SE corner of the building at 1250 N. McDowell is easily accessible.
Landscaping Improvements and Drainage
Development of the proposed surface parking lot site will maintain existing flows and direction of stormwater
runoff. Stormwater generated by the new parking lot will be conveyed to a 15” storm drain located within the
N. McDowell right-of-way. Stormwater generated by the eastern portion of 1250 N. McDowell will be
conveyed to a 10” storm drain in the eastern portion of the site where it will discharge into an existing channel.
Drainage infrastructure also includes vegetated swales proposed for the parking islands and drainage basins
to offset the introduction of impervious surfaces, complying with required Low Impact Development (LID)
standards in accordance with the Bay Area Stormwater Management Agencies Association (BASMAA)
guidelines. Landscaping comprised of water-efficient vegetation including trees, shrubs, groundcovers and
grasses is proposed for the parking islands and surrounding the meandering sidewalk.
Construction Activities
The proposed expansion will require construction onsite in order to install the new equipment and develop the
improvements to the parking areas and sidewalk. Activities associated with the development of the new
surface lot will include grubbing to remove vegetation, which is limited to ruderal grass and weeds, grading to
achieve desired elevations, paving, striping, and installation of curbs, islands and bulbs. Onsite grading
activities will require the use of construction equipment including grubbers, excavators, tractors, pavers, water
trucks, and other miscellaneous equipment. From the issuance of a grading permit, the expected duration to
complete the surface parking lot area is 4-5 months.
Improvement to 1250 N. McDowell Blvd. includes the introduction of new parking spaces, reconfiguration of
the access drive and installation of new loading bays. Construction activities will require the use of similar
construction equipment as noted above, but will occur on a smaller scale.
Installation of new equipment onsite including the new fermentation tanks, chillers and wastewater treatment
facility will require the use of forklift, cranes and construction trucks. As proposed the project would build out
in Phases such that certain elements would be developed in advance of other as detailed above.
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LAGUNITAS BREWERY COMPANY EXPANSION
Impact Summary
The proposed expansion and improvement to the Lagunitas Campus would increasing production by
approximately 33%, which will result in 7-10 more trucks a day for raw materials, shipments of finished
product and byproduct sold as feed to local farmers. By implementing a state of the art water treatment
system and re-using water, 9 of the current daily trucks will be eliminated, thereby offsetting the increase in
truck traffic. The re-use of on-site treated water will allow for production to increase while simultaneously
reducing the current water demand by approximately 18%. The project will also reduce the wastewater
treatment burden since discharge to the City’s sewer system will decline from approximately 60,000 gallons to
approximately 45,000 gallons daily. The strength of the wastewater discharged to the sewer system will also
decrease.
The addition of parking spaces to the Campus and the relocation of taproom entrance will create safer access
to the brewery for employees and patrons while keeping the public out of the production area.
Project Entitlements: The Lagunitas Brewing Company has applied to the City of Petaluma for Site Plan and
Architectural Review (SPAR).
1.1. PROJECT LOCATION
The Lagunitas Campus includes 5 parcels (APNs 007-582-008, -009, and -012; 137-011-019; and 137-011020) located along the east side of N. McDowell Boulevard (1240, 1250, 1280, 1320 and 1340 N. McDowell
Boulevard). Four of the five parcels are currently developed with active Business Park uses, whereas 1240 N.
McDowell Boulevard is currently an unimproved vacant lot.
The Lagunitas Campus is located in the North McDowell Subarea in the northeastern portion of Petaluma,
Sonoma County (See Figure 1). The North McDowell subarea lies between Highway 101, the Plaza and
Plaza North Shopping Centers, N. McDowell Boulevard, the railroad tracks and Petaluma’s Urban Growth
Boundary (UGB).
The Lagunitas Campus has a General Plan Land Use Designation of Business Park and is abutted by the
same designation to the north and south. To the east, is a narrow strip of Public/Semi-Public land (containing
a City drainage channel and the railroad corridor) and beyond is the City limit boundary with Sonoma County.
The Sonoma County land use designation consists of rural residential and diverse agriculture. To the west of
the Campus, across N. McDowell Boulevard the land use designation is Industrial (See Figure 2). The nearest
ramps to Highway 101 are located just over one mile to the northwest of the site at Old Redwood Highway/
Petaluma Boulevard North.
1.2. ENVIRONMENTAL SETTING
Petaluma is located in southwestern Sonoma County along the 101 corridor approximately 15 miles south of
Santa Rosa and 20 miles north of San Rafael. It is situated at the northernmost navigable end of the
Petaluma River, a tidal estuary that drains to the San Pablo Bay. The City originated along the banks of the
Petaluma River, spreading outward over the floor of the Petaluma River Valley as the City developed. The
Valley itself is defined by Sonoma Mountain on the northeast and by the hills extending northward from
Burdell Mountain on the west. To the south are the Petaluma Marshlands and the San Francisco Bay beyond.
Petaluma’s Urban Growth Boundary (UGB) defines the limits within which urban development may occur and
encompasses approximately 9,911 acres. The UGB was implemented in 1987 (as the Urban Limit Line),
formally adopted as the UGB in 1998 via Measure I, and will expire in 2025 without subsequent action. The
General Plan and EIR evaluated potential impacts associated with existing and proposed development within
the UGB.
The Lagunitas Campus contains well established uses including brewery production, warehouse and
storage, bottling, fermentation, and ancillary uses such as office, retail and a taproom. The Campus is
characterized by a built environment, with the exception one remaining vacant parcel (3.14 acres), which
currently supports ruderal grasses and vegetation.
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LAGUNITAS BREWERY COMPANY EXPANSION
The Campus is located within an industrial area of the City with frontage along N. McDowell Boulevard. To the
rear of the property is the City limit boundary with Sonoma County and the identified land uses are community
separator, rural residential and diverse agricultural lands.
There are no known environmental conditions that would be adversely impacted by the proposed project. The
following discussion under Environmental Factors Potentially Affected provides further detail on the
established setting for each environmental category prior to evaluating the potential affects of the proposed
project. As an existing operation proposing to expand production, introduce a surface parking lot with
enhanced truck access, and other ancillary improvements, the Lagunitas Expansion project has limited
potential to affect the environment.
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project location
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City of Petaluma
Sonoma County
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OF
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General Plan Land Use
Diverse Agriculture
Rural Residential
CITY OF PETALUMA
Lagunitas
Campus
General Plan Land Use
Rural Residential
Mobile Homes
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Community Commercial
Mixed Use
Business Park
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Campus
existing wastewater
treatment facility
existing
bottling
building
proposed
wastewater
reuse sytem
proposed fermentation
farm and tank
expansion area
brewhouse
existing
existing
warehouse
proposed parking
and truck
turnaround
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bibbero systems
building
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LAGUNITAS BREWERY COMPANY EXPANSION
3. EVALUATION OF ENVIRONMENTAL IMPACTS
The following discussion addresses the potential level of impact relating to each aspect of the environment.
3.1.
AESTHETICS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but
not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime views in
the area?
Sources: 2025 General Plan, Figure 2-1, and DEIR; and Site Plans.
Aesthetics Setting:
The Lagunitas Campus is comprised of approximately 17.9 acres of land located in the North McDowell
Boulevard Subarea within the Urban Growth Boundary of the City of Petaluma. The North McDowell Subarea
is dominated by commercial and industrial uses with business park complexes featuring office and light
industrial uses clustered along North McDowell Boulevard. At present, approximately 15% of the subarea is
vacant and/or underutilized. The Campus is located in proximity to regional/local serving commercial, light
industrial and business park land uses (See Figure 2).
The intent of the project is to expand production facilities and improve the functionality of the Lagunitas
Campus. In order to effectively make the proposed improvements the applicant is proposing changes to four
of the five parcels. The proposed changes do not depart substantially from the existing character of the site.
Production Area: As an established brewery, the character of the production area is defined by existing
buildings, industrial equipment, and ancillary structures. The production area is generally confined to the rear
of the western Lagunitas Campus parcels including the tank farm, bottling building and brewery buildings. At
present, the production facilities include 26 steel, 750 bbl fermentation tanks and ancillary production-related
elements.
Proposed changes involve the installation of 10 new fermentation tanks adjacent to the existing tank farm and
of the same size and type of those already existing, 2 glycol chillers, and 2 waste storage tanks abutting the
existing tank farm. The tank farm expansion will also necessitate extension of the existing chain link fence to
encompass the new equipment. The production area will also contain the Phase II water treatment facility,
consisting of a series of rectangular shipping containers and three 35’ tanks appurtenant to the reuse system.
Treatment system components will largely be installed to the rear of the bottling building and tank farm, with
related elements distributed throughout the production area.
Ancillary to the brewery, the Campus also contains offices, a small retail component, and the taproom/beer
garden. The project proposes to relocate the entrance of the taproom to remove it from the production area.
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Improvements associated with the relocation of taproom entrance would introduce two arbors to define the
entryway. The new arbors will feature Steel I Beams with lettering above and will be supported by two 18”
corrugated metal pipes on either side. The arbor along the existing taproom fence line would include a
double-door entry gate constructed of reclaimed redwood that would be closed during off hours. To the
southwest would be sited a pedestrian entry arbor. Detail on the entry features includes anodized metal
lettering, low voltage bronze finish lighting, and other minor detailing consistent with the industrial character of
the site.
Existing Warehouse Lot: The warehouse lot (1250 N. McDowell Blvd.) currently partially occupied by the
Adobe Creek Wine Storage, is located in the central portion of the Lagunitas Campus and is occupied by a
large warehouse, surrounded by parking and served by two access driveways. A narrow strip of still vacant
land is contained within the parcel boundary immediately contiguous to the currently vacant parcel at the
adjacent lot on 1240 N. McDowell. The changes proposed for the warehouse lot include the installation of
new loading bays at the SE corner of the building (adjacent to the proposed truck turnaround), the addition of
a sidewalk along the North McDowell frontage, relocation and narrowing of the eastern access driveway,
addition of parking spaces, introduction of a portion of the new taproom entryway features, and the placement
of a 35’ tall tank associated with the wastewater treatment facility. The tank will be placed adjacent to the
existing equipment of similar height and character associated with the production area.
Surface Lot/Truck Turn Around: At present, the proposed surface lot area (1240 and 1250 N McDowell Blvd.)
is vacant and unimproved with grasses and ruderal vegetation. The project proposes to develop the site as a
parking lot and truck-turn-around improved with landscaping, bulb outs, islands, and bioswales including a
sidewalk along the site’s frontage and a Class II off-street trail along the easternmost property line.
The proposed improvements will alter the character of the site by changing the condition from vacant to
developed. The introduction of the parking lot will integrate the vacant parcel into the established character of
the Lagunitas Campus and with that of the North McDowell Subarea. Landscaping and tree plantings will
serve to soften the new paved element and provide visual continuity along the Lagunitas Campus’ frontage to
North McDowell Boulevard.
Aesthetics Impact Discussion:
3.1(a) No Impact: The 2025 General Plan EIR identifies vistas of Sonoma Mountain and the Petaluma Valley
as significant visual resources with notable viewpoints seen from the Washington Street Overpass, McNear
Peninsula and Rocky Memorial Dog Park. The proposed Lagunitas expansion project is not located in the
direct vicinity to any of the notable viewpoints and would neither obstruct nor diminish any existing viewsheds.
The Lagunitas Campus site is surrounded by existing development on three sides, with the fourth side (rear)
abutting Sonoma County land designated as Diverse Agriculture and Rural Residential, just beyond the
railway easement. The views as seen from the Sonoma County land to the rear of the property will not be
substantially changed and will continue to be characterized by light industrial development as has been the
case since at least 1994. The parking lot and truck turn around will introduce a new developed element to the
Lagunitas Campus, but will not introduce any visual elements that would block views or interfere with a scenic
vista. Therefore, proposed improvements would have no impacts to scenic vistas or views of significant
landscape features.
3.1(b) No Impact: No State Scenic Roadway traverse the Lagunitas Campus area, therefore, no scenic
resources, including, but not limited to; trees, rock outcroppings, and/or historic buildings visible from a State
Scenic Highway would be impacted.
3.1(c) Less Than Significant Impact: Expansion of use at Lagunitas Campus will not significantly depart
from the established character of the existing campus. The site introductions are generally related to the
intensification of production and new elements that would substantially alter the established character are
limited. The project will introduce new production facilities associated with fermentation processes and
wastewater re-use.
All of the proposed tanks and appurtenant features are consistent with those presently on-site in design, size
and material. For example, the additional fermentation tanks will be identical to those already in use onsite.
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The proposed wastewater treatment facility will also add new equipment and components that are consistent
with the established industrial equipment onsite such as new 35’ tall tanks to store processed wastewater for
re-use. The tanks will be located within the production area, adjacent to the existing brew house and other
similar equipment. The new tanks are compatible with the light industrial character of the site.
New architectural features are limited, but include the construction of the entry arbors and gate to be located
at the taproom entry. The arbors will introduce Steel I Beams with lettering and will be supported by two 18”
corrugated metal pipes on either side. The entry gate will feature reclaimed redwood entry doors. Detail on
the entry features includes anodized metal lettering, low voltage bronze finish lighting, and other minor
detailing consistent with the industrial character of the site. The proposed materials, quality and color of the
proposed arbors and entry gate would compliment the established character of the Lagunitas Campus.
The most apparent change will be the introduction of a new paved surface lot and truck turn around on the
currently vacant lot at 1240 North McDowell Boulevard (surface lot/truck access area). The proposed parking
lot is located within the designated urban growth boundary and will supplement existing uses at the Lagunitas
Campus. The proposed development of the surface lot and truck turn around and the expansion of production
will be consistent with the existing character of the Lagunitas Campus in terms of type and scale of design.
Preliminary review of the SPAR guidelines, Appendices A and C, indicate consistency with the prescribed
measures for parking and landscaped areas. Landscaping comprised of water-efficient vegetation including
trees, shrubs, groundcovers and grasses is proposed for the parking islands and surrounding the meandering
sidewalk. The project is consistent with applicable guidelines in terms of parking configuration, size and
landscaping. The project meets the landscape design standards through the use of adaptive and native
plants, concentration of landscaping in areas where it will have the most visual impact and preservation of
attractive natural features where possible.
The GP EIR states that within the built city, infill development would not have a significant effect on the visual
quality of the City, because new development would likely be similar in scale and character to existing
development. Accordingly, the proposed development would not be expected to have a substantial adverse
impact on panoramic views or create incongruous visual elements. The proposed Lagunitas Expansion is
compatible in scale and style with the existing site conditions and those of the well established Business Park
uses.
The proposed improvements will largely retain the established visual character of the site. The proposed
changes are an intensification of the existing use and do not introduce any elements that are out of character
with the brewery use that currently defines the Campus. Based on the fact that the project components are
consistent with the established character of the site and that the various visual elements comply with the
prescribed SPAR standards there is no expectation that the proposed introductions will degrade the existing
character of the site or that of the North McDowell Subarea. Therefore, potential impacts due to the
degradation of an established character will be less than significant.
3.1(d) Less Than Significant Impact with Mitigation: At present, the Lagunitas Campus is an active
Business Park land use that allows for 24-hour production, warehousing and storage, and supports an
ancillary commercial/retail use including the taproom and beer garden. Other than the currently vacant parcel,
the Campus is representative of an established Business Park land use with onsite lighting and streetlights.
Onsite uses currently emit light and glare associated with buildings, vehicles and trucks, lighted pathways,
and other uses typical of an established Business Park environment. The proposed landscaping plan shows a
strip of landscaping at the rear of the proposed lot, which includes a series of planting material with varying
height and mass. This planting scheme is expected to be effective in buffering vehicle and truck light and
glare from the County properties to the rear. However, given that the proposed surface lot is currently vacant,
with the introduction of pole-mounted lighting for parking and lighting associated with landscaping, there is a
potential that new sources of light and glare will be introduced to this previously unlit area.
Petaluma’s implementing zoning ordinance (IZO) § 21.040.D, which specifies lighting standards for all new
exterior lights such as the provision that the cone of direct illumination be sixty degrees if the luminary is
greater than 6 feet above the ground, shall be adhered to.
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As such, the proposed project is required to implement Mitigation Measure AES-1, as set forth below, which
requires that a Lighting Plan be prepared for the surface lot, delineating the location and cast of lighting. The
Lighting Plan shall demonstrate that the proposed lighting avoids light and glare intrusion on adjacent properties.
With implementation of AES-1 potential impacts due to light and glare intrusion will be reduced to less than
significant levels.
Mitigation Measures:
AES-1 Prior to building permit issuance, the applicant shall provide a lighting plan that sufficiently shows that
any lights proposed to illuminate the parking facility shall be arranged so as to reflect the light away from
adjacent properties and streets (downward lighting). Lighting standards shall not exceed twenty (20)
feet in height and should be consistent with the architectural design of on-site buildings in terms of style,
color and materials.
3.2.
AGRICULTURAL AND FORESTRY RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or
a Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning
of, forest land (as defined in Public Resources Code
section 12220(g)), timberland (as defined by Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined by Government
Code section 51104(g))?
d) Result in the loss of forest land or conversion of
forest land to non-forest use?
e) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
Sources: 2025 General Plan and DEIR; Sonoma County Land Use map.
Agricultural Setting: Agricultural lands within the Urban Growth Boundary (UGB) are limited to “Farmland of
Local Importance”, “Grazing Land”, and “other land” and there are no identified forestlands within the City of
Petaluma. The County lands to the rear of the Campus are designated diverse agriculture and rural
residential.
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Agricultural Resources Impact Discussion:
3.2(a-e) No Impact: The Lagunitas Campus does not include any agricultural or forested lands. The project,
as proposed, consists of expansion on an existing use in a developed area and the introduction of a surface
lot on a currently vacant parcel that is substantially surrounded by established Business Park and Industrial
Uses. Although the County land proximate the Campus is designated diverse agriculture, the proposed
project will not substantially alter the established use onsite in a manner that would affect the agricultural land
use designation. The project will not impact prime farmland, unique farmland or farmland of statewide
importance. The project will not interfere with Williamson Act contracts or any existing agricultural uses.
In the absence of forested lands there is no potential for the project to conflict with existing forested land
zoning or encourage the loss or conversion of forested land to another use. As the project is located in the
UGB, within an established Business Park area, it will not provide an impetus for the conversion of farmland
or forest to any alternative use. Therefore, the project will have no impact to agricultural and forestry
resources.
Mitigation Measures: None Required.
3.3.
AIR QUALITY
Potentially
Significant
Impact
Would the project:
Less Than
Significant
with
Mitigation
Less than
Significant
Impact
No
Impact
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is in non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Exposure of sensitive receptors to substantial
pollutant concentrations?
e) Create objectionable odors
substantial number of people?
affecting
a
Sources: 2025 General Plan and DEIR; BAAQMD CEQA Guidelines; 2010 Clean Air Plan.
Air Quality Setting: The City of Petaluma including the project site is located within the San Francisco Bay
Area Air Basin (Air Basin), which is under the jurisdiction of the Bay Area Air Quality Management District
(BAAQMD). BAAQMD is charged with managing air quality for the region through the implementation of
planning, regulation, enforcement, technical innovation and education. The intent of which is to achieve
conformance with established air quality standards that are set by the U.S. Environmental Protection Agency
for the Federal Clean Air Act and the California Air Resources Control Board for the California Clean Air Act.
The ambient air quality conditions of the Air Basin achieve established standards with the exception of ozone
and particulate matter (PM). Elevated ozone levels are a result of the cumulative emissions of nitrogen oxides
(NOx) and reactive organic gases (ROG). Particulate Matter includes both PM10, with a diameter of 10
micrometers or less and PM2.5, with a diameter of 2.5 micrometers or less. Construction and operation of
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various land uses contribute to the generation of air quality pollutants and can exacerbate non-attainment
conditions when the generation of ozone precursors or particulate matter are excessive.
The BAAQMD operates several air quality monitoring stations, the closest to the project site is located in
downtown Santa Rosa at 5th Street, approximately 15 miles north of Petaluma. The Santa Rosa monitoring
station records pollutant concentration levels for carbon monoxide (CO), Nitrogen Dioxide (NO2), Ozone (O3),
and Particulate Matter (PM2.5).
The Air Basin is designated as non-attainment for both the one-hour and eight-hour state and national ozone
standards; 0.09 parts per million (ppm) and 0.070 ppm, respectively. The Air Basin is also in non-attainment
3
for the PM10 and PM2.5 state standards, which require an annual arithmetic mean (AAM) of less than 20 µg/m
3
for PM10 and less than 12 µg/m for PM2.5. In addition, the Bay Area Air Basin is designated as non-attainment
for the national 24-hour PM2.5 standard. All other national ambient air quality standards within the Bay Area Air
2
Basin are in attainment.
Petaluma General Plan
The City’s General Plan sets forth policies and programs to maintain and enhance air quality. One policy that
is particularly applicable to the subject project is 4-P-16 to reduce emissions during construction through
certain requirements and measures to be addressed by contractors.
Air Quality Impact Discussion:
3.3(a) Less than Significant Impact: The BAAQMD adopted the Bay Area 2010 Clean Air Plan (CAP) in
September 2010 to comply with state air quality planning requirements set forth in the California Health &
Safety Code. The 2010 CAP serves to update the 2005 Ozone Strategy and provides control strategies to
address air quality pollutants including ozone (O3), Particulate Matter (PM), toxic air contaminants (TACs),
and greenhouse gases (GHGs). A total of 55 control strategies have been developed as part of the CAP for
land use, energy and climate, stationary sources, transportation, and mobile sources. Control strategies are
designed to: reduce emissions of ozone precursors, PM, air toxics, and greenhouse gases; work towards
attainment of state ozone standards; reduce transport of ozone to neighboring basins; and to protect public
health and the climate. Measures to implement control strategies include the use of clean and efficient
vehicles, Green Construction Fleets, enhanced bicycle and pedestrian access, energy efficiency, and others.
The BAAQMD CEQA Guidelines set forth criteria for determining consistency with the CAP. In general a
project is considered consistent if a) the project supports the primary goals of the CAP (to protect air quality,
protect public health, and protect the climate), b) includes control measures and c) does not interfere with
implementation of the CAP measures. The proposed Lagunitas Expansion Project supports the primary goals
of the CAP by promoting infill development and intensification at an existing facility. Although the expansion
will generate additional truck trips associated with increased production (between 7 and 10 additional trips
beyond the existing condition), the proposed onsite wastewater treatment would largely eliminate the need for
off hauling to East Bay MUD (a reduction of 9 outbound trips is anticipated. As such the proposed expansion
would result in a comparable number of truck trips as currently exists under the established operating
conditions. Furthermore, project construction includes basic control measures, which would limit emissions
associated with short-term construction. There are no aspects of the project that would conflict with
implementation of the CAP. Therefore, the project is consistent with the CAP and potential impacts due to a
conflict with the regional air quality plan would be less than significant.
3.3(b) Less than Significant Impact with Mitigation: Air quality emissions associated with the proposed
project would result from short-term construction activities and long-term operations. However, emissions
generated by the project would be below established thresholds of significance.
Projects that are below the screening criteria threshold are reasonably expected to result in less than
significant impacts to air quality since pollutant emissions would be minimal. When projects fall below the
screening criteria levels, a quantitative analysis of the project’s air quality emissions is not required. Air quality
emissions of carbon monoxide (CO), ozone precursors (ROG and NOx) and particulate matter (PM10 and
2
“2010 Clean Air Plan,” prepared by the Bay Area Air Quality Management District, September 2010.
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3
PM2.5) from construction and operation are evaluated pursuant to the 2010 CEQA Guidelines. There is no
carbon monoxide (CO) emission threshold applicable to construction emissions. For carbon monoxide (CO),
the operational significance threshold is 9.0 particles per minute (8-hour average) and 20.0 ppm (1-hour
average).
The Project consists of several existing and currently operating facilities, which are not subject to an
emissions analysis. The air quality emissions generated by the existing facilities are not a part of this analysis
for CEQA purposes as they are currently operating and included as part of the established baseline condition.
The project elements that are subject to review include newly proposed activities such as the proposed
surface lot, frontage improvements and the expanded portion of the production facility.
The BAAQMD Air Quality CEQA Guidelines provide preliminary screening for a lead agency to consider in
making a conservative determination of a project’s potential impacts on air quality based on proposed landuse (i.e. residential, commercial, industrial, etc.). The screening level criteria for light industry, which is the
most representative use of the project, are shown in Table 2 below.
Table 3-1
BAAQMD Screening Criteria
Operational Criteria Pollutant
Construction-Related
Light Industry
72 acres (NOx)
11 acres (NOx)
Light Industry
1,249 employees (NOx)
540 employees (NOx)
Land Use Type
Source: Table 3-1, pg. 3-2 Bay Area Air Quality Management District 2010 CEQA Guidelines, May 2010.
As proposed the project would introduce up to an additional 3 employees, which is substantially below the
screening threshold even when considering the existing number of employees (250 employees). The
production expansion and new parking lot will occur on approximately 5.24 acres (3.14 acres of which are
currently improved). Thus, the proposed expansion is well below the preliminary screening threshold and a
quantitative emissions analysis is not warranted as it can reasonably be expected that the project will result in
less than significant impacts to air quality during both construction and at operation.
Air Quality Emissions during Construction
Construction related air quality emissions result from the generation of fugitive dust, operation of heavy-duty
equipment, trips from the delivery of material and workers commuting to the project site, and off gassing from
paving, stripping and the application of architectural coatings. The proposed improvements at the Lagunitas
Campus will also result in air quality emissions associated with grubbing, grading, site preparation, paving
and striping at the proposed surface lot/truck turnaround. This project element represents the greatest
potential for emission generation and is well below levels that would be considered potentially significant.
Installing new loading bays at the SE corner of the existing warehouse and relocating the taproom entrance
will require construction techniques similar to building erection such as framing, mud and tape and other
activities that only generate very minor emissions.
The other elements of the project such as installation of new equipment including expansion of the
fermentation tank farm and the wastewater treatment facility will require the use of cranes and forklifts to
place prefabricated equipment onsite, which also will contribute minor levels of air quality emission due to
short-term and periodic operation of heavy-duty equipment. The project elements that require construction are
3
BAAQMD’s 2010 adopted thresholds of significance were challenged in a lawsuit. The court issued a writ of mandate ordering the
District to set aside the thresholds and cease dissemination of them until the Air District complies with CEQA. Nonetheless, the City
of Petaluma recognizes these thresholds represent the best available scientific data and has elected to rely on these to determining
screening levels and significance. On August 13, 2013 the Court of Appeals issued a decision on the lawsuit that upheld the
significance threshold. Table 3-1 of the 2010 CEQA Guidelines is used to assess screening levels. The case has since been
accepted for review by the California Supreme Court but not based on the adequacy of the thresholds.
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below the screening levels, that indicate a potential air quality contribution, thus the project would result in
minimal emissions with less than significant impacts.
Construction activities will result in the generation of fugitive dust, which must be controlled in accordance
with the City’s Dust Control Ordinance and BAAQMD’s Basic Construction Measures. In order to ensure that
potential impacts associated with the generation of fugitive dust are reduced to level below significance
construction activities shall implement all Mitigation Measure AQ-1, which provides for water exposed
surfaces, covering haul trucks, street sweeping to remove track-out dirt, minimizing idling times, proper
maintenance of equipment and designating a contact person to address dust complaints. With implemented
of AQ-1 potential impacts due to the generation of fugitive dust would be reduced to levels below significance.
Air Quality Emissions at Operation
Operation of the Lagunitas Expansion will result in air quality emissions associated with the increased use of
energy and water onsite, vehicle trips generated by the project, and exhaust emissions from trucks idling
onsite. At operation none of the proposed components of the expansion will approach the screening criteria
shown in Table 3-1 above.
The net increase in operating activities will result in a comparable level of vehicle trips relative to the baseline
condition as no increase in the taproom/beer garden capacity is proposed and only 3 additional employees
will result from the proposed expansion in production. Similarly, the anticipated volume of truck traffic will be
comparable to the existing condition since the project will reduce the number of trucks needed to off-haul
wastewater, as wastewater treatment will be provided onsite. This reduction in truck trips will largely offset the
increase in truck traffic associated with increased production.
While increased production will result in an additional demand for energy and water, the project proposes to
implement a water savings initiative, which will result in an overall reduction in the volume of water used. Part
of the water savings effort will be the onsite treatment of wastewater and the reuse of treated wastewater for
non-production applications. Additionally, the previously approved EcoVolt water treatment system will
generate biogas, which creates energy for onsite use. Although the expansion will result in a minor increase
in activities onsite the net affect of the project is expected to result in similar or reduced energy expenditures
relative to the existing condition. Therefore, operational impacts to air quality from the proposed Lagunitas
Expansion would be less than significant.
In summary, the project would not violate any air quality standards or contribute substantial pollutant
concentrations that would exacerbate non-attainment conditions. However, in order to ensure that potential air
quality impact associated with the generation of fugitive dust is reduced to levels below significance, the
contractor shall implement measure AQ-1 during all construction activities. With adherence to mitigation
measure AQ-1 as set forth below, the proposed project would have less than significant impacts to air quality.
3.3(c) Less than Significant Impact: The project will not result in a cumulatively considerable net increase in
air quality emissions. Due to the short duration of project construction, limited soil disturbance, and the net
increase in operating activities, the project’s contribution to cumulative air quality impacts would not be
considerable, and the impact would be less than significant.
3.3(d) Less than Significant Impact: The BAAQMD defines sensitive receptors as facilities or land uses that
include members of the population that are particularly sensitive to the effects of air pollutants, such as
children under 14, the elderly over 65, athletes and people with illnesses such as cardiovascular and chronic
respiratory diseases. Facilities with sensitivity may include schools, hospitals or residential areas. In
Petaluma, sensitive receptors include residential land uses, elementary, junior and high schools, as well as
hospitals, care facilities and convalescent homes. Since the project is not located immediately adjacent to any
of these uses, and is primarily surrounded by existing business park facilities, sensitive receptors would not
be significantly affected by the project operations or construction activities.
As there are no sensitive receptors in close proximity to the subject project site, neither construction nor
operation would generate emissions that would impact sensitive receptors. Due to the limited duration of the
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construction period, the net increase in use, and the absence of sensitive receptors in the immediate area,
impacts to sensitive receptors would be less than significant.
3.3(e) Less than Significant Impact: The proposed project will result in the generation of odors on a
temporary basis during construction. Temporary construction odors are short term in nature and typically
consist of exhaust from heavy-duty equipment, and off gassing from paving and architectural coatings.
Operational odors from the proposed expansion of production are not expected to increase substantially
beyond the current condition, which has not resulted in complaints associated with odor. The proposed new
wastewater treatment system and previously approved EcoVolt system represents a new onsite process that
could be perceived as potential odor generators.
Odors from wastewater treatment, specifically anaerobic digestion, are mainly caused by hydrogen
sulfide(H2S), a gaseous by-product of the biological process. One of the many benefits of EcoVolt's
innovative treatment process is that it produces biogas with a high percentage of methane gas (CH4) relative
to other anaerobic digestion processes. Thus, the amount of H2S produced is correspondingly lower, making
EcoVolt an inherently less odorous anaerobic digestion processes.
Nevertheless, the EcoVolt system utilizes odor control strategies to prevent odors from escaping the system.
Carbon filters, which are drums full of activated carbon granules that use chemical absorption to remove any
odors, are fitted to tank vents that are open to the atmosphere. The EcoVolt reactor is a pressure-tested
vessel and completely sealed, such that no biogas escapes from the reactor into the atmosphere. During
normal operation, the biogas is sent through pressure-tested and airtight piping to microturbines, where it is
consumed to produce heat and electricity. If the microturbines are not operational, the biogas is combusted by
completely enclosed flare. Both systems are designed such that the combustion gases are non-odorous and
benign.
Given that the proposed facility is an anaerobic process that is fully enclosed and equipped with odor control
technology, odors associated with the treatment of brewery wastewater is not expected to emanate offsite
given the proposed system and containment. Therefore, impacts from substantial odor concentrations would
be less than significant.
Mitigation Measures:
AQ-1: The applicant shall incorporate Best Management Practices for all construction activities and clearly
indicate these provisions in the specifications. BMPs shall include but not be limited to the BAAQMD’s
Basic Construction Mitigation Measures as modified below:
1. All exposed surfaces (e.g., parking areas, staging areas, and graded areas) shall be watered
three times per day;
2. Any disturbed areas not in active construction shall be treated with soil stabilizer and or planted
with an appropriate seed mixture to promote new growth during interim construction period
between Phase I and Phase II;
3. All haul trucks transporting soil, sand, or other loose material shall be covered;
4. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power
vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited;
5. 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;
6. 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;
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7. Construction equipment staging shall occur as far as possible from nearby sensitive receptors;
8. The City’s Public Works Inspector shall perform visual inspections to assure that standard BMP
are enforced; and
9. Post a publicly visible sign with the telephone number of designated person 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.
3.4.
BIOLOGICAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less than
Significant
Impact
No
Impact
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified
as a candidate, sensitive, or special status species in
local or regional plans, policies, or regulations, or by
the California Department of Fish and Wildlife
(Formerly Fish and Game) or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified
in local or regional plans, policies, regulations or by the
California Department of Fish and Wildlife (formerly
Fish and Game) or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species or
with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
Sources: 2025 General Plan and DEIR; DEIR Figure 3.8-1: Habitat Areas and Special Status Species; Open Space Lands
Map of the Petaluma General Plan: Figure 6-1; Holland’s Preliminary Descriptions of Terrestrial Natural Communities of
California (Holland, 1986); Arborist Report prepared by Resource Design March 11, 2015.
Biological Resources Setting:
Biological resources are protected by statute including the Federal Endangered Species Act (FESA), the
California Endangered Species Act (CESA), and the Clean Water Act (CWA). The Migratory Bird Treaty Act
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(MBTA) affords protection to migratory bird species including nesting birds and birds of prey. These
regulations provide the legal protection for plant and animal species of concern and their habitat.
As reported in the 2025 General Plan EIR several plant and animal species with special-status have been
recorded or are suspected to occur within the Urban Growth Boundary of the City of Petaluma. The City also
contains species that are identified in the California Natural Diversity Database (CNDDB) due to rarity and
threats, and are considered sensitive resources.
Within the Urban Growth Boundary, biological resources are largely limited to the Petaluma River and its
tributaries, which contain aquatic and riparian resources as well as wetlands. The National Wetland inventory
identifies fresh emergent wetlands in the southern portion of the Petaluma River and Northern coastal salt
marsh wetland and brackish marsh wetland in the lower reaches of the Petaluma River. The Petaluma River
Access and Enhancement Plan (1996) contain policies and guidelines to protect these important biological
resources.
The 17.9-acre Lagunitas Campus is located in an established light industrial/business park area within the
North McDowell Subarea. According to Holland’s Preliminary Descriptions, the project site (inclusive of the
vacant lot at 1240 N McDowell) can be described as “urban habitat” that may include “ornamental
landscaping, non-native grass and weed associations (ruderal vegetation), and/or scattered agricultural crop
and orchard plantings” (Holland). The project site is bounded by like uses including, industrial, distribution and
office uses on three sides with the rear of the project site, over the railroad tracks, being Sonoma County land
designated as Diverse Agriculture and Rural Residential. The Lagunitas Campus is located directly adjacent
to a major thoroughfare, N. McDowell Boulevard. As an existing light industrial/commercial area the project
site does not exhibit any significant habitat value.
Biological Resources Impact Discussion:
3.4(a) Less Than Significant With Mitigation: The project site does not directly support any species
identified as candidate, sensitive, or special status species in local or regional plans, policies or regulations, or
by the California Department of Fish & Wildlife (CDFW) or U.S. Fish & Wildlife Service (USFWS). The area
within the project site boundaries consists of existing buildings, paved parking areas, ornamental landscaping
and ruderal habitat on the currently vacant lot. While there is no suitable habitat onsite or the immediate
vicinity that would directly support special status species, the vacant lot has limited potential to serve as
potential foraging habitat.
There are two on-site trees, One Monterey Cypress (24” dbh) and one London Plane tree (12”dbh) that are
proposed for removal as part of the site preparation process. Onsite trees may provide perching and potential
nesting opportunities to bird species including migratory birds that are protected under the Migratory Bird Treaty
Act (MBTA). Although tree removal is limited to two ornamental species within an established Business Park
area, there remains a potential, albeit limited, that protected bird species may be impacted.
Adherence to General Plan policy 4-P-4, as well as the California Department of Fish and Wildlife Code
Section 3503 (protection of birds’ nests and the MBTA) will ensure that potential impacts to migratory bird
species are avoided. Measure BIO-1, set forth below, stipulates timing for tree removal at the existing
warehouse lot and grubbing of the vacant parcel for the development of the proposed surface lot in order to
avoid the breeding season, or to conduct pre-construction bird surveys prior to construction activities
occurring within the breeding season. In order to protect migratory birds, should construction activities occur
within the breeding season (between February 1 and August 31) a pre-construction survey shall be conducted
by a qualified biologist, as required pursuant to mitigation measure BIO-1 below. With implementation of BIO1, potential impacts to migratory birds will be reduced to levels below significant.
3.4(b) Less than significant Impact: The 3.14-acre portion of the Campus proposed for the new surface lot
and truck turnaround is currently vacant and characterized by ruderal urban habitat. The balance of the
project site is currently developed with production related facilities, and paved areas. As such, the project site
does not provide riparian habitat or otherwise support sensitive natural communities.
The Sonoma County Land at the rear of the project site is not known to support any sensitive species (See
DEIR exhibit 3-8-1). The project site is not directly adjacent to any riparian habitat. As no sensitive biological
resources are present onsite or in the immediate proximity, the project will not adversely affect any known
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biological resources. Therefore, the project will have a less than significant impact to natural communities or
riparian habitat as a result of development and operation of the proposed Lagunitas Expansion.
3.4(c) No Impact: No federally protected wetlands, including but not limited to, marsh, vernal pools or coastal
wetlands, exist within the project site boundaries or vicinity. The project site consists of developed land that
supports business park/light industrial uses with a small portion of vacant land with limited habitat value. There
are no protected federal wetlands onsite. Therefore, the proposed project will not have a substantial adverse
effect on federally protected wetlands as defined by section 404 of the Clean Water Act.
3.4(d) No Impact: The Lagunitas Campus is largely developed by existing business park/light industrial land
uses within an urban environment. A 3.14-acre portion of the Lagunitas Campus exists as vacant land
(proposed surface parking lot/truck turnaround area). The Lagunitas Campus, taken as a whole, is
surrounded by a mix of industrial, distribution, commercial, and office uses, with the rear of the property
abutting the rail corridor and Sonoma County land. No migratory corridors have been identified onsite or in the
immediate vicinity that would be adversely affected as a result of the proposed project. The project would not
interfere with the movement of any native resident or migratory fish or wildlife species or with established
native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. Therefore,
there will be no impact to migratory corridors as a result of the proposed Lagunitas Expansion project.
3.4(e) Less Than Significant With Mitigation: The existing vegetation present within the Lagunitas Campus
area is characterized by a mixture of ornamental landscaping, ruderal habitat and a variety of trees consisting
of Monterey cypress (Cupressus Macrocarpa), sequoia sempervirens (Coast Redwood), ash tree (Fraxinus
sp.) and London plane tree (Platanus Aceaifolia). The existing warehouse lot does include three Coast
Redwoods ranging from 24 to 36 inches in diameter, and are therefore defined by the IZO (section 17.040) as
Protected Trees. Two of these (tree numbers 4 and 6, as identified in the Arborist Report) were found to be of
moderate vigor and health. The other (#5) was characterized as being in poor health. All three have the
potential to be moderately impacted by root loss given their proximity to proposed improvements associated
with development of the sidewalk and parking area at the existing warehouse lot.
In order to reduce potential impacts to these protected trees during nearby construction activities and at
operation mitigation measure BIO-2 shall be implemented. BIO-2 provides that recommendations set forth in
the Arborist Report including proper maintenance of the crown, structural pruning, removal of dead wood, and
irrigation during the dry season will ensure that these identified protected trees are preserved. There are no
other landmark, heritage or trees protected under a tree preservation policy or ordinance that would be
affected by this project. Therefore, with implementation of BIO-2 potential impacts due to conflict with an
adopted tree preservation ordinance would be reduced to less than significant levels.
There are two trees present within the project site (Monterey cypress (24”) and London plane tree (12”)) that
are proposed for removal (Tree numbers 3 and 11, respectively), neither of which is subject to the City’s Tree
Preservation Policy or Ordinance. Nevertheless, the applicant proposes to offset the removal of the London
plane tree with the introduction of 6 pistache trees with a diameter of 2”. The Arborist Report found the
Monterey cypress poses a hazard (roots uplifting, unbalanced canopy, canopy die back) and recommends its
removal. As neither of these trees are protected trees (IZO 17.040 and 17.065), their replacement is not
required. However, the project does include the planting of 8 trees nearby and at least 90 trees at 1340 N
McDowell Blvd. The proposed project will not conflict with any local policies protecting biological resources
including a tree preservation policy or ordinance. Therefore, implementation of the project would have less
than significant impacts due to a conflict in a policy or program intended to protect biological resources.
3.4(f) No Impact: At present, no Natural Community Conservation Plan, or other approved local, regional, or
State Habitat Conservation Plan exists for the City of Petaluma. The Lagunitas Campus, located within an
established business park/industrial area of the City, does not support any animal or plant habitat. The project
will not conflict with the provisions of an adopted Habitat Conservation Plan or any other Natural Community
Conservation Plan approved by a local, regional or state body. Therefore, the project would have no impact
due to a conflict with an adopted Conservation Plan.
Mitigation Measures:
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BIO-1. In order to avoid potential impacts to nesting birds (within the Lagunitas Campus area) or migratory
birds foraging over the vacant site, the applicant shall avoid the removal of trees, shrubs, or weedy
vegetation between February 1 and August 31, during the bird nesting period. If no vegetation or tree
removal is proposed during the nesting period, no surveys are required. If it is not feasible to avoid
the nesting period, a pre-construction survey for nesting birds shall be conducted by a qualified
wildlife biologist no earlier than 14 days prior to the removal of trees. Survey results shall be valid for
the tree removals for 21 days following the survey. If the trees are not removed within the 21-day
period, then a new survey shall be conducted. In the event that an active nest for a protected species
of bird is discovered temporary protective breeding season buffers that avoid direct or indirect
mortality of these birds, nests or young shall be established. The appropriate buffer distance is
dependent on the species, surrounding vegetation and topography and shall be determined by a
qualified biologist to prevent nest abandonment and direct mortality during construction.
BIO-2. In order to avoid potential impacts to identified protected trees (Coast Redwoods) due to proposed
improvements, the three Coast Redwood on the existing warehouse lot (1250 N. McDowell Blvd.)
shall be subject to periodic and ongoing maintenance including crown cleaning, structural pruning,
removal of dead wood, and irrigation during the dry season. Specific provision set forth in referenced
Arborists report shall be implemented and confirmed by a qualified arborist.
3.5.
CULTURAL RESOURCES
Potentially
Significant
Impact
Would the project:
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
§ 15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to § 15064.5?
c) Directly or indirectly destroy a
paleontological resource or site or
geologic feature?
unique
unique
d) Disturb any human remains, including those
interred outside of formal cemeteries?
Sources: 2025 General Plan and DEIR; and CEQA Guidelines 15064.5.
Cultural Resources Setting:
The City of Petaluma features a rich variety of historic and cultural resources that contribute to the City’s
character and identifiable sense of place. The City contains resources that date to the inhabitation of the
Coastal Miwok Tribe and a number of historic structures that visibly chronicle the evolution of the City from
early settlement through present today. Such resources include artifacts, buildings, structures, landscapes,
sites, objects, and larger districts.
Within the UGB there exist 14 Native American Resources, 19 historic sites and 3 historic districts; OakhillBrewster, Downtown Commercial, and A-Street. The Downtown Historic District has been designated as a
National Historic District. There are upwards of 300 properties that have been identified as potentially eligible
for listing on a local, state, or national register of historic places.
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In order to perpetuate the unique character found in Petaluma, the City has adopted goals and policies that
serve to compliment and reinforce the sense of place. The City has implemented programs to regularly
update and/or expand surveys of local historic resources and pursue incentives and programs that will aid in
preservation efforts. Existing policies and regulations governing historic preservation within the City can be
found in Chapter 3 of the 2025 Petaluma General Plan and Chapter 15 of the Implementing Zoning
Ordinance.
The proposed project will serve as an expansion of the existing Lagunitas Campus located in the North
McDowell Subarea. The project site is not located within any designated historic district and it does not
contain any identified historic buildings, structures, or landmarks.
Cultural Resources Impact Discussion:
3.5(a) No Impact: The project site does not contain any identified historic resources and does not constitute a
historically significant site. The project will involve a number of site improvements, the removal of two trees
and the development of a vacant lot with a surface parking lot, landscaping and associated improvements.
None of the proposed improvements constitute a historically significant building, feature or landscape. In the
absence of any historic resources on, or in direct proximity to, the project site, development and operation of
the proposed Lagunitas Expansion project would not result in any adverse effects to the significance of
historic resources. Thus, the project will have no impact to the significance of historical resources.
3.5(b-c) Less Than Significant with Mitigation: No known prehistoric, archaeological or paleontological
resources have been identified within, or in proximity to the Lagunitas Campus. Groundbreaking activity and
site development will occur in order to prepare the site for development of the proposed surface parking
lot/truck access. While the City of Petaluma does have a rich archeological history due to the presence of the
Coast Miwok Indians during prehistoric times archeological resources are typically limited to undisturbed
lands in the vicinity of ridgetops, midslope terraces, alluvial flats, ecotones, and sources of water. Although
the subject site is not located within any areas of elevated potential for the occurrence of archeological
resources, there remains a potential for the discovery of buried archeological resources during ground
disturbing activities, which would constitute a potentially significant impact if not properly protected.
In the event that archaeological resources are discovered during site grading, mitigation measure CUL-1 shall
be implemented, which requires that all ground disturbing activity be halted immediately until a qualified
archaeologist or paleontologist can evaluate the artifacts identified and recommend further action. Potentially
significant archeological resources include, but are not limited to concentrations of artifacts or culturally
modified soil deposits, stone, shell, bone, or other cultural materials such as charcoal, ash, and burned rock
indicative of food procurement or processing activities, or prehistoric domestic features including hearths, fire
pits, or house floor depressions or other such historic artifacts (potentially including trash pits and all byproducts of human land use greater than 50 years of age).
Implementation of CUL-1 will ensure that in the event of accidental discovery the potential for the project to
adversely impact or result in a change to the significance of archeological resources would be reduced to less
than significant levels.
3.5(d) Less Than Significant with Mitigation: No evidence suggests that cemeteries or human remains
have been interred within the boundaries of the project site. However, in the event that during ground
disturbing activities, human remains are discovered to be present, all requirements of state law shall be duly
complied with including the immediate cessation of ground disturbing activities near, or in any area potentially
overlying adjacent human remains. CUL-2 below sets forth the necessary measures to comply with State and
Federal law associated with buried human remains. With implementation of measures CUL-2 potential
impacts due to the accidental discovery of historically significant human remains will be reduced to less than
significant levels.
Mitigation Measures:
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CUL-1. If during the course of ground disturbing activities, including, but not limited to excavation, grading and
construction, a potentially significant prehistoric, historic, or paleontological resource is encountered, all
work within a 100 foot radius of the find shall be suspended for a time deemed sufficient for a qualified
and city-approved cultural resource specialist to adequately evaluate and determine significance of the
discovered resource and provide treatment recommendations. Should a significant archeological or
paleontological resource be identified a qualified archaeologist or paleontologist shall prepare a
resource mitigation plan and monitoring program to be carried out during all construction activities.
CUL-2. In the event that human remains are uncovered during earthmoving activities, all construction
excavation activities shall be suspended and the following measures shall be undertaken:
1.
2.
3.
4.
5.
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The Sonoma County Coroner shall be contacted to determine that no investigation of the cause
of death is required.
If the coroner determines the remains to be Native American the coroner shall contact the Native
American Heritage Commission within 24 hours.
The project sponsor shall retain a City-approved qualified archaeologist to provide adequate
inspection, recommendations and retrieval, if appropriate.
The Native American Heritage Commission shall identify the person or persons it believes to be
the most likely descended from the deceased Native American, and shall contact such
descendant in accordance with state law.
The project sponsor shall be responsible for ensuring that human remains and associated grave
goods are reburied with appropriate dignity at a place and process suitable to the most likely
descendent.
LAGUNITAS BREWERY COMPANY EXPANSION
3.6.
GEOLOGY AND SOILS
Potentially
Significant
Impact
Would the project:
Less Than
Significant
with
Mitigation
Less than
Significant
Impact
No
Impact
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i.
Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on
other substantial evidence of a known fault?
Refer to Division of Mines and Geology
Publication 42.
ii.
Strong Seismic ground shaking?
iii.
Seismic-related
liquefaction?
iv.
Landslides?
ground
failure,
including
b) Result in substantial soil erosion or the loss of
topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a result
of the project, and potentially result in on or off-site
landslide, lateral spreading, subsidence, liquefaction
or collapse?
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994), creating
substantial risks to life or property?
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative waste water
disposal systems where sewers are not available for
the disposal of waste water?
Sources: 2025 General Plan and DEIR; GP DEIR Fig. 3.7-5 Geologic Hazards; and Geotechnical
Investigation prepared by Herzog Geotechnical Consulting Engineers, October 31, 2014.
Geology and Soils Setting: The Bay Area, including the City of Petaluma, is located in a seismically active
region, primarily associated with the San Andreas Fault System. The City of Petaluma is susceptible to the
effects of regional seismic activity that in the past have produced moderate to strong ground shaking,
reaching intensity levels of V to VIII according to the modified Mercalli Scale.
The only known active fault trace identified by the State under the Alquist-Priolo Earthquake Fault Zoning Act
of 1972 is the Rodgers Creek Segment of the Hayward-Rodgers Creek Fault Zone. Traces of the Rodgers
Creek fault have not been active within the last 200 years, but do show activity within the last 11,000 years.
There are no earthquake fault zones and no known active faults within the City’s UGB. Nonetheless, seismic
events in the region have the potential to result in geologic hazards from ground shaking, such as ground
failure and seismically induced instability.
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Expansive soils and soil erosion are also of concern within the City of Petaluma. The clay rich soils in
Petaluma, typical of low-lying regions and valley floodplains, have a tendency to shrink or swell according to
fluctuations in moisture content. Without proper geotechnical considerations, buildings, utilities and roads can
be damaged by expansive soils due to soil properties that can cause cracking, settling and weakening of
foundations. The Geotechnical Report, prepared by Herzog Engineers identified onsite soils as having a high
expansive potential.
The City’s General Plan DEIR Figure 3.7-5 identifies the geologic hazard areas of the City. The subject site is
located outside of the area identified for elevated landslide risks, and is within the area identified for High
Liquefaction Potential. However, the site-specific investigation of geotechnical condition identified the project
area as having a low potential for liquefaction due to the relatively dense composition of onsite soils.
The primary geotechnical concerns of the site are associated with seismic activity and the potential for
expansive soils. The Geotechnical Report prepared by Herzog, provides recommendations to address these
concerns and assure that new structures are introduced in a manner that meets the requirements for seismic
safety and prevents adverse affects associated with expansive soils.
Geology and Soils Impact Discussion:
3.6(a. i) No Impact: The project site is not located within an Alquist-Priolo Earthquake Fault Zone and no
known active faults directly traverse the site. There is no risk of fault-related ground rupture during
earthquakes within the limits of the site due to a known Alquist-Priolo Earthquake Fault Zone. Therefore, the
subject project would have no impacts associated with risk exposure from an identified Alquist-Priolo surface
rupture.
3.6(a. ii) Less Than Significant Impact With Mitigation: The proximity of the City’s UGB to the Hayward
Rodgers Creek Fault Zone places it within Zone IX, Violent of the Mercalli Intensity Shaking Severity level. As
such, the project site holds potential to expose people and structures to potentially substantial adverse effects
resulting from strong seismic ground shaking. An earthquake in the Hayward Rodgers-Creek fault zone with a
7.1 magnitude has the potential to create peak ground acceleration up to or greater than 0.6g. The resulting
vibrations would likely cause primary damage to buildings and infrastructure with secondary effects being
ground failures in loose alluvium and poorly compacted fill. Both the primary and secondary effects of seismic
activity pose a risk of loss of life or property.
Conformance with standards set forth in the California Building Code (CBC), Title 24, Part 2, (CBC 3.7-20,
Chapter 3: Setting, Impacts and mitigation measures) and the California Public Resources Code, Division 2,
Chapter 7.8 (The seismic Hazards Mapping Act) will ensure that potential impacts from seismic shaking are
reduced to less than significant levels. Mitigation measure GEO-1 is set forth below in order to ensure
compliance with the existing building regulations and that site improvement occur in a manner consistent with
the recommendations provided by the geotechnical engineer including grading, foundations, and drainage
systems. With the implementation of measure GEO-1, potential impacts associated with strong ground
shaking will be reduced to levels below significance.
3.6(a. iii) Less than Significant Impact: Liquefaction is the rapid transformation of saturated, loosely
packed, fine-grained sediment to a fluid like state as a result of ground shaking. Potential for liquefaction is
most pronounced when the groundwater table is shallow (typically less than 50 feet below the surface), with
increasingly potential as the water table nears the ground surface. The Petaluma water table is generally
found 10-20 feet below the surface. Figure 3.7-5 of the GP EIR indicates that much of the UGB falls within a
“Moderate Liquefaction Hazard Level” with the area abutting the Petaluma River exhibiting a “High to Very
High Liquefaction Hazard Level”.
None of the proposed new improvements constitutes a substantial new risk due to seismic-related ground
failure, including liquefaction. Therefore, potential impacts from seismic-related ground failure is considered to
be less than significant.
3.6(a. iv) No Impact: The potential for a risk of landslide is dictated by several factors including precipitation
conditions, soil types, steepness of slope, vegetation, seismic conditions and level of human disturbance.
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Under certain conditions, landslides can be triggered as a result of seismic activity. The Petaluma Planning
Area has a history of landslides that have generally occurred on slopes steeper than 15% and are confined to
areas underlain by geologic units that have demonstrated stability problems in the past.
The project site is located within a generally flat portion of the City and outside of area identified as having
landslides as delineated in the GP DEIR, Fig. 3.7-5: Geologic Hazards. There is no expectation that the
project would expose people or structures to potential substantial adverse effects resulting from landslides.
3.6(b) Less Than Significant Impact with Mitigation: Development of the proposed surface parking lot on
currently unimproved areas and frontage improvements associated with development of the pedestrian
sidewalk will require site preparation and grading activities that have the potential to result in soil erosion if not
properly controlled. Preparation of the site will involve grubbing to remove existing grasses and shrubs and
grading to achieve desired elevations.
In order to ensure that potential impacts related to soil erosion are reduced to levels below significant,
mitigation measure GEO-2 shall be implemented. GEO-2 , set forth below, provides that the applicant shall
submit an erosion control plan to be implemented during construction and establishes provisions for grading
activity during the rainy season. With implementation of measure GEO-2, potential impacts associated with
soil erosion will be reduced to less than significant levels.
None of the other elements of the project have the potential to result in soil erosion, as ground disturbance,
grubbing or grading would not occur.
3.6(c) Less Than Significant Impact: The project site is generally flat and exhibits a minimal grade with no
apparent soil migration within the project site boundaries. No signs of soil creep or lateral spreading are
readily apparent on or near the project site, nor is the project site located in an area known to be particularly
susceptible to landslides, lateral spreading, subsidence or collapse. The project site is not known to contain
an especially unstable geologic unit that may become unstable as a result of development activities.
Adherence to standard CBC stipulations are sufficient to ensure that impacts related to landslides, lateral
spreading, subsidence, liquefaction and collapse would remain at less than significant levels with the
introduction of proposed new elements to the Lagunitas Campus. Therefore, the project would have less than
significant impacts due to the presence of a geologic unit or soil that is unstable, or that would become
unstable as a result of the project.
3.6(d) Less Than Significant Impact With Mitigation. Expansive soils are a concern within the Urban
Growth Boundary including the project site. In order to ensure that the potential presence of expansive soils
does not result in significant impacts, the applicant must comply with Seismic Zone 4 Soil and Foundation
Support Parameters outlined in Chapters 16 and 18 of the California Building Code and grading requirements
outlined in Chapters 18 and A33 of the California Building Code.
Mitigation measure GEO-3 will ensure that the appropriate corrective measures are employed to address
expansive soils including but not limited to pre-watering prior to the placement of foundations, removal of
expansive material and replacement with non-expansive fill, proper compaction and other BMPs. Measure
GEO-3 in addition to compliance with standard regulations will ensure that potentially expansive soils onsite
are properly treated to avoid impacts associated with shrinking and swelling. Therefore, with implementation
of mitigation measure GEO-3 potential impacts due to the presence of expansive soils will be reduced to
levels below significance.
3.6(e) No Impact: The proposed Lagunitas Expansion will introduce an onsite wastewater treatment system
that pre-treats wastewater prior to discharging to the existing municipal sewer system, which will convey flows
to the Ellis Creek Treatment Plant for additional treatment along with all wastewater effluent generated within
the UGB. There are no septic tanks or alternative wastewater disposal systems proposed as part of the
Project that would be affected by soil conditions onsite. Therefore, there will be no impact resulting from the
adequacy of soils to support septic tanks or other wastewater disposal system.
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Mitigation Measures:
GEO-1.
Foundation and structural design for new equipment shall meet the California Building Code
regulations for seismic safety (i.e., shoring, reinforcing, bracing, etc.) and shall incorporate
recommendation provided by the project’s Geotechnical Engineer as set forth in the Herzog
Geotechnical Investigation prepared October 31, 2014.
GEO-2.
Prior to issuance of a grading permit, an erosion control plan along with grading and drainage plans
shall be submitted to the City Engineer for review. All earthwork, grading, trenching, backfilling, and
compaction operations shall be conducted in accordance with the City of Petaluma’s Grading and
Erosion Control Ordinance #1576, Title 17, Chapter 17.31 of the Petaluma Municipal Code. These
plans shall detail erosion control measures such as site watering, sediment capture, equipment
staging and laydown pad, and other erosion control measures to be implemented during
construction activity on the project site.
GEO-3.
The recommendation set forth in the Geotechnical Report prepared by Herzog shall be
implemented including techniques used to correct expansive soils such as controlled pre-watering
prior to the placement of foundations, removal of expansive material and replacement with nonexpansive fill, and/or the use of soil stabilizers.
3.7.
GREENHOUSE GAS EMISSIONS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
Sources: 2025 General Plan and DEIR; BAAQMD CEQA Guidelines; CalGreen 2013.
Greenhouse Gas Setting: Greenhouse gases (GHGs) trap heat in the atmosphere, which results in elevated
surface temperatures of the Earth. This effect contributes to changes in climate conditions, referred to as
climate change or global warming. GHGs are generated both from natural geological and biological processes
and through human activities including the combustion of fossil fuels, industry and agricultural. Other than
water vapor, the GHGs contributing to global climate change include carbon dioxide (CO2), nitrous oxide
(N2O), methane (CH3), chlorofluorocarbons, hydrofluorocarbons and perfluorocarbons. In the United States,
carbon dioxide emissions account for about 85 percent of the GHG emissions.
To address GHG’s at the State level, the California legislature passed Assembly Bill 32 in 2006, which
requires that statewide GHG emissions be reduced to 1990 levels by 2020. Senate Bill 375 has also been
adopted, which seeks to curb GHGs by reducing urban sprawl and vehicle miles traveled.
The City of Petaluma has taken steps to address GHG emissions within city limits. The City adopted
Resolutions 2002-117 and 2005-118, which calls for the City’s participation in the Cities for Climate Project
effort and establishes GHG emission reduction targets of 25% below 1990 level by 2015 for community
emissions and 20% below 2000 levels by 2010 for municipal operations.
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In addition, the City of Petaluma is currently preparing a Climate Action Plan in partnership with the County
and other local jurisdictions. This effort will implement General Plan Policy 4-P-27. General Plan Goal 5-G-8,
which calls for the City to “expand the use of alternative modes of mobility serving regional needs,” is being
pursued and implemented in part through the Sonoma Marin Area Rail Transit (SMART) Plan, which will
provide light rail commuter service to Petaluma. The light rail effort is estimated to take more than 1.4 million
car trips off Highway 101 annually and reduce GHGs by at least 124,000 pounds per day.
General Plan policy 3-P-127 requires that projects prepare a Construction Phase Recycling Plan that would
address recycling of major waste generated by construction activities. Particularly relevant for the project is
policy 4-P-9 which requires that a percentage of parking spaces at new large parking lots be equipped to
provide charging for electric vehicles. Furthermore, the City adopted an update to the California Building Code
standards, which contains the mandatory California Green Building Code (CalGreen). All new development
within the City of Petaluma must comply with these standards. As such, new development is expected to be
more energy efficient, use less resources and emit fewer GHGs.
In June 2010, the Bay Area Air Quality Management District (BAAQMD) adopted revised CEQA Guidelines,
which included thresholds of significance for greenhouse gas emissions. The Guidelines were subsequently
updated in May 2011. The BAAQMD was the first regional air district to adopt numeric thresholds for
greenhouse gas emissions. The guidelines identified 1,100 metric tons (MT) of Carbon Dioxide equivalent per
year (CO2e/yr) or 4.6 MT/year per service population (residents/employees) as a numeric emissions level,
below which a project’s contribution to global climate change would be considered less than significant.
The BAAQMD Guidelines use a three-tiered approach for setting a significance threshold for the project-level
contributions to cumulative GHG impacts. Based on the BAAQMD Guidelines, a project is considered lessthan-significant if it either:
a) Complies with a legislatively adopted GHG Reduction Strategy which meets or exceeds one of the
following three options:
i.
ii.
iii.
Reduces emissions to 1990 levels by 2020,
Reduces emissions 15% below baseline (2008 or earlier) emission level by 2020, or
Meets the plan efficiency threshold of 6.6 MT CO2e/service population/year;
b) Emits a total of less than 1,100 metric tons (MT) CO2e per year; or
c) Emits less than 4.6 MT/service population/year. Metric tons per capita for service population per year;
service population includes residents and any employees.
In 2007, the City prepared a revised Air Quality section for the General Plan EIR to address greenhouse gas
emissions. Appendix A of the 2007 Revised EIR includes all of the applicable policies from the General Plan
that reduce Greenhouse Gas Emissions. The General Plan is not considered a “qualified” GHG reduction
strategy by the BAAQMD. As such, BAAQMD’s screening threshold of 1,100 metric tons (MT) of carbon
dioxide equivalents per year (CO2e/yr) is used to evaluate project level significance.
Greenhouse Gas Emissions Impact Discussion:
3.7(a) Less than Significant Impact: Construction of the proposed improvements to the Lagunitas Campus
will result in GHG emissions from heavy-duty construction equipment, worker trips, and material delivery and
hauling. Construction GHG emissions are short-term and will cease once construction is complete. The
BAAQMD has not established thresholds of significance for GHG emissions resulting from construction
activities. Rather, BAAQMD encourages the incorporation of Basic Construction Measures to minimize GHG
emissions during construction. Such measures provide for reduced idling time and maintaining construction
equipment per manufacture’s specifications. These are set forth above under Mitigation Measure AQ-1 and
will be implemented during construction. Therefore, environmental impacts from construction generated
GHGs will be less than significant.
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At operation the net affect of the proposed project is not expected to generate substantial GHG emissions
beyond what is current generated by existing activities onsite. The project will have a negligible effect on
vehicle and truck trip since no increase in costumer capacity is proposed and the increase in trucking
associated with production expansion will be offset by the removal of wastewater haul trucks. Additionally, the
re-use of treated wastewater onsite will result in a net reduction in the water use, which will similarly reduce
energy demands associated with the conveyance and treatment of water. Furthermore, the biogas generated
by the EcoVolt system will provide a renewable source of heat and energy that will help to offset some of the
energy and heat demand generated by the proposed operations. Therefore, the project’s ongoing generation
of GHGs at operation would have a less than significant impact on the environment.
3.7(b) Less than Significant Impact with Mitigation: The City of Petaluma has adopted numerous GHG
emission reduction policies and programs as part of the General Plan 2025. These policies and programs
address energy efficiency, transportation, conservation and provide for educational programs. Although most
of these policies and programs do not relate directly to the proposed project, Policy 4-P-16 addresses
reducing combustion emissions during construction by implementing Basic Construction Measures. As
mentioned, the Basic Construction Measures are required to be implemented pursuant to measure AQ-1.
Therefore, the project would not conflict with an applicable plan for reducing GHG emissions.
The General Plan sets forth policies and programs to achieve energy efficiency and reduce the emission of
GHGs. Policy 4-P-9 requires a percentage of parking spaces in large parking lots be equipped to provide electric
vehicle charging facilities. In order to ensure compliance with the General Plan guidelines, mitigation measure
GHG-1, as set forth below shall be implemented, which requires installation of electric vehicle charging stations
at 2 of the proposed 1240 N. McDowell parking spaces, and requires that 4 more spaces be pre-wired such that
they are capable of serving as electric vehicle charging stations in the future, as demand increases.
The project is required to comply with the CalGreen Building standards and 2013 Building & Energy Efficiency
Standards. As a condition of project approval, the project will develop a Construction Phase Recycling Plan
pursuant to policy 2-P-122 to address the disposal of materials from demolition and construction. As proposed,
the project is consistent with relevant General Plan policies and GHG regulation. The proposed improvements
are consistent with applicable GHG regulation and General Plan policies. Therefore, potential impacts due to the
generation and emission of greenhouse gases would be less than significant.
Mitigation Measures:
GHG-1:
In accordance with the CalGreen provision A5.106.5.3.3 which stipulates that 3% of parking spaces
at new parking lots be capable of supporting installation of future electric vehicle supply equipment,
6 of the spaces at 1240 N. McDowell shall be capable of supporting installation of charging stations.
In accordance with Policy 4-P-9 which requires that a percentage of parking spaces in large parking
lots provide electrical vehicle charging facilities and in conformance with the 1% ratio applied to
previous projects, 2 of the 6 spaces shall be equipped with electric vehicle charging stations upon
completion of Phase I.
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3.8.
HAZARDS/HAZARDOUS MATERIALS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less than
Significant
Impact
No
Impact
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
d) Be located on a site that is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would create a significant hazard to the
public or the environment?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport of public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety hazard
for people residing or working in the project area?
g) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
Sources: 2025 General Plan and DEIR; and Envirostor accessed March 2015.
Hazardous Material Setting: The California Department of Toxic Substances Control defines a hazardous
material as: “a substance or combination of substances that, because of its quantity, concentration or
physical, chemical, or infectious characteristics, may either: 1) cause, or significantly contribute to an increase
in mortality or an increase in serious, irreversible, or incapacitating illness; or 2) pose a substantial present or
potential hazard to human health or environment when improperly treated, stored, transported, disposed of, or
otherwise managed.” Hazardous materials are generally classified based on the presence of one or more of
the following four properties: toxicity; ignitability; corrosivity and reactivity.
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Regulations governing the use, management, handling, transportation and disposal of hazardous materials
and waste are administered by federal, state and local governmental agencies. Federal regulations governing
hazardous materials and waste include the Resource Conservation, and Recovery Act of 1976 (RCRA); the
Comprehensive Environmental Response, Compensation and Liability Act of 1980 (CERCLA); and the
Superfund Amendments and Re-authorization Act of 1986 (SARA).
In California hazardous materials and waste are regulated by the Department of Toxic Substances Control
(DTSC). Pursuant to the California Planning and Zoning Law the DTSC maintains a hazardous waste and
substances site list, also known as the “Cortese List.” There are no known Cortese sites within the City of
Petaluma. In California the Secretary for environmental protection established the Unified Hazardous
Materials and Hazardous Waste Management Program, also known as “Unified.” The Unified program is
intended to consolidate and ensure consistency in the administration of requirements, permits and inspections
for six programs, including the Underground Storage Tank (UST) program.
The six programs established by the Unified Program are administered and implemented locally through
“Certified Unified Program Agencies” (CUPA). The Petaluma CUPA manages the acquisition, maintenance
and control of hazardous materials and waste generated by industrial and commercial business under the
auspices of the Petaluma Fire Department. Under CUPA, projects that intend to store, transport or generate
hazardous waste must apply for and obtain a permit and submit a Hazardous Materials Release Response
Plan and Inventory on an annual basis.
Facilities that use or store potentially hazardous materials in quantities that are above reporting thresholds
must prepare a Hazardous Materials Business Plan (HMBP). Lagunitas Brewery has prepared a HMBP in
accordance with federal and state right-to-know laws, which provides detailed information for use by
emergency responders. The HMBP will be updated to address the proposed expansion of use at the
Lagunitas Brewery facility.
The Petaluma Fire Department requires the reporting of all hazardous materials including quantities otherwise
exempt by the State of California. A revision to the facility’s California Environmental Reporting System
submittal is to include updated material inventory, site map, Emergency Response Contingency Plan, and
other requirements. This provision is required as a standard condition of approval by the Fire Department and
must be completed prior to final approval of the building permit.
The primary hazardous materials considerations related to the project include proper disposal, handling and
storage of such materials during construction and at operation.
Hazards/Hazardous Materials Impact Discussion:
3.8(a-b) Less Than Significant Impact: The proposed project will involve the construction of the proposed
improvement to the Lagunitas Campus and operation will expand production relative to the existing use. As
an existing brewery production facility the project site contains potentially hazardous materials on both a
temporary and permanent basis. The project is expected to introduce potentially hazardous materials
associated with construction on a temporary basis and will expand the use of such materials at operation
commensurate with the proposed expansion in production. Adherence to best management practices and
compliance with all applicable regulations regarding proper storage, handling and labeling will ensure that
potential impacts associated with potentially hazardous materials remain at levels below significance.
Construction Temporary Storage of Potentially Hazardous Materials
Site preparation, construction activities and material delivery may result in the temporary presence of
potentially hazardous materials including, but not limited to gasoline, diesel fuels, lubricants, paints, solvents,
insulation, and electrical wiring. Although there may be potentially hazardous materials onsite during
construction the applicant will comply with all existing federal, state and local safety regulations governing the
transportation, use, handling, storage and disposal of potentially hazardous materials. In order to prevent
release of potential hazards during construction the applicant is required to institute Best Management
Practices and create and implement a worker health and safety plan.
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The applicant shall comply with all federal and state regulations as overseen by the Petaluma CUPA. If and
when construction activities involve the on-site storage of potentially hazardous materials, a declaration form
will be filed with the Fire Marshall’s office and a hazardous materials storage permit must be obtained. The
due compliance with Federal, State and Local regulations described herein will ensure that hazards to the
public or the environment through the routine transport, use, or disposal of hazardous materials will be less
than significant levels.
Operation: Storage and Use of Potentially Hazardous Materials
Brewery production utilizes raw materials such a grains, hops, water and yeast. Other materials associated
with production include packaging supplies such as cardboard, bottles, crates, stainless steel kegs and other
commercial dispensing equipment. None of these raw materials are considered potentially hazardous.
Production utilizes potentially hazardous materials such as fuels, solvents, cleaning chemicals and
sterilization supplies. As the facility is an existing use, current operating activities require the routine handling,
storage and disposal of potentially hazardous materials primarily associated with cleaning and sanitation of
equipment. The net increase of potentially hazardous materials due to the proposed expansion is not
expected to introduce a potentially significant elevation of risk exposure.
The operations of such facilities are regulated by a number of Federal and State agencies in order to ensure
optimal safety conditions. State law requires that Hazardous Materials Business Plans (HMBP) be kept
current. Specifically: HMBPs must be updated within 30 days whenever: 1) a new chemical is brought into
the inventory; 2) the quantity of materials increases 100% or more; 3) the business owner, facility address, or
business name changes; or 4) the location of a hazardous material has changed and/or the facility site map
does not reflect current conditions.
Lagunitas is required to obtain an updated permit from the Petaluma CUPA and update the approved
Hazardous Materials Release Response Plan and Inventory in accordance with CUPA standards.
Compliance with all Federal, State and Local regulations outlined herein, as well as adherence to best
management practices will ensure that potential impacts to people and the environment due to hazardous or
potential hazardous materials remain less than significant.
3.8(c) Less Than Significant Impact: The project site is located within a Business Park area that is
substantially surrounded by established business park uses. The nearest sensitive receptor is the rural
residential land use located within County lands to the east, within approximately 1,000 feet of the Lagunitas
Campus.
The project site is not located within a quarter mile of any existing or proposed schools. The closest school,
Corona Creek Elementary School is located over 0.5 miles to the northeast of the project site. The project will
not use, transport or generate potentially hazardous materials or waste in substantial quantities beyond the
existing use. Therefore, the project will result in less than significant impacts related to the emission of
hazardous materials or waste within one-quarter mile of a school.
As previously discussed, adherence to existing federal, state and local regulations will ensure that all
potentially hazardous materials onsite are properly labeled, transported and stored. Established policies and
programs set forth by the EPA, DTSC, CAL/OSHA and other regulatory agencies provide that the presence of
potential hazardous materials occurs in the safest possible manner by reducing the opportunity for accident
release or spills and ensuring that a response plan is in place. A Hazardous Materials Business Plan will be
prepared and implemented that addresses spill prevention and response in the event of accidental release.
Thus, potential impacts due to the proximity of the school to the proposed expansion of production and other
improvements on the Lagunitas Campus would be less than significant.
3.8(d) No Impact: There are no Cortese sites located within the City of Petaluma, including that of the project
site. The project will not create a significant hazard to the public or the environment due to an identified
Cortese site. Therefore, the project would have no impact associated with a hazardous materials site.
3.8(e-f) No Impact: The Petaluma Municipal Airport is located approximately 2.5 miles (geodesic distance)
east of the project site. The project is not located within the boundaries of an airport land use plan or in close
proximity to a private airstrip. Therefore, no impacts associated with airport-related hazards are expected.
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3.8(g) No Impact: The project would not impair implementation of, or physically interfere with, an adopted
emergency response plan or emergency evacuation plan. The project will not alter any emergency response
or evacuation routes. Site plans include ingress and egress access that accommodate emergency vehicles
and provide connectivity to the existing circulation and street system. Therefore, the proposed Project will
have no impact on the emergency response plan or emergency evacuation plan.
3.8(h) No Impact: The project site located in the McDowell Subarea within the UGB and is bounded by
business park, industrial, rural residential and diverse agricultural land uses. There are no wildlands located
within, or adjacent to, the project site. Therefore, no impacts related to the exposure of people or structures to
a significant risk of loss, injury or death involving wildland fires are expected.
Mitigation Measures: None Required.
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3.9.
HYDROLOGY AND WATER QUALITY
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less than
Significant
Impact
No
Impact
a) Violate any water quality standards or waste
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge such
that there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g., the
production rate of pre-existing nearby wells would drop
to a level which would not support existing land uses or
planned uses for which permits have been granted)?
c) Substantially alter the existing drainage pattern on the
site or area, including through the alteration of the
course of a stream or river, in a manner that would result
in substantial erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattern on the
site or area, including through the alteration of the
course of a stream or substantially increase the rate or
amount of surface runoff in a manner, which would result
in flooding on- or off-site?
e) Create or contribute runoff water that would exceed
the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
h) Place within a 100-year flood hazard area structures
that would impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
Sources: 2025 General Plan and EIR; FEMA Flood Insurance Rate Map, February 2014 (Map Number
06097C0893F); Stormwater Control Plan, prepared by Adobe Associates, January 9, 2015; and Preliminary
Drainage Analysis, prepared by Adobe Associates, January 9, 2015.
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Hydrology and Water Quality Setting: The Petaluma River is the primary watercourse within the City of
Petaluma and drains the Petaluma watershed (an area of approximately 46 square miles). The Petaluma
River is tidally influenced and flows in a southeast direction into San Pablo Bay. The Petaluma River is used
for recreational boating and water sports as well as long-standing river dependent industrial operations.
The United States Army Corp of Engineers (USACE) dredges the river on a four-year cycle to maintain
navigability for commercial shipping. In order to ensure continued dredging services from the USACE, there
must be an “economically justifiable” tonnage of commercial products moved on the river, as determined by
the USACE.
Management of water quality in the region, including the City of Petaluma is under the jurisdiction of the State
Water Resources Control Board (SWRCB) and the San Francisco Bay (Region 2) Regional Water Quality
Control Board (RWQCB). Section 402 of the Clean Water Act regulates the discharge of pollutants to waters
of the U.S. The National Pollution Discharge Elimination System (NPDES) Construction General Permit,
2009-0009-DWQ requirements apply to grading, grubbing, and other ground disturbance activities.
Construction activities on more than one acre are subject to NPDES permitting requirements including, the
preparation of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP identifies stormwater
collection and discharge points, drainage patterns across the site, and best management practices that
dischargers will use to protect stormwater runoff.
The City of Petaluma collects Storm Drainage Impact Fees as a means of mitigating storm drainage impacts
occurring as a result of development. The criteria provides for either the payment of fees or the construction
of on- or off-site detention areas, based upon the type of project and amount of runoff generated, as
calculated for a 100-year storm. Fees collected are used by the City for the acquisition, expansion, and
development of storm drainage improvements.
Chapter 15.80 of the City’s Municipal Code regulates stormwater discharges. Grading and erosion control
requirements are set forth in Chapter 17.31 of the Municipal Code. Low Impact Development (LID)
requirements establish limitations on the stormwater runoff emanating from development sites. New
development, including the proposed surface lot/truck access, is required to mimic pre-developed conditions,
protect water quality, and manage runoff from impervious surfaces introduced onsite.
Hydrology and Water Quality Impact Discussion:
3.9(a) Less than Significant Impact with Mitigation: The project is required to adhere to water quality
discharge requirements. The proposed surface parking lot/truck access component of the prosed project has
the potential to result in the discharge of stormwater that contains hydrocarbons and/or sediment loads due to
activities associated with vehicle parking and operations. The proposed design for the surface parking lot
includes the installation of grass-lined bioswales that will serve to filter out contaminants within onsite runoff.
As the proposed surface lot would result in the development of more than one acre, the project is required to
prepare a Storm Water Pollution Prevention Plan (SWPPP) in accordance with NPDES standards and
pursuant to mitigation measure HYDRO-1 below. The intent of the SWPPP is to prevent offsite runoff of
pollutants and includes measures such as hydro mulching, use of fiber rolls at storm drain inlets, anti-tracking
pads, spill prevention, designated wash out areas, and others. With implementation of water quality control
and waste discharge requirements as required by the NPDES General Construction permit and pursuant to
HYDRO-1, the subject project will not violate any water quality or discharge requirements and potential
impacts would be reduced to less than significant levels.
3.9(b) Less Than Significant Impact: The City has adequate water supply resources to accommodate the
proposed expansion without depleting, degrading or altering groundwater reserves or interfering substantially
with groundwater recharge. Although water will be required for the proposed landscaping of the new surface
lot and frontage improvements, the water demand associated with the proposed production expansion is
expected to be offset through implementation of the water saving strategies and re-use of treated wastewater
onsite.
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As such, the net effect is that water use onsite will decrease relative to the existing condition. The subject
project would not result in the lowering of the aquifer or the local groundwater table. The project’s water
demands are consistent with water demands evaluated in the 2010 UWMP, which found sufficient water
supplies are available to meet existing and planned future development within the UGB. Groundwater
reserves will not be impacted by the proposed development. Therefore, the Project would have less than
significant impact to groundwater reserves including interference with groundwater recharge (Also see
Section 3.17: Utilities and Service Systems for discussion regarding water supplies).
3.9(c-d) Less than Significant Impact: The project would not alter the drainage pattern of any stream or
river, nor would it result in erosion, siltation or flooding on or offsite. The proposed project improvements
would retain the general direction of the surface flows, but would introduce underground pipes to convey
stormwater. Stormwater runoff generated by proposed impervious surfaces associated with the surface lot will
be conveyed in a manner consistent with the existing drainage patter. Development of the parking lot would
include the installation of storm drains ranging from 6 inches to 15 inches that collect surface flows and
convey runoff to existing storm drain infrastructure. The majority of the site will drain to the existing 15-inch
stormdrain within the N. McDowell right of way. Approximately 1/3 of the site will convey flows to the rear of
property via a 10-inch stormdrain that discharges to an existing drainage channel along the eastern property
line.
Other aspects of the projects would not alter the drainage pattern nor change the amount of impervious
surfaces. There is no expectation that the project will induce substantial erosion or siltation on or off site, or
that it would substantially increase the rate or amount of surface runoff in a manner that would result in
flooding. Existing flow volume and direction would largely be retained. Therefore, potential impacts due to
altering drainage would be less than significant as a result of the project.
3.9(e) Less than Significant Impact with Mitigation: The project proposes the installation of stormdrain
facilities to accommodate increased surface flows generated by the introduction of impervious surfaces on the
surface lot site. The provision of Low Impact Development (LID) requirements including vegetated bio-swales
as proposed as part of the parking lot design will capture flows, provide for filtration and increased
percolation. Nonetheless, as the proposed project will increase impervious surfaces relative to the existing
condition, the project will contribute runoff that has the potential to impact the existing storm drain system if
not properly designed.
In order to ensure that adequate stormdrain capacity is provide, the project shall implement mitigation
measure HYDRO-2 below, which requires that final storm water calculations be conducted demonstrating
adequate capacity and flow rate release consistent with the pre-development stormwater flow scheme. The
use of pervious pavers and decomposed granite in pathways as well as the onsite landscaping, and design of
bioswales will encourage percolation onsite. As such, the proposed Project would be consistent with the LID
regulations that require a zero net increase in runoff. The introduction of new public/ private storm drains
facilities and measure HYRDO-1, requiring that improvements are sized appropriately, will ensure that any
increase in runoff will not exceed the capacity of the storm drain system.
The proposed storm drain system was reviewed and evaluated by the City engineer and was determined to be
sufficient of sufficient capacity. HYDRO-2 requires that final calculations be reviewed in accordance with City
standards. Therefore, with implementation of HYDRO-2 the potential for flooding will be reduced to less than
significant.
3.9(f) No Impact: No water quality degradation is expected to occur from the project development. As
mentioned above, pre-treatment proposed as part of the onsite improvement will reduce the intensity of the
wastewater generated by brewery production prior to entering the City’s municipal sewer system for further
treatment. Additionally, implementation of the required Stormwater Pollution Prevention Plan (SWPPP) is
sufficient to afford protection to water quality. There are no other impacts to water quality due to the subject
project.
3.9(g) No Impact: The project does not include housing of any kind, and therefore will have no impact to the
placement of housing within a 100-year flood hazard area.
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3.9(h) Less than Significant Impact with Mitigation: The City of Petaluma has adopted a Flood Insurance
Rate Map (Communitywide LOMR) dated February 19, 2014. The project site is located in a designated 100
year flood zone per the current Flood Insurance Rate Maps (FIRMS), Community Panel Number
06097C0893F. The FIRMS indicate that a majority of the Lagunitas Campus is located within Special Flood
Hazard Area Zone AE, indicating a 1% annual chance flood hazard. Approximately 1/3 of the proposed new
surface lot is located within Zone AE. Given the proposed improvement and use, the parking lot has limited
potential to impede or redirect flows as stormwater would be conveyed in a similar manner as the existing
condition.
Other improvements associated with production expansion including siting of the tanks and equipment could
potentially be subject to flooding if not properly anchored. Mitigation measure HYDRO-3 shall be implemented
in order to avoid potential impacts associated with the introduction of new equipment in an area prone to
flooding. HYDRO-3 requires that all new equipment be designed and installed in a manner that prevents
floatation, minimizes the impediment or redirection of flows, and precludes floodwaters from entering
equipment. With implementation of mitigation measure HYDRO-3 impacts due to the siting of new equipment
within zone AE would be reduced to levels below significance.
Therefore, development of the project would have less than significant impact due to risk of flooding associated
with onsite improvements.
3.9(i) No Impact: The site is not located within the inundation zone of a levee or dam. Therefore, the project
would have no impact due to exposing people or structures to a significant risk of loss, injury or death involving
flooding from failure of such infrastructure.
3.9(j) No Impact: The site is not located near a large water body that would be a source of a seiche or
tsunami, nor is there a heightened potential for mudflow. Therefore, the project would have no impacts
associated with inundation from such conditions.
Mitigation Measures:
HYDRO-1.
The project shall prepare and submit a SWPPP for review and approval by Public Works prior to
issuance of grading permits. The City shall inspect the improvements and verify compliance prior
to acceptance of improvements. The SWPPP shall comply with San Francisco Bay Area
Regional Water Quality Control Board requirements. At a minimum, the plan shall: (a) identify
specific types and sources of storm water pollutants; (b) determine the location and nature of
potential impacts; and (c) specify and incorporate appropriate control measures. Best
Management Practices generally entail the use of fiber and filter roles, catchment and sediment
basins, designated staging and wash-down area, and bio-filtration planters.
HYDRO-2.
Final storm water calculations shall be conducted prior to the issuance of grading permits and
shall be designed in accordance with City of Petaluma and Sonoma County Water Agency
requirements and shall be provided with the project construction drawings, subject to the review
and approval by the City Engineer.
HYDRO-3.
In accordance with the City’s floodplain ordinance all equipment sited within the zone AE shall
be anchored to prevent floating, designed to resist damage due to flooding and located so as to
preclude floodwater from entering new equipment.
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3.10.
LAND USE AND PLANNING
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over the
project (including, but not limited to the general plan,
specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
Sources: 2025 General Plan and DEIR.
Land Use and Planning Setting: The predominant land uses within the City’s Urban Growth Boundary
include residential, commercial, industrial, open space, and public lands. At build out, Business Park uses are
expected to total 512 acres or account for approximately 6% of the land uses. As proposed, the project will
contribute to the buildout of the currently vacant area within the 17.9-acre of Lagunitas Campus with a land
use designation of Business Park.
The “Business Park” land use designation is typified by business and professional offices, technology park
clusters, research and development, light industrial operations, and visitor service establishments, with retail
as an ancillary use. The project site is located in an urbanized area of Petaluma and is adjacent to other
business park, commercial and light industrial uses. The site fronts on North McDowell Boulevard, which
serves as a major north/south, travel corridor.
Land Use and Planning Impact Discussion:
3.10(a) No Impact: The project proposes the expansion of an existing and established use on 5 contiguous
parcels within an area in the UGB and with a Land Use Designation and Zoning of Business Park. The project
site is bounded by existing business park, distribution, commercial, and light industrial uses with County land
to the rear of the site (beyond the railroad tracks) and designated Diverse Agriculture and Rural Residential.
Division of an established community typically occurs when a new physical feature, in the form of an interstate
or railroad, transects an area, thereby removing or severely limiting access within an established community.
The division of an established community can also occur through the removal of an existing road or pathway,
which would reduce or remove access between a community and outlying areas.
The project does not propose any physical elements that if constructed would restrict access within an
established community. Furthermore, expansion of production and development of the proposed surface lot
site will not result in a departure from the existing use, which is presently defined by light industrial uses with
an ancillary commercial component. There is no expectation that the project would substantially reduce
mobility or access. Therefore, the project would have no impact due to the division of an established
community.
3.10(b) Less than Significant: The proposed project is required to comply with all General Plan policies and
the Zoning Ordinance. As expansion of an existing, established use in the UGB, the project is able to achieve
several of the goals outlined in the 2025 General Plan. The project meets Guiding Principle (9) by expanding
retail opportunities that serve the community and provide revenue, while also maintaining the existing
character.
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As an expansion of an existing use, the project is expected to generate revenues while not substantially
detracting from the existing character of the site or vicinity. The project also meets GP Policy 1-P-2 which
encourages the efficient use of land by promoting infill at equal or higher densities relative to surrounding land
uses and goals 1-P-7 and 1-P-9 which promote flexibility in form and use and allow for intensification in order
to allow for innovation and provide the opportunity for businesses to evolve over time.
As proposed, the onsite wastewater treatment system project meets goals 8-P-5, which encourages
development of alternative sources of water to supplement the imported supply, and 8-P-18, which calls for
reduction in potable water through conservation measures. The project also furthers goal 8-P-39 which
promotes sustainable design elements including vegetated swales and the use of native plants.
In terms of consistency with fiscal goals outlined in the General Plan, the project successfully meets 9-P-1,
which calls for retaining and attracting “basic” economic activities that bring dollars into the local economy by
exportation of products and services. The project also achieves 9-P-9(a), which calls for attracting/retaining
and/or expanding businesses that incorporate the concept of sustainability in their operation. Therefore,
because the project will not depart substantially from the existing conditions and/or use of the site, the project
is not expected to conflict with any applicable land use plan, policy, or regulation.
As expansion of an existing light industrial use in a business park zone, the proposed project would be
complimentary to the existing uses located along North McDowell Boulevard. The proposed Lagunitas
Expansion project does not involve a re-zone or a change in land use and is consistent with relevant General
Plan goals, policies and programs. Therefore, potential impacts due to a conflict with an applicable land use
plan, zoning ordinance, or other adopted policy would be less than significant.
3.10(c) No Impact: The project is not subject to a habitat conservation plan or a natural community
conservation plan. There are no conservation plans that apply to the UGB. Therefore, the project will have no
impact to any conservation plan or natural community plan.
Mitigation Measures: None required.
3.11.
MINERAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less than
Significant
Impact
No
Impact
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a locallyimportant
mineral
resource
recovery
site
delineated on a local general plan, specific plan or
other land use plan?
Sources: 2025 General Plan and DEIR.
Mineral Resources Impact Discussion:
3.11(a-b) No Impact: There are no known mineral resources within the UGB. No valuable resources have
been identified on or near the site that would be impacted by activities associated with the proposed project.
The project site has not been identified as a locally important mineral resource recovery site. Therefore, it is
not expected that the project will make a known mineral resource unavailable, nor would it conflict with access
to a locally important mineral resource site. There would be no impact to mineral resources from the
Lagunitas Expansion Project.
Mitigation Measures: None required.
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3.12.
NOISE
Would the project result in:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of
excessive groundborne vibration or groundborne
noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project expose people residing
or working in the project area to excessive noise
levels?
f) For a project within the vicinity of a private
airstrip, would the project expose people residing
or working in the project area to excessive noise
levels?
Sources: 2025 General Plan and DEIR Figures 10-1 and 10-2; and IZO Chapter 21.040.
Noise Setting: Noise is generally characterized as “unwanted sound” that is either annoying or disturbing.
Noise sources within the City’s Urban Growth Boundary include vehicular traffic, trains, and industrial
activities such as mechanical equipment and refrigeration units. Freight train service through Petaluma is
currently irregular and therefore is not considered a significant source of noise. In the future, the addition of
SMART service is expected to contribute to noise levels within the Urban Growth Boundary.
The City of Petaluma regulates the noise environment through Section 21.040 of the Implementing Zoning
Ordinance (IZO). The IZO stipulates an hourly average level of 60 dBA as the maximum that may be
generated on one land use that may affect another land use; the allowable levels are adjusted to account for
the ambient noise levels and in no case shall the maximum allowed noise level exceed 75 dBA after
adjustments are made.
The 2025 General Plan also provides policies and programs to protect the health and welfare of the
community from undesirable noise levels. Figure 10-2 of the General Plan shows the Land Use Compatibility
Standards for various land uses and provides the relative acceptability level. Industrial and manufacturing
land uses are considered normally acceptable in a noise environment up to 75 dB (Ldn or CNEL). The Noise
Contours Figure (Fig. 10-1) of the General Plan indicates the noise levels at the Lagunitas Campus site are
projected to be within the 60 dB CNEL environment due to noise generated from traffic traveling along
Highway 101.
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Given the current activities associated with operation of industrial equipment associated with beer production,
the ambient noise levels onsite are expected to be somewhat elevated relative to other land uses throughout
the City and typical of the established business park land. The existing noise environment in the project
vicinity is also characterized by roadway traffic along N. McDowell Blvd. Surrounding land uses that contribute
to the ambient noise environment include the industrial activities, other business park uses, shipping
operations and agriculture.
Noise Impact Discussion:
3.12 (a, c) Less than Significant Impact: The City of Petaluma regulates the noise environment through
Section 21.010 of the IZO. As stated above, ambient noise levels of up to 70 dBA would generally be
acceptable. The predominant noise sources in the area are due to noise generated along Highway 101 from
vehicles as well as vehicles traveling along N. McDowell Blvd. Current business park and light industrial
activities onsite and in the project vicinity also contribute to ambient noise levels.
The proposed project will introduce temporary noise emitters onsite during construction (see discussion b,d
below) and will result in permanent noise sources at operation. It should be noted that relative to the existing
condition, onsite noise levels at operation are expected to be relatively consistent. At full operation the net
new noise sources at the proposed Lagunitas Campus site will include:
•
•
•
Parking lot activity including engine starts, door slams, and patron noise concentrated in the new
surface lot;
Truck deliveries/shipping and loading at the new truck access/turnaround; and
Mechanical equipment associated with the tank farm expansion and wastewater treatment system.
Surface Parking Lot Noise
Noise will be generated within the parking areas by patron’s voices and vehicular sounds including engine
starting and doors closing. Sound levels produced by parking lot activity are expected to be overpowered by
the noise levels generated by traffic along N. McDowell Blvd. such that conversations and vehicle sound will
not be distinct. Occasional noise generated by the new parking lot such as that from a car alarm may
periodically be distinctive. It is important to note that existing conditions at the Lagunitas Campus also result
in noise associated with patrons parking, however parking is distributed throughout the Campus area,
whereas the proposed project will concentrate parking within one primary lot. The noise levels emanating
from the proposed surface parking lot are not expected to contribute substantially to the ambient noise
environment such that noise performance standards as outlined in the IZO would be exceeded. Therefore,
potential impacts due to excessive noise levels would be less than significant.
Truck Noise
Delivery of materials, shipping of product and off hauling of feed byproduct and wastewater currently
generates between 28-46 truck trips per day, which generally occur between the hours of 6 am and 9 pm. The
proposed project will result in increased truck trips associated with the expansion of production, however the
elimination of wastewater off-hauling to East Bay MUD, will largely offset the increase. Thus, the net new
trucking activities will be generally consistent with the existing conditions. As proposed the new surface lot will
provide for truck access, loading and turnaround, which will result in a shift in the location of the trucking
activities from the northern portion of the campus to the southern portion of the campus. The project site is
located within an area identified in the General Plan and Zoning Code as Business Park, which tolerates
elevated noise levels associated with trucking activities. The project would not increase noise levels
substantially beyond what is the current operating condition of the Lagunitas Campus. Therefore, noise
generated by the expansion would not exceed the existing ambient noise environment and potential impacts
would be less than significant.
Mechanical Equipment Noise
Current equipment onsite including the established fermentation farm, bottling facility, brewery production and
associated equipment all generate noise. Production activities onsite currently occur 24 hours per day 7 days
per week, which contributed to the ambient noise environment. New equipment associated with the tank farm
expansion and wastewater treatment system will contribute to the ambient noise environment at operation.
The proposed wastewater treatment system will largely be contained within modular units, which will serve to
muffle noise emanating from treatment processes.
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The net new noise generated by the additional fermentation tanks would be indiscernible from the existing
noise onsite. Thus, the net impacts of the new mechanical equipment are expected to be similar to the
existing noise conditions onsite. Therefore, impacts associated with noise from new mechanical equipment
would be less than significant.
Traffic Noise
The proposed project is not expected to substantially increase traffic such that it would adversely impact the
existing noise environment. While the number of employees will increase by 3 additional worked, the taproom
capacity will remain at the established 325-patron limit. Thus, the net increase in traffic trip on project area
roadways will be comparable to the existing conditions generated by the established use. Therefore, impacts
related to excessive traffic-generated noise will be less than significant.
3.12 (b,d) Less than Significant Impact with Mitigation: Project construction activities have the potential to
result in a temporary and periodic increase in the ambient noise environment and limited groundborne
vibration. No pile driving or extensive work that would generate substantial groundborne vibration is
anticipated. Construction activities are expected to take place over a period of 4 to 5 months for Phase I and
about 2 to 3 months for Phase II and will include site preparation of the proposed surface lot including
grubbing, grading, and trenching for the installation of storm drains, as well as paving, and the construction
curbs, islands and bulbs.
Installation of the new equipment to accommodate production expansion and the new components of the
wastewater treatment system will require the construction of foundation pads, use of a crane forklift and
welding equipment. Ancillary improvements to the taproom and installation of the new loading bays at the
existing warehouse will result in noise levels similar to building erection, albeit on a smaller scale. Noise levels
associated with construction will fluctuate depending on the type of construction activity and mix of
equipment. The table below displays average noise levels for each anticipated stage of construction.
Table 3-2
Construction Phase Noise Levels
Construction Phase
Ground Clearing
Construction Equipment
84
Excavation
89
Foundations
78
Erection
87
Finishing (Paving)
89
Source: US EPA, Legal Compilation on Noise, Vol. 1, p. 2-104, 1973.
Typical Ranges of Noise Levels (dBA) at 50 Feet from Construction.
The nearest noise sensitive receptors to the project site are located approximately 1,000 feet to the rear of the
site, associated with the County’s Rural Residential Land Use. Noise levels decrease at a rate of
approximately 6 dBA per doubling of distance. As such, assuming a maximum point source noise emitter of
90 dBA, noise levels at the nearest residence would be approximately 65 dBA during the most active
construction periods. Although not considered sensitive receptors, patrons of the taproom may be periodically
exposed to elevated noise levels associated with construction.
Project construction is not expected to exceed 65 dBA at nearby sensitive receptors, nor increase the ambient
noise environment by 5 dBA Leq for a period greater than one year. Nonetheless, construction activities will
result in temporary noise impacts that can be reduced to minimize noise levels generated by onsite
construction. At a minimum the project is required to adhere to the standards set forth in Section 21.040.A.3.a
of the IZO. In order to ensure that noise levels generated during construction are minimized, mitigation
measure NOI-1 shall be implemented. With adherence to mitigation measure NOI-1 potential impacts to the
temporary noise environment would be reduced to levels below significance.
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3.12(e-f) No Impact: The project site is not located within two miles of a private airstrip or a public airport and
would therefore not expose people residing or working in the project area to excessive noise levels. The
Community Noise Equivalency Level (CNEL) noise contours from the Petaluma Municipal Airport do not affect
the subject site. The project would not expose people working onsite to significant noise levels generated by
the Petaluma Municipal Airport. Therefore, noise from the Petaluma Airport will have no impact to people
working onsite.
Mitigation Measures:
NOI-1. Due to the proximity of sensitive receptors construction activities shall be required to comply with the
following and shall be noted accordingly on construction contracts:
1. Construction activities for all phases of construction, including servicing of construction
equipment shall only be permitted during the hours of 7:00 am and 10:00 pm Monday
through Friday and between 9:00 am to 10:00 pm on Saturdays, Sundays and holidays
recognized by the City of Petaluma.
2. Delivery of materials or equipment to the site and truck traffic coming to and from the site is
restricted to the same construction hours specified above.
3. All internal combustion engine driven equipment shall be equipped with intake and exhaust
mufflers that are in good condition and appropriate for the equipment.
4. Locate stationary noise generating equipment (e.g. compressors) as far as possible from
adjacent noise-sensitive receptors.
5. Acoustically shield stationary equipment located near noise sensitive receptors with
temporary noise barriers.
6. Utilize “quite” air compressors and other stationary noise sources where technology exists.
7. The contractor shall prepare a detailed construction plan identifying the schedule for major
noise-generating construction activities. The construction plan shall identify a procedure for
coordination with the owner/occupants of nearby noise-sensitive land uses so that
construction activities can be scheduled to minimize noise disturbance.
8. Designate a “disturbance coordinator” responsible for responding to any complaints about
construction noise. The disturbance coordinator will determine the cause of the noise
complaint (e.g. bad muffler etc.,) and require that reasonable measures be implemented to
correct the problem.
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3.13.
POPULATION AND HOUSING:
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Induce substantial growth in an area, either
directly (for example, by proposing new homes
and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
Sources: 2025 General Plan and DEIR.
Population and Housing Setting: The 2025 General Plan anticipates the population to reach 72,707 at
General Plan buildout, with an anticipated annual growth rate of 1.2%. As an expansion of an existing
brewery facility, the project anticipates the need for 1-3 more workers to be present during each of the three
non-office shifts; no changes to the taproom’s capacity are proposed. Based on the limited expansion and noexpansion in taproom capacity the proposed project is expected to create a limited number of new jobs within
the City and is not expected to induce substantial population growth or affect housing availability or demand.
Population and Housing Impact Discussion:
3.13(a) Less Than Significant Impact: The project proposes the expansion of the existing production within
the Lagunitas Campus and the development of a currently vacant area as a parking lot to serve the brewery
use. The project site is well served by the existing city street network and all public services and utilities are
currently available to the project site. The project is not expected to directly nor indirectly induce growth. A
small number of retail jobs (1-3) associated with the expanded brewery production are anticipated. There will
be no housing developed as part of the project, nor would the proposed use generate an increased demand
for housing. Given the project’s limited size, the number of new jobs generated will not be substantial nor will
they induce growth. Therefore, population and housing impacts that induce growth by introducing of a
substantial number of new jobs would be less than significant.
3.13(b-c) No Impact: The project involves the expansion of production and the development of a vacant site
as a surface lot and truck turnaround. At present, there are no residential units or housing that occupy the
Lagunitas Campus. There are no housing units onsite that would be impacted and there are no housing units
proposed as part of the project. Therefore, the project will not result in any impacts from the displacement of
people or housing.
Mitigation Measures: None required.
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3.14.
PUBLIC SERVICES
Would the Project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service ratios, response times
or other performance objectives for any of the public
services:
a) Fire protection?
b) Police protection?
c) Schools?
d) Parks?
e) Other public facilities?
Sources: 2025 General Plan and DEIR.
Public Services Setting: The project site is located in a developed area that is well served by existing public
services. The project will increase the level of production at the Lagunitas facility, but the demand for public
services is not expected to increase substantially.
Public Services Impact Discussion:
3.14(a-b) Less Than Significant Impact: Fire and police protection is provided by the City’s Fire and Police
Departments, respectively. The project, which involves an expansion of production for an existing use,
appurtenant improvements and the introduction of a new surface lot, is not expected to necessitate a
significant increase in demand for fire or police services. There is adequate capacity for police and fire
services to meet any limited increase in demand generated by the project. Therefore, potential impacts to fire
and police services will be less than significant.
3.14(c-d) Less Than Significant Impact: The Lagunitas Expansion will necessitate approximately 1-3 new
employees at the maximum shift and will not increase capacity of the taproom beyond what is currently
allowed. The limited increase in employees and lack of increase in customer capacity will result in a negligible
increase in demand placed on school facilities and parks. There is adequate capacity at the existing schools
and parks to meet any limited increase in demand resulting from the proposed project. Therefore, potential
impacts to parks and schools from the project will remain at levels below significant.
3.14(e) Less Than Significant Impact: The project will not generate a substantial increase in demands that
warrant the expansion or construction of any new public facilities. The project serves as a limited expansion to
an existing and established use. The demand for public services in general will remain similar to existing
conditions and would not induce a demand for expanded public services beyond what is currently available.
Therefore, impacts would be less than significant.
Mitigation Measures: None required.
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3.15.
RECREATION
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an adverse
physical effect on the environment?
Sources: 2025 General Plan and DEIR;
Recreation Setting: The City of Petaluma contains a number of passive and active recreation opportunities
within the UGB with approximately 18% of land (1,300 acres) devoted to parks and open space.
Recreation Impact Discussion:
3.15(a-b) No Impact: The proposed Lagunitas Expansion will not generate an increase in the use of existing
neighborhood and/or regional parks or related recreational facilities. No new park facilities are being proposed
nor will any be required as part of the proposed expansion. Therefore, no impacts to recreational parks or
amenities are expected.
Mitigation Measures: None required.
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3.16.
TRANSPORTATION AND CIRCULATION
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Conflict with an applicable plan, ordinance or policy
establishing measures of effectiveness for the
performance of the circulation system, taking into
account all modes of transportation including mass
transit and non-motorized travel and relevant
components of the circulation system, including but not
limited to intersections, streets, highways and freeways,
pedestrian and bicycle paths, and mass transit?
b) Conflict with an applicable congestion management
program, including, but not limited to level of service
standards and travel demand measures, or other
standards established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in location
that results in substantial safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous intersections)
or incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Conflict with adopted policies, plans, or programs
regarding public transit, bicycle, or pedestrian facilities,
or otherwise decrease the performance or safety of such
facilities?
Sources: 2025 General Plan and DEIR.
Transportation and Circulation Setting: The Petaluma General Plan 2025 was adopted in May 2008 and
specifies a Level of Service (LOS) standard for streets wherein the minimum acceptable operation is LOS D.
Policy 5-P-10 states, “Maintain an intersection level of service (LOS) standard for motor vehicle circulation
that ensures efficient traffic flow and supports multi-modal mobility goals. LOS should be maintained at Level
D or better for motor vehicles due to traffic from any development project.” The project will be subject to the
payment of development impact fees, including the Traffic Mitigation fee to offset its contribution to citywide
traffic.
The City’s Traffic Impact Study Guidelines are based on industry standards and indicate that a traffic study is
warranted if a project is anticipated to create either 500 trips per day or 50 trips per peak hour. If a project falls
within 10% of these thresholds the City may exercise discretion in whether or not to require a project specific
traffic study. The proposed Lagunitas Expansion Project is expected to generally retain the existing number of
trips generated by the established use. Therefore, a Traffic Impact Study is not warranted.
The City of Petaluma is bisected by U.S. 101, which serves as the primary route between San Francisco and
Marin and Sonoma Counties. U.S. 101 accommodates over 90,000 vehicles per day, within Petaluma. The
circulation system within the City of Petaluma consists of approximately 140 miles of streets including
arterials, collectors, connectors, and local streets.
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North McDowell Boulevard is a four lane, north-south arterial that extends from Old Redwood Hwy in the
north and Lakeville Highway in the east. The Lagunitas Campus fronts onto North McDowell Boulevard and is
located between Corona Road to the south and Petaluma Boulevard North to the north, with a posted speed
limit of 40 MPH. The nearest access point to Highway 101 is located approximately 1 mile northeast of the
site at Old Redwood Hwy/Petaluma Boulevard North.
Currently, there are sidewalks along the northern two of the N. McDowell Blvd.-fronting of the Lagunitas
Campus properties (1320 & 1280 N. McDowell). The Petaluma Bike and Pedestrian Plan identifies the
addition of sidewalks along North McDowell Boulevard as one of the top five bicycle and pedestrian priorities.
Specifically, General Plan policy 2-P-91(A) promotes the modification of lawns along N. McDowell Blvd. to
include pedestrian sidewalk and connectivity.
North McDowell Boulevard is identified in the Bicycle and Pedestrian plan as containing existing on-street
Class II bicycle facilities. Class II on-street facilities allow cyclists to utilize a separate lane of travel, usually 5
feet wide, adjacent to vehicle travel lanes, that is separated by a 6 inch white stripe and includes bike lane
stencils and signage. The portion of N. McDowell along the Lagunitas Campus is striped, with a lane of
approximately 5 feet, but lacks stenciling and signage indicating the presence of a Class II facility.
The Bicycle and Pedestrian Plan also identifies a proposed Class I off-street bicycle facility located at the City
boundary along the backside of Lagunitas Campus as part of the SMART corridor trail system. Additionally,
the Bicycle and Pedestrian Plan identifies a proposed Class I off-street bicycle facility located at the southern
most limit of the Lagunitas Campus, adjacent to the proposed Surface Parking Lot, that would provide
connectivity between facilities along N. McDowell and the future SMART trail facilities.
The proposed improvements to the Lagunitas Campus would introduce a sidewalk along the southern two of
the N. McDowell Blvd.-fronting Lagunitas Campus properties (1240 & 1250 N. McDowell) connecting the new
surface lot with the new taproom entrance. The project also proposes the off-street Class I facility, which is
intended to connect N. McDowell Blvd. to the future SMART trail.
Although pedestrian connectivity is currently incomplete along North McDowell Boulevard, there are several
public transit routes that provide service to locations along N. McDowell Boulevard including a stop just south
of the Lagunitas Campus.
General Plan Policies: Mobility
The following General Plan policies are particularly relevant to the proposed Project:
5-P-19: All new and redesigned streets shall be bicycle and pedestrian friendly in design.
5-P-20: Ensure that new development provides connections to and does not interfere with existing and
proposed bicycle facilities.
5-P-22: Preserve and enhance pedestrian connectivity in existing neighborhoods and require well connected
pedestrian network linking new and existing development to adjacent land uses.
Transportation and Circulation Impact Discussion:
3.16(a-b) Less than Significant Impact: Although the project proposes to expand production, which will
require additional delivery and shipping trucks, the project will also eliminate the need for the off-hauling of
wastewater, which will largely offset the increase in truck activity. There are no changes proposed that would
alter the capacity of the taproom. As such no additional vehicle trips due to increased patronage would occur.
While increased production will increase the number of employees by three workers per non-office shift, this
increase in vehicle trips would be negligible. Thus, the net affect of the proposed project to traffic and
circulation will be minimal. Based on the project’s net trip generation it is expected that there would be no
change to the level of service at intersections in the vicinity of the Lagunitas Campus.
The project is not expected to generate vehicle trips that would cause traffic levels to exceed, either
individually or cumulatively, a level of service standard established for designated roads or highways. As
described above, the 2025 General Plan identifies LOS D and above as an acceptable level of service. The
project will not cause a substantial increase in traffic relative to the existing traffic load and capacity of the
street system nor will the project affect level of service or substantially increase delays at intersections in the
project vicinity. Therefore, impacts to LOS due to the project’s trip generation will be less than significant.
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The project will not cause traffic levels to exceed, either individually or cumulatively, an established level of
service, including standards set forth by the County Congestion management agency for designated roads or
highways. The LOS for planning area intersections will not be noticeably affected by the proposed project.
The project will not cause an increase in traffic that is substantial in relation to the existing traffic load and
capacity of the street system. Impacts associated with performance of the circulation plan due to project
implementation will be less than significant.
Access
Access to the Lagunitas Campus is provided via several driveways off of North McDowell that allow for
ingress and egress into each parcel. Patrons currently enter the site via one of several driveways to access
parking, which is spread throughout the Campus. Truck deliveries currently enter the production area for
delivery and shipments principally from the northern driveway, and to a lesser extent from the central
driveway. In the existing condition, when there is northbound traffic flow, southbound trucks making the left
turn onto the site, must block the eastern of the two southbound McDowell travel lanes.
The proposed project improvements will remedy this condition as trucks will principally enter the site at the
new southern driveway where an existing center turning lane allows trucks to safely queue without blocking a
travel lane. Trucks needing to make delivers to the center of the campus, will utilize the proposed truck turnaround, allowing them to travel north on McDowell and make a right entry to the campus center.
At buildout of the proposed project, patrons will have the option to continue to use established driveways to
access existing parking distributed throughout the Campus or use the proposed surface lot. The new surface
lot would have one driveway at completion of Phase I, and shared access to the relocated and reconfigured
driveway at the south end of 1250 N. McDowell at completion of Phase II.
3.16(c) No Impact: The project will have no impact on air traffic patterns, given the nature and location of the
proposed expansion, which is well outside of the established airport flight pattern. Nor will the project
introduce a safety concern related to air traffic pattern due to the location of facilities. The project is located
over two miles from the Petaluma Municipal Airport and does not contain any elements that would affect the
air traffic pattern. Therefore, the project would have no impacts that affect air traffic.
3.16(d) Less than Significant Impact: The project does not propose any new elements that would adversely
impact site distance along North McDowell Blvd. The project does not propose the introduction of shrubs or
trees that would alter the current visibility, nor does it propose any design features that would reduce site
distance. As proposed, there are no hazards that impede or block visibility or represent an incompatible
design feature. Therefore, the project will have a less than significant impact due to a site design hazards.
The proposed project will introduce a new surface parking lot and truck turnaround, which will alter the patron
access and truck circulation within the Lagunitas Campus. The proposed improvements have been set forth in
an effort to improve existing conditions as parking is currently distributed throughout the campus and in the
production area which has the potential to result in conflict between trucking activities and passenger
vehicles. The proposed project will improve access for trucks entering the site and eliminate the existing
deficient condition, which results in trucks periodically blocking the eastern southbound lane of N. McDowell
as they wait for a break in the traffic. The proposed surface lot will provide patrons and employees with a safe
and convenient parking option, and will allow trucks to easily access loading bays for delivery and shipments.
The project proposes to modify the existing access at the warehouse lot by relocating slightly to the south and
narrowing the southern most driveway at the time the new loading bays are constructed (Phase II). This will
add a second driveway to the proposed surface lot, the first of which will be introduced at Phase I. As with the
existing driveways, turning movements will be unrestricted. N. McDowell Blvd. contains a center turning lane,
outside of the through travel lanes, which allows vehicles to remain stationary while awaiting for a break in
traffic and merge when clear or gradually increase speed to merge.
With the proposed access, associated signage and improvements, project driveways would not increase
hazards due to a design condition and potential impacts would be less than significant.
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3.16(e) Less than Significant Impact: The proposed internal circulation at Lagunitas Campus has been
reviewed and meets all standard conditions imposed by the Petaluma Public Works and Fire Departments.
Site circulation was determined to be adequate, including sufficient driveway widths and aisles to allow for fire
truck turn around. Thus, the project’s potential to result in impacts due to inadequate emergency access
would be less than significant.
3.16(f) Less than Significant Impact with Mitigation: The following discussion provides an evaluation of the
alternative transit modes associated with the proposed Lagunitas Expansion project:
Pedestrian Facilities
Existing pedestrian facilities along North McDowell are currently limited. However, a sidewalk is present along
the frontage at the two northern properties of the Campus. The proposed improvements will introduce a
meandering sidewalk that provides continuous connectivity from the new surface lot to the new entryway at
the taproom, and which completes a sidewalk along the entire frontage of the Lagunitas Campus. The project,
as proposed, will substantially enhance pedestrian access by providing a continuous pedestrian facility.
At buildout, the proposed improvements would adequately provide for pedestrian access in a safe and
efficient manner. However, as proposed, at completion of Phase I, the new surface lot would be constructed
with a frontage sidewalk that provides connectivity to the relocated taproom entrance. While this route will
provide for adequate facilities that meet ADA requirements, the existing driveway at the warehouse lot will
require that pedestrians cross a 70-foot wide driveway that is periodically accessed by trucks. While trucking
hours and taproom hours generally do not overlap, there is some potential for conflict between pedestrians
seeking access between the new surface lot and taproom and trucks seeking access to the existing loading
bays at the warehouse lot. At completion of Phase II this conflict will be eliminated as the 70-foot sidewalk
would be reduced to a standard 30-foot driveway and the new loading docks would be utilized at the rear of
the existing warehouse.
During the interim period between Phase I and Phase II a temporary pedestrian safety plan shall be
implemented in accordance with mitigation measure TRAF-1. As set forth below TRAF-1 requires that the
driveway be striped in a manner consistent with a pedestrian crosswalk and improved with signage so as to
alert trucks that pedestrians may be present. With implementation of TRAF-1 improvements are not expected
to pose a hazard to pedestrian safety during the interim period between Phase I and Phase II.
New crosswalk striping, sidewalks and curb improvements will be introduced as part of the proposed
pedestrian upgrades. Therefore, impacts associated with pedestrian safety will be reduced to less than
significant levels.
Bicycle Facilities
Bicycle facilities adjacent to the project site include on-street Class II bike lanes along North McDowell
Boulevard. The existing striping and signage of this bike lane is limited at the Lagunitas Campus project
frontage. As such, the project will be required to install signage, striping and stenciling as part of project
approvals indicating the presence of the Class II bike route. Additionally, the project proposes to develop the
Class I off-street path along the south edge of the surface lot consistent with the path identified in the Bike
and Pedestrian Plan. The project does not propose any elements that would interfere with existing or
proposed bicycle facilities. Therefore, impacts to bicycle facilities will be less than significant.
Transit Facilities
Petaluma Transit provides public transportation throughout the City via dedicated bus stops and planned
routes. Transit route 2 provides service along North McDowell Boulevard including stops at the Lagunitas
Campus and in close proximity. Route 2 provides connectivity to and from the Eastside Transit Center that
serves as a major transit hub and from which many other routes can be accessed. The project is not expected
to result in any impacts that would conflict with established transit facilities nor would it substantially increase
ridership. The project would not introduce any elements that would result in impacts to transit facilities or
substantially reduce the performance or safety of such facilities. Therefore, impacts would be less than
significant.
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Summary
The project is accessible through all modes of transportation including passenger vehicles, public transit and
bicycles. There are no aspects of the project that would decrease performance or safety of existing alternative
transportation facilities at completion of Phase II. The project will introduce a meandering sidewalk along the
project frontage providing pedestrian connectivity to parcels within the Lagunitas Campus. During the interim
period between Phase I and Phase II a temporary conflict may arise between pedestrians and trucks at the
70-foot wide driveway of the existing warehouse. In order to reduce potential impacts, measure TRAF-1 shall
be implemented. The Project conforms to adopted policies, plans, and programs supporting public transit,
pedestrian and bicycle facilities. Therefore, impacts due to a conflict with an established regulation or plan
pertaining to alternative modes of transit would be reduced to less than significant levels.
Mitigation Measures:
TRAF-1
3.17.
Prior to issuance of a building permit for the new surface parking lot (at 1240 N. McDowell), the
applicant shall submit a pedestrian safety plan to the City for review and approval. Said plan shall
include provisions that delineate pedestrian crossing areas and signage to inform truck drivers of
pedestrian activity. The Plan shall be implemented during the interim period between Phase I and
completion of Phase II.
UTILITIES AND SERVICE SYSTEMS
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve
the project from existing entitlements and resources,
or are new or expanded entitlements needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project’s projected demand in addition to the
provider’s existing commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project’s solid waste
disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
Source: General Plan 2025 and DEIR.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less than
Significant
Impact
No
Impact
LAGUNITAS BREWERY COMPANY EXPANSION
Utilities and Service Systems Settings: The City charges one time impact fees on new private development
in order to offset the cost of improving or expanding City facilities. Impact fees are used to help fund the
construction or expansion of needed capital improvements. Petaluma collects impact fees for open space,
park land, wastewater, water capacity, storm drain, public art and others. As the Lagunitas Campus is located
within a developed area of the UGB, the subject site is well served by existing public utilities and will not
necessitate the expansion or enhancement of existing utilities and service systems.
Water Service System
The City purchases potable water wholesale from the Sonoma County Water Agency (SCWA). The primary
source of water is supplied by the Russian River and supplemented with groundwater from the Santa Rosa
Plain via the Petaluma Aqueduct. The City of Petaluma also extracts groundwater from the Petaluma Valley
Basin. Groundwater serves as an emergency water supply in the event that SCWA water deliveries are
curtailed.
The City’s Water Resource & Conservation District (WR&C) provides municipal water service to upwards of
60,000 customers and is required to prepare an Urban Water Management Plan (UWMP) on a 5-year basis,
pursuant to the Urban Water Management Plan Act. The City’s 2010 UWMP updated the water
supply/demand projections set forth in the General Plan 2025 by extending the term of water analysis through
the year 2035.
The UWMP water analysis further refined the supply and demand management programs based on
population trends and land uses set forth in the 2025 General Plan, the current water supply contract with the
Sonoma County Water Agency (SCWA), and planned City water recycling and water conservation programs.
The 2010 UWMP projected that by 2035 (expected General Plan buildout year) the gross water demand
would be 14,022 acre-feet per year. It further estimated that implementation of water demand reduction
programs would achieve a water savings of 2,402 acre-feet per year. Therefore, the net demand projected for
the City’s water service area is 11,047 acre-feet at buildout of the General Plan.
As a potable water purveyor, the SCWA also prepared a 2010 Urban Water Management Plan (Brown &
Caldwell June 2011), which was adopted on June 21, 2011. The SCWA maintains water rights permits for
surface water from the Russian River with a limit of 75,000 acre-feet per year. The permits typically contain
terms limiting the rates of direct diversion in order to protect fish and wildlife species and recreation activities.
It is anticipated that the SCWA will obtain water rights approval from the State water control board to increase
future water diversions above 75,000 acre feet in 2027 and to 80,000 acre-feet in 2035. This expectation is
based on a number of factors including that the physical infrastructure needed to support additional diversion
already exists, the requested increase remains relatively small, customers and policy makers are maximizing
conservation efforts to the greatest extent practicable and finally, that the need for additional diversions is
supported by the findings of the SCWA 2010 Urban Water Management Plan. Accordingly, the SCWA
expects to be able to increase annual water deliveries to Petaluma from approximately 7,200 acre-feet in
2010 to 11,400 acre-feet by 2035. This assumption is based on the most likely outcome of decisions by
regulatory agencies and implementation of the Restructured Agreement (Executed in 2006) and proposed
improvements to the water delivery system.
California has experienced several consecutive dry years and on January 17, 2014 Governor Brown declared
a drought emergency. SCWA and members of the Sonoma-Marin Saving Water Partnership, including the
City of Petaluma approved a resolution seeking a 20% voluntary water reduction. On July 15, 2014 the State
Water Control Board elevated the water conservation effort by approving an emergency regulation to ensure
water suppliers and state residents increase water conservation. The City of Petaluma has enacted its Tier 1
water shortage contingency plan in order to carry out the state mandate. Despite the low rainfall, Lake
Sonoma, which provides a majority of the SCWA water supply, is at 89% capacity with multiple years of water
supply remaining (as of March 2015). Fluctuations in annual rainfall are anticipated and are considered in
long-term water management planning as described in the UWMP.
The General Plan stipulates the need for routine monitoring of water supplies relative to actual use and
expected demands of each new development project (GP policy 8-P-4) as a means to ensure that the City
maintains a sufficient water supply to meet the City’s water demands through General Plan buildout.
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Wastewater Treatment
The Ellis Creek Water Recycling Facility treats all wastewater generated by the City of Petaluma and the
unincorporated Sonoma County community of Penngrove. The water recycling facility produces tertiary
treated water in compliance with the California Department of Health Services. The facility is comprised of
more than 190 miles of underground piping and 9 pump stations, with plans for incremental expansion until
2025. At present, treatment capacity is at approximately 6.7 million gallons per day (average dry weather
flow) with actual treatment at approximately 5 million gallons per day.
During the dry summer months, recycled water is introduced into the City’s recycled water system. Allowable
irrigation uses including residential landscaping, unrestricted access golf courses, agricultural lands, parks,
playgrounds and schools and other uses permitted by the California Department of Health and Safety Code.
During the winter months secondary treated water is conveyed to the Petaluma River.
Storm Drains
Within the City of Petaluma storm drains convey runoff from impervious surfaces such as streets, sidewalks,
and buildings to gutters that drain to creeks and the Petaluma River and ultimately the San Pablo Bay. This
water is untreated and carries with it any contaminants picked up along the way such as solvents, oils, fuels
and sediment. The City has implemented a storm drain-labeling program to provide a visual reminder that
storm drains are for rainwater only. The City’s Stormwater Management and Pollution Control Ordinance, set
forth in Chapter 15.80 of the City’s Municipal Code establishes the standard requirements and controls on the
storm drain system. All existing and proposed development must adhere to the City’s Stormwater
Management and Pollution Control Ordinance.
Utilities and Service Systems Impact Discussion:
3.17(a-b, e) Less than Significant Impact: The project site is served by the Ellis Creek Wastewater
Recycling Facility, which filters wastewater and produces approximately 700 million gallons of tertiary water
per year. The brewery would continue to generate wastewater associated with production onsite, but is
expected to decrease the concentration of wastewater as the onsite treatment system will provide pretreatment prior to discharging to the sanitary sewer system. The proposed expansion of production and
associated increase in the generation of wastewater is within the current capacity of the sanitary sewer lines
and the City’s Wastewater Sewer Plan. The project will not necessitate the expansion or construction of new
wastewater treatment facilities offsite. As described herein, a new onsite wastewater treatment system will be
installed as part of the project. The onsite system will allow for the re-use of treated wastewater onsite,
thereby substantially decreasing the brewery’s water demand. The pre-treatment will also substantially
decrease the concentration of wastewater such the load on the City’s treatment center will decline.
As part of the Lagunitas Expansion the applicant has proposed the introduction of a Phase II wastewater
treatment facility that will supplement the previously approved EcoVolt pre-treatment system and allow
Lagunitas to treat effluent such that the industrial wastewater can be reused onsite for non-product contact
applications.
The Water Treatment Facility would allow for re-use onsite and release of treated wastewater into the City’s
municipal sewer system rather than hauling to East Bay MUD. The proposed onsite Treatment Facility would
have the capacity to treat an estimated 140,000 gallons of wastewater per day. Upon operation of the
Wastewater Treatment Facility approximately 45,000 gallons of treated wastewater (non reusable water) will
be discharged to the sewer system. The remaining will be stored onsite and be available for re-use.
Therefore, the project will have less than significant impacts related to exceeding wastewater treatment
requirements or requiring new or expanded wastewater facilities.
3.17(c) Less than Significant Impact: The project is not expected to result in significant environmental
impacts due to the expansion of existing storm water drainage facilities or construction of new facilities. A
majority of the Lagunitas Campus is currently paved, with the exception of the vacant area identified for
development of a proposed surface lot. The storm water generated by the introduction of impervious surfaces
at the new surface lot will be conveyed to a 15” storm drain in N. McDowell and a 10” storm drain located
towards the rear of the site that will discharge into an existing drainage channel.
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The project also proposes the introduction of drainage infrastructure including vegetated swales for the
parking islands, which is intended to meet the LID requirements and will offset the increase in onsite
impervious surface and encourage filtration. There is no expectation that the project will necessitate the
construction of new storm water drainage facilities or expansion of new facilities that could cause potentially
significant environmental effects. Therefore, the project would have less than significant impacts due to the
need for new or expanded facilities.
3.17(d) Less Than Significant Impact: The Lagunitas expansion project is not expected to create a demand
that would exceed existing water supplies. The project site is within the UGB and is well within the density
range anticipated by the 2025 General Plan. In comparing the 2025 General Plan projected water demand to
actual use through December 2013 it was found that potable water demand is well within the SCWA supply,
both for the project, and for cumulative demand through 2035 as set forth in the 2010 UWMP.
The 2010 Urban Water Management Plan Updated the General Plan 2025 water analysis and further refined
a water supply program that relies upon water from SCWA, recycled water (potable offset), and conservation.
The City anticipates continuing the use of groundwater to meet emergency needs and offset peak demands.
Per policy 8-P-4 of the Petaluma General Plan 2025, City staff is required to monitor actual demand for
potable water in comparison to the supply and demand projections.
In comparing actual demand for potable water to an annual SCWA supply limit for Petaluma of 4,366 million
gallons per year (13,400 acre-feet) and a peak supply limit of 21.8 million gallons per day it was found that in
both instances, potable demand is well within available SCWA supply capacity. Conservation efforts
including: tiered water rates and the conversion of Rooster Run Golf Course to recycled water have kept
annual and peak demands within the available SCWA supply at approximately 3,375 million gallons per year,
with an average day maximum month peak demand of 12.43 million gallons, as of December 31, 2013. These
water demand figures are within the available SCWA supply. The existing water supplies, facilities and
infrastructure are sufficient to meet the demands of the project without the need for substantial expansion or
new construction of water facilities. A standard condition from the department of Water Resources and
Conservation requires that the project comply with the City’s Water Conservation Ordinance for interior and
exterior water usage.
In addition, water demand onsite will be limited through the introduction of a water conservation initiative
voluntarily imposed. Production onsite currently requires approximately 164,000 gallons of water per day. The
proposed expansion would have generated an increase in water demand resulting in a need for
approximately 220,000 gallons per day; however as part of the proposed expansion, Lagunitas will be
implementing a water conservation initiative including the re-use of treated water for cleaning purposes. This
effort is expected to result in a savings of 85,000 gallons of water per day over the 220,000 gallons daily that
would have been required. Thus, at completion of the proposed expansion the facility’s water consumption is
expected to be approximately 135,000 gallons per day, which is below the existing water demand generated
by brewery operations. The applicant estimates their new systems will enable them to recycle about 24 million
gallons annually. Therefore, the project’s impacts to water supplies and infrastructure would be less than
significant.
3.17(f-g) Less than Significant Impact: The proposed Lagunitas Expansion will contribute minimally to the
generation of solid waste within the UGB. The amount of solid waste expected to be generated by the project
is considered small and is consistent with the service needs anticipated by the Petaluma 2025 General Plan
and evaluated in the General Plan EIR. Solid waste facilities are owned and operated by the Sonoma County
Department of Transportation and Public Works; the City maintains a franchise solid waste hauling agreement
requiring the franchise hauler, as part of its contractual obligations, to select properly permitted, approved
disposal location(s) with adequate capacity to serve city service needs.
The project applicant will adhere to all requisite regulations governing the disposal of solid waste. Policy 4-P21 requires waste reduction in compliance with the Countywide Integrated Waste Management Plan
(COLWMP) and any waste generated from demolition and construction activities will be reduced through the
development of a Construction Waste Management Plan.
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Solid waste generated during operation will continue to be collected in the same manner that currently exists
including designated canisters for waste, green waste and recyclables provided by the Petaluma Refuse and
Recycling for Solid Waste Disposal and Recycling Services and transferred to Sonoma County Landfill site.
As the project is an expansion of an existing and established use impacts related to the disposal of solid
waste or violations of Federal, State and/or Local statutes and regulations governing solid waste will be less
than significant.
Mitigation Measures: None Required.
3.18.
MANDATORY FINDINGS OF SIGNIFICANCE (CAL. PUB. RES. CODE §15065)
A focused or full environmental impact report for a project may be required where the project has a significant
effect on the environment in any of the following conditions:
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten
to eliminate a plant or animal community, reduce the
number or restrict the range of a rare or endangered plant
or animal or eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable? (“Cumulatively
considerable” means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
projects, and the effects of probable future projects)?
c) Does the project have environmental effects, which will
cause substantial adverse effects on human beings,
either directly or indirectly?
Mandatory Findings Discussion:
3.18(a) Less Than Significant Impact with Mitigation: The project is located within the UGB and is
considered as part of the development anticipated by the City’s General Plan and analyzed in the EIR. The
project is consistent with the General Plan Land Use and goals, policies and programs. With implementation
of mitigation measures set forth above the project’s potential impacts to the quality of the environment would
be reduced to levels below significance. As such, the project will not degrade the quality of the environment,
reduce habitat, or affect cultural resources. Therefore, the project will have less than significant impacts due
to degradation of the environment.
3.18(b) Less than Significant Impact: The Lagunitas Expansion project is consistent with the City’s General
Plan land use designation. The project is also consistent with the surrounding land uses and implements the
intent of the UGB through intensification of use in an existing urbanized area. Public utility and service
providers are capable of serving the project with existing or planned facilities. Potential environmental impacts
are expected to remain at levels below significance, and long-term environmental goals are not expected to
be adversely impacted by the project.
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The Project does not increase the severity of any of the impacts from the levels identified and analyzed in the
General Plan EIR, and development of the Project site is proposed at an intensity that is consistent with what
was set forth in the General Plan. Therefore, the project’s cumulative impacts will be less than significant.
3.18(c) Less Than Significant Impact with Mitigation: The project has the potential to result in adverse
impacts due to aesthetics, biology, cultural resources, air quality, GHGs, hydrology, geology, noise and traffic.
With implementation of mitigation measures set forth above, the project will have less than significant impacts
due to substantial adverse environmental effects that would directly or indirectly impact human beings onsite
or in the project vicinity.
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4. REFERENCE DOCUMENTS:
General Plan and Zoning Ordinance
General Plan Chapter 1. Land Use,
Growth Management, & the Built
Environment
General Plan Chapter 2. Community
Design, Character, &Green Building
General Plan Chapter 3. Historic
Preservation
General Plan Chapter 4. The Natural
Environment
General Plan Chapter 5. Mobility
General Plan Chapter 6. Recreation,
Music, Parks, & the Arts
Other Sources of Information
Petaluma UWMP
SCWA UWMP
FEMA Flood Insurance Rate Maps
BAAQMD CAP
Petaluma Bicycle and Pedestrian Plan
Lagunitas Brewing Company Site
Plans, Prepared by Adobe Associates,
Inc.
Lagunitas Brewing Company Structural
Plans, Prepared by MKM & Associates.
General Plan Chapter 7. Community
Facilities, Services & Education
General Plan Chapter 8. Water
Resources
General Plan Chapter 9. Economic
Health & Sustainability
General Plan Chapter 10. Health &
Safety
General Plan Chapter 11. Housing
Implementing Zoning Ordinance/
Maps
Published Geological Maps
General Plan 2025 EIR
SMART Master Plan
BAAQMD CEQA Guidelines
Cambrian Innovations (Detail on
Wastewater Treatment System)
Lagunitas Brewing Company
Landscaping Architecture, Prepared
by Resources Design
Technical Appendices: The following resources were prepared in order to further identify project specific
parameters. Copies of these technical documents are incorporated herein by reference are available for
review during normal business hours at the City of Petaluma, 11 English Street, in the Community
Development Department.
A. “Arborist Report,” prepared by Resource Design, March 11, 2015.
B. Geotechnical Report, prepared by Herzod Geotechnical Consultants, October 2015.
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