Agenda packet — Gonzales City Council, September 2, 2025

Any writing or documents provided to a majority of the City Council regarding any item on this agenda will be made available for public inspection at City Hall located at 147 Fourth Street, Gonzales, California, during normal business hours.

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A G E N D A

JOINT MEETING OF THE

GONZALES CITY COUNCIL AND

GONZALES SUCCESSOR AGENCY
CITY COUNCIL CHAMBERS – 117 FOURTH STREET
GONZALES, CA 93926
TUESDAY, SEPTEMBER 2, 2025
6:00 P.M.

CALL TO ORDER

PLEDGE OF ALLEGIANCE

1. ROLL CALL- City Council/Successor Agency
Mayor Pro Tem/Vice Chair Liz Silva, Council/Agency Member Scott Funk, Council/Agency Member Lorraine Worthy, Council/Agency Member Maria Orozco, Mayor/Chair Jose L. Rios
Successor Agency Item

If you wish to make either a general public comment or to comment on a specific agenda item, please use the Raise Hand function. You will be allowed two minutes for your comments.

BUSINESS FROM THE PUBLIC

2. Business from the Public not on the Agenda; any member of the Public may address the Council/Agency for a period not to exceed two (2) minutes on any subject not on the Agenda.

The Council/Agency will listen to all communications but may take no action.

CONSENT AGENDA
All matters listed under the Consent Agenda are considered routine by the City Council and will be adopted by one action of the Council unless any Council Member has a question or wishes to make a statement or discuss an item. In that event, the Mayor will remove the item from the Consent Calendar for separate consideration.

3. Approve the Joint City Council & Successor Agency - Regular Meeting - August 18, 2025 Minutes

4. Approve the Joint City Council/Successor Agency/Successor Housing Agency/Electric Authority/Municipal Electric Utility - Special Meeting - August 25, 2025 Minutes *
*
*
Any writing or documents provided to a majority of the City Council regarding any item on this agenda will be made available for public inspection at City Hall located at 147 Fourth Street, Gonzales, California, during normal business hours.

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5. Approve City Accounts Payable Warrants #52500-52594

6. Authorize the City Manager to Enter Into a Memorandum of Agreement with the Federal Emergency Management Agency Integrated Public Alert and Warning System (IPAWS) Regarding the Use of City of Gonzales Interoperable Systems and IPAWS OPEN Platform for Emergency Networks

7. Consider Approval of Proclamation No. 2025-07 Proclaiming September 9, 2025 as California’s 175th Anniversary of Statehood

8. Consider Approval of Resolution No. 2025-67, A Resolution of the City Council of the City of Gonzales Designating Reconstructing Alta Minor Street between Third Street and Fourth Street as the City’s Priority Project for FY 2025-2026 to be Funded by SB 1 “The Road Repair and Accountability Act of 2017”

9. Consider Approval of Resolution No. 2025-68, A Resolution of the City Council of the City of Gonzales Authorizing Execution of a $6M Amendment Agreement to the $28.8M State Revolving Fund Loan for the Industrial Wastewater System

REGULAR AGENDA

10. Public Hearing Regarding the Vista Lucia Project to:
• Consider Approval of Resolution No. 2025-09, A Resolution of the City Council of the City of Gonzales Certifying the Vista Lucia Project Final Environmental Impact Report (SCH#2020039056), Adoption of the Mitigation Monitoring Reporting Program (MMRP), and Adoption of CEQA Findings of Fact and Statement of Overriding Considerations • Consider Approval of Resolution No. 2025-10, A Resolution of the City Council of the City of Gonzales Approving an Amendment to the Gonzales General Plan (GPA 2025-02) and Approval of the Vista Lucia Specific Plan
• Introduce, Waive Reading and Read by Title Only Ordinance No. 2025-148, An Ordinance of the City Council of the City of Gonzales Approving the Pre-Zoning of the Vista Lucia Project Area to Zoning Districts as Designated in the Vista Lucia Specific Plan • Introduce, Waive Reading and Read by Title Only Ordinance No. 2025-149, An Ordinance of the City Council of the City of Gonzales Approving a Development Agreement by and Between the City of Gonzales and Cielo Grande Ranch, LLC Relative to the Development Known as Vista Lucia
• Consider Approval of Resolution No. 2025-11, A Resolution of the City Council of the City of Gonzales Approving the Vista Lucia Blocks 1-8 Tentative Map (TM 2023-01) of 796 Building Lots Accommodating 1,247 Units and 49 Common Lots on a Project Site of 236.5± Acres Located East of Fanoe Road (Monterey County Assessor Parcel No. 223-031-027 & 024) • Consider Approval of Resolution No. 2025-12, A Resolution of the City Council of the City of Gonzales Approving the Initiation of a 771 Acre Annexation Request with the Monterey County Local Agency Formation Commission (LAFCo)
a) Staff Report
b) Public Hearing
c) Council Discussion
d) Council Action
Staff Recommended Action- 1) Adopt Resolution No. 2025-09, 2) Adopt Resolution No. 2025-10, 3) Introduce, Waive Reading and Read By Title Only Ordinance No. 2025-148, 4) Introduce, Waive Reading and Read By Title Only Ordinance No. 2025-149, 5) Adopt Resolution No. 2025-11, and 6) Adopt Resolution No. 2025-12

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BUSINESS FROM CITY COUNCIL

11. City Council Board/Committee Reports
a. Transportation Agency for Monterey County
b. Mayor Selection Committee
c. Salinas Valley Recycles
d. Measure K Oversight Committee

12. Oral Communications

BUSINESS FROM CITY MANAGER

13. Oral Communications

ADJOURNMENT

In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk at (831) 675-5000. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. (CFR 35.102-

35.104 ADA Title II). This is a public meeting and as such, can be seen live by people present or online and is being recorded; therefore; anything you say or do here is public information. The recordings are available online.

I, Mary Villegas, Deputy City Clerk of the City of Gonzales, do hereby certify that a copy of the foregoing Joint City Council/Successor Agency Regular Meeting Agenda was posted at City Hall, Council Chambers, and on the City’s website by Thursday, August 28, 2025, at 5:00p.m. 08/28/25
Mary Villegas Date

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MINUTES

JOINT MEETING OF THE

GONZALES CITY COUNCIL AND

GONZALES SUCCESSOR AGENCY
MONDAY, AUGUST 18, 2025
6:00 P.M.

CALL TO ORDER
The meeting was called to order at 6:00 PM by Mayor Jose L. Rios.

PLEDGE OF ALLEGIANCE
Council Member Orozco led the flag salute.

1. ROLL CALL
Attendee Name Title Status
Jose L. Rios Mayor/Chair Present
Liz Silva Mayor Pro Tem/Vice Chair Present
Scott Funk Council/Agency Member Excused
Lorraine Worthy Council/Agency Member Excused
Maria Orozco Council/Agency Member Present

STAFF PRESENT
City Manager Carmen Gil, City Attorney Michael F. Rodriquez, Community Development Director Taven Kinison Brown, Executive Assistant to the City Manager/Deputy City Clerk Mary Villegas, Administrative Assistant II Esthela Palmerin, Fire Chief Jason Muscio, and Police Chief Keith Wise. * Successor Agency Item
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Minutes Acceptance: Minutes of Aug 18, 2025 6:00 PM (CONSENT AGENDA) AGENDA
ITEM
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PUBLIC NOTICE
This meeting is being conducted consistent with State of California Executive Order N-29-20 dated March 17, 2020, regarding the COVID-19 pandemic. The public may participate in person or online via zoom at https://us06web.zoom.us/j/87020263943 or call 1 (669) 900-6833 and use Meeting ID: 870 2026 3943. If you wish to make either a general public comment or to comment on a specific agenda item, please use the Raise Hand function. You will be allowed three minutes for your comments.

If you choose not to attend the City Council meeting but wish to make a comment on a specific agenda item, please submit your comment limited to 250 words or less by 12:00p.m. on the day of the meeting to the City Clerk at [email protected]
City Manager Gil acknowledged and introduced two visitors, Joe Matthews and Bruno Kaufmann, and thanked them for putting Gonzales on their list of to do’s and getting to know the town more.

Bruno Kaufmann mentioned he was a Swedish journalist covering local democracy around the world, and I heard so much about Gonzales. When he had the opportunity to come here and to learn more about what Gonzales was doing, he was very pleased to do so.

Joe Matthews mentioned he had known some of the Council since he had been here many times over the last ten years to write about Gonzales and some of the successes. He stated that Bruno and he have run a global forum on democratic practice about local governance and democracy for 17 years. He added he had been talking up Gonzales, which just has the right spirit, democratic culture punches way above its weight. He said it was great to have Bruno finally here after 17 years.

Mayor Rios presented both Mr. Kaufmann and Mr. Matthews with a gift and took a picture with them and the Council.

PRESENTATIONS

2. Fire Department Ballot Measure Survey
David Flaherty, Magellan Strategies CEO, explained the survey objectives, methodology, survey questions, uninformed ballot test, ballot measure information questions, and uniformed vs informed comparisons.

3. Alliance on Aging Local Aging and Disabilities Action Plan MJ Donohue, Alliance on Aging Executive Director, explained the project area, domains of livability, Local Aging and Disabilities Action Plan process, priority goal recommendations, and leadership role.

BUSINESS FROM THE PUBLIC

4. Business from the Public not on the Agenda; any member of the Public may address the Council for a period not to exceed three minutes on any subject not on the Agenda. The Council will listen to all communications, but may take no action.

Henry Jr. said he had a glorious day at court because the District Attorney refused to file the charges against him. He commented about the two officers that arrested him being racist and Packet Pg. 5
Minutes Acceptance: Minutes of Aug 18, 2025 6:00 PM (CONSENT AGENDA)

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elaborated on the day he was arrested; filed a complaint to seek damages from the City; the Police Department not arresting the former Mayor for his threatening comments and taking it to the Sherrif; wearing a vest to protect himself; and assured he would get his bail money back.

Henry Martinez Sr. commented about the incident involving Sergeant Bowen, Melgoza, and Corporal Castillo about being struck with a flashlight last year; gave the Council a copy of the law regarding citizen arrests; elaborated on having witnesses; and the Chief failing at his job.

Roman Barba commented about the sidewalks that haven’t been fixed; being told he wasn’t allowed to ride his bike in the park on the Fourth of July and elaborated on the day he got a ticket for riding his bike the wrong way on the street; feeling the Police Department having something against him because he was a witness to the Martinez’s incident outside the chambers.

Larry Rodriguez, Spartan 300 Club President, acknowledged the Club’s Board Member Johnny Sinclair. He talked about the fireworks sales campaign this year being a resounding success thanks to remarkable and unwavering support from the community fueling efforts to make a meaningful difference for students; announced an increase in the number of scholarships awarded; and extended the Club’s heartfelt gratitude to everyone who participated, volunteered and supported the event, specially to the Mayor, Fire Chief and staff for forming the fireworks committee.

Johnny Sinclair expressed his frustration towards the Martinez’s on how they acted, and commented about the people he saw lighting fireworks and knowing who was going to get busted. He commented about all the resources being at the Martinez’s house; seeing other agencies’ cars going too fast and turning on to Tenth Street on the Fourth of July; telling Mr.

Martinez that he would testify that he saw another guy lighting fireworks; and added the City was going to pay him some money.

Steven Romero, Shield Bearers President, agreed with Mr. Rodriguez about this year being successful with the fireworks sales thanks to the support from the community; and commented about raising enough money to give the football boys a meal before each game, and enough to support to give back to the community; and thanked the community for supporting them.

City Attorney Rodriquez informed staff received a written comment on August 18th at 8:00am from Andrew Brown regarding the mural that was displayed on Belden Street, who also indicated at the end of his comment that his comment was intended as a satire. He mentioned Mr. Brown made a number of comments about the mural and the comment will become a part of the public record.

CONSENT AGENDA

5. Approve the Joint City Council and Successor Agency - Budget Meeting - August 4, 2025 Minutes

6. Approve City Accounts Payable Warrants #52439-52499

7. City Manager’s Report

8. Community Development Department Activity Report

9. Community Engagement & Recreation Departments Activity Report

10. Fire Department Activity Report
*
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Minutes Acceptance: Minutes of Aug 18, 2025 6:00 PM (CONSENT AGENDA)

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11. Police Department Activity Report

12. Public Works/City Engineer Department Activity Report

13. Consider Approval of Proclamation No. 2025-06 Proclaiming September 2025 as Childhood Cancer Awareness Month and Honoring Jacob’s Heart Children’s Cancer Support Services

14. Consider Approval of Resolution No. 2025-65 A Resolution of the City Council of the City of Gonzales Authorizing the City Manager to Sign a Consultant Services Agreement Between the City of Gonzales and Placeworks Inc., for Implementation of 6th Cycle Housing Element Programs
RESULT: APPROVED [UNANIMOUS] Consent Agenda Items 5-14
MOVER: Liz Silva, Mayor Pro Tem
SECONDER: Maria Orozco, Council Member
AYES: Jose L. Rios, Liz Silva, Maria Orozco
EXCUSED: Scott Funk, Lorraine Worthy

REGULAR AGENDA

15. Public Hearing to Consider Waiver of Second Reading, Read by Title Only, and Adopt Ordinance No. 2025-152, An Ordinance of the City Council of the City of Gonzales Approving the New 6th Cycle Housing Element by Amending Title 12- (Zoning Regulations) with Associated Zoning Map and Zoning Regulation Text Changes, as Follows: Provisions in Chapter

12.08-Definitions, Chapter 12.20-Site Plan Permits, Chapter 12.48-Density Bonus, Chapter

12.56-Summary Of Zoning Districts and Permitted Uses, Chapter 12.68-R-1 Medium Density Residential District, Chapter 12.112-General Applications, and Chapter 12.120-Parking, and the Addition of New Chapter 12.54-Reasonable Accommodations, Chapter 12.110-AHO Affordable Housing Overlay, Chapter 12.154-Local Education Agency Lands, Chapter 12.156-Employee Housing, Chapter 12.158-Licensed Residential Care Facilities, and Chapter 12.160-Transitional and Supportive Housing, and Amending the Zoning Map to Comply with the General Plan Staff Report: Community Development Director Kinison Brown presented the staff report.

Mayor Rios opened the public hearing at 6:55pm.

Public Hearing: No comments came forward.

Mayor Rios closed the public hearing at 6:55pm.

Council Discussion: There was none.

RESULT: APPROVED [UNANIMOUS]
MOVER: Liz Silva, Mayor Pro Tem
SECONDER: Maria Orozco, Council Member
AYES: Jose L. Rios, Liz Silva, Maria Orozco
EXCUSED: Scott Funk, Lorraine Worthy

16. Public Hearing to Consider Approval of Resolution No. 2025-53, A Resolution of the City Council of the City of Gonzales Approving and Accepting the Gonzales Police Department’s AB 481 Fiscal Year 2024-2025 Annual Military Equipment Use Report Pursuant to Government Code Section 7071(d) and Renewing City of Gonzales Ordinance No. 2022-131 “Approving Gonzales Police Department Policy Manual Policy 709- Military Equipment” Packet Pg. 7
Minutes Acceptance: Minutes of Aug 18, 2025 6:00 PM (CONSENT AGENDA)

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Staff Report: City Attorney Rodriquez presented the staff report.

Mayor Rios opened the public hearing at 7:01pm.

Public Hearing: Henry Martinez Jr. commented the City was lying since the Attorney said nobody complained about the military equipment.

City Attorney Rodriquez clarified that he said there were no sustained complaints regarding the use of the City's military equipment.

Mayor Rios repeated, there were no sustained complaints.

Mr. Martinez Jr. continued elaborating and complaining about the privacy of people's homes, and said that as officers get more military equipment, civilians start getting their own military equipment and no one can prevent him from doing that. He suggested reducing the costs by not buying more guns.

Henry Martinez Sr. expressed his opposition to the military use equipment and commented about violating their civil rights and refusing to take complaints of citizen arrests; drone operator still working and ticketing people instead of being in jail; and this was a peaceful community; and people they could see his videos on the Gonzales Real News.

Andrew Brown, via zoom, commented about seeing the report on the website but not on Instagram.

Council Discussion: Mayor Rios talked about his relatives being in law enforcement and one of them sharing they would rather be judged by twelve people than be carried by six, and understood we were a small quiet community, but there had been too many Sandy Hook incidents and too many places where some guys just lose it. He rather know that our Police Department had resources to use if needed, and felt almost every criminal out there got way more firepower than any Police Officer on our force. He commended our law enforcement personnel for wanting to serve our community as he felt this was a thankless job but they found it in their hearts to serve.

Mayor Pro Tem Silva clarified to the public this was just an annual report, and it did not mean that we had made any recent purchases. She said the Police Department was doing what was required of them, which was their due diligence to make an annual report, and were not saying that they had purchased any additional equipment since the last report a year ago. She just wanted to make sure that was crystal clear to everyone.

RESULT: APPROVED [UNANIMOUS]
MOVER: Liz Silva, Mayor Pro Tem
SECONDER: Maria Orozco, Council Member
AYES: Jose L. Rios, Liz Silva, Maria Orozco
EXCUSED: Scott Funk, Lorraine Worthy

BUSINESS FROM CITY COUNCIL

17. City Council Board/Committee Reports
a. League of California Cities Monterey Bay Division
No report.

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Minutes Acceptance: Minutes of Aug 18, 2025 6:00 PM (CONSENT AGENDA)

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b. Association of Monterey Bay Area Governments
No report.
c. Monterey Salinas Transit
No report.

18. Oral Communications
Mayor Pro Tem Silva reported seeing an email from Deanna Sessums asking for any interested people to step up and join their leadership group. She announced the Monterey County Fair on August 27th- September 1st; Paint your Town Purple on August 28th and encouraged people to wear purple to support the efforts of all those who raise funds for the Relay for Life; and the Football Rivalry Game between Gonzales and King City at the new Stadium on September 5th.

Council Member Orozco asked if the League of California Cities Monterey Bay Division was having a meeting any time soon.

Mayor Pro Tem Silva responded that she received an email about one coming up in Hollister on September 8th and would forward that email to her.

Council Member Orozco thanked her and mentioned the National Night Out was a great event every year and was getting better. She heard a lot of positive feedback from the community about the agencies that come to provide information to our residents and families. She said we need to really make an effort to bring agencies into our community because sometimes that's the only time people get information about different services. She thanked Chief Wise and his staff for putting this event together. She also thanked everyone who sponsored and supported Rotary’s Annual Golf Tournament, which raised funds for scholarships. She also thanked the business owners who sponsored the silent auction, and was happy to report they had given out over $200,000 in scholarships. She announced next year’s would be their 15th Anniversary. She also announced St. Theodore’s Church Annual Carnival on September 28th.

Mayor Rios brought up the dip issue again at Elko and Fifth Streets and knew we were tight on the budget but he couldn’t imagine that we didn't have enough dollars in the bank to be able to afford a few bags of asphalt mix. He said he would be happy to loan it to the City if they didn’t.

He shared one of his biggest frustrations was the length of time to get things done.

City Manager Gil told him a work order was put in for that issue, but she would follow up on that.

Mayor Rios thanked the Fire Department’s staff for minimizing the size of the fire yesterday. He shared comments he received about Police Officers being on the scene but he believed the Incident Commander was the Fire Chief. He asked the Fire Chief if they just showed up, but the comment was that the officers were there talking but not blocking any of the streets, and it didn't look well.

Fire Chief Muscio responded that he had Corporal Castillo blocking Seventh and Center Street for probably an hour and a half, so they were needed and they were deployed to assist the Fire Department in their efforts, as well as gathering information from the property owner for the report.

Mayor Rios said the comments he got were that neither side was blocked so he was glad to hear that it was, and it didn’t sound totally correct to him but obviously the Fire Chief was the incident commander, and he assumed what he was telling him was what happened.

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Minutes Acceptance: Minutes of Aug 18, 2025 6:00 PM (CONSENT AGENDA)

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Police Chief Wise added that they had a total of two Officers on duty that particular time. He said he had seen a video through social media that showed our Officer rushing in with a fire extinguisher trying to do what he could, and immediately blocked off the streets.

Mayor Rios thanked him for the clarification and apologized to the City Manager for bringing up the hole issue again, but he wasn’t asking for rocket science.

City Manager Gil indicated we were short staffed in the Public Works Department, but she would follow up on that.

BUSINESS FROM CITY MANAGER

19. Oral Communications
City Manager Gil announced the Gardening Day on August 30th from 10:00am - 12:00pm. She thanked the Police Department staff for the successful National Night Out event, where we had karaoke with one of our Officers that people were enjoying, and it was nice to see him do that for the attendees.

Fire Chief Muscio reported the fire truck was in California and we should be expecting it the first week of September.

Community Development Director Kinison Brown reported on an individual who had accepted the position as the Development Services Technician and announced the community wide Garage Sale on October 11th and 12th.

City Attorney Rodriquez wanted to confirm the availability of the Council for a Special meeting on August 25th for the City Manager’s contract item.

The Council confirmed.

ADJOURNMENT
RESULT: APPROVED [UNANIMOUS]
MOVER: Maria Orozco, Council Member
SECONDER: Liz Silva, Mayor Pro Tem
AYES: Jose L. Rios, Liz Silva, Maria Orozco
EXCUSED: Scott Funk, Lorraine Worthy
The meeting was adjourned at 7:26 PM.

ATTEST:

Mary Villegas, Deputy City Clerk
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Minutes Acceptance: Minutes of Aug 18, 2025 6:00 PM (CONSENT AGENDA)

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MINUTES

JOINT GONZALES CITY COUNCIL,

GONZALES SUCESSOR AGENCY,

GONZALES SUCCESSOR HOUSING AGENCY,

GONZALES ELECTRIC AUTHORITY BOARD,

GONZALES MUNICIPAL ELECTRIC UTILTY BOARD

SPECIAL MEETING
MONDAY, AUGUST 25, 2025
5:30 P.M.

CALL TO ORDER
The meeting was called to order at 5:30 PM by Mayor/Chair/President Jose L. Rios.

PLEDGE OF ALLEGIANCE
Council Member Worthy led the flag salute.

1. ROLL CALL
Attendee Name Title Status
Jose L. Rios Mayor/Chair/President Present
Liz Silva Mayor Pro Tem/Vice Chair/Vice President Present Scott Funk Council/Agency/Board Member Present
Lorraine Worthy Council/Agency/Board Member Present
Maria Orozco Council/Agency/Board Member Present

STAFF PRESENT
City Manager Carmen Gil, City Attorney Michael F. Rodriquez (via zoom), Executive Assistant to the City Manager/Deputy City Clerk Mary Villegas, Administrative Assistant II Marisol Gomez.

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Minutes Acceptance: Minutes of Aug 25, 2025 5:30 PM (CONSENT AGENDA) AGENDA
ITEM
4

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PUBLIC NOTICE
This meeting is being conducted consistent with State of California Executive Order N-29-20 dated March 17, 2020, regarding the COVID-19 pandemic. The public may participate in person or online via zoom at <https://us06web.zoom.us/j/85878371051> or call 1 (669) 900-6833 and use Meeting ID: 858 7837 1051. If you wish to make either a general public comment or to comment on a specific agenda item, please use the Raise Hand function. You will be allowed two minutes for your comments.

BUSINESS FROM THE PUBLIC

2. Business from the Public not on the Agenda; any member of the Public may address the Council for a period not to exceed three minutes on any subject not on the Agenda. The Council will listen to all communications, but may take no action.

Larry Rodriguez, Spartan 300 Club President, commented about their club addressing recent comments made by a member of the board that had caused concern and disappointment. He mentioned those remarks did not reflect the values, belief, or principles upon which their organization was founded, nor they spoke to collective voice of their board, staff, or community partners. He elaborated on the organization’s positive engagement and support to the community, the comments and questions were made without the endorsement or knowledge of the Spartan 300 Club. He said they deeply regretted any confusion it may have caused and appreciated the support from the community, and reaffirmed their dedication to the scholarship and child in need programs, and the board was united to maintain the respect, empathy and constructive action.

REGULAR AGENDA

3. Consider Approval of Resolution No. 2025-66, A Joint Resolution of the City Council of the City of Gonzales/City Council as Board to the Successor Agency to the Gonzales Redevelopment Agency/Board of the Gonzales Successor Housing Agency/Board of the Gonzales Electric Authority/Board of the Gonzales Municipal Electric Utility Approving an Employment Agreement for City Manager/Successor Agency Director/Successor Housing Agency Executive Director/Electric Authority Executive Director/Electric Utility Executive Director Services with Carmen Gil
Staff Report: City Attorney Rodriquez presented the staff report.

Public Comment: There was none.

Council/Agency/Board Discussion: There was none.

RESULT: APPROVED [UNANIMOUS]
MOVER: Scott Funk, Council Member
SECONDER: Liz Silva, Mayor Pro Tem
AYES: Jose L. Rios, Liz Silva, Scott Funk, Lorraine Worthy, Maria Orozco Mayor Rios updated on the PG&E work at the Community Center which should be done tonight or tomorrow morning.

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Minutes Acceptance: Minutes of Aug 25, 2025 5:30 PM (CONSENT AGENDA)

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ADJOURNMENT
RESULT: APPROVED [UNANIMOUS]
MOVER: Liz Silva, Mayor Pro Tem
SECONDER: Scott Funk, Council Member
AYES: Jose L. Rios, Liz Silva, Scott Funk, Lorraine Worthy, Maria Orozco The meeting was adjourned at 5:38 PM.

ATTEST:

Mary Villegas, Deputy City Clerk
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Minutes Acceptance: Minutes of Aug 25, 2025 5:30 PM (CONSENT AGENDA) Packet Pg. 14
Attachment: Warrants #52500-52594 (3353 : Approve Accounts Payable Warrants #52500-52594) AGENDA
ITEM
5 Packet Pg. 15
Attachment: Warrants #52500-52594 (3353 : Approve Accounts Payable Warrants #52500-52594) Packet Pg. 16
Attachment: Warrants #52500-52594 (3353 : Approve Accounts Payable Warrants #52500-52594) Packet Pg. 17
Attachment: Warrants #52500-52594 (3353 : Approve Accounts Payable Warrants #52500-52594) Packet Pg. 18
Attachment: Warrants #52500-52594 (3353 : Approve Accounts Payable Warrants #52500-52594) Packet Pg. 19
Attachment: Warrants #52500-52594 (3353 : Approve Accounts Payable Warrants #52500-52594) Packet Pg. 20
Attachment: Warrants #52500-52594 (3353 : Approve Accounts Payable Warrants #52500-52594) Packet Pg. 21
Attachment: Warrants #52500-52594 (3353 : Approve Accounts Payable Warrants #52500-52594) Packet Pg. 22
Attachment: Warrants #52500-52594 (3353 : Approve Accounts Payable Warrants #52500-52594) Packet Pg. 23
Attachment: Warrants #52500-52594 (3353 : Approve Accounts Payable Warrants #52500-52594) City of Gonzales

FIRE DEPARTMENT

STAFF REPORT
TO: Honorable Mayor Rios and City Council
DATE: September 2, 2025
FROM: Jason Muscio, Fire Chief
THROUGH: Carmen Gil, City Manager
SUBJECT: MOA with FEMA Integrated Public Alert & Warning System (IPAWS) for Emergency Networks

RECOMMENDATION
Staff recommends that the City Council authorize the City Manager to enter into a Memorandum of Agreement (MOA) with the Federal Emergency Management Agency Integrated Public Alert and Warning System (IPAWS) regarding the use of City of Gonzales Interoperable Systems and IPAWS OPEN Platform for Emergency Networks.

BACKGROUND
The City is responsible for emergency response within its geographical boundaries. The California Emergency Services Act requires that cities manage and coordinate the overall emergency response and recovery activities within their jurisdictions. The City’s emergency management team has been tasked with evaluating and improving our plan to respond to and mitigate hazards associated with all types of emergencies including flooding. The City of Gonzales has experienced catastrophic flooding in the past and remains susceptible to potentially devastating flooding events. The Emergency Management Team has identified deficiencies within our Flood Emergency Response program. A grant application to the California Department of Water Resources was approved by the City Council on April 2, 2024, to provide funding for improvements to the Flood Emergency Response plan, and on September 26, 2024, the City was awarded $49,875 in funds to make said improvements. $39,000 dollars of the funding awarded was for the purchase and 5-year operation of an Emergency Mass Notification System. The Emergency Management Team reviewed proposals from several vendors, and selected Everbridge as the vendor to provide the Emergency Mass Notification System. While Everbridge provides the software, the authorization to send emergency alerts through the system is given by the Federal Emergency Management Agency, the MOA (Exhibit A) is a necessary part of the authorization process.

AGENDA
ITEM
6 Packet Pg. 24

REVIEW AND ANALYSIS
Explain Recommendation and How it Supports the Vision
Gonzales will continue to be a safe, clean, family-friendly community, diverse in its heritage, and committed to working collaboratively to preserve and retain its small-town charm.

Explain: A comprehensive Flood Emergency Response program is vital for maintaining the health and safety of our residents during times of emergency.

Explain: The Emergency Mass Notification system will greatly enhance the City’s ability to provide warnings and directions to our residents in times of emergency.

City services will be delivered in a cost-effective, respectful, and friendly manner to insure the safety and well being of the residents and the promotion of business, recreational, housing and employment opportunities in an environmentally sustainable manner.

Explain: All costs involved with implementing the program will be funded by the grant.

Strong fiscal policies allow us to provide appropriate infrastructure for:
• Public Safety X Yes No N/A
• Housing Yes No X N/A
• Recreation Yes No X N/A
• Environment Yes No X N/A
• Education Yes No X N/A
Explain: See above.

ALTERNATIVES
The Council could direct staff to not to enter into this MOUS. This is not recommended as we will not be able to implement the notification system without the IPAWS approval.

BUDGET IMPACT
As stated above, the costs involved in implementing the upgrades to the Flood Emergency Response plan including the Mass Notification System are covered by grant funds.

CONCLUSION
Staff recommends that the City Council authorize the City Manager to enter into a Memorandum of Agreement (MOA) with the Federal Emergency Management Agency Integrated Public Alert and Warning System (IPAWS) regarding the use of City of Gonzales Interoperable Systems and IPAWS OPEN Platform for Emergency Networks.

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Attachments:

1. MOA FEMA IPAWS - Exhibit A
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1 V4.8, April 26, 2022
Memorandum of Agreement
between the City of Gonzales
and the
Federal Emergency Management Agency
Integrated Public Alert and Warning System
(IPAWS) Program Management Office
Regarding the use of:

City of Gonzales
Interoperable System(s)
and
IPAWS OPEN Platform for Emergency Networks
(IPAWS-OPEN)
Version 4.8
07/07/2025
WARNING: This document is FOR OFFICIAL USE ONLY (FOUO). It contains information that may be exempt from public release under the Freedom of Information Act (5 U.S.C. 552). It is to be controlled, stored, handled, transmitted, distributed, and disposed of in accordance with DHS policy relating to FOUO information and is not to -toFEMA Integrated Public and Warning System and the FEMA Disclosure Offices.

EXHIBIT A
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Document Change History Version Date Author Description

4.0 06/13/2019 Al Kenyon

4.1 06/13/2019 Al Kenyon Delete CISO and CIO signature blocks per CIO Corrected IPAWS Suite #, Zipcode

4.2 6/20/2019 Gustavo Barbet Jr Fixed grammatical errors and made minor wording changes throughout document

4.3 9/6/2019 Mark Lucero Changes to Section 3.0 from paragraph to bullet format

4.4 1/31/2020 Gustavo Barbet Jr Updated FEMA CISO POC

4.5 6/30/2020 Gustavo Barbet Jr Updated FEMA CISO POC

4.6 10/15/2020
Mark Lucero, Al
Kenyon, Justin
Singer
Authority Section, Version History Page, and Footer Updates

4.7 5/24/21 Mark Lucero Update AWS Cloud, IPAWS-OPEN Tech Lead

4.8 4/26/2022 Gustavo Barbet Jr Updated FEMA CISO POC

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MEMORANDUM OF AGREEMENT

1.0 SUPERSEDES: CA City of Gonzales signed //

2.0 INTRODUCTION
The purpose of this memorandum is to establish a management agreement between the City of Gonzales hereinafter referred to as the Collaborative Operating Group (COG), and the Federal Emergency Management Agency (FEMA) IPAWS Program regarding the utilization and security of City of Gonzales Interoperable System(s) (as shown in Appendix A), which interoperate with the IPAWS-Open Platform for Emergency Networks (IPAWS-OPEN). The expected benefit is to enable information interoperability across emergency response organizations and systems as intended by the FEMA IPAWS Program.

This agreement will govern the relationship between the Collaborative Operating Group and FEMA, including designated managerial and technical staff and system users associated with the aforementioned COG. As indicated within the terms of this agreement, both parties agree to allow system interoperability through the use of SOAP over HTTPS via the public internet. Under this agreement, no direct or networked connection using VPN (or equivalent technology) between the systems named in Appendix A and IPAWS-OPEN is allowed. In the event a direct connection is required, an Interconnection Security Agreement must be executed.

3.0 AUTHORITY
This agreement is authorized under the following authorities and regulations:

Section 706 of 47 U.S.C. 666, The War Powers Act: Provides for Presidential Access to commercial Public Law 93-288, The Stafford Act. Sec. 202. Disaster Warning: Directs FEMA to provide technical assistance to State and local governments to ensure that timely and effectively disaster warning is provided Public Law 114-143, The IPAWS Modernization Act: Enacts to law the policy statement and similar requirements found in Executive Order 14307
Sec. 202. Disaster Warning: Directs FEMA to provide technical assistance to State and local governments to ensure that timely and effectively disaster warning is provided Executive Order 13407 of June 26, 2006, Public Alert and Warning System: Established as policy the requirement for the United State to have an effective, reliable, integrated, flexible, and comprehensive system to alert and warn the American people
47 CFR Part 10, Wireless Emergency Alert (WEA): Provide for alert and warning to devices on wireless carrier networks
47 CFR Part 11, Emergency Alert System (EAS): Provide for alert and warning over TV and radio broadcast

4.0 BACKGROUND
It is the intent of both parties to this agreement to establish and utilize a standardized web based application interface (as defined by the IPAWS-OPEN Web Service Interface Design Guidance) between the information technology (IT) systems shown below to facilitate the exchange of emergency messages within the production environment. The testing of the interoperability of these systems has been performed through the use of FEMA's Test and Development environment to ensure the transference and receipt of emergency messages using approved messaging standards. The interoperability between these systems is supported by the use of SOAP over HTTPS via the public internet.

5.0 COMMUNICATIONS
Frequent formal communications are essential to ensure the successful management and operation of system interoperability. Both parties agree to maintain open lines of communication between designated staff (as indicated in Appendix B) at both the managerial and technical levels. All communications described herein must be conducted in writing and may be disseminated by electronic means unless otherwise noted.

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The owners of the respective systems agree to designate and provide contact information for technical leads for their respective systems, and to facilitate direct contacts between technical leads to support the management and operation of system interoperability. To safeguard the confidentiality, integrity, and availability of the systems and the data they store, process, and transmit, both parties agree to provide notice of specific events within the timeframes indicated below:

Security Incidents: Technical, administrative and/or help desk staff will immediately notify their designated counterparts by telephone or e-mail when a security incident(s) is detected and/or a violation of the Rules of Behavior (see Appendix C) has been identified. Both parties agree to make the appropriate technical and administrative individuals available for all necessary inquiries and/or investigations. Containment and/or resolution procedures will be documented by the identifying party and after-action reports generated and submitted to the system owner and/or designated security officials within five (5) business days after detection of the incident(s).

Disasters and Other Contingencies: The FEMA IPAWS Program Office will notify the COG by telephone, email or other acceptable means in the event of a disaster or other contingency that disrupts the normal operation of IPAWS-OPEN.

System Interconnections: This MOA is intended for systems interoperating with IPAWS-OPEN using SOAP over HTTPS via the public Internet. If in the future, an interconnection (i.e. dedicated system-to-system connection) is required to IPAWS-OPEN, this MOA must be updated and an Interconnection Security Agreement (ISA) must be executed. If a change in status from interoperating to interconnected system is required, the initiating party will notify the other party at least 3 months before the planned interconnection is to be in place.

Discontinuation of Use: In the event the use of IPAWS-OPEN is no longer required, the COG agrees to immediately notify, in writing, the FEMA IPAWS Program Office at which time the COGID and associated access credentials will be deactivated.

Personnel Changes: Both parties agree to provide notification of changes to their respective system owner or technical lead. In addition, both parties will provide notification of any changes in the point of contact information provided in Appendix B. All relevant personnel changes and changes to contact information must be provided within 5 business days of the change.

6.0 TYPE OF INTERCONNECTIVITY
Both parties agree that the COG will utilize only the assigned COGID, associated credentials and digital certificates provided by the FEMA IPAWS Program Office to support interoperability between the system(s) listed in Appendix A and IPAWS-OPEN. In addition, all interoperable systems must be configured to interface with IPAWS-OPEN over the public Internet using only approved web service standards and associated requirements. A listing of approved web service standards and supporting requirements can be obtained from the IPAWS-OPEN Web Service Interface Design Guidance document.

In the event, a dedicated connection is required, both parties will agree to negotiate and execute an Interconnection Security Agreement (ISA) as required per Department of Homeland Security (DHS) policy which must be signed by all required parties before the interconnection is activated. Proposed changes to either system that affect system interoperability will be reviewed and evaluated to determine the potential impact. If the proposed changes impact the agreed upon terms, the MOA will be renegotiated and executed before changes are implemented.

7.0 SECURITY
To ensure the joint security of the systems and the message data they store, process, and transmit, both parties agree to adhere to and enforce the Rules of Behavior (as specified in Appendix C). In addition, both parties agree to the following:

Ensure authorized users accessing the interoperable system(s) receive, agree to abide by and sign (electronically or in paper form) the IPAWS-OPEN Rules of Behavior as specified in Appendix C. Each jurisdiction is responsible for keeping the signed Rules of Behavior on file or stored electronically for each system user.

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Utilize FEMA approved PKI certificates to digitally sign messages as they are transported over the public Internet.

Certify that its respective system is designed, managed and operated in compliance with all relevant federal laws, regulations, and policies.

Document and maintain jurisdictional and/or system specific security policies and procedures and produce such documentation in response to official inquiries and/or requests.

Provide physical security and system environmental safeguards for devices supporting system interoperability with IPAWS-OPEN.

Ensure physical and logical access to the respective systems as well as knowledge of the COGID and associated access criteria are only granted to properly vetted and approved entities or individuals.

Where applicable, ensure that only individuals who have successfully completed FEMA-required training can utilize the interoperable systems to issue alerts and warnings intended for distribution to the public.

Where applicable, document and maintain records of successful completion of FEMA-required training and produce such documentation in response to official inquiries and/or requests.

8.0 PROFICIENCY DEMONSTRATION
Once enabled, each COG operating under this agreement must demonstrate their ability to compose and send a message through the IPAWS-OPEN system at regular intervals. Such demonstration must be performed on a monthly basis through generation of a message successfully sent through the IPAWS-OPEN Training and Demonstration environment.

9.0 ASSOCIATED SOFTWARE REQUIREMENTS
The COG will need to select a software package which will allow the COG to properly populate a Common Alerting Protocol (CAP) message which complies with both the OASIS Common Alerting Protocol Version 1.2 and the OASIS Common Alerting Protocol, v. 1.2 USA Integrated Public Alert and Warning System Profile Version 1.0. With respect to the software and the software vendor selected FEMA expects the selected software to provide the following minimum critical capabilities and services:

Permissions:
o The ability to assign and manage user permissions; and o The ability to retrieve and view IPAWS Alerting Permissions Proficiency:
o The provision of vendor support, to include user training, and around the clock technical support; and
o The ability to submit both live and test digital certificates, with clear, easily identifiable information that indicates the environment to which the software is pointed (Live or Test) User Interface:
o The provision of an intuitive user interface, to include help menus; and o The ability to notify the user of digital certificate expiration; and o The ability to constrain event types and geocodes to user permissions; and o The ability to send one alert to multiple channels; and o The provision of displays that show required fields based on selected channel; and o The ability to pre-populate fields to the greatest extent possible; and o The ability to support templates; and
o The ability to create a polygon or circle, of less than 100 nodes; and Packet Pg. 31
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o The ability to update or cancel an alert, without having to reenter all of the data; and o The ability to alert the end user if a software license has expired; and o Clear explanations if alert information is case sensitive when entered Confirmation and Error Checking:
o The ability to pre-check an alert message for errors, prior to sending; and o The ability to create free-form 90-character WEA text, while preventing prohibited characters; and o The provision to IPAWS of alert status codes for any sent alert, with a clear definition of whether the codes are advice codes or error codes, along with the meaning of those codes; and o The provision of user confirmation of connectivity to IPAWS; and o The ability for users to see alert history and/or logs

10.0 COST CONSIDERATIONS
This agreement does not authorize financial expenditures by the COG on behalf of FEMA. The FEMA IPAWS Program is responsible for the costs associated with developing, operating and maintaining the availability of the IPAWS-OPEN system. The COG is responsible for all costs related to providing their users with access to IPAWSOPEN via the public Internet. These costs may include hardware, software, monthly Internet charges, completion of security awareness training and other related jurisdictional costs.

11.0 PROPERTY OWNERSHIP
Each Party agrees and acknowledges that nothing in this Agreement shall be construed as giving a party any proprietary rights in or to the intellectual property of the other party. Each Party further agrees that nothing in this Agreement shall be construed as creating or granting to a party any implied or express license in or to the intellectual property of the other party.

12.0 TIMELINE
This agreement will remain in effect based on the life of the Authority to Operate (ATO) for IPAWS-OPEN or a maximum of three (3) years after the last date on either signature in the signature block below. Upon expiration of the IPAWS-OPEN ATO or after three (3) years (whichever comes first), this agreement will expire without further action and system access privileges will be revoked. If the parties wish to extend this agreement, they may do so by reviewing, updating, and reauthorizing this agreement. This agreement supersedes all earlier agreements, which should be referenced above by title and date. If one or both of the parties wish to terminate this agreement prematurely, they may do so upon 30 days' advanced notice or in the event of a security incident that necessitates an immediate response. This agreement may be suspended by FEMA for failure to perform the Proficiency Demonstration for two consecutive months. A suspended COG may be reinstated upon a completion of a successful Proficiency Demonstration.

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SIGNATORY AUTHORITY
I agree to the terms of this Memorandum of Agreement. Noncompliance on the part of either organization or its users or contractors concerning the policies, standards, and procedures explained herein may result in the immediate termination of this agreement.

City of Gonzales Official
Name: Carmen Gil
Title: City manager
dl.signhere.1 dl.datesign.1 __________________________________________ (Signature Date) City of Gonzales
147 Fourth Street
Gonzales
CA-93926
Federal Emergency Management Agency
IPAWS-OPEN System Owner
Name: Al Kenyon
Title: IPAWS Customer Support Branch Chief
dl.signhere.3 dl.datesign.3 __________________________________________ (Signature Date) Attn: IPAWS-OPEN System Owner, Suite 5NW-0309
Federal Emergency Management Agency
500 C Street SW
Washington, D.C. 20472-3153
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The FEMA IPAWS Program recognizes that Emergency Management organizations may utilize multiple tools to facilitate the emergency management process. As a result, jurisdictions may need to interoperate with IPAWS-OPEN using more than one system. In order to comply with DHS policy, all systems interoperating with IPAWS-OPEN must be documented and supported by a Memorandum of Agreement. As a result, this appendix must be completed to identify all systems associated with the COG and used for interoperating with IPAWS-OPEN. This Appendix must be amended as applicable systems are added or removed from operations.

IPAWS-OPEN
Function:

IPAWS-OPEN is the backbone system that structures the alert and distributes the message from one interoperating and/or interconnected system (message sender) to another interoperating and/or interconnected system (message recipient).

Location: AWS GovCloud (US) East Region, West Region
Description of data,
including sensitivity or
classification level:

Messaging data is considered Sensitive But Unclassified (SBU) information and does not contain Personally Identifiable Information (PII), Financial data, Law Enforcement Sensitive Information or classified information. Each message that flows through the IPAWS-OPEN system will be associated to a specifically assigned system User ID and COGID as captured within the message elements. This information will be retained in system logs.

The systems listed below are managed and operated by the COG and are subject to the terms defined within the Memorandum of Agreement including the Rules of Behavior in Appendix C. Each interoperable system will be assigned unique authentication credentials, which must be protected by the COG. In the event these credentials are compromised, the COG is expected to immediately contact the FEMA IPAWS Program Management Office. The systems listed below are only allowed to interoperate with IPAWS-OPEN based on the criteria set forth within the IPAWS-OPEN Web Service Interface Design Guidance.

Everbridge
Function Location
Description of data, including
sensitivity or classification
level
EBS Amazon West Northern CA; Amazon East
Ashburn VA
*Add additional tables as needed.

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Designated COG Primary Point of Contact:

Name: Jason Muscio
Title:

Business Email Address: [email protected]
Primary Phone Number:

Alternate Phone Number:

Organization: City of Gonzales
Mailing Address:
, , Designated Alternate Point of Contact:

Name: Jason Muscio
Title:

Business Email Address: [email protected]
Primary Phone Number:

Alternate Phone Number:

Organization: CA City of Gonzales
Mailing Address:
, , Designated Technical Point of Contact:

Name: Jason Muscio
Title:

Business Email Address: [email protected]
Primary Phone Number:

Alternate Phone Number:

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Organization: City of Gonzales
Mailing Address:
,,

Charles Armstrong 202-975-8348 [email protected] Chief Information Officer Dr. Gregory Edwards 202.374.5392 [email protected] Chief Information Security Officer
Gustavo Barbet 202-212-3586 [email protected] [email protected]
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1.0 INTRODUCTION
The following rules of behavior apply to all persons with application access to City of Gonzales Interoperable System(s) and/or who have been issued a COGID with associated credentials for IPAWS-OPEN. These individuals shall be held accountable for their actions related to the information resources entrusted to them and must comply with the following rules or risk losing their access privileges. The Rules of Behavior apply to users on official travel as well as at their primary workplace (e.g., Emergency Operations Center EOC) and at any alternative workplace (e.g., telecommuting from a remote or satellite site) using any electronic device including laptop computers and s), cell
phones, text messaging systems (e.g., Blackberry), and plug-in and wireless peripherals that employ removable media (e.g. CDs, DVDs, etc.). PEDs also encompass USB flash memory (thumb) drives, external drives, and diskettes.

These Rules of Behavior are consistent with existing DHS policies and DHS Information Technology (IT) Security receiving and/or transmitting information using IPAWS-OPEN.

2.0 APPLICATION RULES

2.1 Official Use
IPAWSsupport of public safety as described in the National Incident Management System (NIMS).

The use of the IPAWS-OPEN for unauthorized activities is prohibited and could result in verbal or written warning, loss of access rights, and/or criminal or civil prosecution.

By utilizing IPAWS-OPEN, the user of the interoperable system(s) consents to allow system monitoring to ensure appropriate usage for public safety is being observed.

City of Gonzales will be held accountable for safeguarding all configuration items and information entrusted to them by FEMA. City of Gonzales is expected to manage the relationship with supporting vendors, consultants and any other entities providing system support on their behalf. In addition, City of Gonzales will be held accountable in the event of a security breach or disclosure of sensitive configuration information such as digital certificates. City of Gonzales understands that the use of digital signatures, used on their behalf, is binding and City of Gonzales will be held accountable accordingly. In the event sensitive information is mishandled, utilization of IPAWS-OPEN may be immediately revoked by FEMA.

If software interoperating with IPAWS-OPEN enables users to geo-target public alert messages by means of geospatial polygons or circles, then the user shall restrict any such geospatial boundaries so as to remain within the geographical limits of their public warning authority (or as near as possible), as determined by applicable state and/or local laws and duly adopted operational plans.

2.2 Access Security
All Email addresses provided in connection with interoperable system(s) user accounts must be associated se of
personal email accounts to support emergency messaging through IPAWS-OPEN is prohibited.

Upon approval of the MOA by FEMA, a COG account with COGID and Digital Certificate will be created and issued to the designated technical representative. All individuals with knowledge of these credentials must not share or alter these authentication mechanisms without explicit approval from the FEMA IPAWS Program.

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Every interoperable system user is responsible for remote access security as it relates to their use of IPAWS-OPEN and shall abide by these Rules of Behavior.

2.3 Interoperable System User Accounts and Passwords
protect against unauthorized access, passwords linked to the user ID are used to identify and authenticate authorized users.

Accounts and passwords shall not be transferred or shared. The sharing of both a user ID and associated password with anyone (including administrators) is prohibited.

Accounts and passwords shall be protected from disclosure and writing passwords down or electronically storing them on a medium that is accessible by others is prohibited.

The selection of passwords must be complex and shall:
o Be at least eight characters in length
o Contain a combination of alphabetic, numeric and special characters o Not the same as any . Passwords shall not contain any dictionary word.

Passwords shall not contain any proper noun or the name of any person, pet, child, or fictional character.

Passwords shall not contain any employee serial number, Social Security number, birth date, phone number, or any information that could be readily guessed about the creator of the password.

Passwords shall not be any word, noun, or name spelled backwards or with a single digit appended, or with a twoPass phrases, if used in addition to or instead of passwords, should follow the same guidelines.

Passwords shall not be the same as the User ID.

Users shall either log off or lock their workstations when unattended.

Workstations shall be configured to either log off, or activate a password-protected lock, or passwordprotected screensaver within fifteen (15) minutes of user inactivity.

Locked sessions shall remain locked until the user re-authenticates.

Workstations shall be protected from theft.

The automatic lockout period for accounts locked due to failed login attempts shall be set for a minimum of twenty (20) minutes.

A process shall exist for manually unlocking accounts prior to the expiration of the twenty (20) minute period, after sufficient user identification is established.

Sessions shall automatically be terminated after sixty (60) minutes of inactivity.

Users are required to change their passwords at least once every 90 days.

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Passwords must be promptly changed whenever a compromise of a password is known or suspected.

2.4 Integrity Controls & Data Protection
All computer workstations accessing IPAWS-OPEN must be protected by up-to-date anti-virus software.

Virus scans must be performed on a periodic basis and when notified by the anti-virus software.

Users accessing interoperable system(s) to utilize IPAWS-OPEN must:
o Physically protect computing devices such as laptops, PEDs, blackberry devices, smartphones, etc; o Protect sensitive data sent to or received from IPAWS-OPEN; o Not use peer-to-peer (P2P) file sharing, which can provide a mechanism for the spreading of viruses and put sensitive information at risk;
o Not program computing devices with automatic sign-on sequences, passwords or access credentials when utilizing IPAWS-OPEN.

Users may not provide personal or official IPAWS-OPEN information solicited by e-mail. If e-mail messages are received from any source requesting personal information or asking to verify accounts or other authentication credentials, immediately report this and provide the questionable e-mail to the Local System Administrator and/or the City of Gonzales Help Desk.

Only devices officially issued through or approved by DHS, FEMA and/or approved emergency management organizations are authorized for use to interoperate with IPAWS-OPEN and use of personal devices to access and/or store IPAWS-OPEN data and information is prohibited.

If a Blackberry, smartphone or other PED is used to access the interoperable system(s) to utilize IPAWSOPEN, the device must be password protected and configured to timeout or lock after 10 minutes of inactivity.

If sensitive information is processed, stored, or transmitted on wireless devices, it must be encrypted using approved encryption methods.

2.5 System Access Agreement
I understand that I am given access to the interoperable system(s) and IPAWS-OPEN to perform my official duties.

I will not attempt to access data, information or applications I am not authorized to access nor bypass access control measures.

I will not provide or knowingly allow other individuals to use my account credentials to access the interoperable system(s) and IPAWS-OPEN.

To prevent and deter others from gaining unauthorized access to sensitive resources, I will log off or lock my computer workstation or will use a password-protected screensaver whenever I step away from my work area, even for a short time and I will log off when I leave for the day. as I enter my password.

I will not engage in, encourage, or conceal any hacking or cracking, denial of service, unauthorized tampering, or unauthorized attempted use of (or deliberate disruption of) any data or component within the interoperable system(s) and IPAWS-OPEN.

I agree to inform my Local System Administrator when access to the interoperable system(s) and/or Packet Pg. 39
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IPAWS-OPEN is no longer required.

I agree that I have completed Computer Security Awareness training as may be required by my jurisdiction prior to my initial access to the interoperable system(s) and IPAWS-OPEN and that as long as I have continued access, I will complete Computer Security Awareness training on an annual basis. If my jurisdiction does not provide Computer Security Awareness training, I will complete the FEMA self-study course IS-906: Workplace Security Awareness (https://training.fema.gov/is/courseoverview.aspx?code=IS906) on an annual basis.

2.6 Accountability
I understand that I have no expectation of privacy while using any services or programs interoperating with IPAWS-OPEN.

I understand that I will be held accountable for my actions while accessing and using interoperable system(s) and IPAWS-OPEN, including any other connected systems and IT resources.

I understand it is my responsibility to protect sensitive information from disclosure to unauthorized persons or groups.

I understand that I must comply with all software copyrights and licenses pertaining to the use of IPAWSOPEN.

2.7 Incident Reporting
I will promptly report IT security incidents, or any incidents of suspected fraud, waste or misuse of systems to the Local System Administrator and/or the City of Gonzales Help Desk.

3.0 IPAWS-OPEN Rules of Behavior Statement of Acknowledgement I have read and agree to comply with the requirements of these Rules of Behavior. I understand that the terms of this agreement are a condition of my initial and continued access to City of Gonzales Interoperable System(s) and IPAWS-OPEN and related services and that if I fail to abide by the terms of these Rules of Behavior, my access to any and all IPAWS-OPEN information systems may be terminated and I may be subject to criminal or civil prosecution. I have read and presently understand the above conditions and restrictions concerning my access.

Printed Name (as listed in Appendix B): Carmen Gil

Signature: _________ dl.signhere.2 __________________________ Date: ____ dl.datesign.2________ Packet Pg. 40
Attachment: MOA FEMA IPAWS - Exhibit A (3352 : MOA with FEMA Integrated Public Alert & Warning System (IPAWS) for Emergency AGENDA
ITEM
PROCLAMATION NO. 2025-07
WHEREAS, on May 13, 1846, the United States declared war on Mexico to seize Mexican territory, including current-day California, and on February 2, 1848, the United States and Mexico signed the Treaty of Guadalupe Hidalgo, officially ending the war and ceding vast Mexican territory, including California, to the United States; and WHEREAS, on September 9, 1850, California was admitted to the Union as a free, nonslavery State, becoming the 31st State in the Union; and WHEREAS, the discovery of gold led to a large influx of people, and with it, the need for a government. Californians sought statehood, and debate ensued in the U.S. Congress around the balance of free and slave states; and
WHEREAS, California is home to the largest population of Native Americans and the second-largest number of tribes in the country. Native American tribes have lived, since time immemorial, on the land that is currently the State of California; and WHEREAS, California is the fourth-largest economy in the world and is home to more than 39 million people; and
WHEREAS, California is rich with diverse and awe-inspiring landscapes from the fertile Central Valley to the desert regions, from the peaks of the Sierra Nevada mountain range to the sunset views on our Pacific beaches; and
WHEREAS, California is the leading agricultural producer in the country, the leading State for manufacturing, and is the #1 tourist destination in the United States; and WHEREAS, Gonzales has contributed to California by becoming a major agricultural center in the fertile Salinas Valley, a highly productive region for the State producing significant amounts of vegetables and wine grapes that feed the state and beyond, and by pioneering sustainable energy initiatives like wind and solar power.

NOW, THEREFORE, I, Mayor Jose L. Rios, on behalf of the City Council of the City of Gonzales, do hereby proclaim September 9, 2025 as California’s 175th Anniversary of Statehood.
__________________________________
Jose L. Rios, The Honorable Mayor
September 2, 2025
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Attachment: Proclamation No. 2025-07 (3348 : Proclamation No. 2025-07 September 9, 2025 as California's 175Th Anniversary of Statehood) 7 City of Gonzales

PUBLIC WORKS / CITY ENGINEER DEPARTMENT

STAFF REPORT
TO: Honorable Mayor Rios and City Council
DATE: September 2, 2025
FROM: Patrick Dobbins, Public Works Director/City Engineer THROUGH: Carmen Gil, City Manager
SUBJECT: Resolution No. 2025-67 Designating Alta Minor Reconstruction as Priority Project for FY 25-26 SB 1 Funded

RECOMMENDATION
Staff recommends the City Council Adopt Resolution No. 2025-67, A Resolution of the City Council of the City of Gonzales Designating Reconstructing Alta Minor Street between Third Street and Fourth Street as the City’s Priority Project for FY 2025-2026 to be Funded by SB 1 “The Road Repair and Accountability Act of 2017.”

BACKGROUND
The Road Repair and Accountability Act of 2017 (SB 1 Beall) provided for a significant investment in California’s roadway system of about $5.2 billion per year. The Act increased per gallon fuel excise taxes, diesel fuel sales taxes and vehicle registration taxes, stabilized the price-based fuel tax rates and provided for inflationary adjustments in future years. This legislation more than doubled local streets and road funds allocated through the Highway Users Tax Account, allocating funds from new taxes through a new “Road Maintenance and Rehabilitation Account” (RMRA).

The RMRA receives funds from the following taxes imposed by the State:
• A 12 cent per gallon increase to the gasoline excise tax effective November 1, 2017. • A 20 cent per gallon increase to the diesel fuel excise tax effective November 1, 2017, half of which will be allocated to Trade Corridors Enhancement Account (TCEA) with the remaining half to the RMRA.
• A new vehicle registration tax called the “transportation improvement fee,” effective January 1, 2018, based on the market value of the vehicle.

AGENDA
ITEM
8 Packet Pg. 42
• An additional new $100 vehicle registration tax on zero emission vehicles model year 2020 and later effective July 1, 2020.

REVIEW AND ANALYSIS
The Road Repair and Accountability Act stipulates that, prior to receiving RMRA funds in any fiscal year, a City shall submit a project list pursuant to the agency’s adopted budget to the California Transportation Commission (CTC).

The City expects to receive approximately $231,700 in SB 1 funding for FY 2025/26 and City staff proposes to use these funds to reconstruct Alta Minor Street between Third Street and Fourth Street. This street section would be added to the Fourth Street Reconstruction Project currently being designed by Harris Associates.

Therefore, staff recommends the City Council designate reconstructing Alta Minor Street between Third Street and Fourth Street as the City’s Priority Project for FY 2025/26 to be Funded by SB 1 “The Road Repair and Accountability Act of 2017”.

Explain Recommendation and How it Supports the Vision
Gonzales will continue to be a safe, clean, family-friendly community, diverse in its heritage, and committed to working collaboratively to preserve and retain its small-town charm.

Explain: Use of SB 1 monies on improving our local roadways has multiple benefits including safety, reduces delays, and maintaining critical infrastructure.

Explain: SB 1 monies increase funding for maintenance of City streets to improve the quality of life for Gonzales residents.

City services will be delivered in a cost-effective, respectful, and friendly manner to insure the safety and well-being of the residents and the promotion of business, recreational, housing and employment opportunities in an environmentally sustainable manner.

Explain: See above Vision explanation.

Strong fiscal policies allow us to provide appropriate infrastructure for:
• Public Safety X Yes No N/A
• Housing Yes No X N/A
• Recreation Yes No X N/A
• Environment X Yes No N/A
• Education Yes No X N/A
Explain: The SB 1 monies and the related reporting requirements provide for accountability and cost-effective transportation funding.

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ALTERNATIVES

1. Direct staff to change the use of these funds and modify the resolution.

2. Delay adopting the resolution, which is not recommended since it would cause the City to miss a deadline related to SB 1.

BUDGET IMPACT
The City is expected to receive approximately $231,700 in SB1 funding for FY 2025-2026.

CONCLUSION
Staff recommends the City Council Adopt Resolution No. 2025-67, A Resolution of the City Council of the City of Gonzales Designating Reconstructing Alta Minor Street between Third Street and Fourth Street as the City’s Priority Project for FY 2025-2026 to be Funded by SB 1 “The Road Repair and Accountability Act of 2017.”
Attachments:

1. Resolution No. 2025-67
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RESOLUTION NO. 2025-67

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GONZALES

DESIGNATING RECONSTRUCTING ALTA MINOR STREET BETWEEN THIRD STREET AND FOURTH STREET AS THE CITY’S PRIORITY PROJECT FOR FY 2025-2026 TO BE FUNDED BY SENATE BILL 1 - THE ROAD REPAIR AND ACCOUNTABILITY ACT OF 2017
WHEREAS, Senate Bill 1 (SB 1), the Road Repair and Accountability Act of 2017 (Chapter 5, Statutes of 2017) was passed by the Legislature and signed into law by the Governor in April 2017 to address the significant multi-modal transportation funding shortfalls; and WHEREAS, SB1 includes accountability and transparency provisions to ensure residents of the City of Gonzales are aware of the projects proposed for funding in our community and which projects have been completed each fiscal year; and WHEREAS, the City must adopt by resolution a list of the projects to receive funding from the Road Maintenance and Rehabilitation Account (RMRA), created by SB 1, in the City Budget as Fund 411, which includes a description and location of each proposed project, a proposed schedule for project completion and the estimated useful life of the improvement; and WHEREAS, the City expects to receive an estimated $231,700 in RMRA funding in Fiscal Year 2025/26 from SB 1; and
WHEREAS, this is the ninth year the City is receiving SB 1 funding and will enable the City to continue essential road maintenance and rehabilitation projects, safety improvements, and increasing access and mobility options for the traveling public that would not have otherwise been possible without SB 1; and
WHEREAS, the City of Gonzales will use SB 1 RMRA monies for reconstructing Alta Minor Street between Third Street and Fourth Street; and WHEREAS, maintaining and preserving local streets and roads in good condition will reduce drive times and traffic congestion, improve pedestrian and bicycle safety, which leads to reduced vehicle emissions, helping the State achieve its air quality and greenhouse gas emissions reductions goals; and
NOW, THEREFORE IT IS HEREBY RESOLVED, ORDERED AND FOUND by the City Council of the City of Gonzales as follows:

1. The project to be funded with Fiscal Year 2025/26 Road Maintenance and Rehabilitation Account revenues will be:
a. Project Title: Reconstruct Alta Minor Street between Third Street and Fourth Street
b. Project Description: Pavement reconstruction of one block of Alta Minor Street
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Attachment: Resolution No. 2025-67 (3349 : Resolution No. 2025-67 Alta Minor Reconstruction FY 25-26 SB 1 Street Project)

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c. Project Location: Alta Minor Street between Third Street and Fourth Street
d. Project Schedule: Start (March 2026) – Completion (June 2026) e. Estimated Project Useful Life: +20 years
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Gonzales duly held on the 2
nd day of September 2025, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Jose L. Rios, The Honorable Mayor
ATTEST:

Mary Villegas, Deputy City Clerk
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Attachment: Resolution No. 2025-67 (3349 : Resolution No. 2025-67 Alta Minor Reconstruction FY 25-26 SB 1 Street Project) City of Gonzales

PUBLIC WORKS / CITY ENGINEER DEPARTMENT

STAFF REPORT
TO: Honorable Mayor Rios and City Council
DATE: September 2, 2025
FROM: Patrick Dobbins, Public Works Director/City Engineer THROUGH: Carmen Gil, City Manager
SUBJECT: Resolution No. 2025-68 Approve $6M Amendment Agreement to the State Revolving Fund Loan for the Industrial Wastewater System

RECOMMENDATION
Staff recommend that the City Council consider and adopt Resolution No. 2025-68, A Resolution of the City Council of the City of Gonzales Authorizing Execution of a $6.0M Amendment Agreement to the $28.8M State Revolving Fund Loan for the Industrial Wastewater System.

BACKGROUND
The construction documents (plans, technical specifications, and cost estimate) for the Industrial Wastewater Treatment Facility were prepared by Dudek Consulting. The project was issued for public bid on January 15, 2025. On February 26, 2025, the City received bids from six contractors. After the bid opening for the IW Treatment Facility, staff estimated there was a funding gap of approximately $6,000,000 to complete the project. The following table provides a breakdown of the estimated costs and funding for the IW System:

AGENDA
ITEM
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Project Costs and Funding

CONSTRUCTION
Collection System $7,991,000 (1)
IWTF $23,584,000 (2)
Ancillary Work $175,000
Subtotal = $31,750,000
CONSULTANT COSTS - Planning/Design Phase
Pretreatment Program $20,000
Finalize Design $60,000
Engineering Services During Bidding/Award Phase $220,000 Easements for IW Pipeline $260,000
CONSULTANT COSTS - Construction Phase
Engineering Services During Construction $1,472,000
Program Management $400,000
Construction Management $2,860,000
Environmental $350,000
Subtotal = $5,642,000
Legal and Financial Costs $200,000
TOTAL = $37,592,000

FUNDING
SRF Loan $28,884,000
Sewer Impact Fees $2,750,000
DEFICIT = $5,958,000
(1) Includes 5.0% Contingency
(2) Includes 7.5% Contingency
On March 18, 2025, a $6M loan amendment request was submitted to the State Water Resources Control Board (SWRCB) to supplement the City’s $29M State Revolving Fund (SRF) loan to cover the increased costs of the project. The $6M increase will be repaid by City sewer rates.

The City’s $6M loan amendment request was reviewed by SWRCB financial staff based on updated financial reports provided by the City Finance Director. On May 30, 2025 SWRCB staff emailed City staff that the financial review was completed and the $6M loan amendment was approved. SWRCB staff advised City staff to issue the Notice to Proceed with Construction to Gateway Pacific in parallel with SWRCB staff preparing the SFR Amendment agreement which will take three to four months. At the June 16, 2025 Council Meeting, the City Council authorized the issuance of the Notice to Proceed to Gateway Pacific.

On August 13, 2025 City staff received the SFR Amendment agreement via email. Staff recommends that the City Council authorize the City Manager to execute the $6M SRF Amendment Agreement.

How Recommendation Supports the Vision
Gonzales will continue to be a safe, clean, family-friendly community, diverse in its heritage, and committed to working collaboratively to preserve and retain its small town charm.

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Explain: This project supports our vision by making improvements to the wastewater system to increase its capacity for residential and industrial development.

Explain how the Recommendation Directly Implements the Mission The City Council and Staff of the City of Gonzales will realize our Vision by providing the leadership, commitment and resources necessary to provide excellent services that enhance the quality of life of our diverse community. X Yes ____ No____ N/A
Explain: Maintaining and improving the wastewater treatment plant enhances the community’s quality of life by providing for treatment and safe disposal of the City’s wastewater.

City services will be delivered in a cost-effective, respectful and friendly manner to ensure the safety and well being of the residents and the promotion of business, recreational, housing and employment opportunities in an environmentally sustainable manner. X Yes ____No ____ N/A Explain: See Vision explanation above.

Strong fiscal policies allow us to provide appropriate infrastructure for:
• Public Safety X Yes No N/A
• Housing X Yes No N/A
• Recreation X Yes No N/A
• Environment X Yes No N/A
• Education X Yes No N/A
Explain: See Vision above.

ALTERNATIVES
None.

BUDGET IMPACT
This contract will be funded with the Sewer Rates and Sewer Impact funds.

CONCLUSIONS
Staff recommend that the City Council consider and adopt Resolution No. 2025-68, A Resolution of the City Council of the City of Gonzales Authorizing Execution of a $6.0M Amendment Agreement to the $28.8M State Revolving Fund Loan for the Industrial Wastewater System.

Attachments:

1. Resolution No. 2025-68

2. State Revolving Fund Amendment
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RESOLUTION NO. 2025-68

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GONZALES AUTHORIZING EXECUTION OF A $6.0M AMENDMENT AGREEMENT TO THE $28.8M STATE REVOLVING

FUND LOAN FOR THE INDUSTRIAL WASTEWATER SYSTEM
WHEREAS, the City of Gonzales is financing the construction of the Industrial Wastewater (IW) System including the treatment facility and pipeline with a low interest loan from the State Water Resources Control Board; and
WHEREAS, the City issued the IW Treatment Facility (IWTF) for public bid on January 15, 2025 and on February 26, 2025 City staff opened six bids for the IWTF contract. Based on the lowest bid, completing the IW System required a $6,000,000 SRF Amendment to fully fund the program; and WHEREAS, on March 18, 2025, staff submitted a $6M loan amendment request to the State Water Resources Control Board to supplement the City’s $29M State Revolving Fund (SRF) loan to cover the increased costs of the project; and
WHEREAS, on May 30, 2025 SWRCB staff emailed City staff that the financial review was completed and the $6M loan amendment was approved. On August 13, 2025 City staff received the SFR Amendment agreement from SWRCB; and
WHEREAS; staff recommends that the City Council authorize the City Manager to execute the $6M SRF Amendment Agreement.

NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Gonzales that the City Manager is authorized and directed to execute the $6M SRF Amendment Agreement on behalf of the City of Gonzales.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Gonzales duly held on the 2
nd day of September 2025, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
_______________________________
Jose L. Rios, The Honorable Mayor
ATTEST:
______________________________
Mary Villegas, Deputy City Clerk
Packet Pg. 50
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COMMUNITY DEVELOPMENT DEPARTMENT

STAFF REPORT
TO: Honorable Mayor Rios and City Council
DATE: September 2, 2025
FROM: Taven Kinison Brown, Community Development Director THROUGH: Carmen Gil, City Manager
SUBJECT: Vista Lucia Specific Plan Annexation & Tentative Map Project

RECOMMENDATION
It is recommended that the City Council take the following actions to approve the Project as recommended by the Planning Commission:
• Receive the staff report;
• Open the public hearing;
• Close the public hearing; and
• Adopt Resolution No. 2025-09, A Resolution of the City Council of the City of Gonzales Certifying the Vista Lucia Project Final Environmental Impact Report (SCH#2020039056), Adoption of the Mitigation Monitoring Reporting Program (MMRP) and Adoption of CEQA Findings of Fact and Statement of Overriding Considerations. • Adopt Resolution No. 2025-10, A Resolution of the City Council of the City of Gonzales Approving an Amendment to the Gonzales General Plan (GPA 2025-02) and Approval of the Vista Lucia Specific Plan.
• Introduce, Waive Reading and Read by Title Only Ordinance No. 2025-148, An Ordinance of the City Council of the City of Gonzales Approving the Pre-zoning of the Vista Lucia Project Area to Zoning Districts as Designated in the Vista Lucia Specific Plan. • Introduce, Waive Reading and Read by Title Only Ordinance No. 2025-149, An Ordinance of the City Council of the City of Gonzales Approving a Development Agreement by and Between the City of Gonzales and Cielo Grande Ranch, LLC Relative to the Development Known as Vista Lucia”
• Adopt Resolution No. 2025-11, A Resolution of the City Council of the City of Gonzales Approving the Vista Lucia Blocks 1-8 Tentative Map (TM 2023-01) of 796 Building Lots AGENDA
ITEM
10 Packet Pg. 103
accommodating 1,247 Units and 49 Common Lots on a Project Site of 236.5± acres Located East of Fanoe Road (Monterey County Assessor Parcel No. 223-031-027 & 024). • Adopt Resolution No. 2025-12, A Resolution of the City Council of the City of Gonzales Approving the Initiation of a 771 Acre Annexation Request with the Monterey County Local Agency Formation Commission (LAFCo).

BACKGROUND
The Vista Lucia property (APNs: 223-031-024, -025, and -027), located east of Fanoe Road, is currently outside of the City limits of Gonzales and is included in its entirety in the 2010 Gonzales General Plan. It was also included within the 2014 Sphere of Influence Expansion approved by LAFCo and is currently planned for Neighborhood Residential as part of a designated Specific Plan Area.

The actions to be considered at this public hearing include receiving recommendations from the Planning Commission to the City Council to take action on a number of matters including certification of the Final Environmental Impact Report under CEQA and adoption of a Mitigation Monitoring Program, approval of a General Plan Amendment and adoption of the Vista Lucia Specific Plan, Pre-Zoning by ordinance, approval of a Development Agreement by ordinance, the contingent approval of the first phase Tentative Map for the Project to allow the eventual development and associated improvements upon annexation into the City of Gonzales, and initiation of an application for annexation from the City to the Monterey County Local Agency Formation Commission (LAFCo).

Future actions that will be required beyond City Council approval of the request include the submittal of the annexation request to LAFCo by the City of Gonzales, approval of the annexation request at a public hearing by LAFCo, approval of a final map(s), the filing of subsequent tentative maps, compliance with Conditions of Approval, and Mitigation Measures and the applicant securing grading, utility, and building permits through the plan check review process, leading to the construction of the Project.

REVIEW AND ANALYSIS
• Description
• CEQA Impacts
• General Plan Consistency
• Specific Plan
• Annexation
• Pre-zoning
• Project Zoning Conformance
• Previous Action
• Key Conditions of Approval
Description
The proposed Project, named Vista Lucia, is according to the developer, “a master-planned community, comprised of two neighborhoods, with residential and commercial areas connected by design features that support sustainable development, with cultural, recreational, and civic amenities that encourage active and vibrant living. Vista Lucia is designed to include a diversity of residential housing types, supporting various lifestyles and age groups, including two mixed-use neighborhood centers, two major community parks, five residential neighborhood parks, and more than seven miles of walkable promenades, bikeways, and trails connecting neighborhoods and amenity features to one another.” The Vista Lucia Specific Plan will regulate and provide guidance for the development of up to 3,498 residential units, comprised of single family and multi-family residential units, along with two Packet Pg. 104
commercial/residential mixed-use centers totaling 8 acres in size, the donation of a proposed elementary school site, and provisions for two additional educational sites, and 79 acres of recreational facilities, including parks, play fields, trails, plazas, community gardens, and neighborhood squares. In addition, a pedestrian promenade system that interconnects residential and commercial areas within and between the two neighborhoods is included. Bike trails, detention and drainage areas, and other open areas will be incorporated into the open space system.

Development of the proposed Project would occur over multiple phases, depending on market demand and the ability to provide adequate infrastructure. Infrastructure will either be available prior to or built concurrently with each phase to ensure that all necessary facilities are available prior to occupancy thereby maintaining fiscal neutrality for the City.

For a greater description of the Project, goals, objectives and proposed Land Use Plan and Zoning Districts, refer to Chapter 2: Development Plan of the Draft Vista Lucia Specific Plan.

Location
Cielo Grande Ranch, LLC (Project Applicant) proposes the Vista Lucia Specific Plan project on 771 acres on three large agricultural parcels (APN’s 223-032-024, -025 and -027) on the east side of Fanoe Road as described in the Vista Lucia Specific Plan and upon application materials on file with the City (Vista Lucia Project) and as shown on the site plan on file with the City (Project Site).

Three sides of the Project (north, south, and east) are currently surrounded by active agriculture uses.

Existing residential development is located to the west of the Project site. Potential future uses to the south of the Project site include Neighborhood Residential development subject to a Specific Plan development. Property to the east is not currently within the Gonzales General Plan or growth boundaries. North of the Project is designated as a permanent agricultural edge in accordance with the 2014 City/County Memorandum of Agreement. Two existing rural residences are located immediately adjacent to the Project’s western property line, with a third one-acre rural residence located within the Project boundaries but on its own parcel near the southwestern corner of the Project site.

The site is relatively flat, ranging from approximately 125 feet in elevation at its low point in the northwest corner to approximately 250 feet in elevation in the southeast corner, draining from southeast to northwest. The land is currently used for agricultural production and related agricultural facilities, irrigation ditches, ponds, and unimproved roadways.

General Project Information
Owner: Neil Fanoe, Et Al
Applicant: Cielo Grande Ranch, LLC
Property Address: Fanoe Road, Gonzales, CA 93926
Assessor Parcel Numbers: 223-032-024, -025 and -027
General Plan Designation: Current & Proposed: Neighborhood Residential Zoning District: Current: County Agricultural / Proposed: Specific Plan Zoning Packet Pg. 105
CEQA Impacts
The California Environmental Quality Act (CEQA) requires that the lead agency (the City of Gonzales) first consider the environmental effects of a proposed project prior to approval of the project. The City retained EMC Planning to conduct the required environmental analysis under CEQA. Based on the scope of the proposed Project, the City determined that an Environmental Impact Report (EIR) was to be prepared. The EIR focuses on the physical changes to the environment that would result from development of the Vista Lucia Project.

An original Notice of Preparation (NOP) was circulated from March 18, 2020, to April 20, 2020, to address the potential impacts of the applicant’s original request to the City to approve only annexation and pre-zoning. After the preparation of the Vista Lucia Specific Plan document, the City issued a revised NOP from September 14, 2021, to October 29, 2021. A scoping meeting was held on October 28, 2021.

On January 30, 2024, the Vista Lucia Project Draft Environmental Impact Report (DEIR) was released for a 45-day public review, where interested governmental organizations and private parties could comment on the issues related to the project.

On February 19, 2025, following public review and comment, a Final EIR for the Project was released.

Pursuant to CEQA Guidelines Section 15088, the City of Gonzales provided written responses to public agencies on comments made at least 10 days prior to considering certification of the EIR. On March 10, 2025, the Planning Commission reviewed and considered the FEIR prior to taking any action in connection with the proposed Project. In its decision, it recommended the inclusion of an errata in response to a comment by LAFCo that the Mitigation Measure 5-1, which governed agricultural mitigation, had not included more stringent language reflecting the updated adopted LAFCo policy from February 26, 2024 for agricultural mitigation.

Staff considered this request and determined that the Development Agreement has already sufficiently addressed the compliance issue as follows:

5.4 Agricultural Mitigation. On April 3, 2023, the City adopted that certain Agricultural Mitigation Resources Ordinance codified as Chapter 12.150 in the City Code. On February 26, 2024, LAFCo adopted that certain Resolution Amending the Commission’s Adopted Policy for Preservation of Open Space and Agricultural Lands (the “LAFCo Ag. Policy”). The Parties have agreed and do hereby agree that Master Developer shall comply with the LAFCo Ag. Policy.

After the Final EIR was completed and circulated to the agencies/interests that provided comments on the DEIR, and after the Planning Commission recommendation to certify the Final EIR in March 2025, the applicant submitted a letter on June 26, 2025, to the City of Gonzales. The letter is included as part of Exhibit L to the staff report. The applicant requested clarifications to Mitigations 7-2a and 7-2b in the DEIR regarding the potential impact of the project on the California tiger salamander and issues raised by the California Department of Fish and Wildlife. In the letter, the applicant’s biologist reiterated that based on prior surveys of the site, suitable habitat for the California tiger salamander is not present. Past and current land use practices, which include ongoing agricultural activities, largely preclude the site from supporting habitat for the California tiger salamander.

The applicant’s basis for requesting to clarify the mitigation measure was to recommend more precise, step-by-step direction for determining whether suitable habitat for the California tiger salamander could become present over the long-term buildout period for the project, and if so, define next steps to ensure that appropriate surveys and other protective actions are taken. The clarifications would require conducting additional habitat surveys within the boundary of each proposed tentative map prior to initial ground disturbing activities to determine if there is suitable habitat for California tiger salamander. If the Packet Pg. 106
habitat survey concludes that there is no suitable habitat, then no further mitigation would be required. If suitable habitat is found, protocol surveys following the Interim Guidance on Site Assessment and Field Surveys for Determining Presence or a Negative Finding of the California Tiger Salamander (USFWS 2003) would then be conducted to determine whether there are California tiger salamanders present. If protocol surveys determine that California tiger salamander are present, the applicant must seek Incidental Take Authorization pursuant to Fish and Game Code Section 2081(b) prior to ground disturbance.

Measures to avoid and/or minimize direct take and to fully mitigate impacts of the take would be implemented per conditions of the Incidental Take Permit. Subsequent habitat surveys would be required for the area within an approved tentative map boundary only if the area has not been developed within ten (10) years of the date the initial habitat survey was completed.

After thorough review of the applicant’s request, in the independent judgment of City staff, the proposed clarifications strengthen the original mitigation and provide clearer direction for protecting California tiger salamander. Therefore, staff is recommending that the City Council accept the clarifications.

The Mitigation Monitoring and Reporting Program for the project to be considered by the City Council includes the mitigation measure as clarified. An errata to the Final EIR has also been prepared to memorialize the clarified mitigation measure and verify that it replaces Mitigation Measure 7-2a and 7-2b in the DEIR. The errata is to be considered by the City Council as part of its decision whether or not to certify the Final EIR.

In addition, the errata includes the Planning Commission recommendation clarifying that agricultural mitigation activities under Mitigation Measure 5-1 will be consistent with the current LAFCo Agricultural Mitigation Policy.

The full document, including the DEIR and FEIR with errata is provided with Project application materials as Exhibit A to Resolution 2025-09.

The City Council may certify the Final EIR upon making written findings that the FEIR is adequate and complete, reflects the City’s independent judgement and analysis. In addition, the recommendation would include adoption of a Statement of Overriding Considerations and the Mitigation and Monitoring Program.

The EIR covers many items, but the key issues covered and summarized are as follows:

Agricultural Resources
The 771-acre Project site contains 202 acres of Prime Farmland and 554 Acres of Farmland of Statewide Importance for a total of 756 acres, with the remaining 15 acres being designated as Grazing Land. The conversion of this land to non-agricultural use is considered a Significant and Unavoidable Impact and there are no mitigation measures to avoid or reduce the impact to a less-than-significant level. However, consistent with the 2014 City/County Memorandum of Agreement and the City’s own agricultural mitigation ordinance, mitigation is available to lessen the significance of the impact. As such, the applicant is required to mitigate the impacts of the conversion of Prime Farmland and Farmland of Statewide Importance by implementing mitigation options included in City Ordinance No. 2023-136, subject to review and approval by the City Council.

It is typically the policy of Monterey County LAFCo to require a plan for securing acceptable agricultural easements prior to the time the matter reaches the LAFCo board so that their staff may review the suitability of such easements. At this time, despite multiple attempts, the applicant has yet to secure an agreement for an agricultural easement. Pursuant to City and updated LAFCo policy, the applicant may pursue an option to pay in-lieu fees to secure easements in the future, after making a good faith effort to secure an easement in the immediate area. In order to meet this mitigation requirement and satisfy the Packet Pg. 107
requirements of the Monterey County LAFCo, the applicant is proposing the use of in-lieu fees in a phased approach prior to annexation of each phase of the Project. While City staff had expected to implement Agricultural Mitigation according to the City’s adopted Agricultural Resource Mitigation Ordinance (Chapter 12.50) stemming from the City’s negotiated Memorandum of Agreement with the County of Monterey which would defer mitigation until the impact is created (converting the land from agriculture to housing), LAFCo has now “occupied” this land use control by requiring the City and Cielo Vista to demonstrated agricultural mitigation as a precondition to annexation and the potential first phase.

All written correspondence outlining the City and applicant’s “good faith effort” and request to use the inlieu alternative is included in Attachment G and would be included in the application to Monterey County LAFCo for annexation.

Additionally, the Project will introduce urban uses that will continue to be surrounded by agricultural land in active production. Agricultural buffers are a typical measure required in Monterey County and are supported in the City/County MOA to reduce the potential for land use conflicts by separating urban land uses from active agricultural operations and the nuisances that they have the potential to create.

Permanent buffers of 200 feet will be required adjacent to farmland that are not expected to develop with urban uses in the future, and temporary buffers of 200 feet will be provided in areas where urban development abuts with land also planned for future urban development located in the General Plan.

These buffers may transition to urban uses upon development and conversion of the adjacent agricultural property.

Air Quality
The EIR analyzed the potential impacts of the Project on air emissions and contaminants. This includes short-term construction emissions as well as long-term impacts of the neighborhood’s impact on air quality. Mitigation measures have been included that address the impact of fugitive dust emissions during construction activities by limiting certain activities and requiring certain dust-controlling measures.

The proposed Project is forecast to produce emissions in excess of the determined thresholds of significance, as set by the local air district. An overwhelming majority of these emissions will be eliminated by the prohibition of fireplaces within the Vista Lucia Project. The other impacts would generally be from Vehicle Miles Traveled (VMT) by future residents, and certain alternative transportation mitigations have been included in the Project such as by including a robust pedestrian and bicycle network within the Project, traffic calming, and electric vehicle charging. Further steps also include additional energy efficiency appliances and applications within residences.

Biological Resources
Studies were completed to review the impacts of the proposed Project on special-status species. No special-status plants were observed on the site as no suitable habitat exists due to the many decades of agricultural use on the Project site. Special-status wildlife with potential to occur was also unlikely given historical activity, with the low potential for burrowing owls and the California horned lark. All impacts in this section were deemed to be less than significant or less than significant with mitigation. These mitigation measures generally focus on identification and avoiding or minimizing impacts to specialstatus plants or species should they be identified during development of the Project.

Cultural and Tribal Resources
The City submitted a formal notification letter of the Project pursuant to AB 52 to tribes to discuss the potential of tribal cultural resources. The City formally consulted with the Ohlone/Costanoan-Esselen Nation. While no resources are known to exist, standard mitigation measures are included to have tribal Packet Pg. 108
monitoring if requested and stop working upon any discovery of historic or archaeological resources, or human remains on the site.

Greenhouse Gas Emissions
The proposed Project was studied to determine the projected Greenhouse Gas Emissions sources and volumes resulting from operations of future uses in the Project site. This was done by evaluating the Project consistency with the City of Gonzales adopted Climate Action Plan. Mitigation measures to reduce impacts to overall GHG emissions include no natural gas within the Project, electric vehicle support infrastructure in the Project, and the planting of a significant number of trees within the Project.

Hazards and Hazardous Materials
The Project was evaluated to review the impact of potentially hazardous environmental conditions within the specific plan boundary. The primary findings were the potential for hazardous materials associated with past agricultural uses and a dairy farm, including abandoned underground fuel storage tanks. As a mitigation measure, the applicant shall be responsible for remediating all project site hazardous materials conditions consistent with direction provided in the Site Mitigation Plan, Vista Lucia (McCloskey Consultants 2022). All hazardous materials conditions within the boundaries of individual tentative maps shall be remediated prior to approval of grading permits for each individual tentative map project Noise
The Noise chapter of the EIR examined traffic noise and stationary noise commonly associated with planned commercial and school uses, and short-term noise effects of construction. The significance of noise impacts is primarily determined based on whether noise levels exceed adopted noise standards identified in the General Plan EIR and Municipal Code.

Mitigation measures have been included to require best management practices to reduce the short-term construction noise conflicts with the existing neighborhood and other nearby sensitive uses and address the potential for long-term noise conflicts from proposed commercial uses and schools.

Water
This section of the EIR assessed projected water demand from the proposed Project and focused on whether or not the City has access to sufficient water supply to meet Project demand. Since the City obtains its water supply from groundwater, potential impacts on groundwater sustainability are examined in the context of the applicable sustainable groundwater management plans. The potential physical impacts of constructing new water supply infrastructure to serve the Project are also reviewed. As a project of more than 500 residential units, a SB 610 Water Supply Assessment for the Vista Lucia Project was completed. (Attachment J)
The Project site is currently used for agricultural production. Water used for existing agricultural operations is provided by private wells. The proposed Project is expected to demand 1,501 acre-feet per year under normal conditions. This analysis demonstrates that the proposed Project is expected to generate approximately 686 to 866 AFY less consumptive demand for groundwater than the Project site’s current agricultural land use. Over the life of the project, two new municipal wells will be required along with a storage tank.

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Wastewater
The City owns and operates the existing Municipal Wastewater Treatment Plant (MWWTP), which is currently permitted to accept up to 1.3 million gallons per day (MGD) of wastewater, averaged over a month. The plant is currently operating at 1.1 MGD. The City is expanding the wastewater system by constructing a separate industrial wastewater reclamation facility and associated collection system to serve select tenants of the Gonzales Agricultural Industrial Business Park. Once completed, the industrial wastewater reclamation facility would treat industrial flows that are now treated at the existing plant, thereby substantially increasing available treatment capacity. The City would then implement a major rehabilitation and upgrade of the existing MWWTP. With up to 1.0 MGD of industrial flows that were originally treated at the MWWTP being diverted to the new industrial wastewater treatment plant, and an increase at the existing plant from 1.3 MGD to 1.9 MGD, the MWWTP would have adequate treatment capacity to handle all wastewater from current customers, any new development within the existing city limits and full buildout of the Vista Lucia development. Projected wastewater flow from the Vista Lucia project is 790,000 gpd at full buildout.

With the planned industrial wastewater treatment plant and MWWTP improvements, new conveyance infrastructure will be needed. The City has designed and would construct wastewater conveyance improvements to connect Vista Lucia to the upgraded MWWTP. For the proposed Project, improvements are anticipated to include one or more new lift stations, upsizing an existing lift station, approximately 2,500 feet of new 15-inch sewer main, and upsizing 15,000 feet of existing sewer mains. Other improvements may be needed depending on the points at which wastewater from new development is discharged into the City’s system and anticipated flow volumes into the system over time. The mains would be constructed within existing city streets. These improvements are defined in the City of Gonzales Wastewater Master Plan.

Transportation
As per State law and local ordinance adopted in 2022, the EIR analysis focuses on transportation impacts not on the Level of Service of traffic upon buildout, but on the number of Vehicle Miles Traveled (VMT) that would be generated by the Project once it is built out and operating. Given the fact that the Project will result in an increase in commuting patterns for the residential portion of the Project above the threshold of significance as determined via the AMBAG regional model, the impact is considered Significant and Unavoidable.

Alternatives
CEQA also requires that the EIR evaluate a range of reasonable alternatives to the proposed Project which could feasibly attain most of the basic objectives of the Project but would avoid or substantially lessen any of the significant effects of the Project. Four alternatives were considered including a No Project alternative, reduced scale, increased density and a high density alternative. While the No Project alternative is considered the environmentally superior alternative, the high density alternative is considered to be the next most environmentally superior alternative. Detailed discussion of alternatives is included in Section 22 of the EIR document.

The high-density residential alternative consists of requiring that 40 percent of the total proposed 3,498 residential units, or 1,400 units, be developed at a minimum density of 20 units per acre. Under this alternative, all residential development would be accommodated on a total of 304 acres. This is 148 acres less than the 452 acres needed to accommodate all residential uses per the proposed project as identified in Table 4-1. The primary difference in this alternative is that it would not achieve project objectives, to “include a wide array of residential densities and housing types for people of different income levels, age groups, and lifestyles.” The high-density residential alternative would reduce housing-type choice by Packet Pg. 110
eliminating the 990 units proposed at an average density of 5.0 units per acre per the Neighborhood Residential Low land use designation.

This approach conflicts with the City of Gonzales commitment to design requirements and best planning practices that have been built into the City’s General Plan and to consider such new development through deliberate and purposeful specific plans, providing multiple pricing points, a spectrum of unit sizes and maintaining densities consistent with the City’s community character. Adoption of the Alternative 4 would eliminate many opportunities for market rate units and would be wholly inconsistent with the City’s obligation to enable its fair share of the Regional Housing Needs Assessment (RHNA) assignment of 657 market-rate units for the sixth cycle ending in 2031.

Given the lack of housing built in Gonzales over the past twenty years, The City has a significant need for additional roofs to be constructed as some local families have three or even four generations under one roof. The City has many first-generation college students returning home with degrees in hand, and no home to live in near their families. These graduates and so many others work as engineers, supervisors, investors, business owners, multiple-home owners, teachers, fire people and police officers, truck drivers, real estate agents, and the full spectrum of professions and practices. Limiting choice to higher densities, well above those typically found in Gonzales, would mark a significant change to the character of the community.

Public Comment
At the close of the Draft EIR public comment period on March 18th, 2024, the City received written comments from six entities. The comments are included in Exhibit B to Resolution 2025-09 along with City responses to the comments. In summary, the comments and responses were as follows:

1. Monterey County Local Agency Formation Commission (LAFCo)

2. Monterey County

3. California Department of Transportation (Caltrans)

4. California Department of Toxic Substance Control

5. California Department of Fish and Wildlife

6. LandWatch Monterey County
LAFCo - LAFCo provided the majority of comments regarding agricultural mitigation requirements, and a request that the City proposal and EIR be consistent with the updated LAFCo Policy for Preservation of Open Space and Agricultural Lands. Other items included a request for a comprehensive financing plan to accompany the LAFCo application, consideration of impacts and mitigation measures related to the construction or provision of circulation, fire protection, police protection and wastewater facilities, and various requested edits to the document.

Monterey County - The Water Resources Agency had clarifying comments about updated groundwater elevation contours. Housing and Community Development had comments regarding the Project description and references to the 2014 Gonzales City/County MOA and impacts between the City/County urban/farmland interface. The Agricultural Commissioner's Office commended the developer for early consultation and provided recommendations to amend Mitigation Measure 5-2. Engineering noted the need for a legally binding agreement with the County regarding future improvements and maintenance of roads impacted by the Project (Associated Lane and Fanoe Road) that will remain in the unincorporated county.

Caltrans – Caltrans primarily provided comments about future review of intersections and interchanges that will be impacted by the development, and promoted EV infrastructure, coordination with MST, and encouraged increased residential density.

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Toxic Substance Control – The DTSC identified that the Project may impact an inactive mitigation and cleanup site related to dairy farm business that ran on the site from 1938 to 1970 and the bulk storage of gasoline and diesel fuel in 1972.

Fish and Wildlife – The State Department of Fish and Wildlife commented about the Project’s impact on biological resources, primarily concerns about the California Tiger Salamander and the White-Tailed Kite. In addition, the letter provided a reminder about required filing fees upon filing of the Notice of Determination.

LandWatch - LandWatch Monterey County, a non-governmental non-profit organization wrote a lengthy letter expressing concern with the Project and EIR requesting more units zoned at densities to allow for affordable housing, concerns about meeting the 2050 goal for emissions reduction, issues with air quality impacts, concerns that the EIR does not consider effective VMT mitigation, does not match affordability levels to the local workforce household incomes, has a deficient alternatives analysis, and lacks a reasonable range of alternatives.

General Plan Consistency
The proposal to annex the property into the City Limits and construct the Project is fully consistent with the 2010 General Plan and the underlying Neighborhood Residential (Inset #2) Land Use Designation.

Pursuant to General Plan Policy LU-2.1, a Specific Plan is required with the uses prescribed by the applicable land use designations shown in the Land Use Diagram.

These Neighborhood Residential areas constitute nearly all of the opportunities for major new residential development contained within the General Plan. The Neighborhood Residential designation is to define the areas in the Gonzales General Plan that are appropriate for new residential development within the context of a neighborhood. The Neighborhood Residential designation, which is applied only within new growth areas, includes a full range of housing types typically found in healthy and diverse neighborhoods.

The Neighborhood Residential designation shall be implemented only through the development of a Specific Plan. The mix of residential uses shall be within the parameters set forth in Table II-4 of the General Plan (which generally requires a minimum of 15% of the units in the Project to be in four categories of varying densities), and the average residential density within a neighborhood shall be between seven and nine dwelling units per acre.

General Plan Objectives and Policies Supporting the Project Support for the Vista Lucia Specific Plan is contained in the following chapters and policies within the General Plan document. These objectives, implementing actions and policies include matters related to Land Use, Circulation, Housing, Community Health and Safety, Conservation and Open Space, Community Facilities and Services, Community Character, Sustainability and Health and Wellness are included in Attachment I.

The General Plan does not remain static. State law permits up to four Plan amendments each year, but any number of changes can be included in each of the four amendments (Government Code Section 65358 (b)). Both the plan diagrams and the plan text may be amended. In the latter case, the city may determine that it is necessary to revise portions of the text to reflect changing circumstances or philosophies.

Because the requirement for internal consistency is never relaxed, care must be taken to ensure that amendments maintain consistency with text and diagrams in all plan elements. Moreover, all amendments must be supported by findings that the amendment is in the public interest, consistent with the rest of the General Plan, and not detrimental to public health, safety, and welfare.

A General Plan Amendment (GPA 20205-02) will be required to install the Vista Lucia Specific Plan, by reference, into the Gonzales General Plan, consistent with all previously mentioned policies including those highlighted in Attachment I.

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Tribal Consultation Requirements
SB 18, adopted in 2004 requires that the City of Gonzales refer the proposed action to California Native American tribes, as specified, prior to the adoption or amendment of a City’s General Plan. The City shall provide opportunities for involvement and conduct consultations with California Native American tribes for the purpose of preserving specified places, features, and objects that are located within the city’s jurisdiction. AB 52 is also similar legislation that applies to CEQA documents to be processed in this matter. The City initiated a formal request for consultation in April of 2020. The Ohlone/CostanoanEsselen Nation responded requesting consultation, which was subsequently conducted. The tribal representative stated that the Project site may contain tribal cultural resources, though no tribal cultural resources are known to exist within the site and requested that a tribal monitor be present at the site during ground disturbing activities.

Specific Plan
Specific Plans are envisioned by the City of Gonzales as a key building block in implementation of the General Plan and almost all of the new growth areas in Gonzales will be required to develop Specific Plans. The General Plan has been structured to anticipate subsequent adoption of Specific Plans to provide more detail and refinement about the locations of land uses, housing types, public facilities, and services and other considerations.

The preparation of specific plans is regulated by adopted Specific Plan Procedures. The procedures define the application process and required content of each specific plan and the process of public review, recommendation and formal adoption by the Planning Commission and City Council. Key features of each Specific Plan will include:
- Development plans for all land uses include detailed land use maps and proposed designations for residential, commercial, and industrial areas, a plan for housing and affordable housing, identification of and plans for community facilities and infrastructure including streets, public transportation, parks, drainage, water supply, sewer services, utilities, and public services. - Development standards and zoning designations
- Community Design Guidelines consistent with the General Plan’s Community Character Element and Neighborhood Design Guidelines
- Implementation plan including a facilities master plan consistent with the City’s master plans, independent professional fiscal impact analysis, and financing plans for all public facilities and improvements.

The Vista Lucia Specific Plan is organized into six sections that outline the detailed requirements for the Project and will guide the multiple phases of growth over the development timeline. The Specific Plan, which will be incorporated into the 2010 Gonzales General Plan by reference, is the governing document for all development within the geographic boundaries of the Specific Plan Area. The Specific Plan must remain consistent with the overall 2010 Gonzales General Plan policies, land uses, and requirements established for the property. The Vista Lucia Specific Plan Sections are as follows:

Introduction
The Introduction Section explains the purpose and basis of the Specific Plan; the organization of the Specific Plan; Project background; site opportunities and constraints; relationship to existing plans and policies; and the planning process and entitlements.

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Development Plan & Affordable Housing
This section explains the goals and objectives of the Vista Lucia Project and describes the proposed Land Use Plan and Zoning Districts, demonstrating consistency with the City’s General Plan for the Project Area.

This section includes the Land Use Plan for the property, the various designations and Zoning Districts, and the general phasing concept to the property including locations of various public facilities. This graphic is located as Figure 2-1 on Page 2-7 of the Specific Plan document. The Development Plan includes the breakdown of acreages for land uses including 452 acres for residential uses, eight acres for neighborhood commercial development, 79 acres for parks, promenades and greenways, 73 acres in detention, drainage, buffers or other open space, 42 acres for educational facilities, and 114 acres for roads and other miscellaneous public infrastructure areas. The full land use Summary table (Table 2-1) is found at Page 2-9 of the Specific Plan.

In terms of residential units for the total of the Project, the full breakdown of units and Zoning Districts are provided at Table 2-2: Residential Land Use Summary on Page 2-10. The plan includes 995 units at low density (five dwelling units per acre), 1,239 units at medium density (seven dwelling units per acre), 540 units at medium-high density (12 dwelling units / acre), 620 units at high density (20 dwelling units per acre), and 104 units in the Neighborhood Commercial / Mixed Use zone (13 dwelling units / acre).

This section also covers the affordable housing for the project, which emphasizes the concept of “affordable by design” within the project, with the development of 724 units throughout the development that are projected to be in either High Density zoning at 15-24 units per acre, or Mixed Use Housing at up to 15 units per acre. In addition, 540 dwelling units are planned in medium density zoning districts at a density of 9-15 dwelling units per acre. There are additional opportunities for smaller lots and self-help housing, with the development of 3,000 to 4,000 square foot lots.

In order to memorialize the obligations to ensure the development of deed-restricted affordable housing, the City and Developer have tentatively agreed to terms that are detailed in the project Development Agreement. These terms include the donation of property by the Developer of two sites totaling 19.2 acres of land (Block 6 and Block 25) to a qualified affordable housing developer, to construct at least 211 low-income and very low-income units on each site. Affordable Housing Agreements will be required and shall require, at minimum, a homebuyer education program; a targeted marketing campaign to alert households which are eligible for affordable housing units; preparation of a list, to be maintained by the City, of households which are interested in affordable housing; a pre-qualification program offered by a qualified bank/mortgage broker; and agreement by the Owner of Block 6 and the Owner of Block 25 to fund the staff of third party services required for the City to administer and oversee the affordable housing units to be constructed.

In order to facilitate affordable housing at the earliest available point of development of the project, the Master Developer shall be responsible for including in any agreement for development of Block 2 or Block 3, whichever is developed first, the obligation to construct the Gabilan Promenade from the Project entrance at Fanoe Road to the northeast corner of Lot M, the proposed public park immediately adjacent to Block 6. This will provide the necessary infrastructure to connect to the property and allow construction of affordable housing at Block 6.

In terms of the timing for affordable housing as compared to market rate development, the Developer has entered into a MOU with CHISPA to donate the property to develop Block 6. It is the intent of the City to see the housing developed at the earliest possible opportunity, with the understanding that securing financing, completing site-specific approvals, and construction will take time to complete.

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In addition, Master Developer shall set aside thirty (30) lots in Block 3 for the purpose of offering these lots to a “self-help” builder participating in a program that allows future residents to participate in building their own homes or other participants’ homes, commonly known as a “sweat equity” program.

The Developer will also set-aside nineteen (19) lots in Block 20 for similar purposes.

Circulation & Mobility
This section describes the Vista Lucia circulation and streetscape plan, including the roadway hierarchy and proposed mobility plans for motorists, pedestrians, and bicyclists. This section includes the main vehicular backbone network, which relies on the improvement of Associated Lane (to be renamed Vista Lucia Parkway) at US 101 to the connection with the extension and widening of Fanoe Road to connect to the Project. These improvements, functional prior to occupancy of the first homes and to be phased in, will significantly ease existing congestion on the 5th Street bridge and interchange, and will facilitate traffic moving north out of Gonzales on US 101.

In addition, the main pedestrian-bicycle circulation network is included, along with specific details on roadway cross sections, mobility features, street types, traffic calming measures, farm vehicle mitigation, and future transit opportunities.

Development Standards and Regulations
This section includes Specific Plan development standards and Use Regulations. It details the Zoning Regulations, which are distinct and unique to the Vista Lucia Project, and meets the requirements of the General Plan to ensure that minimum residential zoning densities are met, and that each area meets the minimum percentage requirements for the overall development. These zoning designations within the Vista Lucia Specific Plan include Neighborhood Residential Low (VL-NRL), Neighborhood Residential Medium (VL-NRM), Neighborhood Residential Medium-High (VL-NRMH), Neighborhood Residential High (VL-NRH), Neighborhood Center / Mixed-Use (VL-NC/MU), and Public/Quasi-Public (VL-P/QP).

The specific regulations for each zoning district are located at Table 4-2 on Page 4-6 and 7 of the Vista Lucia Specific Plan.

Table 4-5 on Page 4-15, 16 and 17 shows the Use Regulations for the Specific Plan area. This indicates what residential and commercial uses are permitted, conditionally permitted, or not permitted in each district. Generally, commercial uses in residential zones are limited to uses compatible in residential neighborhoods such as home occupations and educational or religious facilities. Industrial type uses are not permitted within the Vista Lucia Specific Plan area.

Infrastructure and Public Services
This section presents an overview of the plan to provide infrastructure utilities and public services for the Project. Items specifically covered in this section include provisions for water, wastewater, drainage and stormwater management, fire protection, police protection, and schools. This section not only covers the immediate infrastructure for the Project site, but how the Project site contributes in relation to the entire City master plans for each of the infrastructure systems.

Administration, Implementation and Financing
This section describes how the development plan, public facilities, and community support systems of Vista Lucia will be implemented and administered. A range of possible financing measures are discussed. The responsibilities for construction, the funding mechanisms, and the entities or agencies responsible for administering and maintaining each system or service are also identified.

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In addition, this chapter includes the administrative sections that enable elements of the plan to be reviewed and/or amended and outlines the process to review potential exceptions to the strict standards for the Specific Plan.

Annexation
Annexation is the formal process required to bring the property into the City. The Project is within the Gonzales Sphere of Influence, and development of the property is consistent with the City/County MOA signed in 2014. It is important to note that the Monterey County Local Agency Formation Commission (LAFCo) has the ultimate decision authority to consider and approve the annexation; however, the City Council will take a formal action to consider initiation of the annexation application. Having the City as applicant for the Project carries greater weight with LAFCo and is an official determination that the City is on the record to want to assume the property into its city limits. All City Project approvals are contingent upon annexation approval by LAFCo.

As part of the requirements to submit to LAFCo, the application requires significant information to evaluate the proposal. These requirements are summarized here and should be considered by the City Council as part of its action.

Plan For Services
A Plan for Providing Services is a comprehensive document that is required in order for LAFCo to evaluate if the City can bring the necessary services to the annexation area. This includes the required upgrading of infrastructure, if necessary, and ensuring that these improvements can be financed and maintained over time. Items that LAFCo reviews include sewer service and capacity, fire protection and emergency medical services, water service, flood control, law enforcement, circulation, and parks and recreation. The draft Plan for Services is included as Exhibit B to Resolution 2025-12.

Phased Annexation
The requested action is to submit the full Specific Plan area for annexation to Monterey County LAFCo.

Given the overall size and the length of build-out of the Project and consistent with updated LAFCo policy, it is anticipated that the annexation would be divided into four distinct phases. The timing of the annexation of each phase would be determined specifically by securing necessary agricultural easements, which is discussed in the following section. At this time, the developer has proposed a first phase annexation of 223.9 acres, which would accommodate 1,247 units.

Ag Mitigation
The City of Gonzales adopted its Agricultural Mitigation Ordinance on April 17, 2023 to be consistent with the City/County MOA of 2014 regarding anticipated development within the City’s Sphere of Influence. LAFCo amended its policy for Preservation of Open Space and Agricultural Lands on February 26, 2024 in LAFCO Resolution 24-03. Preservation is also addressed in the City/County Memorandum of Agreement adopted in 2014. While the City’s ordinance exempts various uses such as public parks, schools and affordable housing from agricultural mitigation requirements, LAFCo updated its own agricultural mitigation policy in that contemplates the possibility of exemptions but does not specifically identify them. LAFCo has submitted written correspondence and has been consistent in their request to the City of Gonzales requesting mitigation consistent with adopted LAFCo policies, regardless of how the City ordinance is written. As a result, in not wanting to prolong the LAFCo hearing process and in response to their comment letter, the applicant has spent a significant amount of time and energy communicating with farmers in the Gonzales area looking for appropriate agricultural mitigation easements. Unfortunately, the applicant has yet to find a willing property owner and has submitted Packet Pg. 116
correspondence to the City regarding its efforts to find an easement. The applicant is requesting the use of in-lieu fees to satisfy the requirements of the City ordinance and LAFCo policy. Determination of the acceptance of in-lieu fees will be required to be approved by the City of Gonzales and the Monterey County LAFCo Board prior to the completion of the annexation to the City of Gonzales. Staff have reviewed the preliminary proposal and determined it meets the intent of the City ordinance.

Jobs/Housing Policies
LAFCo also looks at issues related to jobs/housing balance and wants to ensure that the Project will meet regional goals. From the LAFCo policy, “Proposals must demonstrate through both quantitative and qualitative methods the relationship between the Proposal and the surplus or deficiency of local and county-wide housing supply and demand, and employment availability and creation. Additionally, the Proposal must demonstrate how its pattern of land use and transportation complements local and regional objectives and goals for the improvement of air quality and reduction of greenhouse gas (GHG) emissions and local vehicle miles traveled (VMT). These factors and their impacts, if any, shall be considered by the Commission in acting upon the Proposal.”
There is an extreme shortage of housing in Monterey County per the 2020 Monterey County Affordable Housing Needs Report. In addition, approximately 20 percent of the housing units in Gonzales are overcrowded. To address the housing shortage, the City had a regional housing needs allocation of 293 units for the period from 2015-2023, and few residential units (in this case ADUs) have been constructed since 2009, and no single-family dwellings have been built since 2006. The regional housing allocation for Gonzales increased substantially to 1,266 units in 2023. The proposed annexation and specifically the first phase will accommodate the regional allocation for the period ending in 2031.

The proposed Specific Plan land uses are consistent with those assumed in the General Plan and 2014 City/County MOA as a basis to provide needed housing over time. The General Plan residential density requirement applies to the Project and is intended to increase the number of units that are affordable “by design” – 30 percent of all units will be medium and high-density residential (9 to 15 and 15 to 24 units per gross acre, respectively). The Specific Plan includes an “Affordable Housing Component” which describes the number of units planned at price points that are available to very low, low, and moderate/workforce income households.

As a rural, agriculture-based community, most residents travel out of town to the north to access employment opportunities. However, the City has and is continuing to actively grow its employment base in an effort to improve its job/housing balance. The Project includes job producing components in the neighborhood commercial center area and the local employment base is expected to grow with continued expansion of the Gonzales Industrial Business Park, the recently approved light industrial annexation on Gloria Road and with other job producing uses planned within the Sphere of Influence.

It is widely acknowledged that the opportunities for rural communities to meet state VMT reduction goals (and by extension, substantially reduce air and GHG emissions from transportation sources over which local agencies and developers have control) is challenging. The proposed land use plan includes a mix of land uses and alternative transportation mode infrastructure that will help to reduce VMT. The extensive network of planned roundabouts will also help to reduce GHGs and have the co-benefit of reducing air emissions, vehicle noise and vehicle-related accidents. The FEIR includes mitigation measures that require future development to incorporate design features identified in the specific plan that are designed to reduce VMT and to reduce GHG emissions from non-transportation sources.

Fiscal Analysis
LAFCo also requires that the Project evaluate the provision of government services to the proposed area to be annexed to ensure that the City has adequate capacity to provide such services. In anticipation of Packet Pg. 117
the Project, the City contracted with Willdan Financial Services to perform financial analysis of the multiple areas to be considered for annexation. The resulting document is the Gonzales Sphere of Influence Fiscal Impact Analysis. As it relates to the Vista Lucia Project, the analysis projects that the City will receive $3,222,820 from residential sources and $401,949 for nonresidential sources in annual revenue with $6,496,252 in expenses, resulting in a negative of $3,273,433 per year, or about double the expenditures over revenues under existing tax sources. The report is included as Attachment H. This is consistent with the general trend that primarily residential land uses result in negative financial impacts on cities.

In order to offset this potential loss and create revenue-neutral development, the City will require the creation of a Community Facilities District prior to development of the first unit. In analysis conducted by Willdan, it is estimated that the annual charge to a single-family home and medium-density units would be $1,046, and $732 per unit for higher density apartment units.

Pre-Zoning
As part of the action to consider the Project and annex the Property into the City of Gonzales, it is required that an ordinance be adopted by the City Council approving and indicating the “pre-zoning” for the area to be annexed. This pre-zoning designation would then be applied to the official zoning map of the City upon certification of the annexation and would take immediate effect.

The purpose of pre-zoning is for the City and LAFCo to determine the impact that would occur upon annexation of lands, the conversion of lands from their existing uses, and the potential impact of future development based on the zoning changes. Pre-zoning in this case would be defined in general terms on the Zoning Map by a Vista Lucia Specific Plan Zone with specific property designations defined within the Specific Plan itself, consistent with the map identified in Figure 2-1 on Page 2-7 of the Specific Plan.

Development Agreement
The City and the developer have negotiated a Development Agreement to cover several items related to the Project and the provision and timing of infrastructure and utilities in the area. The Agreement, which is located as Exhibit A to Ordinance 2025-149, in summary addresses the following key items of significance among other items.
• Right to Development – The Agreement gives the developer the vested right to develop 3,498 residential dwelling units and up to 96,000 square feet of commercial space, per the Specific Plan. • Affordable Housing Obligations – The Agreement outlines all requirements related to Affordable Housing, which are described earlier in the report under the section outlining the Specific Plan. • Payment of Impact Fees – Impact Fees will be those in effect, and subject to increases and decreases throughout the term of the agreement. Circulation, Sewer and Water fees shall be paid at the issuance of building permits, other City impact fees at certificate of occupancy. • Community Improvement Contribution – A voluntary $200 fee per residential unit will be paid with each certificate of occupancy to benefit the Gonzales community as specified in the Development Agreement.
• Agricultural Mitigation – The project will comply with the agricultural mitigation requirements of the City and Monterey County LAFCo.
• Construction of Public Improvements – The Development Agreement outlines the requirements as it relates to the construction of the public improvements to serve the Project.

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• Phasing – The project has a general phasing plan within the Specific Plan; however, the Development Agreement allows for the developer to have flexibility as to the order of development, subject to available infrastructure and the annexation phasing plan. • Dedications of Land for Public Use – The Development Agreement calls for the dedication of land for public uses, such as school sites, parks, a public safety site, and storm water facilities. • Fanoe Road and Vista Lucia Parkway – The Developer is required to acquire the necessary property and build all interim improvements to ensure that the road connection is available from Fanoe Road to Associated Lane (to be renamed Vista Lucia Parkway) to US 101 prior to the issuance of the first certificate of occupancy for the project. • US 101 / North Alta Interchange – The parties acknowledge that improvements to the northern US 101 interchange will be required, and that impact fees will be used to fund construction. • Formation of Financing District – The Developer will assist in the formation and creation of the necessary District to fund the ongoing expenditures to provide public services and maintain public facilities within the development.

Tentative Map
Included in the request for approval is the first phase tentative map, which with the exceptions of Lots 7 and 8 is consistent with the first phase of annexation and will likely serve the community’s growth needs for the next five to seven years. The map includes 796 residential lots, with the potential for 1,247 units, not counting any additional Accessory Dwelling Units or Density Bonuses. The map includes more specificity on the housing lot locations, lot sizes, street network including alleys and dedicated parking areas, park locations, promenades and trail networks, agricultural buffers, future school site in the first phase, stormwater basin and the layout of underground infrastructure to serve the Project.

Previous Action
Planning Commission Hearing
On March 10, 2025, the Planning Commission held a public hearing whereby it received the staff report, applicant presentation and public testimony and considered and recommended all actions to the City Council, including the adoption of six resolutions, required to proceed with approval of the Vista Lucia project by a 4-0 vote. Approximately fifteen public comments were received during the hearing touching various subjects including the lack of availability of housing in Gonzales, need for additional services, a desire for increased density under Alternative 4 as presented in the EIR, need for off-site traffic improvements, cost of housing, and the length of time since the last housing project was built in Gonzales. The meeting minutes from the Planning Commission hearing have been included along with additional written correspondence was also received from received from two organizations: LandWatch Monterey County and the Local Agency Formation Commission (LAFCo). The minutes, and public written comments to the Planning Commission are bundled together as Attachment K: 3/10/25 Planning Commission Meeting Minutes and Written Comments.

Joint Planning Commission / City Council Workshop
On November 12, 2024, the Planning Commission and City Council held a joint workshop to receive a presentation on the details of the Vista Lucia Project. The opportunity was given for the public and the members of the Planning Commission to discuss the Project and ask questions to better understand the components of the Project. This section discusses those questions with responses in further detail.

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• Pricing of Housing Units in the Vista Lucia Development (Public Comment) Pricing for Above Moderate units will be considered “market-rate” housing, which will reflect the local real estate market at the time that units are available for purchase. Any other affordable units will be capped at a maximum sales price or rent based on the size of the unit and the type of unit based on the Area Median Income in place in the year the units are made available. Generally, the program is designed on the principle that households should spend no more than 30% of their income on housing costs. • Lottery System for Affordable Housing (Public Comment) The City does not currently have an active Affordable Housing office in place. As per the current terms of the Development Agreement, the Owner of Block 6 is required to fund the staff of third-party services required for the City to administer and oversee the affordable housing units to be constructed. This would include the creation of programs that would include the establishment, maintenance and selection of lists of people qualified to receive the opportunity to apply for various housing opportunities in accordance with adopted State guidelines.
• Timing for Construction (Public Comment)
The developer has indicated an interest in moving forward with construction as soon as possible, however development of the project cannot begin until approval of the project by the City, approval of the annexation by LAFCo, and completion by the Developer of numerous pre-subdivision infrastructure and other technical requirements prior to the release of building permits. Therefore, it would be premature to establish a date when actual construction will begin.
• Inclusion on a List and Details for Self-Help Housing (Public Comment, Commissioner Velasquez, Councilmember Orozco)
Self-Help or “sweat-equity” units, which are for-sale affordable opportunities for households who significantly contribute to the construction of their own home, are planned for the development beginning in Block 3 of the project. The details for those units will be determined at a future date upon selection of an affordable housing provider to manage the construction and financing of these units. This is expected to occur with the first few years of development after substantial construction of Blocks 1 & 2. • Plans for Schools (Commissioner Vargas)
The developer and Gonzales Unified School District have been diligently working on an agreement that covers the first proposed school site immediately adjacent to Fanoe Road. While two other sites in the project have been committed to be reserved for educational purposes, it is unknown at the present time about the timing, need, and type of schools to be located at these sites. Given changes in demographic trends and birth rates, these decisions on future sites will be determined several years from now. • Plans for Fire Station / Police Annex and when will the housing and population trigger it? (Commissioners Vargas & Ramirez)
The project has a one-acre site dedicated to a future public safety facility. The timing of the development and construction of the station would be dependent on numerous factors, including population growth, response times, City budget, and space needs in existing facilities. The decision on when to pursue the project is not subject to a strict population count or development of a certain unit number but will be determined by the City at an unspecified date in the future as needed. • Functionality of the Water System (Commissioner Velasquez) Packet Pg. 120
The Vista Lucia Project site is currently used for agricultural production and the overall proposed Project is expected to generate approximately 686 to 866 Acre-Feet per Year less consumptive demand for groundwater than the Project site’s current agricultural land use. Over the life of the project, two new municipal wells will be required along with a storage tank. The water system will be connected to the City’s existing system, and existing private wells will be required to be capped in accordance with policy at such time as they are not needed for agricultural purposes. These specific plans can be reviewed in greater detail by reviewing the technical water reports attached to this staff report as Attachment J. • Use of Roundabouts (Commissioners Velasquez & Ramirez) Roundabouts or traffic circles are planned to be significantly utilized in the Vista Lucia Project. While there is certainly a learning curve to navigating roundabouts, multiple studies and data show the efficiency of roundabouts for safety and reducing traffic at intersections. As more roundabouts come online in Monterey County as a whole, driver experience and comfort using roundabouts will generally increase.
• Stormwater and Flooding Concerns (Commissioner Ramirez) The Vista Lucia stormwater plans have been designed and prepared to ensure that stormwater generated on the project on impervious surfaces can be kept on-site and properly discharged into future recreational facilities and also into a dedicated stormwater pond north of the proposed Fanoe Elementary school site. • Underground Utilities (Commissioner Ramirez)
As is standard in new residential projects, there will be a requirement within the subdivision to ensure that all utilities are placed underground throughout the project. • Widening Plans for Full Length of Fanoe Road (Commissioner Ramirez & Councilmember Silva) The developer is required to dedicate the frontage of Fanoe Road on the property it controls as a part of the project. In addition, the applicant has committed to purchasing the right-of-way necessary to build the extension of Fanoe Road up to an intersection with Associated Lane (planned to be renamed Vista Lucia Parkway). Upon construction of the first house, an interim improvement consisting of a fully improved two-lane road will be required to connect from the Project to US 101. Ultimate improvements, which will be made at a later stage in the project, would expand this corridor to four lanes.

There is also an existing two-lane segment between the southern property line and the widened right-ofway adjacent to the affordable housing community south of the project. As part of the City’s Impact Fee Program, there are plans for the City to acquire the right-of-way and expand the road in the future to four lanes. The timing of this segment will be determined by the City, based on need, traffic counts, and the ability to secure the necessary right-of-way to develop the expansion of Fanoe Road to the south. • Functionality of the Community Services District (Commissioner Ramirez) A Community Services or Facilities District is required to offset the costs of the City by providing services to the residential community that exceed the local share of property tax that the City receives.

These revenues are generated from the annual property tax bill charged by the County and these fees are passed on to the City. The district(s) are created by a vote of the property owners, in this case the developer prior to the sale of properties to the general public. These funds generated through annual assessment are used in order to fund critical infrastructure improvements, pay for ongoing services, and maintain facilities, roads, and parks, etc. The developer will be required to create these districts prior to the approval of building permits.

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• Requirement for a Resident Vote (Commissioner Ramirez) Current law does not typically require that land use entitlement projects such as the Vista Lucia project be considered by the voters of either the City or of the County. The City Council makes the final decision for the City, and the annexation is governed by the Local Agency Formation Commission of Monterey County, which is a state-created entity that governs boundaries for cities and special districts within the County.
• Commercial Zoning within the Project and Size (Commissioner Paco) The commercial zoning is limited to support neighborhood-type uses within the project and given the timing of the project, the City or developer has not actively pursued end-users for these sites. It is also important to note that the City would encourage larger retailers to sites in the City that are in greater proximity to US 101 to capitalize on the potential regional traffic. • Plans to Exclude Natural Gas from the Project (Councilmembers Funk, Worthy and Mayor Rios) As part of the City’s commitment to support the State of California in its climate-change reduction goals, through the Gonzales Grows Green initiative and through the adoption of the City’s Climate Action Program (CAP), the City committed to certain programs to reduce greenhouse gas emissions and promote environmental sustainability. As such, a key component of the project was to design it as all-electric without installing the infrastructure for natural gas, consistent with the CAP, the GHG Reduction Plan, and the Project Final EIR.

Public Comment Received
Following completion of the Planning Commission hearing and prior to the City Council hearing, letters and emails have been received by City Staff. Staff will address these and other comments that may be received prior to the City Council Public Hearing on September 2, 2025, and are included in the record as Attachment L: Public Correspondence Received Prior to Public Hearing.

Review of Key Conditions of Approval
As is standard with projects of this size and scope, there are a number of Conditions of Approval that are applicable to the Project in order to ensure the health, safety and welfare of the community, and to ensure that certain items of interest to the community including key infrastructure are completed as a part of the Project prior to the occupancy of the facility. The full list of Conditions of Approval is included as Exhibit B to Resolution 2025-11, which is a recommendation to the City Council of the first Tentative Map. While many of these conditions are standard with all construction projects, there are a few that are specific to this project and are discussed in greater detail here.

COA #2 – Contingent on Annexation - It has been stated earlier, but all project approvals are ultimately contingent upon annexation approval by the Monterey County Local Agency Formation Commission (LAFCo) and any condition that has a timing requirement will be based on the date annexation becomes official, not the date of project approval by the City Council.

COA #4 - Reimbursement of City Costs. - The Owner/Applicant shall reimburse the City of Gonzales for all engineering, inspection, legal, planning, and administrative expenses, included or to be incurred by the City in connection with the Project, including expenses incurred through the use of outside consultants and inspectors, where necessary, at the rates applicable at the time of billing.

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COA #10 – Time Limits – The life of the Tentative Map approval is specified in the Development Agreement, as a period of 20 years after the effective date of the Agreement, unless terminated or extended pursuant to the Agreement.

COA #12 - Development Impact Fees. - Owner/Applicant shall pay all Development Impact Fees as set forth in Chapter 1.48 of the Gonzales City Code at the time and in the manner set forth in the Code, unless otherwise amended in the Development Agreement. Impact fees may be subject to credits or a reimbursement agreement for facilities constructed by the applicant that are part of the impact fee program. Such fees are subject to an annual adjustment to reflect the percentage change in the construction cost index for San Francisco as of December 1 of the previous year as reported by "Engineering News-Record".

School Facilities Impact Fees payable to the Gonzales Unified School District (GUSD) and Regional Transportation Impact Fees payable to the Transportation Agency of Monterey County (TAMC) are due at the time of issuance of a building permit.

COA #14 – Hours of Work – Construction hours are 7:00AM - 7:00PM, Monday through Friday, and 8:00AM – 5:00PM on Saturdays, with no construction on Sunday’s or City Holidays.

COA #28 – Community Facilities District. – Prior to filing the first Final Map, the Master Developer shall cooperate and diligently work with the City to form a Community Facilities District (CFD) and/or other mutually acceptable financing district or mechanism.

COA #31 – Affordable Housing – Block 6 – This outlines the requirements to ensure Block 6 is preserved for affordable housing opportunities.

COA #32 – Block 3 – Self-Help Units – This outlines the requirements to ensure opportunities for selfhelp affordable units in Block 3 of the project.

COA #40 – Underground Utilities. All utilities shall be placed underground.

Explain: Annexation and construction of the Vista Lucia Project will provide much-needed housing and additional employment opportunities, while creating a permanent northern agricultural edge for the city to ensure that it keeps its small-town character.

Explain how the Recommendation Directly Implements the Mission The City Council and Staff of the City of Gonzales will realize our Vision by providing the leadership, commitment, and resources necessary to provide excellent services that enhance the quality of life of our diverse community. X Yes ____ No____ N/A
Explain: Development of housing opportunities in Gonzales is needed to improve opportunities for future generations to remain in Gonzales and provide greater economic opportunities ensuring that the City can improve the quality-of-life services that are provided to the community.

City services will be delivered in a cost-effective, respectful, and friendly manner to ensure the safety and well-being of the residents and the promotion of business, recreational, housing and employment opportunities in an environmentally sustainable manner. X Yes ____No ____ N/A Packet Pg. 123
Explain: See above.

ALTERNATIVES
The Planning Commission reviewed all matters and per Gonzales City Code, provided a recommendation of approval to the City Council on all matters related to the project. Under Section 12.12.070, the City Council hears and determines Planning Commission recommendations for the adoption or amendment of the general plan or any specific plans and adopts ordinances and takes all related actions necessary on the project.

While staff is recommending full approval of the Project as outlined in the staff report, should the City Council have any concerns it may take a number of alternative actions. - Approve the Project with additional conditions of approval to address certain issues that arose at the public hearing or to address specific concerns about the Project.

- Request additional information regarding the Project prior to making a recommendation which would result in a continuation of the public hearing to a future date. - Deny the Project. A motion of denial would have to be supported by specific written findings outlining the reasons the proposed Project would negatively impact the health, safety and welfare of the City and its residents.

BUDGET IMPACTS
According to the report completed by Willdan Financial Services related to the Vista Lucia Project, it is projected upon buildout that the City would receive $3,222,820 in annual revenue from property taxes, increased sales taxes and other ancillary revenues with $6,496,252 in expenses to provide services to the annexation area, resulting in a deficit of $3,272,433 per year. Creation of Community Facilities Districts or other long-term financing mechanism will be required to offset this deficit and make the Project revenue-neutral. Additionally, the City would receive one-time revenues associated with permit fees, local sales taxes from construction materials, indirect taxes from short-term construction jobs, and an anticipated one-time development impact fees (adjusted for any credits for identified improvements constructed by the applicant) of over $140 million over time upon full build-out of the Project to offset the capital construction costs to accommodate future growth in the City of Gonzales.

CONCLUSION
The Vista Lucia Annexation Project represents an opportunity for Gonzales to build much-needed housing units and further the development of its General Plan. By allowing for the annexation and eventual development and construction of the Project, it will support multiple infrastructure needs in the City and meet a large number of City goals and policies outlined in the General Plan. The project and all associated required actions were recommended by the Planning Commission by a 4-0 vote.

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Therefore staff recommends full approval of the Project and that the City Council take all the associated actions outlined in this staff report, including certifying the Final Environmental Impact Report, Adopting a General Plan Amendment and the Vista Lucia Specific Plan, Introduce, Waive Reading and Introduce the Development Agreement, Approve an Annexation request to Monterey County LAFCo, Introduce, Waive Reading and Introduce adoption of a Pre-Zoning Ordinance, and approval of a Tentative Map, contingent upon approval of the annexation by LAFCo.

Public Notice
The applicant’s request for the approval of the Vista Lucia Project and all related entitlements has been processed per the City's Zoning Ordinance requirements per Chapter 12.28 as follows: a) An application has been received and accepted by the City of Gonzales for processing; b) A Public Hearing Notice was published in the Salinas Valley Tribune on August 20, 2025; c) Public Hearing Notices were mailed to all property owners within 300'-0" of the site. A certification of mailing is on file at the Planning Department; d) Notice of the Hearing was placed on the City website and City social media pages and e) a public hearing was conducted by the City Council to consider the request on September 2, 2025 and members of the public were invited to comment and all comments were considered by the City Council prior to its decision on the request.

Attachments:

1. Public Notice

2. Resolution No. 2025-09 with Exhibits A-E

3. Resolution No. 2025-10 with Exhibit A

4. Ordinance No. 2025-148 with Exhibit A

5. Ordinance No. 2025-149 with Exhibit A

6. Resolution No. 2025-11 with Exhibits A-B

7. Resolution No. 2025-12 with Exhibits A-B

8. Exhibit G - Agricultural Mitigation Exhibit

9. Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23

10. Exhibit I - General Plan Objectives and Policies

11. Exhibit J - Water Supply Assessment Final Draft_121620

12. Exhibit K - Planning Commission 03-10-25 Minutes

13. Exhibit L - LOA Response to FEIR FINAL
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Packet Pg. 126 Attachment: Public Notice (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) RESOLUTION NO. 2025-09

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GONZALES

CERTIFYING THE VISTA LUCIA PROJECT FINAL ENVIRONMENTAL IMPACT REPORT (SCH #2020039056), ADOPTION OF THE MITIGATION MONITORING

AND REPORTING PROGRAM (MMRP), AND ADOPTION OF CEQA FINDINGS OF

FACT AND STATEMENT OF OVERRIDING CONSIDERATIONS
WHEREAS, the City of Gonzales received an application from Cielo Grande Ranch, LLC for a proposed annexation of 771 acres, along with the request to develop up to 3,498 residential units, three educational sites, 96,000 square feet of commercial development, 79 acres of recreational facilities, and related infrastructure known as the Vista Lucia Project (“Project”) on property located within the Sphere of Influence; and
WHEREAS, the City of Gonzales is the lead agency for the purposes of conducting environmental review of the proposed Vista Lucia Project under the California Environmental Quality Act (CEQA), and, as lead agency, has caused to be prepared a Draft Environmental Impact Report (DEIR) for the Project in accordance with the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) and related Guidelines (Title 14 California Code of Regulations, Section 15000 et seq.), as Exhibit A; and WHEREAS, the City prepared a Notice of Preparation (NOP) of an Environmental Impact Report, which was circulated for public comment between March 20, 2020, and April 20, 2020, and in response the City subsequently prepared a specific plan for the project site and circulated a revised NOP from September 14, 2021 to October 29, 2021 and held a scoping meeting on October 28, 2021 in accordance with Section 15082(c)(1) of the State CEQA Guidelines; and WHEREAS, the Draft EIR was prepared in response to the concerns raised during the NOP public comment period and at the public hearing, in accordance with CEQA and related Guidelines, and the City’s rules and procedures for the implementation of CEQA; and WHEREAS, the Draft EIR was circulated for public review and comment for 45 days between February 2, 2024, and March 18, 2024, in accordance with CEQA (Public Resources Code Section 21000 et seq.) and related Guidelines (Title 14 California Code of Regulations, Section 15000 et seq.); and
WHEREAS, a Final Environmental Impact Report (“FEIR”) was prepared on the project in compliance with all requirements of CEQA, and which addresses all elements and phases of the Project and Project approvals as described above; and
WHEREAS, the FEIR for the Vista Lucia project consists of the Draft EIR for the Vista Lucia Project, comments on the Draft EIR including a list of commenters and the City’s responses to comments, errata, and such additional oral and written comments and responses as entered into the public record on the matter, as Exhibit B; and
Packet Pg. 127 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) WHEREAS, pursuant to CEQA Guidelines Section 15088(b), the Final EIR was made available for review by agencies and interests that provided written comments on the Final EIR for at least 10 days prior to the public hearing at which the City Council considered the certification of the Final EIR; and
WHEREAS, a Mitigation Monitoring Reporting Program was prepared as required under CEQA (Public Resources Code Section 21083 and CEQA Guidelines Section 15074(d)) to ensure that all significant environmental impacts are mitigated or avoided, attached by reference as Exhibit C; and

WHEREAS, the FEIR determined that implementation of the Project has the potential to generate significant environmental impacts that could be reduced to a less-than-significant level with full implementation of mitigation measures as recommended in the document; and that potentially significant environmental impacts that can be reduced through the implementation of mitigation measures include the following: agricultural resources (agricultural mitigation); air quality (short-term construction emissions and nuisance odors); biological resources (e.g., habitat alteration); cultural resources (archaeological); greenhouse gas emissions; and health hazards, noise; and
WHEREAS, the FEIR has also determined that the implementation of the Project, as proposed, has the potential to generate significant and unavoidable environmental impacts, and that such significant impacts which cannot be mitigated to a less-than-significant level with implementation of the Project are identified as follows: Conversion of Prime Farmland and Farmland of Statewide Importance to Non-Agricultural Use; Criteria Air Pollutants During Operations that Exceed Air District Thresholds and Degrade Air Quality (VOCs), Exceeding the Applicable Threshold for VMT (Residential Use), Aesthetics of Light Trespass, Light Pollution, and Glare; and
WHEREAS, the City has prepared the required CEQA Findings of Fact and Statement of Overriding Considerations, stating in writing the specific reasons to support its action based on the Final EIR as Exhibit D; and
WHEREAS, an errata was prepared in respect to Mitigation Measure 7-2 to clarify and provide additional precise, step-by-step direction for protecting California tiger salamander, a special-status species as Exhibit E; and
WHEREAS, on March 10, 2025, the Planning Commission conducted a noticed public hearing to consider the adequacy of the FEIR and all comments received, the MMRP, CEQA Findings of Fact and Statement of Overriding Considerations and considered the Staff Report and oral report for the FEIR and recommended that the City Council certify the FEIR and adopt the Mitigation Monitoring Reporting Program, and CEQA Findings of Face and Statement of Overriding Considerations; and
WHEREAS, on September 2, 2025 the City Council conducted a noticed public hearing and determined that the FEIR for the Vista Lucia Project meets all CEQA requirements and constitutes a complete, comprehensive and adequate documentation of all environmental effects Packet Pg. 128 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) and impacts of the project and included appropriate and effective implementation measures and alternatives to reduce identified significant impacts.

NOW, THEREFORE BE IT RESOLVED, that the City Council, upon its independent judgement and analysis, resolves to certify the Final Environmental Impact Report, and adopt the Mitigation Monitoring Reporting Program, and CEQA Findings of Fact and Statement of Overriding Considerations for the Vista Lucia Project.

PASSED AND ADOPTED by the City Council of the City of Gonzales a regular meeting duly noticed and held on the 2nd day of September 2025, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:
_____________________________
Jose L. Rios, The Honorable Mayor
ATTEST:
__________________________
Mary Villegas, Deputy City Clerk
Packet Pg. 129 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Exhibit A: Vista Lucia Project DEIR
Exhibit B: Vista Lucia FEIR
Exhibit D: CEQA Finding of Fact and Statement of Overriding Consideration See the following link: https://gonzalesca.gov/node/673 Packet Pg. 130 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 1 EMC Planning Group
Vista Lucia Project November 18, 2024
Vista Lucia Project
Mitigation Monitoring and Reporting Program

1.1 Introduction
CEQA Guidelines section 15097 requires public agencies to adopt reporting or monitoring programs when they approve projects subject to an environmental impact report or a negative declaration that includes mitigation measures to avoid or lessen significant environmental effects.

The program is to ensure compliance with mitigation measures during project implementation. In addition, monitoring provides a mechanism to evaluate the effectiveness of the mitigation measures.

Definitive project mitigation measures include enough detailed information and enforcement procedures to ensure compliance. This monitoring program is designed to provide a mechanism to ensure that mitigation measures are implemented.

1.2 Monitoring and Reporting Program
The basis for this monitoring program is the mitigation measures included in the final environmental impact report prepared for the project. The mitigation measures are designed to eliminate or reduce significant adverse environmental effects to less than significant. The mitigation measures become conditions of project approval, with which the project applicant is required to comply.

This checklist is to be used to monitor mitigation measure implementation.

1.3 Monitoring and Reporting Program Procedures
The City of Gonzales will use the attached monitoring checklist for the proposed project. The monitoring program should be implemented as follows:

1. The Gonzales Community Development Department should be responsible for coordinating the monitoring program, including the monitoring checklist. The Community Development Department should also be responsible for completing the monitoring checklist and distributing the checklist to the responsible individuals or agencies for their use in monitoring mitigation measures applicable to their area of interest or responsibility.

2. Each responsible individual or agency will then be responsible for determining whether the mitigation measures contained in the monitoring checklist have been complied with. Once all mitigation measures have been complied with, the responsible individual or agency should

EXHIBIT C
Packet Pg. 131 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 2 EMC Planning Group
Vista Lucia Project November 18, 2024
submit a copy of the monitoring checklist to the Community Development Department to be placed in the project file. If one or more mitigation measures have not been complied with, the monitoring checklist should not be returned to the Community Development Department.

3. The Gonzales Community Development Department will review the checklist to ensure that appropriate mitigation measures have been complied with at the appropriate time.

4. If a responsible individual or agency identifies a non-compliance issue, a written notice should be delivered by certified mail to the project proponent within 10 days, with a copy to the Community Development Department, describing the non-compliance and requiring compliance within a specified period of time. If non-compliance still exists at the expiration of the specified period of time, construction may be halted and fines may be imposed at the discretion of the City of Gonzales.

1.4 Monitoring and Reporting Checklist
Step 1 – Prior to Approval of Tentative Maps and Use Permits Mitigation Measure 7-1. Prior to approval of any tentative map and prior to approval of grading permits for the off-site wastewater main and off-site circulation improvements, a biologist qualified in botany shall conduct a focused survey for Congdon’s tarplant in accordance with current CDFW and CNPS rare plant survey protocols (CDFW 2018 and CNPS 2001). The survey shall occur during the peak blooming period for this species to determine its presence or absence (typically August through September). If possible, a known reference population of the target species in the project vicinity shall first be visited to verify that the species is observable, and the focused survey shall be conducted within two weeks of observing the reference population in full bloom.

The biologist shall then prepare a brief report documenting the results of the survey and, if appropriate, propose measures for avoiding or minimizing possible impacts to Congdon’s tarplant before and during construction, as included below. If the focused survey concludes the species is not present within the project site boundary, the off-site wastewater main location, and/or off-site circulation improvement locations, or if it is present but impacts to it can be completely avoided, then no mitigation would be required.

If the focused surveys identify Congdon’s tarplant within the project site boundary, the off-site wastewater main location, and/or off-site circulation improvement locations, and it would be affected by proposed development, then appropriate mitigation shall be developed by the biologist and implemented by the applicant prior to approval of a tentative map(s) for the project site and prior to approval of grading permits for the off-site wastewater main and off-site circulation improvements. Measures may include, but are not limited to:

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a. A qualified biologist shall identify an on-site or off-site mitigation area suitable for restoration of habitat and seed transplantation for this annual herb. The property owner shall be responsible for the placement of a conservation easement over the mitigation area and the provision of funds to ensure the restoration of the mitigation area and its preservation in perpetuity. b. Prior to approval of a tentative map(s) for the project site and grading permits for the off-site wastewater main and off-site circulation improvements, a qualified biologist or native plant specialist shall perform seed collection from all special-status plants located within the impact areas and implement seed installation at the mitigation area at the optimal time. Additionally, topsoil from the special-status species occurrence area(s) shall be salvaged (where practical) for use in the mitigation area.
c. A maintenance and monitoring program shall be developed by a qualified biologist and established for a minimum of five years after mitigation area installation to verify that restoration activities have been successful. Maintenance activities may include, but not be limited to, watering during the plant establishment period, supplemental seed planting as needed, and removal of non-native plants. Monitoring shall include, at a minimum, quarterly monitoring reports for the first year and annual reports for the remaining four years. The performance standard for successful mitigation shall be a minimum 3:1 replacement ratio (i.e., three plants observed in mitigation area for each plant lost) achieved in at least one of the five years of monitoring.

The project applicant shall be responsible for implementation of this mitigation measure with oversight by the City of Gonzales Planning Department. Compliance with this measure shall be documented and submitted to the City of Gonzales, prior to approval of grading permits for developing any portion of the project site, and prior to approval of grading permits for the off-site wastewater main and off-site circulation improvements.

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 Fireplaces shall be prohibited in all residential units; and  Architectural coatings that exceed the air district’s VOC standards shall be used in all new residential and non-residential development.

The Gonzales Community Development Director shall require that these measures are included prior to approval of each tentative map and use permit, and ensure that the requirements are included all contractor work specifications prior to approval of building permits.
6-3b To reduce operational, mobile-source criteria air pollutant emissions, the following reduction measures shall be required for all tentative maps and use permits:
 Provide a pedestrian access network that internally links all uses and connects to all existing external streets and pedestrian facilities and with all or planned external streets and pedestrian facilities planned for adjacent properties; and  Incorporate bike lane street design and common bike parking facilities in non-residential projects and multi-family residential projects, and incorporate land for bike trails.

The Gonzales Community Development Director shall require that these measures are included prior to approval of each tentative map and use permit.

Mitigation measures 6-3a and 6-3b would reduce all criteria emissions, but VOC emissions would remain above the VOC threshold of significance by about 25 percent. Therefore, the proposed project would have a significant unavoidable impact on air quality from VOC emissions.

To further reduce criteria emissions, with the co-benefit of reducing GHG emissions, the following emissions reductions measures shall be required prior to approval of each tentative map and use permit, and required as contractor work specifications where applicable:
6-3c Prior to approval of each tentative map and use permit, the project applicant shall consult with Monterey Salinas Transit to identify locations for incorporating transit facilities into the proposed project. Such facilities shall be constructed to Monterey Salinas Transit standards in each location defined by Monterey Salinas Transit.
6-3d Traffic calming measures shall be included as part of each tentative map. Such measures may include, but not be limited to: marked crosswalks, count-down signal timers, curb extensions, speed tables, raised crosswalks, raised intersections, median islands, tight corner radii, roundabouts, on-street parking, planter strips with street trees, and chicanes/chokers. 6-3e The following features shall be included as part of each tentative map and use permit and identified in contractor work specifications:

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 Conductive/inductive electric vehicle charging stations and signage prohibiting parking for non-electric vehicles within all multi-family residential and commercial developments;  End-of-trip facilities for bicycle riders including showers, secure bicycle lockers, and changing spaces in all new commercial projects;
 Subsidized/discounted daily or monthly public transit passes;  Programmable thermostat timers in all new residential units;  Energy efficient appliances, including dishwashers, refrigerators, ceiling fans, and clothes washers in all new residential units; and
 High-efficiency electric furnaces and water heaters in residential buildings.

Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Building Services Department Monitoring Notes:
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Mitigation Measure 10-2. Applicants for all future individual projects shall:
a. Design such projects to be all electric. No permanent natural gas infrastructure shall be permitted as a source of energy supply; and
b. Incorporate transportation electrification-supporting site development design and infrastructure (e.g., electric vehicle support infrastructure) consistent with the Tier 2 voluntary electric vehicle standards in the California Green Building Standards Code, Title 24, in effect at the time building permits are requested from the City of Gonzales.

All individual project applications (e.g., tentative maps, use permits, etc.) shall be reviewed by the City of Gonzales Building Official for consistency with these requirements prior to issuance of building permits.

Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Building Services Department Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Mitigation Measure 10-3: If the City has not adopted an updated qualified climate action plan prior to the City’s consideration of future individual projects proposed starting 2031 and after, such individual project applicants shall prepare a GHG Reduction Plan for their respective projects. Each GHG Reduction Plan shall include GHG reduction measures that reduce GHG emissions to 0.82 MT CO2e per service population per year or less. The GHG Reduction plan shall be prepared by a qualified air quality/GHG professional.

The service population threshold of significance is based on an assumed buildout year of 2045 for all individual projects. A higher threshold of significance may be warranted for projects proposed starting 2031 and after that build out prior to 2045. For such projects, individual project developers may provide substantial evidence that a higher threshold of significance is warranted. Any proposed change in the threshold of significance for individual projects or the threshold of significance determination methodology shall be subject to review and approval of the Community Development Director.

Each GHG Reduction Plan shall list the planned reduction measures, identify reductions associated with each, and provide evidence supporting the level of reduction calculated for each. All measures within the control of individual project applicants shall be implemented and operational prior to occupancy of the associated project.

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Each GHG Reduction Plan shall prioritize on-site GHG reduction design features and/or other project specific measures that are within the control of individual project applicants. If on-site measures are insufficient to achieve required reductions, direct investments in off-site GHG reduction activities/programs in the vicinity may be made. Examples of direct investments include building retrofit programs that pay for cool roofs, solar panels, solar water heaters, smart meters, energy efficient lighting energy efficient windows, and insulation. Other examples include financing programs for installing electric vehicle charging stations, electrifying school buses, or planting local urban forests.

GHG reductions that accrue from current and future state legislation and regulations with which such projects must comply; specific plan design features including coordinating with MontereySalinas Transit to incorporate transit facilities into future individual development projects (e.g. tentative maps), including traffic calming measures on roads within the site, supporting electrification of the vehicle fleet by incorporating electric vehicle charging stations and reserving parking spaces for electric vehicles in multi-family and commercial development, including charging outlets in single-family homes, supporting bicycle commuting by including “end-of-trip” bicycle facilities in new commercial development, installing programmable thermostats in residential buildings, and installing energy efficient appliances in new residential buildings; and required compliance with mitigation measure 10-2 regarding all electric development and transportation electrification improvements may be considered as part of the analysis of individual project GHG reductions.

If the GHG emissions reductions from legislative/regulatory actions, on-site measures, investments in off-site reduction programs, and/or specific plan design features are insufficient to reduce individual project emissions to below the threshold of significance, individual project applicants may secure the reduction balance by purchasing and retiring carbon offset credits. The carbon offset credits shall meet the following performance standards:

Carbon offset credits shall be issued by a recognized, reputable and accredited registry that mandates the use of established protocols for quantifying and issuing the offset credits. Credits issued based on protocols approved by the California Air Resources Board should be prioritized. Examples of such registries include the Climate Action Reserve, American Carbon Registry, and Vierra.

In order of priority, the carbon offset credits should be obtained from projects developed in local vicinity/region, the state, national, or international projects. Priority is on offset credits available through registries approved by CARB. Credits from projects developed internationally should not be used unless the applicant demonstrates with substantial evidence that sufficient carbon offsets from projects in vicinity/region, state, or U.S. are unavailable. International offsets must be quantified and issued using established protocols that are recognized in the United States and that are issued by recognized, reputable and accredited registries.

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All carbon offset credits must meet the criteria of being real, quantifiable, permanent, verifiable, enforceable, and additional, consistent with the standards set forth in Health and Safety Code section 38562, subdivisions (d)(1) and (d)(2).

Individual project applicants shall submit their respective GHG Reduction Plans for review and approval of the Community Development Director prior to approval of project-specific entitlements. Implementation of the GHG reduction measures shall be made a condition of approval. If carbon offset credits are proposed, applicants shall provide an executed contract or other certification to the Planning Direct that the requisite carbon offset credits have been purchased.

Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Community Development Director Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Mitigation Measure 20-1. The applicant shall locate outdoor activity areas of proposed residential uses (outdoor common use areas and individual patios and balconies for multi‐family homes and backyards of single‐family homes) outside the cumulative 60 dB Ldn traffic noise contour along Packet Pg. 138 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 9 EMC Planning Group
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Associated Lane (Vista Lucia Parkway). If noise sensitive residential uses are proposed within the 65 dB Ldn noise contour, the applicant shall prepare a traffic noise mitigation plan which demonstrates how traffic noise exposure at these uses will be reduced to 59 dB Ldn or lower. Mitigation could include building orientation, sound walls, or other feasible design or improvements options. The mitigation plan shall be subject to review and approval of the Gonzales Community Development Director for conformance with these noise exposure performance standards prior to approval of a future specific plan.

The applicant shall specify in writing to the City the mitigation option(s) to be implemented. The proposed mitigation option(s) are subject to review and approval by the City Council prior to its decision to approve the project. The mitigation option(s) shall be completely implemented by the applicant prior to City approving any activity resulting in interference with agricultural practices on the property subject to conversion. Mitigation shall not be required for planned uses that are except from mitigation requirements per Section 12.150.040(D) of the ordinance including schools, trails, public parks, and land planned for residential products that would be available to very low- and lowincome residents. The City shall not issue any grading permit, building permit, or encroachment permit until mitigation has been completed.

Dust control measures shall be employed to reduce visible dust leaving the area under construction.

The following measures or equally effective substitute measures shall be used:
a. Use recycled water to add moisture to the areas of disturbed soils twice a day, every day, to prevent visible dust from being blown by the wind;
b. Apply chemical soil stabilizers or dust suppressants on disturbed soils that will not be actively graded for a period of four or more consecutive days;
c. Apply non-toxic binders and/or hydro seed disturbed soils where grading is completed, but on which more than four days will pass prior to paving, foundation construction, or placement of other permanent cover;
d. Cover or otherwise stabilize stockpiles that will not be actively used for a period of four or more consecutive days, or water at least twice daily as necessary to prevent visible dust leaving the site, using raw or recycled water when feasible;
e. Maintain at least two feet of freeboard and cover all trucks hauling dirt, sand, or loose materials; f. Install wheel washers at all construction site exit points, and sweep streets if visible soil material is carried onto paved surfaces;
g. Stop grading, and earth moving if winds exceed 15 miles per hour; h. Pave roads, driveways, and parking areas at the earliest point feasible within the construction schedule;
i. Post a publicly visible sign with the telephone number and person to contact regarding dust complaints. This person shall respond and take corrective action within 48 hours of receiving the complaint. The phone number of the Monterey Bay Air Resources District shall also be visible to ensure compliance with Rule 402 (Nuisance); and j. Limit the area under construction at any one time.

Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Building Services Department Packet Pg. 140 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 11 EMC Planning Group
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Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Mitigation Measures 6-4a and 6-4b:
6-4a Prior to issuance of a building permit for any development located within 500 feet of existing off-site and future on-site residential and school sensitive receptors, the applicant shall prepare a Construction Staging Management Plan to be reviewed and approved by the Gonzales Community Development Director prior to issuance of a grading permit such development.

The plan shall include the following restrictions:
a. Heavy-duty diesel vehicles shall be required to have 2010 or newer model year engines, in compliance with the California Air Resources Board’s Truck and Bus Regulation, and shall not be staged within 500 feet of nearest sensitive receptors; and b. Construction equipment and heavy-duty diesel trucks idling shall be avoided, where feasible, and if idling is necessary, it shall not exceed five minutes.

These measures shall be included in all contractor work specifications and construction documents.
6-4b The following language shall be included in all construction documents, subject to review and approval by the City Engineer, prior to issuance of a grading permit for all development: “All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications and shall be checked by a certified visible emissions evaluator.

All non-road diesel construction equipment shall, at a minimum, meet Tier 3 emission standards listed in the Code of Federal Regulations Title 40, Part 89, Subpart B, §89.112.

Further, where feasible, construction equipment shall include the use of alternative fuels such as compressed natural gas, propane, electricity or biodiesel.” Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Building Services Department Monitoring Notes:
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Mitigation Measures 7-2a and 7-2b:
7-2a For each tentative map approved by the City, prior to initial ground disturbing activities, a qualified biologist shall conduct a habitat survey to determine whether there is suitable habitat for California tiger salamander anywhere within the complete tentative map area.

The biologist shall then prepare a brief report documenting the results of the survey. If the habitat survey concludes that there is no suitable habitat, then no mitigation would be required at this time.

If the habitat survey concludes that there is suitable habitat for California tiger salamander within the tentative map area, the biologist shall conduct protocol surveys following the Interim Guidance on Site Assessment and Field Surveys for Determining Presence or a Negative Finding of the California Tiger Salamander (USFWS 2003) to determine whether there are California tiger salamander within the identified suitable habitat area.

Compliance with this measure shall be documented and submitted to the City of Gonzales Planning Department. Prior to approval of a grading permit for any area within an individual tentative map area, the City of Gonzales Planning Department shall confirm compliance with this mitigation measure 7-2a.

Subsequent habitat surveys shall not be required for development within the area of an approved tentative map for 10 years from the date of the original habitat survey. Any portion of an individual tentative map area not developed within 10 years from the date of the original habitat survey shall thereafter be subject to a new survey in accordance with the procedures set forth herein.
7-2b If protocol surveys performed pursuant to 7-2a determine that California tiger salamander are present, the applicant shall seek Incidental Take Authorization pursuant to Fish and Game Code Section 2081(b) prior to ground disturbance. Measures to avoid and/or minimize direct take and to fully mitigate impacts of the take shall be implemented per conditions of the Incidental Take Permit.

Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Community Development Director Monitoring Notes:
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Mitigation Measures 7-3a and 7-3b:
7-3a Prior to issuance of a grading permit for development within the footprint of the project site, the off-site wastewater main location, and off-site circulation improvement locations, a qualified biologist, hired at the applicant’s expense, shall conduct a training session for all construction personnel. At a minimum, the training shall include a description of specialstatus species potentially occurring in the project vicinity, including, but not limited to, burrowing owl and nesting birds and raptors. Their habitats, general measures that are being implemented to conserve species as they relate to the project, and the boundaries within which construction activities would occur shall be explained. Informational handouts with photographs clearly illustrating the species’ appearances shall be used in the training session.

All new construction personnel shall undergo this mandatory environmental awareness training. The applicant shall submit evidence of completion of this training to the City of Gonzales Planning Department, prior to issuance of a grading permit.

Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Community Development Director Monitoring Notes:
____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 7-3b To avoid/minimize impacts to burrowing owls potentially occurring on or adjacent to the project site boundary, the off-site wastewater main location, and/or off-site circulation improvement locations, the project applicant shall retain a biologist qualified in ornithology to conduct surveys for burrowing owl. The approved biologist shall conduct a two-visit (i.e., morning and evening) presence/absence survey at areas of suitable habitat on and adjacent to the project site boundary, the off-site wastewater main location, and/or off-site circulation improvement locations no less than 14 days prior to the start of construction or ground disturbance activities. Surveys shall be conducted according to methods described in the Burrowing Owl Survey Protocol and Mitigation Guidelines (California Burrowing Owl Consortium 1993) and the Staff Report on Burrowing Owl Mitigation (CDFW 2012). The applicant shall submit evidence of completion of the preconstruction survey to the City of Gonzales Planning Department prior to issuance of a grading permit.

Because burrowing owls occupy habitat year-round, seasonal no-disturbance buffers, as outlined in the Burrowing Owl Survey Protocol and Mitigation Guidelines (CBOC 1993) and the Staff Report on Burrowing Owl Mitigation (CDFW 2012), shall be in place around occupied habitat prior to and during any ground disturbance activities. The following table Packet Pg. 143 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 14 EMC Planning Group
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Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Community Development Director includes buffer areas based on the time of year and level of disturbance (CDFW 2012), unless a qualified biologist approved by the CDFW verifies through non-invasive measures that either: 1) birds have not begun egg laying and incubation; or 2) that juveniles from the occupied burrows are foraging independently and are capable of independent survival.

Location Time of Year Level of Disturbance
Buffers (meters)
Low Med High
Nesting
Sites
April 1 –
Aug 15
200 m 500 m 500 m
Nesting
Sites
Aug 16 –
Oct 15
200 m 200 m 500 m
Nesting
Sites
Oct 16 –
Mar 31
50 m 100 m 500 m
If burrowing owl is found and avoidance is not possible, burrow exclusion may be conducted by qualified biologists only during the non-breeding season, before breeding behavior is exhibited and after the burrow is confirmed empty through non-invasive methods, such as surveillance. Occupied burrows shall be replaced with artificial burrows at a ratio of one collapsed burrow to one constructed artificial burrow (1:1). Evicted burrowing owls may attempt to colonize or re-colonize an area that would be impacted, thus ongoing surveillance during project activities shall be conducted at a rate sufficient to detect burrowing owls if they return.

If surveys locate occupied burrows in or near construction areas, consultation with the CDFW shall occur to interpret survey results and develop a project-specific avoidance and minimization approach.

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Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Mitigation Measure 7-4. Prior to issuance of a grading permit, to avoid impacts to nesting birds during the nesting season (January 15 through September 15), construction activities within or adjacent to the project site boundary, the off-site wastewater main location, and/or off-site circulation improvement locations that include any vegetation removal or ground disturbance (such as grading or grubbing) shall be conducted between September 16 and January 14, which is outside of the bird nesting season. If construction activities must commence during the bird nesting season, then a qualified biologist shall conduct a pre-construction survey for nesting birds to ensure that no nests would be disturbed during project construction.

If construction activities are scheduled during the nesting season (February 15 to August 30 for small bird species such as passerines; January 15 to September 15 for owls; and February 15 to September 15 for other raptors), nesting bird surveys shall be conducted by a qualified biologist. a. A survey for active nests of such birds shall occur within 10 days prior to start of construction.

Appropriate minimum survey radius surrounding the work area is typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger raptors. Surveys shall be conducted at the appropriate times of day to observe nesting activities. The applicant shall submit evidence of completion of the preconstruction survey to the City of Gonzales Planning Department, prior to issuance of a grading permit.
b. If the qualified biologist documents active nests within the project site boundary, the off-site wastewater main location, and/or off-site circulation improvement locations, or in nearby surrounding areas, an appropriate buffer between each nest and active construction shall be established. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct baseline monitoring of each nest to characterize “normal” bird behavior and establish a buffer distance, which allows the birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds daily during construction activities and increase the buffer if birds show signs of unusual or distressed behavior (e.g., defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist shall have the authority to cease all construction work in the area until the young have fledged and the nest is no longer active. Documentation shall be prepared by the Packet Pg. 145 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 16 EMC Planning Group
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biologist and submitted to the City of Gonzales Planning Department weekly until the nests are no longer active.

To compensate for temporary and/or permanent impacts to Waters of the U.S. that would be impacted as a result of the proposed project, mitigation shall be provided as required by the regulatory permits. Mitigation would be provided through one of the following mechanisms:
i. A Wetland Mitigation and Monitoring Plan shall be developed that outlines mitigation and monitoring obligations for temporary impacts to wetlands and other waters as a result of construction activities. The Wetland Mitigation and Monitoring Plan would include thresholds of success, monitoring and reporting requirements, and site-specific plans to compensate for wetland losses resulting from the project. The Wetland Mitigation and Monitoring Plan shall be submitted to the appropriate regulatory agencies for review and approval during the permit application process.
ii. To compensate for permanent impacts, the purchase and/or dedication of land to provide suitable wetland restoration or creation shall ensure a no net loss of wetland values or functions. If restoration is available and feasible, a minimum 1:1 impact to mitigation ratio would apply to projects for which mitigation is provided in advance.

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The applicant shall comply with terms and conditions of the permits, including measures to protect and maintain water quality, restore work sites, and mitigation to offset temporary and/or permanent wetland impacts. The applicant shall be responsible for implementation of this mitigation measure prior to issuance of a grading permit, with oversight by the City of Gonzales Planning Department.
7-5b Prior to initiation of ground disturbance or construction activities to widen Associated Lane, the applicant shall retain a qualified biologist to determine the extent of ditches and potential wetlands regulated by the USACE, RWQCB, and/or CDFW that could be affected. If the USACE claims jurisdiction, the applicant shall retain a qualified biologist to obtain a Clean Water Act Section 404 Nationwide Permit. If the impacts to potential wetlands do not qualify for a Nationwide Permit, the applicant shall proceed with the qualified biologist in obtaining an Individual Permit from the USACE. The applicant shall then retain a qualified biologist to coordinate with the RWQCB to obtain a Clean Water Act Section 401 Water Quality Certification and with the CDFW to obtain a Streambed Alteration Agreement.

To compensate for temporary and/or permanent impacts to wetlands and other Waters of the U.S, mitigation shall be provided as required by the regulatory permits and described in Mitigation Measure 7-5a.

The applicant shall determine the extent of jurisdictional features present and comply with terms and conditions of the permits, if applicable. The applicant shall be responsible for implementation of this mitigation measure prior to issuance of a grading permit, with oversight by the City of Gonzales Planning Department.
7-5c Prior to initiation of ground disturbance or construction activities to construct the off-site wastewater main, the applicant shall retain a qualified biologist to determine the extent of potential wetlands regulated by the USACE, RWQCB, and/or CDFW that could be affected.

If the USACE claims jurisdiction, the applicant shall retain a qualified biologist to obtain a Clean Water Act Section 404 Nationwide Permit. If the impacts to potential wetlands do not qualify for a Nationwide Permit, the applicant shall proceed with the qualified biologist in obtaining an Individual Permit from the USACE. The applicant shall then retain a qualified biologist to coordinate with the RWQCB to obtain a Clean Water Act Section 401 Water Quality Certification and with the CDFW to obtain a Streambed Alteration Agreement.

To compensate for temporary and/or permanent impacts to wetlands and other Waters of the U.S. that would be impacted as a result of the proposed project, mitigation shall be provided as required by the regulatory permits and described in Mitigation Measure 7-5a.

Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Community Development Director Packet Pg. 147 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 18 EMC Planning Group
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Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Mitigation Measures 8-1a and 8-1b:
8-1a (General plan EIR mitigation measure CUL-1). A project-level analysis of historic and unique archaeological resources shall be conducted for all areas in which off-site improvements within the City’s jurisdiction are needed to implement the proposed project. These include, but may not be limited to, the off-site wastewater main location and locations off-site circulation improvements. The analysis shall include recommended measures to mitigate any significant impact that such improvements may have on historic and/or unique archaeological resources. 8-1b (General plan EIR mitigation measure CUL-2). The City shall require the following as a standard condition of project approval: “if any archaeological resources are discovered during grading or construction, all work shall be immediately halted and appropriate personnel, including a qualified Native American representative, shall be contacted and consulted. Based on these consultations, appropriate measures shall be taken to protect the discovered resources, and only after such measures have been implemented shall grading or construction continue.”
Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Community Development Director Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Step 3 - Prior to Issuance of a Building Permit
Mitigation Measure 11-2. The applicant shall be responsible for remediating all project site hazardous materials conditions consistent with direction provided in the Site Mitigation Plan, Vista Lucia (McCloskey Consultants 2022). All hazardous materials conditions within the boundaries of individual tentative maps, including removal of abandoned underground storage tanks, shall be remediated prior to approval of grading permits for development pursuant to the subject tentative Packet Pg. 148 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 19 EMC Planning Group
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map(s). Grading permits shall not be issued until such time as the applicant submits a remediation completion report for the subject tentative map project for review and verification by a qualified, independent, third-party hazardous materials management consultant to be retained by the applicant, with the verification subject to review and approval of the Public Works Director, and an underground storage tank closure permit is obtained from the Monterey County Environmental Health Department.

Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Community Development Director Packet Pg. 149 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 20 EMC Planning Group
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Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Mitigation Measure 8-2. If human remains are found during construction activities, there will be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the coroner of Monterey County is 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 will contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission will identify the person or persons it believes to be the most likely descendent (MLD) from the deceased Native American. The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and associated grave goods as provided in California Public Resources Code Section 5097.98.

The landowner or their authorized representative will rebury the Native American human remains and associated grave goods, with appropriate dignity, on the property in a location not subject to further disturbance if: a) the Native American Heritage Commission is unable to identify the MLD or the MLD failed to make a recommendation within 48 hours after being allowed access to the site; b) the descendent identified fails to make a recommendation; or c) the landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner.

The timing and frequency of monitoring shall be based on the timing and duration of ground disturbing activities (i.e., infrastructure trenching, grading, foundation excavation) that could affect undiscovered tribal cultural resources. Monitoring in any area shall be discontinued when it becomes evident to the tribal monitor/archaeologist that no additional monitoring of ground disturbing activities is necessary. If a significant tribal cultural feature or deposit is discovered by the tribal monitor/archaeologist, earth moving activities shall be temporarily halted for the purpose of identifying the deposit. If deemed necessary by the tribal monitor/archaeologist, the feature or deposit shall be sampled or salvaged according to a mitigation and data recovery plan developed by the Community Development Director in consultation with the tribal monitor/archaeologist.

Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Community Development Director Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Mitigation Measure 13-1. The following best management practices shall be applied during periods of project construction. The management practices shall be included in all construction documents, subject to review and approval by City Engineer, prior to issuance of a demolition or grading permit:
a. Per the City of Gonzales Municipal Code, construction activities shall not occur outside the hours of 7:00 AM to 7:00 PM;
b. All construction equipment shall be properly maintained and muffled as to minimize noise generation at the source;
c. Noise‐producing equipment shall not be operating, running, or idling while not in immediate use;
d. All noise‐producing construction equipment shall be located and operated, to the extent possible, at the greatest possible distance from any noise‐sensitive land uses; e. Locate construction staging areas, to the extent possible, at the greatest possible distances from any noise‐sensitive land uses; and
Packet Pg. 151 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 22 EMC Planning Group
Vista Lucia Project November 18, 2024
f. Signs shall be posted at the construction site and near adjacent sensitive receptors displaying hours of construction activities and providing the contact phone number of a noise disturbance coordinator to be identified by the construction contractor. The coordinator shall be responsible for addressing construction noise issues that may be raised by residents or other affected parties.

Concerns that cannot be resolved by the coordinator may then be raised with the Community Development Director, who has final authority to resolve such concerns.

Party Responsible for Implementation: Applicant
Party Responsible for Monitoring: Community Development Director Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Mitigation Measures 13-4a through 13-4c:
13-4a The Gonzales Unified School District should locate trash compactors a minimum of 20 feet from outdoor common use areas and individual patios or balconies for multifamily homes, or backyards of single‐family homes. Locate any ground‐level HVAC unit at distance of greater than 100 feet from the outdoor common use areas and individual patios or balconies for multi-family homes, or backyards of single‐family homes or provide an adequate equipment enclosure to reduce noise levels to below the City’s noise level standard. 13-4b The Gonzales Unified School District should locate bus loading areas, if planned, at a distance of 90 feet or greater from outdoor activity areas of proposed residential uses Packet Pg. 152 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Mitigation Monitoring Program 23 EMC Planning Group
Vista Lucia Project November 18, 2024
(outdoor common use areas and individual patios and balconies for multi‐family homes and backyards of single‐family homes).
13-4c The Gonzales Unified School District should locate school bells and alarms to ensure that noise levels at outdoor activity areas of proposed residential uses (outdoor common use areas and individual patios and balconies for multi‐family homes and backyards of single‐ family homes) do not exceed the applicable City of Gonzales stationary noise standard. This can be achieved through proper placement and/or by reducing volume levels.

Party Responsible for Implementation: Gonzales Unified School District Party Responsible for Monitoring: Community Development Director Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Mitigation Measure 20-2. As part of its future design of the planned elementary school that would front on Associated Lane, the Gonzales Unified School District should locate outdoor activity areas outside the cumulative 60 dB Ldn traffic noise contour along Associated Lane (Vista Lucia Parkway). If outdoor activity areas are proposed within the 65 dB Ldn noise contour, the school district should prepare a traffic noise mitigation plan which demonstrates how traffic noise exposure will be reduced to 59 dB Ldn or lower. Mitigation could include building orientation, sound walls, or other feasible design or improvements options.

Party Responsible for Implementation: Gonzales Unified School District Party Responsible for Monitoring: Community Development Director Monitoring Notes:
______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Packet Pg. 153 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Small town, big heart! ~ ¡Pueblo chico, corazón grande! 147 Fourth St. · PO Box 647 Gonzales, CA 93926 · Phone: (831) 675–5000 · Fax: (831) 675-2644 https://gonzalesca.gov/
City of Gonzales
Council Member Scott Funk, Council Member Lorraine Worthy, Council Member Maria Orozco Mayor Jose L. Rios, Mayor Pro Tem Liz Silva, City Manager Carmen Gil Errata to the Vista Lucia Project Final EIR
As described in the “CEQA Impacts” section of City of Soledad Community Development Department’s Staff Report for the Vista Lucia Specific Plan, Annexation & Tentative Map dated September 2, 2025, City staff recommended that the City Council approve clarifications to mitigation measure 7-2 found in the Draft EIR for the project. The clarifications provide more precise, step-by-step direction for protecting California tiger salamander, a special-status species.

Mitigation measure 7-2a and 7-2b as clarified is as follows:

Mitigation Measure
7-2a For each tentative map approved by the City, prior to initial ground disturbing activities, a qualified biologist shall conduct a habitat survey to determine whether there is suitable habitat for California tiger salamander anywhere within the complete tentative map area. The biologist shall then prepare a brief report documenting the results of the survey. If the habitat survey concludes that there is no suitable habitat, then no mitigation would be required at this time.

EXHIBIT E
Packet Pg. 154 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Compliance with this measure shall be documented and submitted to the City of Gonzales Planning Department. Prior to approval of a grading permit for any area within an individual tentative map area, the City of Gonzales Planning Department shall confirm compliance with this mitigation measure 7-2a.

Packet Pg. 155 Attachment: Resolution No. 2025-09 with Exhibits A-E (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) RESOLUTION NO. 2025-10

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GONZALES

APPROVING AN AMENDMENT TO THE CITY OF GONZALES GENERAL PLAN

AND ADOPTION OF THE VISTA LUCIA SPECIFIC PLAN
WHEREAS, the adopted City of Gonzales 2010 General Plan defines and designates certain lands for urban growth and development within areas designated by the General Plan; and WHEREAS, the City of Gonzales and the County of Monterey developed, adopted, and signed a Memorandum of Agreement (MOA) in 2014, incorporated herein by reference, to cooperate on common planning, growth, and development issues; and WHEREAS, the MOA established planning principles for both parties to promote logical and orderly development, direct development away from the best agricultural lands, stay within the urban growth boundary established by the City’s General Plan and the MOA, and provide compact urban form development through the use of specific plans; and WHEREAS, Cielo Grande Ranch, LLC desires to initiate proceedings to annex 771 acres into the City and develop up to 3,498 residential units, three educational sites, 96,000 square feet of commercial development, 79 acres of recreational facilities, and related infrastructure known as the Vista Lucia Project (“Project”); and
WHEREAS, the subject property is located in unincorporated Monterey County east of Fanoe Road, east of the current City limits, within the City’s Sphere of Influence (SOI) and consists of Assessor’s Parcel Numbers 223-032-024, -025 and -027; and WHEREAS, the Gonzales General Plan requires the preparation of a Specific Plan for Future Growth Areas in order to ensure orderly, logical and responsible growth, and provide multiple housing opportunities for future residents; and WHEREAS, the Planning Commission at its scheduled meeting of March 10, 2025, considered the Amendment to the City’s General Plan, the Staff Report and presentation, public testimony, documentary evidence introduced and received during the public hearing along with the entire public record, weighed the evidence before it and made CEQA and Project Findings, and recommended that the City Council approve the General Plan Amendment amending the land use designations through adoption of the Vista Lucia Specific Plan.

WHEREAS, the City Council has independently reviewed the Final Environmental Impact Report prepared for the project to adequately address the environmental effects of the proposed General Plan Amendments pursuant to CEQA and determined that it adequately addresses the environmental effects of the proposed General Plan Amendments through the FEIR and the accompanying MMRP and CEQA Findings of Fact and Statement of Overriding Considerations; and
Packet Pg. 156 Attachment: Resolution No. 2025-10 with Exhibit A (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) WHEREAS, the City Council of the City of Gonzales identifies and determines the principal reasons for amending the City’s General Plan Land Use Designations for this application are as follows:

1. The proposed amendment to the City’s General Plan and adoption of the Vista Lucia Specific Plan is consistent with and facilitates the goals, policies and objectives set forth in the General Plan, as the plan area and subject properties are proposed for future development in the 2010 Gonzales General Plan and 2014 City/County MOA, specifically the need for housing, including affordable housing, with walkable communities and public open space.

2. An Amendment of the City’s General Plan Land Use Map and related text is needed to include the designation of the “Vista Lucia Specific Plan” area, notes as “VL-SP” on the map, over the subject properties and adopt the Vista Lucia Specific Plan.

3. The City Council, as a part of their consideration of the General Plan Amendment and Adoption of the Specific Plan, has reviewed and considered the CEQA and Project Findings.

4. The Amendment to the City’s General Plan is consistent with and will implement the General Plan to promote the general health, safety and welfare of the community.

NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Gonzales approves the General Plan Amendment amending land use designations and text and adopting the Vista Lucia Specific Plan as follows:

1. All of the recitals set forth above are true and correct to the best of the Planning Commission’s knowledge and are incorporated herein by reference and made part of this resolution by this reference.

2. That the City Council declares that it has been provided with and reviewed all evidence available in the administrative record to support the findings of project consideration, as well as the staff report, presentation by staff, written and oral testimony (collectively, the “Record of Proceedings”), and hereby provides notification that the Record of Proceedings is on file with the clerk of the City of Gonzales.

3. The City Council declares it has reviewed and considered the Vista Lucia Project FEIR document, and the Mitigation Monitoring and Reporting Program, all of which is incorporated herein by reference.

4. The City Council finds that, after reviewing the public record, findings supported by evidence in the record provide cause for approving the General Plan Amendment.

5. The City Council adopts Exhibit A, the Vista Lucia Specific Plan, and Exhibit B Appendices A and B to the Plan, which amends the City of Gonzales General Plan Land Use Map, text and figures to designate the subject property APN: 223-031-024, -025, and -027 to Vista Lucia – Specific Plan (VL-SP) with those specific designations as included in the Specific Plan, and Packet Pg. 157 Attachment: Resolution No. 2025-10 with Exhibit A (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) change tables and text to reflect accurate acreages and job and residential projections, and ensure internal consistency as a result of the change.

PASSED AND ADOPTED this 2nd day of September 2025, by the City Council of the City of Gonzales, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GONZALES

APPROVING THE PRE-ZONING OF THE VISTA LUCIA SPECIFIC PLAN PROJECT

AREA TO ZONING DISTRICTS AS DESIGNATED IN THE VISTA LUCIA SPECIFIC PLAN
WHEREAS, the adopted City of Gonzales 2010 General Plan defines and designates certain lands for urban growth and development within areas designated by the General Plan; and WHEREAS, the City of Gonzales and the County of Monterey developed, adopted, and signed a Memorandum of Agreement (MOA) in 2014, incorporated herein by reference, to cooperate on common planning, growth, and development issues; and WHEREAS, the MOA established planning principles for both parties to promote logical and orderly development, to direct development away from the best agricultural lands, to stay within the urban growth boundary established by the City’s General Plan and the MOA, and to provide compact urban form development through the use of specific plans; and WHEREAS, the Monterey County Local Agency Formation Commission (“LAFCo”) is the agency with jurisdiction over Sphere of Influence (SOI) amendments and reorganizations of boundaries within Monterey County; and
WHEREAS, the Planning Commission of the City of Gonzales conducted a noticed public hearing on March 10th, 2025 and recommended to the City Council that the City proceed to apply to LAFCo for reorganization, including annexation of approximately 771 acres of property (“Subject Property”) to the city, which requires that the City of Gonzales pre-zone the subject property; and

WHEREAS, on September 2nd, 2025, the City Council conducted a noticed public hearing to consider initiating the pre-zoning of the property, and considered the staff report and oral report for this item; and

WHEREAS, notice of the public hearing on this resolution was given and published in the manner required by law and by the City of Gonzales, and the public hearing on this resolution was held on September 2nd, 2025 before the City Council; and WHEREAS, the City of Gonzales complied with the requirements of the California Environmental Quality Act (“CEQA”), and considered and certified the Final Environmental Impact Report for the City of Gonzales 2010 General Plan, the 2014 General Plan EIR Sphere of Influence Expansion Addendum and the City Council has reviewed and taken action to adopt the Final Environmental Impact Report for the proposed Vista Lucia Project; and NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Gonzales as follows:

Packet Pg. 160 Attachment: Ordinance No. 2025-148 with Exhibit A (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) ORDINANCE No. 2025-148
SECTION 1. Findings for Adoption of Pre-zoning and Amendment of the Zoning Map The City Council hereby makes the following findings concerning the pre-zoning of property and amendment to City zoning map proposed by Cielo Grande Ranch, LLC pursuant to Gonzales City Code Section 12.44- Amendments:

1. That the proposed pre-zoning is consistent with the general plan.

The City General Plan designation for the project site is currently Neighborhood Residential and the project area is identified as a specific plan area in the General Plan. As part of the proposed development, the request includes a concurrent General Plan Amendment to amend the site to Vista Lucia Specific Plan, to support development of the Project as allowed in the Gonzales City Code. All other existing sections of the Gonzales General Plan support the development of the Vista Lucia project and annexation in the City, and therefore the proposed pre-zoning is consistent with the General Plan.

The zoning standards and regulations within this site shall be those found in the adopted Vista Lucia Specific Plan, dated December, 2024, and attached to this Ordinance by reference as Exhibit A. Future Specific Plan Amendments to this plan may be made in accordance with Section 6.2.1 of the Vista Lucia Specific Plan and Section 12.44 of the Gonzales City Code.

2. That the proposed zoning and/or amendment will be beneficial to and not detrimental to the public health, safety, or welfare.

Pre-zoning the Project site to the zoning designations as determined in the Vista Lucia Specific Plan is consistent with the amended General Plan’s vision for the project site. The proposed prezoning district will be beneficial to the public health, safety, and welfare by allowing the Vista Lucia Project to be established on the Project site with appropriate conditions to ensure the public health, safety and welfare of the community and ensure compatibility with existing and proposed development on surrounding properties, including proximity to agricultural resources and as the project is proposed incorporates numerous elements and mitigation measures which will advance public health, safety, and welfare.

SECTION 2. Adoption of Pre-zoning and Amendment of the Zoning Map.

Based on the findings set forth in the preceding section, the City Council ordains that the official pre-zone adopted for Assessor’s Parcel Number 223-031-024, -025 and -027 containing approximately 771 acres located east of Fanoe Road shall be the Vista Lucia-Specific Plan (“VLSP”) with Zoning Districts as outlined in Section 2 of the Specific Plan and further amends the Zoning Map as referred to in Section 12.56.030 of the Gonzales City Code and depicted on Exhibit B attached hereto and by reference incorporated herein. The City Council finds that the Vista Lucia Specific Plan contains modifications of standards contained in the Gonzales City Code that are applicable within and only within the Vista Lucia Specific Plan boundaries.

Packet Pg. 161 Attachment: Ordinance No. 2025-148 with Exhibit A (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) SECTION 3. Compliance with the California Environmental Quality Act.

The City Council has adopted a Final Environmental Impact Report, which evaluated the impacts of implementation of this ordinance, including the Mitigation Monitoring and Reporting Program and CEQA Findings of Fact and Statement of Overriding Consideration.

SECTION 4. Effective Date.

This ordinance shall be in full force and effective 30 days after its adoption and shall be published and posted as required by law.

1. The City Council finds and takes action to amend designate the subject property “VL-SP” (Vista Lucia-Specific Plan), as written in Section 2.2 of the Vista Lucia Specific Plan and illustrated on the map in Exhibit B, in Pre-zoning the land within the plan area, and adopted the CEQA and Project Findings, incorporated herein by reference.

2. The City Council finds that pre-zoning of the subject properties becomes officially effective upon LAFCO’s action of final certification of the annexation of the properties to the City of Gonzales.

This Ordinance was introduced and first read by the City Council of the City of Gonzales at a regular meeting on the 2nd of September 2025, thereafter; adopted at a regular meeting of the City Council on the ___ day of ________, 2025, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GONZALES

APPROVING A DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF

GONZALES AND CIELO GRANDE RANCH, LLC RELATIVE TO THE

DEVELOPMENT KNOWN AS VISTA LUCIA
WHEREAS, the City of Gonzales has received a request to consider a Development Agreement initiated by Cielo Grande Ranch, LLC, establishing relevant property development rights associated with proposed development on 771 acres of property located east of Fanoe Road adjacent to the eastern edge of the City of Gonzales city limits; and WHEREAS, the City and Cielo Grande Ranch, LLC, believe that execution of a Development Agreement will assist in the timely, efficient, orderly and proper development of the property; and
WHEREAS, the City Council complied with the requirements of the California Environmental Quality Act (“CEQA”), and has independently reviewed and considered the Final Environmental Impact Report for the City of Gonzales 2010 General Plan, the 2014 General Plan EIR Sphere of Influence Expansion Addendum and the City Council has certified the Final Environmental Impact Report, and adopted CEQA Findings of Fact and Statement of Overriding Consideration for the proposed Vista Lucia Project; and

WHEREAS, on March 10th, 2025, the Planning Commission conducted a duly noticed public hearing to consider a recommendation to the City Council on the proposed Development Agreement, and considered the Staff Report and oral report for this item, and all public comments; and
WHEREAS, on September 2nd, 2025, the City Council conducted a duly noticed public hearing to consider the Planning Commission recommendation on the proposed Development Agreement, and considered the written and oral Staff Report, and all public comments and correspondence received.

NOW, THEREFORE BE IT ORDAINED that the City Council of the City of Gonzales adopts an ordinance that approves the Development Agreement as follows:

SECTION 1. All of the recitals set forth above are true and correct to the best of the Council’s knowledge, and by this reference, are incorporated herein.

SECTION 2. The City Council accepts the Planning Commission’s recommendation concerning adoption of a Development Agreement between the City of Gonzales and Cielo Grande Ranch, LLC.

SECTION 3. The City Council has evaluated the consistency of the proposed Development Agreement with the City’s procedures and requirements for development agreements as set forth in City Council Resolution No. 2003-42 and has determined that the Development Agreement:

Packet Pg. 164 Attachment: Ordinance No. 2025-149 with Exhibit A (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project)

1. Is consistent with the objectives, policies, general land uses and programs specified in the City of Gonzales General Plan. The Development Agreement does not expand, diminish, or modify in any way the scope of uses or the development potential established by adoption of the Vista Lucia Specific Plan, Vesting Tentative Map 2023-01, or the PreZoning designation assigned to the property in the Gonzales City Code.

2. Is in conformity with public convenience, general welfare and good land use practices.

Nothing in the Development Agreement is adverse to the public convenience or welfare.

To the contrary, adoption of the Agreement and acceptance by the parties will improve the likelihood for successful development of the Vista Lucia Project which will be of broad public benefit in terms of job and economic growth, and the orderly development of the City. Use of development agreements is a land use regulatory practice established by the State legislature and confirmed by City Council adoption of Resolution No. 2003-42.

3. Will not be detrimental to the health, safety and general welfare of persons residing in the immediate area nor detrimental or injurious to property or persons in the general neighborhood or to the general welfare of the residents of the City as a whole. The area addressed by the Development Agreement is unoccupied by residents at this time and there are no businesses currently in operation. The Development Agreement will provide certainty with respect to responsibilities for and financing of certain public improvements associated with the Vista Lucia Project and will therefore benefit not only the project site, but the entire vicinity by assisting in the timely completion of these improvements.

4. Will not adversely affect the orderly development of property or significantly impact the preservation of property values. The Development Agreement is intended to enhance the orderly development of the Vista Lucia Project site and off-site road improvements and is fully consistent with the conditions and requirements of Vesting Tentative Map 2023-01.

5. Is consistent with the provisions of Government Code Section 65864 through 65869.5. The Development Agreement has been prepared to address the required elements of content and the findings established by the Government Code, has been processed in the manner required by the Government Code and has been subject to properly noticed hearings before the Planning Commission and City Council. Moreover, City Council Resolution No. 2003- 42 was adopted to establish procedures in compliance with Government Code Sections 65864 through 65869.5 and this Development Agreement has been processed in substantial compliance with Resolution 2003-42.

SECTION 4. The Development Agreement, a copy of which is attached hereto as Exhibit A and by this reference incorporated herein, is hereby approved, and the Mayor is hereby authorized and directed to execute the same on behalf of the City of Gonzales. The City Clerk is directed to record an executed copy of the Development Agreement with the County Clerk.

SECTION 5. This Ordinance shall be in full force and effect commencing thirty (30) days after the date of its final passage and a summary hereof shall be published once within fifteen (15) days Packet Pg. 165 Attachment: Ordinance No. 2025-149 with Exhibit A (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) of passage in the Salinas Valley Tribune, a newspaper of general circulation printed and published in the County of Monterey and circulated in the City of Gonzales.

This Ordinance was introduced and first read by the City Council of the City of Gonzales at a regular meeting on the 2nd of September 2025, and adopted at a regular meeting of the City Council on the ___ day of ________, 2025, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GONZALES RECOMMENDING APPROVING THE VISTA LUCIA BLOCKS 1-8 TENTATIVE MAP (TM 2023-01) OF 796 BUILDING LOTS ACCOMODATING 1,247 UNITS AND 49 COMMON LOTS ON A PROJECT SITE OF 236.5 ACRES LOCATED EAST OF FANOE ROAD (MONTEREY COUNTY ASSESSOR PARCEL NO. 223-031-027 AND -024) WHEREAS, the adopted City of Gonzales 2010 General Plan designates certain lands for urban growth and development within areas designated by the General Plan; and WHEREAS, the City of Gonzales and the County of Monterey developed, adopted, and signed a Memorandum of Agreement (MOA) in 2014, incorporated herein by reference, to cooperate on common planning, growth, and development issues; and
WHEREAS, the MOA established planning principles for both parties to promote logical and orderly development, direct development away from the best agricultural lands, stay within the urban growth boundary established by the City’s General Plan and the MOA, and provide compact urban form development through the use of specific plans; and
WHEREAS, the subject property is located in unincorporated Monterey County generally east of Fanoe Road east of the current City limits, and consists of Assessor’s Parcel Numbers 223-031-024, 223-031- 025 and 223-031-027; and
WHEREAS, the City of Gonzales Planning Commission and City Council members held a joint duly noticed public workshop on November 12, 2024, to review the plan area and project history, past actions, project description, available documentation on the project, proposed actions, and to hear public testimony; and WHEREAS, on March 10th, 2025, the Planning Commission conducted a duly noticed public hearing to consider a recommendation to the City Council for considering the Vista Lucia Blocks 1-8 Tentative Map (TM 2023-01), and considered the Staff Report and presentation and oral report for this item and all public testimony; and
WHEREAS, on September 2nd, 2025, the City Council conducted a duly noticed public hearing to consider the Planning Commission recommendation and consider the Staff Report and presentation and all public testimony and correspondence; and
WHEREAS, the City Council has complied with the requirements of the California Environmental Quality Act (“CEQA”), and considered of the Final Environmental Impact Report for the City of Gonzales 2010 General Plan, the 2014 General Plan EIR Sphere of Influence Expansion Addendum and the City Council has reviewed and certified the Final Environmental Impact Report for the proposed Vista Lucia Project; and WHEREAS, the principal findingsfor the City Council to approve the Vista Lucia Blocks 1-8 Tentative Subdivision Map are as follows:

1. The City Council finds that it is appropriate to request LAFCo reorganize boundaries (including Annexation) for the whole 771-acre project, including the 236.5-acre tentative map area, and that this action is consistent with the MOA by directing growth within the Urban Growth Boundary and away from the best agricultural lands, meeting “City-Centered” growth principles, preparing a Specific Plan that includes residential densities that ensure a compact urban form helping to preserve and buffer agricultural uses from premature conversion, and provide a substantial public benefit in public parks, open space, and the preservation of natural resources; and

2. The City Council finds and recognizes that a LAFCo approval of annexation of the subject Packet Pg. 168 Attachment: Resolution No. 2025-11 with Exhibits A-B (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) property to the City is a prerequisite to implementation of the Vista Lucia Specific Plan and the effective date of the Tentative Subdivision Map; and

3. The City Council finds that the amendment to the City’s General Plan and adoption of the Vista Lucia Specific Plan is consistent with and facilitates the fulfillment of the goals, policies and objectives set forth in the City of Gonzales General Plan, as the plan area and subject properties are proposed for future development in the 2010 Gonzales General Plan; and

4. The City Council finds that the 236.5-acre tentative map provides for a phased approach to development of the property in a logical and orderly manner, and complies with LAFCo’s recently adopted phased annexation policy; and

5. The City Council further finds that, as conditioned, the recommended approval of this Tentative Subdivision Map will promote the general health, safety and welfare of the community; and that none of the following findings for denial under California Government Code Section 66474 apply:
a. The proposed map, and/or subdivision design or improvements are not consistent with the general plan or any applicable specific plan;
b. The site is not physically suitable for the type or proposed density of development; c. The design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
d. The design of the subdivision or type of improvements is likely to cause serious public health or safety problems;
e. The design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large for access through or use of property within the proposed subdivision. This finding may not be made if the review authority finds that alternate easements for access or use will be provided, and that they will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record, or to easements established by judgement of a court of competent jurisdiction, and no authority is granted to the review authority to determine that the public at large has acquired easements of access through or use of property within the proposed subdivision; or
f. The discharge of sewage from the proposed subdivision into the community sewer system would result in violation of existing requirements prescribed by the California Regional Water Quality Control Board.

NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Gonzales approves the Vista Lucia Blocks 1-8 Tentative Map, subject to conditions and LAFCo action to Reorganize/Annex the subject properties into the City of Gonzales as follows:

2. That the City Council finds that it has been provided with and reviewed all evidence available in the administrative record to support the findings of project consideration, as well as the Staff Report, presentation by staff, written and oral testimony (collectively, the “Record of Proceedings”), and hereby provides notification that the Record of Proceedings is on file with the clerk of the City of Gonzales; and

3. The City Council finds it has reviewed and considered the Vista Lucia Project FEIR, the Mitigation Monitoring and Reporting Program, the CEQA Findings of Fact, including the Statement of Overriding Considerations, and the Project Findings, all of which is incorporated herein by reference; and Packet Pg. 169 Attachment: Resolution No. 2025-11 with Exhibits A-B (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project)

4. Based upon the City Council’s review of the evidence in the record, it finds that the statement of Overriding Considerations provides substantial evidence that the environmental risks of approving the Vista Lucia Blocks 1-8 Tentative Subdivision Map have been balanced against the benefits to the community; and

5. The City Council finds that, after reviewing the Record of Proceedings, findings supported by evidence in the record provide cause for recommending approval of the Vista Lucia Blocks 1-8 Tentative Subdivision Map subject to conditions and LAFCo actions to Reorganize/Annex the territory into the City of Gonzales; and

6. The City Council finds by adoption of this Resolution that they have recommended approval of the Vista Lucia Blocks 1-8 Tentative Map for the subject properties, illustrated on the map in Exhibit A, incorporated herein by reference, subject to compliance with the conditions of approval contained in Exhibit B attached hereto and incorporated herein by reference, and further subject to LAFCo actions to Reorganize/Annex the territory to the City of Gonzales.

PASSED AND ADOPTED this 2nd day of September 2025, by the City Council of the City of Gonzales, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GONZALES APPROVING THE INITIATION OF A 771-ACRE ANNEXATION REQUEST WITH

THE MONTEREY COUNTY LOCAL AGENCY FORMATION COMMISSION
WHEREAS, the adopted City of Gonzales 2010 General Plan defines and designates certain lands for urban growth and development within areas designated by the General Plan; and WHEREAS, the City of Gonzales and the County of Monterey developed, adopted, and signed a Memorandum of Agreement (MOA) in 2014, incorporated herein by reference, to cooperate on common planning, growth, and development issues; and WHEREAS, the MOA established planning principles for both parties to promote logical and orderly development, direct development away from the best agricultural lands, stay within the urban growth boundary established by the City’s General Plan and the MOA, and provide compact urban form development through the use of specific plans; and WHEREAS, initiation of annexation proceedings is the logical progression as a result of the negotiated planning agreements over the last ten years since the 2014 Sphere of Influence amendment; and
WHEREAS, the Monterey County Local Agency Formation Commission (“LAFCo”) is the agency with jurisdiction over Sphere of Influence (SOI) amendments and reorganizations of boundaries within Monterey County; and

WHEREAS, the City of Gonzales Planning Commission and City Council members held a joint duly noticed public workshop on November 12, 2024 to review the previous plan area and project history, past actions, the current plan area and project description, available documentation on the project, currently proposed actions, and to hear public testimony; and WHEREAS, on March 10th, 2025, the Planning Commission conducted a noticed public hearing to consider a recommendation to the City Council for initiating reorganization proceedings, and considered the Staff Report and oral report for this item; and

WHEREAS, notice of the public hearing on this resolution was given and published in the manner required by law and by the City of Gonzales, and the public hearing on this resolution was held on September 2nd, 2025 before the City Council; and WHEREAS, the City of Gonzales City Council complied with the requirements of the California Environmental Quality Act (“CEQA”), and considered and recommended certification of the Final Environmental Impact Report for the City of Gonzales 2010 General Plan, the 2014 General Plan EIR Sphere of Influence Expansion Addendum and the City Council has certified the Final Environmental Impact Report for the proposed Vista Lucia Project; and Packet Pg. 172 Attachment: Resolution No. 2025-12 with Exhibits A-B (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) WHEREAS, the City Council of the City of Gonzales finds that the principal reasons for the proposed reorganization of boundaries, including annexation to the City of Gonzales, are as follows:

1. The City Council finds that the proposed reorganization (annexation) is consistent with and facilitates the fulfillment of the goals, policies and objectives set forth in the City of Gonzales General Plan; and

2. The plan area and subject property is proposed for future development pursuant to the 2010 Gonzales General Plan, and the proposed General Plan Amendment which are incorporated herein by reference; and

3. The City Council recommends that the City initiate consultation with Monterey County and LAFCo for the reorganization; and

4. The City Council finds that this Reorganization, including Annexation, will not create islands or other discontiguous parcels within the City, because the plan area and subject properties are contiguous with the existing City of Gonzales limits; and

5. The City Council requests the preparation of an annexation area “Plan for Services”, and to include these documents in any application submittal to LAFCo for a Reorganization, including Annexation, of the Subject Property; and

6. The City Council further finds that this LAFCo Reorganization/Annexation will promote the general health, safety and welfare of the community; and

7. The City Council finds that the proposed reorganization fosters responsible and balanced growth by preserving agricultural lands as long as possible that benefits both local communities and the agricultural sector; and

8. The City Council finds that the project will result in promoting responsible urban expansion through a phased approach in accordance with the Monterey County LAFCo 2024 Agricultural Preservation Policy Amendment.

NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Gonzales requests the initiation of LAFCo proceedings to reorganize boundaries and annex 771 acres of property (“Subject Property”) to the city as illustrated on a map prepared by the Cielo Grande Ranch, LLC engineer as shown in “Exhibit A”, incorporated herein by reference, and which property currently consists of Assessor’s Parcel Number 223-031-024, -025 and -027 located east of Fanoe Road to the City of Gonzales as follows:

1. All of the recitals set forth above are true and correct to the best of the Planning Commission’s knowledge, and are incorporated herein by reference and made part of this resolution by this reference; and
Packet Pg. 173 Attachment: Resolution No. 2025-12 with Exhibits A-B (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project)

3. The City Council finds that it has reviewed and certified the Vista Lucia Project Final Environmental Impact Report and related Mitigation Monitoring and Reporting Program and CEQA Findings of Fact and Statement of Overriding Consideration, both of which are incorporated herein by reference; and

4. Finds that, after reviewing the public record, findings supported by evidence in the record provide cause for the City Council to approve a request for the Reorganization and Annexation to the Local Agency Formation Commission of Monterey County; and

5. The City Council, as supporting evidence for the proposed annexation, approves the submission of a “Plan for Services” to LAFCo with the City’s request for Reorganization and Annexation, of the subject property as illustrated in “Exhibit B” attached hereto.

PASSED AND ADOPTED this 2nd day of September 2025, by the City Council of the City of Gonzales, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
______________________________
Jose L. Rios, The Honorable Mayor
ATTEST:
___________________________________
Mary Villegas, Deputy City Clerk
Packet Pg. 174 Attachment: Resolution No. 2025-12 with Exhibits A-B (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Exhibit A: Annexation/ Recognition Map
Exhibit B: Plan for Service
See the following link: https://gonzalesca.gov/node/673 Packet Pg. 175 Attachment: Resolution No. 2025-12 with Exhibits A-B (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Page | 1
Memorandum To: Carmen Gill, Taven Kinson Brown, and Brent Slama From: Glenn M. Pace
Date: October 29, 2024 UPDATED February 25, 2025
Re: Monterey County LAFCo Agricultural Mitigation Policy/Good Faith Effort Part E., Preservation of Open-Space and Agricultural Lands, of Monterey County Local Agency Formation Commission (“LAFCO”) Policies and Procedures Relating to Spheres of Influence and Changes of Organization and Reorganization was adopted by LAFCO on February 26, 2024 (the “Policy”). Although the purpose of Part E is broad as it relates to all policies and procedures dealing with agricultural mitigation options available to applicants proposing to annex land into a city’s limits, the purpose of this Memorandum is to detail those actions taken by Cielo Grande Ranch, LLC, to satisfy the “good faith” obligation set forth in Section III(3)(B).

Per Section III(3)(B) of the Policy, applicants must make a “Good-faith effort” to obtain conservation easements. A “Good-faith effort” requires the applicant to: 1) Consult with a qualified conservation entity to have that entity hold conservation easements; 2) make reasonable efforts to identify suitable potential conservation easement receiver sites; and 3) make one or more bona fide offer for suitable conservation easements at fair market value on suitable available sites, but no property owner has accepted the applicant’s offer.

Following are those actions taken by Cielo Grande Ranch to obtain conservation easements to satisfy Section III(3)(B) of the Policy.

Consultation with a Qualified Conservation Entity.

Big Sur Land Trust:

Big Sur Land Trust is a nonprofit public benefit corporation formed and operating in the State of California. The Trust holds over 45,000 acres of land throughout Monterey County in fee or easements. Per Diedra Monroe, Senior Land Acquisition Manager of the Trust, the Trust does not generally hold agricultural conservation easements, but they currently hold one or more agricultural conservation easements and might be interested in holding more. The Vista Lucia land plan and a link to the Vista Lucia video has been sent to Diedra. To date, the issue of holding agricultural conservation easements has not been brought before the Board, but Diedra has confirmed that the matter will be discussed at a Board meeting.

Identification of Suitable Conservation Easements.

C&G Farms, Inc.:

C&G Farms, Inc., is a California corporation based in Gonzales, California. Carlos Amaral is the Chief Executive Officer of the company which owns approximately 1,000 acres of agricultural land in the Gonzales area. In May and August of this year, we spoke regarding the possibility of agricultural conservation easements on a portion of the property owned by the company. Despite Mr. Amaral’s interest in the possibility of placing agricultural conservation easements on a portion of the company’s property, there has been no further contact by Mr. Amaral conveying the Exhibit G
Packet Pg. 176 Attachment: Exhibit G - Agricultural Mitigation Exhibit (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Page | 2
information necessary to determine the suitability of the company’s property for agricultural conservation easements which meet the Policy requirements. Notwithstanding the foregoing, continuing efforts are being made to contact Mr. Amaral to discuss agricultural conservation easements for either the first or subsequent annexation phases, including working with City personnel to discuss these options with Mr. Amaral.

Jackson Family Wines:

Jackson Family Wines, a Delaware corporation, is the ninth largest wine maker in the United States.

They own several vineyards in Monterey County, including one adjacent to the current City of Gonzales limits. Earlier this year, Lee Anne Edwards, one of their land managers, suggested the possibility of placing agricultural conservation easements on one or more of their vineyards in Monterey County. The vineyard managers are investigating this possibility, but nothing has been discussed further as of yet despite continuing efforts to contact Ms. Edwards regarding the option of placing agricultural conservation easements on one or more vineyards in Monterey County.

Identification of Suitable Conservation Easements and Bona Fide Offers.

Pisoni Farms:

Pisoni Farms is a California limited liability company owned by the Pisoni Family. Pisoni Farms owns multiple vineyards in Monterey County, none of which appear to be encumbered with agricultural conservation easements. In follow-up to discussions with Mark Pisoni regarding the family’s interest in possibly encumbering one or more the vineyards, two separate Letters of Intent were sent to Mark on July 9, 2024. The first Letter of Intent was for 180.054 acres in close proximity to the City of Gonzales and the second Letter of Intent was for 281.12 acres further from city limits, but within Monterey County. Both Letters offered to purchase agricultural conservation easements on all or some of the property identified therein for the per acre purchase price of $10,000. Although discussions with Mark continued for some time, ultimately the family decided to hold off on selling agricultural conservation easements at this time. With that in mind, I encouraged them to contact the Monterey County Agricultural Land Trust if they desire to place agricultural conservation easements on their property in the future.

Rincon Farms:

Rincon Farms is a California corporation with multiple avocado groves in Monterey County. Wayne Gullarte, President of Rincon Farms, expressed an interest in encumbering up to 89.75 acres of one avocado grove with an agricultural conservation easement. On August 21, 2024, a Letter of Intent was sent to Wayne wherein we offered to acquire one or more conservation easements on the avocado grove identified in the Letter of Intent for the sum of $10,000 per acre. Later in August, Mr. Gullarte inquired about the offered price which we stated was based on the fair market value of an agricultural conservation easement in Monterey County. The Letter of Intent expired on August 30, 2024; no further communication has occurred with Mr. Gullarte since then.

Identification of Additional Potential Property for Suitable Conservation Easements.

In late fall of 2024, we received the following list of individuals/entities which hold agricultural land in Monterey County:

Costa Family Farms
Nature's Reward (Huntington Farms)
Packet Pg. 177 Attachment: Exhibit G - Agricultural Mitigation Exhibit (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Page | 3
R C Farms
Rio Farms
D'Arrigo Farms
George Amaral Ranches
Tannimura and Antle
NBINV AF5 LLC
Daryl & Mary McCosker
Henry Hibino
Norman Selva
Dorothy Mae Lanini
Cooper Lanini Farms LLC
Rianda Family Limited Partnership
Pleasant Valley Ranch
On December 4, 2024, the attached Vista Lucia Agricultural Mitigation Term Sheet was sent to these individuals/entities. In response to the Term Sheet, we received communication from Randy Pura, Pleasant Valley Ranch, regarding an interest in encumbering a portion of their agricultural land with a conservation easement for the benefit of the Vista Lucia project. Discussions with Mr.

Pura are ongoing.

Packet Pg. 178 Attachment: Exhibit G - Agricultural Mitigation Exhibit (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Page | Packet Pg. 179 4 Attachment: Exhibit G - Agricultural Mitigation Exhibit (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Page | Packet Pg. 180 5 Attachment: Exhibit G - Agricultural Mitigation Exhibit (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Gonzales Sphere of
Influence Area
Annexation
Fiscal Impact Analysis
Phase 1 Final Report
April 18, 2023
Exhibit H
Packet Pg. 181 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation This page intentionally left blank.

Packet Pg. 182 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation Table of Contents
EXECUTIVE SUMMARY .......................................................................... 1 Background and Study Objectives 1
Organization of the Report 1
Summary of Fiscal Impact Results 1

1. INTRODUCTION ........................................................................... 3 Project Area Background 3

2. OVERVIEW AND METHODOLOGY ................................................... 7 Fiscal Impact Methodology 7

3. FISCAL IMPACTS ......................................................................... 8 Assumptions and Key Drivers 8
Assumptions 8
Key Drivers and Interrelationships of Analysis Results 10 Changes in Service Providers and Level of Service 10
Fiscal Impact Analysis 11
General Fund Revenues 11
Property Tax 11
Property Transfer Tax 13
Sales Tax 15
Revenue Summary 15
General Fund Expenditures 17
Fire Department Expenditures 19
Police Department Expenditures 21
Recreation, Community Centers, and Aquatics 23
Public Works 25
Expenditure Summary 27
Net Fiscal Impact 29
Packet Pg. 183 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation 1 Executive Summary
This report identifies the estimated fiscal impacts of the potential annexation of two specific plan areas, the Vista Lucia Specific Plan (Vista Lucia), and the Puente del Monte Specific Plan (Puente del Monte), and an agricultural cooler project to the City of Gonzales. A Fiscal Impact Analysis estimates the net impact on a City’s General Fund of the results of additional service demands in the area that is being annexed to the City. This is done by estimating the increase in revenues and expenditures to a city. For Gonzales, the estimated revenues that will be increased include a variety of taxes including, but not limited to, property taxes and sales tax from the future development in the area. Table 11 of this report summarizes the different tax categories and estimated annual revenues for each specific plan. Expenditures are calculated by estimating costs to the City for services, including police, fire, recreation and public works due to an increased service population and service area.

Background and Study Objectives
The City of Gonzales Sphere of Influence (SOI) contains two specific plan areas which will be developing into housing, plus some nonresidential uses. The existing land use in the SOI is predominantly agriculture. These areas would need to become part of the City in order to provide municipal services to future development, including future residents and workers in the SOI. This analysis will provide stakeholders and decision makers the fiscal implications of annexing these SOI areas to the City of Gonzales.

Organization of the Report
The remainder of the report details the results of Willdan’s research and analysis:

1. Introduction

2. Overview of Fiscal Impact Analysis Methodology

3. Fiscal Impacts
Summary of Fiscal Impact Results
Following is a summary of the fiscal impact analysis, explained in further detail (including definitions) in the body of the report. Note that net fiscal impact is estimated with two different fire protection cost models.
• Under either fire protection cost scenario, as shown in Table 1, Vista Lucia will generate fiscal revenue to the City of Gonzales of approximately $3.6 million. Annual costs will range from $6.5 to $6.7 million, depending on the fire protection cost scenario. The fiscal impact of the residential phases of the project will range from negative $3.3 to negative $3.5 million, while the nonresidential land uses of the project represent a positive fiscal impact.
• Under either fire protection cost scenario Puente del Monte will generate annual fiscal revenue to the City of Gonzales of approximately $2.4 million. Annual costs will range from $4.2 to $4.3 million, depending on the fire protection cost scenario. The fiscal impact of the residential phases of the project will range from negative $2.1 to negative $2.2 million, while the nonresidential land uses of the project represent a positive fiscal impact. • The agricultural cooler project will provide a positive net fiscal impact of between $24,358 and $26,518, depending on the fire protection cost scenario.

Packet Pg. 184 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis2 Table 1: Net Fiscal Impact
Village 1 Village 2
Total
Residential Nonresidential West East
Total
Residential Commercial
Agricultural
Cooler
Fire Cost Scenario 1
Revenues2$ 1,726,032 $ 1,496,788 $ 3,222,820 $ 401,949 $ 641,203 $ 1,432,797 $ 2,074,000 $ 307,876 $ 72,664 Expenditures3
3,497,590 2,998,662 6,496,252 26,801 1,323,584 2,863,722 4,187,305 25,302 46,146 Net Impact $(1,771,558) $(1,501,875) $(3,273,433) $ 375,149 $(682,381) $(1,430,925) $(2,113,305) $ 282,574 $ 26,518 Fire Cost Scenario 2
Revenues2
$ 1,726,032 $ 1,496,788 $ 3,222,820 $ 401,949 $ 641,203 $ 1,432,797 $ 2,074,000 $ 307,876 $ 72,664 Expenditures3
3,599,237 3,086,477 6,685,714 27,977 1,361,262 2,946,778 4,308,040 26,203 48,306 Net Impact $(1,873,205) $(1,589,689) $(3,462,894) $ 373,972 $(720,059) $(1,513,982) $(2,234,040) $ 281,673 $ 24,358 1 Annual General Fund impact at build out in current dollars. 2 See Table 11. 3
See Table 20.

Source: Willdan Financial Services
Vista Lucia
Annual General
Fund Impact1
Puente del Monte
Packet Pg. 185 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :
3 1. Introduction
This report identifies the fiscal impacts that would be generated by the SOI areas described above to the City of Gonzales. This chapter describes the project area background.

Project Area Background
The SOI area contains primarily agricultural land uses, and existing development is considered de minimis. Projected residential development and nonresidential development, by neighborhood for Vista Lucia and Puente del Monte are detailed in Table 2. In addition to examining the fiscal impact of the two specific plans, this analysis also includes the fiscal impacts of a planned agricultural cooer project, consisting of 313,000 square feet.

Table 2 summarizes the development scenarios examined in this fiscal impact analysis.

Packet Pg. 186 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis4 Table 2: Development Program
Development Type Village 1 Village 2
Total
Residential Nonresidential West East
Total
Residential Nonresidential
Agricultural
Cooler
Residential Dwelling Units
Low Density 685 525 1,210 - 86 588 674 - -
Medium Density 644 483 1,127 - 271 328 599 - -
Medium High Density 240 300 540 - 341 445 786 - -
High Density 270 271 541 - - 177 177 - -
Mixed Use 20 60 80 - 23 21 44 - -
Subtotal 1,859 1,639 3,498 - 721 1,559 2,280 - -
Nonresidential Building Square Feet
Mixed Use - - - 94,000 - - - 72,000 -
Industrial/Manufacturing - - - - - - - - 313,800
Subtotal - - - 94,000 - - - 72,000 313,800
Sources: City of Gonzales, Willdan Financial Services.

Vista Lucia Puente del Monte
Packet Pg. 187 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 5 Table 3 calculates the service population associated with each of the development scenarios summarized in Table 2. The estimated number of persons served includes existing residents and employees and anticipated residents and employees associated with each scenario. Willdan assumed that the residential would be occupied by households that range from 3.40 to 4.20 persons per household, based on data specific to the City of Gonzales, and consistent with the City’s recent Development Impact Fee Nexus Study Update (2022). The factors used to estimate the number of employees by land use range are 550 square feet per employee for commercial mixed uses, and 1,000 square feet per employee for industrial uses, also consistent with the recent Nexus Study. Willdan assumes that each employee has approximately one half the impact of a resident on the cost of providing municipal services. Therefore, the total number of persons served is based on the residential population of each phase, plus half the on-site employee population. The fiscal analysis uses this “total persons served” figure to estimate municipal service revenue and cost increases.

Packet Pg. 188 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis6 Table 3: Demographic Calculations
Type Village 1 Village 2
Total
Residential Nonresidential West East
Total
Residential Nonresidential
Agricultural
Cooler
Residential Dwelling Units
Low Density 685 525 1,210 - 86 588 674 - -
Medium Density 644 483 1,127 - 271 328 599 - -
Medium High Density 240 300 540 - 341 445 786 - -
High Density 270 271 541 - - 177 177 - -
Mixed Use 20 60 80 - 23 21 44 - -
Total Residential Dwelling Units 1,859 1,639 3,498 - 721 1,559 2,280 - - Nonresidential
Mixed Use - - - 94,000 - - - 72,000 -
Industrial/Manufacturing - - - - - - - - 313,800
Total Nonresidential - - - 94,000 - - - 72,000 313,800
Persons Served1
Residential Dwelling Units 1
Multifamily 1,802 2,145 3,947 - 1,238 2,186 3,424 - -
Single Family 5,582 4,234 9,815 - 1,499 3,847 5,347 - - Total Residential Population 7,384 6,379 13,763 - 2,737 6,033 8,770 - - Nonresidential 2
Mixed Use - - - 171 - - - 131 -
Industrial/Manufacturing - - - - - - - - 314
Total Employees - - - 171 - - - 131 314
Total Persons Served3 7,384 6,379 13,763 85 2,737 6,033 8,770 65 157 1 Assumes 4.20 residents per single family unit, and 3.40 residents per multifamily unit consistent w ith the City's 2022 Development Impact Fee Nexus Study Update. 2 Assumes 550 square feet per employee for 3
Defined as total population plus 50% of employees.

Sources: City of Gonzales, Development Impact Fee Nexus Study Update, 2022; Table 2, Willdan Financial Services.

Vista Lucia Puente del Monte
Packet Pg. 189 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :
7 2. Overview and Methodology
This chapter discusses data gathering process, and analysis methodology used to calculate the fiscal impact analysis results.

Fiscal Impact Methodology
This section details the underlying methodology used to estimate the fiscal impact of the proposed SOI area annexations on the City of Gonzales.
1 The fiscal impact analysis uses a
combination of techniques to estimate the increases in revenues and expenditures. Where possible, the increases in revenues and expenditures are modeled following the way they are collected and allocated, referred to as the case study methodology. For example, increases in property tax revenues are based on an estimate of the increase in assessed valuation associated with a given project component. In other cases, where this type of detailed modeling is not possible due to lack of adequate data, Willdan utilized revenue multipliers that represent the current average per service population. Generally, this methodology presents a reasonably conservative analysis of the potential fiscal impacts of the proposed development.

In addition to applying case study-based or service population-based estimates of General Fund revenues and expenditures, certain municipal line-item revenues or costs vary more with growth and development than others. For example, on the expenditures side, General Government costs vary more with population growth than Planning and Building costs. Therefore, a percent variable factor was included in the analysis of the major line items.

To generate the fiscal impact model, Willdan used the City of Gonzales FY2022-2023 City and Successor Agency Recommended Budget to extrapolate revenues and expenditures that could result from the SOI area annexation. All results of the analysis are presented in current dollars, rather than inflated to a future nominal value. It is important to note that the analysis does not consider excess capacity that may exist for particular city services or the possibility that the proposed development might fall at a service threshold level, requiring major new capital construction to accommodate increased growth. Rather, it applies current fiscal conditions and municipal service levels to anticipate future costs upon completion and operation. 1 The ultimate revenue and service arrangements are subject to approval by LAFCO through an annexation process, so for the purposes of this report Willdan has assumed that the project will eventually be fully integrated into the City’s services. For the purposes of this analysis, it is assumed that the County’s share of property tax in the annexation areas will be split evenly between the City and the County, although the precise property tax split is subject to negotiation.

The implicit assumption is that the County will continue to provide Countywide services to the annexation area after incorporation.

Packet Pg. 190 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation 8 3. Fiscal Impacts
Assumptions and Key Drivers
Assumptions
The following list documents additional land use, demographic, and other development-related assumptions used in this fiscal impact analysis:
• Demographic Data – Base year demographic data used to estimate existing population and employment in the City of Gonzales came from the California Department of Finance, and the US Census Bureau’s OnTheMap Application. • City of Gonzales FY2022-2023 City and Successor Agency Recommended Budget– The analysis utilizes the most recently available adopted budget for the City at the time of the preparation of this report.
• Future Population and Employee Estimates – Population projections are calculated using average persons-per-household factors derived from the U.S. Census. Employee estimates are based on average square feet per employee factors for nonresidential land uses.
• Assessed Value – The assessed valuation is estimated based on assumed market values for the various residential and nonresidential product types included in the Specific Plans and nonresidential cooler project.

General assumptions and land use assumptions are presented in Tables 4 and 5. The paragraphs that follow provide detailed explanations of each table utilized in the model.

Packet Pg. 191 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 9 Table 4: General Assumptions
Table 5: Land Use Assumptions
Item Assumption
General Assumptions
Base Fiscal Year1
FY 2022-23
Property Turnover Rate (% per year)2
Multifamily 5%
Single Family Homes 10%
Nonresidential 5%
General Demographic Characteristics Estimates
City of Gonzales
City of Gonzales Population38,340
City of Gonzales Employees4
2,231
City of Gonzales Persons Served59,456
2 Property turnover rates based on Willdan research.
3 Based on January 2022 estimates from the California Department of Finance. 5 Defined as total population plus 50% of employees.
4 Based on latest data from OnTheMap.
1 Revenues and expenditures are in 2023 dollars. Analysis uses FY2022-23 Final Budget
Sources: California Department of Finance (DOF), Table E-5, 2022; U.S. Census Bureau, OnTheMap Application, http://onthemap.ces.census.gov; Willdan Financial Services
Land Use
Residential
Low Density 2,000 $ 325
Medium Density 1,800 325
Medium High Density 1,600 350
High Density 1,500 370
Mixed Use 1,200 375
Nonresidential
Mixed Use n/a $ 250
Industrial/Manufacturing n/a 175
Subtotal
1 Estimated unit sizes based on Willdan research.
2 Estimated assessed values per square foot or room based on Willdan research.

Sources: Table 3, Willdan Financial Services.

Estimated
Unit Size (Sq
Ft)1
Estimated
Assessed Value
Per Sq Ft2
Packet Pg. 192 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 10 Key Drivers and Interrelationships of Analysis Results As will be discussed further below, there are several factors that are key drivers for the results of the fiscal impact analysis:
• Assessed Value: Willdan has used a combination of market analysis and comparables to estimate the likely assessed value of development. The assessed value determines the property tax paid by development. A reduction in the projected market value of development would result in lower property tax revenues. • City share of ad valorem property tax: The SOI is currently within Tax Rate Area (TRA) 076-001. It has not yet been determined what the City’s share of ad valorem property tax will be in the area of the project currently under the jurisdiction of Monterey County. This analysis assumes that the City and County will evenly split the County’s share of property tax received in the annexation areas. The eventual tax sharing agreement will be the subject of a negotiation of the City and County, facilitated by LAFCo. A lower tax rate for the City in the annexed area will result in lower property tax revenues from the project. • Retail sales tax: Retail sales tax is estimated for mixed use land uses of the annexation area. It is also estimated that existing retail uses within the City will generate additional sales tax based on the spending associated with residential development in the annexation area.

Changes in Service Providers and Level of Service
This analysis estimates the fiscal impact of annexation. The annexation will provide different levels of services as a result of the changes in some service providers. Generally, the City provides a higher level of service than the County provides in unincorporated areas. The following service providers will change:
• Law Enforcement – The City of Gonzales Police Department will now serve the annexation area as opposed to the Monterey County Sheriff Department. • Fire Protection – The City of Gonzales Fire Department will become the primary service provider in the area, assuming responsibilities from the Gonzales Rural Fire Protection District.
• General Government (administration, attorney, finance, human resources, IT, etc) will change from the County of Monterey to the City of Gonzales. • Public Works – Service will change from the County of Monterey to the City of Gonzales’s Department of Infrastructure Maintenance & Operations and Engineering & Capital Improvement Projects departments.
• Planning and Building – Services will change from the County of Monterey to the City of Gonzales.

Other Countywide services will continue to be provided by the County and will not change. These include: Assessor/Recorder, Auditor Controller, Child Support Services, Civil Rights Office, District Attorney, Elections, Emergency Communications/911, Health, Library, Military & Veterans' Affairs, Natividad Medical Center, Probation, Public Defender, Social Services and Treasurer-Tax Collector.

Packet Pg. 193 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 11 Fiscal Impact Analysis
General Fund Revenues
A listing of all General Fund revenue sources and the corresponding methodology used to forecast future project revenues is shown in Table 6. For some categories, such as property and sales tax, Willdan prepared a case study consisting of detailed revenue projections. For other categories where the impact of the project on revenues is more diffuse, Willdan has calculated the revenue the City receives on a per capita basis. To account for the fact not all revenue is directly related to population, Willdan has applied a “percent variable” factor to each of the per capita estimates, ranging from ten percent for revenue from other agencies to 75-percent for utility user taxes, franchise fees, fines and licenses and permits. It is important to note that these factors are estimates based on the nature of the project, its size relative to the City, and Willdan’s experience with other projects.

Table 6: City Revenues & Estimating Methodologies, FY 2022-23 Property Tax
The property taxes the City will receive from the project are derived from the total assessed value of new development and the City’s property tax allocation share of the one percent ad valorem property tax. Any allocation of property tax for annexation area will be subject to a tax sharing agreement between the City and Monterey County. Willdan assumed that the City would receive the half of the County property tax allocation in the annexation area. Of the one percent property tax, the City is assumed to receive approximately 11.8 percent of ad valorem property tax revenue, as shown in Table 7.

Budgeted
Description by Entity
Revenue
Amount Methodology Gross
Percent
Variable Net
Annual General Fund Revenues
Property Tax $ 870,676 Case Study
Property Transfer Tax 15,000 Case Study
Sales Tax 1,200,000 Case Study
Motor Vehicle In Lieu Tax / VLF Adj 1,056,664 Case Study Transient Occupancy Tax 252,000 Case Study
Franchise Fees 95,000 Per Persons Served 10.05 75% 7.54 Utility User Tax 250,000 Per Persons Served 26.44 75% 19.83 Licenses and Permits 70,000 Per Persons Served 7.40 75% 5.55 Fines 28,000 Per Persons Served 2.96 75% 2.22
Income from Investments 65,000 Not Applicable
Transfers 625,605 Not Applicable
Revenue from Other Agencies 7,500 Per Persons Served 0.79 10% 0.08 Fees and Charges 10,750 Per Persons Served 1.14 50% 0.57 Miscellaneous 76,000 Per Persons Served 8.04 50% 4.02
Departmental Revenues 1,449,331 Not Applicable
Total Revenues $ 6,071,526
Sources: City of Gonzales FY2022-2023 City and Successor Agency Recommended Budget; Willdan Financial Services.

Factors
Packet Pg. 194 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 12 Table 7: Estimated Annual Property Tax Revenue at Build Out Agricultural
Item Rate Village 1 Village 2 Total Residential Nonresidential West East Total Residential Nonresidential Cooler Assessed Value
Residential Dwelling Units
Low Density $ 445,250,000 $341,250,000 $ 786,500,000 $ - $ 55,900,000 $382,200,000 $ 438,100,000 $ - $ - Medium Density 376,740,000 282,555,000 659,295,000 - 158,535,000 191,880,000 350,415,000 - - Medium High Density 134,400,000 168,000,000 302,400,000 - 190,960,000 249,200,000 440,160,000 - - High Density 149,850,000 150,405,000 300,255,000 - - 98,235,000 98,235,000 - - Mixed Use 9,000,000 27,000,000 36,000,000 - 10,350,000 9,450,000 19,800,000 - - Subtotal $1,115,240,000 $969,210,000 $2,084,450,000 $ - $415,745,000 $930,965,000 $1,346,710,000 $ - $ - Nonresidential
Mixed Use $ - $ - $ - $ 23,500,000 $ - $ - $ - $ 18,000,000 $ - Industrial/Manufacturing - - - - - - - - 54,915,000
Subtotal $ - $ - $ - $ 23,500,000 $ - $ - $ - $ 18,000,000 $54,915,000 Total Assessed Value $1,115,240,000 $969,210,000 $2,084,450,000 $ 23,500,000 $415,745,000 $930,965,000 $1,346,710,000 $ 18,000,000 $54,915,000 Total Property Tax Revenue 1.0% $ 11,152,400 $ 9,692,100 $ 20,844,500 $ 235,000 $ 4,157,450 $ 9,309,650 $ 13,467,100 $ 180,000 $ 549,150 Estimated Property Tax
City Share1 11.8199% $ 1,318,197 $ 1,145,592 $ 2,463,789 $ 27,777 $ 491,404 $ 1,100,387 $ 1,591,791 $ 21,276 $ 64,909 County Share1 11.8199% $ 1,318,197 $ 1,145,592 $ 2,463,789 $ 27,777 $ 491,404 $ 1,100,387 $ 1,591,791 $ 21,276 $ 64,909 1 County share post ERAF is currently 23.6397%. Assumes City and County equally share the County's share of the 1%.

Source: County of Monterey MPTS2010 Property System - Auditor Tax Increment Distribution Report for TRA 076-001; Tables 3 and 5, Willdan Financial Services.

Vista Lucia Puente del Monte
Packet Pg. 195 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 13 Property Transfer Tax
Property transfer tax is based on the assessed value of the development’s land uses and the anticipated turnover rate of properties over time. This fiscal impact analysis is based on the assumption that the project’s apartments and nonresidential property will turn over once every 20 years (five percent per year) and single family homes will turn over about once every ten years (10 percent per year). The City earns $0.55 for every $100 of assessed value for properties that turn over. Property transfer tax assumptions are presented in Table 8.

Table 8: Property Transfer Tax Revenue Assumptions
The property transfer tax revenue calculations are detailed in Table 9.

Rate/
Assumption
Rate per $100 of AV (City of Gonzales) $ 0.55
Turnover Rates
Multifamily 5%
Single Family 10%
Nonresidential 5%
Source: Willdan Financial Services.

Packet Pg. 196 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 14 Table 9: Estimated Annual Property Transfer Tax Revenue Village 1 Village 2 Total Residential Nonresidential West East Total Residential Nonresidential Agricultural
Cooler
Assessed Value
Residential
Low Density $ 445,250,000 $ 341,250,000 $ 786,500,000 $ - $ 55,900,000 $ 382,200,000 $ 438,100,000 $ - $ - Medium Density 376,740,000 282,555,000 659,295,000 - 158,535,000 191,880,000 350,415,000 - - Medium High Density 134,400,000 168,000,000 302,400,000 - 190,960,000 249,200,000 440,160,000 - - High Density 149,850,000 150,405,000 300,255,000 - - 98,235,000 98,235,000 - - Mixed Use 9,000,000 27,000,000 36,000,000 - 10,350,000 9,450,000 19,800,000 - - Residential Land Uses Subtotal $ 1,115,240,000 $ 969,210,000 $ 2,084,450,000 $ - $ 415,745,000 $ 930,965,000 $ 1,346,710,000 $ - $ - Nonresidential
Mixed Use $ - $ - $ - $ 23,500,000 $ - $ - $ - $ 18,000,000 $ - Industrial/Manufacturing - - - - - - - - 54,915,000
Nonresidential Land Uses Subtotal $ - $ - $ - $ 23,500,000 $ - $ - $ - $ 18,000,000 $54,915,000 Total $ 1,115,240,000 $ 969,210,000 $ 2,084,450,000 $ 23,500,000 $ 415,745,000 $ 930,965,000 $ 1,346,710,000 $ 18,000,000 $54,915,000 Transfer Tax Revenue
Residential
Low Density $ 24,489 $ 18,769 $ 43,258 $ - $ 3,075 $ 21,021 $ 24,096 $ - $ - Medium Density 20,721 15,541 36,261 - 8,719 10,553 19,273 - - Medium High Density 3,696 4,620 8,316 - 5,251 6,853 12,104 - - High Density 4,121 4,136 8,257 - - 2,701 2,701 - -
Mixed Use 248 743 990 - 285 260 545 - -
Residential Land Uses Subtotal $ 53,274 $ 43,808 $ 97,082 $ - $ 17,330 $ 41,389 $ 58,719 $ - $ - Nonresidential
Mixed Use $ - $ - $ - $ 646 $ - $ - $ - $ 495 $ -
Industrial/Manufacturing - - - - - - - - 1,510
Nonresidential Land Uses Subtotal $ - $ - $ - $ 646 $ - $ - $ - $ 495 $ 1,510 Total $ 53,274 $ 43,808 $ 97,082 $ 646 $ 17,330 $ 41,389 $ 58,719 $ 495 $ 1,510 Sources: Tables 3, 7 and 8.

Vista Lucia Puente del Monte
Packet Pg. 197 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 15 Sales Tax
The City generates sales tax revenue under two sales taxes, a general City sales tax of 1.0%, and the Measure “K” Transaction and Use Tax of 0.5%. Sales tax revenue generated by the new mixed use development is based on an estimate of the taxable sales generated by retail land uses in the annexation area. Willdan has not conducted a market study specific to annexation area, but instead has used conservative industry-standard estimates of sales per square foot for retail establishments and restaurants to estimate nonresidential retail sales tax revenue.

This analysis also assumes that new residents in the annexation area will spend money at existing retail establishments in Gonzales, which will increase the sales tax revenue generated by those existing establishments. It is assumed that each occupied dwelling unit will on average spend $2,900 annually in the City.

Estimated sales tax revenue for the City is presented in Table 11.

Table 10: Estimated Annual Sales and Use Tax Revenue - New Development
Revenue Summary
A summary of General Fund revenues resulting from the annexation of the SOI areas to City of Gonzales, based on the factors discussed above, is presented in Table 11.

Square
Feet
Retail
Sales Per
Sq Ft1 Total Sales
Taxable
Percentage Taxable Sales
City Sales
Tax @

1.00%
Measure ‘K’
Transaction
and Use Tax @

0.5%
Total -
Sales and
Use Taxes
Residential
Vista Lucia - Village 1 $ 5,391,100 75% $ 4,043,325 $ 40,433 $ 20,217 $ 60,650 Vista Lucia - Village 2 4,753,100 75% 3,564,825 35,648 17,824 53,472 Puente del Monte - West 2,090,900 75% 1,568,175 15,682 7,841 23,523 Puente del Monte - East 4,521,100 75% 3,390,825 33,908 16,954 50,862 Total - Residential Sales Tax $ 12,567,150 $ 125,672 $ 62,836 $ 188,507 Nonresidential
Mixed Use - Vista Lucia 94,000 $ 350 $ 32,900,000 75% $ 24,675,000 $ 246,750 $ 123,375 $ 370,125 Mixed Use - Puente del Monte 72,000 350 25,200,000 75% 18,900,000 189,000 94,500 283,500 Total Annual New Development Sales Tax Revenues $ 43,575,000 $ 435,750 $ 217,875 $ 653,625 1 Retail sales per square foot based on Willdan research. 2 Assumes $2,900 retail spending per dwelling unit in Gonzales based on an analysis of retail spending in similar communities.

Source: Willdan Financial Services.

Packet Pg. 198 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 16 Table 11: Summary of Estimated City Revenues from Gonzales Annexation Areas Net Factor Village 1 Village 2
Total
Residential Nonresidential West East
Total
Residential Nonresidential
Agricultural
Cooler
Annual General Fund Revenues
Property Tax Case Study $1,318,197 $1,145,592 $2,463,789 $ 27,777 $491,404 $1,100,387 $1,591,791 $ 21,276 $ 64,909 Property Transfer Tax Case Study 53,274 43,808 97,082 646 17,330 41,389 58,719 495 1,510 Sales and Use Tax Case Study 60,650 53,472 114,122 370,125 23,523 50,862 74,385 283,500 - Transient Occupancy Tax Case Study - - - - - - - - -
Franchise Fee 7.54 55,639 48,068 103,707 644 20,624 45,463 66,088 493 1,182 Utility User Tax 19.83 146,419 126,494 272,913 1,695 54,274 119,641 173,915 1,298 3,111 Licenses and Permits 5.55 40,997 35,418 76,416 474 15,197 33,499 48,696 363 871 Fines 2.22 16,399 14,167 30,566 190 6,079 13,400 19,478 145 348 Income from Investments - - - - - - - - - -
Revenue from Other Agencies 0.08 586 506 1,092 7 217 479 696 5 12 Fees and Charges 0.57 4,197 3,626 7,823 49 1,556 3,430 4,986 37 89 Miscellaneous 4.02 29,674 25,636 55,310 343 11,000 24,247 35,247 263 631 Total Revenues $ 1,726,032 $ 1,496,788 $ 3,222,820 $ 401,949 $ 641,203 $ 1,432,797 $ 2,074,000 $ 307,876 $ 72,664 Sources: Tables 3, 7, 9 and 10.

Vista Lucia Puente del Monte
Packet Pg. 199 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 17 General Fund Expenditures
In this fiscal impact analysis, certain expenditures that are expected to be affected by the proposed annexation are forecasted by using the average cost per service population methodology. As with revenues above, Willdan has calculated the per capita budgets and applied a variable factor depending on the degree to which expenditures will be affected by increased service population. For the services using this approach, for example, Willdan expects the project will have a minimal effect.

For direct services such as fire, police, public works and recreation, on the other hand, Willdan expects a significant impact and has therefore prepared case studies based on interviews with City staff, which identified increased staffing and other costs needed to serve new development in the annexation area. All General Fund expenditure items and the methodologies used to estimated expenditures are listed in Table 12.

Packet Pg. 200 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 18 Table 12: City Expenditures & Estimating Methodologies, FY 2022-23 Net Factors
Description
Budgeted
Expenditures Methodology Gross
Percent
Variable Net
Annual General Fund Expenditures
General Government1
$ 610,261 Per Person Served $ 64.54 20% $ 12.91
Police Department 3,036,339 Case Study
Fire Department 840,849 Case Study
Planning and Building Services 447,410 Per Person Served 47.32 10% 4.73 Parks and Recreation 653,183 Case Study
Public Works 191,868 Case Study
Non-Departmental 727,611 Per Person Served 76.95 25% 19.24 Total Expenditures $ 6,507,521
1 General government includes the following departments: City Council, City Manager/Clerk, City Attorney and Finance.

Source: City of Gonzales FY2022-2023 City and Successor Agency Recommended Budget; Willdan Financial Services.

Packet Pg. 201 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 19 Fire Department Expenditures
Willdan interviewed staff from the Fire Department to identify the additional costs needed to serve the annexation area. The Department indicated what while the area could be served with six additional firefighters and a deputy fire chief, that ideally 9 additional firefighters should serve the area. This analysis examined the resulting fiscal impact of both the six and nine firefighter cost scenarios. It is assumed that either scenario would serve the entire annexation area. Table 13 calculates the fire expenditures at buildout for the entire annexation area using the Fire Department’s staffing needs and total compensation data per position data from the City’s FY2022-23 Compensation Plan. Table 14 allocates the costs from Table 13 to each phase of development in the annexation area proportionally based on the persons served in each phase.

Table 13: Fire Protection Case Study
Quantity Units
Total
Compensation
per FTE Total
Scenario 1
Additional Fire Fighters 6 FTE $ 104,811 $ 628,867
Deputy Fire Chief 1 FTE 216,666 216,666
Vehicle Maintenance Cost 24,027 24,027
Total Annual Cost $ 869,560
Scenario 2
Additional Fire Fighters 9 FTE $ 104,811 $ 943,300
Deputy Fire Chief 1 FTE 216,666 216,666
Vehicle Maintenance Cost 24,027 24,027
Total Annual Cost $1,183,993
Sources: Gonzales Fire Department; City of Gonzales FY2022-2023 Compensation Plan; Willdan Financial Services.

Packet Pg. 202 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 20 Table 14: Fire Protection Services Cost per Phase
Type Village 1 Village 2
Total
Residential Nonresidential West East
Total
Residential Nonresidential
Agricultural
Cooler
Resident Equivalents 7,384 6,379 13,763 85 2,737 6,033 8,770 65 157 Scenario 1
Total Costs $ 869,560
Cost per Capita $ 38.07 $ 38.07 $ 38.07 $ 38.07 $ 38.07 $ 38.07 $ 38.07 $ 38.07 $ 38.07 Cost per Phase $281,102 $242,849 $ 523,951 $ 3,253 $104,198 $229,692 $ 333,890 $ 2,492 $ 5,973 Scenario 2
Total Costs $1,183,993
Cost per Resident $ 51.84 $ 51.84 $ 51.84 $ 51.84 $ 51.84 $ 51.84 $ 51.84 $ 51.84 $ 51.84 Cost per Phase $382,749 $330,664 $ 713,412 $ 4,430 $141,876 $312,749 $ 454,625 $ 3,393 $ 8,133 Note: Assumes each scenario from Table 14 would serve the entire annexation area. Costs are allocated to based on persons served.

Sources: Tables 3 and Table 13, Willdan Financial Services.

Vista Lucia Puente del Monte
Packet Pg. 203 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 21 Police Department Expenditures
Table 15 estimates the annual costs of police services for each phase of development based on the Police Department’s identified sworn staffing ratio. The estimate includes additional sworn patrol officers and shares of police Sergeants, Corporals and Patrol Offices associated with the annexation area, based on the persons served in each phase. The annual salary of each position used in the analysis is the total compensation data per position from the City’s FY2022-23 Compensation Plan.

Packet Pg. 204 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 22 Table 15: Police Services Case Study
Type Phase 1 Phase 2
Total
Residential Nonresidential West East
Total
Residential Nonresidential
Agricultural
Cooler
Persons Served 7,384 6,379 13,763 85 2,737 6,033 8,770 65 157 Sworn Staffing Ratio 1.55 1.55 1.55 1.55 1.55 1.55 1.55 1.55 1.55 Additional Sworn Staff (FTE) 11.40 9.90 21.30 0.10 4.20 9.40 13.60 0.10 0.20 Sergeants 2.85 2.48 5.33 0.03 1.05 2.35 3.40 0.03 0.05
Corporals 2.85 2.48 5.33 0.03 1.05 2.35 3.40 0.03 0.05
Patrol Officers 5.70 4.95 10.65 0.05 2.10 4.70 6.80 0.05 0.10 Support Staff 0.50 0.50 1.00 - 0.50 0.50 1.00 - -
Staff Costs Annual Salary
Sergeants $ 163,508 $ 465,999 $ 404,683 $ 870,682 $ 4,088 $ 171,684 $ 384,245 $ 555,928 $ 4,088 $ 8,175 Corporals 161,056 459,008 398,613 857,621 4,026 169,108 378,481 547,589 4,026 8,053 Patrol Officers 117,543 669,996 581,839 1,251,835 5,877 246,841 552,453 799,294 5,877 11,754 Support Staff 58,943 29,471 29,471 58,943 - 29,471 29,471 58,943 - - Total Staff Costs $ 1,624,474 $ 1,414,606 $ 3,039,081 $ 13,991 $ 617,104 $ 1,344,650 $ 1,961,754 $ 13,991 $ 27,982 Vista Lucia
Sources: Gonzales Police Department; City of Gonzales FY2022-2023 City and Successor Agency Recommended Budget; City of Gonzales FY2022-2023 Compensation Plan; Willdan Financial Services.

Puente del Monte
Packet Pg. 205 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 23 Recreation, Community Centers, and Aquatics
The City is planning to expand recreation, community center and aquatics activities for all residents in the City, including potential residents in the annexation area. This represents an increase in the level of service provided. City staff provided Willdan with estimates of staffing projected to provide this higher level of service. Table 16 summarizes the projected staffing needs. Salary for full-time positions is total compensation (including benefits, etc.), however part time (PT) positions do not include any benefits.

Table 16: Recreation, Community Centers, and Aquatics Expenditures Table 17 allocates the costs from Table 16 to each phase of development in the annexation area proportionally based on the residents served in each phase. Note that these costs are not allocated to nonresidential phases.

Quantity Units Salary Total
Community Center 10.00 FTE $ 64,622 $ 646,216
Community Engagement 5.00 FTE 64,622 323,108
After School Programming 1.50 FTE 64,622 96,932
After School Programming (Seasonal, PT) 10.00 FTE 31,200 312,000 Aquatics (Salary) 2.50 FTE 64,622 161,554
Aquatics (Seasonal, PT) 7.50 FTE 32,531 243,984
Sports Programming (Salary) 5.00 FTE 78,400 391,998
Sports Programming (Seasonal, PT) 2.50 FTE 31,200 78,000 Gonzales Youth Council Advisors 1.50 FTE 323 484
Total $ 2,254,276
Sources: City of Gonzales; City of Gonzales FY2022-2023 Compensation Plan; Willdan Financial Services.

Packet Pg. 206 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 24 Table 17: Recreation, Community Centers, and Aquatics Expenditures per Phase Type Village 1 Village 2 Total West East Total
Existing Residents 8,340
Residents (New Development) 7,384 6,379 13,763 2,737 6,033 8,770 Residents (Cumulative) 15,724 14,719 22,103 11,077 14,373 17,110 Total Costs $ 2,254,276
Cost per Resident $ 57.49 $ 57.49 $ 57.49 $ 57.49 $ 57.49 $ 57.49 Cost per Phase $ 424,478 $ 366,714 $ 791,192 $ 157,344 $ 346,846 $ 504,190 Note: Assumes that total costs from Table 16 would serve the entire city plus all annexation areas. Costs are allocated to based on persons served.

Sources: City of Gonzales; Tables 3, 4 and 16, Willdan Financial Services.

Vista Lucia Puente del Monte
Packet Pg. 207 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 25 Public Works
The Public Works expenditure case study is based on maintaining the ratio of public works personnel to population. The first step in the analysis is identifying the current ratio of FTE per resident, based on the staffing in the City’s current Budget. Table 18 displays the current staffing ratio analysis.

Table 18: Public Works 2022 Allocated Personnel
Similar to the police expenditure analysis, the public works expenditure analysis is based on maintaining the current ratio of FTE to service population for each phase of development in the annexation area. The annual salary of each position used in the analysis is the total compensation data per position from the City’s FY2022-23 Compensation Plan. Table 19 details the projected annual public works expenditures per phase.

Public Works Director / City Engineer 1.00 FTE
Public Works Supervisor 1.00 FTE
Lead Worker 1.00 FTE
Technician 1.00 FTE
Mechanic 1.00 FTE
Maintenance Workers 6.00 FTE
Admin Assistant 1.00 FTE
Total 12.00 FTE
Population 8,340
FTE per Resident 1.44
Sources: City of Gonzales; City of Gonzales FY2022-2023 City and Successor Agency Recommended Budget; Willdan Financial Services.

Packet Pg. 208 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 26 Table 19: Public Works Case Study
Type Village 1 Village 2
Total
Residential Nonresidential West East
Total
Residential Nonresidential
Agricultural
Cooler
Persons Served 7,384 6,379 13,763 85 2,737 6,033 8,770 65 157 Staffing Ratio 1.44 1.44 1.44 1.44 1.44 1.44 1.44 1.44 1.44 Additional Staff (FTE) 10.60 9.20 19.80 0.10 3.90 8.70 12.60 0.10 0.20 Public Works Supervisor 1.00 0.80 1.80 - 0.40 0.80 1.20 - - Lead Worker 1.00 0.80 1.80 - 0.40 0.80 1.20 - -
Technician 1.00 0.80 1.80 - 0.40 0.80 1.20 - -
Mechanic 1.00 0.80 1.80 - 0.40 0.80 1.20 - -
Maintenance Workers 5.80 5.00 10.80 0.10 2.10 4.70 6.80 0.10 0.10 Admin Assistant 1.00 0.80 1.80 - 0.40 0.80 1.20 - -
Staff Costs Annual Salary
Public Works Supervisor $ 139,511 $ 139,511 $ 111,609 $ 251,121 $ - $ 55,805 $ 111,609 $ 167,414 $ - $ - Lead Worker 124,424 124,424 99,539 223,963 - 49,769 99,539 149,308 - - Technician 87,598 87,598 70,079 157,677 - 35,039 70,079 105,118 - - Mechanic 102,683 102,683 82,146 184,829 - 41,073 82,146 123,220 - - Maintenance Workers 64,051 371,498 320,257 691,756 6,405 134,508 301,042 435,550 6,405 6,405 Admin Assistant 69,526 69,526 55,621 125,147 - 27,810 55,621 83,431 - - Total Staff Costs $ 895,240 $ 739,251 $ 1,634,493 $ 6,405 $ 344,004 $ 720,036 $ 1,064,041 $ 6,405 $ 6,405 Sources: City of Gonzales; Gonzales FY2022-2023 Compensation Plan; Tables 3 and 18, Willdan Financial Services.

Vista Lucia Puente del Monte
Packet Pg. 209 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 27 Expenditure Summary
Based on the expenditure factors calculated above, Willdan has estimated an increase in expenditures for the City for each phase of each Specific Plan in the SOI. These estimates are presented in Table 20.

Packet Pg. 210 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 28 Table 20: Summary of Estimated Annual Expenditures from Gonzales Annexation Description Net Factor Village 1 Village 2
Total
Residential Nonresidential West East
Total
Residential Nonresidential
Agricultural
Cooler
Annual General Fund Expenditures
General Government $ 12.91 $ 95,311 $ 82,341 $ 177,651 $ 1,103 $ 35,329 $ 77,880 $ 113,209 $ 845 $ 2,025 Police Department Case Study 1,624,474 1,414,606 3,039,080 13,991 617,104 1,344,650 1,961,754 13,991 27,982 Fire Department (Scenario 1) Case Study 281,102 242,849 523,951 3,253 104,198 229,692 333,890 2,492 5,973 Planning and Building Services 4.73 34,938 30,184 65,122 404 12,951 28,549 41,499 310 742 Parks and Recreation Case Study 424,478 366,714 791,192 - 157,344 346,846 504,190 - - Public Works Case Study 895,240 739,251 1,634,491 6,405 344,004 720,036 1,064,040 6,405 6,405 Non-Departmental 19.24 142,048 122,718 264,766 1,644 52,654 116,069 168,723 1,259 3,018 Total Expenditures $ 3,497,590 $ 2,998,662 $ 6,496,252 $ 26,801 $1,323,584 $2,863,722 $4,187,305 $ 25,302 $ 46,146 Annual General Fund Expenditures
General Government $ 12.91 $ 95,311 $ 82,341 $ 177,651 $ 1,103 $ 35,329 $ 77,880 $ 113,209 $ 845 $ 2,025 Police Department Case Study 1,624,474 1,414,606 3,039,080 13,991 617,104 1,344,650 1,961,754 13,991 27,982 Fire Department (Scenario 2) Case Study 382,749 330,664 713,412 4,430 141,876 312,749 454,625 3,393 8,133 Planning and Building Services 4.73 34,938 30,184 65,122 404 12,951 28,549 41,499 310 742 Parks and Recreation Case Study 424,478 366,714 791,192 - 157,344 346,846 504,190 - - Public Works Case Study 895,240 739,251 1,634,491 6,405 344,004 720,036 1,064,040 6,405 6,405 Non-Departmental 19.24 142,048 122,718 264,766 1,644 52,654 116,069 168,723 1,259 3,018 Total Expenditures $ 3,599,237 $ 3,086,477 $ 6,685,714 $ 27,977 $1,361,262 $2,946,778 $4,308,040 $ 26,203 $ 48,306 Sources: Tables 3, 13, 14, 15, 17 and 19.

Vista Lucia Puente del Monte
Packet Pg. 211 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 29 Net Fiscal Impact
Based on the analysis of revenues and expenditures detailed above, Willdan has estimated the annual net fiscal impact of each phase of each Specific Plan at buildout. Generally, the residential components have a negative fiscal impact, and the nonresidential components have a positive fiscal impact. Note that net fiscal impact is estimated with two different fire protection cost models. • Under either fire protection cost scenario, as shown in Table 21, Vista Lucia will generate fiscal revenue to the City of Gonzales of approximately $3.6 million. Annual costs will range from $6.5 to $6.7 million, depending on the fire protection cost scenario. The fiscal impact of the residential phases of the project will range from negative $3.3 to negative $3.5 million, while the nonresidential land uses of the project represent a positive fiscal impact.
• Under either fire protection cost scenario Puente del Monte will generate annual fiscal revenue to the City of Gonzales of approximately $2.4 million. Annual costs will range from $4.2 to $4.3 million, depending on the fire protection cost scenario. The fiscal impact of the residential phases of the project will range from negative $2.1 to negative $2.2 million, while the nonresidential land uses of the project represent a positive fiscal impact. • The agricultural cooler project will provide a positive net fiscal impact of between $24,358 and $26,518, depending on the fire protection cost scenario.

Packet Pg. 212 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 : Vista Lucia Specific Plan Annexation City of Gonzales Sphere of Influence Annexation Fiscal Impact Analysis 30 Table 21: Net Fiscal Impact
Village 1 Village 2
Total
Residential Nonresidential West East
Total
Residential Commercial
Agricultural
Cooler
Fire Cost Scenario 1
Revenues2$ 1,726,032 $ 1,496,788 $ 3,222,820 $ 401,949 $ 641,203 $ 1,432,797 $ 2,074,000 $ 307,876 $ 72,664 Expenditures3
3,497,590 2,998,662 6,496,252 26,801 1,323,584 2,863,722 4,187,305 25,302 46,146 Net Impact $(1,771,558) $(1,501,875) $(3,273,433) $ 375,149 $(682,381) $(1,430,925) $(2,113,305) $ 282,574 $ 26,518 Fire Cost Scenario 2
Revenues2
$ 1,726,032 $ 1,496,788 $ 3,222,820 $ 401,949 $ 641,203 $ 1,432,797 $ 2,074,000 $ 307,876 $ 72,664 Expenditures3
3,599,237 3,086,477 6,685,714 27,977 1,361,262 2,946,778 4,308,040 26,203 48,306 Net Impact $(1,873,205) $(1,589,689) $(3,462,894) $ 373,972 $(720,059) $(1,513,982) $(2,234,040) $ 281,673 $ 24,358 1 Annual General Fund impact at build out in current dollars. 2 See Table 11. 3
See Table 20.

Source: Willdan Financial Services
Vista Lucia
Annual General
Fund Impact1
Puente del Monte
Packet Pg. 213 Attachment: Exhibit H - Gonzales - SOI Annexation Fiscal Impact Analysis Report - Final - 4-18-23 (3351 :

General Plan Objectives and Policies Supporting the Project Support for the Vista Lucia Specific Plan is contained in the following chapters and policies within the General Plan document:

CHAPTER II: LAND USE
Implementing Action LU-1.2.1 - Capital Improvements – Coordinate capital improvements through the adoption of Specific Plans that contain a program of implementation measures including regulations, programs, public works projects and financing measures necessary to implement the Specific Plan.

Implementing Action LU-1.2.2 - Availability of Services – Through Specific Plan development, coordinate new development with the provision of essential community services and facilities, such as roads, water, sewer, schools, parks, police and fire services, sanitary facilities, and drainage facilities. Approve development projects only when sufficient municipal services and utilities are available to serve that development or when there are guarantees that such services and utilities will be provided in a timely fashion after entitlements are vested.

Implementing Action LU-1.3.1 - Plans For Services – Establish the timing of Sphere of Influence and annexation applications based on completion of plans for services, plans for public facilities, and financing plans that demonstrate compliance with LAFCO standards.

Implementing Action LU-2.1.1 -Neighborhood Residential Specific Plans – Adopt Specific Plans for all areas within the Urban Growth Boundary prior to City approval of development entitlements. Such Specific Plan areas shall be no smaller than 125 acres, and organized into complete neighborhoods each of which is no smaller than 125 acres, no larger than 400 acres, and designed consistent with adopted Neighborhood Design Guidelines and Standards.

Implementing Action LU-6.1.1 - Housing Mix in Neighborhoods – Ensure that New Neighborhood Residential development complies with the housing mix requirements described in Table II-2 to ensure that a full range of housing types and complementary uses are included within future neighborhoods.

Implementing Action LU-6.2.2. - Achieve Minimum Density – Within new Specific Plan areas designated for residential use, ensure that new Neighborhood Residential development achieves an overall residential density between seven (7) and nine (9) dwelling units per gross residential acre. Densities within each Specific Plan neighborhood area may (and should) vary as long as the overall density target is met.

CHAPTER III: CIRCULATION
Implementing Action CIR-1.1.13- Widen Associated Lane – The City shall widen Associated Lane to a four-lane arterial with limited access between Highway 101 and Fanoe Road. Between Fanoe Road and “Arterial A”, this facility shall be widened to a divided four-lane arterial. These Exhibit I
Packet Pg. 214 Attachment: Exhibit I - General Plan Objectives and Policies (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) improvements shall be times to ensure that the improvements are in place to maintain acceptable levels as new development occurs in the Urban Growth Area.

Implementing Action CIR-1.1.15 - Widen Fanoe Road – The City shall widen Fanoe Road/Herold Parkway from a two-lane to a four-lane arterial between Gloria Road and Associated Lane. These improvements shall be timed to esnure that the improvements are in place to maintain acceptable levels as new development occurs in the Urban Growth Area.

Implementing Action CIR-3.1.3 - Developers Pay. Use developer dedications, traffic mitigation fees, and special assessment districts as the primary means of financing and building road and circulation improvments within or adjacent to new development areas.

Implementing Action CIR-3.1.4 - Landscaping and Lighting Districts. Establish funding mechanisms for landscape maintenance in public rights-of-way, including landscaping and lighting districts, that do not place an undue burden on the City budget.

Implementing Action CIR-3.1.5 - Phasing. Encourage the phasing of road improvement projects where feasible to avoid growth-inducing impacts and to spread infrastructure costs over time. In any case, developers shall be required to construct the portions of planned arterial and collector streets needed to serve their projects prior to project development.

Implementing Action CIR-4.1.2 - Streets as Focal Points. Adopt Specific Plans with major streets designed to be focal points for the community. Such streets should include attractively landscaped medians, planting strips, and street trees used to provide shade, urban habitat, beauty, and environmental benefit.

Implementing Action CIR-7.1.5 - Compact Development Patterns. Encourage a land use patternwhich makes it easier to shop, play, work, and conduct personal business with minimal driving. This includes increasing the mix of housing, retail, service, and public uses in downtown Gonzales.

CHAPTER IV: HOUSING
Implementing Action HE-1.1.5 - Additional Housing Sites. As appropriate, pursue annexation of properties within the City’s Sphere of Influence to increase supply of vacant land for new housing.

Implementing Action HE-2.1.3 - Encourage Non-Profit Developers. Encourage the participation of non-profit housing providers in the Gonzales housing market, both in the construction of affordable single-family homes within the subdivisions and in the construction of affordable medium- and high-density housing developments in the areas designated for such uses on the Land Use Diagram, especially within older neighborhoods, or in new Specific Plans. Encourage developers of specific plan areas to meet a part of their affordable housing obligations by working with various non-profit developers.

Packet Pg. 215 Attachment: Exhibit I - General Plan Objectives and Policies (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Implementing Action HE-9.3.1 - Design Guidelines. Adopt Neighborhood Design Guidelines as part of each new Specific Plan, supporting development of compact, pedestrian and bicycle friendly neighborhoods where residences are within walking distance to commercial services, schools and recreation facilities.

CHAPTER V: COMMUNITY HEALTH AND SAFETY
Implementing Action HS-2.1.1 - Flood Damage Prevention. Require new development to take all necessary steps to mitigate its on- and off-site stormwater drainage effects, consistent with city regulations, state law and best management practices.

Implementing Action HS-4.1.1 - Address Police and Fire Protection Service Needs in Specific Plan Development. Require Specific Plans to address police and fire service needs, and require new development resulting from the Specific Plan to fund needed police and fire protection services.

Implementing Action HS-4.1.2 - Crime Prevention through Quality Design – Design new development to foster a sense of community and to incorporate architectural or landscape features which minimize the potential for crime.

Implementing Action HS-6.1.4 - Street Trees – Promote the use of street trees as a means of reducing roadside temperatures that in turn reduce summertime emissions of ozone-forming hydrocarbon pollutants, especially along collector and arterial streets.

CHAPTER VI: CONSERVATION AND OPEN SPACE
Implementing Action COS-4.1.1 - Grow Eastward – Focus future urban growth to the east of Highway 101 in order to keep the highest quality agricultural lands located west of the highway in production.

Implementing Action COS-4.1.4 - Protect Agricultural Operations – Protect agricultural operations from interference from urban uses by using buffers or transitional uses (such as parking, roads, etc.) between permanent agricultural areas and residential development areas.

Implementing Action COS-4.1.6 - Phased Development – Phase development in an orderly, contiguous manner to maintain a compact development pattern and avoid premature farmland conversion or interference with farm operations. New development should be either contiguous to the existing city or located within a new neighborhood developed under a Specific Plan, which sets forth orderly development consistent with the approved Neighborhood Design Guidelines and Standards and Community Character policies.

Implementing Action COS-4.2.1 - Agricultural Easements. Require new development to contribute to the cost of purchase of permanent agricultural easements beyond the permanent agricultural edges identified in the Land Use Diagram.

Packet Pg. 216 Attachment: Exhibit I - General Plan Objectives and Policies (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Implementing Action COS-4.3.3 - Agricultural Impact Fund. Establish an agricultural impact mitigation fund structured to purchase agricultural easements on lands shown on the Land Use Diagram as adjacent to but outside the General Plan growth area boundary.

Implementing Action COS-6.1.2 - Developer Contributions. - Require proponents of new residential development to contribute to the acquisition of and/or development of adequate parks and recreational facilities, through dedication of parkland, park improvements, and/or payment of fees to acquire and improve new park sites.

Implementing Action COS-6.2.1 - Community Parks. New development shall provide community parks at the rate of 2.0 acres of park per 1,000 persons or greater. A Community Park should range in size from approximately 15 to 30 acres, and actual park sizes and locations will be determined on a case-by-case basis in the Specific Plan process.

Implementing Action COS-6.2.2 - Neighborhood Parks. New development shall provide neighborhood parks at the rate of 2.8 acres of park per 1,000 persons or greater. A Neighborhhod Park should range in size from 5 to 12 acres, and actual park sizes will be determined on a case-by-case basis in the Specific Plan process.

Implementing Action COS-6.2.3 - Mini Parks. New development shall provide mini parks at the rate of 0.2 acres of park per 1,000 persons or greater. A Mini Park should range in size from 0.2 to 0.5 acres, and actual park sizes will be determined on a case-by-case basis in the Specific Plan process.

CHAPTER VII: COMMUNITY FACILITIES AND SERVICES
Implementing Action FS-1.1.1 - New Development to Pay its Way. To the maximum extent feasible, require new residential and commercial development to bear the full cost of the water, wastewater, and drainage improvements required to serve that development. A combination of funding mechanisms, including impact fees, mitigation requirements, and assessment districts, should be used to generate the revenue needed to undertake these improvements.

Implementing Action FS-1.1.3 - Phased Development. Require that development be phased in logical, efficient increments to avoid overwhelming or prematurely expanding the city’s water, sewer and drainage systems. Infrastructure improvements should be completed in time to serve new development.

Implementing Action FS-1.1.4 – Support Economic Development. Place priority on public service and facility improvements that support the city's economic development goals, including the retention and expansion of business in Downtown Gonzales, the Gonzales Shopping Center, and the city’s existing industrial areas, and the development of new retail businesses and industrial uses at locations designated by the General Plan.

Implementing Action FS-2.1.1 - Protect Existing Water Service. Permit new development only when public water can be supplied and delivered without threatening water supply or water quailty in the rest of Gonzales.

Packet Pg. 217 Attachment: Exhibit I - General Plan Objectives and Policies (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Implementing Action FS-3.1.1 - Protect Existing Sewer Services. Permit new development only when it can be demonstrated that sufficient wastewater collection and treatment capacity is, or will be in place to serve the development without diminishing existing service levels.

Implementing Action FS-4.1.1 - On-Site Retention and Detention. Allow for the use of on-site detention and retention basins. Such basins should be designed to be jointly used for parks or passive open space where feasible, consistent with Implementing Action COS-6.1.5.

Implementing Action FS-6.1.1 - New Development Provides School Sites. To the extent permitted by law, require proponents of new residential development to contribute to the acquisition of land or the construction of school facilities necessary to accommodate students from such projects.

CHAPTER VIII: COMMUNITY CHARACTER
Implementing Action CC-1.1.3 - Require a high standard of design and site planning, both in new development areas and on redevelopment or infill sites.

Implementing Action CC-1.1.6 - Well Defined Edges. Maintain well-defined edges between the town and the surrounding agricultural lands.

Implementing Action CC-1.1.9 - Specific Plans. Require Specific Plans prior to the approval of the development of large properties to ensure that such developments are comprehensively planned and implemented.

Implementing Action CC-2.1.1. - Connections Between Neighborhoods. Strengthen the physical linkages between existing residential neighborhoods and create linkages from these areas to new neighborhoods as they are developed. This involves a greater emphasis on pedestrian and bicycle paths within and between neighborhoods, and encouraging alternatives to soundwalls and other unfriendly barriers adjacent to pedestrian spaces within and surrounding neighborhoods.

Implementing Action CC-5.1.4 - Parks as Central Element in Neighborhoods. Incorporate attractive new parks and open spaces in new development areas. Parks should be central elements helping to define neighborhood identity and character. Community access and accessibility by pedestrians and bicyclists should be maximized.

Implementing Action CC-8.1.3 - Distinct Edge. Maintain a distinct edge between the urban area and agricultural lands on the perimeter of the City.

CHAPTER IX: SUSTAINABILITY
Implementing Action SUS-1.2.1 - Implement Neighborhood Design Guidelines. Utilize the Neighborhood Design Guidelines, Specific Plans, and other General Plan implementation programs as appropriate to establish and maintain sustainable land use patterns.

CHAPTER X: HEALTH AND WELLNESS
Implementing Action HW-1.1.1 - Accessible Amenities. To promote physical activity, reduce driving and increase walking, cycling and public transit, increase opportunities for walking and biking and transit use.

Packet Pg. 218 Attachment: Exhibit I - General Plan Objectives and Policies (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Implementing Action HW-1.1.2 - Connectivity. Improve accessibility and connectivity between neighborhoods and commercial areas by reducing gaps in sidewalk and bike lane networks, where possible.

Packet Pg. 219 Attachment: Exhibit I - General Plan Objectives and Policies (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Prepared for: Prepared by:

CITY OF GONZALES

WATER SUPPLY

ASSESSMENT
FOR
Puente del Monte
and
Vista Lucia

FINAL DRAFT
December 2020
Exhibit J
Packet Pg. 220 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) 7433 N. First St, Suite 103 • Fresno, CA 937 20 • Tel (559) 436-0600 • Fax (559) 436-0622 www.akeleng.com
December 16, 2020
EMC Planning Group Inc.
301 Lighthouse Ave, Suite C
Monterey, CA 93940
Attention: Stuart Poulter, Associate Planner
Subject: Puente del Monte and Vista Lucia – Water Supply Assessment (SB 610 Requirements)
Dear Stuart:

We are pleased to submit this Water Supply Assessment (WSA) report for the Puente del Monte and Vista Lucia developments. This report is intended to satisfy the requirements of SB 610 by evaluating the impact of this project on existing and future water supplies.

The report quantifies this project’s water supply requirements, potential impact on the City’s supply availability, discussions on the supply reliability, and supply vs. demand comparisons.

We are extending our thanks to you, Ron Sissem, and Terri Wissler Adam for your valuable input and reviews during the completion of this study.

Sincerely,
AKEL ENGINEERING GROUP, INC.

Tony Akel, P.E.

Principal
Enclosure: Report
Smart Planning Our Water Resources
Packet Pg. 221 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 i Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
City of Gonzales
Puente del Monte and Vista Lucia
Water Supply Assessment
Table of Contents
Page No.

1.0 PURPOSE ................................................................................................................... 1

2.0 RELEVANT REPORTS ............................................................................................... 1

3.0 PROJECT DESCRIPTION .......................................................................................... 2

4.0 CONCEPTUAL LAND USE PLANS ............................................................................ 2

5.0 PROJECT WATER DEMANDS ................................................................................... 3

5.1 Comparison of Gross Project Water Demands with 2019 WMP Assumptions .. 3

5.2 Comparison of Gross Project Water Demands with Potential Agricultural Use . 4

5.3 Net Water Demand Analysis ............................................................................. 5

5.3.1 Future Development Conditions – Puente del Monte ............................... 5

5.3.2 Future Development Conditions – Vista Lucia ......................................... 6

5.3.3 Future Development Conditions – Puente del Monte and Vista Lucia ..... 6

6.0 GROUNDWATER BASIN ............................................................................................ 6

7.0 WATER SUPPLY RELIABILITY .................................................................................. 7

7.1 Groundwater Supply Facilities ........................................................................... 7

7.2 Supply during Single Dry and Multiple Dry Years ............................................. 7

8.0 RECYCLED WATER ................................................................................................... 8

9.0 SUPPLY AND DEMAND COMPARISON .................................................................... 8

10.0 SUMMARY .................................................................................................................. 8 Tables
Table 1 Conceptual Land Use Plan Inventory
Table 2 Planned Development Comparison
Table 3 Comparison of Gross Project Water Demands with 2019 Water Master Plan Table 4 Comparison of Gross Project Water Demand with Agricultural Water Demands Table 5 Net Water Demand Analysis
Table 6 Existing Water Supply Facilities
Table 7 180/400-Foot Subbasin Sustainable Yield
Table 8 Eastside Subbasin Groundwater Budget
Figures
Figure 1 Location Map
Figure 2 Conceptual Land Use Plans
Figure 3 Agricultural Lands
Figure 4 Groundwater Basins
Figure 5 Existing Groundwater Wells
Packet Pg. 222 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 ii Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
Appendices
APPENDIX A – Conceptual Land Use Planning Information
Packet Pg. 223 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 1 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
City of Gonzales

PUENTE DEL MONTE AND VISTA LUCIA - WATER SUPPLY

ASSESSMENT

1.0 PURPOSE
This Water Supply Assessment (WSA) report for the Puente Del Monte and Vista Lucia Annexation Areas (Project) is intended to satisfy the requirements of Senate Bill (SB) 610 by evaluating the impact of this Project’s water demands on the water supplies through a 20-year horizon, as stipulated in the SB 610 requirements.

The report includes a discussion of this project’s water supply requirements and potential impact on the City’s supply availability. This report references multiple land use planning and groundwater supply documents, including the 2019 Water Master Plan (2019 WMP), the 2020 180/400-Foot Aquifer Subbasin Groundwater Sustainability Plan (180/400-Foot GSP), and the draft Salinas Valley Basin Groundwater Sustainability Agency Integrated Sustainability Plan (SVBGSA ISP).

2.0 RELEVANT REPORTS
Several reports provide detail information and factual data related to this analysis. Exhibits from these reports were included in the appendices for ease of referencing.  City of Gonzales Water Master Plan, November 2019. The City’s 2019 Water Master Plan presents historical and projected water demands, identifies existing and future water system capacity deficiencies, recommends projects to correct these deficiencies, and identifies major water facilities for servicing future developments.  City of Gonzales Wastewater Master Plan, December 2019. The City’s 2019 Wastewater Master Plan presents historical and projected wastewater, identifies existing and future water system capacity deficiencies, evaluates wastewater treatment alternatives, explores possible recycled water opportunities, and recommends improvements to mitigate existing system deficiencies and service future growth.  180/400-Foot Aquifer Subbasin Groundwater Sustainability Plan, January 2020. This Groundwater Sustainability Plan fulfills the requirements of the 2014 California Sustainable Groundwater Management Act (SGMA) for the Salinas Valley 180/400 Foot Aquifer Subbasin and summarizes plans to achieve groundwater sustainability in 20 years and maintain sustainability for an additional 30 years.
 Draft Salinas Valley Basin Groundwater Sustainability Agency Integrated Sustainability Plan, January 2019. This Integrated Sustainability Plan, prepared by the Packet Pg. 224 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 2 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
Salinas Valley basin Groundwater Sustainability Agency, documents the characteristics of the Salinas Valley Groundwater Basin and its six subbasins, establishes local sustainable management criteria, and identifies projects intended to achieve sustainability throughout the basin by the year 2040. This report is still in the process of being completed and draft chapters were used as available.
 DWR Bulletin 118 – Eastside Aquifer Subbasin , February 2004. This groundwater report prepared by the Department of Water Resources (DWR) summarizes the boundaries and hydrogeological characteristics of the Eastside Aquifer Subbasin of the Salinas Valley Groundwater Basin. This report also includes information regarding historic trends in groundwater levels, storage, and quality. It also includes information regarding a 1998 groundwater budget prepared for the subbasin.
 Puente del Monte Land Use Plan, October 2020. This land use plan documents the planned future land use within the Puente del Monte annexation area. This land use is used to estimate future water demands.
 Vista Lucia Land Use Plan, November 2019. This land use plan documents the Vista Lucia development, including planned future land use. This land use is used to estimate future water demands.

3.0 PROJECT DESCRIPTION
The Project Area includes two planned areas of annexation: the Puente del Monte development and the Vista Lucia development. These developments are briefly described as follows:
 Puente del Monte: Puente del Monte is comprised of approximately 585 acres of residential, commercial, industrial, mixed use, and park land use types east of Highway 101 along Gloria Road. The existing land use currently consists of agricultural lands. This development was documented in the City’s 2019 WMP, though the current conceptual land use plan has differing land uses than the 2019 WMP.
 Vista Lucia: Vista Lucia, subdivided into Village One and Village Two, is comprised of approximately 770 acres of residential, commercial, school, and park land use types south of Associated Lane between Fanoe Road and Iverson Road. The existing land use consists of agricultural lands. This development was documented in the City’s 2019 WMP, though the current conceptual land use plan has differing land uses than the 2019 WMP.

4.0 CONCEPTUAL LAND USE PLANS
The conceptual land use plan areas are generally located outside the existing City limits, but inside the sphere of influence as defined in the 2019 WMP, as shown on Figure 1; approximately 41 acres of Puente del Monte, adjacent to Highway 101, are within the existing City limits The Packet Pg. 225 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 3 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
existing land use consists of approximately 1,350 acres of agricultural and open space land uses (Table 1). The City’s existing General Plan land use map designates the project sites as various land uses, including residential, public facility, commercial, and other non-residential types.

The 2019 WMP documented the buildout land use of the sites as various residential densities, commercial, industrial, public facilities, and open space. The residential units and non-residential acreages for the project site vary between the 2019 WMP and the current conceptual land use plans , as summarized on Table 2. The land use inventory summarized on Table 2 was developed from land conceptual land use plan information provided by EMC Planning Group staff, which is included in Appendix A.

5.0 PROJECT WATER DEMANDS
The projected water demands in the currently adopted water system master plan 2019 WMP were based on land use demand factors. These demand factors assumed a household occupancy of

3.74 people per household, which was based on the 2010 General Plan Land Use Element and assumed a 3.0% vacancy rate. However, to account for current housing trends City of Gonzales staff have indicated that a household occupancy of 4.4 people per household, based on the 2015 Housing Element, should be used for demand planning purposes. The demand factors have been updated accordingly.

The land use types and acreages of the planned development areas differ from those identified in the current conceptual land use plans, as summarized in the following sections

5.1 Comparison of Gross Project Water Demands with 2019 WMP Assumptions
The 2019 WMP included water demand projections for the area to be developed, which differ compared to the conceptual land use plan. The following sections summarize these differences and compare the demands based on the 2019 WMP and the conceptual land use plan. It is assumed that the water use based on the most recent conceptual land use plan will supersede the estimates previously provided in the 2019 WMP. Additionally, the conceptual land use plans will be used for estimating the effects on the water supply. The results of this water use comparison are documented on Table 3 and documented below.  Baseline Water Demands – 2019 WMP Assumption. The 2019 WMP assumed the project site would develop as a combination of residential and non-residential land use types; the demand calculations for the project site based on the 2019 WMP assumptions are summarized on Table 3. Using the updated 2019 WMP demand coefficients, the water demands are estimated at approximately 966,000 gpd for Puente del Monte and approximately 1,259,000 gpd for Vista Lucia. (Table 3).

Packet Pg. 226 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 4 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
 Updated Gross Project Water Demands Based on Conceptual Land Use. The updated project water demands are based on the development information provided by EMC Planning Group staff. Using the updated 2019 WMP demand coefficients, the water demands for the conceptual land use plans are estimated at 1,065,000 gpd for Puente del Monte and 1,306,000 gpd for Vista Lucia (Table 3).
 Comparison of Gross Demands between 2019 WMP and Conceptual Land Use. As summarized on Table 3, the development identified in the conceptual land use plans increase the projected water demand from the 2019 WMP by approximately 111 AFY for Puente del Monte and 53 AFY for Vista Lucia.

5.2 Comparison of Gross Project Water Demands with Potential Agricultural Use
The existing land use consists of various agricultural types, such as prime farmland, as shown on Figure 3. The following methodologies were used to estimate the average annual agricultural demand for the planned development areas.
 Vista Lucia: According to crop data provided to the City by the project applicant, the existing agricultural lands generally consist of row crops. Historical groundwater production records for the existing uses within the planned development area were provided to the City by the project applicant. These records, for the years 2017-2019, document an average annual water use between 1,600 AFY and 2,000 AFY, with a period average of 1,830 AFY. Dividing this total water use volume by the planned development area of 768 acres results in an average annual agricultural use coefficient of 2.4 AFY/acre.  Puente del Monte: According to information provided to the City by the project applicant , an existing land owner responsible for 427 acres of the 585 acres within the planned development boundary estimated existing agricultural water use at 1.0 AFY/acre. This average annual water use factor was used to estimate the average agricultural water use of 427 acres of the planned development area. According to other information provided by the project applicant the remaining 158 acres of land within the planned development boundary are row crops. For planning purposes the Vista Lucia row crop average annual agricultural use coefficient of 2.4 AFY/acre is used to estimate the average water demand of these 158 acres.

These average use factors were used to estimate the baseline agricultural demands for the lands within the planned development boundaries.

The comparison of the gross project water demands and the estimated existing agricultural water demands is summarized on Table 4. The existing agricultural lands within the boundaries of the Puente del Monte and Vista Lucia developments are 585 acres and 768 acres, respectively. Using the approximate agricultural water use coefficients as described above this results in an estimated Packet Pg. 227 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 5 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
existing water use of 712,000 gpd and 1,613,000 gpd for Puente del Monte and Vista Lucia respectively.

The water demand for the conceptual land use plans is estimated at 1,065,000 gpd and 1,306,000 gpd for Puente del Monte and Vista Lucia respectively (Table 4). The gross estimated effect of the Vista Lucia development is a demand decrease of approximately 343 AFY. The gross estimated effect of the Puente del Monte development is a demand increase of approximately 396 AFY.

However, these demand estimates do not take into account water demand offsets related to recharge and wastewater percolation, which offset the impact of the demand on the groundwater basin. These water demand offsets are included in a more detailed net water demand analysis that is provided in the following sections.

5.3 Net Water Demand Analysis
The water demand comparisons described in the previous sections do not take into account water demand offsets, for either existing agricultural of conceptual land use, that would be percolated and recharged to groundwater. To account for these demand offsets, a net water demand analysis was prepared by Akel Engineering to document the overall impact of the development on the groundwater table. It should be noted that a similar approach has been completed and adopted for the City of Salinas. This analysis is summarized on Table 5 and includes the following demand offset volumes:
 Agricultural Recharge: It was assumed that 30% of the applied agricultural irrigation water percolates as a form of groundwater recharge.
 Project Outdoor Water Use Recharge: It was assumed that 20% of the water applied as outdoor irrigation percolates as a form of groundwater recharge. The outdoor water use total was estimated based on the ratio between water demand and sewer flow factors documented in the City of Gonzales 2019 Water Master Plan and Wastewater Master Plan.
 Project Treated Wastewater Percolation: For conservative planning purposes, it was assumed that 90% of indoor water use will be percolated at the City of Gonzales WWTP following treatment. The indoor water use total was estimated based on the ratio between water demand and sewer flow factors documented in the City of Gonzales 2019 Water Master Plan and Wastewater Master Plan.

The results of the net water demand analysis are described in the following sections

5.3.1 Future Development Conditions – Puente del Monte
The existing net agricultural demand is 558 AFY, which accounts for potential groundwater recharge. The net development demand is 380 AFY, which accounts for outdoor water use recharge and treated wastewater percolation. This results in a net groundwater demand reduction Packet Pg. 228 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 6 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
of approximately 178 AFY from existing agricultural conditions for the Puente del Monte development.

5.3.2 Future Development Conditions – Vista Lucia
The existing net agricultural demand is 1,265 AFY, which accounts for potential groundwater recharge. The net development demand is 482 AFY, which accounts for outdoor water use recharge and treated wastewater percolation. This results in a net groundwater demand reduction of approximately 783 AFY from existing agricultural conditions for the Puente del Monte development.

5.3.3 Future Development Conditions – Puente del Monte and Vista Lucia Under future development conditions, assuming the construction of both Puente del Monte and Vista Lucia, the total net demand is 862 AFY. The demand decrease due to the development of both Puente del Monte and Vista Lucia is approximately 961 AFY from existing agricultural conditions.

6.0 GROUNDWATER BASIN
The City is located above three subbasins of the Salinas Valley Groundwater Basin: the 180/400- Foot groundwater subbasin, the Eastside Subbasin, and the Forebay Subbarea. As shown on Figure 4, a majority of the existing City limits and the project site are within the 180/400-Foot and Eastside subbasins, with Highway 101 generally serving as the boundary between these two subbasins. The Salinas Valley Basin Groundwater Sustainability Agency (SVBGSA) is in the process of preparing groundwater sustainability plans for the multiple groundwater subbasins located within the Salinas Valley Basin, as well as a Valley-Wide Integrated Sustainability Plan (ISP). Information from draft and final version of the documents were in the preparation of this WSA.

According to the draft ISP, groundwater levels show a general decline in both the 180/400-Foot subbasin and the Eastside subbasin. However, the Eastside subbasin is noted as having steeper levels of decline due to the lack of seawater intrusion bolstering water volumes. The draft ISP also noted that the 180/400-Foot and Eastside subbasins have more pronounced and prolonged declines during multi-year droughts than other areas of the Salinas Valley Basin. This is likely indicative of less observed recharge in these basins during wet seasons.

The average annual loss of storage in the Eastside subbasin was estimated at 3,800 AFY between 1944 and 2017, which is attributed to declining groundwater levels. By comparison, the average annual loss of storage in the 180/400-foot subbasin was estimated at 11,700 AFY during the same period; however, the majority of this loss is due to seawater intrusion.

According to the City’s 2019 WMP, three groundwater wells serve as the domestic water source of supply (Table 6). Based on the locations of the existing groundwater wells, shown on Figure 5, Packet Pg. 229 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 7 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
it is assumed that the City is supplied by both the 180/400-Foot subbasin and the Eastside subbasin.

7.0 WATER SUPPLY RELIABILITY
There are two aspects of supply reliability to be considered. The first relates to immediate service needs and is primarily a function of the availability and adequacy of the supply facilities. This aspect is considered for emergency reliability. The second aspect is climate-related, and involves the availability of water during mild or severe drought periods.

7.1 Groundwater Supply Facilities
The City currently uses local groundwater as its primary source of supply. Water supply for the municipal water system is extracted from underground aquifers via three existing groundwater wells located throughout the City (Table 6).

The City’s 2019 WMP recommends the construction of future groundwater wells to meet supply requirements as demand increases. The City’s storage facilities also enhance long-term reliability.

These facilities provide emergency storage sufficient to handle the service area needs during power outages or other emergencies. Adding supply and distribution system enhancements will also add reliability through redundancy.

7.2 Supply during Single Dry and Multiple Dry Years
The SVBGSA draft ISP describes historical levels within the Salinas Valley Groundwater Basin, which includes the 180/400-Foot and Eastside subbasins, as generally decreasing. Due to existing seawater intrusion in the 180/400-Foot subbasin, groundwater levels have historically decreased more gradually in this basin than in the Eastside subbasin. Additionally, the 180/400- Foot subbasin GSP indicates that available surface water supplies allow for a small reliable supply in excess of natural surface recharge within the subbasin during normal and wet years, which translates into carry over storage during single dry years. During multiple dry years, carry-over storage does not provide additional reliable supply; however, during the 2012-2015 historical drought, a significant increase in groundwater pumping was not observed even though no additional supplies were released to the subbasin during 2014 and 2015.

It should be noted that the SVBGSA intends to release the draft GSP for the Eastside Subbasin later this year. The vast majority of development proposed within the Puente del Monte and Vista Lucia developments will occur over top of the Eastside Subbasin. While recent reliability statistics are not currently available, anecdotal information suggests that the Eastside Subbasin is more susceptible to groundwater declines as noted above.

Packet Pg. 230 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 8 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales

8.0 RECYCLED WATER
The City is planning on constructing a wastewater reclamation facility to serve select users within the Gonzales Agricultural Industrial Business Park. This facility would have an initial treatment capacity of 1.0 mgd, with potential for expansion up to 3.8 mgd. Recycled water supplies have the potential to offset groundwater pumping throughout the year and provide relief to the groundwater basins. For conservative planning purposes, this study assumes 1.0 mgd of recycled water as a form of potable demand offset on the groundwater pumping. This recycled water demand will offset the need to pump groundwater as a source of potable demand, and thus provide a sustainable benefit to the groundwater basin. This will include reducing peak pumping periods during the summer months, which are typically the most burdensome periods on the groundwater aquifer.

9.0 SUPPLY AND DEMAND COMPARISON
Groundwater supply budgets and availabilities were extracted, where available, from planning and engineering documents for the 180/400 Replace and the Eastside Subbasin. A brief summary of the available supply and demand comparison is as follows:
 180/400-Foot Subbasin: The 180/400-Foot subbasin GSP estimates the projected sustainable yield for the subbasin, which is summarized on Table 7. The sustainable yield projections documented in the GSP show an estimated increase in pumping of approximately 27,000 AFY by the year 2030, for agricultural and urban pumping uses combined. The GSP notes that the current pumping trends will need to be reduced to meet the future sustainable yield.
 Eastside Subbasin: The most recent groundwater budget information for the Eastside subbasin is provided in the 2004 Department of Water Resources Bulletin 118. This report estimates the groundwater supplies as 58,000 AFY (comprised of both natural surface recharge and subsurface inflow) and the total agricultural and urban extraction as 86,000 AFY, which results in a groundwater supply deficit of approximately 28,000 AFY (Table 8).

10.0 SUMMARY
The Puente del Monte and Vista Lucia developments in the City of Gonzales consist of developing approximately 585 acres and 770 acres of agricultural land use, respectively. According to the conceptual land use plans provided by EMC Planning Group staff this redevelopment will include residential, commercial, institutional, and open space land uses.

The water demands for these conceptual land use plans are as follows:
• Existing Demands – Agricultural Land Use. The estimation of existing agricultural water use is summarized on the following page.

Packet Pg. 231 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 9 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
o Puente del Monte – Crop information for the existing agricultural lands within the planned development areas was provided to the City by the project applicant. An average agricultural water use factor of 1.0 AFY/acre was applied to 427 acres of the project site while a factor of 2.4 AFY/acre was applied to the remaining 158 acres, resulting in an average agricultural water use of 797 AFY. o Vista Lucia – Crop information for the existing agricultural lands within the planned development areas was provided to the City by the project applicant. An average agricultural water use factor of 2.4 AFY/acre was applied to the 768 acre site for an average agricultural water use of 1,807 AFY.
 Updated Project Water Demands Based on Proposed Land Use. The updated project water demands are based on the conceptual land use information provided by EMC Planning Group staff. Using the 2019 WMP demand coefficients, the demands for Puente del Monte and Vista Lucia are 1,193 AFY and 1,463 AFY, respectively.  Net Water Demand Analysis. The results of the net water demand analysis are summarized as follows:
o Puente del Monte: Based on a net agricultural demand of 558 AFY and a net project water demand of 380 AFY, the Puente del Monte development results in a net groundwater pumping decrease of 178 AFY.
o Vista Lucia: Based on a net agricultural demand of 1,265 AFY and a net project water demand of 482 AFY, the Puente del Monte development results in a net groundwater pumping decrease of 783 AFY.
o Combined Development: Based on a combined net agricultural demand of 1,823 AFY and a total net project water demand of 862 AFY, the combination of both the Puente del Monte and Vista Lucia developments result in a net groundwater pumping decrease of 961 AFY.

Packet Pg. 232 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
City of Gonazles

PUENTE DEL MONTE AND VISTA LUCIA - WATER SUPPLY

ASSESSMENT
Figures
Packet Pg. 233 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Gonzales
Johnson Canyon Rd
Gonzales River Rd
£¤101
S Alta St
10th St
Alta St
Gloria Rd
Iverson Rd
Legend PRELIMINARY
Vista Lucia Development
Puente Del Monte Development
Sphere of Influence
City Limits
Streets
Update: March 31, 2020
File Path: P:\xGIS\GIS_Projects\Gonzales\200331-WSA\GON_Fig1_ProjectLocation_072220.mxd 0 2,000 4,000 1,000
Feet5
GIS
Puente Del Monte
and Vista Lucia WSA
City of Gonzales
Figure 1
Location Map
Packet Pg. 234 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Gonzales
Johnson Canyon Rd
Gonzales River Rd
£¤101
S Alta St
10th St
Alta St
Gloria Rd
Iverson Rd
PRELIMINARY Legend
General Plan Land Use
Low Density Residential
Medium Density Residential
Medium-High Density Residential
High Density Residential
Highway Commercial
Mixed Use
Light Industrial
Parks and Open Space
Public Facilities
Sphere of Influence
City Limits
Streets
Update: December 14, 2020
File Path: P:\xGIS\GIS_Projects\Gonzales\200331-WSA\GON_Fig2_ProjectLU_121420.mxd 0 2,000 4,000 1,000
Feet5
GIS
Figure 2
Conceptual Land
Use Plans
Puente Del Monte
and Vista Lucia WSA
City of Gonzales
Packet Pg. 235 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Gonzales
Johnson Canyon Rd
Gonzales River Rd
£¤101
S Alta St
10th St
Alta St
Gloria Rd
Iverson Rd
PRELIMINARY Legend
FMMP 2016 Land Designations
Urban Built-Up Land
Grazing Land
Prime Farmland
Farmland of Statewide Importance
Unique Farmland
Other Land
Sphere of Influence
City Limits
Streets
Update: March 31, 2020
File Path: P:\xGIS\GIS_Projects\Gonzales\200331-WSA\GON_Fig3_ProjectLU_072220.mxd 0 2,000 4,000 1,000
Feet5
GIS
Figure 3
Agricultural Lands
Puente Del Monte
and Vista Lucia WSA
City of Gonzales
Data Source: State of California Department of Conservation Division of Land Resource Protection/Farmland Mapping & Monitoring Program (FMMP) Packet Pg. 236 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) !(
!(
!(
!(
!( !(
!( !(
Monterey
Bay
Pacific
Ocean
Salinas River
Gonzales
Marina Salinas
Seaside
Monterey
Greenfield
King City Los Padres
National Forest
Pinnacles
National Park
!(
Carme l River
San Benito River
·|}þ1
£¤101
·|}þ1
UV68
UV183
£¤101
East Side
Aquifer
180/400 Foot
Aquifer
Corral De Tierra
Area
Seaside
Area
Forebay
Aquifer
Upper Valley
Aquifer Arroyo Se co River
San Juan Bautista
Area
Carmel
Valley
UV146
UV25
San Benito
River Valley
Bitter Water
Valley
Tres Pinos
Valley
Pacific Cove
Soledad
Sources: Esri, USGS, NOAA
Legend PRELIMINARY
DWR Groundwater Basins
Salinas Valley Basin with Subbasins
Protected Open Space
Urbanized Areas
File Path: P:\xGIS\GIS_Projects\Gonzales\200331-WSA\GON_Fig4_GroundWaterBasins_033120.mxd Update: March 31, 2020 024 1
Miles5
GIS
Figure 4
Groundwater Basins
Puente Del Monte
and Vista Lucia WSA
City of Gonzales
Packet Pg. 237 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) #*
#*
#*
#*
#*
Gonzales
Johnson Canyon Rd
Gonzales River Rd
£¤101
S Alta St
10th St
Alta St
Gloria Rd
Iverson Rd
Forebay Aquifer
East Side Aquifer
180/400 foot Aquifer
180/400 foot
Aquifer
East Side Aquifer
Well 5
Well 6
Well 4
Well 3
(Decommissioned)
Well 2
Legend PRELIMINARY
#* Active Groundwater Wells
#* Inactive Groundwater Wells
Streets
Vista Lucia Development
Puente Del Monte Development
City Limits
Groundwater Subbasins
Update: April 13, 2020
File Path: P:\xGIS\GIS_Projects\Gonzales\200331-WSA\GON_Fig5_GroundwaterWells_041320.mxd 0 2,000 4,000 1,000
Feet5
GIS
Figure 5
Existing Groundwater
Wells
Puente Del Monte
and Vista Lucia WSA
City of Gonzales
Packet Pg. 238 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
City of Gonzales

PUENTE DEL MONTE AND VISTA LUCIA- WATER SUPPLY

ASSESSMENT
Tables
Packet Pg. 239 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Table 1 Conceptual Land Use Plan Inventory
Water Supply Assessment
City of Gonzales

PRELIMINARY
(acres) (acres) (du) (acres) (du)
Residential Uses
Low Density Residential 139 596 242 1,210
Medium Density Residential 85 619 161 1,127
Medium‐High Density Residential 73 794 45 540
High Density Residential 19 569 22 528
Subtotal 316 2,578 470 3,405
Non‐Residential Uses
Mixed Use 6.1 45.0 8.0 93.0
Commercial 38.3 0.0 0.0 0.0
Light Industrial 21.1 0.0 0.0 0.0
Parks3 54.3 0.0 73.0 0.0
Institution/School 20.0 0.0 42.0 0.0
Subtotal 139.8 45.0 123.0 93.0
Non‐Demand Generating
Detention, Drainage, buffers, other Open Space 63.4 0.0 73.0 ‐ Roads 66.0 0.0 102.0 ‐
Agricultural 1,353 0.0 0.0 0.0
Subtotal 129.4 0.0 175.0 ‐
Total
585.3 2,623 768.0 3,498
Notes:
11/5/2020

1. Source: Puente Del Monte Land Use Plan Stats received from EMC Planning Group October 6, 2020.

2. Source: Vista Lucia Project Description received from EMC Planning Group February 25,2020.

3. Vista Lucia parks included following: Neighborhood Park, Community Park, Promenades, and Village Green.

Future Land Use
Puente Del Monte1 Vista Lucia2 Land Use Type Existing Land Use Packet Pg. 240 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Table 2 Development Comparison
Water Supply Assessment
City of Gonzales

PRELIMINARY
Development Comparison
Puente Del Monte Vista Lucia
2019 Water
Master Plan1
Conceptual Land
Use Plan
2019 Water
Master Plan1
Conceptual Land
Use Plan
Residential Uses (Dwelling Units)
Low Density Residential 341 596 1,054 1,210
Medium Density Residential 1,195 619 1,272 1,127
Medium‐High Density Residential 596 794 605 540
High Density Residential 448 569 566 528
Total ‐ Residential Uses 2,580 2,578 3,497 3,405
Other Uses (Acres)
Mixed Use 5.9 6.1 0.0 8.0
Commercial 0.0 38.3 5.9 0.0
Light Industrial 21.1 21.1 0.0 0.0
Parks 51.5 54.3 61.0 73.0
Institution/School 0.0 20.0 0.0 42.0
Total ‐ Non‐Residential Uses 78.5 139.8 66.9 123.0
Notes:
11/5/2020

1. Source: City of Gonzales 2019 Existing City Plus Sphere of Influence Water Master Plan.

Land Use Type
Packet Pg. 241 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Table 3 Comparison of Gross Project Water Demands with 2019 Water Master Plan Water Supply Assessment
City of Gonzales

PRELIMINARY
Land Use Inventory
Residential Uses Other Uses
Low Density Residential
Medium Density
Residential
Medium‐High Density
Residential
High Density Residential
Mixed Use
Commercial
Light Industrial
Parks
Institution/School
Total
(DU) (DU) (DU) (DU) (acres) (acres) (acres) (acres) (acres) Baseline Gross Water Demands ‐ 2019 Water Master Plan
Residential Dwelling Units and Non‐Residential Area
Puente del Monte 341 1,195 596 448 5.9 0.0 21.1 51.5 0.0 Vista Lucia 1,054 1,272 605 566 0.0 5.9 0.0 61.0 0.0
Average Annual Water
Demand Coefficients1 gpd/unit 352 352 352 352 1,800 1,700 1,500 300 1,700 Puente del Monte gpd 120,032 420,640 209,792 157,696 10,620 0 31,650 15,450 0 965,880 Vista Lucia gpd 371,008 447,744 212,960 199,232 0 10,030 0 18,300 0 1,259,274 Total gpd 491,040 868,384 422,752 356,928 10,620 10,030 31,650 33,750 0 2,225,154 Updated Gross Project Water Demands Based on Conceptual Land Use Residential Dwelling Units and Non‐Residential Area
Puente del Monte 596 619 794 569 6.1 38.3 21.1 54.3 20.0 Vista Lucia 1,210 1,127 540 528 8.0 0.0 0.0 73.0 42.0
Average Annual Water
Demand Coefficients1 gpd/units 352 352 352 352 1,800 1,700 1,500 300 1,700 Project Development Demands
Puente del Monte gpd 209,792 217,888 279,488 200,288 10,980 65,025 31,605 16,293 34,034 1,065,393 Vista Lucia gpd 425,920 396,704 190,080 185,856 14,400 0 0 21,900 71,400 1,306,260 Total gpd 635,712 614,592 469,568 386,144 25,380 65,025 31,605 38,193 105,434 2,371,653 Comparison of Gross Demands between 2019 WMP and Conceptual Land Use (negative values indicate decreases from 2019 WMP)
gpd 89,760 ‐202,752 69,696 42,592 360 65,025 ‐45 843 34,034 99,513 AFY 101 ‐227 78 48 0 73 0 1 38 111
gpd 54,912 ‐51,040 ‐22,880 ‐13,376 14,400 ‐10,030 0 3,600 71,400 46,986 AFY 62 ‐57 ‐26 ‐15 16 ‐11 0 4 80 53
11/5/2020
Notes:

1. Unless noted otherwise , demand coefficients based on City of Gonazles 2019 WMP. Residential demand coefficients adjusted based on 4.4 persons per household and 80 gallons per person per day.

Description Units
Baseline Development Water Demands
Puente del Monte
Vista Lucia
Packet Pg. 242 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Table 4 Comparison of Gross Project Water Demands with Agricultural Water Demands Water Supply Assessment
City of Gonzales

PRELIMINARY
Land Use Inventory
Residential Uses Other Uses
Low Density Residential
Medium Density Residential
Medium‐High Density
Residential
High Density Residential
Mixed Use
Commercial
Light Industrial
Agricultural ‐ Vista Lucia
Parks
Institution/School
Total
(DU) (DU) (DU) (DU) (acres) (acres) (acres) (acres) (acres) (acres) Agricultural Water Demands ‐ Existing Land Use
Non‐Residential Area
Puente del Monte 0 0 0 0 0.0 0.0 0.0 427.0 158.0 0.0 0.0 0.0 Vista Lucia 0 0 0 0 0.0 0.0 0.0 0.0 0.0 768.0 0.0 0.0
Average Annual Water
Demand Coefficients2,3 gpd/unit 352 352 352 352 1,800 1,700 1,500 890 2,100 2,100 300 1,700 Puente del Monte gpd 0 00 0 0 0 0 0 0 0 711,830
Vista Lucia gpd 0 0 0 0 0 0 0 1,612,800 0 0 1,612,800
Total gpd 0 0 0 0 0 0 0 1,612,800 0 0 2,324,630
Updated Gross Project Water Demands Based on Conceptual Land Use Residential Development Units and Non‐Residential Area
Puente del Monte 596 619 794 569 6.1 38.3 21.1 0.0 0.0 0.0 54.3 20.0 Vista Lucia 1,210 1,127 540 528 8.0 0.0 0.0 0.0 0.0 0.0 73.0 42.0 Average Annual Water
Demand Coefficients1,2 gpd/units 352 352 352 352 1,800 1,700 1,500 890 2,100 2,100 300 1,700 Project Water Demands
Puente del Monte gpd 209,792 217,888 279,488 200,288 10,980 65,025 31,605 0 16,293 34,034 1,065,393 Vista Lucia gpd 425,920 396,704 190,080 185,856 14,400 0 0 0 21,900 71,400 1,306,260 Total gpd 635,712 614,592 469,568 386,144 25,380 65,025 31,605 0 38,193 105,434 2,371,653 Comparison of Gross Demands between Existing Land Use and Conceptual Land Use (negative values indicate decrease from existing land use) gpd 209,792 217,888 279,488 200,288 10,980 65,025 31,605 0 16,293 34,034 353,563 AFY 235 244 313 224 12 73 35 0 18 38 396
gpd 425,920 396,704 190,080 185,856 14,400 0 0 ‐1,612,800 21,900 71,400 ‐306,540 AFY 477 444 213 208 16 0 0 ‐1,807 25 80 ‐343
11/19/2020
Notes:

1. According to land use information provided by the project applicant to the City of Gonzales,427 acres of the project area consist of vineyards that use an average demand of 1.0 AFY/acre and the remaining 158 acres consists of row crops. For planning purposes the average demand coefficient for the 158 acres of row crops was assumed equal to the Vista Lucia ag use, which also consists of row crops.

2. Unless noted otherwise , demand coefficients based on City of Gonazles 2019 WMP. Residential demand coefficients adjusted based on 4.4 persons per household and 80 gallons per day per person.

3. Agricultural demand coefficients based on historical groundwater production records and other consumption information for existing agricultural lands within the planned development boundaries. Agricultural ‐ Puente del Monte1 ‐711,830
0 0
0 (acres)
Agricultural Water Demands
Vista Lucia
Puente del Monte
Description Units
711,830
0 711,830
0 0
‐797
Packet Pg. 243 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Table 5 Net Water Demand Analysis
Water Supply AssessmentCity of Gonzales

PRELIMINARY
Development Condition
Puente del Monte Vista Lucia Puente del Monte + Vista Lucia (afy) (afy) (afy)
Existing Agricultural Demands
Agricultural Demand1 797 1,807 2,604
Potential Recharge2 239 542 781Net Agricultural Demand
(Agricultural Demand ‐ Recharge Potential)
Project Water Demands
Project Water Demands3 1,193 1,463 2,657
Demand Offsets
Outdoor Water Use Recharge4,5 75 96 170
Treated Wastewater Percolation6,7 739 886 1,625
Net Development Demand
(Project Water Demands ‐ Demand Offsets)
Demand Comparison
Demand Decrease
(Existing Net Agricultural ‐ Total Net Demand )
11/18/2020
Notes:

1. Existing agricultural demands based on total area within planned development boundaries and assume an average annual water use factor estimated from historical production records and other consumption data provided to City staff by the project applicants.

2. Assumes 30% of agricultural demands will percolate, acting as groundwater recharge.

3. Project demands based on conceptual land use plans and water demand factors generally consistent with the City 2019 Water Master Plan.

4. Outdoor Water Use Recharge = 20% x Outdoor Water Use, where outdoor water use estimated based on ratio between land use demand and flow factors documented in the City 2019 Water Master Plan and Wastewater Master Plan.

5. Assumes 20% of outdoor water use will percolate, acting as groundwater recharge.

6. Treated Wastewater Recharge = 90% x Indoor Water Use, where indoor water use estimated based on ratio between land use demand and flow factors documented in the City 2019 Water Master Plan and Wastewater Master Plan.

7. For conservative planning purposes, 90% of indoor water use is assumed to be percolated at the WWTP. 1,265
Demands and Offsets
178 783 961
380 482 862
558 1,823
Packet Pg. 244
Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Table 6 Existing Water Supply Facilities
Water Supply Assessment
City of Gonzales

PRELIMINARY
Well No.

Current Production
Capacity1
(gpm) (afy)
4 1,500' SE of the intersection of S Alta St
and C St 1,200 1,932
5 Intersection of Fanoe Rd and Barbera Way 1,200 1,932
6 500' SW of the intersection of Alta St and
Katherine St 1,800 2,898
Total 4,200 6,762
Notes:
4/9/2020

1. Source: City of Gonzales 2019 Water Master Plan.

Location
Packet Pg. 245 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Table 7 180/400‐Foot Subbasin Sustainable Yield
Water Supply Assessment
City of Gonzales

PRELIMINARY
Year
Demand Condition Historical 2030 2070
(AFY) (AFY) (AFY)
Annual Groundwater Pumping
Agricultural 89,000 94,800 99,500
Urban 18,900 20,500 21,000
Total 107,900 135,800 141,600
Sustainable Yield2
Net Pumping 108,100 115,300 120,600
Seawater Intrusion ‐10,599 ‐3,500 ‐3,900
Change in Storage ‐400 ‐4,600 ‐4,700
Projected Sustainable Yield 97,200 107,200 112,000
Percent Pumping Reduction 10.0% 7.0% 7.1%
Puente del Monte Impact to Groundwater
Net Pumping with Development
without Recycled Water 108,496 115,696 120,996
with Recycled Water3 106,980 114,180 119,479
Percent Pumping Reduction
without Recycled Water 10.4% 7.3% 7.4%
with Recycled Water3 9.1% 6.1% 6.3%
Vista Lucia Impact to Groundwater
Net Pumping with Development
without Recycled Water 107,757 114,957 120,257
with Recycled Water3 106,980 114,180 119,480
Percent Pumping Reduction
without Recycled Water 9.8% 6.7% 6.9%
with Recycled Water3 9.1% 6.1% 6.3%
Notes:
11/16/2020
1 Source: 180‐400 Foot Subbasin Groundwater Sustainability Plan, Table 6‐12 (Historical) and Table 6‐30 (2030, 2070)

2. Source: 180‐400 Foot Subbasin Groundwater Sustainability Plan, Table 6‐31

3. Recycled water volumes equal to 1.0 mgd, based on planned treatment capacity of the City of Gonzales Industrial Wastewater Treatment Facility.

Packet Pg. 246 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Table 8 Eastside Subbasin Groundwater Budget
Water Supply Assessment
City of Gonzales

PRELIMINARY
Demand Condition
(Without Recycled
Water)
(With Recycled
Water2
)
(Without Recycled
Water)
(With Recycled
Water2)
(AFY) (AFY) (AFY) (AFY) (AFY)
Natural Recharge 41,000 41,000 41,000 41,000 41,000
Subsurface Inflow 17,000 17,000 17,000 17,000 17,000
Agricultural/Urban Extraction 86,000 86,396 85,276 85,657 84,537 Groundwater Balance ‐28,000 ‐28,396 ‐27,276 ‐27,657 ‐26,537 Notes:
11/16/2020

1. Source: 2004 DWR Bulletin 118 for Eastside Groundwater Subbasin

2. Recycled water volumes equal to 1.0 mgd, based on planned treatment capacity of the City of Gonzales Industrial Wastewater Treatment Facility.

Existing
Conditions1
With Puente del Monte With Vista Lucia
Packet Pg. 247 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
City of Gonzales

PUENTE DEL MONTE AND VISTA LUCIA - WATER SUPPLY

ASSESSMENT
Appendices
Packet Pg. 248 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) December 2020 Puente del Monte and Vista Lucia WSA
Akel Engineering Group City of Gonzales
City of Gonzales

PUENTE DEL MONTE AND VISTA LUCIA - WATER SUPPLY

ASSESSMENT
Appendix A – Conceptual Land Use
Planning Information
(Provided by EMC Planning Group)
Packet Pg. 249 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Table Error! No text of specified style in document.‐1 Projected Puente del Monte Development Capacity
Land Use Type Acres1 Dwelling Units Residential
Density2
Building Square
Footage3
Residential Uses
Low Density Residential 139.27 596 4.28 n/a
Medium Density Residential 84.64 619 7.31 n/a
Mixed Use4 - 45 7.37 n/a
Medium-High Density Residential 73.04 794 10.87 n/a
High Density Residential 19.17 569 29.68 n/a
Residential Uses Subtotal 316.12 2,623
Non-Residential Uses
Highway Commercial5 38.25 n/a 270,753
Light Industrial 21.07 n/a 149,144
Parks and Open Space6 117.72 n/a 0
Public Facilities (Schools) 20.02 n/a -7
Master Circulation 66.02 n/a 0
Mixed Use 6.11 n/a 43,249
Non-Residential Uses Subtotal 269.19 n/a 463,146
Project Total 585.31 2,623 463,146
SOURCE: Jackson Family Investments 2020
NOTES:

1. Acreage is approximate.

2. Density calculated as residential units per gross acre.

3. Non-residential building capacity is derived by multiplying acres x 43,560 square feet/acre x .65 x a floor to area ratio .25. The .65 factor is a generally accepted land efficiency factor which reflects reduced buildable area potential due to land demand from infrastructure, roads, physical constraints, and other variables.

4. Acreage for Mixed Use is included under Non-Residential Uses.

5. Highway Commercial parcels (identified as W-01 and W-02 on conceptual land use plan) are within the existing city limits and not part of the annexation area.

6. Parks and Open Space acreage includes Community Parks (42.84 acres), Neighborhood Parks (3.16 acres), Pocket Parks (8.31 acres), and Agricultural Buffers (63.41 acres).

7. Building square footage for schools is not included – the Gonzales Unified School District would design and construct the schools based on need, and assess school capacity/building requirements.

Packet Pg. 250 Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Table 2.1: Land Use Summary
Land Use Designation and Zoning District Approximate Gross Acres1 Maximum Units (du/ac or s.f.) Village One Village Two Total
Residential UsesResidential (see Table 2.2 for Zoning Designations) 260 3 210 3 470 Up to 3.498 duCommercialNeighborhood Commercial / Mixed Use (VL‐NC/MU) 2 6 8 Up to 120,000 sf 2Other Land Uses Neighborhood Parks 12 10 22Community Park 14 15 29Promenades 13 7 20Village Green 1 1 2Detention, Drainage, buffers, other Open Space 30 43 73 Parks and Open Space Subtotal (VL‐P/QP) 70 76 146Elementary School (VL‐P/QP) 12 12 24Middle School (VL‐P/QP) 18 18Major Roads & Other Miscellaneous Areas 66 36 102Land Use Totals 410 358 768 Up to 3,498 dwelling units Up to 120,000 square feet Commercial
Notes:

1. Approximate gross acres includes all land (including interior local streets and rights‐of‐way) designated for a particular land usel category.

2. Commercial square footage allowances are based on a maximum .36 Floor Area Ratio factor. This factor does not include mixed use residential units.

3. Acreage does not include Mixed Use residential component, to avoid double‐counting Mixed‐Use acreages for commercial component.

Packet Pg. 251
Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Table 2.2: Residential Land Use Summary
Residential Land Use and Zoning District Gross Acres 1
Allowable Gross Density
Range by Residential
Category (du/ac) 4
Target
Dwelling Units 2
Total
Target
Units
Percentage
of Total
Units3
Village
One
Village
Two
Village
One
Village
Two
Neighborhood Residential Low (VL‐NRL) 137 105 3‐6 (5 du/ac target) 690 520 1,210 35.0 %Neighborhood Residential Medium (VL‐NRM) 92 69 6‐9 (7 du/ac target) 644 483 1,127 32.0 %Neighborhood Residential Medium‐High (VL‐NRMH) 20 25 9‐15 (12 du/ac target) 240 300 540 15.5 % Neighborhood Residential High (VL‐NRH) 11 11 15‐24 (24.5 du/ac target) 264 264 528 15.0 % Neighborhood Commercial /Mixed Use5 (VL‐NC/MU) 25 65 10‐125 (11.8 du/ac target) 23 70 93 2.5 % Sub‐Totals by Village 260 210 1,861 1,637Overall Totals: Villages One and Two 470 7.4 average du/ac. 3,498 100 % Notes:

1. Gross acres include all land parcels (including interior local streets and rights‐of‐way) designated for a particular residential category. According to City standards, the density of dwelling units per gross residential acre “is calculated exclusive of schools, parks, drainages, commercial areas, and major rights‐of‐way.”

2. Unit counts within each residential land use category or parcel may vary, as long as the City requirement of a 7.0 du/ac. overall minimum density is met for the overall project, and the overall unit count shown above is not exceeded.

3. Unit counts must conform to General Plan requirements for minimum percentage of units by density category.

4. Allowable gross density ranges for parcels within each category are taken from City’s 2008 “Neighborhood Design Guidelines and Standards” for the New Growth Area.

5. Mixed Use residential units may be either “horizontal” (uses in separate buildings) or “vertical” (uses in the same building). The residential component of this mixed use area allows for up to 12 du/ac. within mixed use sites. (Note: Acreages of this land use are not included in total acreage, to avoid double‐counting the retail commercial component in Table 2‐1 above
Packet Pg. 252
Attachment: Exhibit J - Water Supply Assessment Final Draft_121620 (3351 : Vista Lucia Specific Plan Exhibit K
Packet Pg. 253
Attachment: Exhibit K - Planning Commission 03-10-25 Minutes (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Packet Pg. 254
Attachment: Exhibit K - Planning Commission 03-10-25 Minutes (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Packet Pg. 255
Attachment: Exhibit K - Planning Commission 03-10-25 Minutes (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Packet Pg. 256
Attachment: Exhibit K - Planning Commission 03-10-25 Minutes (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Packet Pg. 257
Attachment: Exhibit K - Planning Commission 03-10-25 Minutes (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Packet Pg. 258
Attachment: Exhibit K - Planning Commission 03-10-25 Minutes (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) 1 | Page
June 26, 2025
Hardt Mason Law
Attention: Katharine Hardt-Mason
1145 Teresa Lane
Morgan Hill, CA 95037-3418
RE: Vista Lucia, Draft EIR/Mitigation Measures 7-2a and 7-2b Dear Katharine:

The purpose of this letter is to respond to those comments submitted by the California Department of Fish and Wildlife (CDFW) in its letter of April 8, 2024 (the “CDFW Letter”)1 regarding the biological resources section of the Vista Lucia Specific Plan Draft EIR (DEIR)2 as it relates to the California Tiger salamander (CTS), and the CDFW proposed CTS mitigation3. Rather than focus on the substantial evidence set forth in the DEIR related to the lack of CTS habitat and the presence of barred salamander within the project area, which are considered a threat to CTS4, the CDFW Letter focuses on the issue of whether hybrid CTS are protected by the California Endangered Species Act (Fish and Game Code Section 2050 et seq.) As a result, the CDFW proposed CTS mitigation fails to recognize the multi-step approach to CTS mitigation recommended by the United States Fish and Wildlife Service (USFWS)5
. For the reasons set forth above and below,
it is our recommendation that proposed Mitigation Measures 7-2a and 7-2b be amended as set forth herein.

Background:

Over the course of the past 22 years Live Oak Associates, Inc. (LOA), with the assistance of other researchers, has conducted biological studies of the Vista Lucia Specific plan area, and prepared a number of biological reports that have served as the basis for the biological resources section of the Vista Lucia Specific Plan DEIR. Of particular interest to the question of protecting the state and federally threatened CTS from a “take” resulting from development of the Vista Lucia project are the following documents, all of which are in the administrative record:

Biological Constraints Analysis, Assessor’s Parcel Numbers 223-031-024, 223-031-025, and 223- 031-027, Gonzales, California (Live Oak Associates, Inc. 2003)6; Fanoe Pond Tiger Salamander Genotyping (Johnson and Shaffer 2006)7; Assessment of the Salamanders on the Cielo Grande Ranch, Monterey County, California (PN 570-04) (Live Oak Associates 2010)8
;
Historical and Current Genetic Composition of Mole (Ambrystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey California (Live Oak Associates, Inc. 2019)9 ; and
Cielo Grande Salamander Genotyping Report (Shaffer 2019)10.

Exhibit L
Packet Pg. 259 Attachment: Exhibit L - LOA Response to FEIR FINAL (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) 2 | Page
CTS Habitat versus Barred Tiger Salamander Habitat:

According to the DEIR, and as set forth below,
California tiger salamanders breed in temporary wetland pools, such as vernal pools, and other seasonal wetland bodies where ponded water is present for a minimum of three to four months, extending into the early spring. Such ponds and temporary wetlands provide necessary breeding and larval-stage habitat for the species. Adults spend most of the year in upland habitat, underground in the burrows of small mammals, such as the California ground squirrel and/or Botta’s pocket gopher, or within other suitable subterranean retreats11.

Unlike CTS, which as set forth above breed in temporary seasonal wetland bodies, and then move upland into underground burrows of small animals, barred tiger salamander (Ambysoma mavortium or Ambystoma tigrinum) (BTS) occupy a different functional niche in Salinas Valley due to effects of differences in body size and foraging habits on the food webs of native ecosystems. BTS originate in “perennial wetland habitats” and “sometimes do not fully metamorphose into terrestrial adults during their first spring/summer” resulting in staying in the wetland habitat for “one or more years.12” Barred tiger salamander exhibit tolerance of broader temperature ranges and water quality, which along with larger body size give them a competitive advantage over CTS in a wider variety of habitats and environmental conditions ranges13. Additionally, BTS have superior movement abilities and exhibit greater locomotion which may aid in the expansion of their range in California, which includes the project area.

Per the USFWS, “[o]ne of the primary threats to the California tiger salamander is hybridization with non-native salamanders in areas where the non-native salamanders were introduced and established viable populations (69FR 47212).
14” Due to the foregoing, the USFWS deems the introduction of BTS and its hybridization with native salamanders as the primary threat to the recovery of CTS in the Central Coast Range, and recommends management of these populations, including removal of the invasive BTS populations15.

Analysis of Vista Lucia Project Site as Suitable Habitat:

The earliest study of the project site by LOA occurred in 200316. At that time it was noted that possible habitat for the CTS might be found within the project area, but that managed agricultural lands, such as that observed would “provide relatively low habitat value for wildlife” and that “annual management practices for the agricultural lands would eliminate breeding and foraging habitat for many small mammals native to the region.17” As a result, the study concluded that “suitable breeding and estivation habitat does not occur on site”, and “due to the somewhat limited habitat available and the site’s isolation from other CTS populations, if a population of CTS were located on the site and should suffer local extinction, there is no nearby population of CTS that could recolonize this pond.18” This initial assessment pre-dated the federal listing of the Central Coast Distinct Population segment of the CTS on August 4, 2004. The applicant subsequently contracted with the Shaffer Lab from U.C.

Davis to determine if the agricultural ponds on the project site supported the native or non-native tiger salamander19. Shaffer’s group collected tail tips from 84 salamanders from four ponds on the project site20. The genetic analysis (the Shaffer Report) determined that the salamanders on site were the nonnative tiger salamander21 species with some small amount of native material22.

Subsequently, based on the Shaffer Report, the USFWS provided the applicant a letter in June 2007, stating that none of the individual salamanders present at Cielo Grande Ranch (aka Vista Lucia) were Packet Pg. 260 Attachment: Exhibit L - LOA Response to FEIR FINAL (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) 3 | Page
the federally threatened native CTS23. Per the USFWS, “[h]ybridization between California tiger salamander and non-native tiger salamanders result in introgression” which “may result in a population with fundamentally altered ecological function (Ellstrand and Schierenbeck 2000)24.” As stated above, the change in the ecological function allows the barred tiger salamander to survive in a wider range of habitats, including the project site, while the site is devoid of habitat for CTS.

Following the listing of the CTS as threatened under the California Endangered Species Act in August 2010, and in furtherance of the consultation with CDFW which was initiated by the applicant in 201025 and included a site visit by CDFW in September that year26, LOA sent a letter, dated November 8, 2010, to CDFW containing a Site Assessment of the project site consistent with the requirements of the Interim Guidance on Site Assessment and Field Surveys for Determining Presence or a Negative Finding of the California Tiger Salamander (USFWS 2003)27. In that correspondence, LOA concluded that,
…current land use practices are totally unsuitable for native CTS (emphasis added). Besides the biannual crop rotation of lettuce, broccoli, cabbage, cauliflower, and peas (which means that the entire area on the project site and most of the immediate surrounding area is intensively farmed year around), we found extensive use of rodenticides, herbicides, and fertilizers on the property. For example, we counted 75 rodent bait traps in the drainage along the western edge of the property (near Pond #2) alone. The only rodent burrows on the property can be found immediately next to the edge of the ponds and in drainage ditches where they are not plowed. However, even these are destroyed on an annual or biannual basis according to the attached farming regime document28.

A similar conclusion was reached by LOA in 2019 in their report summarizing the results of the genetic sampling of the salamander located within the project site which was done by Dr. Brad Schaffer. In this report, LOA concluded that “[t]he habitats and land uses of the Vista Lucia site and adjacent lands are generally incompatible with CTS life history strategies, greatly favoring BTS [barred tiger salamander].
29” LOA reached this conclusion based on aerial imagery showing that “these ponds are likely almost always inundated,
30” which indicates potential habitat for BTS, but
precludes use of the site by CTS which require temporary pooled areas. Rather than being habitat for CTS, the “Vista Lucia site may function as a genetic and physical sink for CTS31” whose “genes would be lost to the BTS hybrid swarm,32” as “[h]ybrid salamanders are known to canabalize CTS (Ryan et al. 2009).33” In summary, LOA concluded that “Any CTS in the region would be challenged to occur in the agricultural areas due to the perennial inundation of ponds, the lack of suitable aestivation habitat, and the prevalence of non-native BTS.34”
The foregoing conclusion reached in 2019, the lack of CTS habitat, was confirmed in April of 2024, by Mr. Dave Hartesveldt of LOA who, at the request of applicant, surveyed the project area. In correspondence to the project applicant, which was subsequently verbally communicated to the City, Mr. Hartesveldt wrote “the Gonzales site is, in its entirety, intensely farmed, and I observed no habitats suitable for listed plant and animal species.”
In summary, presently the Vista Lucia project site does not provide suitable habitat for CTS; documentation of which is set forth in the administrative record. Because habitat is the foundation to determining species presence, the mitigation should focus on whether at the time development occurs there is habitat which would support a CTS population within the area being developed. As set forth in Interim Guidance on Site Assessment and Field Surveys for Determining Presence or a Negative Finding of the California Tiger Salamander (USFWS 2003), the first step in determining whether a Packet Pg. 261 Attachment: Exhibit L - LOA Response to FEIR FINAL (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) 4 | Page
“take permit” is required is to perform a three step site assessment, following which biological field surveys may be necessary35. With this in mind, it is our recommendation that the City consider revising the proposed mitigation measures.

Mitigation Measures 7-2a and 7-2b:

The mitigation measures set forth in the FEIR focus on the requests of CDFW for further review of the issue. While this is an approach that satisfies CDFW’s comments and requests, we recommend that the mitigation measures be clarified to focus on protection of the CTS, starting with a determination of whether there is suitable habitat for the CTS. Per the DEIR, “[p]otential impacts to the state and federally listed threatened California tiger salamander have been thorough investigated,” and “California tiger salamander is not present on the site.36” Only if the plan area habitat were to change presenting conditions which support a breeding CTS population is it appropriate to further investigate the presence or absence of CTS. With the foregoing in mind, we propose clarifying Mitigation Measures 7-2(a) and 7-2(b) to read as follows:
7-2a Prior to approval of any tentative map, a qualified biologist shall conduct a habitat survey to determine whether there is suitable habitat for California tiger salamander within the tentative map area. The biologist shall then prepare a brief report documenting the results of the survey. If the habitat survey concludes that there is no suitable habitat, then no mitigation would be required.

Compliance with this measure shall be documented and submitted to the City of Gonzales Planning Department prior to approval of a grading permit for any area within the tentative map area.
7-2b If protocol surveys performed pursuant to 7-2a determine that California tiger salamander are present, the applicant shall seek Incidental Take Authorization pursuant to Fish and Game Code Section 2081(b) prior to ground disturbance.

Measures to avoid and/or minimize direct take and to fully mitigate impacts of the take shall be implemented per conditions of the Incidental Take Permit.

The administrative record, as outlined above, demonstrates a lack of CTS habitat and CTS within the project area. The proposed mitigation measures set forth above recognize the information set forth in the administrative record, as well as CDFW’s concern with protecting CTS, by using the USFWS guidance on determining whether there is CTS habitat first, and then proceeding with protocol surveys if there is CTS habitat. There is no need for additional consultation with CDFW if there is no suitable habitat, but consultation with CDFW, as part of the Incidental Take Authorization process, will take place if protocol surveys determine that CTS are within the area proposed for development.

Packet Pg. 262 Attachment: Exhibit L - LOA Response to FEIR FINAL (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) 5 | Page
Please let me know if you need any additional information or have any questions regarding our recommendations to the City regarding clarifying the mitigation measures as set forth above. As always, I am available to answer any questions or concerns you may have with regard to the foregoing.

Sincerely,
Rick Hopkins, Ph.D.

President/Senior Conservation Biologist
1 FEIR, pages 2-56 through 2-63. 2 DEIR, pages 7-1 through 7-38. 3 FEIR, pages 2-59 and 2-60. 4 DEIR Appendix C Biological Resource Reports and Regulatory Agency Letters/ Letter from the United States Department of the Interior, dated June 15, 2007, Subject: Regulatory Status of the Tiger Salamander Population at Cielo Grande Ranch (Assessor’s Parcel Numbers 014-030-029 through 014-020-0332, 014-030-034 through 014-030-039; and 014-030-056) in Gonzales, Monterey County, California (U.S. Fish and Wildlife Service [USFWS] 2007), page 2. 5 Interim Guidance on Site Assessment and Field Surveys for Determining Presence or a Negative Finding of the California Tiger Salamander (USFWS 2003). 6 DEIR Appendix C Biological Resource Reports and Regulatory Agency Letters/ Biological Constraints Analysis, Assessor’s Parcel Numbers 223-031-024, 223-031-025, and 223-021-027, Gonzales, California (Live Oak Associates, Inc. 2003). 7 FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), see Appendix A: Dr Brad Shaffer’s Fanoe Pond Tiger Salamander Genotyping Report (2006)/Fanoe Pond Salamander Genotyping (Johnson and Shaffer 2006). 8 FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), see Appendix C: Site Assessment and Data on Site (2010)/Assessment of the Salamanders on the Cielo Grande Ranch, Monterey County, California (PN 570-04) (Live Oak Associates 2010). 9 FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019). 10 FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), see Appendix E: UCLA’s Cielo Grande Salamander Genotyping Report (2019)/Cielo Grande Salamander Genotyping Report (Shaffer 2019). 11 DEIR, page 7-28. 12 FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), page 4. 13 Id. 14 DEIR Appendix C Biological Resource Reports and Regulatory Agency Letters/ Letter from the United States Department of the Interior, dated June 15, 2007, Subject: Regulatory Status of the Tiger Salamander Population at Cielo Grande Ranch (Assessor’s Parcel Numbers 014-030-029 through 014-020-0332, 014-030-034 through 014-030-039; and 014-030-056) in Gonzales, Monterey County, California (U.S. Fish and Wildlife Service [USFWS] 2007), page 2. 15 FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), page 2. 16 DEIR Appendix C Biological Resource Reports and Regulatory Agency Letters/ Biological Constraints Analysis, Assessor’s Parcel Numbers 223-031-024, 223-031-025, and 223-021-027, Gonzales, California (Live Oak Associates, Inc. 2003). 17 DEIR Appendix C Biological Resource Reports and Regulatory Agency Letters/ Biological Constraints Analysis, Assessor’s Parcel Numbers 223-031-024, 223-031-025, and 223-021-027, Gonzales, California (Live Oak Associates, Inc. 2003), page 8.

Packet Pg. 263 Attachment: Exhibit L - LOA Response to FEIR FINAL (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project) 6 | Page
18 Id., page 26. 19 DEIR, page 7-28, and FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), see Appendix A: Dr Brad Shaffer’s Fanoe Pond Tiger Salamander Genotyping Report (2006)/Fanoe Pond Tiger Salamander Genotyping (Johnson and Shaffer 2006). 20 FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), see Appendix A: Dr Brad Shaffer’s Fanoe Pond Tiger Salamander Genotyping Report (2006)/Fanoe Pond Tiger Salamander Genotyping (Johnson and Shaffer 2006). 21 The term “exotic” was initially used interchangeably with the term “hybrid;” the meaning, however, is the same. 22 DEIR, page 7-28, and FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), see Appendix A: Dr Brad Shaffer’s Fanoe Pond Tiger Salamander Genotyping Report (2006)/Fanoe Pond Tiger Salamander Genotyping (Johnson and Shaffer 2006) 23 DEIR, page 7-28, and DEIR Appendix C Biological Resource Reports and Regulatory Agency Letters/Letter from the United States Department of the Interior, dated June 15, 2007, Subject: Regulatory Status of the Tiger Salamander Population at Cielo Grande Ranch (Assessor’s Parcel Numbers 014-030-029 through 014-020-0332, 014-030-034 through 014-030-039; and 014-030-056) in Gonzales, Monterey County, California (U.S. Fish and Wildlife Service [USFWS] 2007), page 3. 24 DEIR Appendix C Biological Resource Reports and Regulatory Agency Letters/ Letter from the United States Department of the Interior, dated June 15, 2007, Subject: Regulatory Status of the Tiger Salamander Population at Cielo Grande Ranch (Assessor’s Parcel Numbers 014-030-029 through 014-020-0332, 014-030-034 through 014-030-039; and 014-030-056) in Gonzales, Monterey County, California (U.S. Fish and Wildlife Service [USFWS] 2007), page 2. 25 DEIR Appendix C Biological Resource Reports and Regulatory Agency Letters, Vista Lucia Annexation- Peer Review of Biological Resource Documents (EMC Planning Group 2020) page 4. Additional documentation related to consultation with CDFW is available upon request.
26 FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), page 5. 27 FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), see Appendix C: Site Assessment and Data on Site (2010)/Assessment of the Salamanders on the Cielo Grande Ranch, Monterey County, California (PN 570-04) (Live Oak Associates 2010). 28 Id., page 3. 29 FEIR Appendix B California Tiger Salamander Genetic Testing Report/Historical and Current Genetic Composition of Mole (Ambystoma) Salamanders at Vista Lucia, City of Gonzales, Monterey County, California (Live Oak Associates 2019), page 11. 30 Id. 31 Id. 32 Id. 33 Id. 34 Id. 35 Interim Guidance on Site Assessment and Field Surveys for Determining Presence or a Negative Finding of the California Tiger Salamander (USFWS 2003), page 3. 36 DEIR, page 7-28 and 7-29.

Packet Pg. 264 Attachment: Exhibit L - LOA Response to FEIR FINAL (3351 : Vista Lucia Specific Plan Annexation & Tentative Map Project)

Gonzales City CouncilSeptember 2, 2025

Gonzales City Council
September 2, 2025