A G E N D A
Meeting of the
Scotts Valley City Council
In-Person and Remote Access
Date: December 7, 2022
Time: 6:00 PM
CONTACT
INFORMATION
MEETING LOCATION POSTING
City of Scotts Valley
1 Civic Center Drive
Scotts Valley, CA
95066
(831) 440-5600
City Council Chambers
1 Civic Center Drive
Scotts Valley, CA 95066
OR
Zoom Video Conference
https://us02web.zoom.us/j/84827813528
The agenda was posted
at City Hall, SV Senior
Center, SV Public Works
Building, and on the Internet
at www.scottsvalley.org.
ELECTED OFFICIALS CITY STAFF MEMBERS
Donna Lind, Mayor
Jim Reed, Vice Mayor
Jack Dilles, Council Member
Randy Johnson, Council Member
Derek Timm, Council Member
Mali LaGoe, City Manager
Kirsten Powell, City Attorney
Taylor Bateman, Community Development Director
Olivia Beers, Assistant Planner
Cathie Simonovich, City Clerk
Lauren Lambert, Deputy City Clerk
MEETING NOTICE AND AGENDA PACKET MATERIALS
Notice regarding City Council Meetings:
The City Council meets regularly on the 1st and 3rd Wednesday of each month at 6:00 PM in the City Hall Council Chambers located at 1 Civic Center Drive, Scotts Valley, CA 95066, and via Zoom Webinar remote access.
Agenda and Agenda Packet Materials:
The City Council agenda and the complete agenda packet are available for review by 5:00 PM the Friday before the Wednesday meeting on the Internet at the City’s website:
www.scottsvalley.org and in the lobby of City Hall at 1 Civic Center Drive, Scotts Valley, CA.
Pursuant to Government Code §54957.5, materials related to an agenda item, submitted after distribution of the agenda packet, are available for public inspection in the lobby of City Hall during normal business hours, Monday-Friday, 8am-12 pm and 1-5 pm. In accordance with AB 1344, such documents will be posted on the City’s website at www.scottsvalley.org.
Public Participation:
The meeting will be available on Zoom and livestreamed to the City of Scotts Valley’s YouTube channel: https://www.youtube.com/channel/UCLNTBScelB4wTfidYHrocWA For those wishing to participate via Zoom you can join the following ways:
City Council Meeting Agenda Page 2
Date: December 7, 2022
Zoom Webinar meeting link: https://us02web.zoom.us/j/84827813528 Or dial one of these numbers: (669) 900-9128 or (669) 444-9171 Webinar ID: 848 2781 3528
Whether attendance is in-person or remote, you will be given opportunities to provide public comment at the appropriate times throughout the meeting. The time limit is up to 3 minutes for an individual, or 5 minutes for someone who is representing a group of three or more, at the discretion of the Mayor. Please note that this is not a question-and-answer time, but simply a time to provide comments to the Council. At the appropriate times during the meeting for public comment, on items not on the agenda, and on specific agenda items, the Mayor will announce that public comment will be accepted.
How to comment via in-person attendance:
Please proceed to the public comment podium when the Mayor opens the item for public comment.
How to comment via Zoom Webinar:
Use the webinar attendee option to “raise hand” when the Mayor opens the item for public comment. The Clerk will unmute you when it is your turn. If you have joined via Zoom phone call, dial *9 or your phone to “raise your hand”, and the Clerk will unmute you when it is your turn.
CALL TO ORDER 6:00 PM
PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE
ROLL CALL
COMMITTEE REPORTS
Council members are appointed to committees which are either City committees or committees dealing with other jurisdictions. This portion of the agenda allows the committee member to present oral or written reports to the Council regarding their committee assignments. It also allows the Council to make comments and give the committee member direction, as required.
CITY MANAGER REPORT
PUBLIC COMMENT TIME
This is the opportunity for individuals to make and/or submit written or oral comments to the Council on any items within the purview of the Council, which are NOT part of the Agenda.
No action on the item may be taken, but the Council may request the matter be placed on a future agenda.
ALTERATIONS TO CONSENT AGENDA
Council can remove or add items to the Consent Agenda.
City Council Meeting Agenda Page 3
Date: December 7, 2022
CONSENT AGENDA
The Consent Agenda is comprised of items which are intended to be non-controversial and are approved without discussion. Persons wishing to speak on any item may request the item be moved to the Regular Agenda by raising their hand to be recognized by the Mayor. An item will only be moved from the Consent Agenda to the Regular Agenda if a City Council Member requests it to be moved and a majority of the Council agrees.
A. Approve City Council minutes of 11-16-2022 and 11-18-2022 B. Approve check registers dated 11-17-2022, 11-21-2022, and 12-01-2022 C. Approve City Council meeting schedule for 2023
D. Second reading and approval of Ordinance 157.2 amending Municipal Code Chapter 2.70 – Purchasing
E. Adopt Resolution No. 1991.2 accepting the Fiscal Year 2021-2022 AB 1600 Development Impact Fee Report
F. Award Parks Master Plan and Recreation Strategic Plan G. Approve Skypark play structure purchase and installation
ALTERATIONS TO REGULAR AGENDA
Council can remove or add items to the Regular Agenda.
REGULAR AGENDA
Persons wishing to speak on any item may do so by raising their hand to be recognized by the Mayor.
1. CalPERS Pension Funding Policy approval and Section 115 Trust next steps PUBLIC HEARING(S) (To be heard after 6:30 p.m.)
1. Public Hearing: Consideration of the Planning Commission’s recommendation of approval for Environmental Review, a General Plan Amendment, Zone Change, Planned Development Zoning, Minor Land Division and Planned Development Permit/Design Review application to allow for the construction of a mixed use commercial and residential development on a 3.56-acre site at the intersection of Glen Canyon and Mt. Hermon Road (APN: 022-162-76). Project land uses include 24,973 square feet of commercial, eight townhomes, and 44 apartments. Open public hearing
Close public hearing
City Council Meeting Agenda Page 4
Date: December 7, 2022
Adopt Resolution No. 2020 Certifying the Environmental Impact Report and adopting a statement of overriding considerations
Adopt Resolution No. 2020.1 Approving the General Plan Amendment Introduce and approve first reading of Ordinance No. 16-ZC-232 Approving the Zone Change
Introduce and approve first reading of Ordinance No. 16 ZC-233 Approving the Planned Development Zoning
Adopt Resolution No. 2020.2 Approving the Land Division Adopt Resolution No. 2020.3 Approving the Planned Development Permit and Design Review
REGULAR AGENDA (resumed)
4. Future Council agenda items
(This portion of the Regular Agenda allows the Council to determine items to be placed on a future agenda and to choose a date, if so desired.)
ADJOURNMENT
ADA NOTICE
The City of Scotts Valley does not discriminate against persons with disabilities. The City Council Chambers is an accessible facility. If you wish to attend a City Council meeting and require assistance such as sign language, a translator, or other special assistance or devices in order to attend and participate at the meeting, please call the City Clerk's office at (831) 440- 5600 five to seven days in advance of the meeting to make arrangements for assistance. If you require the agenda of a City Council meeting be available in an alternative format consistent with a specific disability, please call the City Clerk’s Office. The California State Relay Service (TTY/VCO/HCO to Voice: English 1-800-735-2929, Spanish 1-800-855-3000; or, Voice to TTY/VCO/HCO: English 1-800-735-2922, Spanish 1-800-855-3000), provides Telecommunications Devices for the Deaf and Disabled and will provide a link between the TDD caller and users of telephone equipment.
City Council Meeting Agenda Page 5
Date: December 7, 2022
PROCEDURAL INFORMATION FOR THE PUBLIC
THE FOLLOWING IS THE PROCEDURE COUNCIL SHOULD TAKE IN
APPROVAL OF A RESOLUTION:
1. Move the Resolution number for approval.
2. Second the motion.
3. Vote by body, a roll call vote is not required.
THE FOLLOWING IS THE PROCEDURE COUNCIL SHOULD TAKE IN
INTRODUCTION/ADOPTION OF AN ORDINANCE:
1. Move the Ordinance number for introduction (or adoption).
2. Move the Ordinance be introduced by title only and waive the reading of the text.
3. Read the Ordinance title.
4. Second the motion.
5. Vote by body, a roll call vote is not required.
THE FOLLOWING IS THE PROCEDURE COUNCIL SHOULD TAKE IN
PUBLIC COMMENT/PUBLIC HEARINGS:
Unless otherwise determined by the presiding officer of the meeting:
1. Three minutes allowed per individual to speak.
2. Five minutes allowed per individual representing a group of three or more. ❖❖❖❖❖❖❖❖
The City of Scotts Valley does not discriminate against persons with disabilities. The City Council Chambers is an accessible facility. If you wish to attend a City Council meeting and require assistance such as sign language, a translator, or other special assistance or devices in order to attend and participate at the meeting, please call the City Clerk's office at (831) 440-5602 five to seven days in advance of the meeting to make arrangements for assistance. If you require the agenda of a City Council meeting be available in an alternative format consistent with a specific disability, please call the City Clerk’s Office. The California State Relay Service (TTY/VCO/HCO to Voice: English 1-800-735-2929, Spanish 1-800-855-3000; Voice to TTY/VCO/HCO: English 1- 800-735-2922, Spanish 1-800-855-3000; or, from or to Speech-to-Speech, English & Spanish 1- 800-854-7787), provides Telecommunications Devices for the Deaf and Disabled and will provide a link between the TDD caller and users of telephone equipment.
M I N U T E S
Meeting of the
Scotts Valley City Council
Date: November 16, 2022
Time: 6:00 PM
CONTACT INFORMATION MEETING LOCATION POSTING
City of Scotts Valley
1 Civic Center Drive
Scotts Valley, CA 95066
(831) 440-5600
City Council Chambers
1 Civic Center Drive
Scotts Valley, CA 95066
and
Zoom Video Conference
The agenda was posted
at City Hall, the SV Public Works
Building, the SV Senior Center
and on the Internet at
www.scottsvalley.org
CALL TO ORDER 6:00 PM
The City Council meeting was called to order at 6:01 PM.
PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE
ROLL CALL
ELECTED OFFICIALS PRESENT:
Donna Lind, Mayor
Jim Reed, Vice Mayor
Jack Dilles, Council Member
Randy Johnson, Council Member
Derek Timm, Council Member
CITY STAFF MEMBERS PRESENT:
Mali LaGoe, City Manager
Kirsten Powell, City Attorney
Cathie Simonovich, City Clerk
Lauren Lambert, Deputy City Clerk
SPECIAL SET MATTER(S)
1. Presentation of Mayor’s proclamation honoring Scotts Valley resident Randy Fujishin
Mayor Lind presented the Mayor’s proclamation to Mr. Randy Fujishin to thank, honor and commend him for his dedicated service to the community.
COMMITTEE REPORTS
CM Dilles filled in for CM Timm at the Association of Monterey Bay Area Governments (AMBAG) where CM Timm was elected Second Vice President for 2023. The Board approved the 2022 Coordinated Public–Human Services Transportation Plan which helps develop grant applications to improve transit accommodations for seniors, persons with disabilities, and low-income individuals. The Board also authorized the
AGENDA ITEM A
DATE: 12-07-2022
001
City Council Meeting Minutes Page 2
Date: November 16, 2022
application for Regional Early Action Planning Grants, furthering the support of affordable housing.
CM Dilles, along with CM Timm, attended the Pension Subcommittee meeting. They discussed and developed outlines of the recommended plan to fund the City’s 115 trust in order to reduce the City’s unfunded liability. The proposed policy is expected to go to Council in December.
CM Timm noted that he is excited about the pension plan that will be brought to Council.
CM Timm, along with CM Johnson, attended the Economic Recovery Task Force where they discussed signage and how they can refresh entry signs and directional signs throughout the city. The also discussed adding a commercial real estate agent to the taskforce in order to gain more information on how the commercial markets are doing in Scotts Valley.
CM Johnson noted that, regarding the Economic Recovery Task Force, the 1440- Salesforce collaboration has created an excess of available volunteer hours.
CM Johnson attended the Santa Cruz County Regional Transportation Committee (RTC) meeting where they discussed how the Measure D (1/2 cent sales tax increase) funds are being distributed.
Mayor Lind attended the groundbreaking ceremony for Ambient Photonics and noted that they will be hiring an estimated 100 employees.
Mayor Lind attended the Children’s Network Cabinet meeting with the Youth Action Network where they discussed ways to provide resources and support the youth in the community, and they discussed partnerships with businesses.
Mayor Lind participated in a planning meeting for the Light Up the Night event (tree lighting ceremony) to be held on December 3rd from 5:00 PM – 7:30 PM. She noted that they are actively looking for sponsors for this event which benefits Valley Churches United.
Mayor Lind also was a guest on the KSCO Think Local radio program where she spoke about Scotts Valley events. She thanked the Chamber of Commerce for inviting her to participate.
CITY MANAGER REPORT
Inflatable Balls at Parks: The large inflatable balls are being used by the Parks and Recreation Department as a fun, interactive survey tool to obtain feedback on what recreation services community members would like to see in the future. Community 002
City Council Meeting Minutes Page 3
Date: November 16, 2022
members have been writing their requests on the balls and this will help the Department prioritize how to move forward with the Recreation programs.
Theater and Recreation: The Recreation Division Manager has been working with the theater to develop the 2023 calendar, reflecting when the Recreation Department will be using the theater.
Archeological Display in City Hall: This display is under construction and currently being updated. The glass for the front of the case has arrived and a mural will be installed in a few weeks.
City Hall Holiday Closure: City Hall will be closed November 24th and 25th for the Thanksgiving holiday.
Gratitude Luncheon: The staff were treated to a Turkey Lunch that was cooked and serviced by the Executive Team. Staff members received thank you cards and a small gift, and service awards were presented to employees to honor their years of service (5 years, 20 years, and 25 years!).
Police Dispatch Supervisor: Amanda Robbins will be leaving her position as Dispatch Supervisor at the end of the year in order to spend more time with her family, however she has agreed to continue to work part-time as a per diem dispatcher.
Community Development Department: The Community Development staff held the kick-off meeting with Kimley-Horn, the consulting firm who will be working on the housing element. Additionally, the General Plan Environmental Impact Report is close to being ready for the public comment review period.
PUBLIC COMMENT TIME
Victor Alejandro, a resident of Scotts Valley, spoke regarding the Light Up the Night tree lighting event. He noted that Lynn Robinson has started putting food barrels throughout the community and he urged residents to look for those barrels as all donations go directly to Valley Churches United. You can also donate to Valley Churches at vcum.org. Mr. Alejandro also reported that a Hitchcock event is in the planning stages and will hopefully coincide with National Hitchcock Day which is March 12, 2023.
CM Timm spoke about United Against Hate Week which is happening this week. There are a number of activities happening throughout the community, including at the high school and throughout the county. This is a call for civic action to stop hate and implicit biases that are a threat to the safety and stability of our neighborhoods, towns, and cities. CM Timm will be moderating a youth-focused panel on November 17th at the Capitola Library from 6:00-7:30 PM.
APPROVAL OF CONSENT AGENDA WITH NO ALTERATIONS
003
City Council Meeting Minutes Page 4
Date: November 16, 2022
M/S: Reed/Timm
To approve the Consent Agenda.
Carried 5/0 (AYES: Dilles, Johnson, Lind, Reed, Timm)
CONSENT AGENDA
A. Approve City Council minutes of 11-02-2022
B. Approve check register dated 11-03-2022
C. Receive the Local Agency Special Tax and Bond Accountability Report for Fiscal Year 2021-22
D. Amend the Personnel Rules and Regulations to include the Flexible Work and Telework policy
E. Authorize execution of contract with NBS to conduct the Comprehensive User Fee and Development Impact Fee Changes Study
F. Adopt Ordinance No. 102.17 adding Chapter 15.22 to create an expedited streamlined process of electric vehicle charging stations G. Adopt Ordinance No. 102.16 amending the building code regulations contained in Title 15 of the Scotts Valley Municipal Code and adopting the California Code of Regulations Title 24, 2022 building standards codes and other codes
APPROVAL OF REGULAR AGENDA WITH NO ALTERATIONS
M/S: Dilles/Johnson
To approve the Regular Agenda.
Carried 5/0 (AYES: Dilles, Johnson, Lind, Reed, Timm)
REGULAR AGENDA
1. Introduction of Ordinance No. 157.2 amending Municipal Code Chapter 2.70 – Purchasing
City Attorney Powell presented this item along with a PowerPoint presentation and responded to questions from Council.
M/S: Timm/Johnson
To introduce Ordinance No. 157.2 and waive the reading thereof.
Carried 5/0 (AYES: Dilles, Johnson, Lind, Reed, Timm)
2. Future Council agenda items
004
City Council Meeting Minutes Page 5
Date: November 16, 2022
None.
CONVENE TO CLOSED SESSION
The City Council convened to closed session at 6:44 PM to discuss the following item:
1. Conference with legal counsel – anticipated initiation of litigation Legal Authority: Government Code Section 54956.9
Staff Present: City Manager, City Attorney
RECONVENE TO OPEN SESSION
The City Council reconvened to open session at 6:55 PM.
REPORT ON ACTION TAKEN DURING CLOSED SESSION
Mayor Lind noted that there was nothing to report.
ADJOURNMENT
The meeting adjourned at 6:55 PM.
Approved: _____________________________
Donna Lind, Mayor
Attest: ___________________________
Cathie Simonovich, City Clerk
005
M I N U T E S
Special Meeting of the
Scotts Valley City Council
Diversity, Equity, and Inclusion
Training
Date: November 18, 2022
Time: 8:30 AM
CONTACT INFORMATION MEETING LOCATION POSTING
City of Scotts Valley
1 Civic Center Drive
Scotts Valley, CA 95066
(831) 440-5600
City Council Chambers
1 Civic Center Drive
Scotts Valley, CA 95066
The agenda was posted
at City Hall, SV Senior Center, SV
Library and on the Internet at
www.scottsvalley.org.
CALL TO ORDER 6:00 PM
The meeting was called to order at 8:35 AM.
PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE
ROLL CALL
ELECTED OFFICIALS PRESENT:
Donna Lind, Mayor
Jack Dilles, Council Member
Randy Johnson, Council Member
Derek Timm, Council Member
ELECTED OFFICIALS ABSENT:
Jim Reed, Vice Mayor
CITY STAFF MEMBERS PRESENT:
Mali LaGoe, City Manager
Kirsten Powell, City Attorney
Cathie Simonovich, City Clerk
PUBLIC COMMENT TIME
Allan Timms, Councilmember candidate, noted that he is pleased the City is holding this training session, and he is happy to be in attendance.
SPECIAL SET MATTER(S)
1. Diversity, Equity and Inclusion Training
City Manager LaGoe suggested that the public be allowed to participate in the training and Mayor Lind invited the public to participate.
006
City Council Special Meeting Minutes Page 2
Date: November 18, 2022
Tiffany Hoang from CircleUp Education presented the training.
ADJOURNMENT
The meeting adjourned at 12:04 PM.
Approved: _____________________________
Donna Lind, Mayor
Attest: __________________________
Cathie Simonovich, City Clerk
007
SCOTTS VALLEY ACCOUNTS PAYABLE CITY OF SCOTTS VALLEY
11/17/2022 14:49:32 Check Register GL050S-V08.17 COVERPAGE GL540R
Report Selection:
RUN GROUP... 111722 COMMENT... 11/17/2022 A/P
DATA-JE-ID DATA COMMENT
-------------- ------------------------
W-11172022-398 11/17/2022 A/P
Run Instructions:
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AGENDA ITEM B
DATE: 12-07-2022
001
SCOTTS VALLEY ACCOUNTS PAYABLE
CITY OF SCOTTS VALLEY
11/17/2022 14:49:32 Check Register
GL540R-V08.17 PAGE 1
BANK VENDOR CHECK# DATE AMOUNT
BA GENERAL CHECKING ACCOUNT
003597 ADAMS ASHBY GROUP, INC 125430 11/17/22 625.00
003534 ADOBE ANIMAL HOSPITAL SO 125431 11/17/22 97.94
004029 ARMSTRONG/AMANDA 125432 11/17/22 153.80
001670 AT &T 125433 11/17/22 3,302.61
000097 AT&T 125434 11/17/22 9.53
001427 AT&T MOBILITY 125435 11/17/22 1,166.56
003746 AVENU HOLDINGS, LLC 125436 11/17/22 2,110.25
005039 BAY SPORTS PHOTOGRAPHY, 125437 11/17/22 20.00
001593 BENEDICT DDS/NANNETTE 125438 11/17/22 936.00
003894 BURKE, WILLIAMS & SORENS 125439 11/17/22 295.00
001566 BUSINESS WITH PLEASURE 125440 11/17/22 1,817.86
001633 CAL-WEST LIGHTING & SIGN 125441 11/17/22 1,430.40 005041 CIRCLEUP EDUCATION 125442 11/17/22 10,053.00
005040 COAST TO COAST 125443 11/17/22 4,000.00
002091 COMCAST 125444 11/17/22 323.26
000389 DASSEL'S PETROLEUM INC 125445 11/17/22 9,263.10
000207 DEPARTMENT OF JUSTICE 125446 11/17/22 66.00
000318 DEPT OF TRANSPORTATION 125447 11/17/22 7,661.57
003991 DROZEK/PASCALE 125448 11/17/22 736.11
001362 DUNCAN AUTO TECH 125449 11/17/22 2,266.83
000191 EMPLOYMENT DEV. DEPT. 125450 11/17/22 6,763.05
001597 ENVIRONMENTAL INNOVATION 125451 11/17/22 8,140.00 000202 FEDERAL EXPRESS 125452 11/17/22 376.80
003253 FIRST ALARM 125453 11/17/22 424.83
005024 GOOD CITY COMPANY 125454 11/17/22 6,451.25
001817 GROUP 4 125455 11/17/22 532.50
004059 HAROS/JOANNA 125456 11/17/22 34.75
003140 KJRB 125457 11/17/22 378.00
000284 LOGAN & POWELL, LLP 125458 11/17/22 20,260.00
003913 LONG/AMANDA 125459 11/17/22 239.20
000083 MISSION UNIFORM SERVICE 125460 11/17/22 916.85
000939 NATIONAL COMTEL NETWORK 125461 11/17/22 14.35
004058 NETFILE, INC. 125462 11/17/22 1,400.00
003493 NHA ADVISORS 125463 11/17/22 3,060.42
.15903 OAKLAND POLICE DEPARTMEN 125464 11/17/22 60.00
.15904 OAKLAND POLICE DEPARTMEN 125465 11/17/22 45.00
000098 PALACE BUSINESS SOLUTION 125466 11/17/22 1,805.76 004045 PHILLIP D NEUMAN 125467 11/17/22 62,465.84
000723 PIED PIPER INC./THE 125468 11/17/22 66.50
001615 PIONEER AMERICAS LLC 107 125469 11/17/22 2,344.90 001233 PORTER DDS MS/BRENT J 125470 11/17/22 156.80
004070 QUAD KNOPF, INC. 125471 11/17/22 18,870.76
000171 RIVERSIDE LIGHTING INC 125472 11/17/22 17.22
003012 ROBBINS/AMANDA 125473 11/17/22 40.00
001885 SANTA CRUZ BIOTECHNOLOGY 125474 11/17/22 520.05
003367 SANTA CRUZ LIVE SCAN, IN 125475 11/17/22 30.00
000133 SCOTTS VALLEY SPRINKLER 125476 11/17/22 39.47
003085 SHRED-IT USA 125477 11/17/22 219.06
002
SCOTTS VALLEY ACCOUNTS PAYABLE
CITY OF SCOTTS VALLEY
11/17/2022 14:49:32 Check Register
GL540R-V08.17 PAGE 2
BANK VENDOR CHECK# DATE AMOUNT
BA GENERAL CHECKING ACCOUNT
000143 SUMMIT UNIFORMS 125478 11/17/22 2,961.87
003757 SWEDBERG ELECTRIC INC. 125479 11/17/22 2,760.00
.15902 THE ENCORE AT 4104 LLC 125480 11/17/22 700.00
000153 THOMSON REUTERS-WEST 125481 11/17/22 4,432.20
003548 TORO PETROLEUM CORP 125482 11/17/22 4,465.15
001366 U.S. BANCORP OFFICE 125483 11/17/22 1,300.62
004030 U.S. BANK CORPORATE 125484 11/17/22 20,568.85
001831 USA BLUE BOOK 125485 11/17/22 1,191.99
003924 VIRTUAL PROJECT MANAGER 125486 11/17/22 1,000.00 005018 WATSONVILLE DIESEL 125487 11/17/22 200.00
000154 WINCHESTER AUTO STORES 125488 11/17/22 109.71
003971 WIZIX TECHNOLOGY GROUP, 125489 11/17/22 29.00
GENERAL CHECKING ACCOUNT 221,727.57 ***
003
SCOTTS VALLEY ACCOUNTS PAYABLE
CITY OF SCOTTS VALLEY
11/17/2022 14:49:32 Check Register
GL540R-V08.17 PAGE 3
BANK VENDOR CHECK# DATE AMOUNT
REPORT TOTALS: 221,727.57
RECORDS PRINTED - 000187
004
SCOTTS VALLEY ACCOUNTS PAYABLE
CITY OF SCOTTS VALLEY
11/17/2022 14:49:32 Check Register
GL060S-V08.17 RECAPPAGE
GL540R
FUND RECAP:
FUND DESCRIPTION DISBURSEMENTS
---- ----------------------------
001 GENERAL 165,191.70
002 RECYCLING/ENVIRONMENTAL 6,820.00
004 RECREATION 3,409.90
009 PARKS & REC FACILITIES 12,396.67
010 WASTEWATER OPERATIONS 20,659.03
011 TERTIARY TREATMENT PLANT 3,405.02
028 SENIOR CENTER 724.35
088 LIBRARY FACILITIES-MEAS "S" 532.50
112 DENTAL INS INTERNAL SERV 1,485.80
123 COMMUNITY FACILITY CENTER 313.22
150 GENERAL CAPITAL IMPROVEMENTS 315.29
268 PROP 68-PARKS/WATER BOND ACT 6,474.09
TOTAL ALL FUNDS 221,727.57
BANK RECAP:
BANK NAME DISBURSEMENTS
---- ----------------------------
BA GENERAL CHECKING ACCOUNT 221,727.57
TOTAL ALL BANKS 221,727.57
005
SCOTTS VALLEY ACCOUNTS PAYABLE CITY OF SCOTTS VALLEY
11/22/2022 12:31:39 Check Register GL050S-V08.17 COVERPAGE GL540R
Report Selection:
RUN GROUP... 112222 COMMENT... 11/22/2022 A/P
DATA-JE-ID DATA COMMENT
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W-11222022-402 11/22/2022 A/P
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11/22/2022 12:31:39 Check Register
GL540R-V08.17 PAGE 1
BANK VENDOR CHECK# DATE AMOUNT
BA GENERAL CHECKING ACCOUNT
003919 ACCO ENGINEERED SYSTEMS 125490 11/22/22 1,832.64 005027 ACE PORTABLE SERVICES 125491 11/22/22 1,411.08
005031 ADVANCE DESIGN CONSULTAN 125492 11/22/22 6,323.00 005044 AOE BAY AREA INC 125493 11/22/22 1,440.90
000097 AT&T 125494 11/22/22 162.08
005043 BAKER TILLY US, LLP 125495 11/22/22 1,312.50
000437 BRASS KEY LOCKSMITH 125496 11/22/22 43.14
001566 BUSINESS WITH PLEASURE 125497 11/22/22 171.98
001553 CARD SHARK INC/THE 125498 11/22/22 2,091.87
002091 COMCAST 125499 11/22/22 169.64
000037 CRYSTAL SPRINGS WATER CO 125500 11/22/22 34.50
000037 CRYSTAL SPRINGS WATER CO 125501 11/22/22 86.00
004088 EARL ADAMS TILE-COPING & 125502 11/22/22 24,194.00 005045 ECOLOGICAL CONCERNS 125503 11/22/22 14,686.00
001881 GRAINGER 125504 11/22/22 30.48
000895 GRANITE CONSTRUCTION CO 125505 11/22/22 1,387.82 004024 K & D LANDSCAPING, INC. 125506 11/22/22 42,843.67 000218 MID VALLEY SUPPLY 125507 11/22/22 1,001.53
000083 MISSION UNIFORM SERVICE 125508 11/22/22 525.04
001418 MONTEREY REGIONAL 125509 11/22/22 5,316.00
001872 NORTH CENTRAL LABORATORI 125510 11/22/22 1,123.39 000663 PACIFIC GAS & ELECTRIC 125511 11/22/22 118.71
004045 PHILLIP D NEUMAN 125512 11/22/22 799.96
000723 PIED PIPER INC./THE 125513 11/22/22 2,605.50
000201 SAFETY-KLEEN SYSTEMS, IN 125514 11/22/22 18,680.81 000126 SANTA CRUZ FIRE EQUIPMEN 125515 11/22/22 1,975.11 000805 SHAPE INC. 125516 11/22/22 19,851.58
003973 THOMAS/TYLER 125517 11/22/22 75.18
001106 VERIZON WIRELESS 125518 11/22/22 179.21
GENERAL CHECKING ACCOUNT 150,473.32 ***
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SCOTTS VALLEY ACCOUNTS PAYABLE
CITY OF SCOTTS VALLEY
11/22/2022 12:31:39 Check Register
GL540R-V08.17 PAGE 2
BANK VENDOR CHECK# DATE AMOUNT
REPORT TOTALS: 150,473.32
RECORDS PRINTED - 000059
008
SCOTTS VALLEY ACCOUNTS PAYABLE
CITY OF SCOTTS VALLEY
11/22/2022 12:31:39 Check Register
GL060S-V08.17 RECAPPAGE
GL540R
FUND RECAP:
FUND DESCRIPTION DISBURSEMENTS
---- ----------------------------
001 GENERAL 68,270.32
004 RECREATION 35.67
010 WASTEWATER OPERATIONS 28,724.66
028 SENIOR CENTER 717.69
050 PINEWOOD EST LNDSCP MAINT DT 313.00
077 SKYPARK MAINT ASSESS DIST 2,446.98
123 COMMUNITY FACILITY CENTER 767.19
150 GENERAL CAPITAL IMPROVEMENTS 49,197.81
TOTAL ALL FUNDS 150,473.32
BANK RECAP:
BANK NAME DISBURSEMENTS
---- ----------------------------
BA GENERAL CHECKING ACCOUNT 150,473.32
TOTAL ALL BANKS 150,473.32
009
SCOTTS VALLEY ACCOUNTS PAYABLE CITY OF SCOTTS VALLEY
12/01/2022 17:58:23 Check Register GL050S-V08.17 COVERPAGE GL540R
Report Selection:
RUN GROUP... 120122 COMMENT... 12/01/2022 A/P
DATA-JE-ID DATA COMMENT
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W-12012022-411 12/01/2022 A/P
Run Instructions:
Jobq Banner Copies Form Printer Hold Space LPI Lines CPI CP SP RT L 01 Y S 6 066 10
010
SCOTTS VALLEY ACCOUNTS PAYABLE
CITY OF SCOTTS VALLEY
12/01/2022 17:58:23 Check Register
GL540R-V08.17 PAGE 1
BANK VENDOR CHECK# DATE AMOUNT
BA GENERAL CHECKING ACCOUNT
000041 ACC BUSINESS 125519 12/01/22 1,218.93
003342 ACCENT CLEAN & SWEEP INC 125520 12/01/22 2,335.30 005027 ACE PORTABLE SERVICES 125521 12/01/22 1,500.48
001219 ALHAMBRA 125522 12/01/22 199.84
001219 ALHAMBRA 125523 12/01/22 299.35
000652 ANDERSON PACIFIC ENG INC 125524 12/01/22 3,824.33 004057 ANDREWS/SELINA 125525 12/01/22 50.00
004029 ARMSTRONG/AMANDA 125526 12/01/22 223.00
001670 AT &T 125527 12/01/22 486.50
003893 BADAWI & ASSOCIATES 125528 12/01/22 8,880.75
003557 BARTEL ASSOCIATES, LLC 125529 12/01/22 4,000.00
001928 BATEMAN/TAYLOR 125530 12/01/22 50.00
000614 BATTERIES + BULBS #314 125531 12/01/22 96.82
001373 BAY TREE, LLC 125532 12/01/22 3,620.38
004067 BEERS/OLIVIA 125533 12/01/22 50.00
001593 BENEDICT DDS/NANNETTE 125534 12/01/22 364.50
000018 BRINK'S AWARDS & SIGNS 125535 12/01/22 21.85
005037 BUCHANAN/LOGAN 125536 12/01/22 50.00
001566 BUSINESS WITH PLEASURE 125537 12/01/22 359.24
003887 CHEUNG/ATHENA 125538 12/01/22 50.00
005041 CIRCLEUP EDUCATION 125539 12/01/22 4,779.00
003656 CIVICPLUS 125540 12/01/22 978.26
001103 CREATIVE FORMS & CONCEPT 125541 12/01/22 302.35
005047 CUMMING MANGEMENT GROUP, 125542 12/01/22 5,037.50 000207 DEPARTMENT OF JUSTICE 125543 12/01/22 32.00
004003 DREW DDS/ALLYSON S 125544 12/01/22 1,100.00
003991 DROZEK/PASCALE 125545 12/01/22 458.00
001362 DUNCAN AUTO TECH 125546 12/01/22 438.34
005048 ENTERPRISE FM TRUST 125547 12/01/22 3,003.31
004039 GARNER/SCOTT 125548 12/01/22 50.00
004093 GERA/BEAUJO 125549 12/01/22 50.00
003706 GRANADOS/JUSTIN 125550 12/01/22 50.00
004059 HAROS/JOANNA 125551 12/01/22 50.00
003944 HEBARD/TYLER 125552 12/01/22 50.00
001660 KING/KATI 125553 12/01/22 50.00
005005 KRUSEE/RANDALL 125554 12/01/22 300.00
004018 LAMBERT/LAUREN 125555 12/01/22 50.00
004046 LAMM/CHRIS 125556 12/01/22 50.00
001243 LIEBERT CASSIDY WHITMORE 125557 12/01/22 195.50
005036 LINARTE/PHILLIP 125558 12/01/22 50.00
003389 LOCKE/CERINA 125559 12/01/22 107.79
003913 LONG/AMANDA 125560 12/01/22 50.00
001591 MARKELL/ROD 125561 12/01/22 1,974.00
001815 MC GRATH/TRISH 125562 12/01/22 50.00
005007 METOYER/ARTHUR 125563 12/01/22 50.00
000323 NBS GOVERNMENT FINANCE G 125564 12/01/22 2,765.26 003766 ORMONDE/ROBERT 125565 12/01/22 50.00
004045 PHILLIP D NEUMAN 125566 12/01/22 572.28
011
SCOTTS VALLEY ACCOUNTS PAYABLE
CITY OF SCOTTS VALLEY
12/01/2022 17:58:23 Check Register
GL540R-V08.17 PAGE 2
BANK VENDOR CHECK# DATE AMOUNT
BA GENERAL CHECKING ACCOUNT
001097 PRODESSE PROPERTY GROUP 125567 12/01/22 3,523.52 000463 RALEY'S 125568 12/01/22 39.18
001479 ROBB DDS/JOSEPH W 125569 12/01/22 66.00
005028 ROBINSON/ALICE 125570 12/01/22 50.00
001118 RUTHERFORD/JAYSON 125571 12/01/22 50.00
000134 S.V. WATER DISTRICT 125572 12/01/22 6,401.89
001894 S.V. WATER DISTRICT - BU 125573 12/01/22 62.16
000135 SAN LORENZO VALLEY WATER 125574 12/01/22 45.01
000572 SANTA CRUZ COUNTY INFORM 125575 12/01/22 2,109.48 000127 SANTA CRUZ SENTINEL 125576 12/01/22 544.90
003133 SANTA CRUZ/COUNTY OF 125577 12/01/22 44,170.00
000128 SCARBOROUGH LUMBER 125578 12/01/22 2,224.08
000319 SCOTTS VALLEY CAR WASH 125579 12/01/22 189.81
005046 SECURE SOLUTIONS 125580 12/01/22 2,054.20
000805 SHAPE INC. 125581 12/01/22 19,851.58
005034 SILVA/JULIO 125582 12/01/22 50.00
004092 SIMONOVICH/CATHIE 125583 12/01/22 50.00
000228 SOIL CONTROL LAB 125584 12/01/22 816.00
002065 SOTO/ART 125585 12/01/22 50.00
003928 SOUTH BAY REGIONAL PUBLI 125586 12/01/22 177.00
005019 STOCKER/CORIE 125587 12/01/22 50.00
001085 SYCAL ENGINEERING INC 125588 12/01/22 5,121.15
003973 THOMAS/TYLER 125589 12/01/22 50.00
001831 USA BLUE BOOK 125590 12/01/22 67.18
003145 WAGE WORKS 125591 12/01/22 228.37
005022 WELSH/ELISA 125592 12/01/22 50.00
000154 WINCHESTER AUTO STORES 125593 12/01/22 14.43
003971 WIZIX TECHNOLOGY GROUP, 125594 12/01/22 571.21
GENERAL CHECKING ACCOUNT 139,052.01 ***
012
SCOTTS VALLEY ACCOUNTS PAYABLE
CITY OF SCOTTS VALLEY
12/01/2022 17:58:23 Check Register
GL540R-V08.17 PAGE 3
BANK VENDOR CHECK# DATE AMOUNT
REPORT TOTALS: 139,052.01
RECORDS PRINTED - 000113
013
SCOTTS VALLEY ACCOUNTS PAYABLE
CITY OF SCOTTS VALLEY
12/01/2022 17:58:23 Check Register
GL060S-V08.17 RECAPPAGE
GL540R
FUND RECAP:
FUND DESCRIPTION DISBURSEMENTS
---- ----------------------------
001 GENERAL 85,274.88
002 RECYCLING/ENVIRONMENTAL 2,335.30
004 RECREATION 469.14
010 WASTEWATER OPERATIONS 25,657.37
011 TERTIARY TREATMENT PLANT 5,937.15
019 AFFORDABLE HOUSING 1,974.00
023 SVRDA SUCCESSOR AGENCY 7,143.90
027 POLICE FACILITY BUILDING 5,037.50
028 SENIOR CENTER 203.86
077 SKYPARK MAINT ASSESS DIST 1,562.79
090 SV DRIVE A REDEMPTION 1,631.76
112 DENTAL INS INTERNAL SERV 1,530.50
123 COMMUNITY FACILITY CENTER 293.86
TOTAL ALL FUNDS 139,052.01
BANK RECAP:
BANK NAME DISBURSEMENTS
---- ----------------------------
BA GENERAL CHECKING ACCOUNT 139,052.01
TOTAL ALL BANKS 139,052.01
014
AGENDA ITEM C
DATE: 12-07-2022
City of Scotts Valley
CITY COUNCIL STAFF REPORT
DATE: December 7, 2022
TO: Honorable Mayor and City Council
FROM: Cathie Simonovich, City Clerk
APPROVED: Mali LaGoe, City Manager
SUBJECT: 2023 PROPOSED CITY COUNCIL MEETING SCHEDULE
SUMMARY OF ISSUE
Scotts Valley Municipal Code Section 2.24.010 establishes regular City Council meeting times on the first and third Wednesdays of each month at 6:00 PM. While City Ordinance sets forth the City Council meeting schedule, it is recommended that the Council formally adopt its schedule on an annual basis. The schedule does not typically reflect special meetings such as study sessions, however in 2023 a strategic planning session will occur in the month of February.
Historically, the City Council has cancelled the first meeting in January of each year due to the public’s availability during the holiday season. The City Council has also regularly cancelled one meeting in the month of September due to the League of California Cities annual conference. In 2023, the conference will conflict with the second meeting in September. Additionally, meetings during the month of July are cancelled given peak travel and vacation times. This cancellation is also consistent with other public agency schedules in Santa Cruz County.
It is recommended that Council adopt the 2023 City Council Meeting Schedule below:
2023 City of Scotts Valley City Council Meeting Schedule MONTH 1ST WEDNESDAY 3RD WEDNESDAY
January* No meeting – 4th 18th
February 1st 15th
March 1st 15th
April 5th 19th
May 3rd 17th
June 7th 21st
July No Meeting – 5th No Meeting – 19th
August 2nd 16th
September 6th No Meeting – 20th
October 4th 18th
November 1st 15th
December 6th 20th
*Strategic Planning Workshop – 1/30 and 1/31
001
AGENDA ITEM C
DATE: 12-07-2022
FISCAL IMPACT
There is no fiscal impact associated with the adoption of the 2023 Council meeting schedule.
STAFF RECOMMENDATION
It is recommended the Council approve the proposed 2023 City of Scotts Valley City Council Meeting Schedule.
002
AGENDA ITEM D
DATE: 12-07-2022
City of Scotts Valley
CITY COUNCIL STAFF REPORT
DATE: December 7, 2022
TO: Honorable Mayor and City Council
FROM: Kirsten M. Powell, City Attorney
SUBJECT: SECOND READING OF ORDINANCE NO. 157.2 AMENDING MUNICIPAL CODE CHAPTER 2.70 - PURCHASING
SUMMARY OF ISSUE
On November 16, 2022, the City Council introduced Ordinance No. 157.2, amending Chapter 2.70 of the City of Scotts Valley Municipal Code related to purchasing procedures. The Ordinance modernizes the requirements for the City’s procurement policies as well as financial thresholds related to those policies. These changes will facilitate efficient procedures for the purchase of goods, services, materials, supplies and/or equipment for the City at the lowest possible cost commensurate with quality needed, to exercise positive financial control over purchases, and to clearly define authority for the purchasing function to assure the quality of purchases.
FISCAL IMPACT
There is no fiscal impact from approving the proposed revision to the Municipal Code Chapter 2.70 – Purchasing.
STAFF RECOMMENDATION
It is recommended the City Council adopt Ordinance No. 157.2 revising Chapter 2.70 – Purchasing of the Scotts Valley Municipal Code.
TABLE OF CONTENTS PAGE
Ordinance No. 157.2………………………………………………………………………..2
001
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SCOTTS VALLEY AMENDING CHAPTER 2.70 OF THE SCOTTS VALLEY MUNICIPAL CODE
ESTABLISHING PROCEDURES FOR THE PURCHASING
OF GOODS AND SERVICES
WHEREAS, in 1993, the City Council of the City of Scotts Valley adopted Ordinance No. 157 establishing procedures for the purchase of goods and services by the City which were codified in Chapter 2.70 of the Scotts Valley Municipal Code (the “Ordinance”); and
WHEREAS, the Ordinance was updated in 1996 with the passage of Ordinance No. 157.1; and
WHEREAS, the purpose of Chapter 2.70 is to facilitate efficient procedures for the purchase of goods, services, materials, supplies and/or equipment for the City at the lowest possible cost commensurate with quality needed, to exercise positive financial control over purchases, and to clearly define authority for the purchasing function to assure the quality of purchases; and
WHEREAS, in order to modernize the purchasing procedures and increase the purchasing limits, the City Council desires to repeal the existing Chapter 2.70 adopted by Ordinance No. 157 and Ordinance No. 157.1 and adopt a new Chapter 2.70.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCOTTS VALLEY as follows:
Section 1. Chapter 2.70 of the Scotts Valley Municipal Code is hereby repealed and replaced with a new Chapter 2.70 to read as follows:
“Chapter 2.70 - PURCHASING
2.70.010- Purposes
2.70.020- Definitions
2.70.030- Procurement authority and responsibilities
2.70.040- Contract award authority
2.70.050- Procurement methods
2.70.060- Exceptions to competitive bidding
2.70.070- Bidding for public works projects
2.70.072- Contractors list for public works projects
2.70.073- Notice inviting informal bids for public works projects
2.70.074- Award of informal bids
2.70.080- Requisition and purchase order requirements
2.70.090- Available funds
002
2.70.100- Surplus or unused supplies, materials and equipment
2.70.110- Environmentally preferable materials and supplies
2.70-120- Local vendor preference
2.70.010 - Purposes.
This chapter establishes the policy requirements to be followed for the purchase of goods, services and public works construction using public funds. This chapter enumerates the contracting authority of the City Council, the City Manager, and designated employees.
The purpose of this chapter is to facilitate efficient procedures for the purchase of services, materials, supplies and/or equipment (goods) for the city at the lowest possible cost commensurate with quality needed, to exercise positive financial control over purchases, and to clearly define authority for the purchasing function to assure the quality of purchases.
2.70.020 – Definitions.
For the purpose of this chapter:
“Best value procurement” refers to the application of evaluative factors in addition to price for the purpose of awarding a purchase contract for goods, services and/or Professional services.
“Contract” means all types of city agreements, regardless of what they may be called, for the procurement of goods, services or public works construction. “Cooperative purchasing” refers to the use of another public entity’s procurement process similar to that required by the city in order to purchase goods and/or services that result in time and/or cost savings or otherwise provide the best overall value. The practice of using another public entity’s competitive solicitation process can be referred to as “piggybacking.”
"Emergency" means any natural disaster, work stoppage or other action or activity that impairs public health, safety or both.
“Formal bidding” refers to the process by which sealed bids or proposals are solicited.
“Informal bidding” refers to the processes by which price quotations are solicited. "Local vendor" means any wholesaler, distributor, dealer, merchant or seller of goods and/or services with their primary place of business located within the city limits of Scotts Valley.
"Materials, supplies and/or equipment," also referred to as “goods,” means all materials, supplies and/or equipment of whatever kind purchased by the city except materials, supplies and/or equipment for public works projects and governed by law related to bidding for public works projects.
003
"Professional services" means the services of attorneys; physicians; architects; engineers; consultants; auditors; specialized printers; other individuals or organizations possessing a high degree of professional, unique, specialized, technical skill and/or expertise; individuals contracting for special activities or negotiating for the acquisition of land; individuals contracting to provide services related to insurance bonds or any other services of a similar nature engaged for a particular project or series of projects; or other governmental agencies.
“Responsive bidding” means a person or entity who has submitted a bid that conforms in all material respects to the requirements set forth in the bidding documents. “Responsible bidder” means a person or entity who possesses the demonstrated ability, capacity, experience and skill to deliver the required goods and/or services. "Services" means all types of service except services provided by persons performing professional services.
“Sole source” refers to a situation where a good or service can only be obtained from one source due to its proprietary or specialized nature, or a situation where product/service compatibility is an overriding consideration to price. “Surplus property” means materials, supplies, or equipment that is no longer used or has become obsolete, to be sold, exchanged or donated in accordance with established procedures.
2.70.030 – Procurement authority and responsibilities.
A. City Manager. The City Manager shall be designated as the purchasing officer and shall have the authority to:
1. Purchase or contract for public works construction, services, materials, supplies and/or equipment (goods) required by any city department in accordance with purchasing requirements contained in this chapter;
2. Adopt, or submit for adoption to the City Council as may be required, such administrative regulations necessary to effectively and efficiently administer the purchasing function;
3. Designate another city employee or employees to function as, or perform the functions of, the purchasing officer;
4. Negotiate and recommend execution of contracts for the purchase of services, materials, supplies and/or equipment;
5. Procure for the city the needed quality in services, materials, supplies and/or equipment for the best overall value in exchange for public funds;
6. Endeavor to obtain as full and open competition as possible on all purchases;
004
7. Prepare and recommend revisions and amendments to the purchasing ordinance based on best practices or to comply with changes in the law;
8. Keep informed of current developments in the field of purchasing, prices, market conditions and new products;
9. Prescribe and maintain such forms as reasonably necessary to the operation of this chapter and other purchasing rules and regulations;
10.Supervise the inspection of all services, materials, supplies and/or equipment purchased to insure conformance with specifications;
11.Authorize the transfer of surplus or unused supplies, materials and/or equipment between city departments as needed and the sale or trade of all supplies, materials and/or equipment which cannot be used by any city department or which have become unsuitable for city use; and
12.Maintain bidders' lists, vendor catalog files and records needed for the efficient operation of the purchasing office, as required.
B. Responsibilities of end users. End users of the purchasing system shall:
1. Comply at all times with the requirements of this chapter and associated administrative policies and procedures;
2. Identify procurement needs and the availability of funding;
3. Submit to the designated approver accurate specifications and bidding documents for required goods, services or public works construction;
4. Participate in the evaluation of submitted bids and proposals, as required;
5. Inspect goods delivered and services performed to verify conformity with bidding requirements and contractual obligations, and authorize payment for conforming goods and/or services; and
6. Report non-conforming goods and/or services and surplus property available for disposal to designated approvers.
2.70.040 – Contract award authority.
A. City Manager. The City Manager shall be the award authority for contracts up to $100,000.00. This provision shall apply to modifications to contracts awarded by the City Manager so long as the total of such modifications does not exceed the City Manager’s award threshold.
B. City Council. The City Council shall be the award authority for all contracts greater than $100,000.00, or subsequent modifications to such council-approved contracts. This provision shall apply to modifications to contracts awarded under the City Manager’s authority if such modifications result in the contract exceeding the City Manager’s award threshold.
005
C. Delegation of Contract Award Authority. The authorities established in this section may be delegated as follows.
1. City Manager. For operational effectiveness, the City Manager may delegate contract award authority in writing to other city officials and staff to procure goods and/or services and public works construction. Such delegated authority shall not exceed the City Manager’s contract award authority established in Section 2.70.040.A.
2. City Council. The City Council may delegate its contract award authority to the City Manager if deemed necessary for operational effectiveness.
Such delegation shall not be extended to city officials other than the City Manager unless expressly authorized by majority vote of the City Council.
2.70.050 – Procurement methods.
A. Open market procedure.
Any single purchase of contractual goods and/or services of an estimated value of up to $10,000.00, may be made by the purchasing officer in the open market without the necessity of competitively bidding. However, nothing shall preclude the use of prudent judgment and conducting price comparisons in order to obtain the best possible value.
B. Informal bidding procedures.
Any single purchase of goods and/or services of an estimated value between $10,001.00 and $100,000.00 may be made by the purchasing officer by observing the following procedures:
1. Inviting Informal Bids. The purchasing officer may solicit bids by written requests to prospective vendors, by telephone or by public notice posted on a public bulletin board in the Scotts Valley City Hall or by any other means deemed reasonably effective.
2. Written Bids Required. Solicitations, whether requested verbally or in writing, must be submitted in writing as price quotations or on bidding forms, as deemed appropriate by the purchasing officer. The purchasing officer may accept sealed bids if deemed appropriate.
3. Minimum Number of Bids. Purchases shall, wherever possible, be based on the solicitation of at least 3 informal bids, and shall be awarded to the lowest responsive and responsible bidder except as provided by this Chapter.
C. Formal bidding procedures.
Except as otherwise provided in this chapter, purchases of goods and/or services of an estimated value in excess of $100,000.00 shall be formally bid as provided hereinafter.
1. Notice Inviting Bids. Notice inviting bids shall be published at least 10 days before the date set for opening the bids. Notice shall be published at least once in a trade paper, magazine or a newspaper of general circulation. Notices inviting 006
bids shall include a general description of the required goods and/or services, where and how bidding documents can be obtained, and the time and place for opening bids.
2. Sealed Bids. Bids shall be submitted in sealed envelopes by the due date and time set by the city to receive the bids, in further accordance with bidding instructions contained in the bidding documents.
3. Bidders' Security. When deemed necessary by the purchasing officer, bidders' security shall be required as set forth in public notices inviting bids. Unsuccessful bidders shall be entitled to return of their bid security. The successful bidder shall forfeit his bid security upon refusal or failure to execute the contract within ten days after the notice of award has been issued by the city. The City Council may, on refusal or failure of the successful bidder to execute the contract, award the contract to the next lowest responsive and responsible bidder.
4. Bid Opening Procedure. Bids shall be opened at the time and place stated in the public notices. A tabulation of all bids received shall be available for public inspection as soon as practicable following the bid opening.
5. Rejection of Bids. Competitive bids not conforming to the solicitation requirements may be rejected by the purchasing officer as non-responsive.
Notwithstanding any relevant provisions in state law, the city may, in its discretion reject any or all bids presented, readvertise for bids, or waive the bidding procedure if deemed necessary and approved by a four-fifths vote of the City Council. Minor irregularities in bids may be waived by the purchasing officer if the irregularity does not materially affect bid pricing or result in a competitive advantage.
6. Award of Contract. A contract shall be awarded to the lowest responsive and responsible bidder by the appropriate award authority, except as otherwise provided in this chapter.
7. Tie Bids. If two or more bids received are for the same total amount or unit price, quality and service being equal, and if the public interest will not permit for delay to readvertise for bids, the appropriate award authority may, upon successful negotiation or recommendation by the purchasing officer, accept the bid that provides the best overall value to the city.
D. Best Value Procurement. Nothing in this chapter shall preclude the use of formal or informal solicitation processes to procure goods, services and/or Professional services based on the best overall value obtained in exchange for public funds. In these situations, contracts are awarded based on factors in addition to price, the evaluation criteria of which are included in the solicitation document and determined by the purchasing officer. The following methods are representative of best value procurements.
1. Request for Proposals. The request for proposals (RFP) process is used to procure goods and/or services that require specialized technical knowledge or professional expertise that cannot be exactly specified for the purpose of determining the lowest bid.
007
2. Request for Qualifications. The request for qualifications (RFQ) process is used mainly to procure Professional services where demonstrated competence and expertise are overriding considerations, and where pricing is not typically requested until a top rated proposer or proposers are identified. Unless otherwise determined by the Purchasing officer, the solicitation document used for the RFQ process shall request statements of qualifications (SOQ) from prospective proposers for evaluating qualifications and experience.
2.70.060 - Exceptions to competitive bidding.
The following procurement methods or situations may not require competitive bidding, subject to purchasing officer authorization and applicable state or federal laws.
A. Purchasing Cooperatives. Use of purchasing cooperatives is a best procurement practice and is encouraged as a way of obtaining goods and services by aggregating volume, securing value pricing, and reducing administrative overhead. Measured use of purchasing cooperatives can significantly reduce the time and resources needed to competitively bid goods and services contracts.
There are numerous purchasing cooperatives the staff can evaluate for use.
Some leading cooperatives include state contracts such as California Multiple Award Schedules (CMAS) of the Department of General Services (DGS); OMNIA Partners, Public Sector (formerly U.S. Communities); Sourcewell (formerly National Joint Partners Alliance); and NASPO ValuePoint (formerly WSCANASPO, or the Western States Contracting Alliance-National Association of State Procurement Officials).
B. Emergency Purchases. In the event of an emergency as defined in Section
2.70.020, the purchasing officer may purchase, or authorize the purchase, of goods and/or services in the open market without complying with the provisions of this chapter, unless competitive bidding is otherwise required by law and/or as a condition of grant reimbursement under emergency assistance programs.
C. Sole Source Purchases. Purchases that are only available from one source may be made without competitive bidding in accordance with instructions required by, and approval obtained from, the purchasing officer.
D. Piggyback Contracting. Subject to the appropriate approval authority, the City may enter into contracts for goods and services purchases, the pricing and terms of which have been previously established by another public agency. The following requirements apply to piggyback contracts, and must be verified by the purchasing officer prior to contract award:
a. The parties to the original contract agree to the piggyback. b. The contract is for identical or nearly identical goods and/or services. c. The original contract resulted from competitive bidding or proposal procedures similar to those required by the City.
d. The original contract was awarded within two years of the City’s purchase, or written justification is provided to support the use of an older solicitation. 008
e. The price of the purchase is comparable to that estimated by the requesting department.
Provided that the above conditions are met, and the purchase is approved by the appropriate award authority, the purchasing officer will issue a purchase order and execute a separate contract with the vendor selected by the originating agency which incorporates by reference the original solicitation, terms, conditions and prices.
2.70.070 - Bidding for public works projects.
By City Council resolution Nos. 1137 and 1137.1, the City Council elected to be subject to the uniform construction accounting procedures set forth in Article 2 (commencing with Section 22010) of the California Public Contract Code (the "Act").
Public projects of the public works department, as defined in the Act (Section 22002), or as those sections may be amended from time to time by the state legislature, shall be advertised, bid and awarded in accordance with Article 3 (commencing with Section 22030) of the Act. To the extent Sections 2.70.071 through 2.70.074 are inconsistent with the Act, the provisions of the Act shall prevail.
2.70.071 - Informal bid procedures for public works projects.
Public projects, as defined in the Act, of less than $200,000.00, or such amount established in Section 22032 of the Act, may be let as set forth in Section 22032, et seq., of the Act.
2.70.072 - Contractors list for public works projects.
A list of contractors shall be developed and maintained in accordance with the provisions of Section 22034 of the Act and criteria promulgated from time to time by the California Uniform Construction Cost Accounting Commission (the "Commission").
2.70.073 - Notice inviting informal bids for public works projects.
When a public project is to be performed that is subject to Section 2.70.071, a notice inviting informal bids will be mailed to all contractors for the category of work to be bid, as shown on the list developed in accordance with Section 2.70.072. Additional contractors or construction trade journals may be notified at the discretion of the department soliciting bids; provided however:
A. If there is no list of qualified contractors maintained by the city for the particular category of work to be performed, the notice inviting bids shall be sent only to the construction trade journals specified by the Commission; and B. If the product or service is proprietary in nature such that it can be obtained only from a certain contractor or contractors, the notice inviting informal bids may be sent exclusively to that contractor or contractors.
2.70.074 - Award of informal bid contracts.
The City Council will award informal contracts under Section 2.70.071 or designate a specific city officer to make the award on a project by project basis. 009
2.70.080 – Requisition and purchase order requirements.
Unless otherwise specified by the purchasing officer, city departments requiring goods and/or services, or public works construction, shall submit requests to the purchasing officer by standard requisition forms and purchase orders shall be issued prior to receiving the required goods and/or services or initiating construction work.
2.70.090 - Available funds.
Except in the event of an emergency as outlined in Section 2.70.060.B of this chapter, the purchasing officer shall not issue any purchase order for services, materials, supplies and/or equipment unless there exists an unencumbered appropriation in the fund account against which the purchase is to be charged.
2.70.100 - Surplus or unused supplies, materials and equipment.
All city departments shall submit to the purchasing officer, at such times and in such manner as he/she may prescribe, reports showing all supplies, materials and/or equipment which are no longer used or which have become obsolete or no longer usable by the city. The purchasing officer shall have authority to sell, exchange or trade supplies, materials and/or equipment which no longer can be used by any city department or which are unsuitable for city use, or trade the same for new supplies, materials and/or equipment.
2.70.110 – Environmentally preferable materials and supplies.
Whenever available at a reasonably comparable price, quality and fitness for intended use, or as otherwise required by law or order of the purchasing officer, environmentally preferable materials and supplies shall be purchased.
2.70.120 - Local vendor preference.
The purchasing officer shall establish and maintain procedures which provide for award of contracts for services, materials, supplies and/or equipment to local vendors in the city so long as their bid is no greater than five percent (5%) over the otherwise lowest bid.”
Section 2. Severability. The provisions of this chapter are declared to be severable and if any provision, sentence, clause, section or part of this chapter is held illegal, invalid, unconstitutional or inapplicable to any person or circumstances, such illegality, invalidity or unconstitutionality or inapplicability shall not affect or impair any of the remaining provisions, sentences, clauses, sections or parts of this chapter or their application to persons and circumstances.
Section 3. Repeals Conflicting Ordinances. All other ordinances of the City of Scotts Valley or provisions of the Scotts Valley Municipal Code which are in conflict with this Ordinance are hereby repealed to the extent of such conflict.
Section 4. CEQA Compliance. The City Council finds and determines that the 010
enactment of this Ordinance is not a “project” as that term is used in the California Environmental Quality Act (“CEQA”), (Cal. Pub. Res. Code Section 21000 et seq.) or the State CEQA Guidelines (Cal. Code of Regs., Title 14, Section 15000 et seq.). Therefore, no environmental assessment is required or necessary.
Section 5. Effective Date. Posting. This Ordinance shall be in full force and effect thirty (30) days from and after its passage and shall be posted in three (3) public places within the City of Scotts Valley.
This Ordinance was introduced on the 16th day of November, 2022, and passed and adopted on the 7th day of December, 2022, at a duly held meeting of the City Council of the City of Scotts Valley by the following votes:
AYES:
NOES:
ABSENT:
Approved: ____________________________
Donna Lind, Mayor
Attest: _________________________
Cathie Simonovich, City Clerk
Approved as to Form:
_______________________________
Kirsten M. Powell, City Attorney
011
AGENDA ITEM E
DATE: 12-07-2022
City of Scotts Valley
CITY COUNCIL STAFF REPORT
DATE: December 7, 2022
TO: Honorable Mayor and City Council
FROM: Selina Andrews, Finance Manager
APPROVED: Mali LaGoe, City Manager
SUBJECT: AB 1600 DEVELOPMENT IMPACT FEE STATUS REPORT
SUMMARY OF ISSUE
Under the California Mitigation Fee Act (AB 1600), cities and counties have authority to implement development impact fees (DIF). The authority allows the City of Scotts Valley to collect funds for new development projects to cover public infrastructure, facilities, improvements, service, and community amenity costs related to the new development’s proportionate share on those facilities.
Ordinance 143 and a report prepared by the Management Services Institute (April 1990) established seven development impact mitigation fees on all development within the City. This ordinance and report continue to demonstrate a reasonable relationship between the fee and the purpose for which it is charged. The identified funds are storm drainage facilities, streets and thoroughfares, parks and recreation facilities, wastewater facilities, general facilities and equipment, law enforcement facilities and equipment, and the library facility.
Under AB1600, Government Code Section 66006 requires the City to produce an annual report on the status of each DIF, listing the following:
1. A brief description of the type of fee in the account/fund
2. The amount of the fee
3. Beginning and ending balance of the account/fund
4. Amount of fees collected and interest earned
5. Identification of each public improvement for which fees were spent
6. An approximate date by which construction of public improvements will commence if the City has determined that sufficient funds have been collected to complete the financing on an incomplete public improvement
7. Amount of refunds or re-allocations of development impact fees made pursuant to Government Code 66001
001
AGENDA ITEM E
DATE: 12-07-2022
A review of the development impact fees will be considered once the General Plan has been updated.
FISCAL IMPACT
The attached reports show that the ending fund balances for development impact fee totals $3,502,364 at June 30, 2022, allocated as follows:
Development Impact Fee
Ending Fund
Balance at
6/30/2022
Storm Drainage Facilities $ 76,090
Streets and Thoroughfares 903,467
Parks and Recreation Facilities 1,445,069
Wastewater Facilities 192,428
General Facilities and Equipment 111,313
Law Enforcement Facilities and Equip 374,722
Library Facility 399,275
Total $ 3,502,364
STAFF RECOMMENDATION
It is recommended that the City Council adopt Resolution No. 1991.2, accepting the FY 2021-2022 AB 1600 Development Impact Fee Report and making certain findings related thereto.
TABLE OF CONTENTS PAGE
Resolution No. 1991.2 and Attachment ................................................................ 3 002
RESOLUTION NO. 1991.2
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SCOTTS VALLEY ACCEPTING THE FY 2021-2022 AB1600 DEVELOPMENT IMPACT FEE
REPORT AND MAKING CERTAIN FINDINGS RELATED THERETO
WHEREAS, on January 16, 1991, the City Council of the City of Scotts Valley approved Ordinance No. 143, an Ordinance of the City of Scotts Valley Establishing Development Impact Mitigation Fees on All New Development Within the City (the “Ordinance”); and
WHEREAS, the Ordinance and a report prepared by the Management Services Institute (the “Report”) on April 1990, established seven development impact mitigation fees on all development within the City and demonstrated a reasonable relationship between the fee and the purpose for which it is charged; and WHEREAS, the Report analyzed the need for new public facilities required for new development and recommended the establishment of the seven development impact mitigation fees on all development within the City; and WHEREAS, pursuant to California Government Code Section 66006 (“AB 1600”), the City is required to prepare an annual report providing the following information about those fees:
(1) A brief description of the type of fee in the account/fund; (2) The amount of the fee;
(3) Beginning and ending balances of the account/fund;
(4) Amount of fees collected and interest earned, if applicable; (5) Identification of each public improvement for which fees were spent; (6) An approximate date by which construction of public improvements will commence if the City has determined that sufficient funds have been collected to complete the financing on an incomplete public improvement; and
(7) Amount of refunds or re-allocations of development impact fees made pursuant to Government Code 66001, if applicable.
WHEREAS, the City has prepared its annual report for FY 2021-2022 which includes the required information.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Scotts Valley that the FY 2021-2022 AB 1600 Development Impact Fee Report, a copy of which is attached hereto, is hereby accepted and determined to comply with the requirements of AB 1600.
003
NOW, THEREFORE, BE IT FURTHER RESOLVED by the City Council of the City of Scotts Valley that any unexpended funds collected pursuant to the Ordinance were collected for the purposes outlined in the Ordinance and the Report and demonstrate a reasonable relationship between the fee and purpose for which it was charged as they will be used for those projects or related projects as outlined in the Ordinance and the Report.
The above and foregoing resolution was duly and regularly adopted by the City Council of the City of Scotts Valley at a regular meeting held on the 7th day of December, 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Approved:____________________________
Donna Lind, Mayor
Attest: ___________________________
Cathie Simonovich, City Clerk
004
CITY OF SCOTTS VALLEY
ANNUAL STATUS REPORT ON RECEIPT AND USE OF DEVELOPMENT IMPACT FEES JUNE 30, 2022
Fund No.
Fund Name & Project
Description
Fund
Balance
07/01/2021
Impact
Fees Grants
Other
Revenue
Interest
Earnings
Cost
Detail
Total
Costs
Fund
Balance
06/30/2022
007 Storm Drainage Facilities $ 42,053 $ 33,888 224$ $ (76) $ 76,090 Administrative $ (76)
008 Streets & Thoroughfares 665,289 236,298 2,877 (996) 903,467 SV General PlanAdministrative (996)
009 Parks & Recreation Facilities $ 1,040,769 $ 401,314 4,560$ $ (1,572) $ 1,445,069 Administrative $ (1,572)
012 Wastewater Treatment Facilities 478,275 * 259,368 565 (545,780) 192,428 Sewer System Master Plan (545,992)
Administrative (212)
021 General Facilties & Equipment $ 92,697 ** 18,379 $ 366$ $ (128) $ 111,313 Administrative $ (128)
027 Law Enforcement Facilities & Equipment 331,457 42,457 1,251 (443) 374,722 Administrative (443)
086 Library Facilties $ 362,026 $ 36,383 1,342$ $ (476) $ 399,275 Administrative $ (476)
Grand Totals $ 3,012,566 $ 1,028,085 $ ‐ $ ‐ 11,185$ $ (549,895) $ (549,472) $ 3,502,364 * beginning fund balance is $629,430 higher than previously reported ** beginning fund balance is $139,531 higher than previously reported Required Disclosures:
FY 2021‐22
As required by law, no inter‐fund (loans/transfers) were made during the reporting period and no refunds were necessary as all fees collected have a current funding short fall status as presented in the Annual Status Report.
ATTACHMENT
005
CITY OF SCOTTS VALLEY
ANNUAL STATUS REPORT ON RECEIPT AND USE OF DEVELOPMENT IMPACT FEES JUNE 30, 2022
(Continued)
Storm Drainage Facilities Impact Fee:
Residential or commercial per impervious square foot
Carbonero Creek $ 0.28
West Branch $ 0.25
Camp Evers Tributary $ 0.13
Bean Creek $ 0.18
Sources and amounts of funding anticipated to complete financing of incomplete improvements:
Fund Balance at 7/1/2021 $ 42,053
Impact Fees Collected $ 33,888
Other Revenue/Transfers
Interest Earned 224
Total Source of Funds $ 34,112
Administrative (76)
Total Expenses $ (76)
Fund Balance at 6/30/2022 $ 76,090
Anticipated Capital Projects
Project Fiscal Year Projected Cost
Storm Drain Master Plan
update
FY 2022/23 and
FY 2023/24 $ 100,000
This fee is established for payment of the actual or estimated costs of constructing and improving the storm drainage, including acquisition of land. It assures that each new development or expansion of use pays its fair share of the West Branch‐Carbonera Creek, Carbonera Creek, Camp Evers Tributary, and Bean Creek improvements needed to accommodate the cumulative impacts related to capital costs. The fees are as follows:
006
CITY OF SCOTTS VALLEY
ANNUAL STATUS REPORT ON RECEIPT AND USE OF DEVELOPMENT IMPACT FEES JUNE 30, 2022
(Continued)
Streets & Thoroughfares Impact Fee:
Residential or
Mountain (R‐MT‐5) $ 6,416.00
Rural (R‐R‐2.5) $ 6,416.00
Estate (R‐1‐40) $ 6,416.00
Low Density (R‐1‐20) $ 6,416.00
Single Family (R‐1‐10) $ 6,416.00
Two Family (R‐M‐6 & R‐M‐8) $ 3,807.00
Multiple Family (R‐H) $ 3,807.00
Commercial (per sq of $ 12.76
Industrial (per sq of $ 7.60
Hotel (per room) $ 3,848.00
Sources and amounts of funding anticipated to complete financing of incomplete improvements:
Fund Balance at 7/1/2021 $ 665,289
Impact Fees $ 236,298
Other Revenue/Transfers
Interest 2,877
Total Revenue $ 239,174
Administrative (996)
Total Expenses $ (996)
Fund Balance at 6/30/2022 $ 903,467
Anticipated Capital Projects
Project Fiscal Year Projected Cost
Mt. Hermon Road Corridor
Improvements FY 2022/23 $ 365,000
Sidewalk Master Plan Projects Unscheduled
Under
Development
Active Transportation Plan
Projects Unscheduled
Under
Development
This fee is established for payment of the actual or estimated costs of the design, upgrading or improvement of the traffic network, including any required acquisition of land. It assures that each new development or expansion of use pays its fair share of streets improvements needed to accommodate the cumulative impacts related to capital costs. The fees are as follows:
007
CITY OF SCOTTS VALLEY
ANNUAL STATUS REPORT ON RECEIPT AND USE OF DEVELOPMENT IMPACT FEES JUNE 30, 2022
(Continued)
Parks & Recreation Facilities Fee:
Residential per unit
Mountain (R‐MT‐5) $ 11,395.00
Rural (R‐R‐2.5) $ 11,395.00
Estate (R‐1‐40) $ 11,395.00
Low Density (R‐1‐20) $ 11,395.00
Single Family Detached (R‐1‐10) $ 11,395.00
Single Family Attached (R‐1‐10) $ 8,816.00
Two Family (R‐M‐6 & R‐M‐8) $ 8,872.00
Multiple Family (R‐H) $ 5,695.00
Mobile Homes and $ 5,923.00
Sources and amounts of funding anticipated to complete financing of incomplete improvements:
Fund Balance at 7/1/2021 $ 1,040,769
Impact Fees $ 401,314
Other Revenue/Transfers
Interest 4,560
Total Revenue $ 405,873
Administrative (1,572)
Total Expenses $ (1,572)
Fund Balance at 6/30/2022 $ 1,445,070
Anticipated Capital Projects
Project Fiscal Year Projected Cost
Parks System Master Plan FY 2022/23 $ 100,000 Hocus Pocus Park Play
Structure Equipment FY 2025/26 $ 520,000
Skypark Tennis Area
Improvements FY 2022/23 $ 50,000
Al Shugart Park ‐ Phase 1, 3,
and 4 Construction Unscheduled
Under
Development
This fee is established for payment of the actual or estimated costs of constructing and improving the park facilities within the City, including acquisition of land. It assures that each new development or expansion of use pays its fair share of park development and acquisition needed to accommodate the cumulative impacts related to capital costs. The fees are as follows:
008
CITY OF SCOTTS VALLEY
ANNUAL STATUS REPORT ON RECEIPT AND USE OF DEVELOPMENT IMPACT FEES JUNE 30, 2022
(Continued)
Wastewater Facilities Impact Fee:
Residential per unit
Mountain (R‐MT‐5) $ 6,806.00
Rural (R‐R‐2.5) $ 6,806.00
Estate (R‐1‐40) $ 6,806.00
Low Density (R‐1‐20) $ 6,806.00
Single Family (R‐1‐10) $ 6,806.00
Two Family (R‐M‐6 & R‐M‐8) $ 4,924.00
Multiple Family (R‐H) $ 4,924.00
Commercial (per gallon, per day) (C‐S, C‐SC) $ 29.00 Industrial (per gallon, per day) (I‐L, I‐RD) $ 29.00 Sources and amounts of funding anticipated to complete financing of incomplete improvements:
Fund Balance at 7/1/2021 $ 478,275
Impact Fees $ 259,368
Other Revenue/Transfers
Interest 565
Total Revenue $ 259,933
Administrative (545,780)
Total Expenses $ (545,780)
Fund Balance at 6/30/2022 $ 192,428
Anticipated Capital Projects
Project Fiscal Year Projected Cost
Wastewater Treatment Plan
Master Plan Unscheduled
Under
Development
This fee is established is established for the actual or estimated costs of constructing or improving the sewage treatment facilities within the City, including any required acquisition of land. It assures that each new development or expansion of use pays its fair share of wastewater facility improvements needed to accommodate the cumulative impacts related to capital costs. The fees are as follows:
009
CITY OF SCOTTS VALLEY
ANNUAL STATUS REPORT ON RECEIPT AND USE OF DEVELOPMENT IMPACT FEES JUNE 30, 2022
(Continued)
General Facilities & Equipment Fee:
Residential or Commercial per unit
Mountain (R‐MT‐5) $ 487.00
Rural (R‐R‐2.5) $ 487.00
Estate (R‐1‐40) $ 487.00
Low Density (R‐1‐20) $ 487.00
Single Family (R‐1‐10) $ 487.00
Two Family (R‐M‐6 & R‐M‐8) $ 487.00
Multiple Family (R‐H) $ 487.00
Commercial (per acre) (C‐S, C‐SC) $ 1,285.00 Industrial (per acre) (I‐L, I‐RD) $ 1,241.00 Sources and amounts of funding anticipated to complete financing of incomplete improvements:
Fund Balance at 7/1/2021 $ 92,697
Impact Fees $ 18,379
Other Revenue/Transfers
Interest 366
Total Revenue $ 18,744
Administrative (128)
Total Expenses $ (128)
Fund Balance at 6/30/2022 $ 111,313
Anticipated Capital Projects
Project Fiscal Year Projected Cost
HVAC Replacement at City Hall FY 2022/23 $ 300,000 City Hall Roof Replacement FY 2022/23 $ 285,000 City Hall Renovations FY 2022/23 $ 100,000 This fee is established for payment of the actual or estimated costs of constructing or improving the general municipal facilities within the City, including any required acquisition of land. It assures that each new development or expansion of use pays its fair share of the corporation yard, renovation of Civic Center, City maintenance fleet expansion, and Scotts Valley Senior Center improvements needed to accommodate the cumulative impacts related to capital costs. The fees are as follows:
010
CITY OF SCOTTS VALLEY
ANNUAL STATUS REPORT ON RECEIPT AND USE OF DEVELOPMENT IMPACT FEES JUNE 30, 2022
(Continued)
Law Enforcement Facilities & Equipment Fee:
Residential or
Mountain (R‐MT‐5) $ 1,126.00
Rural (R‐R‐2.5) $ 1,126.00
Estate (R‐1‐40) $ 1,126.00
Low Density (R‐1‐20) $ 1,126.00
Single Family (R‐1‐10) $ 1,126.00
Two Family (R‐M‐6 & R‐M‐8) $ 1,126.00
Multiple Family (R‐H) $ 1,126.00
Commercial (per acre) (C‐S, C‐SC) $ 25,845.00
Industrial (per Acre) (I‐L, I‐RD) $ 25,845.00
Sources and amounts of funding anticipated to complete financing of incomplete improvements:
Fund Balance at 7/1/2021 $ 331,457
Impact Fees $ 42,457
Other Revenue/Transfers
Interest 1,251
Total Revenue $ 43,708
Administrative (443)
Total Expenses $ (443)
Fund Balance at 6/30/2022 $ 374,723
Anticipated Capital Projects
Project Fiscal Year Projected Cost
Police Station Locker Room FY 2022/23 $ 125,000 Police Station Armory FY 2022/23 $ 70,000 Universal Power Supply FY 2022/23 $ 50,000 The Law Enforcement Facilities & Equipment fee was established for payment of the actual or estimated costs of law enforcement facilities, equipment, and training, including any required acquisition of land. It assures that each new development or expansion of use pays its fair share of the construction of a new police facility, equipment, and training for additional officers and dispatchers, police fleet expansion, and records management upgrade needed to accommodate the cumulative impacts related to capital costs. The fees are as 011
CITY OF SCOTTS VALLEY
ANNUAL STATUS REPORT ON RECEIPT AND USE OF DEVELOPMENT IMPACT FEES JUNE 30, 2022
(Continued)
Library Impact Fee:
Residential per unit
Mountain (R‐MT‐5) $ 1,379.00
Rural (R‐R‐2.5) $ 1,295.00
Estate (R‐1‐40) $ 1,210.00
Low Density (R‐1‐20) $ 1,082.00
Single Family (R‐1‐10) $ 954.00
Two Family (R‐M‐6 & R‐M‐8) $ 954.00
Multiple Family (R‐H) $ 828.00
Sources and amounts of funding anticipated to complete financing of incomplete improvements:
Fund Balance at 7/1/2021 $ 362,026
Impact Fees $ 36,383
Other Revenue/Transfers
Interest 1,342
Total Revenue $ 37,725
Administrative (476)
Total Expenses $ (476)
Fund Balance at 6/30/2022 $ 399,275
Anticipated Capital Projects
Project Fiscal Year Projected Cost
Building Improvements Unscheduled
Under
Development
This fee is established for payment of the actual or estimated costs of constructing and improving the library facilities within the City, including any required acquisition of land. It assures that each new development or expansion of use pays its fair share of a tier II library upgrade needed to accommodate the cumulative impacts related to capital costs. The fees are as follows:
012
AGENDA ITEM F
DATE: 12-07-2022
City of Scotts Valley
CITY COUNCIL STAFF REPORT
DATE: December 7, 2022
TO: Honorable Mayor and City Council
FROM: Alice Robinson, Recreation Division Manager
REVIEWED: Chris Lamm, Public Works Director/City Engineer APPROVED: Mali LaGoe, City Manager
SUBJECT: PARKS MASTER PLAN AND RECREATION STRATEGIC PLAN
CONTRACT AWARD
SUMMARY OF ISSUE
Background
In the spring of 2020, the City’s Recreation Division was closed and positions in the division were frozen due to the pandemic’s limitations to facilitate City programming that would cover operating costs. With the pandemic clearing and positions being reinstated and filled, there is a loud desire from the community for the City to resume recreational services.
In 2021, the City contracted with Management Partners to complete a Recreation Restoration Plan to help guide the rebuilding of the Recreation Division. Over the past 12 months, several recommendations have been advanced and with key positions filled, the division is ready to proceed with recommendations #20 and #22 of the Restoration Plan – the completion of a Parks Master Plan and a Recreation Strategic Plan.
A Parks Master Plan is a long-range strategic planning document that studies the existing park system, facilities and recreation programming, and identifies a planning and implementation path to improve, protect and expand the City's network of parks, facilities and recreational services for the future.
A Strategic Plan is a short to medium term detailed planning tool that will be used to guide the programming and operation of the Division. The strategic plan will inform the parks master planning process on how the vision for the Division plans to utilize the City’s parks and recreational facilities to deliver programming to the community (and thus, where improvements would be most impactful).
001
AGENDA ITEM F
DATE: 12-07-2022
The current Parks Master Plan was adopted in1996. In 2008 and 2012, there were starts for a revision of the plan to update outdated information. The revisions were started with City staff and the Parks and Recreation Commission, however, both times the revisions stalled before making it to the adoption phase. A Parks Master Plan process typically takes place over 12 to 18 months. By taking the 2021 Restoration Plan recommendation to hire a consultant to guide both the Parks Master Plan and the Recreation Strategic Plan, we can ensure the plan will reach the adoption phase in the first part of 2024 and will provide Public Works staff with two guiding documents to use for the next 5-10 years of planning our parks and programs.
Analysis
The City issued a Request for Proposals for the Parks Master Plan and Recreation Strategic Plan on October 3, 2022. The project RFP outlined the City’s position of having Recreation Division in the beginning stage of a rebuild and the desire to have the Parks Master Plan developed at the same time. The RFP called for a consultant who would be able to complete both plans concurrently. The budgeted amount for the one-year duration of the project was programmed in the 5-year CIP at $100,000. The budget was established in a prior fiscal year, when the work effort was expected to only be the Parks Master Plan process and did not account for a concurrent Strategic Planning effort.
An optional Pre-Proposal Conference was held on October 11th at Skypark. One attendee representing O’Dell Engineering visited with staff to review the RFP and learn more about the vision for the project. O’Dell Engineering submitted their detailed proposal on Thursday, October 27, 2022. The proposal was the sole submission and was found to be both responsive, responsible and thorough in their understanding of the scope of the project.
Staff invited O’Dell Engineering to a panel interview on November 10th with City Staff and two Parks and Recreation Commissioners and gave O’Dell’s team an opportunity to present their plan. Their proposal took into consideration the City’s unique situation with the Recreation Division having the opportunity to rebuild from the ground up following the pandemic. They carefully crafted a timeline that will approach the Parks Master Plan and the Recreation Strategic Plan in unison, something that is not often done in tandem.
Although the company’s headquarters is in Modesto, the Project Manager lives locally and is very familiar with Scotts Valley. O’Dell Engineering has worked on many sized municipalities on Parks Master Plans bringing a long resume of successful projects for smaller cities in the Central Valley. The team they have assembled includes bringing on collaborators who worked previously on the 2021 Recreation Strategic Plan completed for the City by Management Partners and has already worked closely City Staff. This will ensure a deep understanding of the Recreation Division when developing the Recreation Strategic Plan.
When budgeting for the Parks Master Plan, the amount allocated did not consider an entire separate Recreation Strategic Plan. In most cases, a Parks Master Plan is complete and a Recreation Strategic Plan follows at a later date, often being informed by the separate process of a Parks Master Plan. In our situation, we have the ability to have them done together which will provide a richer pair of documents. The additional cost of 002
AGENDA ITEM F
DATE: 12-07-2022
$39,050 for development of the Recreation Strategic Plan is vital for the rebuilding of the Division.
Upon award, staff will begin coordinating outreach work to be performed throughout the parks, trails and facilities and begin developing a timeline for the 2023 calendar year. The intent is to work on both the Parks Master Plan and Recreation Strategic Plan to have living, workable documents complete in December 2023.
FISCAL IMPACT
The project is included within the Adopted Fiscal Year 2022-23 Capital Improvement Program (ClP #36) and is currently funded with $100,000 of Parks Development Impact Fee (DIF) Funds.
There are sufficient funds in the Parks DIF Fund to allocate $39,785 in additional funding to the project for the Recreation Strategic Plan portion.
There is no impact on the general fund.
STAFF RECOMMENDATION
Staff recommends that the City Council;
1. Appropriate $39,785 of Parks Development Impact Fees to the Recreation Strategic Plan Project (CIP #36), and
2. Award the contract to O’Dell Engineering in an amount not to exceed $139,785 for the Parks Master Plan and Recreation Strategic Plan and authorize the City Manager to execute the agreement in a form acceptable to the City Attorney.
TABLE OF CONTENTS PAGE
O’Dell Engineering Company Proposal……………………………………………………4 003
PROPOSAL
OF
SERVICES
REGIONAL OFFICES IN:
MODESTO, CA
PLEASANTON, CA
MERCED, CA
FRESNO, CA
October 27, 2022
City of Scotts Valley
Parks Master Plan & Recreation
Division Strategic Plan
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1. Cover Letter
October 27, 2022
Ali Robinson, Recreation Division Manager (Project Manager) City of Scotts Valley
Public Works Department, Recreation Division
361 Kings Village Rd.
Scotts Valley, California 95066
Re: Scotts Valley Parks Master Plan & Recreation Division Strategic Plan Dear Ms. Robinson,
Planning documents are designed to guide and forecast the future. In their typical form, they do a good job of this. However, it takes a deeper insight, a richer commitment, and refreshing openness to a modern perspective to have these documents really shine.
We believe that if created with the proper level of care, with the community’s needs and input at the forefront, and through a true partnership with the City, this Parks Master Plan will set new standards and become an example of how to plan a recreation and park system in California.
A Master Plan should be concise and user-friendly to be truly valuable. It should be filled with forward-thinking language, include optimized analytics, and reflect expertise in recreation facility planning, community outreach, recreation program assessment, financial analysis, and organizational analysis. To be simplistic, understandable, usable, and accountable, it must be filled with comprehensive ideas, key messaging, and compelling graphics. Did you know that the human brain processes images 60,000 times faster than text, and 90% of the information transmitted to the brain is visual? As much as we love technical writing, we understand that, with 65% of the population categorized as visual learners, graphics and infographics will be key to this document’s success.
Our in-house landscape architecture, graphic design, and marketing staff are adept at creating visually compelling graphics that easily display information and will use this methodology in your Master Plan.
We also understand that for your Master Plan to be truly effective, it must be supported by a Recreation Division Strategic Plan to provide the City the tools to intentionally restart the Recreation Division. In combination, the Strategic Plan and Master Plan will be guiding documents for many years to come in Scotts Valley. Every member of our team is a dedicated planning professional.
Our team at O’Dell Engineering will lead this effort, as we have for many other similar Northern California communities. We will be supported by Baker Tilly and Aquatic Design Group. We work with these professionals on a regular basis and believe in their passion for planning projects and their ability to support and guide amazing recreational assets. Our staff and the staff of our subconsultants are committed to adhering to the targeted project schedule. We collectively have the resources and availability to create two amazing documents in a timely and effective manner.
As Warren Buffet famously said, “Someone’s sitting in the shade today because someone planted a tree a long time ago.” We aspire for these planning documents to be the tree that provides abundant and far-reaching shade for the Scotts Valley community for many years.
Sincerely,
Chad Kennedy, PLA #5426, Principal Landscape Architect
6200 Stoneridge Mall Road, Suite 330, Pleasanton, CA 94588 925.223.8340
[email protected]
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2. Project Approac h
Project Understanding
Scotts Valley is a community of about 12,000 people, with a unique identity. The Scotts Valley community includes many active families and individuals who enjoy the recreational opportunities in the region. Nearby State and County parks provide opportunities for hiking in the redwoods, beachcombing, water sports, golf, disc golf, and organized sports. The demographics of Scotts Valley is very multi-generational with those of all ages, from families with children to active adults. Situated within a larger region and adjacent to Santa Clara County, with its employment opportunities, many commute to their workspace.
The Scotts Valley Recreation Division strives to support the existing and future community, while ensuring equitable distribution of all parks and facilities to all user groups. Currently, the City serves the population with these community, neighborhood, and mini parks located in various parts of the City. Each one is unique and provides specific recreational opportunities, serving different groups.
This master plan will encompass all City parks and facilities, understood to currently include the following:
The Public Works Department Recreation Division is looking for a clear and concise document to guide the planning effort for future growth. Combining the efforts of a robust community outreach effort and research for a Parks Master Plan (PMP) and Recreation Division Strategic Plan (RDSP) into one allows the City to streamline the efforts and expedite the process. With this, and the ongoing implementation of the 2021 Recreation Service Assessment and Restoration Plan, the Recreation Division will have clear goals and achievable tasks to facilitate moving forward.
Note: This is an attainable goal. However, the current budget for the process does not align with the desired scope of services included in the RFP. To address this, we have included two of the desired services as additional services, for consideration. While a Parks Master Plan is achievable within the given budget, we have shown the Aquatics Assessment and the Recreation Division Strategic Plan as potential phased components or additional services of this project. As always, we are open to negotiating to final scope for this effort to match the City’s goals.
The City of Scotts Valley values it’s community and is looking to provide an inclusive community engagement process that identifies all the people they intend to service, including those who do not traditionally participate in community meetings. Community outreach has been identified as key to this effort, with a need to reach the largest audience, even the “quiet” ones. Scotts Valley is a community full of commuters, with modest commercial activity. Outreach efforts will best support this planning process by being made available through various methods, locations, and times of day. Through this planning process, and understanding the needs of the community, the Parks Master Plan aims to address the needs of existing and future residents encouraging healthy, vibrant lifestyles for many generations through quality parks and recreational services. • Hocus Pocus Park
• Lodato Park
• Mac Dorsa Park
• Siltanen Park, Preschool, Snack
Shack, and Pool
• Skypark including office classroom
• Vern Hart Fishing Park
• Glenwood Open Space Trails
• Community Center
• Senior Center
• Scotts Valley Performing Arts Center
Community
conversations at the
site of Dolphin Park in
Redwood City helped to
shape the master plan for
this park renovation project.
We love connecting with
communities!
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Project Approach
Our approach to the preparation of a City-wide Park Master Plan (PMP) and Recreation Division Strategic Plan (RDSP) will be to provide a planning document that not only plans for the future, but also celebrates the traditions and community of Scotts Valley.
O’Dell Engineering’s approach to the master planning process is to create a living document that allows for consideration of future demographics, trends, and needs. Through utilizing optimization tools, the City may update the document as needs of the community change over the next 5 to 10 years. The following are strategies we use to ensure that the document is user-friendly and provides flexibility.
• Provide a simple and systematic approach for park development and improvements, which is not overcomplicated. • Suggest recreational programs that are multi-generational and inclusive to meet community needs and provide for increase program participation.
• Provide a framework for ongoing community input that can be added to the original plan development so change in public opinion can be monitored and adjusted to.
• The plan will be developed in a manner that is simple to update, providing staff with the option to provide annual updates with accurate recommendations based on progress made during the prior year. • Facility Priority Rankings – This team has developed a proprietary system that utilizes multiple customized community metric criteria to develop a priority ranking score for each park. Using this score, the City can determine where funds are best allocated for the benefit of the community.
Project Management and Communication
Project management methods that are clear and concise, providing a framework for an organized process, will be provided to achieve quality documents while maintaining a clear vision of the scope of the project and not straying from the specified goals. To achieve this goal, we will collaborate and engage with city leadership, Parks and Recreation Commission, Scotts Valley Public Works (SVPW) and the Technical Advisory Group (TAG). A successful project will include full engagement of the City staff, commissions, and council in the decision-making process prior to defining elements of the document. We anticipate timely reviews and collaborative monthly meetings with the project core team. A survey for all city staff may be included to learn about issues and gather this internal City input. Parks and Recreation Commission updates will be provided, allowing for discussion and feedback at critical points, which may be after Community Outreach, and/or after programming analysis is completed.
Throughout the course of the project, the project manager will be the key point of contact for the City. With close proximity to Scotts Valley, meetings may be held with short notice, if needed. Services that we will provide include:
• Initiate O’Dell’s client communication program, and continue to provide efficient, effective communication with the Scotts Valley Public Works (SVPW) Project Manager. Include bi-weekly check-ins and monthly progress reports.
• Coordinate the project team including all subconsultants. This includes progress meetings, deliverables, and billing.
• Provide management of the detailed project schedule, scope, and deliverables.
• Meet monthly with the Core Project Team.
• Provide quality control reviews at each phase.
• Prepare meeting agendas, meeting notes, and action items list for distribution.
Inventory/Assessment/Analysis
The assessment of existing parks and facilities will be the initial exercise in creating the Parks Master Plan. This assessment will include the use of GIS software for inventory, analysis, and needs assessments. This powerful tool helps to identify existing conditions, relationships between facilities, demographics, economic realities, and geographic conditions. Site walks will provide visual assessment including photography, of each of the parks and facilities. 009
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Research
Current trends in city planning, recreation, and park development will be researched and included as to how they relate to and impact the department for the next several years. This includes, but is not limited to, demographic trends, social trends, demand for services, health trends, new and emerging sports, recreation programming trends, facility and open space and trail design trends, playground design, and other elements identified as relevant in designing future park spaces and infill development. These may also include factors related to these recreational trends such as sustainability and resiliency, including climate change factors, a financial analysis including budget and funding analysis, programs, and services to be provided, and social diversity, inclusivity, and equity issues.
Research may include the following:
• Previous Parks Master Plans (1996 and 2012 Draft)
• 2021 Recreation Services Assessment and Restoration Plan • Existing plans and other reports (i.e., General plans for Scotts Valley, and Santa Cruz County) • City Budget and CIP for 2022/2023
• Scotts Valley Active Transportation Plan
• Recreational programs, flyers, and procedures
• Upcoming planned developments and specific plans
• Aerial photographs of the City and other existing drawings or City maps • Park inventory and assessment of all City sites and analysis of each including facilities, usage, amenities, and condition of the site
• Comparison analysis of jurisdictions of similar size and demographics • GIS mapping data analysis
• Current trends in Park and Recreation planning, including best practices including NRPA/CAPRA standards • Building codes including California Building Codes, Green Code, and Accessibility standards • Review of 2020 Census results, and current demographic trends 0 2 4 6 8 10
0 2
4 6
8 10
Highly Underserved
Underserved
Slightly Underserved
Appropriately Served
Overserved
IMPORTANCE VS SATISFACTION:
UNDERSTANDING THE DATA
The following chart displays compiled data of
participants’ opinions regarding the satisfaction
and importance of certain park and recreation
program elements. Importance and satisfaction
scores are weighted out of 10 and plotted
on an axis. These are used to determine an
opportunity score that falls within one of five
categories listed below.
SATISFACTION
010
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Aquatics Facility Assessment
An aquatics assessment will include a visit to Siltanen Pool by the aquatics expert, Aquatics Design Group, to meet with staff and determine program needs and facility assessment. Existing conditions, including code violations, safety, and maintenance concerns will be documented in a written report, along with recommendations for mitigation. Costs associated with mitigation options will be provided.
Community Outreach
The City of Scotts Valley has expressed a goal of including a vigorous community outreach process that reaches out to all. For us, park planning and community engagement are synonymous. A robust community and stakeholder outreach process will be critical to help ensure that the final Park Master Plan has maximum support and buy in. For it to be truly effective, it must accomplish two key goals: be able to reach the widest audience possible and provide a myriad of opportunities and methods for meaningful inputs.
With extensive experience with diverse user groups, the O’Dell team will work with the City to tailor a customized outreach strategy.
Rather than just seeking inputs, the approach would be predicated on ways to fully engage the community through the process, helping to draw out their goals, hopes, aspirations and vision—all of which will help guide the development and refinement of the Park Master Plan. To get the word out, we envision mixed approaches including community newsletters, social media posts, website announcements, and physical notifications like posters, mailers, and a-frame signs at each park. By making ourselves and the project information available outdoors locally in advance of community meetings via an event booth, we could maximize both interest and attendance at planned meetings.
Using Innovative High-Tech Tools
A common mistake during outreach efforts is to overlook the population who might not be as involved and vocal. The O’Dell team is cognizant of this group and knows that their input is as valuable as the rest of the community. By providing a variety of technology-based methods to submit input, this group of the community will be able to seamlessly participate without having to attend planned meetings.
Aquatic Design
Group provided
design, engineering, and
construction observation to
remove and replace the 50-meter
swimming pool plaster and tile,
remove and replace underwater
lights, and remove and replace stairs
in-bedded into the plaster at
Simpkins Family Swim Center
and Live Oak Community
Center.
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2. Project Approac h
Some of these high-tech tools at our disposal include virtual reality presentations, photo simulations, breakout rooms, interactive mural boards, Facebook Live meetings, as well as online polling tools that have worked well in the past, Polleverywhere.com and Zoom polls. The team uses these tools at public outreach events to solicit input from people who typically are not very vocal or are hesitant to speak out in a group setting. The systems are extremely intuitive and easy to use, interactive, real-time, and can be projected on a screen or wall so everyone in the room can see exactly what the group’s preferences are. This format also tends to help meeting atmospheres be more informal, upbeat, and enjoyable.
The team is also capable of hosting an online meeting using interactive online seminar software that allows a large audience to participate from the location of their choice, whether it be from home, from a meeting room at a local library, or elsewhere—this may be used in tandem with the Polleverywhere interactive online survey. These webinars have the potential of gathering feedback from a broad audience without requiring physical attendance at public meetings.
With this O’Dell toolkit, we will facilitate a public outreach effort that will empower and engage residents and all stakeholders in the process. These tools are some ways to help ensure that it is not just the loudest voice that is heard, but a variety of viewpoints are listened to, documented, and considered.
Community Meetings
The O’Dell team will work closely with City staff to schedule and conduct community meetings and outreach efforts. The team intends to conduct and attend two community meetings during the research phase of the project. Meetings will be held at different time of day and days of the week to allow as many members of the public as possible to attend. Digital formats may also be made available to encourage attendance. At the conclusion of each community focus meeting, summary notes of comments, concerns, suggestions, and desires of the public will be prepared.
Interactive
technology (like
VR headsets) can allow
the City and community
members to experience
recreation options and master
plans. You can walk through
a park, slide down a slide,
and much more!
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Stakeholder and Focus Group Meetings
The O’Dell team will work closely with City staff to schedule one stakeholder meeting to gather input from the variety of internal sources available. This meeting may be combined with the Strategic Planning Workshop described on Page 15.
Statistically Valid Community Survey
O’Dell Engineering will create, use, and compile data from a state-of-the-art community-based survey to determine what the community’s needs are as related to parks and open space. The survey will be available to the public in hard copy format as well as online. The link to the online survey will be shared in all public meeting advertisements. O’Dell’s team will work with the City to ensure the survey is shared widely across media platforms, though it is not guaranteed that enough survey responses will be obtained to reach validity levels.
Scope of Work
Note: Phases 1-6 support the Parks Master Plan, with Optional Phase 7 as an Aquatics Assessment and Optional Phase 8 as the Recreation Division Strategic Plan development. We highly recommend including both optional phases, but have structured the scope in this fashion to be cognizant of the available funding.
Phase 1: Project Initiation
This initial phase will include meetings with the City teams to refine the schedule, project goals and expectations, and community outreach approach.
Task 1: Kick-Off Meeting
An initial meeting with the Scotts Valley Project Manager to review agenda for Task 2. This may be an online meeting. This meeting may be held in conjunction with the Baker Tilly team.
Task 2: Kick-Off with Core Project Team
An initial meeting with the Core Project Team will be held to introduce team members and kick off the project. This is an opportunity to review the goals and objectives of the project and any additional or optional services. During this kick-off meeting, our propriety client communication program is started, and project parameters are discussed. Data may be collected from the City for use in the planning effort.
Task 3: Schedule
After establishing meeting, outreach, and presentation target dates, O’Dell will provide the City with an updated schedule showing all internal and external deadlines, milestones, and expectations. This schedule clearly outlines when the City can expect submittals, plan for meetings, and shows estimated internal City review times.
Task 4: Final Project Program
Prepare a memo listing final refinement of the following tasks:
• Community Outreach Plan
• Staff Engagement Plan
• Communications Plan
• Schedule including milestones and review periods
Phase 1 Deliverables:
• Meetings (2)
• Meeting agendas and notes, Client Communication Program, detailed project schedule Phase 2: Research and Data Collection
Following initial communication with the City representatives, O’Dell Engineering will review reference documents and other relevant documents. This comprehensive review will be accompanied by research into current demographic patterns in the City boundary, which will be incorporated into the final document to create a Park Master Plan that is relevant to the current and projected population of the City.
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Task 1: Data Collection and Review
During this phase, data will be collected and reviewed as it pertains to the Parks Master Plan. Review of the City’s Access Audit and Transition Plan 2016 and how it relates to the facilities.
Task 2: Facilities and Park Inventory:
The O’Dell team will visit each park and facility and assess each in terms of recreational programming and general condition of main amenities (playgrounds, pool, picnic, restroom buildings). This will include pool assessment by an aquatics design professional.
Task 3: Progress Meeting
Progress meeting with core project team to review project status. Review of progress, status, and next steps.
Phase 2 Deliverables
• Meeting (1)
• Results including maps, inventories, and other research from this phase will be incorporated into the Parks Master Plan document.
Phase 3: Community Outreach and Staff Engagement
The O’Dell team will coordinate and prepare an outreach strategy and methodology for citizen involvement, including social media efforts and meeting formats. It will be presented and approved by the City prior to implementation. This outreach effort will include topics relating to both the Parks Master Plan (PMP) and the Recreation Division Strategic Plan (RDSP) components.
Task 1: Survey
Provide a survey for distribution on the City website, social media, pop-up tent events, Parks and Recreation information desk, and other events. Collect and tabulate surveys for inclusion in the Parks Master Plan Assessment.
Task 2: Community Meetings (3 Total)
Prepare materials and facilitate two Community Outreach meetings in-person at the City community center. Facilitate a third meeting with City staff, stakeholders, and focus groups.
Task 3: Additional Support
Provide additional graphic support for informational materials for inclusion on City’s website, flyers, mailers, or signage.
Task 4: Progress Meeting
Progress Meeting with Core Project Team to review project status. Review of progress, status, and next steps.
Phase 3 Deliverables:
• Meetings (4)
• Monthly progress reports, meeting agendas and notes, and community communications output. • Results of this phase will be incorporated into the Master Plan document.
Phase 4: Recreation Programming Analysis/Needs Assessment The team will analyze recreation programming, services, and facilities. This Needs Assessment will be conducted to develop a comprehensive strategy to meet the needs of the community. Methods to be included are Level of Service Analysis, Supply and Demand Analysis, current and future demographics, and a survey of local sports organizations. Key trends in the industry, and the region will be incorporated. Then community benefits will be identified, and resultant best practices will be developed 014
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Task 1: Needs Assessment
We will compare the resources of Scotts Valley with similar Districts in the region with similar demographics and with similar park and recreation departments (i.e, parks, open space, buildings, and other recreation facilities; and services, usage, and staffing levels). We will complete a Needs Assessment to identify the current and future Parks and Recreational needs and interests; identify existing gaps in programs, services, and facilities, and develop short term, mid-term, and long-term recommendations that address deficiencies and service directly.
Task 2: Level of Service/Benchmark Comparison
External sources for benchmarking purposes will be researched and we’ll identify the initial recommendations for external LOS data sources that will be used to compliment the community-wide research. We will provide LOS recommendations and update park type classifications, definitions, and terms to describe recommended facilities and specific requirements based on the uniqueness of Scotts Valley and the projected future populations.
Task 3: Research Trends and Impacts
Research will be performed pertaining to the City’s recreational facilities and uses. We will use the many tools available including Geographic information systems (GIS), technical writing and various graphic design tools to convey and communicate mapping, concepts, and planning tools.
Task 4: Identify Facilities Improvement Needs
Based on Facility Priority Rankings, we will prioritize the needed park improvements in a list.
Task 5: Progress Meeting
Progress Meeting with core project team to review project status. Review of progress, status, and next steps.
Phase 4 Deliverables:
• Meeting (1)
• Results of this phase will be incorporated into the Master Plan document.
Phase 5: Master Plan Preparation/Implementation Planning This phase will include providing goals, strategies, and initiatives for planning efforts, and prioritizing these items. Recommendations will be provided for new park development and existing park upgrades based on research and input. A park scoring table will be developed that can be used annually to guide continual park development.
Task 1: Parks Master Plan (50%)
The Parks Master Plan will be prepared, based on research, city department, commission and council input, and community outreach.
The first document be the 50% level document and will incorporate the following:
• Executive summary
• Introduction
• Summary of public engagement data gathered
• Inventory and assessment of existing parks and facilities • Comprehensive community profile including project future trends • Base maps, matrices, and graphic exhibits to support the text and communicate intent • Benchmark comparisons
• References to other documents used.
• Recommendations for a systematic and prioritized approach to implementation of the plan for the next 5 to10 years • Identify potential funding sources, partnering options, and service providers • Financial projections for recommended park renovation and new construction • Financial overview of recommended priorities and potential funding strategies 015
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Task 2: Outreach Meeting at 50%
Once these task items are completed, we will reach out to the public for feedback and input on the results. This may be posted online, as well as distributed to Public Works, the Core Project Team, and the Technical Advisory Group (TAG) and with an opportunity for comments and feedback.
Task 3: City Review Meeting/Progress Meeting
City review meeting will be held, and feedback gathered to be utilized in the 90% Draft PMP.
Task 4: Park Master Plan (90%)
Input and feedback will be incorporated into the Parks Master Plan. A response letter to the City comments on the 50% Draft will be prepared and submitted with the 90% Draft submittal.
Task 5: City Review Meeting/Progress Meeting
City review meeting will be held, and feedback gathered to be utilized in the preparation of the 100% Draft PMP.
Task 6: Draft 100% Parks Master Plan
The Parks Master Plan will be developed to a Draft 100% level and submitted for review by the City Commissions and Councils for Approval and Adoption.
Phase 5 Deliverables:
• Meetings (3)
• Monthly progress reports, meeting agendas and notes, community communications output. • Preliminary Draft Parks and Recreation Master Plan 50% (3 hard copies/1 electronic). • Preliminary Draft Parks and Recreation Master Plan 90% (3 hard copies/1 electronic) with response letter to City comments on 50% Draft Plan.
• Draft Parks and Recreation Master Plan 100% (3 hard copies/1 electronic) with response letter to City comments on 90% Draft Plan.
Phase 6: Plan Adoption
This phase will include the services to be provided to achieve formal adoption by the Parks and Recreation Commission and City Council. Parks and Recreation Commission input and collaboration will have been attained through previous engagement; therefore, it is anticipated that one PRC meeting will be required for formal approval. For City Council approval, it is anticipated that two meetings will be required, allowing the council to provide feedback and ask questions prior to adopting the plan(s).
Task 1: The Draft Parks and Recreation Master Plan Presented to PRC This 100% complete document will be presented to the Parks and Recreation Commission for approval.
Task 2: The Draft Parks and Recreation Master Plan Presented to City Council This document will be presented to City Council for approval. We will meet with the council and gather feedback and input. (Two meetings anticipated.)
Task 3: Progress Meeting
Progress Meeting with Core Project Team to review project status. Review of progress, status, and final steps.
Task 4: Final Park Master Plan
The Final Park Master Plan will be revised per City Council comments, incorporating feedback and input from the City Council review. A Final document will be submitted to City Staff for final approval.
Phase 6 Deliverables
• Meetings (4)
• Final Parks and Recreation Master Plan 2024 (10 hard copies/1 electronic) 016
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Optional Phase 7: Aquatics Assessment
This phase will include the services to be provided to assess the pool at Siltanen Park as a potential additional service.
Task 1: Site Visit
Meet with City staff to review the infrastructure, pool components, and mechanical equipment for safety maintenance and code compliance as well as recreational programming.
Task 2: Aquatics Assessment Report
A report will be provided outlining options for pool renovation or removal, and program considerations. A rough order of magnitude cost estimate will be included.
Optional Phase 8: Recreation Division Strategic Plan
Based on our experience and our understanding of the needs of the Scotts Valley Parks & Recreation Division, Baker Tilly has prepared the following detailed plan of work that will provide a strategic plan document and draft Implementation Action Plan.
The result of the strategic planning effort is that the Recreation Division will align its current efforts and upcoming opportunities with a focused strategic vision, mission, and goals, as well as a plan for prioritizing and executing them. This will ensure the division is pursuing its goals with intention and purpose. This shared vision will create consensus among those tasked with moving the division forward and reduce or eliminate effort spent on work that falls outside of the vision.
Division staff and leaders will have an important role in preparing the strategic plan, including developing goals and strategies. The Baker Tilly team will provide expert advice, facilitation, and preparation of the strategic plan document.
Task 1: Project Kick-Off
The Baker Tilly team will begin by meeting with the City staff, O’Dell team, and any other staff to be included. During the kick-off meeting, we will discuss City goals and objectives, the overall process, detailed schedule, and each of the major tasks. This initial planning meeting will afford the opportunity to share information, establish communication protocols, and refine the schedule and approach so it is comfortably integrated with staff’s other work demands during the project.
Task 2: Gather and Analyze Information
Next, the Baker Tilly team will gather information through key tasks, including an online stakeholder survey and review of various documents. Each is described below.
Conduct Interviews
We will interview City leaders and others that are identified as important stakeholders to obtain input for the strategic plan. This will help us to develop the online stakeholder survey (described below). Examples of interview questions are:
• What are the strengths, weaknesses, opportunities, and threats (SWOT) facing the Recreation Division? • What is the City’s vision for Recreation?
• How should its mission be expressed?
• What core values should be discussed?
• What goals would the City like to see the division strive for during the coming years? Design and Administer Online Survey
We will work with the City project manager and the O’Dell team to determine the desired audience for the online survey. We anticipate key city and community stakeholders will have important observations and suggestions that will be helpful in creating the strategic plan. We will design a confidential online survey to seek input about vision, mission, values, goals, and objectives. • The City will send and post the link.
• Once the survey is closed, we will summarize the results and use them to inform preparation for the strategic planning workshop.
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Review Relevant Documents
We will build on our knowledge of the division and review additional background materials to understand the status of existing priorities and other planning initiatives underway that will be important factors and context for developing the strategic plan.
The Baker Tilly Team will analyze this information once gathered, as it will be important input into creating the draft materials to be used in the workshop (described below).
Task 3: Strategic Planning Workshop
Next, we will facilitate a workshop with division leaders and others identified to review the information gathered in the previous activities and discuss preliminary ideas for vision, mission, values, goals, and strategies. To prepare for the workshop, the following tasks will be completed.
Determine Workshop Participants and Coordinate Logistics We will coordinate logistics of the workshops, including location, room setup, and other aspects necessary to set the stage for productive sessions for all participants with staff.
Prepare Draft Agenda and Workshop Materials
We will prepare a detailed agenda for the workshop, as well as a briefing book with workshop materials. To ensure the time during the workshops is used most productively, we are likely to ask participants to review work in advance of the session.
The agenda will likely include the following components, subject to discussions with the City and O’Dell team:
• Review and discuss the results of stakeholder input,
• Review and discuss additional background information, • Draft vision, mission, and values statements, and
• Potential goals and strategies.
Our strategic planning workshops are engaging and interactive and are designed to ensure full participation. We use a combination of facilitation techniques including small and large group discussions and can incorporate polling and other idea generating tools using an engaging online platform called Mentimeter.
Task 4: Prepare Strategic Plan
During this activity, we will prepare the strategic plan document. It will be visually pleasing, using photos supplied by the City to illustrate goals and highlight some of the City’s recreational assets. It is likely to contain the following components:
• Description of the process, including how data were gathered; • Vision, mission, values;
• Multi-year goals;
• Several strategies for each goal;
• Reporting and accountability mechanisms for the strategic plan, and • GAP analysis.
The Baker Tilly team will review the draft with the City project manager and make modifications based on the feedback we receive.
The final strategic plan document will serve as a roadmap in evaluating and updating how the Recreation Division performs its work. 018
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Task 5: Support Implementation
Upon completion of the strategic plan document, we will prepare a draft Implementation Action Plan. This activity can be implemented as a hands-on workshop with recreation staff or by Baker Tilly’s team. The Implementation Action Plan will serve as an executable roadmap that details the specific steps needed to accomplish each of the strategies included in the plan. For implementation to occur in an orderly and effective manner, we will help staff identify the following elements:
• Key tasks,
• Timeline (start and completion dates),
• Resources needed and currently available,
• Staff assigned (including a lead person), and
• Milestones.
As part of implementation support, we can also evaluate and recommend organizational changes such as a staffing plan that may emerge as ideas from the strategic planning process. We can discuss the needs as they arise during the process and submit a separate proposal for assistance that goes beyond creation of the Implementation Action Plan.
City to Provide:
• City Project Manager will provide review and approval of communications material and posting or distribution of such content. • City Project Manager to provide all relevant existing plans, reports, and studies effecting Scotts Valley Park and Facilities. • All agency fees.
• Outreach costs for meeting facilities, marketing mailers, postage, online or newspaper publishing, or refreshments.
Limitations
Proposal does not include the following:
• Environmental review (initial study/mitigated negative declaration/mitigation monitoring program/public hearing and notice of determination/CEQA).
• Park specific base plans or master plans for future parks. • Development of CIP recommendations.
• Costs for outreach meeting facilities, marketing mailers, postage, online or newspaper publishing, or refreshments. • Review of any standard specifications or details.
• Architectural or structural assessment of facilities are available as an add service. • Updating of whitepapers are not included.
• Financial analysis of recreational program costs and maintenance of these programs is not included. • Revenue projections of recreational programs or facilities is not included. • Additional meetings are available at the hourly rate. 019
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3. Team Structure/Resumes
O’Dell Engineering
Landscape Team
O’Dell is a Northern California design firm specializing in public infrastructure.
O’Dell is passionate about creating recreational amenities that make a difference in the lives of our community members. We believe everyone has the right to play and that exercise, laughter, and fresh air are critical to living healthy and happy lives. We focus our landscape architecture work on creating customized recreation spaces for public agencies. We often partner with public agencies to deliver customized, forward-thinking master plans and park designs. We understand how critical public input is to a successful project, and the finesse necessary to balance public desires, budgets, accessibility, schedules, and other constraints.
Master Plan Philosophy
Planning documents are designed to guide and forecast the future. In their typical form, they do a good job of this. However, it takes a deeper insight, a richer commitment, and refreshing openness to a modern perspective to have these documents really shine. We believe that if created with the proper level of care, with the community’s needs and input at the forefront, and through a true partnership with the City, this document will set new standards and become an example of how to plan a recreation and park system in California. A Master Plan should be concise and user-friendly to be truly valuable. It should be filled with forward-thinking language, include optimized analytics, and reflect expertise in recreation facility planning, community outreach, recreation program assessment, financial analysis, and organizational analysis. To be simplistic, understandable, usable, and accountable, it must be filled with comprehensive ideas, key messaging, and compelling graphics.
As much as we love technical writing, we understand that, with 65% of the population categorized as visual learners, graphics and infographics will be key to this document’s success. Our in-house landscape architecture, graphic design, and marketing staff are adept at creating visually compelling graphics that easily display information and will use this methodology.
Public Outreach by Landscape Professionals
We’ve made the conscious decision to have our public outreach services completed by landscape professionals. The same team who will be creating the master plan is the team who
interacts with the public, catalogs their responses, and gathers direction from the public outreach process. We believe this leads to more authentic responses, a deeper and more thoughtful evaluation of public perspective, and designs that best represent the community’s desires whenever possible. To the O’Dell team, community outreach is not something we include because we have to. It is not an afterthought or a hindrance, but rather, a critical opportunity to connect with and understand the community. Our approach is non-traditional. We craft our outreach campaigns to be fun and engaging and encourage participation. We utilize visual storytelling, spread the word, use a modern toolkit, and address different voices to ensure our outreach results are comprehensive and compelling.
O’Dell Engineering
28 Number of
Years
in Business
Type of Organization
S-Corporation
8,000 +
Acres of
Master
Planned
Parks Space
700+
Acres of
Designed
Parks
Space
80 Total Staff
9 Licensed
Landscape
Architects
7 Licensed
Land
Surveyors
10 Licensed
Civil
Engineers
6 Certified
QSD/
QSPs
2 Certified
Playground
Safety Inspectors
2 ISA
Certified
Arborists
7 LEED
Accredited
Professionals
1 Qualified
Water Efficient
Landscaper
1 ReScape
Qualified
Professional
9 Licensed
Landscape
Architects
7 Licensed
Land
Surveyors
10 Licensed
Civil
Engineers
6 Certified
QSD/
QSPs
2 Certified
Playground
Safety Inspectors
2 ISA
Certified
Arborists
7 LEED
Accredited
Professionals
1 Qualified
Water Efficient
Landscaper
1 ReScape
Qualified
Professional
020
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3. Team Structure/Resumes
Longevity & Financial Strength
O’Dell Engineering is a privately held, stable, and strong company. We have supported the planning, design, and construction of community infrastructure improvements, including parks and public spaces, for nearly 28 years. We have completed thousands of design projects and employ over 80 professional staff. We are committed to hiring and mentoring the best and brightest professionals to continue to support public agencies just like the City of Scotts Valley with the planning, design, and construction of important improvement projects. We utilize our experience, staff creativity, and passion to design projects with public agencies that will positively affect communities by providing amazing recreational experiences filled with joy.
Principals and management staff of the firm are stable and have remained that way despite economic waves over time. Randall O’Dell has been at the firm since its inception in 1994 and Dylan Crawford has been with the firm since 1996. In 2016, John Zhang and Chad Kennedy were each promoted to Principal and have acquired equity in the firm. Principals are engaged in and committed to the success of each project and of the firm. Management staff engage in routine workload and backlog forecasting.
Project commitments and utilization rates are evaluated and monitored to ensure a healthy future flow of work.
Client Base
We take great pride in supporting public agencies with projects that will create and improve infrastructure and experiences in their communities. We work with park districts, cities, counties, utility districts, commissions, special districts, the State of California, non-profit associations, and other public agencies on a daily basis. Many of our public clients are repeat clients. We cherish these relationships and put a huge emphasis on providing consistent service on projects large and small for our public partners. Our history includes:
• 6 Cordova Recreation and Park District Projects
• 18 Livermore Area Recreation & Park District Projects • 80+ City of Modesto Projects
• 60+ City of Ceres Projects
• 30+ City of Los Banos Projects
• 25+ County of Stanislaus Projects
• 20+ City of Patterson Projects
• 10+ City of Lathrop Projects
Earlimart
Neighborhood Park is
the first and only park in
Earlimart, CA. It was created
for an especially underserved
community. They were extremely
involved in the master planning
process. Tiles shown on the
shade structure were drawn
by local students, and are
representative of their
lives.
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3. Team Structure/Resumes
Public Agency Experience
Public Clients
O’Dell has completed hundreds of public projects at the Federal, State, utility district, and local government levels. A selection of our public clients includes:
On-Call Services
O’Dell has served as an on-call firm for the following public agencies:
• California High-Speed Rail Authority
• Caltrans District 6
• Caltrans District 10
• City of Ceres
• City of East Palo Alto
• City of Fresno
• City of Lincoln
• City of Livermore
• City of Lodi
• City of Los Banos
• City of Manteca
• City of Modesto
• City of Patterson
• City of Pleasanton
• City of Richmond/Veolia Water
• City of Riverbank
• City of Salinas
• City of San Carlos
• City of San Bruno
• City of Santa Rosa
• City of Tracy
• Cordova Recreation & Park District
• City of Turlock
• City of West Sacramento
• County of Contra Costa
• County of Fresno
• County of Kern
• County of Merced
• County of Placer
• County of San Benito
• County of San Joaquin
• County of Sonoma
• County of Stanislaus
• County of Tuolumne
• Delta Diablo Water District
• Dixon Unified School District
• Dublin San Ramon Services District
• Groveland Community Services District
• Livermore Area Rec. and Park District
• Mid-Peninsula Water District
• Santa Clara Valley Water District
PUBLIC CLIENTS IN CALIFORNIA
• Cal Water
• Calaveras County Water District
• California Dept. of Corrections and
Rehabilitation
• California Dept. of Fish and Game
• California High-Speed Rail Authority
• City of Avenal
• City of Ceres
• City of Chowchilla
• City of Clovis
• City of Danville
• City of Earlimart
• City of Escalon
• City of Fresno
• City of Hollister
• City of Hughson
• City of Kerman
• City of Lathrop
• City of Lodi
• City of Los Banos
• City of Madera
• City of Manteca
• City of Merced
• City of Modesto
• City of Newman
• City of Patterson
• City of Pleasanton
• City of Redwood City
• City of Ripon
• City of Riverbank
• City of Salinas
• City of Santa Clara
• City of Santa Rosa
• City of Sonora
• City of Sunnyvale
• City of Tracy
• City of Turlock
• City of Waterford
• Contra Costa Water District
• Cordova Recreation & Park District
• County of Fresno
• County of Merced
• County of San Joaquin
• County of Stanislaus
• County of Tulare
• County of Tuolumne
• Delta Diablo Water District
• Dublin San Ramon Services District
• Grayson Community Services District
• Kings County Area Public Transit
• Linda County Water District
• Livermore Area Rec. and Park District
• Merced Irrigation District
• North Highlands Recreation & Park
District
• Sacramento Parks Foundation
• Salida Fire Protection District
• San Jose Water Company
• Santa Clara Valley Water District
• Scotts Valley Water District
• U.S. Bureau of Reclamation
• U.S. Department of Veterans Affairs
• UC Merced
• Veolia Water
• Walnut Creek Unified School District
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3. Team Structure/Resumes
Design Honors and Recognition
Design Awards
The Awesome Spot Socially Inclusive Playground
• 2020 American Society of Landscape Architects California Sierra Chapter Honor Award Beckwith Veterinary Hospital
• 2016 American Society of Landscape Architects California Sierra Chapter Honor Award • 2013 American Institute of Architects Sierra Valley Design Excellence Award River Islands Parks and Recreation
• 2020 American Society of Landscape Architects California Sierra Chapter Honor Award Earlimart Neighborhood Park (Prop 84-Funded)
• 2018 American Society of Landscape Architects California Sierra Chapter Honor Award • 2018 American Public Works Association Central California Chapter Public Works Project of the Year • 2018 California Park & Recreation Society 2018 California Park & Recreation Society Award of Excellence for Neighborhood Class 1
May Nissen Socially Inclusive Park
• 2020 American Society of Landscape Architects California Sierra Chapter Honor Award • 2020 California Association of Recreation and Park Districts Award of Distinction Outstanding Renovated Facility • 2019 California Park and Recreation Society District 3 Outstanding Park Sunridge Socially Inclusive Park
• 2015 California Association of Recreation and Park Districts Award of Distinction for an Outstanding New Facility • 2014 California Special Districts Association Innovative Program/Project Award Firm Awards
Best Places to Work
• 2022 Best Places to Work Central Valley by Best Companies Group • 2020 Best Places to Work Central Valley by Best Companies Group • 2019 Best Places to Work Central Valley by Best Companies Group • 2018 Best Places to Work Central Valley by Best Companies Group PSMJ Circle of Excellence (National Award)
• 2022 PSMJ Circle of Excellence
• 2021 PSMJ Circle of Excellence
• 2019 PSMJ Circle of Excellence
Partner
Partner with the City
to Understand
Your Goals
Explore
Explore Community
Needs & Desires
with Outreach
Target
Target Plan Objectives
with Our Planners &
Subcontractors
Create
Create Amazing
Plans to Guide the
City & Recreation
Division
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3. Team Structure/Resumes
Baker Tilly x Management Partners
Management Partners was founded in 1994 with a mission to help local government leaders. In our 28 years in business, our team of professionals served over 1,000 clients across 44 states. We provided expertise and support to Scotts Valley through 16 projects since 2016, including organizational assessments, financial planning and support, project-based interim staffing support, and council and team building workshops.
In October 2022, Management Partners combined with Baker Tilly US, LLP (Baker Tilly) to create a premier public sector consulting practice. The fast pace of change in local government—from towns to cities to counties—is not slowing down. To continue serving and improving communities, local leaders need trusted consultants to help navigate change. This combination adds a unique and significant layer of experience to Baker Tilly’s robust public sector practice. Our project team members are former local government leaders and managers stemming from all operational facets. They have nearly three decades of field-tested techniques and proven methodologies.
Services
Baker Tilly is organized by industry, not service line. This means Scotts Valley will be served by a carefully selected team that blends our local government-focused professionals with experienced specialists in parks and recreation. You will be working with knowledgeable professionals who understand the specific challenges you face—and who will provide innovative solutions to help you overcome them.
Local government is a complex, unique environment shaped by fiscal, regulatory, and operational considerations not found in other industries. We recognize this complexity and are eager to serve as a truly valued advisor to the public sector. Nationwide, our state and local government practice serves more than 3,100 state and local governmental entities, including municipalities, special districts, counties, public utilities, school districts, and transit.
Our combined services include:
• Strategic and business planning
• Executive recruitment
• Executive coaching
• Executive performance assessment
• Organization assessments
• Organization development
• Performance management
• Process improvement
• Service sharing and service consolidation
• Management services
• Financial planning, budgeting, and analysis
Team Structure
For the Parks Master Plan and Recreation Division Strategic Plan, O’Dell Engineering, Baker Tilly, and Aquatic Design Group will support the City. Although O’Dell Engineering will serve as the prime consultant and will manage the overall project and lead the Parks Master Plan, Baker Tilly will also have a large role and will lead the Recreation Division Strategic Plan.
Parks Master Plan
For the Parks Master Plan, O’Dell will lead the development. Baker Tilly will support the financial analysis and asset management, and Craig Bronzan of Baker Tilly will review the master plan and provide input from a public servant perspective. He will provide comments, suggestions, and recommendations. Aquatic Design Group will support the aquatic assessment.
Recreation Division Strategic Plan
Baker Tilly will lead the Recreation Strategic Plan under the direction of O’Dell Engineering. 024
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3. Team Structure/Resumes
Team at a Glance
O’Dell Engineering, Baker Tilly, and Aquatic Design Group will work together to deliver these planning documents. All three members have experience supporting Northern California planning documents and are dedicated to recreation. O’Dell has worked extensively with members of each sub-consultant team and ensures that amazing, useful, and compelling planning documents will be created.
O’Dell Engineering Baker Tilly Aquatic Design Group
Services
Provided
Parks Master Plan:
Project Management, Outreach,
Plan Development
Recreation Division Strategic Plan:
Management
Parks Master Plan:
Finance/Document Review
Recreation Division Strategic Plan:
Development
Aquatic Assessment
Location
Pleasanton Mountain View Carlsbad
Number of
Staff
80 Team Members
515
Team Members
18 Team Members
Previous
Work With
O’Dell
Parks
Exp.
Planning
Exp.
Firm
Exp.
28 Years
8 Years
36 Years
Scotts
Valley
Exp.
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3. Team Structure/Resumes
Experience
• 17+ Years with O’Dell
Engineering
• 21+ Years Industry Experience
Education
• Master of Landscape
Architecture, Utah State
University, Logan
• BS, Horticulture, Brigham Young
University, Provo
Professional Registrations
• Landscape Architect No. 5426,
CA
• LEEDAP
• ISA Certified Arborist
• NRPA Certified Playground
Safety Inspector No.
35888-1019
Professional Associations
• American Society of Landscape
Architects: Past Chair, Council of
Professional Practice Networks
• California Parks and Recreation
Society
Chad Kennedy, PLA, Principal-in-Charge
Mr. Kennedy is passionate about creating customized community recreation plans and experiences. He has supported communities such as North Highlands, Ceres, Hollister, Stockton, Lathrop, and Stanislaus County, among others, to develop, refine, and utilize amazing planning documents. He will ensure the development of a cohesive, forward-thinking, user-friendly and living Park Master Plan and Strategic Plan that will guide park development for the next 5 to 10 years and provide the tools to restart and support the Recreation Division.
Professional Experience
Parks and Recreation Master Plan: Stockton, CA
Mr. Kennedy served as Principal-in-Charge of this planning effort. The O’Dell team completed community outreach, recreation programming analysis, and aquatic facilities analysis. It included goals and objectives, an importance and satisfaction analysis, strategies for future improvements, a funding analysis, planning criteria for new programs and facilities, base maps and graphs, and phasing plans based on City and community priorities. This plan involved public feedback from City residents to better understand community needs, which influenced recommendations for existing and future City parks assets. Diverse voices were included as much as possible to empower those that are usually marginalized or overlooked. A detailed needs assessment within an ethnically diverse population (Asian, African American, and Hispanic) was required to successfully complete this master plan. Spanish translations were provided. The document was designed to be concise, user-friendly, and provide guidance for the next 10+ years.
Development of the planning document included the use of electronic surveys, websites, social media, and online meeting software to engage the community. Information was displayed in infographics whenever possible to create clear and easily digestible visualized information.
Parks Master Plan: Ceres, CA
Mr. Kennedy served as Principal-in-Charge/Project Manager for the Ceres Parks Master Plan.
The Parks Master Plan was completed following a year of public outreach, visual inventories of the City’s existing parks and open space assets, and research into national and local benchmark standards for park development. The Parks Master Plan contains the full inventory of existing City property, as well as prioritized recommendations for the City to complete infrastructure and programmatic improvements to its existing parks and open space property.
Parks and Recreation Master Plan: Stanislaus County, CA Mr. Kennedy served as Principal-in-Charge/Project Manager for this project. The updated Master Plan addresses important issues such as current parks and recreation trends, current funding and grant opportunities, new development trends and locations, current partnership and joint use agreement trends, modern best practices and design standards, and current codes and guidelines. O’Dell examined these and many other issues to provide a document to the County that will direct staff, councils, and the board in their efforts for the next 20 years of development and management of park facilities. O’Dell provided services including research and documentation, community outreach, recreation planning, preparation of a capital improvement and financial plan, and a program environmental impact report.
Additional Project Experience
• North Highlands Park District Park Master Plan: North Highlands, CA • Park Facility Master Plan: Hollister, CA
• Reclamation District 2062 Parks Master Plan: Lathrop, CA • Santana Ranch Landscape and Parks & Recreation Master Plan: Hollister, CA • Dog Park Master Plan: Clovis, CA
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3. Team Structure/Resumes
Karen Folsom, PLA, Project Manager
Ms. Folsom is passionate about the benefits of parkland, open space, fitness, family-friendly spaces, and wellness. She believes that neighborhood parks, natural areas, trails, and recreation facilities contribute largely to quality of life and that these important parks and recreation assets should be properly planned to make the most positive impact. She is very experienced at engaging stakeholders, conducting research, determining strategic priorities, developing master plans, and ensuring effective resource utilization. She will ensure that this master plan and strategic plan will reflect the Scotts Valley community, be user-friendly and visually stimulating, and will successfully guide the City in their efforts to create more opportunities for gathering, play, and exercise.
Professional Experience
North Highlands Recreation and Park District Parks Master Plan: North Highlands, CA
Ms. Folsom is serving as Project Manager for the North Highlands Recreation and Park District Master Plan. O’Dell is preparing a district-wide Parks Master Plan that celebrates the traditions and community of North Highlands. The master plan will encompass all District parks, programs, and facilities. The O’Dell team will perform research, community outreach (including a statistically valid community survey), and recreation programming to create the master plan. This planning document will guide and forecast the future. It will be concise and user-friendly to ensure maximum value. It will be filled with forward-thinking language and reflect expertise in recreation facility planning, community outreach, recreation program assessment, financial analysis, and organizational analysis. Comprehensive ideas, key messaging, and compelling graphics will be key to this document’s success.
Sunnyvale Playground Renovations 2015 & 2022: Sunnyvale, CA Ms. Folsom served as Project Manager for multiple projects in the City of Sunnyvale including De Anza Park, Ponderosa Park, Victory Village Park, Washington Park, Baylands Parks, Encinal Park, Greenwood Manor Park, Orchard Gardens Park, Fairwood Park, and the award-winning Braly Park. Services provided included conceptual design through construction observation.
Wyandotte Park, Evandale Park, & Mora Park: Mountain View, CA Ms. Folsom served as Project Manager for these three parks and led them from community outreach through construction for the City of Mountain View. The parks ranged from .25 to 1 acre with budgets of $2 to $3 million. Features included playgrounds with inclusive play components, picnic areas, natural discovery play zones, game tables, fitness equipment, and wandering pathways. The parks were designed to provided recreational opportunities for all ages.
Lake Front Park: Lakeport, CA
Ms. Folsom served as Project Manager for this Prop 68-funded, seven-acre park with a budget of $7M. It includes a sheltered picnic area, a shade arbor, a splash pad, a parking lot, a skate park, a multi-use pavilion, pedestrian walkways, sports courts, and a grand lawn.
Additional Project Experience
• Weston Residence: Scotts Valley, CA
• Aquatic Center Master Plan: Elk Grove, CA
• Soccer Park Master Plan: Placer County, CA
• Southwest Park Master Plan: Dixon, CA
Experience
• 27+ Years in the Landscape
Architecture Industry
• Joined O’Dell in 2022
Education
• BS, Landscape Architecture, Cal
Poly, San Luis Obispo
Professional Registrations
• Landscape Architect No. 4994,
CA
• ISA Certified Arborist
• LEED AP BD+C
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3. Team Structure/Resumes
Wanyi Song
Planning Specialist
Experience
• 8+ Years in the LA Industry
• 1+ Year at O’Dell Engineering
Education
• Master of Science, Planning, The
University of Arizona
• BS, Landscape Architecture, South
China Agricultural University, China
Professional Experience
• Parks and Recreation Master Plan:
Stockton, CA
• North Highlands Recreation and Park
District Master Plan: North Highlands,
CA
• Master Plan Update, San Francisco Zoo:
San Francisco, CA
• Master Plan and Modernization,
Stanford Law School: Palo Alto, CA
• East Santa Clara Street Urban Village
Plan: San Jose, CA
• Coastal Conservation Center Planning,
San Francisco Zoo: San Francisco, CA
• Lipman Family Madagascar Center
Master Plan: San Francisco, CA
Beverly Yee
Planning Specialist
Experience
• 5+ Years in the LA Industry
• 3+ Years at O’Dell Engineering
Education
• BS, Landscape Architecture, University of
California, Davis
Professional Experience
• Parks and Recreation Master Plan:
Stockton, CA
• North Highlands Recreation and Park
District Master Plan: North Highlands, CA
• On-Call Landscape Architecture Services:
Ceres, CA
• Reclamation District 2062 Parks Master
Plan: Lathrop, CA
• Livermore Area Recreation & Park
District On-Call Landscape Architecture
Services: Livermore, CA
• EmPOWERment Park: Sacramento, CA
• Irrigation Retrofit: Sunnyvale, CA
• Miracle League Fields: Redwood City, CA
Samir Khanna, PLA
QA/QC
Experience
• 22+ Years in the LA Industry
• 5+ Years at O’Dell Engineering
Education
• Master of Landscape Architecture,
Harvard University, Cambridge, MA
Professional Registrations
• Landscape Architect No. 6360, CA
• LEED AP
• ReScape Qualified Professional
Professional Experience
• Parks and Recreation Master Plan:
Stockton, CA
• Hoover Park Master Plan: Redwood City,
CA
• North Highlands Recreation and Park
District Master Plan: North Highlands, CA
• Reclamation District 2062 Parks Master
Plan: Lathrop, CA
• Livermore Area Recreation & Park
District On-Call Landscape Architecture
Services: Livermore, CA
• EmPOWERment Park: Sacramento, CA
• Ladera Recreation Center: Portola Valley,
CA
• West Creek Park: Santa Clarita, CA
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3. Team Structure/Resumes
Experience
• 8+ Years in the LA Industry
• 3+ Years at O’Dell Engineering
Education
• Master of Landscape Architecture,
University of Georgia, Athens
• BS, Landscape Architecture, University
of California, Davis
Professional Experience
• Parks and Recreation Master Plan:
Stockton, CA
• Dolphin Park: Redwood City, CA
• Miracle League Fields: Redwood City, CA
• Preschool Play Area: Sunnyvale, CA
• Ladera Rec. Center: Portola Valley, CA
• Eastside Community Park: Kerman, CA
• The Awesome Spot Socially Inclusive
Playground: Modesto, CA
• EmPOWERment Park: Sacramento, CA
• Garza Park: Patterson, CA
• San Pablo Park: Fresno, CA
• Nototomne Park: Lathrop, CA Ting Li
Planning Specialist
Jack Liang
Planning Specialist
Experience
• 3+ Years in the LA Industry
• 2+ Years at O’Dell Engineering
Education
• BS, Landscape Architecture, Cal Poly,
San Luis Obispo
Professional Experience
• Dolphin Park: Redwood City, CA
• Ladera Rec Center: Portola Valley, CA
• César Chavez Park: Modesto, CA
• Mary Grogan Park: Modesto, CA
• Parks and Recreation Master Plan:
Stockton, CA
• Irrigation Retrofit: Sunnyvale, CA
• EmPOWERment Park Master Plan:
Sacramento, CA
• Bellenita Park: Modesto, CA
• Park Master Plans: Stanislaus County, CA
• Community Park 42: Merced, CA
• West Creek Park: Santa Clarita, CA
Kat Lewis, CPSI
Planning Specialist
Experience
• 15+ Years in the LA Industry
• 6+ Years at O’Dell Engineering
Education
• BS, Landscape Architecture, Cal Poly,
San Luis Obispo
Professional Registration
• Certified Playground Inspector No.
42775-0821
Professional Experience
• Kaiser Permanente Facility Master Plan:
Fresno, CA
• Park Master Plans: Stanislaus County, CA
• Laird Park Master Plan: Modesto, CA
• North Park Master Plan: Patterson, CA
• Miracle League Fields: Redwood City, CA
• Community Park 42: Merced, CA
• Neighborhood Park Master Plan:
Earlimart, CA
• Roeding Heights Park Master Plan:
Ceres, CA
• Garza Park Master Plan: Patterson, CA
• EmPOWERment Park Master Plan:
Sacramento, CA
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3. Team Structure/Resumes
Craig Bronzan
Public Policy & Implementation
Experience
• 40+ Years Parks & Recreation Industry
Experience
• 8+ Years at Baker Tilly/Management
Partners
Education
• Master of Public Administration, California
State University, Stanislaus
• BS, Recreation Administration, California
State University, Fresno
Professional Highlights
• Former Parks and Recreation Director for
the City of Brentwood, with an annual
budget of over $17 million. Responsible
for the construction of 58 parks, a full
aquatic complex, a 38-acre sport
facility, two community centers, a dog
park, a skate/BMX park, five joint use
gymnasiums with the two local school
districts, and a joint use Olympic size
aquatic facility.
Professional Experience
• Parks Master Plan: Ceres, CA
• Parks Master Plan: Stanislaus County, CA
• Parks Facilities Master Plan: Hollister, CA
• Parks & Recreation Master Plan: Stockton, CA
Pete Gonda
Finance Lead
Experience
• 15+ Years in the Finance Industry
• 5+ Years at Baker Tilly/Management
Partners
Education
• MPA, Local Government Administration,
University of Connecticut
• BA, Political Science, University of
Connecticut
Professional Registration
• Certified Public Procurement Officer
(CPPO)
Professional Highlights
• Served as purchasing officer for the City
of Sunnyvale for nine years, where he
managed an award-winning centralized
purchasing division with $42 million in
annual operational spending.
• Assisted 20 jurisdictions in five states to
improve their procurement functions.
Professional Experience
• Multi-Year Strategic Plan: Scotts Valley, CA
• Parks & Recreation Strategic Plan: Tracy, CA
• Strategic Plan: Alameda, CA
• Parks Strategic Plan: Monterey County, CA
Nancy Hetrick
Strategic Plan Lead
Experience
• 25+ Years in the Planning Industry
• 17+ Years at Baker Tilly/Management
Partners
Education
• BA, Political Science, Public
Administration Concentration, California
State University, Chico
• Public Administration, San Francisco State
University
Professional Registration
• Certified to Administer the Myers-Briggs
Type Indicator (MBTI) and DiSC
Professional Highlights
• Worked for the County of San
Mateo where she oversaw budget/
administrative activities of the
criminal justice departments and led
the countywide Outcome-Based
Management Program.
• Successfully completed hundreds of
public strategic planning, organization
design, workforce/succession planning,
and performance management projects.
Professional Experience
• Multi-Year Strategic Plan: Scotts Valley, CA
• Parks & Recreation Strategic Plan: Tracy, CA
• Strategic Plan: Alameda, CA
• Parks Strategic Plan: Monterey County, CA
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3. Team Structure/Resumes
Experience
• 15+ Years in the Aquatics Industry
• 15+ Years at ADG
Education
• Master of Business Administration,
Capella University
• BA, Communication & Psychology,
Auburn University
Professional Registration
• Certified Facility Operator
Unique Qualifications
• Mr. Caron has a lifetime passion for
swimming. He was a six-time All American
and two-time captain for Auburn
University’s swim team, has coached
at elite camps around the country, and
spends most of his free time in the pool
with his family.
Professional Experience
• César Chavez Park: Modesto, CA
• Soquel High School: Soquel, CA
• Harbor High School: Santa Cruz, CA
• Simpkins Family Swim Center: Santa
Cruz, CA
• UC Santa Cruz: Santa Cruz, CA
Justin Caron
Aquatic Specialist
We loved
connecting with
the community at this
Test-It-Out event for
EmPOWERment Park. Our
Placemaking Through Play
Outreach Program helped
shape the park master
plan to best benefit
the community!
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4. Schedule
Recreation
Programming
Analysis
Research
and Data
Collection
Schedule
The below schedule shows estimated project milestones.
Project
Kick-Off
Public
Engagement
Evaluate
Program and
Inventory
Recommendation Completion
JAN 2023 3 MONTHS 3 MONTHS 2 MONTHS 2 MONTHS 2 MONTHS DEC 2023 Estimate of In-Person Time During Each Phase
• Phase 1: 9 Hours
• Phase 2: 43 Hours
• Phase 3: 38 Hours
• Phase 4: 2 Hours
• Phase 5: 14 Hours
• Phase 6: 20 Hours
• Phase 7: 6 Hours
• Phase 8: 30 Hours
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5. Representative Projects
O’Dell Engineering Project Experience
O’Dell developed the Stockton Parks Master Plan, which is included in the Stockton Master Infrastructure Plan and Public Facilities Fee Study. The O’Dell team completed community outreach, recreation programming analysis, and aquatic facilities analysis. It included goals and objectives, an importance and satisfaction analysis, strategies for future improvements, a funding analysis, planning criteria for new programs and facilities, base maps and graphs, and phasing plans based on City and community priorities.
Stockton believes that good parks are key to quality of life, and it was our goal to create a document that laid the framework for the best parks and recreation system possible. Improving the quality of life for Stockton residents requires offering accessible and diverse parks and recreation options. This plan involved public feedback from City residents to better understand community needs, which influenced recommendations for existing and future City parks assets. Diverse voices were included as much as possible to empower those that are usually marginalized or overlooked. The document was designed to be concise, user-friendly, and provide guidance for the next 10+ years. Development of the planning document includes the use of electronic surveys, websites, social media, and online meeting software to engage the community.
Information is displayed in infographics whenever possible to create clear and easily digestible visualized information.
The goal of the community outreach meetings was to involve the public early in the process and allow sufficient time for public feedback ahead of the document content writing and publication.
A final outreach meeting was held to gather feedback regarding document content. Community feedback has been incorporated and the Master Plan document is currently undergoing final review with City staff before it is brought before City Council.
Chapter 1: IntroduCtIon
17 STOCKTON PARKS MASTER PLAN
1.4 Planning Process And Needs Assessment
This document was informed by primary research including site visits, presentations and public feedback at community meetings, and public surveys. The community input portion of this process began with a series of meetings with City staff beginning in April 2021 to identify areas of particular strength within the parks system and where staff identified need for improvement. Materials were developed for outreach to the general public, including internet-based public surveys and interactive polling activities to gather public opinion during online outreach meetings.
Two initial public meetings were held in July of 2021. The goal of these meetings was to involve the public early in the process and allow sufficient time for public feedback ahead of the document content writing and publication. The public surveys remained online and available to the public from July through early September 2021 and a total of 239 respondents filled the survey. Over this time, 236 respondents participated in the English version and 3 respondents participated in the Spanish version for the Parks and Recreation Master Plan Survey. Complete results from the community outreach surveys are included in Appendix B.
A third public meeting is planned to be held in March 2022. The goal of the third public meeting is to gather public input to shape the initial version of the Master Plan update. Additional public meetings are anticipated prior to the adoption of the Parks and Recreation Master Plan.
Project Kick Off
Public Meetings
Public Survey Advertised and
Posted Online
Existing Parks
Inventory
Demographic and
Context Research
Public Survey Data
Analysis and Needs
Assessment
Recommendations
and Draft Report
Draft Review and
Revisions
Parks and Recreation
Master Plan Update
Approved by City
Council
On-going review
and revision
Chapter 1: IntroduCtIon
16 STOCKTON PARKS MASTER PLAN
EXECUTIVE SUMMARY
1.3 Introduction To Parks And Recreation Master Plan
The Parks and Recreation Master Plan will present methodology and implementation strategies for the future of parks and recreation that will contribute to the quality of life in the City. This involves identifying community needs through use of public engagement, inventory of existing City parks, and comparisons of benchmark and model communities. Best practices and design guidelines are then presented to inform future park development and recommendations on how to best plan and manage future park and recreation needs of the community.
The goals of this document are as follows:
» to identify park and recreational needs and priorities through community engagement and input. » to develop best practices and design guidelines that will inform future park improvement and expansion projects.
» provide recommendations for a systematic and prioritized approach to the implementation of parks and recreation projects.
» to provide recommendations for aquatic facilities based on a 2018 assessment and current inventory.
There will be a particular focus on analyzing long-term maintenance staffing and cost requirements and ways that parks and recreation facilities may become financially self-sustaining. An assessment of aquatic facilities, including identifying programmatic needs from a 2018 assessment, and recommendations for aquatic improvement priorities will also be presented in this document.
WESTON P.E. PARK
S.L. FONG PARK
LONG PARK
FREMONT SQUARE PLAZA
DRAFT
PARKS AND
RECREATION
MASTER PLAN
MARCH 2022
CITY OF STOCKTON
City of Stockton Parks and Recreation Master Plan
LET’S TALK PARKS
MONDAY JULY 12, 2021
5:30 pm -7:00 pm
For more information/updates, scan the QR code or visit http://www.stocktongov.com/government/ departments/communityDevelop/cdPff.html
Join online or over the phone:
www.zoom.com/meetinglinkgoeshere
Phone:
Webinar ID:
THURSDAY JULY 22, 2021
5:30 pm -7:00 pm
MEETING DATE & TIMES
STOCKTON PARKS MASTER PLAN
Learn about the Stockton Parks
Master Plan process.
Share with us your priorities for parks
and recreation!
Help shape the future of your parks!
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5. Representative Projects
O’Dell provided professional services for the 2018 update to the Stanislaus County Parks Master Plan. It addressed important issues such as current parks and recreation trends, comprehensive funding and grant opportunities, new development trends and locations, current partnership and joint use agreement trends, modern best practices and design standards, and current codes and guidelines.
Following a robust public engagement process, O’Dell completed best practices and design guidelines relating to the future development of parks and recreation facilities. Possible locations for future parks were identified in the document. Fifteen (15) highpriority capital improvement project recommendations were provided, with project costs and suggested timelines for implementation identified. A clearly presented matrix was created to show funding options available for parks and recreation programs, projects, and ongoing maintenance. O’Dell examined these and many other issues to provide a document to the County that will direct staff, councils, and the board in their efforts for the next twenty years of development and management of park facilities.
O’Dell provided services including research and documentation, community outreach, recreation planning, preparation of a capital improvement and financial plan, and a program environmental impact report as part of this project. Public engagement played an important role in this project, and the O’Dell team worked with the County to engage the public in five initial public meetings and to publish an online survey aimed at gathering more public feedback. The updated Master Plan includes the current inventory of County parks and facilities, a needs assessment, best practices, design guidelines, recommendations, and a capital improvement and financial plan.
6 STANISLAUS COUNTY PARKS & RECREATION MASTER PLAN
EXECUTIVE SUMMARY
Parks Level of Service Tulare
San Joaquin Kern
Stanislaus
Level of Service Standard
for Parks Acres per
Population
3-5 Acres/1,000
(Quimby Act Cited in
General Plan
Requirement)
10 Acres/1,000
(Regional Parks)
3 Acres/1,000
(Local Parks)
2.5 Acres/1,000 3 Acres/1,000
(“3 net acres of
developed neighborhood parks in unincorporated areas”) Table 2: Parks Level of Service Requirement per Benchmark Counties’ General Plan Documents The National Recreation and Park Association (NRPA) recommends provision of at least 10 acres per 1,000 population. This number is typically used by cities rather than counties and to refer to total public parks and open space, regardless of park size/typology. While a number of park districts and municipalities have moved to the 10 acres per 1,000 metric, others, such as the East Bay Regional Park District, aim for equitable distribution of park space across the district. Regional standards and numbers established by the Quimby Act indicate a baseline best practice of four acres per 1,000 residents. Stanislaus County’s current total park acreage including Countyowned Parks of all sizes provides just over 11 acres per 1,000 residents given current population numbers.
It is important to recognize, however, that the County General Plan references “three net acres of developed neighborhood parks” per 1,000 residents within unincorporated Stanislaus County. This requirement specifically refers to developed neighborhood parks, implying those parks which provide direct services to neighborhoods, thereby excluding Regional Parks from this calculation. The County provides just over 106 acres of parks categorized as Neighborhood Parks. With a total population in unincorporated areas of 100,860, the County currently provides one acre of developed Neighborhood Parks per 1,000 residents in unincorporated areas.
While total County park space exceeds the requirement for park acreage per population, the Neighborhood Park acreage currently provided by the County is below the minimum number set forward in the General Plan. This fact is also noted within the General Plan, which states that the unincorporated communities of Keyes and Denair are currently underserved by local parks.
Comparable park districts have set minimum sizes for development of new Neighborhood Parks. Contra Costa County requires new Neighborhood Parks be at least 3 acres in size, while the City of Tracy sets the minimum at 4 acres, and the City of Dublin sets the minimum at 5 acres.
County Parks Acreage and General Plan Level of Service Standard Assessment Parks Level of Service Standard per Stanislaus County General Plan:
• Three net acres of developed neighborhood parks per 1,000 residents in unincorporated Stanislaus County.
Current Acres of Developed
Neighborhood Parks Within
Unincorporated County
» 106 Acres
Current Population Within
Unincorporated County:
» 100,860
Current Parks Acreage
per 1,000 Residents
of Unincorporated
County:
» 1 Acre per 1,000
Residents
Acreage Required to Meet Parks Level of
Service Standard:
» 200 Acres
Neighborhood Park Typical Size:
» 5-10 Acres
Estimated Neighborhood Parks Required
to Meet Parks Level of Service Standard:
» 20-40 Neighborhood Parks 2 STANISLAUS COUNTY PARKS & RECREATION MASTER PLAN
EXECUTIVE SUMMARY
Project Kick Off
Public Meetings
Public Survey Advertised and
Posted Online
Existing Parks
Inventory
Demographic
and Context
Research
Public Survey
Data Analysis
and Needs
Assessment
Recommendations
and Draft Report
Draft Review and
Revisions
Parks Master Plan
Update Approved
by Board of
Supervisors
PLANNING PROCESS AND NEEDS ASSESSMENT
This document was heavily informed by primary research including site visits, presentations and public feedback at district meetings, and a public survey. The community input portion of this study began with a series of meetings with County staff beginning in April 2017 to identify areas of particular strength within the parks system as well as areas where staff identified need for improvement.
Materials were developed for outreach to the general public, including an internet-based public survey, interactive real-time activities to gather public opinion at outreach meetings, and County outreach regarding the planning process which spanned traditional, online, and social media publication.
Five initial public meetings were held during June and July 2017 to gather public input to shape the first draft of the Master Plan update. The public survey remained online and advertised to the public through June and July. Over the course of the survey’s two months online, 597 respondents (including public meeting attendees) completed the English version of the survey and 17 respondents completed the Spanish version. Complete results from the community outreach survey are included in Appendix B.
Stanislaus County
Parks & Recreation Master Plan
2018
Submitted to:
Jami Aggers, Director
Merry Mayhew, Assistant Director
Stanislaus County Environmental Resources
3800 Cornucopia Way, Suite C
Modesto, CA 95358
(209) 525-6750
Submitted by:
O’Dell Engineering
1165 Scenic Drive, Suite A
Modesto, CA 95350
(209) 571-1765
Stanislaus County Parks Master Plan
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5. Representative Projects
O’Dell Engineering Project Experience
O’Dell Engineering provided professional services for the City of Hollister Park Facilities Master Plan. The Master Plan update celebrates the small “Hometown, California” environment of the City, while recommending best practices and specific projects to bring City parks and recreation facilities up to cutting edge recreation standards.
Preparation of the Master Plan included community outreach, analysis of recreation programming, capital improvement plan preparation, financial plan preparation, review of City of Hollister development standards and construction details, and a sitespecific Master Plan for the City’s 50-acre former wastewater spray field, to be named Brigantino Park. Consistent with current trends in parks and recreation development, aquatic facilities and dog parks were identified by the City and the public as high priority improvements. O’Dell recommended park design best practices geared toward supporting maintenance and long-term management of park sites.
The conceptual master plan for Brigantino Park was envisioned as an opportunity to provide residents and visitors with active and passive recreation opportunities comparable to any in the San Francisco greater metropolitan area. The park design includes a destination dog park, nature trails, an outdoor amphitheater for special events, and a glider field to support local glider enthusiast groups. The site’s proximity to the San Benito River and future River Parkway development plans further link it to regional recreation infrastructure.
Chapter 2: Context
21 Hollister Park Facility Master Plan
City of Hollister Income Data by Census Tract
Census Tract Per Capita Income Median Income Unemployment Persons per Household
Tract 3 $18,593 $54,816 10.6% 4.08
Tract 4 $19,331 $52,708 10% 3.58
Tract 5.01 $30,721 $91,007 7.3% 3.47
Tract 5.02 $22,067 $77,628 15.2% 3.94
Tract 6 $29,533 $95,167 5.1% 3.25
Tract 7.01 $14,985 $56,844 12.5% 4.55
Tract 7.02 $31,418 $70,757 11.1% 2.98
Table 2.7: Hollister Income Data by Census Tract, American Community Survey 2015 Estimates The data indicating larger households and potentially more working adults per household encourages consideration of not only working adults’ ability to participate in recreational programs and outdoor activities, but also their ability to support the children within those households in their recreational pursuits. Adults are less likely to allow children to walk distances to attend events than they may have been in the past. Further, more working adults (and a high number of regional commuters) per household likely means less persons to transport children from school to after-school activities or early evening recreational programs. It is therefore important to consider the options for after-school recreational programs proximate to schools so that no transportation is required. It is also important to consider the level to which public parks are perceived as safe places for either unattended children in the early evening or families Presidio of Monterey
using the parks after the adults’ work day, which may be after dark.
Naval Postgraduate School (Monterey)
Naval Postgraduate School (Monterey)
Presidio of Monterey
Toro Regional Pk
Marina State Beach
Manzanita
Regional Pk
Espinosa Lk
Monterey Bay
Salinas Riv
Pajaro Sloug h
Carmel Riv
Bennett Sl ough
Old Salinas Riv
Pacific Ocean
Elkhorn
Slough
Union Pacific RR
3 5.01
5.02 7.01
8.01 7.02
4 1
2 8.02
6 SANTA CRUZ 087
SANBENITO 069
SAN BENITO 069
MONTEREY 053
SANTA CRUZ 087
MONTEREY 053
SAN BENITO 069
SANTA CLARA 085
SANTA CLARA 085
SANTA CRUZ 08 7
Pajaro
Dunes
55048
Boronda 07578
La Selva Beach 40508
Aptos Hills-Larkin
Valley 02382 Amesti
Freedom 25576
01651 Interlaken 36613
Spreckels 73612
Moss Landing 49488
Aptos 02378
Corralitos 16434
Day Valley 18153
Carmel Valley Village 11324
Prunedale 58870
Castroville 11978
Chualar 13364
Elkhorn 22034
Las
Lomas
40592
Rio del Mar 60928
Pajaro
55044
Tres Pinos 80364
Ridgemark 60706
Aromas 02812
Watsonville 83668
Marina 45778
Gonzales 30392
Salinas 64224
Sand City
65112
Del Rey Oaks 18688
Monterey 48872
Gilroy 29504
Seaside 70742
Hollister 34120
San Juan Bautista 68014
Tevis Trl
C ateau Dr
Riverside Rd
Y Rd
The A al meda
Dunne St
Best Rd
Grandview
Bolsa Rd
Carr Ave
Dooling Rd
Coel Rd
Frazier Lake Rd
Carpenter
Dr
Pacheco Pass Hwy
Grant Rd
1st St
Annabelle
Ln
Cole
Rd
Y Rd
Southside Rd
Cienega Rd
Limekiln Rd
Bixby Rd
Daffodil Dr
Sun down Ln
Thomas Rd
Santa Anita Rd
Hudner Ln
Ty Dr
Old Stage Rd
Johnson Creek
Thomas Rd
Prescott Rd
Freitas Rd
Brook h olow Ln
Harlan
Mountain Rd
Briggs R d
School Rd
Harbern Way
Maranatha Dr
Prater Way
Cannon Rd
West St
McConnell Rd
Hwy 25
Rosa Morada Rd
McCloskey Rd SheltonDr
Cienzga
Exn
Los Viboras
Rd
McCloskey
Rd
Grass Valey Rd
Duncan Rd
Forest
Rd
Aromitas Rd
Union Rd
Stanley Ranch
Merrill
Rd
San Juan
Hwy
Thomas Rd
Frye Ln
Cole R d
K T Rd
Pacheco Pass Hwy
Thompson Creek
Glori
Flynn Rd
Anzar Rd
Payne Rd
Hillside Rd Olympia Ave
Lovers Ln
el Camino Real
Thompson Creek
Brown Rd
Access Rd
Nothing Rd
Flint Rd
Quarry Rd
Lone Tree Rd
Quinn
Canyon Rd
San Juan Hollister Rd
Morada Ln
Rocks Rd
Ricardo Dr
Panoche Rd
Breen Rd
Sa n Juan Hwy
Chittenden Rd
John Smit h R d
Magladry Rd
Foxhill
Cir
Murphy Rd
San Felipe Rd
Aquistapace Rd
Mansfield Rd
Las
Viboras
Blossom Ln
Anzar Rd
Harlin Creek
Spring Grove Rd
Duffin Dr
Mission Vineyard Rd
Cagney
Rd
Seco Dr
Arroyo
Ashfo rd
Cir
Old Air line Hwy
Airway Dr
CoRd G1
San Juan
Hwy
Lake Rd
Anderson Rd
Union Hts
Old Ranch Rd
Fallon Rd
San Justo Rd
Betabel Rd
Church il Rd
Bert Dr
Isabel
Ln
Scagliotti Rd
McMahon
Rd
Jarvis
Ln
Salinas Rd
Indian Canyon Rd
Salinas Hwy
Cannon Rd
Cannon
Rd
Orchard Rd
Comstock Rd
Stone Canyon
Willow Creek
Co Rd G1
Windmill Dr
Cannon Rd
el Camino Real
Westside
Rd
Seely Ave
Cowden
Rd
Kane
Dr
Foothil Rd
Lucy Brown Ln
McP hail Grade
San Justo Rd
Mitchel Rd
Shore Rd
Diablo H ils Rd
Qu inn Canyon Rd
Pan Tempo
Way
Aubrey Ln
Nash R d
North St
Union
Rd
Hospital
Rd
Hillcrest Rd
Santa Ana Rd
Quien Sabe Rd
Hillcrest Rd
San Juan Canyon Rd
San Benito St
Line St
Union Rd
Airline Hwy
Union Rd
Airline Hwy
San Felpi e Rd
Buena Vista Rd
Sunnyslope Rd
Fairview Rd
San Juan Rd
Cienega Rd
Southside Rd
Wright Rd
Santa Ana Valley Rd
Carpenter ai Rd
South St
Union Rd
Fairview Rd
1 1
1 1
156
156
156
156
156
156
25 1
1 1
1 156
156
25 129
156
156
68 183
129
156
152
129
129
25 156
1 156
25 156
156
218
25 68
1 68
152
152
152
1 152
156
1 152
25 25
152
101
101
101
101
LEGEND
SYMBOL DESCRIPTION SYMBOL LABEL STYLE
Federal American Indian
Reservation L'ANSE RES 1880
Off-Reservation Trust Land,
Hawaiian Home Land T1880
Oklahoma Tribal Statistical Area,
Alaska Native Village Statistical Area,
Tribal Designated Statistical Area KAW OTSA 5340
State American Indian
Reservation Tama Res 4125
State Designated Tribal
Statistical Area Lumbee STSA 9815
Alaska Native Regional
Corporation NANA ANRC 52120
State (or statistically
equivalent entity) NEW YORK 36
County (or statistically
equivalent entity) ERIE 029
Minor Civil Division
(MCD)1,2 Bristol town 07485
Consolidated City MILFORD 47500
Incorporated Place 1,3 Davis 18100
Census Designated Place
(CDP) 3 Incline Village 35100
Census Tract 33.07
DESCRIPTION SYMBOL
DESCRIPTION SYMBOL
Interstate 3
U.S. Highway 2
State Highway 4
Other Road Marsh Ln
4WD Trail, Stairway,
Alley, Walkway, or Ferry
Raiload Southern RR
Pipeline or
Power Line
Ridge or Fence
Property Line
Nonvisible Boundary
or Feature Not
Elsewhere Classified
Water Body Pleasant Lake
Swamp or Marsh
Glacier
Okefenokee Swamp
Military
Bering Glacier
Fort Belvoir
National or State Park,
Forest, or Recreation Area
Inset Area
Yosemite NP
A
Outside Subject Area
Where state, county, and/or MCD boundaries coincide, the map shows the boundary symbol for only the highest-ranking of these boundaries. 1 A ' ° ' following an MCD name denotes a false MCD. A ' ° ' following a place name indicates that a false MCD exists with the same name and FIPS code as the place; the false MCD label is not shown.
2 MCD boundaries are shown in the following states in which MCDs have functioning governments: Connecticut, Maine, Massachusetts, Michigan, Minnesota, New Hampshire, New Jersey, New York, Pennsylvania, Rhode Island, Vermont, and Wisconsin.
3 Place label color correlates to the place fill color.
36.993597N
121.903381W
37.006182N
121.246266W
36.468121N
121.88549W
All legal boundaries and names are as of January 1, 2010. The boundaries shown on this map are for Census Bureau statistical data collection and tabulation purposes only; their depiction and designation for statistical purposes does not constitute a determination of jurisdictional authority or rights of ownership or entitlement.
U.S. DEPARTMENT OF COMMERCE Economics and Statistics Administration U.S. Census Bureau Geographic Vintage: 2010 Census (reference date: January 1, 2010) Data Source: U.S. Census Bureau's MAF/TIGER database (TAB10ST06) Map Created by Geography Division: December 08, 2010
Projection: Albers Equal Area Conic
Datum: NAD 83
Spheroid: GRS 80
1st Standard Parallel: 34 06 27
2nd Standard Parallel: 40 25 20
Central Meridian: -119 18 20
Latitude of Projection's Origin: 32 31 43
False Easting: 0
False Northing: 0
0 2010 CENSUS - CENSUS TRACT REFERENCE MAP: San Benito County, CA Figure 2.1: US Census Tracts, San Benito County (Image by United States Census Bureau, www2.census.gov) Chapter 1: Introduction
5 Hollister Park Facility Master Plan
Community Parks
Water Reclamation
Recreational Facility
» 49.72 Acres
Pocket Parks
Apricot Park
» 2.04 Acres
Jerry Gabe Memorial Park
» 1.9 Acres
John Z. Hernandez Memorial
Park
» 0.21 Acres
Las Brisas Park
» 1.0 Acres
McCarthy Park
» 1.5 Acres
Mirabella Park
» 0.36 Acres
Nora Drive Park
» 0.12 Acres
Tony Aguirre Memorial Park
» 1.0 Acres
Total = 49.72 acres
Total = 8.13 acres
Neighborhood/School Parks
(School District Property)
Calaveras School Park
» 5.0 Acres
Cerra Vista School Park
» 7.0 Acres
Ladd Lane School Park
» 4.33 Acres
Marguerite Maze Sports
Complex
» 11.0 Acres
Rancho San Justo Sports
Complex
» 9.16 Acres
R. O. Hardin School Park
» 6.26 Acres
San Benito HS Tennis Courts
» 0.75 Acres
Total = 43.5 acres
Neighborhood Parks
Allendale Park
» 6.25 Acres
Dunne Park
» 4.75 Acres
Frank Klauer Memorial Park
» 4.75 Acres
Santa Ana Park
» 3.0 Acres
Valley View Park
» 2.65 Acres
Vista Park Hill
» 5.0 Acres
Total = 26.4 acres
County Parks
(Leased Acreage)
Hollister Skate Park (within
Veterans Memorial Park)
» 1.34 Acres Leased
Hollister Softball Fields (within
Veterans Memorial Park)
» 2.25 Acres Leased
Total = 3.59 acres
City Parks
Joint Use Parks
Park Facility Master Plan
THE CITY OF HOLLISTER, CALIFORNIA
April 2018
Submitted to:
Bryan T. Swanson
City of Hollister
375 Fifth Street
Hollister, CA 95023
(831) 636-4340
Submitted by:
O’Dell Engineering
1165 Scenic Drive, Suite A
Modesto, CA 95350
(209) 571-1765
City of Hollister Park Facilities Master Plan
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5. Representative Projects
O’Dell provided master planning services for the City of Ceres Parks Master Plan. It was completed in March of 2016 following a year of public outreach, visual inventories of the City’s existing parks and open space assets, and research into national and local benchmark standards for park development. The Parks Master Plan contains a full inventory of existing City parks and recreation facilities space, as well as prioritized recommendations for the City to complete infrastructure and programmatic improvements to its existing parks and open space property.
Public outreach was a vital component and included meetings at recreational class times, online surveys, general public meetings during the day and in the evenings, commission meetings, and social media postings. Through this effort, a unique satisfaction vs. needs assessment was completed. This assessment directed what capital improvement projects were most valuable to the community.
Two of the recommended projects were awarded grant funding and have been completed or partially completed following adoption of the Master Plan. In addition to recommending construction of a socially inclusive play space and community gathering place at Neel Park, one of the recommendations in the Parks Master Plan was for the full build-out of River Bluff Regional Park. O’Dell Engineering provided conceptual master planning and grant application prep services for the restoration of wetlands and recreational trails along the lower bluff of River Bluff Park. The updated Master Plan was used in a submittal for a California River Parkways Grant and was awarded $489,000.
City of Ceres Parks Master Plan
037
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5. Representative Projects
O’Dell Engineering Project Experience
Management Partners (now a part of Baker Tilly) supported the City of Tracy with their Parks and Recreation Department Strategic Plan. The plan was developed with internal and external stakeholder outreach, as well as the creation of an environmental scan.
This Strategic Plan presents the mission, vision, and organizational values that will be used to guide future decision-making for the City of Tracy Parks and Recreation Department. It also contains a set of goals and strategies to be implemented during the next three to five years to fulfill the mission of the department and work towards achieving its vision. This plan is a living document that the department will review annually.
The Parks and Recreation Department initiated this strategic planning effort to articulate a vision and mission for the newly created department. As a result of the strategic planning process, several opportunities for improvement were identified to better serve the community and to strengthen department effectiveness.
A wide range of interested stakeholders were invited to participate in the development of this strategic plan. The process involved internal and external stakeholder outreach (including employee and stakeholder interviews), focus
groups, and a staff survey. An environmental scan was
prepared to inform the strategic planning process. It includes data on demographic trends, service demand drivers, resource availability, and community and City Council priorities.
Organizational Values Page 6
Parks and Recreation Department Strategic Plan
September 2018
Organizational Values
Organizational values provide the basis for
how an organization and its members will
work to achieve the mission and vision.
They describe what we stand for.
Innovation
We reach new audiences by forming partnerships that expand capacity and stimulate possibilities. We are forward-thinking and strive to set the bar in terms of service and program offerings. We encourage creative thinking and remain flexible and adaptive to the needs of our community.
Customer Service
We hold ourselves accountable to the highest performance standards and continually look for ways to improve programs and services in Tracy. For us, quality service means having fun and bringing joy to the lives of Tracy residents every day.
Integrity
We are honest, committed, and transparent in our interactions with community members and fellow staff. We believe in doing the right thing and following through on promises made. We treat people with respect and dignity. We are responsible stewards of public funds and committed advocates for the community.
Teamwork
We, as a team, collaborate, share ideas, and work across division lines to enhance the delivery of programs and services offered. We learn from each other and contribute innovative ideas or identify opportunities for improvement. We believe in working together to solve problems and deliver quality services and programs.
Respect
We are a professional, patient, and responsive purveyor of a wide range of programs and services for all age groups and ability levels. We are attentive listeners and patient with one another, providing responsive and professional interactions. We honor Tracy’s diversity and value all individuals for their different approaches, ideas and backgrounds.
Tracy Parks and Recreation
Department
Strategic Plan
Includes
Mission
Vision
Values
Goals
Strategies
September
2018
City of Tracy Parks and Recreation Department Strategic Plan 038
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5. Representative Projects
Management Partners (now a part of Baker Tilly) supported the City of Alameda with a Strategic Plan for their Public Works Department. The plan was developed to address many transitions including retirements, challenges, and new initiatives. The plan includes a Director’s letter, a public infrastructure inventory, infrastructure condition and long term plans, transportation analysis, park projects, SWOT analysis, and future planning.
The Strategic Plan included 10 initiatives to be completed in the following five years. They began with building the organization’s internal capacity, both in people and systems. Then the department tackled threats to funding for facility maintenance, stormwater infrastructure, and maintenance of the newly constructed public infrastructure at Alameda Point. Finally, the department focused on using data to improve performance.
City of Alameda Strategic Plan for Public Works
039
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5. Representative Projects
Additional Project Experience
Parks and Recreation Master Planning
Non-Motorized Transportation Master Plan: Lathrop, CA
Urban Greening Master Plan: Stanislaus County, CA
Dog Park Master Plan: Clovis, CA
Other Related Projects:
• North Highlands
Park District Park
Master Plan: North
Highlands, CA
• Downtown Master
Plan: Modesto, CA
• EmPOWERment
Park Master Plan:
Sacramento, CA
• Trail Master Plan:
Los Banos, CA
• Miracle League
Inclusive Facility
Master Plan:
Redwood City, CA
• Columbia Park
Master Plan & Public
Outreach: Turlock, CA
• Park Master Planning:
Livermore, CA
• Neel Park Master
Plan: Ceres, CA
Downtown Master Plan: Ceres, CA
040
This page intentionally left blank.
041
39 of 47
6. COST PROPOSAL
Cost Proposal
Phase 1 Project Initiation: .........................................................................$ 3,690 Phase 2 Research & Data Collection: .................................................... $13,940 Phase 3 Community Outreach and City Engagement: .....................$16,860 Phase 4 Recreation Planning: ................................................................ $10,490 Phase 5 Master Plan Preparation: ..........................................................$ 32,915 Phase 6 Plan Adoption: .............................................................................$ 11,120 Reimburables and Subconsultants.................................................$11,000 Total Cost Phases 1—6: ...........................................................................$100,015 Optional Phase 8 Recreation Division Strategic Plan: ................... $ 39,050 Total Cost including RDS...............................................................$139,785 Removed:
Optional Phase 7 Aquatics Assessment: ................................................ $9,710 042
40 of 47
6. Cost Proposal
Position Classification: Regular Hourly Rate:
Principal $280
Senior Civil Engineer $215
Senior Engineer 2 $200
Senior Engineer 1 $185
Engineer 2 $180
Engineer 1 $170
Assistant Engineer 2 $145
Assistant Engineer 1 $130
Senior Landscape Architect 2 $200
Senior Landscape Architect 1 $180
Landscape Architect 2 $170
Landscape Architect 1 $160
Landscape Designer 3 $155
Landscape Designer 2 $145
Landscape Designer 1 $135
Planner $175
Assistant Planner $140
Dry Utility Project Manager 2 $170
Dry Utility Project Manager 1 $150
Utility Engineer $135
CADD Operator 2 $115
CADD Operator 1 $95
Survey Manager $205
Senior Land Surveyor $195
Senior Surveyor 2 $190
Senior Surveyor 1 $170
Surveyor 2 $150
Surveyor 1 $140
Assistant Surveyor 2 $130
Assistant Surveyor 1 $115
Survey Crew 2-man/1-man $320/$180
Survey Crew 2-man/1-man (prevailing wage) $396/$225
Administrative $96
O’Dell Hourly Rates by Position
Cost of services and expenses charged to O’Dell Outside Services & Reproduction Engineering by outside consultants, commercial
printers, and professional or technical firms engaged
in connection with the project.
Mileage, per diem, and subsistence are not normally
charged to the client unless specific prior authorization is negotiated between client and consultant.
Travel & Per Diem Costs
O’Dell Engineering Fee Schedule
Actual Cost Plus 10%
Actual Cost Plus 10%
Note: Rates Subject to 5% Yearly Escalation.
043
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6. Cost Proposal
Position Classification: Regular Hourly Rate:
Principal $235
Project Architect/Engineer $215
Project Manager $195
Designer $155
Administrative $100
ADG Hourly Rates by Position
Aquatic Design Group Fee Schedule
Position Classification: Regular Hourly Rate:
Managing Director $240
Special Advisor $210
Senior Manager $190
Senior Management Analyst $140
Baker Tilly Hourly Rates by Position
Baker Tilly Fee Schedule
044
AGENDA ITEM G
DATE: 12-07-2022
City of Scotts Valley
CITY COUNCIL STAFF REPORT
DATE: December 7, 2022
TO: Honorable Mayor and City Council
FROM: Chris Lamm, Public Works Director/City Engineer
APPROVED: Mali LaGoe, City Manager
SUBJECT: SKYPARK PLAY STRUCTURE PURCHASE AND
INSTALLATION
SUMMARY OF ISSUE
Background:
On June 4, 2018, California voters approved Proposition 68, the “Parks and Water Bond Act of 2018” (Senate Bill 5). A number of grant programs for drought, water, parks, climate, coastal protection, and outdoor access are supported with Proposition 68 bond proceeds. One is the “Per Capita Program”, which provides $185 million to cities and counties statewide for local park rehabilitation, creation and improvements on a per capita basis. Under this program, grant recipients are encouraged to utilize awards to rehabilitate existing infrastructure and to address deficiencies in neighborhoods lacking access to the outdoors.
On September 18, 2019, the City Council adopted a Resolution authorizing the City to apply for the Per Capita Program grant, which would bring approximately $200,000 in State funds to Scotts Valley for park improvements. A local match of 20%, approximately $40,000, is required.
On December 18, 2019, the City Council discussed the replacement of the Skypark Playground Structure (Ages 2-5) as the proposed project to submit for grant funds.
Consideration in particular was given to the need for inclusive play elements and ADA accessibility, play structure shade, and a water bottle filling station. The water bottle filling station was installed by maintenance staff in 2021 replacing a non-function drinking fountain adjacent to the playground.
A grant application was submitted in 2021 and the City received notice of award in January, 2022.
Analysis:
Through the course of design with input provided from City Staff and from the Parks Recreation Commission, the City’s selected playground vendor, Miracle Play Systems, 001
AGENDA ITEM G
DATE: 12-07-2022
developed the attached playground design (Attachment 1). The design incorporates all inclusive play features and poured in place rubber surfacing that will provide improved access to and around the various play features. Additionally, a shade study was conducted with strategic placement of canopies, slides, and other “touch” surfaces to be protected from becoming too hot from direct sunlight.
To complete the project, staff is recommending that the City utilize a cooperative purchasing agreement through Sourcewell, in order to receive a discount (22%) on the purchase, and enter into the City’s short form construction agreement for the installation of the equipment by Miracle Play Systems in accordance with the plans approved by the City. The total project budget is as follows:
Project Budget
Design, Bid Support, Construction Support, and
Grant Management (QK Consulting Services) $ 36,658.00
Purchase and Installation (Miracle Play Systems) $ 252,186.37 Contingency (10% of purchase and installation) $ 25,000.00 Total $ 313,844.37
Upon execution of the agreement with Miracle Play Systems, a material order will be placed. Current estimates from the manufacturer are that it will take between 6-9 months for the equipment to arrive for install. Once ready for construction, demolition of the existing play structure and installation of the new play structure is anticipated to take 30 days.
FISCAL IMPACT
In January of 2022, the City received final confirmation of the Prop 68 award in the amount of $177,952.
Currently, in the 5-year CIP, the Skypark Play Structure project (CIP #37) is budgeted at $260,000 in total with $82,048 in General CIP (General Fund) in addition to the Prop 68 Funds.
The project is eligible for use of Parks Development Impact Fees (DIF). As such, it is recommended to replace the currently programmed General CIP funds, $82,048, with Parks DIF Funds, and to utilize Parks DIF Funds for the additional project needs $53,884.37, totaling $135,932.37. There are sufficient funds in the Parks DIF Fund balance to support this use.
STAFF RECOMMENDATION
It is recommended that the City Council;
1. Appropriate $135,932.37 of Parks Development Impact Fees to the Skypark Play Structure Project (CIP #37) and return $82,048 to General CIP reserves, and 002
AGENDA ITEM G
DATE: 12-07-2022
2. Authorize the City Manager to enter into an agreement in a form acceptable to the City Attorney with Miracle Play Systems in an amount up to $252,186.37, plus 10% contingency ($25,000).
TABLE OF CONTENTS PAGE
Attachment 1 – Skypark Play Structure Design 4
Attachment 2 – Agreement with Miracle Play Systems 10
003
MIRACLE PLAYSYSTEMS. DESIGNING PLAY
Creating Fun Play Environments to Enrich Communities
Skypark
Scotts Valley, CA
Prepared for: City of Scotts Valley
Prepared By
Jean Tyan
Sales Account Manager
Miracle Playsystems Inc
[email protected]
(650) 930-0459
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005
Burgundy
MIRACLE PLAYSYSTEMS. DESIGNING PLAY
Creating Fun Play Environments to Enrich Communities
MIRACLE PLAYSYSTEMS. DESIGNING PLAY
Creating Fun Play Environments to Enrich Communities 12/01/2022 19_1576_Skypark_005
Colors Used In Rendering: *Colors shown in rendering are for illustrative purposes only. Actual color and pattern may vary slightly.
Light
Gray Silver Tropical
Yellow Lime Green Dark Gray
Decks
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MIRACLE PLAYSYSTEMS. DESIGNING PLAY
Creating Fun Play Environments to Enrich Communities
MIRACLE PLAYSYSTEMS. DESIGNING PLAY
Creating Fun Play Environments to Enrich Communities 12/01/2022 19_1576_Skypark_005
*Colors shown in rendering are for illustrative purposes only. Actual color and pattern may vary slightly. 007
MIRACLE PLAYSYSTEMS. DESIGNING PLAY
Creating Fun Play Environments to Enrich Communities
MIRACLE PLAYSYSTEMS. DESIGNING PLAY
Creating Fun Play Environments to Enrich Communities 12/01/2022 19_1576_Skypark_005
*Colors shown in rendering are for illustrative purposes only. Actual color and pattern may vary slightly. 008
MIRACLE PLAYSYSTEMS. DESIGNING PLAY
Creating Fun Play Environments to Enrich Communities
MIRACLE PLAYSYSTEMS. DESIGNING PLAY
Creating Fun Play Environments to Enrich Communities 12/01/2022 19_1576_Skypark_005
*Colors shown in rendering are for illustrative purposes only. Actual color and pattern may vary slightly. 009
PUBLIC WORKS CONTRACT
This Public Works Contract (''Contract") is made by and between the City of Scotts Valley ("City") and Miracle Play Systems, Inc.(“Contractor") for the Skypark Play Structure (“Project”) and is effective on the last date signed below ("Effective Date'').
1. SCOPE OE WORK
Contractor will perform and provide all labor, materials, equipment, supplies, transportation and any other items or work necessary to perform and complete the work required for the Project ("Work") as required in the Scope of Work, attached hereto and incorporated herein as Exhibit A, and in accordance with the terms and conditions of this Contract.
2. TIME FOR COMPLETION
2.1 Term. This Contract begins on the Effective Date and ends on __________ (''Contract Time") unless terminated earlier as provided herein.
Contractor's Work shalI begin on the date shown on a written Notice to Proceed (''NTP") and must be fully completed within the Contract Time or on the date specifically provided in the Notice to Proceed. The City Engineer will not issue a NTP until the Contract is fully executed by both parties and City has received satisfactory proof of insurance and any performance and payment bonds that may be required. The Director of Public Works may authorize the extension of the Contract Time through a written amendment to this Agreement, provided such extension does not include additional contract funds.
2.2 Time is of the essence for Contractor's performance and completion of the Work. Contractor must have sufficient time, resources. and qualified staff to deliver the work on time.
2.3 Liquidated damages of $200.00 will be charged for each day of unexcused delay in performance of the Project or City may deduct the amount from Contractor's payments. Liquidated damages are based on reasonably foreseeable consequence of delay and may include intangible losses which the Parties agree may be difficult to ascertain, such as loss of public confidence in City and its contractors, interference or loss of use of public facilities and extended disruption to the public.
3. COMPENSATION
3.1 Maximum Compensation. City wiII pay Contractor for satisfactory performance of the Work in an amount that will based on actual costs but that will be capped so as not to exceed $252,186.37 ("'Contract Price"), for all of Contractor's direct and indirect costs including, but not limited to, aIl labor, materials, supplies, equipment, taxes, insurance bonds and all overhead costs.
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3.2 Invoices and Payments. Contractor must submit an invoice on the first day of each month, describing the Work performed during the preceding month, itemizing labor, material , equipment and any incidental costs incurred. Contractor will be paid ninety-five percent (95%) of the undisputed amounts billed within thirty (30) days after City receives a properly submitted invoice. Any retained amounts will be included with Contractor's final payment within sixty (60) days of City's acceptance of the Work as complete.
4. INDEPENDENT CONTRACTOR
4.1 Status. Contractor is an independent contractor and not an employee of City. Contractor is solely responsible for the means and methods of performing the Work and for the persons under its employment. Contractor is not entitled to worker's compensation or any other City benefits.
4.2 Contractor's Qualifications. Contractor warrants on behalf of itself and its subcontractors that they have the qualifications and skills to perform the Work in a competent and professional manner and according to the highest standards and best practices in the industry.
4.3 Permits and Licenses. Contractor warrants on behalf of itself and its subcontractors that they are properly licensed, registered, and/or certified to perform the Work as required by law and have procured a City Business License, if required by the Scotts Valley Municipal Code. Contractor shall possess a California Contractor's License in good standing for the following classification(s): ___________which must remain valid for the entire Contract Time.
4.4 Subcontractors. Only Contractor's employees are authorized to work under this Contract. Prior written approval from City is required for any subcontractor and the terms and conditions of this Contract will apply to any approved subcontractor.
4.5 Tools, Materials, and Equipment. Contractor will supply all tools, materials and equipment required to perform the Work under this Contract.
4.6 Payment of Benefits and Taxes. Contractor is solely responsible for the payment of employment taxes incurred under this Agreement and any similar federal or state taxes. Contractor and any of its employees, agents, and subcontractors shall not have any claim under this Agreement or otherwise against City for seniority, vacation time, vacation pay sick leave, personal time off overtime, health insurance, medical care, hospital care, insurance benefits, social security, disability, unemployment, workers compensation or employee benefits of any kind. Contractor shall be solely liable for and obligated to pay directly all applicable taxes, fees, contributions, or charges applicable to Contractor's business including, but not limited to, federal and state income taxes. City shall have no obligation whatsoever to pay or withhold any taxes or benefits on behalf of Contractor. Should any court, arbitrator or administrative authority including, but not limited to, the California Public Employees Retirement 011
System (PERS), the Internal Revenue Service or the State Employment Development Division, determine that Contractor or any of its employees, agents, or subcontractors, is an employee for any purpose then Contractor agrees to a reduction in amounts payable under this Agreement, or to promptly remit to City any payments due by the City as a result of such determination so that the City’s total expenses under this Agreement are not greater than they would have been had the determination not been made.
5. CHANGE ORDERS
Amendments and change orders must be in writing and signed by City and Contractor. Contractor's request for a change order must specify the proposed changes in the Work, Contract Price, and Contract Time. Each request must include all the supporting documentation, including, but not limited to, plans/drawings, detailed cost estimates, and impacts on schedule and completion date.
6. ASSIGNMENTS; SUCCESSORS
Contractor shall not assign, hypothecate or transfer this Contract or any interest therein, directly or indirectly, by operation of law or otherwise without prior written consent of City. Any attempt to do so will be null and void. Any changes related to the financial control or business nature of Contractor as a legal entity is considered an assignment of the Contract and subject to City approval which shall not be unreasonably withheld. Control means fifty percent (50%) or more of the voting power of the business entity. This Contract is binding on Contractor, its heirs, successors, and permitted assigns.
7. PUBLICITY/SIGNS
Any publicity generated by Contractor for the Project during the Contract Time, and for one (1) year thereafter must credit City contributions to the Project. The words '"City of Scotts Valley" must be displayed in all pieces of publicity, flyers, press releases, posters, brochures, interviews, public service announcements and newspaper articles.
No signs may be posted or displayed on or about City property, except signage required by law or this Contract, without prior written approval from the City.
8. SUBCONTRACTORS
8.1 Contractor must perform all the Work with its own forces except that Contractor may hire qualified subcontractors to perform up to __% of the Work provided that each subcontractor is required by contract to be bound by the provisions of this Contract. Contractor must provide City with written proof of compliance with this provision upon request.
8.2 City may reject any subcontractor of any tier and bar a subcontractor from performing Work on the Project if City in its sole discretion determines that subcontractor's Work falls short of the requirements of this Contract or constitutes 012
grounds for rejection under the California Public Contract Code. If City rejects a subcontractor, Contractor, at its own expense, must perform the subcontractor's Work or hire a new subcontractor that is acceptable to City. A Notice of Completion must be recorded within fifteen (15) days after City accepts the Work if the Contract involves work by subcontractors.
9. RECORD AND DAILY REPORTS
9.1 Contractor must maintain daily reports of the Work and submit them to City upon request and at completion of Project. The reports must describe the Work and specific tasks performed, the number of workers the hours, the equipment, the weather condition, and any circumstances affecting performance. City will retain ownership of the reports but Contractor will be permitted to retain copies.
9.2 If applicable, Contractor must keep a separate set of as-built drawings showing changes and updates to the Scope of Work or the original drawings as changes occur. Actual locations to scale must be identified for all major components of the Work, including mechanical, electrical and plumbing work; HVAC systems· utilities and utility connections; and any other components City determines should be included in the final drawings of the Project. Deviations from the original drawings must be shown in detail, and the location of all main lines, piping, conduit, ductwork, and drain lines must be shown by dimension and elevation.
9.3 Contractor must maintain complete and accurate accounting records of its Work in accordance with generally accepted accounting principles, which must be available for City review and audit, kept separate from other records, and maintained for four (4) years from the date of City's final payment.
10. INDEMNIFICATION
10.1 To the fullest extent allowed by law, and except for losses caused by the sole and active negligence or willful misconduct of City personnel, Contractor shall indemnify, defend, and hold harmless City, its City Council, boards and commissions, officers, officials, employees, agents, servants, volunteers, contractors and consultants (“lndemnitees”), through legal counsel acceptable to City, from and against any and all liability, damages, claims, stop notices, actions, causes of action, demands, charges, losses and expenses (including attorney fees, legal costs, and expenses related to litigation and dispute resolution proceedings), of every nature arising directly or indirectly from this Contract or in any manner relating to any of the following:
(a) Breach of contract obligations, representations or warranties; (b) Performance or nonperformance of the Work or of any obligations under the Contra t by Contractor, its employees, agents, servants subcontractors or subcontractors;
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(c) Payment or nonpayment by Contractor or its subcontractors or subsubcontractors for Work performed on or off the Project Site; and (d) Personal injury, property damage or economic loss resulting from the work or perfo1mance of Contractor or its subcontractor or subsubcontractors.
10.2 Contractor must pay the costs City incurs in enforcing this provision.
Contractor must accept a tender of defense upon receiving notice from City of a thirdparty claim, in accordance with California Public Contract Code Section 9201. At City's request, Contractor will assist City in the defense of a claim, dispute or lawsuit arising out of this Contract.
10.3 Contractor's duties under this entire Section 10 are not limited to Contract Price, Workers' Compensation, or other employee benefits or the insurance and bond coverage required in this Contract. Nothing in the Contract shall be construed to give rise to any implied right of indemnity in favor of Contractor against City or any other Indemnitee.
10.4 Contractor's payment may be deducted or offset to cover any money the City lost due to a claim or counterclaim arising out of this Contract, a purchase order or other transaction.
10.5 Contractor agrees to obtain executed indemnity agreements with provisions identical to those set forth here in this Section 10 from each and every subcontractor, or any other person or entity involved by, for, with, or on behalf of Contractor in the performance of this Agreement. Failure of City to monitor compliance with these requirements imposes no additional obligations on City and will in no way act as a waiver of any rights hereunder.
10.6 This Section 10 shall survive termination of the Contract.
11. INSURANCE
Contractor shall comply with the Insurance Requirements attached and incorporated here as Exhibit B. Contractor must provide satisfactory proof of insurance and maintain it for the Contract Time or longer as required by City. City will not execute the Contract until City has approved receipt of satisfactory certificates of insurance and endorsements evidencing the type amount, class of operations covered, and the effective and expiration dates of coverage. Failure to comply with this provision may result in City, at its sole discretion and without notice, purchasing insurance at Contractor's expense, deducting the costs from Contractor’s compensation, or terminating the Contract.
12. COMPLIANCE WITH LAWS
12.1 General Laws. Contractor shall comply with all laws and regulations applicable to this Contract. Contractor will promptly notify City of changes in the law or 014
other conditions that may affect the Project or Contractor's ability to perform. Contractor is responsible for verifying the employment status of employees performing the Work, as required by the Immigration Reform and Control Act.
12.2 Labor Laws.
(a) The following provisions apply to contracts of $1000 or more:
(i) In General. For purposes of California labor law, this is a public works contract subject to the provisions of Part 7 of Division 2 of the California Labor Code (Sections 1720 et seq.). In accordance with Labor Code Section 1771, Contractor and all subcontractors shall pay not less than current prevailing wage rates as determined by the California Department of Industrial Relations ("DlR'') to all workers employed on this project. In accordance with Labor Code Section 1815, Contractor and all subcontractors shall pay all workers employed on this project 1 ½ the basic rate of pay for work performed in excess of specified hour limitations. The work performed pursuant to this Contract is subject to compliance monitoring and enforcement by the Department of Industrial Relations.
(ii) Registration. Contractor and all subcontractors shall not engage in the performance of any work under this Contract unless currently registered and qualified to perform public work pursuant to section 1725.5 of the California Labor Code. Contractor represents and warrants that it is registered and qualified to perform public work pursuant to section 1725.5 of the Labor Code and will provide its DIR registration number, along with the registration numbers of any subcontractors as required, to the City.
(iii) Posting. Contractor shall post at the job site the determination of the DIR director of the prevailing rate of per diem wages together with all job notice that are required by regulations of the DIR. (iv) Reporting. Contractor and any subcontractors shall keep accurate payroll records in accordance with Section 1776 of the Labor Code and shall furnish the payroll records directly to the Labor Commissioner in accordance with the law.
(v) Report on Prevailing Rate of Wages. The City has obtained the general prevailing rate of per diem wages in the vicinity of the project for each type of worker needed, a copy of which is on file at the City of Cupertino City Hall and shall be made available to any interested party upon request.
(vi) Employment of Apprentices. Contractor's attention is directed to the provisions in Sections 1777.5 and 1777.6 of the Labor 015
Code concerning the employment of apprentices by the Contractor or any subcontractor. It shall be the responsibility of the Contractor to effectuate compliance on the part of itself and any subcontractors with the requirements of said sections in the employment of apprentices.
Information relative to apprenticeship standards, wage schedules. and other requirements may be obtained from the Director of Industrial Relations, ex-officio the Administrator of Apprenticeship, San Francisco, California or from the Division of Apprenticeship Standards and its branch offices.
(vii) Penalties. Contractor s attention is directed to provisions in Labor Code Sections 1775 and 1813. In accordance with Labor Code Section 1775, Contractor and subcontractors may be subject to penalties for Contractor's and subcontractors failure to pay prevailing wage rates. In accordance with Labor Code Section 1813, Contractor or subcontractors may be subject to penalties for Contractor's or subcontractors' failure to pay overtime pay rates for hours worked by workers employed on this project in excess specified hour limitations.
(b) Contractor must compensate workers who are paid less than prevailing wages or required to work more than a legal day's work. Contractor will also be required to pay City a penalty of $200.00 per worker for each day of violation.
(c) As required by Labor Code Section 1861, by signing this Contract Contractor certifies as follows: "I am aware of the provisions of Section 3700 of the Labor Code which require every employer to be insured against liability for workers' compensation or to undertake self-insurance in accordance with the provisions of that code, and I will comply with such provisions before commencing the work of this contract."
12.3 Discrimination Laws. Contractor shall not discriminate on the basis of race, religious creed. color, ancestry, national origin, ethnicity, handicap, disability, marital status, pregnancy, age, sex, gender, sexual orientation, gender identity, Acquired-Immune Deficiency Syndrome (AIDS), or any other protected classification.
Contractor shall comply with all anti-discrimination laws, including Government Code Sections 12900 and 11135, and Labor Code Sections 1735, 1777, and 3077.5.
Contractor agrees to provide records and documentation to the City on request necessary to monitor compliance with this provision.
12.4 Conflicts of Interest. Contractor, its employees, subcontractors, servants and agents, may not have, maintain or acquire a conflict of interest in relation to this Contract in violation of law, including Government Code section 1090 and Government Code section 81000 and their accompanying regulations. No officer, official, employee, consultant or other agent of the City (“City Representative") may have, maintain, or 016
acquire a “financial interest" in the Contractor as that term is defined by state law, or in violation of a City ordinance or policy while serving as a City Representative or for one year thereafter. Contractor, its employees, subcontractors, servants, and agents warrant they are not employees of City nor do they have any relationship with City officials officers, or employees that creates a conflict of interest. Contractor may be required to file a conflict of interest form if it makes certain governmental decisions or serves in a staff capacity, as defined in Section 18700 of Title 2 of the California Code of Regulations. Contractor agrees to abide by City rules governing gifts to public officials and employees.
12.5 Remedies. Any violation of Section 12 constitutes a material breach and may result in City suspending payments, requiring reimbursement, or terminating the Contract. City reserves all rights and remedies under the law and this Contract, including seeking indemnification.
13. BONDS
For contracts of $25,000 or more, Contractor must obtain a payment bond and a performance bond, each in the penal sum of 100% of the Contract Price, using the Bond Forms attached and incorporated here as Exhibit C. Each bond must be issued by a surety admitted in California, with a financial rating from A.M. Best Company of Class A- or higher, or as othe1wise acceptable to City. If an issuing surety cancels a bond or becomes insolvent, Contractor must provide a substitute bond from a surety acceptable to City within seven (7) calendar days after written notice from City. If Contractor fails to do so, City may, in its sole discretion and without prior notice, purchase bonds at Contractor's expense, deduct the cost from payments due Contractor or terminate the Contract. City will not execute the Contract nor issue the NTP until the required bonds are submitted.
14. UTILITIES, TRENCHING, AND EXCAVATION
14.1 Contractor must call the Underground Service Alert (' USA") 811 hotIine and request marking of utility locations before digging or commencing Work. For underground service alerts for street lighting and traffic signal conduits, City's Service Center must be called at (408) 777-3269. Government Code Section 4215 requires Contractor to notify City and Utility in writing if it discovers utilities or utility facilities not identified in the Contract.
14.2 Pursuant to Government Code Section 7104, Contractor must stop work and notify City in writing, and wait for instructions if one of the conditions below is found at the worksite. City will work with Contractor to amend the Contract or issue a change order if the discovered condition materially changes the Work/Performance, Contract Time or Contract Price.
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(a) Material believed to be hazardous waste under Health and Safety Code Section 25117, and which requires removal to a Class 1, Class II, or Class III disposal site pursuant to law;
(b) Subsurface or latent physical conditions at the Project worksite differing from those indicated by information about the worksite made available to Contractor; and
(c) Unknown physical conditions at the Project worksite of any unusual nature, materially different from those ordinarily encountered and from those generally recognized as inherent in the character of the Work.
14.3 For contracts $25,000 or higher that require excavation or involve trenching 5 feet or more in depth, Contractor must submit a detailed plan for City approval, per Labor Code Section 6705 prior to commencing work. The plan must show the design of shoring, bracing, sloping, and other provisions for worker protection from caving ground and other hazards. The protective system must comply with all Construction Safety Orders. If the plan varies from shoring system standards, it must be prepared by a registered civil or structural engineer.
15. URBAN RUNOFF MANAGEMENT
15.1 All Work must fully comply with federal, state, and local laws and regulations concerning storm water management. Contractor must avoid creating excess dust when breaking asphalt or concrete and during excavation and grading. If water is used for dust control, Contractor will use only the amount of water necessary to dampen the dust. Contractor will take all steps necessary to keep wash water out of the streets gutters and storm drains. Prior to the start of the Work Contractor will implement erosion and sediment controls to prevent pollution of storm drains and must upgrade and maintain these controls based on weather conditions or as otherwise required by City. These controls must be in place during the entire Contract Time and must be removed at the end of construction and completion of the Work. Such controls must include, but will not be limited to, the following requirements:
(a) Install storm drain inlet protection devices such as sand bag barriers, filter fabric fences, and block and gravel filters at all drain inlets impacted by construction. During the annual rainy season, October 15 through June 15 storm drain inlets impacted by construction work must be filter-protected from onsite de-watering activities and saw-cutting activities, shovel or vacuum saw-cut slurry and remove from the Work site;
(b) Cover exposed piles of soil or construction material with plastic sheeting. Store all construction materials in containers· (c) Sweep and remove all mate1ials from paved surfaces that drain to streets, gutters and storm drains prior to rain and at the end of each work day. 018
When the Work is completed, wash the streets, collect and dispose of the wash water offsite in lawful manner;
(d) After breaking old pavement, remove debris to avoid contact with rainfall/runoff; or
(e) Maintain a clean work area by removing trash, litter, and debris at the end of each workday and when Work is completed. Clean up any leaks, drips, and other spills as they occur.
15.2 These requirements must be used in conjunction with the California Stormwater Quality Association and California Best Management Practices Municipal and Construction Handbooks, local program guidance materials from municipalities and any other applicable documents on stormwater quality controls for construction.
Contractor's failure to comply with this Section will result in the issuance of noncompliance notices citations Work stop orders and regulatory fines.
16. PROJECT COORDINATION
City Project Manager. City assigns _____________ as the City representative for all purposes under this Contract, with authority to require compliance with the Scope of Work. City may substitute Project Managers at any time and without prior notice to Contractor.
Contractor Project Manager. Subject to City approval, Contractor assigns ______________ as its single representative for all purposes under this Contract, with the responsibility to ensure progress with the Work. Contractor's Project Manager is responsible for coordinating and scheduling the Work and must regularly update the City Project Manager about the status and any delays with the Work consistent with the Scope of Work. Any substitutions must be approved in writing by City.
17. ABANDONMENT ANDTERMINATION
17.1 City may abandon or postpone the Project or plans therefor at any time.
Contractor will be compensated for satisfactory Work performed through the date of abandonment and wilI be given reasonable time to close out the Work. With City's preapproval in writing, the time spent in closing out the Work will be compensated up to ten percent (10%) of the total time expended in performing the Work.
17.2 City may terminate the Contract for cause or without cause at any time.
Contractor will be paid for satisfactory Work rendered through the termination date and will be given reasonable time to close out the Work.
17.3 Final payment will not be made until Contractor delivers the Work and provides records documenting the Work, products and deliverables completed. Nothing in the Section below is intended to delay, abridge or bar City's rights under this Section. 019
18. GOVERNING LAW, VENUE AND DISPUTE RESOLUTION
This Contract is governed by the laws of State of California. Venue for any legal action shall be the Superior Court of the County of Santa Cruz, California. The dispute resolution procedures of Public Contract Code Section 20104 et seq., incorporated here by reference, apply to this Contract and Contractor is required to continue the Work pending resolution of any dispute. Prior to filing a lawsuit, Contractor must comply with the claim filing requirements of the California Government Code. If the Parties elect arbitration, the arbitrator's award must be supported by law and substantial evidence and include detailed written findings of law and fact.
19. ATTORNEY FEES
If City initiates legal action, files a complaint or cross-complaint, or pursues arbitration, appeal, or other proceedings to enforce its rights or a judgment in connection with this Contract, the prevailing party will be entitled to reasonable attorney fees and costs.
20. SIGNS/ADVERTlSEMENTS
No signs may be displayed on or about City' property except signage which is required by law or by the Contract, without City's prior written approval as to size design and location and compliance with City laws and regulations.
21. THIRD PARTY BENEFICIARIES
There are no intended third party beneficiaries of this Contract.
22. WAIVER
Neither acceptance of the Work nor payment thereof shall constitute a waiver of any contract provision. City waiver of any breach shall not constitute waiver of another provision or breach.
23. WARRANTY
Contractor warrants that materials and equipment used will be new, of good quality, and free from defective workmanship and materials, and that the Work will be free from material defects not intrinsic in the design or materials. All Work materials and equipment should pass to City free of claims liens or encumbrances. Contractor warrants the Work and materials for one year from the date of City's acceptance of the Work as complete ("Warranty Period''), except when a longer guarantee is provided by a supplier, manufacturer or is required by this Contract. During the Warranty Period, Contractor will repair or replace any Work defects or materials, including damage that arises from Contractor's Warranty Work except any wear and tear or damage resulting from improper use or maintenance.
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24. ENTIRE CONTRACT
This Contract and the attachments, documents and statutes attached referenced or expressly incorporated herein, including authorized amendments or change orders constitute the final and complete contract between City and Contractor with respect to the Work and the Project. No oral contract or implied covenant will be enforceable against City. If there is any inconsistency between any term, clause, or provision of the main Contract and any term, clause, or provision of the attachments or exhibits thereto, the terms of the main Contract shall prevail and be controlling.
25. SEVERABILITY/PARTIALINVALIDITY
lf a court finds any term or provision of this Contract to be illegal, invalid, or unenforceable, the legal portion of said provision and all other contract provisions will remain in full force and effect.
26. SURVIVAL
The contract provisions which by their nature should survive the Contract or Completion of Project including, without limitation, all provisions regarding warranties indemnities. payment obligations insurance and bonds, shall remain in full force and effect after the Work is completed or Contract ends.
27. INSERTED PROVISIONS
Each provision and clause required by law to be inserted in this Contract will be deemed to be included and will be inferred herein. Either party may request an amendment to mistaken insertions or omissions of required provisions.
28. CAPTIONS
The captions, titles, and beadings in this Contract are for convenience only and may not be used in the construction or interpretation of the Contract or for any other purpose.
29. COUNTERPARTS
This Contract may be executed in counterparts, each of which is an original and all of which taken together shall form one single document.
30. NOTICES
All notices requests and approvals must be sent in writing to the persons below and will be considered effective on the date of personal delivery, the date confirmed by a reputable overnight delivery service, on the fifth (5th) calendar day after deposit in the United States Mail, postage prepaid, registered or certified, or the next business day following electronic submission:
To City of Scotts Valley: To Contractor:
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31. EXECUTION
The persons signing below warrant they have the authority to enter into this Contract and to legally bind their respective Parties. If Contractor is a corporation, signatures from two officers of the corporation are required pursuant to California Corporations Code Section 313.
IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first written above.
CITY OF SCOTTS VALLEY
Approved By:
Mali LaGoe
City Manager
Date
Attested By:
City Clerk
Approved As To Form:
City Attorney
__________________________________
Signature
Name
Title
Date
022
EXHIBIT A
Scope of Work
023
024
025
EXHIBIT B
Insurance Requirements
Contractor shall procure and maintain for the duration of the contract, and for _____ years thereafter, insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Contractor, its agents, representatives, employees, or subcontractors.
MINIMUM SCOPE AND LIMIT OF INSURANCE
Coverage shall be at least as broad as:
1. Commercial General Liability (CGL): Insurance Services Office (ISO) Form CG 00 01 covering CGL on an “occurrence” basis, including products and completed operations, property damage, bodily injury and personal & advertising injury with limits no less than $5,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location (ISO CG 25 03 or 25 04) or the general aggregate limit shall be twice the required occurrence limit.
2. Automobile Liability: Insurance Services Office Form CA 0001 covering Code 1 (any auto), with limits no less than $2,000,000 per accident for bodily injury and property damage.
3. Workers’ Compensation insurance as required by the State of California, with Statutory Limits, and Employers’ Liability insurance with a limit of no less than $1,000,000 per accident for bodily injury or disease.
Surety Bonds as described below.
If the contractor maintains broader coverage and/or higher limits than the minimums shown above, the City requires and shall be entitled to the broader coverage and/or the higher limits maintained by the Contractor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City.
Self-Insured Retentions
Self-insured retentions must be declared to and approved by the City. The City may require the Contractor to purchase coverage with a lower retention or provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention. The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or City.
Other Insurance Provisions
The insurance policies are to contain, or be endorsed to contain, the following provisions:
1. The Entity, its officers, officials, employees, and volunteers are to be covered as additional insureds on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of the Contractor including materials, parts, or equipment furnished in connection with such work or operations and automobiles 026
owned, leased, hired, or borrowed by or on behalf of the Contractor. General liability coverage can be provided in the form of an endorsement to the Contractor’s insurance (at least as broad as ISO Form CG 20 10, CG 11 85 or both CG 20 10, CG 20 26, CG 20 33, or CG 20 38; and CG 20 37 forms if later revisions used).
2. For any claims related to this project, the Contractor’s insurance coverage shall be primary insurance coverage at least as broad as ISO CG 20 01 04 13 as respects the City, its officers, officials, employees, and volunteers. Any insurance or selfinsurance maintained by the City, its officers, officials, employees, or volunteers shall be excess of the Contractor’s insurance and shall not contribute with it.
3. Each insurance policy required by this clause shall provide that coverage shall not be canceled, except with notice to the City.
Claims Made Policies
If any coverage required is written on a claims-made coverage form:
1. The retroactive date must be shown, and this date must be before the execution date of the contract or the beginning of contract work.
2. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of contract work.
3. If coverage is cancelled or non-renewed, and not replaced with another claimsmade policy form with a retroactive date prior to the contract effective, or start of work date, the Contractor must purchase extended reporting period coverage for a minimum of five (5) years after completion of contract work.
4. A copy of the claims reporting requirements must be submitted to the Entity for review.
5. If the services involve lead-based paint or asbestos identification/remediation, the Contractors Pollution Liability policy shall not contain lead-based paint or asbestos exclusions. If the services involve mold identification/remediation, the Contractors Pollution Liability policy shall not contain a mold exclusion, and the definition of Pollution shall include microbial matter, including mold.
Acceptability of Insurers
Insurance is to be placed with insurers authorized to conduct business in the state with a current A.M. Best rating of no less than A: VII, unless otherwise acceptable to the Entity.
Waiver of Subrogation
Contractor hereby agrees to waive rights of subrogation which any insurer of Contractor may acquire from Contractor by virtue of the payment of any loss. Contractor agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation. The Workers’ Compensation policy shall be endorsed with a waiver of subrogation in favor of the Entity for all work performed by the Contractor, its employees, agents and subcontractors.
Verification of Coverage
Contractor shall furnish the City with original Certificates of Insurance including all required amendatory endorsements (or copies of the applicable policy language effecting coverage required by this clause) and a copy of the Declarations and Endorsement Page of the CGL policy listing all policy endorsements to City before work begins. However, failure to obtain the required 027
documents prior to the work beginning shall not waive the Contractor’s obligation to provide them. The City reserves the right to require complete, certified copies of all required insurance policies, including endorsements, required by these specifications, at any time.
Subcontractors
Contractor shall require and verify that all subcontractors maintain insurance meeting all requirements stated herein, and Contractor shall ensure that City is an additional insured on insurance required from subcontractors. For CGL coverage, subcontractors shall provide coverage with a form at least as broad as CG 20 38 04 13.
Surety Bonds
Contractor shall provide the following Surety Bonds:
1. Bid Bond
2. Performance Bond
3. Payment Bond
4. Maintenance Bond
The Payment Bond and the Performance Bond shall be in a sum equal to the contract price. If the Performance Bond provides for a one-year warranty a separate Maintenance Bond is not necessary. If the warranty period specified in the contract is for longer than one year a Maintenance Bond equal to 10% of the contract price is required. Bonds shall be duly executed by a responsible corporate surety, authorized to issue such bonds in the State of California and secured through an authorized agent with an office in California.
Special Risks or Circumstances
City reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other circumstances. 028
EXHIBIT C
BONDS
029
AGENDA ITEM PH 1
DATE: 12-07-2022
City of Scotts Valley
CITY COUNCIL STAFF REPORT
DATE: December 7, 2022
TO: Honorable Mayor and City Council
FROM: Susie Pineda, Consulting Planner
APPROVED: Mali LaGoe, City Manager
SUBJECT: PUBLIC HEARING TO CONSIDER THE PLANNING
COMMISSION’S RECOMMENDATION OF APPROVAL FOR
ENVIRONMENTAL REVIEW, A GENERAL PLAN AMENDMENT,
ZONE CHANGE, PLANNED DEVELOPMENT ZONING, MINOR
LAND DIVISION AND PLANNED DEVELOPMENT
PERMIT/DESIGN REVIEW APPLICATION TO ALLOW FOR THE
CONSTRUCTION OF A MIXED USE COMMERCIAL AND
RESIDENTIAL DEVELOPMENT ON A 3.56-ACRE SITE AT THE
INTERSECTION OF GLEN CANYON AND MT. HERMON ROAD
(APN: 022-162-76). PROJECT LAND USES INCLUDE 24,973
SQUARE FEET OF COMMERCIAL, EIGHT TOWNHOMES, AND
44 APARTMENTS.
SUMMARY OF ISSUE
Project Location:
The subject site is an approximately 3.6-acre, vacant lot, located at the intersection of Mt.
Hermon and Glen Canyon Roads (APN: 022-162-76). The site slopes upward to the northeast to the rear yards of single-family homes on Lucia Lane. The site is currently vacant. An overhead electrical transmission line extends generally east to west over the southern portion of the site and includes a steel monopole adjacent to Mt. Hermon Road.
The project fronts on Mt. Hermon Road which is one of the busiest commercial corridors in Santa Cruz County. Across Mt. Hermon Road are commercial uses comprised of small businesses, such as a coffee shop, restaurant, yoga studio, salon, gas station and laboratory equipment suppliers. North of the project site are 19 townhomes known as The Terrace Planned Development. Northeast of the site are single-family residences.
Southeast of the project site is a one-story commercial building.
Project Description:
The project is a mixed-use commercial and residential development. Project land uses include 24,973 sf. of commercial (e.g., retail and office), eight townhomes, and 44 apartments.
001
AGENDA ITEM PH 1
DATE: 12-07-2022
The project proposes to subdivide the existing 155,350 sf parcel into two lots. Proposed Lot 1 is approximately 45,250 sf and would include eight townhome style, 3-bedroom apartments housed within two separate buildings (Buildings C and D) fronting on Mt.
Hermon Road. The proposed density is 7.7 units per acre, which conforms to the City’s density standard of 6-9 units per acre for the R-M-6 Medium High Density residential zoning district. Façade treatments for both buildings include a sloped standing seam metal roof, painted gutters, wood balcony railings, painted shingle siding, painted fiberglass windows and doors and painted stucco chimneys.
Lot 2 is approximately 110,100 sf and also includes two buildings, Building A and Building B. Building B would consist of 9,910 sf of commercial use which fronts Glen Canyon Road, and Building A includes 14,931 sf of ground floor commercial space, for a total of 24,973 sf of commercial use on Lot 2. Surface parking and 12’ wide sidewalks would separate Buildings A and B, creating a “main street” commercial core. The residential units are located to the rear of the project site, on the third and fourth floors of Building A, above the commercial space. The proposed residential uses include a mix of apartments (4 studios, 18 one bedroom, and 22 two bedrooms) for a total of 44 units located on two levels. The studio and one bedroom apartments range in size from 712 sf- 906 sf, and the two- and three- bedroom units range in size from 1,184 sf to 2,172 sf. Façade treatments for both Buildings A and B include painted wood and sheet metal parapet, painted stucco siding, aluminum storefront windows and doors and a sloped standing seam metal roof.
Proposed Entitlements:
The project requires the following entitlements:
1. Environmental Impact Report Certification– to address environmental impacts per the California Environmental Quality Act (CEQA)
2. General Plan Amendment – to change the existing land use designation on Lot 1 from Service Commercial to Medium High Residential
3. Zone Change – to change the zoning on Lot 1 from Service Commercial (C-S) to Medium High Residential (R-M-6)
4. Planned Development Zoning – to add a zoning overlay on Lot 1 Medium High Residential/Planned Development (R-M-6/PD) and Lot 2 Service Commercial/Planned Development (C-S/PD) to allow for exceptions to the zoning regulations and to allow tailored development standards to fit the needs of the project
5. Minor Land Division – to create two lots
6. Planned Development Permit / Design Review – to evaluate the architecture and related site improvement.
002
AGENDA ITEM PH 1
DATE: 12-07-2022
PLANNING COMMISSION REVIEW
The Planning Commission held two public hearings, reviewed the requested entitlements and recommended approval to the City Council. A summary of each meeting is provided below and a complete project analysis can be found in the attached Planning Commission staff reports (Attachments 7 & 8).
On June 9, 2022, the Planning Commission held a public hearing study session to review the proposed project. The Planning Commission heard public comments and discussed the project. The Planning Department received five comment letters after the release of the Planning Commission agenda packet with concerns regarding architecture, site design and construction related impacts. These letters were presented to the Planning Commission. The Planning Commission recommended that the item be continued to a future Planning Commission meeting and directed staff to work with the applicant to address specific site design related concerns and to prepare a resolution of approval for Planning Commission consideration.
On September 8, 2022, the Planning Commission held a public hearing and adopted a resolution of approval recommending the City Council approve the proposed project with a condition of approval requiring that the applicant hire an arborist to assess construction related impacts to neighboring redwood trees and any other trees along the shared property line that could also be potentially impacted by grading during construction. In addition, the Planning Commission added a condition of approval that would require that the applicant include additional trees in the lower parking lot.
The Planning Commission also recommended the City Council consider the sufficiency of the common space areas on the roof top and whether or not the architecture on the highly visible east and west elevations of Commercial Building B should be enhanced while the proposed landscape screening matures.
In response to neighbor and Planning Commission concerns regarding construction related impacts to trees located adjacent to the project site, the applicant had an arborist report prepared (Attachment 12). The report assessed 15 protected trees and identifies tree protection specifications that should be implemented during construction. These specifications are included as conditions of approval.
AFFORDABLE HOUSING
Pursuant to the Scotts Valley Municipal Code the project is required to designate 15% of the housing units as affordable. Of the proposed 52 units, the project is required to provide seven affordable units and pay in-lieu fees of 0.80 of a unit. The applicant proposes to dedicate 8 units to meet the requirement. On November 29th, the City Council Affordable Housing Subcommittee reviewed the project and made the following recommendations, as shown in the table on the following page:
003
AGENDA ITEM PH 1
DATE: 12-07-2022
Very Low Low Moderate
1 – Studio 2 – One Bedrooms 1 – Two Bedroom
1 – One Bedroom 1 – Two Bedroom 1 – Three Bedroom (Townhome) 1 – Two Bedroom
3 Units 3 Units 2 Units
CALIFORNIA ENVIRONMENTAL QUALITY ACT REVIEW (CEQA)
An Environmental Impact Report was prepared for the proposed development consistent with the requirements of the California Environment Quality Act. No significant project related environmental impacts were found to be present that were not reduced to less than significant levels.
The Draft EIR was circulated from October 11, 2021 through November 30, 2021. A Final EIR was prepared and attached is for consideration. The FEIR includes all comments received from agencies and members of the public concerning the DEIR, as well as responses to each comment received (Attachment 7).
PUBLIC NOTICE AND COMMENT
Public hearing notices were posted at City Hall and were mailed to surrounding property owners located within 300 feet of the subject property, pursuant to State law. Three public comments have been received (Attachment 11).
FISCAL IMPACT
No significant fiscal impacts to the City as a result of the proposed development have been identified.
RECOMMENDATION
The Planning Commission recommends approval of the Environmental Impact Report, approval of the General Plan Amendment, Zone Change, Planned Development Zoning, Minor Land Division and Planned Development Permit/Design Review as listed below:
1. Adopt Resolution No. 2020 to certify the EIR and adopt a statement of overriding considerations; and,
2. Adopt Resolution No 2020.1 to approve the General Plan Amendment; and
3. Introduce Ordinance No. 16-ZC-232 to approve the Zone Change; and
4. Introduce Ordinance No. 16-ZC-233 to approve the Planned Development Zoning;
5. Adopt Resolution No. 2020.2 to approve the Land Division; and
6. Adopt Resolution No. 2020.3 to approve the Planned Development Permit and the Design Review.
004
AGENDA ITEM PH 1
DATE: 12-07-2022
ATTACHMENTS PAGE
1. Resolution No. 2020 Certifying the Environmental Impact Report ......... (attached) Exhibit A MMRP
2. Resolution No. 2020.1 Approving the General Plan Amendment .......... (attached) Exhibit A GPA Map
3. Ordinance No. 16-ZC-232 Approving the Zone Change ........................ (attached) Exhibit A Zone Change Map
4. Ordinance 16-ZC-233 Approving the Planned Development Zoning...... (attached) Exhibit A PD Zoning Map
5. Resolution No. 2020.2 Approving the Land Division............................... (attached) Exhibit A Conditions of Approval
6. Resolution No. 2020.3 Approving the Planned Development Permit and Design Review........................................................................................ (attached) Exhibit A Conditions of Approval
7. Planning Commission Staff Report (06/09/22) ....................................... (attached) Location Map
Project Plans
Draft Environmental Impact Report: http://www.scottsvalley.org/358/OakCreek-Park---Mixed-Use-Development Final Environmental Impact Report
Comment Letter (received 6/2/2022)
8. Planning Commission Staff Report (09/08/22)........................................ (attached) Resolution
Planning Commission Staff Report (06/09/22)
Planning Commission Minutes
Project Plans
Alternative Townhouse Plans
Applicant Response to Comments from 06/09/22 PC hearing
9. Planning Commission Minutes (06/09/2022) ......................................... (attached)
10.Planning Commission Minutes (09/08/2022) ......................................... (attached)
11.Public Comments received after the Planning Commission reports were published (09/08/22)............................................................................... (attached)
12.Arborist Report (11/10/2022) ................................................................. (attached) All documents are available at City Hall and electronically at:
https://www.scottsvalley.org/242/Current-Projects
005
RESOLUTION NO. 2020
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SCOTTS
VALLEY CERTIFYING A FINAL ENVIRONMENTAL IMPACT REPORT
EIR19-004 FOR THE “OAK CREEK PARK” PROJECT CONSISTING
OF A MIXED-USE COMMERCIAL AND RESIDENTIAL DEVELOPMENT
WHICH INCLUDES 24,973 SF. OF COMMERCIAL, EIGHT
TOWNHOMES, AND 44 APARTMENTS, ON A 3.56 ACRE PARCEL
LOCATED AT THE INTERSECTION OF MT. HERMON ROAD AND
GLEN CANYON ROAD/APN 022-162-76
WHEREAS, the City of Scotts Valley has received an application from Granum Partners (referred to as the “applicant”) for “Oak Creek Park” project to: 1) subdivide the existing 155,350 sf parcel into two lots to allow a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments; 2) change the existing General Plan land use designation on Lot 1 from Service Commercial to Medium High Residential; 3) change the zoning on Lot 1 from Service Commercial (C-S) to Medium High Residential (R-M-6); 4) add a zoning overlay on Lot 1 Medium High Residential/Planned Development (R-M-6/PD) and Lot 2 Service Commercial/Planned Development (C-S/PD) to allow for exceptions to the zoning regulations and to allow tailored development standards to fit the needs of the project; and 5) approve Planned Development/ Design Review Permits to evaluate the architecture and related site improvements, on the subject site, located at the intersection of Mt. Hermon Road and Glen Canyon Road/APN 022-162-76 (collectively referred to as the “Project”); and
WHEREAS, the applicant has presented substantial evidence which supports the application; and
WHEREAS, the application is a “project” pursuant to the California Environmental Quality Act (“CEQA”), which requires the preparation and certification of an Environmental Impact Report in accordance with the requirements of the California Environmental Quality Act (“CEQA”) and
WHEREAS, the City selected Kimley-Horn and Associates, an independent environmental consultant (“consultant”) to prepare a Draft Environmental Impact Report (“Draft EIR”), paid for by the applicant; and
WHEREAS, the consultant prepared a Draft EIR (State Clearinghouse # 2019110250) in accordance with the State CEQA Guidelines and requirements. The DEIR was duly noticed, published, and distributed for a 45-day public review period from October 11, 2021 to November 30, 2021 and was made available for public review at the Planning Department at City Hall; and
WHEREAS, the City’s Consultant prepared a duly noticed and published Final Environmental Impact Report (Final EIR) on June 9, 2022, that was distributed to public 006
agencies that commented on the Draft EIR, was made available at City Hall, Planning Department, the City’s website, and upon request at the Planning Department; and WHEREAS, the Planning Commission held a duly published and noticed public hearing on June 9, 2022, and September 8, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR and the requested planning permits (entitlements), take public testimony, and provide comments and recommendations to the City Council; and, after which, they recommended approval of the Final EIR and project to the City Council, subject to the recommended mitigation measures and amended conditions; and
WHEREAS, the City Council held a duly published and noticed public hearing on December 7, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR, the entitlements, and all other information in the record including, but not limited to, public testimony.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Scotts Valley, after careful consideration of the Application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, that the City Council hereby:
SECTION 1: Affirms that the Final EIR has been completed in compliance with the requirements of CEQA and that the City Council has reviewed and considered the information within the Final EIR and other information in the record including the written and oral comments received at the public hearing on the Final EIR.
SECTION 2: Affirms that the Final EIR represents the independent judgement and analysis of the City.
SECTION 3: Certifies the Final EIR, based on the following findings, subject to the Mitigation Monitoring and Reporting program (MMRP) in Exhibit A, attached hereto and incorporated herein:
1. Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. The Final EIR meets the requirement of this finding in that an MMRP (Table 4-1: Mitigation Monitoring and Reporting Program for the Oak Creek Park Project Final EIR December 2021) has been prepared listing the environmental impacts and ways to substantially reduce many impacts to less than significant levels. All mitigation measures in the MMRP shall be included in any future resolutions approving the Project, made fully enforceable as future planning permit conditions of approval, and are incorporated herein in their entirety by this reference. Although the City’s independent environmental consultant concluded that Alternative B: Previous Oak Creek Park Mixed-Use Planned Development is the Environmentally Superior Alternative because it would slightly, although not significantly reduce construction-related impacts to air quality and noise, and would generate fewer 007
peak hour vehicular trips and as a result reduce VMT, Alternative B would not reduce the level of impact to such a degree that would alter the significance of any impact.
2. The City has prepared a program to report on and monitor changes made to the project in order to mitigate or avoid significant effects on the environment. The Final EIR meets the requirement of this finding in that a MMRP has been prepared, which lists all of the mitigation measures and identifies the parties responsible to monitor and report/track compliance of the mitigation measures and all mitigation measures in the MMRP shall be included in any future resolutions approving the Project. The MMRP will ensure compliance during future project implementation and provide the timing for implementation.
3. The documents and other materials constituting the record of the proceedings upon which the City’s decision and its findings are based will be located at the Department of Planning of the City of Scotts Valley in the custody of the Community Development Director. The Final EIR meets the requirement of this finding in that documents and other materials constituting the record of the proceedings upon which the City’s decision and findings are located at the Planning Department of the City of Scotts Valley, One Civic Center Drive, Scotts Valley, CA, 95066, in the custody of the Community Development Director as part of the public record.
THE ABOVE AND FOREGOING RESOLUTION was duly and regularly passed by the City Council of the City of Scotts Valley at a meeting held on the 7th day of December, 2022, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
APPROVED:
__________________________
Donna Lind, Mayor
ATTEST:
___________________________
Cathie Simonovich, City Clerk
008
City of Scotts Valley Oak Creek Park Final EIR
Mitigation Monitoring and Reporting Program | Page 1
12/1/22
Table 4-1: Mitigation Monitoring and Reporting Program for the Oak Creek Park Project Category/Impact Mitigation Measures
Monitoring/
Reporting
Responsibility
Monitoring/ Reporting
Requirement
City Staff
Notes;
Initials/Date
when Done
AIR QUALITY
Impact AQ-2: Future
construction activities
would generate dust and
exhaust emissions of
criteria pollutants and
toxic air contaminants.
MM AQ-2.1 Reduce Fugitive Dust
The applicant for future residential development shall
implement the following measures to minimize
nuisance impacts and to significantly reduce fugitive
dust emissions, and the applicant shall require all of
the following measures to be shown on grading and
building plans:
Limit grading to 8.1 acres per day, and
grading and excavation to 2.2 acres per day.
Water graded/excavated areas and active
unpaved roadways, unpaved staging areas,
and unpaved parking areas at least twice
daily or apply non‐toxic chemical soil
stabilization materials per manufacturer’s
recommendations. Frequency should be
based on the type of operations, soil and
wind exposure.
Prohibit all grading activities during periods
of high wind (more than 15 mph).
Apply chemical soil stabilizers on inactive
construction areas (disturbed lands within
construction projects that are unused for at
least four consecutive days).
Planning
Department
Contractor
Review and approve
construction
specifications prior to
issuance of building
permit.
Include in construction
specifications and
implement during
construction.
Review during site
inspections.
009
City of Scotts Valley Oak Creek Park Final EIR
Mitigation Monitoring and Reporting Program | Page 2
12/1/22
Category/Impact Mitigation Measures
Monitoring/
Reporting
Responsibility
Monitoring/ Reporting
Requirement
City Staff
Notes;
Initials/Date
when Done
All disturbed soil areas not subject to
revegetation shall be stabilized using
approved chemical soil binders, jute netting,
or gravel for temporary roads and any other
methods approved in advance by MBARD.
Exposed ground areas that are planned to be
reworked for durations longer than 1 month
after initial grading shall be sown with a fast
germinating, non‐invasive grass seed and
watered until vegetation is established.
Plant vegetative ground cover in disturbed
areas as soon as possible.
Use street sweepers, water trucks, or
sprinkler systems in sufficient quantities to
prevent airborne dust from leaving the
project site. Reclaimed (non‐potable) water
should be used whenever possible;
Spray dirt stock pile areas daily as needed.
Place gravel on all roadways and driveways as
soon as possible after grading. In addition,
construct building pads as soon as possible
after grading unless seeding, soil binders, or
frequent water application are used.
Vehicle speed for all construction vehicles
shall not exceed 15 mph on any unpaved
surface at the construction site.
010
City of Scotts Valley Oak Creek Park Final EIR
Mitigation Monitoring and Reporting Program | Page 3
12/1/22
Category/Impact Mitigation Measures
Monitoring/
Reporting
Responsibility
Monitoring/ Reporting
Requirement
City Staff
Notes;
Initials/Date
when Done
All trucks hauling dirt, sand, soil, or other
loose materials shall be covered or shall
maintain at least 2 feet of freeboard
(minimum vertical distance between top of
load and top of trailer) in accordance with
California Vehicle Code Section 23114.
Unpaved road travel shall be limited to the
extent possible, for example, by limiting the
travel to and from unpaved areas, by
coordinating movement between work areas
rather than to central staging areas, and by
busing workers where feasible.
Install wheel washers where vehicles enter
and exit unpaved roads onto streets, or wash
off trucks and equipment leaving the project
site, and inspect vehicle tires to ensure they
are free of soil prior to carry‐out to paved
roadways.
Sweep streets at the end of each day, or as
needed, if visible soil material is carried onto
adjacent paved roads. Water sweepers with
reclaimed water shall be used where feasible.
BIOLOGICAL RESOURCES
Impact BIO-1: Cause a
direct or indirect adverse
effect on special-status
invertebrate species.
MM BIO-1.1 Focused Plant Surveys
At least one year prior to issuance of grading permits, and/or any clearing, grading, or excavation work on
the project site, the project applicant shall have a
Planning
Department
Review documentation
from relevant
Responsible Agency(s).
011
City of Scotts Valley Oak Creek Park Final EIR
Mitigation Monitoring and Reporting Program | Page 4
12/1/22
Category/Impact Mitigation Measures
Monitoring/
Reporting
Responsibility
Monitoring/ Reporting
Requirement
City Staff
Notes;
Initials/Date
when Done
qualified biologist conduct a spring season plant
survey, with a focus on the coastal prairie and the
bottom of the detention basin. The survey shall
ascertain whether the site supports any special status
plant species. The survey findings shall be subject to
review by the City of Scotts Valley. If no special status species are found, no additional actions are required.
If special status species are found on site, the
applicant shall confer with regulating agencies (i.e.,
City, CDFW, and/or USFWS) on measures to avoid,
minimize, or compensate for the impact. A mitigation
plan shall be prepared and implemented that
provides preservation, salvage, or presents other
compensation for the impact, such that impacts are
reduced to a less than significant level.
CA Dept of Fish
and Wildlife
Qualified
biologist
Demonstrate mitigation
compliance.
Impact BIO-3: Cause a
direct or indirect adverse
effect on nesting bird
sites.
MM BIO-2.1 Avoid Nesting Birds
The applicant shall schedule tree removal to occur
between September 1 and March 1 of any given year,
which is outside the bird nesting season for Central
California Coast to avoid impacting nesting birds, if
present. Because this tree grove is adjacent to very
busy roadways, it would be difficult to detect nesting
birds by listening for their vocalizations; the dense
acacia vegetation also makes it difficult to ascertain
visually if any small bird nests such as hummingbirds
are present. Therefore, this measure to avoid impacts
to nesting birds, is the only practical method to avoid Planning
Department
Qualified
biologist
Construction
specifications prior to
issuance of grading
permits.
Preconstruction surveys.
012
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Mitigation Monitoring and Reporting Program | Page 5
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Category/Impact Mitigation Measures
Monitoring/
Reporting
Responsibility
Monitoring/ Reporting
Requirement
City Staff
Notes;
Initials/Date
when Done
disturbance or destruction of active bird nests, if any are present.
GEOLOGY, SOILS, AND
SEISMICITY
Impact GEO‐3: Be located
on a geologic unit or soil
that is unstable, or that
would become unstable
as a Result of the project,
and potentially result in
on-or off-site landslide,
lateral spreading,
subsidence, liquefaction,
or collapse.
MM GEO-3.1 Implement Geotechnical Report
Recommendations
The project applicant shall ensure that the project
incorporates appropriate geotechnical
recommendations for the seismic ground shaking,
seismic-related ground failure and liquefaction,
landslide susceptibility, erosion and erosion control,
soil stability, expansive soils, and any other
appropriate issue. Prior to building permit issuance,
the project geotechnical engineer shall review the
plans submitted for a grading/building for compliance
with the recommendation of the geotechnical report.
Once the plans comply with the recommendations,
the project geotechnical engineer shall provide a plan
review letter stating that the project design meets all of the geotechnical report recommendations.
Planning
Department
Registered
geotechnical
engineer
Review geotechnical
report and ensure
recommendations are
included in plans prior
to issuance of building
permits.
Prepare design-level
geotechnical
investigation.
NOISE
Impact N-1: Cause a
temporary or periodic
increase in ambient noise
levels during
construction that would
MM N-1 Construction Noise Reduction
To reduce the effects of construction noise, the
project applicant shall ensure that the following is
Planning
Department
Review of and approval
of construction plan
prior to issuance of
grading and building
permits.
013
City of Scotts Valley Oak Creek Park Final EIR
Mitigation Monitoring and Reporting Program | Page 6
12/1/22
Category/Impact Mitigation Measures
Monitoring/
Reporting
Responsibility
Monitoring/ Reporting
Requirement
City Staff
Notes;
Initials/Date
when Done
substantially disturb
sensitive receptors.
included as part of all relevant construction plans for any future proposed project:
Construction Equipment. Properly maintain
construction equipment and ensure that all internal
combustion engine driven machinery with intake and
exhaust mufflers and engine shrouds (if the
equipment had such devices installed as part of its
standard equipment package) are in good condition
and appropriate for the equipment. Equipment
engine shrouds shall be closed during equipment
operation. The project applicant shall require all
contractors, as a condition of contract, to maintain
and tune-up all construction equipment to minimize
noise emissions.
Vehicle and Equipment Idling. Construction vehicles
and equipment shall not be left idling for longer than
5 minutes when not in use.
Stationary Equipment. All noise-generating
stationary equipment, such as air compressors or
portable power generators, shall be located as far as
possible from sensitive receptors. Temporary noise
barriers shall be constructed to screen stationary
noise generating equipment when located near
adjoining sensitive land uses. Temporary noise
barriers could reduce construction noise levels by 10
dBA.
Building
Department
Contractor
Prepare construction
plan, including noise
specifications; adhere to
plan provisions during
construction.
014
City of Scotts Valley Oak Creek Park Final EIR
Mitigation Monitoring and Reporting Program | Page 7
12/1/22
Category/Impact Mitigation Measures
Monitoring/
Reporting
Responsibility
Monitoring/ Reporting
Requirement
City Staff
Notes;
Initials/Date
when Done
Construction Route. All construction traffic to and
from the project site shall be routed via designated
truck routes where feasible. All construction-related
heavy truck traffic in residential areas shall be
prohibited where feasible.
Workers’ Radios. All noise from workers’ radios shall
be controlled to a point that they are not audible at
sensitive receptors near the construction activity.
Construction Plan. Prior to issuance of any grading
and/or building permits, the contractor shall prepare
and submit to the City of Scotts Valley Building
Department for approval a detailed construction plan
identifying the schedule for major noise-generating
construction activity.
Disturbance Coordinator. A “noise disturbance
coordinator” shall be designated by the contractor
and be responsible for responding to any local
complaints about construction noise. The noise
disturbance coordinator shall determine the cause of
the noise complaint (e.g. starting too early, bad
muffler, etc.) and shall require that reasonable
measures warranted to correct the problem be
implemented. The coordinator shall conspicuously
post a name and telephone number for the
disturbance coordinator at the construction site and
015
City of Scotts Valley Oak Creek Park Final EIR
Mitigation Monitoring and Reporting Program | Page 8
12/1/22
Category/Impact Mitigation Measures
Monitoring/
Reporting
Responsibility
Monitoring/ Reporting
Requirement
City Staff
Notes;
Initials/Date
when Done
include it in the notice sent to neighbors regarding
the construction schedule.
Transportation
Impact TR-2:
Substantially increase
hazards due to a design
feature or incompatible
use.
MM TR-2.1 Mt. Hermon Road Project Site
Access
Prior to issuance of the grading permit, the project
applicant shall submit an analysis by a qualified traffic engineer demonstrating that ingress access from Mt.
Hermon Road is designed to adequately
accommodate bus access to the existing transit stop
(even if not currently used) and provide safe access
for vehicles entering the project site from Mt.
Hermon Road.
Planning
Department
Traffic
engineer
Letter of compliance
with associated plans.
016
RESOLUTION NO. 2020.1
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SCOTTS VALLEY APPROVING A GENERAL PLAN
AMENDMENT (GPA18-001) TO CHANGE THE EXISTING GENERAL
PLAN LAND USE DESIGNATION ON LOT 1 FROM SERVICE
COMMERCIAL TO MEDIUM HIGH RESIDENTIAL TO ALLOW A
MIXED-USE COMMERCIAL AND RESIDENTIAL DEVELOPMENT
WHICH INCLUDES 24,973 SF. OF COMMERCIAL, EIGHT
TOWNHOMES, AND 44 APARTMENTS LOCATED AT THE
INTERSECTION OF MT. HERMON ROAD AND GLEN CANYON
ROAD/APN 022-162-76
WHEREAS, the City of Scotts Valley has received an application from Granum Partners (referred to as the “applicant”) for “Oak Creek Park” project to: 1) subdivide the existing 155,350 sf parcel into two lots to allow a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments; 2) change the existing General Plan land use designation on Lot 1 from Service Commercial to Medium High Residential; 3) change the zoning on Lot 1 from Service Commercial (C-S) to Medium High Residential (R-M-6); 4) add a zoning overlay on Lot 1 Medium High Residential/Planned Development (R-M-6/PD) and Lot 2 Service Commercial/Planned Development (C-S/PD) to allow for exceptions to the zoning regulations and to allow tailored development standards to fit the needs of the project; and 5) approve Planned Development/ Design Review Permits to evaluate the architecture and related site improvements, on the subject site, located at the intersection of Mt. Hermon Road and Glen Canyon Road/APN 022-162-76 (collectively “the application”); and,
WHEREAS, the applicant has presented substantial evidence which supports the application; and
WHEREAS, the application was reviewed for completeness and is determined to be a “project” as defined by the California Environmental Quality Act (CEQA), which requires the preparation and certification of an Environmental Impact Report in accordance with the requirements of the California Environmental Quality Act (“CEQA”) and WHEREAS, the City selected Kimley-Horn and Associates, an independent environmental consultant (“consultant”) to prepare a Draft Environmental Impact Report (“Draft EIR”), paid for by the applicant; and
WHEREAS, the Consultant prepared a Draft EIR (State Clearinghouse # 2019110250) in accordance with the State CEQA Guidelines and requirements. The DEIR was duly noticed, published, and distributed for a 45-day public review period from October 11, 2021 to November 30, 2021 and was made available for public review at the Planning Department at City Hall; and
017
WHEREAS, the City’s Consultant prepared a duly noticed and published Final Environmental Impact Report (Final EIR) on June 9, 2022, that was distributed to public agencies that commented on the Draft EIR, was made available at City Hall, Planning Department, the City’s website, and upon request at the Planning Department; and WHEREAS, the Planning Commission held duly published and noticed public hearings on June 9, 2022, and September 8, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR and the requested planning permits (entitlements), take public testimony, and provide comments and recommendations to the City Council; and, after which, they recommended approval of the Final EIR and the application to the City Council, subject to the recommended mitigation measures and amended conditions; and
WHEREAS, the City Council held a duly published and noticed public hearing on December 7, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR, the application, and all other information in the record including, but not limited to, public testimony; and, WHEREAS, the City Council certified the Final EIR for the project by adoption of Resolution No. 2020 and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Scotts Valley after careful consideration of the application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, and incorporated herein by this reference that it hereby approves, as further discussed in the City Council staff report dated December 7, 2022, the General Plan Amendment GPA 18- 001 (the “Project”) to allow a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments subject to the attached General Plan Amendment Map and based on the following findings:
1. The change in the General Plan land use designations is consistent with the General Plan. The Project meets the requirements of this finding in that the City’s 2015 – 2023 Housing Element identified the project site as one of six “Opportunity Sites” that have zoning and development standards, infrastructure and public facilities in place to accommodate the construction of new housing. This criterion allows high-density residential as part of a mixed-use project. In addition, the amendment of the land use designation will not result in significant increases in levels of service of City facilities as shown the Final EIR.
2. The density is compatible with adjacent uses and densities. The Project meets the requirements of this finding in that the residential density will be 7.7 units per acre, which is within the allowed range of 5 to 9 units/acre in the Medium-High Residential zone and is compatible with the housing development project to the 018
northwest of the Project site. The property is slightly more dense than the residential uses to the northwest of the Project site, but the proposed residences are more than 100 feet from those residential uses and are screened by landscaping.
THE ABOVE AND FOREGOING RESOLUTION was duly and regularly adopted by the City Council of the City of Scotts Valley at a regular meeting held on the 7th day of December, 2022, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
APPROVED:
_______________________________
Donna Lind, Mayor
ATTEST:
___________________________
Cathie Simonovich, City Clerk
019
Existing General Plan Land Use Designation Proposed General Plan Land Use Designation ¯ 0 250 500 Feet
11282022
Legend
Project Site (APN 022-162-76)
Commercial Service
Medium High Density
General Plan Amendment Map
City Council Resolution No 2020.1
Exhibit A
020
ORDINANCE NO. 16-ZC-232
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SCOTTS
VALLEY APPROVING ZONE CHANGE NO. ZC18-001 CHANGE THE
ZONING ON LOT 1 FROM SERVICE COMMERCIAL (C-S) TO MEDIUM HIGH RESIDENTIAL (R-M-6) FOR A PROJECT LOCATED AT THE
INTERSECTION OF MT. HERMON ROAD AND GLEN CANYON
ROAD/APN 022-162-76
WHEREAS, the City of Scotts Valley has received an application from Granum Partners (referred to as the “applicant”) for “Oak Creek Park” project to: 1) subdivide the existing 155,350 sf parcel into two lots to allow a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments; 2) change the existing General Plan land use designation on Lot 1 from Service Commercial to Medium High Residential; 3) change the zoning on Lot 1 from Service Commercial (C-S) to Medium High Residential (R-M-6); 4) add a zoning overlay on Lot 1 Medium High Residential/Planned Development (R-M-6/PD) and Lot 2 Service Commercial/Planned Development (C-S/PD) to allow for exceptions to the zoning regulations and to allow tailored development standards to fit the needs of the project; and 5) approve Planned Development/ Design Review Permits to evaluate the architecture and related site improvements, on the subject site, located at the intersection of Mt. Hermon Road and Glen Canyon Road/APN 022-162-76 (the “Application”); and
WHEREAS, substantial evidence which supports the Application has been presented; and WHEREAS, the Application was reviewed for completeness and is determined to be a “project” as defined by the California Environmental Quality Act (CEQA); and, WHEREAS, the application is a “project” pursuant to the California Environmental Quality Act (“CEQA”), which requires the preparation and certification of an Environmental Impact Report in accordance with the requirements of the California Environmental Quality Act (“CEQA”) and WHEREAS, the City selected Kimley-Horn and Associates, an independent environmental consultant (“consultant”) to prepare a Draft Environmental Impact Report (“Draft EIR”), paid for by the applicant; and
WHEREAS, the Consultant prepared a Draft EIR (State Clearinghouse # 2019110250) in accordance with the State CEQA Guidelines and requirements. The Draft EIR was duly noticed, published, and distributed for a 45-day public review period from October 11, 2021 to November 30, 2021 and was made available for public review at the Planning Department at City Hall; and
WHEREAS, the City’s Consultant prepared a duly noticed and published Final Environmental Impact Report (“Final EIR”) on June 9, 2022, that was distributed to public agencies that 021
commented on the Draft EIR, was made available at City Hall, Planning Department, the City’s website, and upon request at the Planning Department; and WHEREAS, the Planning Commission held a duly published and noticed public hearing on June 9, 2022, and September 8, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR and the requested planning permits (entitlements), take public testimony, and provide comments and recommendations to the City Council; and, after which, they recommended approval of the Final EIR and project to the City Council, subject to the recommended mitigation measures and amended conditions; and
WHEREAS, the City Council held a duly published and noticed public hearing on December 7, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR, the Application, and all other information in the record including, but not limited to, public testimony; and,
WHEREAS, the City Council certified the EIR for the project by adoption of Resolution No. 2020; and
WHEREAS, the City Council approved the General Plan Amendment for the project by adoption of Resolution No. 2020.1; and
WHEREAS, the City Council desires to amend the zoning for Lot 1 from C-S to R-M-6.
NOW, THEREFORE, THE COUNCIL OF THE CITY OF SCOTTS VALLEY DOES ORDAIN AS FOLLOWS:
SECTION 1: After careful consideration of the Application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, and incorporated herein by this reference, the City Council approves Zone Change No. ZC18-001 to change the zoning on Lot 1 from Service Commercial (C-S) to Medium High Residential (RM-6) for a project located at the intersection of Mt. Hermon Road and Glen Canyon Road/APN 022-162-76, subject to the Zone Change Map in Exhibit A, attached hereto and incorporated herein based on the staff report dated December 7, 2022 and the following finding:
The change in the zoning district is consistent with the General Plan and the densities are compatible with adjacent uses and densities. The change in zoning on Lot 1 from C-S to R-M-6 is consistent with the General Plan because the General Plan designation was changed from Service Commercial to Medium Density Residential. The R-M-6 zoning is consistent with the new General Plan designation. The zoning density of R-M-6 is compatible with the housing development project to the northwest of the Project site. The property is slightly more dense than the residential uses, but the proposed residences are more than 100 feet from those residential uses and are screened by landscaping.
SECTION 2. SEVERABILITY. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction such portion shall be deemed a separate, distinct and independent provision of such Ordinance and shall not affect the validity of the remaining portions thereof. 022
SECTION 3. REPEALS CONFLICTING ORDINANCES. All other ordinances of the City of Scotts Valley which are in conflict with this Ordinance are hereby repealed to the extent of such conflict.
SECTION 4. CEQA COMPLIANCE. The City Council approved a Final EIR for this project by Resolution No. 2020 on December 7, 2022.
SECTION 5. EFFECTIVE DATE. The above and foregoing ordinance was introduced for a first reading on December 7, 2022, and passed and adopted on December 21, 2022, at a duly held meeting of the City Council of the City of Scotts Valley by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED:
__________________________
Donna Lind, Mayor
ATTEST:
___________________________
Cathie Simonovich, City Clerk
023
Existing Zoning Classification Proposed Zoning Classification ¯ 0 250 500 Feet
11282022
Legend
Project Site (APN 022-162-76)
C-S: Commercial Service
R-M-6: Medium High Density
Zone Change Map
City Council Ordinance No. 16-ZC-232
Exhibit A
024
ORDINANCE NO. 16-ZC-233
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SCOTTS
VALLEY APPROVING A PLANNED DEVELOPMENT DISTRICT
OVERLAY (PD18-002) FOR THE DEVELOPMENT OF A MIXED-USE
COMMERCIAL AND RESIDENTIAL DEVELOPMENT WHICH
INCLUDES 24,973 SF. OF COMMERCIAL, EIGHT TOWNHOMES, AND 44 APARTMENTS, ON A 3.56 ACRE PARCEL LOCATED AT THE
INTERSECTION OF MT. HERMON ROAD AND GLEN CANYON
ROAD/APN 022-162-76
WHEREAS, the City of Scotts Valley has received an application from Granum Partners (referred to as the “applicant”) for “Oak Creek Park” project to: 1) subdivide the existing 155,350 sf parcel into two lots to allow a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments; 2) change the existing General Plan land use designation on Lot 1 from Service Commercial to Medium High Residential; 3) change the zoning on Lot 1 from Service Commercial (C-S) to Medium High Residential (R-M-6); 4) add a zoning overlay on Lot 1 Medium High Residential/Planned Development (R-M-6/PD) and Lot 2 Service Commercial/Planned Development (C-S/PD) to allow for exceptions to the zoning regulations and to allow tailored development standards to fit the needs of the project; and 5) approve Planned Development/ Design Review Permits to evaluate the architecture and related site improvements, on the subject site, located at the intersection of Mt. Hermon Road and Glen Canyon Road/APN 022-162-76 (the “Application”); and WHEREAS, the applicant has presented substantial evidence which supports the Application; and
WHEREAS, the Application is a “project” pursuant to the California Environmental Quality Act (“CEQA”), which requires the preparation and certification of an Environmental Impact Report in accordance with the requirements of the California Environmental Quality Act (“CEQA”) and
WHEREAS, the City selected Kimley-Horn and Associates, an independent environmental consultant (“consultant”) to prepare a Draft Environmental Impact Report (“Draft EIR”), paid for by the applicant; and
WHEREAS, the Consultant prepared a Draft EIR (State Clearinghouse # 2019110250) in accordance with the State CEQA Guidelines and requirements. The Draft EIR was duly noticed, published, and distributed for a 45-day public review period from October 11, 2021 to November 30, 2021 and was made available for public review at the Planning Department at City Hall; and
WHEREAS, the City’s Consultant prepared a duly noticed and published Final Environmental Impact Report (Final EIR) on June 9, 2022, that was distributed to public 025
agencies that commented on the Draft EIR, was made available at City Hall, Planning Department, the City’s website, and upon request at the Planning Department; and WHEREAS, the Planning Commission held a duly published and noticed public hearing on June 9, 2022, and September 8, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR and the requested planning permits (entitlements), take public testimony, and provide comments and recommendations to the City Council; and, after which, they recommended approval of the Final EIR and project to the City Council, subject to the recommended mitigation measures and amended conditions; and
WHEREAS, the City Council held a duly published and noticed public hearing on December 9, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR, the entitlements, and all other information in the record including, but not limited to, public testimony; and, WHEREAS, the City Council certified the Final EIR for the project by adoption of Resolution No. 2020; and
WHEREAS, the City Council desires to approve the Planned Development District Overlay.
NOW, THEREFORE, THE COUNCIL OF THE CITY OF SCOTTS VALLEY DOES ORDAIN AS FOLLOWS:
SECTION 1. After careful consideration of the application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, and incorporated herein by this reference, the City Council approves Planned Development District (PD18-002) for the development of a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments, on a 3.56 acre parcel located at the intersection of Mt. Hermon Road and Glen Canyon Road/APN 022-162-76, subject to the Planned Development Map in Exhibit A, attached hereto and incorporated herein based on the following, as further clarified in the staff report dated December 7, 2022:
1. The proposed Planned Development and Planned Development Permit is consistent with the underlying zoning designation of the City of Scotts Valley General Plan. The proposed project is consistent with the land uses prescribed in the Commercial Service and Medium High Density Residential categories of the General Plan. The project is consistent with the purpose and intent of the Commercial Service and R-M-6 land use designation, which allow residential and mixed-use development. The proposed zoning would be R-M-6/Planned Development (R-M-6/PD) for Lot 1 and Service Commercial/Planned Development (C-S/PD) for Lot 2. In addition, the proposed project is consistent with many goals and objectives of the General Plan, including LP-3, The City shall promote the availability of adequate sites for a variety of housing types and densities consistent 026
with Housing Element goals and environmental constraints; LA-5 The City shall redesignate, as appropriate, non-residential land uses for residential use to meet the identified housing demand if the report of the Planning Director so justifies it; LP28 The City shall promote availability of commercial sites to accommodate a mix of professional office, service commercial, and shopping center developments consistent with the environmental, service, and economics goals of the City; LP33 Commercial developments shall be designed and screened in an attractive manner and thereafter maintained so as to integrate the entire development visually with the overall natural beauty of the Planning Area; LO-37 Ensure compatibility between commercial developments and surrounding land uses; and LP-45 Commercial land uses should be concentrated along the urban core of the City. The project is consistent with these General Plan policies in that it includes a General Plan Amendment to re-designate Lot 1 from Service Commercial to Medium High Residential. Residential development on this site expands and improves the City’s housing supply by developing high-quality housing on a Citydesignated “opportunity site,” and will provide affordable and market-rate housing.
The mixed use development on Lot 2 includes 24,973 sf of commercial space located on a busy commercial corridor, which is consistent with the economic goals and policies of the General Plan The commercial space is integrated into the overall development as well as compatible with the surrounding land uses.
SECTION 2. SEVERABILITY. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction such portion shall be deemed a separate, distinct and independent provision of such Ordinance and shall not affect the validity of the remaining portions thereof.
SECTION 3. REPEALS CONFLICTING ORDINANCES. All other ordinances of the City of Scotts Valley which are in conflict with this Ordinance are hereby repealed to the extent of such conflict.
SECTION 4. CEQA COMPLIANCE. The City Council approved a Final EIR for this project by Resolution No. 2020 on December 7, 2022.
SECTION 5. EFFECTIVE DATE. The above and foregoing ordinance was introduced for a first reading on December 7, 2022, and passed and adopted on December 21, 2022, at a duly held meeting of the City Council of the City of Scotts Valley by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
027
APPROVED:______________________________
Donna R. Lind, Mayor
ATTEST: ________________________________
Lauren Lambert, Deputy City Clerk
APPROVED
AS TO FORM: _____________________________
Kirsten Powell, City Attorney
028
Oakcreek Park Planned Development (APN 022-162-76)
¯ 0 250 500 Feet
11282022
Legend
Planned Development (PD)
Planned Development Map
City Council Ordinance No. 16-ZC-233
Exhibit A
029
RESOLUTION NO. 2020.2
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SCOTTS
VALLEY APPROVING MINOR LAND DIVISION MLD18-003 FOR THE
“OAK CREEK PARK” DEVELOPMENT TO SUBDIVIDE THE EXISTING
155,350 SF PARCEL INTO TWO LOTS TO ALLOW A MIXED-USE
COMMERCIAL AND RESIDENTIAL DEVELOPMENT WHICH INCLUDES
24,973 SF. OF COMMERCIAL, EIGHT TOWNHOMES, AND 44
APARTMENTS, LOCATED AT THE INTERSECTION OF MT. HERMON
ROAD AND GLEN CANYON ROAD/APN 022-162-76
WHEREAS, the City of Scotts Valley has received an application from Granum Partners (referred to as the “applicant”) for “Oak Creek Park” project to: 1) subdivide the existing 155,350 sf parcel into two lots to allow a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments; 2) change the existing General Plan land use designation on Lot 1 from Service Commercial to Medium High Residential; 3) change the zoning on Lot 1 from Service Commercial (C-S) to Medium High Residential (R-M-6); 4) add a zoning overlay on Lot 1 Medium High Residential/Planned Development (R-M-6/PD) and Lot 2 Service Commercial/Planned Development (C-S/PD) to allow for exceptions to the zoning regulations and to allow tailored development standards to fit the needs of the project; and 5) approve Planned Development/ Design Review Permits to evaluate the architecture and related site improvements, on the subject site, located at the intersection of Mt. Hermon Road and Glen Canyon Road/APN 022-162-76 (the “Application”); and WHEREAS, Granum Partners, (referred to as “applicant”) has presented substantial evidence which supports the application; and
WHEREAS, the Application was reviewed for completeness and is determined to be a “project” as defined by the California Environmental Quality Act (CEQA); and, WHEREAS, the application is a “project” pursuant to the California Environmental Quality Act (“CEQA”), which requires the preparation and certification of an Environmental Impact Report in accordance with the requirements of the California Environmental Quality Act (“CEQA”) and
WHEREAS, the City selected Kimley-Horn and Associates, an independent environmental consultant (“consultant”) to prepare a Draft Environmental Impact Report (“Draft EIR”), paid for by the applicant; and
WHEREAS, the Consultant prepared a Draft EIR (State Clearinghouse # 2019110250) in accordance with the State CEQA Guidelines and requirements. The Draft EIR was duly noticed, published, and distributed for a 45-day public review period from October 11, 2021 to November 30, 2021 and was made available for public review at the Planning Department at City Hall; and
030
WHEREAS, the City’s Consultant prepared a duly noticed and published Final Environmental Impact Report (Final EIR) on June 9, 2022, that was distributed to public agencies that commented on the Draft EIR, was made available at City Hall, Planning Department, the City’s website, and upon request at the Planning Department; and WHEREAS, the Planning Commission held a duly published and noticed public hearing on June 9, 2022, and September 8, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR and the requested planning permits (entitlements), take public testimony, and provide comments and recommendations to the City Council; and, after which, they recommended approval of the Final EIR and project to the City Council, subject to the recommended mitigation measures and amended conditions; and
WHEREAS, the City Council held a duly published and noticed public hearing on December 7, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR, the entitlements, and all other information in the record including, but not limited to, public testimony; and, WHEREAS, the City Council certified the Final EIR for the project by adoption of Resolution No. 2020; and
WHEREAS, the City Council desires to approve the Minor Land Division.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Scotts Valley (“Council”), that after careful consideration of the Application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, and incorporated herein by this reference, the Minor Land Division MLD18-003, for “Oak Creek Park” project to: 1) subdivide the existing 155,350 sf parcel into two lots to allow a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments, located at the intersection of Mt.
Hermon Road and Glen Canyon Road/APN 022-162-76, subject to the Mitigation Measures and the Mitigation Monitoring and Reporting Program in approved Resolution No. 2020 and Conditions of Approval in Exhibit A, which are attached hereto and incorporated herein by this reference is hereby approved subject to the following:
SECTION 1: Minor Land Division MLD18-003 as shown on the plans as submitted to the Planning Commission is hereby approved, based on the following findings, subject to Conditions of Approval in Exhibit A, attached hereto and incorporated herein.
1. That the locations of the commercial uses are in accordance with the objectives of the zoning ordinance and the purposes of the district in which the site is located. The mixed use development on Lot 2 meets the requirements of this finding in that one of the purposes of the Commercial-Service (C-S) zoning district is to provide appropriately located areas for retail stores, offices, and service establishments to meet the needs of the community. 031
2. That the proposed tentative map / minor land division, together with the provisions for its design and improvement, is consistent with the General Plan. The project meets the requirements of this finding in that the design of the Minor Land Division and its related property improvements are consistent with many goals and objectives of the General Plan, including LP-3, The City shall promote the availability of adequate sites for a variety of housing types and densities consistent with Housing Element goals and environmental constraints; LA-5 The City shall re-designate, as appropriate, non-residential land uses for residential use to meet the identified housing demand if the report of the Planning Director so justifies it; LP-28 The City shall promote availability of commercial sites to accommodate a mix of professional office, service commercial, and shopping center developments consistent with the environmental, service, and economics goals of the City; LP-33 Commercial developments shall be designed and screened in an attractive manner and thereafter maintained so as to integrate the entire development visually with the overall natural beauty of the Planning Area; LO-37 Ensure compatibility between commercial developments and surrounding land uses; and LP-45 Commercial land uses should be concentrated along the urban core of the City. The project is consistent with these General Plan policies in that it includes a General Plan Amendment to re-designate Lot 1 from Service Commercial to Medium High Residential. Residential development on this site expands and improves the City’s housing supply by developing high-quality housing on a City-designated “opportunity site,” and will provide affordable and market-rate housing. The mixed use development on Lot 2 includes 24,973 sf of commercial space located on a busy commercial corridor, which is consistent with the economic goals and policies of the General Plan The commercial space is integrated into the overall development as well as compatible with the surrounding land uses.
3. That the project site is physically suitable for the density of the land division.
The project meets the requirement of this finding in that the 3.6 - acre site contains sufficient spatial area for commercial building A and mixed-use building B, located on Lot 1, 8 townhouses located on Lot 2, and associated parking, landscaping, and related site improvements for the development. Public services are available, and utilities are of adequate capacity to accommodate the project.
4. That the design of the minor land division or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project meets the requirements of this finding in that the EIR includes mitigation that would reduce any environmental damage or impact to fish, wildlife or habitat to a less than significant level.
5. That the design of the minor land division or the type of improvements is not likely to cause serious public health problems. The project meets the requirement of this finding in that the project will not generate hazardous emissions nor store hazardous/combustible materials. The Oak Creek Park EIR concluded 032
that the project is not expected to cause serious public health problems.
6. That the design of the minor land division will not conflict with easements acquired by the public at large (for access through or use of property within the land division). The project meets the requirement of this finding in that the project will provide reciprocal access easements to adjacent parcels to integrate access from one parcel to another.
SECTION 2: Minor Land Division MLD18-003 shall lapse and shall become void on 7th of December, unless two (2) years from the date of this resolution or prior to the expiration date, a building permit is issued by the Building Division and construction has commenced and diligently pursued toward completion, or an extension of this approval is granted by the Planning Commission.
THE ABOVE AND FOREGOING RESOLUTION was duly and regularly adopted by the City Council of the City of Scotts Valley at a regular meeting held on the 7th day of December, 2022, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
APPROVED:
_______________________________
Donna Lind, Mayor
ATTEST:
_____________________________
Cathie Simonovich, City Clerk
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EXHIBIT A
STANDARD
1. Developer has agreed to and shall defend, indemnify and hold harmless the City of Scotts Valley, its elected officials, officers, agents, consultants and employees from any claim, action or proceeding against the City or its elected officials, officers, agents, consultants or employees to attach, set aside, void or annul any action of the City in connection with approvals under the California Environmental Quality Act or with respect to approval of the Project. The City shall promptly notify the developer of any such claim, action or proceeding and shall fully cooperate in defense.
2. After City Council approval, the property owner shall sign the Conditions of Approval (Exhibit A) agreeing to the Conditions of Approval prior to the issuance of any building permits, transfer of title, or within 30 days of approval of this application, whichever occurs first.
3. After City Council approval, the property owner shall have a signed and notarized copy of the Notice of Conditions of Approval recognizing this application (provided by the City), recorded at the County Recorder’s Office prior to issuance of any building permits or operation of the use.
4. All required building permits shall be obtained and the applicant shall pay all appropriate fees prior to commencement of any construction on the property.
PLANNING DEPARTMENT
Design
5. The color, materials, size, location, and design of the improvements shall match the approved plans. Modifications to the approved project may require approval by the Planning Commission at the discretion of the Community Development Director.
6. All mechanical equipment shall be screened from public view.
7. The outdoor storage of material is prohibited.
8. The emergency vehicle access gate shall be reviewed and approved by the City and other emergency responders, as necessary, prior to issuance of building permits. If required, the gate shall be modified to meet emergency services requirements.
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Landscaping
9. Landscape irrigation shall connect to the recycled water distribution system as prescribed by the Scotts Valley Water District.
10. The landscaping improvements shall be permanently maintained and irrigated.
The landscaping along Mt. Hermon Road on Lots 1 and 2 shall be uniformly landscaped and maintained. Such requirement shall be included in the project CC&Rs.
11. Landscaping Requirement. Applicant shall provide irrigated planters on the sidewalk in front of the tenant spaces on the south side of Mixed Use Building A and the north side of Commercial Building B.
12. Applicant shall provide a revised landscape plan to the Community Development Director for review and approval showing the exact location of the joint trench prior to obtaining building permits. If the location of the joint trench results in loss of landscaping, the applicant shall be required to take measures to improve the landscaping subject to the approval of the Community Development Director.
13. Applicant shall enter into a landscaping maintenance agreement with the City of Scotts Valley for the landscaping in the public right of way adjacent to Mount Hermon Road and Glen Canyon Road, prior to the issuance of any building permits.
14. This project shall connect to the City’s recycled water distribution system.
Signs
15. Signage shall be consistent with the sign program included in the plan set titled “Oak Creek Park,” dated October 2016, revised June 1, 2020.
16. Sign lighting shall be positioned to minimize light leakage beyond the sign perimeter and to minimize ambient light pollution. The light source shall not be directly visible.
Lighting
17. The lighting plan shall be reviewed and approved by the Community Development Director prior to issuance of building permit.
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18. All exterior lighting shall be the minimum necessary for security and all lighting shall be down shining with the light source not directly visible from adjacent properties. Where deemed necessary by the Community Development Director light cutoffs/shields shall be installed.
19. Parking lot lighting shall utilize technology to minimize light spill when the parking lot is not in use.
Trees
20. Prior to obtaining any building permits, applicant shall submit a report to the Planning Director, written by a certified arborist, addressing potential construction impacts to the redwoods located to the north of the project site and implement all recommendations included in the report.
21. All recommendations in the Tree Resource Evaluation prepared by Maureen Hamb Consulting Services dated July 2018, and the Arborist Report prepared by Kurt Fouts dated 11/10/2022 are incorporated as conditions of project approval.
22. The three sycamore trees growing at the perimeter of the site, near the intersection of Mount Hermon and Glen Canyon Roads shall be preserved and incorporated into the landscape plan for the project.
23. Additional trees shall be included in the lower parking lot, in a location approved by the Community Development Director, to further comply with SVMC Section
17.44.030(G)(7) which requires one shade tree for every four parking stalls.
24. Tree removal shall not occur until a grading or building permit has been issued for the project.
25. The final grading plans and improvement plans shall be reviewed and approved by the project Arborist prior to any grading and if deemed necessary additional tree preservation measures shall be applied to the project.
26. The project arborist shall place a monetary value on trees preserved on development sites and a surety bond in an amount equal to the value of the preserved trees shall be deposited with the city prior to issuance of a grading/building permit for the project. If damage occurs to the preserved trees during development and/or construction, funds will be drawn from the deposited amount. Funds remaining in the account will be returned to the applicant upon final inspection of the project.
27. During the pre-construction phase of development the project arborist shall inspect tree protection fencing and the completion of pre-construction treatments. This inspection shall be completed prior to the issuance of any grading or building permits.
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28. The project arborist shall routinely inspect the development site through the term of the project.
29. Upon completion of construction activities, the project arborist shall submit written documentation stating that all recommended tree preservation measures have been completed prior to Building Permit final for the project.
30. The cost of the project arborist review and implementation of conditions, site inspection and related work shall be borne by the applicant.
CC&R’s
31. CC&R's for the on-going management and maintenance of the site shall be approved by the City and executed by the property owner prior to approval of the final map. The CC&R's shall be approved by the City Attorney and recorded prior to building permit final. The property owner shall pay for all recording costs. The CC&Rs shall include provisions for the following:
a. Uniform standards for maintenance and upkeep of exterior buildings and grounds.
b. Utility maintenance provisions addressing commonly owned infrastructure including, but not limited to, landscaping water lines and bioretention facilities.
c. An enforcement mechanism for the City in case of failure to maintain the on-going maintenance and management of the parcels.
d. Maintenance of the drainage improvements, landscaping, including the landscaping located in the public right-of-way along Mt. Hermon Road. e. Shared parking for Lots 1 and 2.
Grading
32. All recommendations in the “Updated Geotechnical Investigation for the Oak Creek Par Project,” prepared by Haro, Kasunich and Associates, Inc., dated January 2018, are incorporated as conditions of project approval. The limits of grading shall be clearly marked on the site prior to the issuance of a grading or building permit.
Archaeology
33. If potential historical or unique archaeological resources are discovered during construction, suspend all work in the immediate vicinity (within approximately 50 037
feet) and avoid altering the materials and their context pending site investigation by a qualified archaeological or cultural resources consultant retained by the project applicant. Construction work shall not commence again until the archaeological or cultural resources consultant has been given an opportunity to examine the findings, assess their significance, and offer proposals for any additional exploratory measures deemed necessary for the further evaluation of, and/or mitigation of adverse impacts to, any potential historical resources or unique archaeological resources that have been encountered.
34. If the find is determined to be an historical or unique archaeological resource, and if avoidance of the resource would not be feasible, the archaeological or cultural resources consultant shall prepare a plan for the methodical excavation of those portions of the site that would be adversely affected. The plan shall be designed to result in the extraction of sufficient volumes of non-redundant archaeological data to address important regional research considerations. The work shall be performed by the archaeological or cultural resources consultant, and shall result in detailed technical reports. Such reports shall be deposited with the California Historical Resources Regional Information Center. Construction in the vicinity of the find shall be accomplished in accordance with current professional standards and shall not recommence until this work is completed.
35. The project applicant shall assure that project personnel are informed that collecting significant historical or unique archaeological resources discovered during development of the project is prohibited by law. Prehistoric or Native American resources can include chert or obsidian flakes, projectile points, mortars, and pestles; and dark friable soil containing shell and bone dietary debris, heataffected rock, or human burials. Historic resources can include nails, bottles, or other items often found in refuse deposits.
36. If human remains are discovered, there shall be no further excavation or disturbance of the discovery site or any nearby area reasonably suspected to overlie adjacent human remains until the project applicant has complied with the provisions of State CEQA Guidelines Section 15064.5(e). In general, these provisions require that the County Coroner shall be notified immediately. If the remains are found to be Native American, the County Coroner shall notify the Native American Heritage Commission within 24 hours. The most likely descendant of the deceased Native American shall be notified by the Commission and given the chance to make recommendations for the remains. If the Commission is unable to identify the most likely descendent, or if no recommendations are made within 24 hours, remains may be reinterred with appropriate dignity elsewhere on the property in a location not subject to further subsurface disturbance. If recommendations are made and not accepted, the Native American Heritage Commission will mediate the problem.
Air Quality
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37. Reduce Fugitive Dust
To reduce fugitive dust emissions, and the applicant shall require the following measures to be included as part of construction grading and building plans:
• Limit grading to 8.1 acres per day, and grading and excavation to 2.2 acres per day.
• Water graded/excavated areas and active unpaved roadways, unpaved staging areas, and unpaved parking areas at least twice daily or apply non‐toxic chemical soil stabilization materials per manufacturer’s recommendations. Frequency should be based on the type of operations, soil and wind exposure. • Prohibit all grading activities during periods of high wind (more than 15 mph). • Apply chemical soil stabilizers on inactive construction areas (disturbed lands within construction projects that are unused for at least four consecutive days). • All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or gravel for temporary roads and any other methods approved in advance by MBARD.
• Exposed ground areas that are planned to be reworked for durations longer than 1 month after initial grading shall be sown with a fast germinating, non‐invasive grass seed and watered until vegetation is established. • Plant vegetative ground cover in disturbed areas as soon as possible. • Use street sweepers, water trucks, or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the project site. Reclaimed (non‐potable) water should be used whenever possible;
• Spray dirt stock pile areas daily as needed.
• Place gravel on all roadways and driveways as soon as possible after grading. In addition, construct building pads as soon as possible after grading unless seeding, soil binders, or frequent water application are used.
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site.
• All trucks hauling dirt, sand, soil, or other loose materials shall be covered or shall maintain at least 2 feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California Vehicle Code Section 23114. • Unpaved road travel shall be limited to the extent possible, for example, by limiting the travel to and from unpaved areas, by coordinating movement between work areas rather than to central staging areas, and by busing workers where feasible. 039
• Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the project site, and inspect vehicle tires to ensure they are free of soil prior to carry‐out to paved roadways. • Sweep streets at the end of each day, or as needed, if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water shall be used where feasible.
Biological Resources
38.Focused Plant Surveys
Within one year prior to issuance of grading permits, and/or any clearing, grading, or excavation work on the project site, the project applicant shall have a qualified biologist conduct a spring season plant survey, with a focus on the coastal prairie and the bottom of the detention basin. The survey shall ascertain whether the site supports any special status plant species. The survey findings shall be subject to review by the City of Scotts Valley. If no special status species are found, no additional actions are required. If special status species are found on site, the applicant shall confer with regulating agencies (i.e., City, CDFW, and/or USFWS) on measures to avoid, minimize, or compensate for the impact. A mitigation plan shall be prepared and implemented that outlines provides preservation, salvage, or presents other compensation for the impact, such that impacts are reduced to a less than significant level.
39. Avoid Nesting Birds
The applicant shall schedule tree removal to occur between September 1 and March 1 of any given year, which is outside the bird nesting season for Central California Coast to avoid impacting nesting birds, if present. Because this tree grove is adjacent to very busy roadways, it would be difficult to detect nesting birds by listening for their vocalizations; the dense acacia vegetation also makes it difficult to ascertain visually if any small bird nests such as hummingbirds are present. Therefore, this measure to avoid impacts to nesting birds, is the only practical method to avoid disturbance or destruction of active bird nests, if any are present.
Geology and Soils
40. Implement geotechnical report recommendations.
The project applicant shall ensure that the project incorporates appropriate geotechnical recommendations for the seismic ground shaking, seismic-related ground failure and liquefaction, landslide susceptibility, erosion and erosion control, soil stability, expansive soils, and any other appropriate issue. Prior to building permit issuance, the project geotechnical engineer shall review the plans submitted for a grading/building for compliance with the recommendation of the 040
geotechnical report. Once the plans comply with the recommendations, the project geotechnical engineer shall provide a plan review letter stating that the project design meets all of the geotechnical report recommendations.
Noise and Vibration
41. Construction Noise Reduction
To reduce the effects of construction noise, the project applicant shall ensure that the following notes are included as part of all relevant grading and building construction plans:
Construction Equipment. Properly maintain construction equipment and ensure that all internal combustion engine driven machinery with intake and exhaust mufflers and engine shrouds (if the equipment had such devices installed as part of its standard equipment package) that are in good condition and appropriate for the equipment. Equipment engine shrouds shall be closed during equipment operation. The project applicant shall require all contractors, as a condition of contract, to maintain and tune-up all construction equipment to minimize noise emissions.
Vehicle and Equipment Idling. Construction vehicles and equipment shall not be left idling for longer than 5 minutes when not in use.
Stationary Equipment. All noise-generating stationary equipment, such as air compressors or portable power generators, shall be located as far as possible from sensitive receptors. Temporary noise barriers shall be constructed to screen stationary noise generating equipment when located near adjoining sensitive land uses. Temporary noise barriers could reduce construction noise levels by 10 dBA.
Construction Route. All construction traffic to and from the project site shall be routed via designated truck routes where feasible. All construction-related heavy truck traffic in residential areas shall be prohibited where feasible.
Workers’ Radios. All noise from workers’ radios shall be controlled to a point that they are not audible at sensitive receptors near the construction activity.
Construction Plan. Prior to issuance of any grading and/or building permits, the contractor shall prepare and submit to the City of Scotts Valley Building Department for approval a detailed construction plan identifying the schedule for major noise-generating construction activity.
Disturbance Coordinator. A “noise disturbance coordinator” shall be designated by the contractor and be responsible for responding to any local complaints about construction noise. The noise disturbance coordinator shall determine the cause of the noise complaint (e.g. starting too early, bad muffler, etc.) and shall require that reasonable measures warranted to correct the problem be implemented. The coordinator shall conspicuously post a name and telephone number for the 041
disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule.
Transportation
42. Mt. Hermon Road Project Site Access
Prior to issuance of the grading permit, the project applicant shall submit an analysis by a qualified traffic engineer demonstrating that ingress access from Mt.
Hermon Road is designed to adequately accommodate bus access to the existing transit stop (even if not currently used) and provide safe access for vehicles entering the project site from Mt. Hermon Road.
43. Applicant shall comply with all VMT requirements as discussed in the EIR.
Affordable Housing
44. The developer shall comply with Title 14 of the City’s Municipal Code and all applicable City of Scotts Valley Affordable Housing Policies and Procedures for the implementation of Affordable Housing.
45. The developer shall enter into an Affordable Housing Agreement with the City of Scotts Valley prior to Final Map recordation. Affordability levels and unit size shall be provided as shown in the table below.
Very Low Low Moderate
1 – Studio 2 – One Bedrooms 1 – Two Bedroom
1 – One Bedroom 1 – Two Bedroom 1 – Three Bedroom
1 – Two Bedroom
3 Units 3 Units 2 Units
Construction Phasing
46. Before any grading or building permit issuance for either Lot 1 or Lot 2, the developer shall prepare a draft phasing plan agreement of the proposed construction phasing of the commercial component of the project, for review and approval by the City which memorializes the following: Prior to the issuance of a Certificate of Occupancy for any of the units on Lot 1, Building A and the commercial component of Building B shall be constructed and in “turnkey” condition which includes but is not limited to, full standard interior wall finishes, heating & air ventilation systems, water service meter connections, and sewer 042
connections. In addition, all applicable fees shall be paid. The purpose of the agreement is to provide “turn-key” commercial buildings.
Building Department
47. The developer shall obtain any required grading and/or building permit(s) and pay applicable fees.
48. Winter grading shall require prior review and approval by the City.
49. The developer shall pay all applicable City development impact fees before grading and/or building permit issuance.
50. The developer shall pay school impact fees to the Scotts Valley Unified School District before building permit issuance.
51. All trades of electrical, plumbing and mechanical will be issued under one building permit for said project (General Contractor permittee). All subcontractors shall provide their contractor’s license number and their workers compensation insurance information to the Building Department.
52. Applicant shall remove all references to “apartments” on the electrical sheets in the plan set and revise to read “townhomes” prior to City Council consideration.
53. All buildings shall be designed to comply with the current California Building Code, California Mechanical Code, California Electrical Code, California Plumbing Code, California Energy Code and California Green Building Code, in effect at the time of building permit application.
54. The building permit plans must comply with the current California Plumbing and Green Building Code for water-conserving fixtures and fittings and with the CA Energy Commission Building Energy Efficiency Standards, which includes energysaving fixtures and appliances to be used throughout the building.
55. All structures shall comply with the most current California Energy Commission Standards (California Energy Code).
56. All new construction shall comply with the California Green Building Code and the City’s current Green Building Guidelines, which require various low-impactdevelopment and resource efficient techniques, to the satisfaction of the CDD.
57. Structural calculations shall be submitted and wet-signed by the Engineer of record.
58. A Special Inspection form shall be submitted and the names of Special Inspectors 043
with certifications as required shall be provided.
59. A soils report by a qualified geologic engineer shall be submitted with the application for any building permits. The developer shall submit a plan review letter from the project Geotechnical Engineer confirming that the construction documents comply with the project geotechnical engineer’s recommendations.
60. The developer shall comply with the City’s standard erosion control measures. The plans submitted for a building permit must include best management practices (e.g. erosion control practices and procedures) during construction, which include complying with Regional Air Quality Control Board emissions for construction equipment.
61. Site drainage erosion control and foundation plans must be reviewed and approved by the soils engineer of record.
62. To ensure that City requirements are met, the developer shall specify to the Building Official the off-site disposal location of any exported soil material at a preconstruction meeting or before grading permit issuance. If the disposal site is located outside the City, the site shall be a legal facility such as a licensed landfill or permitted fill site.
63. Developer shall submit a plan showing temporary (during construction) and permanent erosion control measures will need to be submitted to the Regional Water Quality Control Board (RWQCB), the agency that administers NPDES, and the City Building Department for review and approval.
64. A completed City of Scotts Valley Construction and Waste Management Plan form shall be submitted with the Building permit application.
65. The project shall comply with all California Building Code Accessibility requirements and show the required features as they apply to this project.
66. If grading in the rainy season (October 15th to April 15th) is necessary, approvals from the Building Department shall be obtained.
67. The location of all soil to be exported shall be reviewed and approved by the Building Official prior to issuance of a grading or building permit.
City Public Works Department
68. A final subdivision or parcel map in conformance with the California Government Code, Section 66410 et seq, and with the City Subdivision Ordinance, and including the conditions of the tentative subdivision map, shall be filed to the satisfaction of the Public Works Director/City Engineer. 044
69. All required documents, final or parcel map sheets, covenants, developer and city improvement agreements and bonds, shall be provided to the satisfaction of the Public Works Director/City Engineer prior to the recordation of any final map or application for any building permit. (Applicant should be advised that officials of Santa Cruz County, such as the Auditor-Controller, Recorder and Clerk of the Board have requirements, such as payment of taxes and present title guarantee, which precede recordation of the map.)
70. Engineered Improvement Plans shall be submitted for all on-site and off-site work and will be approved by the Public Works Director/City Engineer. On-site and offsite (encroachment) civil engineering permits must be issued by the City prior to commencing any work. Improvement Plans shall include any necessary grading, drainage, masonry retaining walls, driveway, utilities, utility pole relocation, frontage improvement and/or repair of sidewalk, curb and gutter or similar facilities required satisfying tentative map conditions to the satisfaction of the Public Works Director/City Engineer. All improvements shall conform to the design standards contained in text and illustration in the "City of Scotts Valley Standard Details", latest revision adopted by the City Council.
71. Applicant shall construct street improvements for the full parcel frontage in accordance with the City of Scotts Valley Standard Details, latest revision, adopted by the City Council.
72. Engineered improvement plans for all work, signed and prepared under the direction of a registered civil engineer, shall be approved by the Public Works Director/City Engineer prior to commencing work.
73. All work in the public right-of-way will require an encroachment permit application made to the satisfaction of the Public Works Director/City Engineer. The civil onsite work, as plan reviewed by the Public Works Department, will require an onsite civil engineering permit and inspection.
74. All public improvements shall be guaranteed by written Agreement with the city, Faithful Performance Bond, and Labor and Material men's Bond, to the satisfaction of the Public Works Director/City Engineer.
75. All signing and striping shall be approved and completed as required by the Public Works Department, and shall be in conformance with current editions of Transportation and Traffic Engineering Handbook, by the Institute of Transportation Engineers, and the State Department of Transportation "Standard Specifications".
76. The project shall connect to the sanitary sewer system and existing septic systems, if any, shall be properly abandoned. Grease interceptors to be added to the system pursuant to the requirements of City of Scotts Valley Municipal Code
13.04.055.
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77. Applicant shall comply with SVMC Chapter 16.35 – Dedication of land for Park and Recreation Purposes.
78. Applicant shall pay the cost to accomplish the utility design and construction to underground the telephone, electric power, and television cables in each project contained easement, private or public road frontage. This under grounding of utilities to remove utility poles comes in addition to the state required under grounding of transmission for the project and any new service connections.
79. The final map shall be submitted to the City's Public Works Department on an AutoCAD drawing version 2018 LT or earlier electronic version and .pdf prior to recording.
80. Applicant shall submit electric files for all civil plans (.dwg and .pdf) for review and As-Builts (.dwg and .pdf) when project is completed.
81. Applicant shall submit a completed "segregation of assessment" form for each assessment district in which the subdivision participates.
82. Prior to the filing of the final/parcel map, applicant shall contact the Santa Cruz County Assessor's Office or the Local Agency Formation Commission (LAFCO) to ensure that the subdivided property is within a single tax code.
83. Pursuant to City Council action on March 3, 2010, the Applicant shall conduct a Traffic Impact Study to address the Mount Hermon Road/Scotts Valley Drive and Mount Hermon Road /La Madrona Drive intersections to determine the additional peak hour trips through the intersections. Specifically AM and PM peak hour trips for Mount Hermon Road /Scotts Valley Drive and PM only peak hour trips for Mount Hermon Road /La Madrona Drive. The study will also determine if the additional trips will degrade the Level of Service (LOS) of the intersections. The findings of the study will determine the amount owed for the Mount Hermon Road traffic mitigations fair share contribution. The Applicant shall conclude this study and pay any associated fees prior to tentative map approval.
84. The applicant shall repair any damage caused to the City streets [or the private roadway] by applicant or its contractors, consultants, and/or employees prior to issuance of a certificate of occupancy. A videotape log, DVD format, clearly showing the existing condition of the applicable street to the project site shall be presented to the Department of Public Works prior to the start of construction.
Applicant is advised that, absent clear video evidence to the contrary, road damage must be repaired to the satisfaction of the City prior to issuance of a certificate of occupancy. Damage assessment will be at the sole discretion of the City.
85. Full frontage of Glen Canyon Road and NW lanes of Mount Hermon Road that 046
front the project need full slurry and striping prior to permit sign off, including all bike lanes fronting project need to be updated to latest bike lane and symbols will be thermal plastic treatments approved by DPW.
86. Prior to issuance of building permit, provide letter from City’s hauler, Greenwaste, approving site design and serviceability. 831.768-9505. Project shall be design in compliance with SB1383 requiring collection of 3 waste streams for all customer types. Garbage, Recycle and Compost/Food Waste. Ensure adequate space for cart service (residential) and trash enclosure space (commercial/multifamily.) Stormwater Management Plan:
87. Applicant shall construct storm drain facilities in conformance with data and analysis in the adopted City of Scotts Valley Storm Drain Master Plan, December 1989 and in accordance with the city’s SWMP Ordinance No. 184.1.
88. A registered civil engineer shall provide storm (hydrologic and hydraulic) calculations for appropriate storm drain facilities to control on-site drainage and mitigate off-site impacts. The design shall follow the criteria contained in the City of Scotts Valley Standard Details and the data and analysis contained in the latest adopted City of Scotts Valley Storm Drainage Master Plan.
89. Development shall not increase the rate of flow (cubic feet per second) or velocity (feet per second) of site run-off water to any off-site drainage areas beyond the measured or calculated pre-project rate and velocity. Impervious area must be shown on coversheet.
See the Stormwater Technical Guide on the Scotts Valley City website for requirements and formatting under Public Works
Dedication of land for Park and Recreational Purposes:
90. Applicant shall comply with SVMC Chapter 16.35 – Dedication of land for Park and Recreation Purposes.
91. Applicant shall pay the cost to accomplish the utility design and construction to underground the telephone, electric power, and television cables in each project contained easement, private or public road frontage. This under grounding of utilities to remove utility poles comes in addition to the state required under grounding of transmission for the project and any new service connections.
92. The final map shall be submitted to the City's Public Works Department on an AutoCAD drawing version 2018 LT or earlier electronic version prior to recording.
93. Applicant shall submit electric files for all civil plans for review and As-Builts when 047
project is completed.
94. Applicant shall submit a completed "segregation of assessment" form for each assessment district in which the subdivision participates.
95. Prior to the filing of the final/parcel map, applicant shall contact the Santa Cruz County Assessor's Office or the Local Agency Formation Commission (LAFCO) to ensure that the subdivided property is within a single tax code.
96. Pursuant to City Council action on March 3, 2010, the Applicant shall modify the Traffic Impact Study to address the Mount Hermon Road/Scotts Valley Drive and Mount Hermon Road /La Madrona Drive intersections to determine the additional peak hour trips through the intersections. Specifically, AM and PM peak hour trips for Mount Hermon Road /Scotts Valley Drive and PM only peak hour trips for Mount Hermon Road /La Madrona Drive. The study will also determine if the additional trips will degrade the Level of Service (LOS) of the intersections. The findings of the study will determine the amount owed for the Mount Hermon Road traffic mitigations fair share contribution. The Applicant shall conclude this study and pay any associated fees at the time of tentative map submittal.
97. The applicant shall repair any damage caused to the City streets [or the private roadway] by applicant or its contractors, consultants, and/or employees prior to issuance of a certificate of occupancy. A videotape log, DVD format, clearly showing the existing condition of [the applicable street] to the project site shall be presented to the Department of Public Works prior to the start of construction.
Applicant is advised that, absent clear video evidence to the contrary, road damage must be repaired to the satisfaction of the City prior to issuance of a certificate of occupancy. Damage assessment will be at the sole discretion of the City.
98. Full frontage of Glen Canyon Road and NW lanes of Mount Hermon Road that front the project need full slurry and striping prior to permit sign off, including all bike lanes fronting project need to be updated to latest bike lane and symbols will be thermal plastic treatments approved by DPW.
99. Prior to issuance of building permit, provide letter from City’s hauler, Greenwaste, approving site design and serviceability. 831.768-9505. Project shall be design in compliance with SB1383 requiring collection of 3 waste streams for all customer types. Garbage, Recycle and Compost/Food Waste. Ensure adequate space for cart service (residential) and trash enclosure space (commercial/multi-family).
Scotts Valley Fire Protection District
100. All structures shall be protected by a fire sprinkler system. Systems shall be appropriately designed in accordance with Chapter 9 of the California Fire Code 048
and the National Fire Protection Association (NFPA) Standards. The standard will be dependent upon which building is to be protected.
101. All structures shall be protected by an automatic manual fire alarm system designed and installed in accordance with Chapter 9 of the California Fire Code and NFPA 72.
102. All residential units shall also have low frequency audible devices installed for annunciation of any general alarm.
103. Each commercial suite shall have at minimum 1 (one) manual pull station installed. 104. All residential units designated as ADA Compliant shall also have audio/visual notification for occupants upon annunciation of an y general alarm. 105. Buildings obtaining commercial suites may also be subject to the installation of an Emergency Responder Radio Coverage system in accordance with section 510 of the California Fire Code This requirement will be dependent on type(s) of construction.
Scotts Valley Water District (SVWD)
106. The Scotts Valley Water District shall review a detailed landscape irrigation plan prior to the issuance of a building permit from the City of Scotts Valley.
049
RESOLUTION NO. 2020.3
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SCOTTS
VALLEY APPROVING A PLANNED DEVELOPMENT PERMIT PD18-002, AND DESIGN REVIEW PERMIT DR18-007, FOR THE “OAK CREEK
PARK PROJECT,” A MIXED-USE COMMERCIAL AND RESIDENTIAL
DEVELOPMENT WHICH INCLUDES 24,973 SF. OF COMMERCIAL,
EIGHT TOWNHOMES, AND 44 APARTMENTS LOCATED AT THE
INTERSECTION OF MT. HERMON ROAD AND GLEN CANYON
ROAD/APN 022-162-76
WHEREAS, the City of Scotts Valley has received an application from Granum Partners (referred to as the “applicant”) for “Oak Creek Park” project to: 1) subdivide the existing 155,350 sf parcel into two lots to allow a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments; 2) change the existing General Plan land use designation on Lot 1 from Service Commercial to Medium High Residential; 3) change the zoning on Lot 1 from Service Commercial (C-S) to Medium High Residential (R-M-6); 4) add a zoning overlay on Lot 1 Medium High Residential/Planned Development (R-M-6/PD) and Lot 2 Service Commercial/Planned Development (C-S/PD) to allow for exceptions to the zoning regulations and to allow tailored development standards to fit the needs of the project; and 5) approve Planned Development/ Design Review Permits to evaluate the architecture and related site improvements, on the subject site, located at the intersection of Mt. Hermon Road and Glen Canyon Road/APN 022-162-76 (the “Application”); and, WHEREAS, Granum Partners, (referred to as “applicant”) has presented substantial evidence which supports the Application; and
WHEREAS, the Application was reviewed for completeness and is determined to be a “project” as defined by the California Environmental Quality Act (CEQA); and WHEREAS, the Application is a “project” pursuant to the California Environmental Quality Act (“CEQA”), which requires the preparation and certification of an Environmental Impact Report in accordance with the requirements of CEQA; and WHEREAS, the City selected Kimley-Horn and Associates, an independent environmental consultant (“consultant”) to prepare a Draft Environmental Impact Report (“Draft EIR”), paid for by the applicant; and
WHEREAS, the Consultant prepared a Draft EIR (State Clearinghouse # 2019110250) in accordance with the State CEQA Guidelines and requirements. The Draft EIR was duly noticed, published, and distributed for a 45-day public review period from October 11, 2021 to November 30, 2021 and was made available for public review at the Planning Department at City Hall; and
050
WHEREAS, the City’s Consultant prepared a duly noticed and published Final Environmental Impact Report (Final EIR) on June 9, 2022, that was distributed to public agencies that commented on the Draft EIR, was made available at City Hall, Planning Department, the City’s website, and upon request at the Planning Department; and WHEREAS, the Planning Commission held a duly published and noticed public hearing on June 9, 2022, and September 8, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR and the requested planning permits (entitlements), take public testimony, and provide comments and recommendations to the City Council; and, after which, they recommended approval of the Final EIR and project to the City Council, subject to the recommended mitigation measures and amended conditions; and
WHEREAS, the City Council held a duly published and noticed public hearing on December 7, 2022, pursuant to the requirements of the Scotts Valley Municipal Code and State Law, to review and consider the Final EIR, the entitlements, and all other information in the record including, but not limited to, public testimony; and, WHEREAS, the City Council certified the Final EIR for the project by adoption of Resolution No. 2020; and
WHEREAS, the City Council desires to approve the Planned Development Permit and the Design Review Permit.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Scotts Valley (“Council”), that after careful consideration of the Application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, and incorporated herein by this reference, Planned Development Permit PD18-002, for the “Oak Creek Park” project for the development of a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments, on a 3.56 acre parcel located at the intersection of Mt. Hermon Road and Glen Canyon Road/APN 022-162-76, is hereby approved subject to the Mitigation Measures and the Mitigation Monitoring and Reporting Program approved in Resolution No. 2020 and Conditions of Approval in Exhibit A, which are attached hereto and incorporated herein by this reference based on the following:
1. The planned development permit as issued furthers the policies of the General Plan. The project is consistent with many goals and objectives of the General Plan, including LP-3, The City shall promote the availability of adequate sites for a variety of housing types and densities consistent with Housing Element goals and environmental constraints; LA-5 The City shall re-designate, as appropriate, nonresidential land uses for residential use to meet the identified housing demand if the report of the Planning Director so justifies it; LP-28 The City shall promote availability of commercial sites to accommodate a mix of professional office, service commercial, and shopping center developments consistent with the environmental, service, and economics goals of the City; LP-33 Commercial developments shall be designed and 051
screened in an attractive manner and thereafter maintained so as to integrate the entire development visually with the overall natural beauty of the Planning Area; LO37 Ensure compatibility between commercial developments and surrounding land uses; and LP-45 Commercial land uses should be concentrated along the urban core of the City. The project is consistent with these General Plan policies in that it includes a General Plan Amendment to re-designate Lot 1 from Service Commercial to Medium High Residential. Residential development on this site expands and improves the City’s housing supply by developing high-quality housing on a City-designated “opportunity site,” and will provide affordable and market-rate housing. The mixed use development on Lot 2 includes 24,973 sf of commercial space located on a busy commercial corridor, which is consistent with the economic goals and policies of the General Plan The commercial space is integrated into the overall development as well as compatible with the surrounding land uses.
2. The planned development permit, as issued, conforms in all respects to the planned development zoning of the property. The project meets the requirements of this finding in that approval of the PD Permit will require development consistent with the planned development zoning.
3. The interrelationship between orientation, location, mass and scale of building volumes, and elevations of proposed buildings, structures and other uses onsite are appropriate, compatible, and aesthetically harmonious. The project meets the requirements of this finding in that the siting and size of the residential, mixed use and commercial buildings will be compatible within the project. Lot 1 includes eight townhome style, 3-bedroom apartments housed within two separate buildings (Buildings C and D). Lot 2 includes two buildings, Building A and Building B.
Building B would consist of 9,910 sf of commercial use which fronts Glen Canyon Road, and Building A includes 14,931 sf of ground floor commercial space, for a total of 24,973 sf of commercial use on Lot 2. The residential townhomes on Lot 1 are architecturally compatible and aesthetically harmonious because façade treatments for both buildings include a sloped standing seam metal roof, painted gutters, wood balcony railings, painted shingle siding, painted fiberglass windows and doors and painted stucco chimneys. The mixed use development on Lot 2 is appropriate on this site because it is located along a busy commercial corridor, consistent with the economic goals and policies of the General Plan. The buildings are architecturally compatible in that they have a consistent architectural style, which includes painted wood and sheet metal parapet, painted stucco siding, aluminum storefront windows and doors and a sloped standing seam metal roof. In addition, the surface parking lot and 12’ wide sidewalks which separates Buildings A and B, create a “main street” commercial core, which creates an aesthetically pleasing active space. The residential units are located to the rear of the project site, on the third and fourth floors of Building A, above the commercial space which provides adequate separation for privacy.
4. The environmental impacts of the project have been reviewed and considered.
The project meets the requirements of this finding in that the City has prepared an EIR in accordance with CEQA. The project will not result in new or substantially more 052
severe project or cumulative impacts in any of the environmental topics addressed in the EIR;
NOW, THEREFORE, BE IT FURTHER RESOLVED by the City Council of the City of Scotts Valley (“Council”), that after careful consideration of the Application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, and incorporated herein by this reference, Design Review Permit DR18-007, for the “Oak Creek Park” project for the development of a mixed-use commercial and residential development which includes 24,973 sf. of commercial, eight townhomes, and 44 apartments, on a 3.56 acre parcel located at the intersection of Mt.
Hermon Road and Glen Canyon Road/APN 022-162-76, is hereby approved subject to the Mitigation Measures and the Mitigation Monitoring and Reporting Program approved in Resolution No. 2020 and Conditions of Approval in Exhibit A, which are attached hereto and incorporated herein by this reference based on the following:
1. The siting of any structure on the property as compared to the siting of other structures in the immediate neighborhood is appropriate. The project meets the requirement of this finding in that the proposed townhomes on Lot 1 and commercial building (Building B) on Lot 2 are proposed to be set back a minimum of 20 feet from Mt.
Hermon Road and Glen Canyon Road and includes landscaping to help soften their appearance. Building B fronts Mt. Hermon Road and is consistent in scale and height with the one-story office building to the east. The parking lot (located between Buildings A and B) will have landscaping and most of the parking spaces will be screened by buildings or will be set back from Mt. Hermon Road to minimize street views of parked cars. Building A, situated behind Building B on the project site, is proposed to be a mixed-use building with two residential levels over two levels of parking/commercial uses. To help reduce mass and height, the existing hillside would be graded so that a portion of the parking structure would be below grade.
2. The materials, colors, proportion, mass and detail of all structures shall be in good proportion, have simplicity of mass and detail and be compatible in appearance with surrounding structures. There shall be an appropriate use of materials. Colors shall be appropriate within the context of use and should blend with surrounding structures. The project meets the requirements of this finding in that the building architecture includes sloped rooflines, articulated with varied forms, patterns, and massing. Building materials would consist of painted wood, stucco, exposed concrete, stone veneer, standing seam metal roofs, and aluminum and fiberglass windows, all of which are compatible in appearance with surrounding structures.
3. Landscaping and irrigation plans shall be required on the site. Landscaping shall be in keeping with the character or design of the building. Existing trees shall be preserved wherever possible. The project meets the requirements of this finding in that the project proposes irrigated landscaping interspersed throughout the site including a variety of ground covers, vines, and medium height bushes. Planting areas surround the residential buildings and the perimeter of the site, and two bioretention swales would be located on both sides of the driveway from Mount Hermon Road. In addition, three 053
sycamore trees growing at the perimeter of the site, near the intersection of Mount Hermon and Glen Canyon Roads would be preserved and incorporated into the landscape plan for the project. A condition of approval has been included requiring the uniform maintenance of landscaping along Mt. Hermon Road to create a pleasing entrance to the City of Scotts Valley.
4. The size, location and arrangement of on-site parking and paved areas shall be appropriate. The project meets the requirements of this finding in that the proposed project complies with the zoning code requirements and has been designed to accommodate 208 parking spaces. The townhomes on Lot 1 have in-unit garages on the first floor that provide two parking spaces per unit, for a total of 16 spaces. Building A includes 21 commercial and 101 residential parking spaces, three of which will be handicap accessible, 58 spaces are provided in the surface lot between Buildings A and B and the 18 spaces on Lot 1 are proposed to be shared, which would necessitate a shared parking arrangement.
5. For ingress, egress and internal traffic circulation, all the above factors shall be related to the setting or established character of the neighborhood or surrounding area. The project meets the requirements of this finding in that the Oak Creek Park EIR studied ingress, egress, and internal traffic circulation. The plan reflects the City’s and Scotts Valley Fire Protection District requirements. The project will provide reciprocal access easements to adjacent properties to ensure adequate pedestrian and emergency vehicle access The existing reciprocal easement located on APN 22-162-72 and a portion of APN 22-162-68 shall remain in place. If it needs to be modified, it shall be reviewed and approved by the City prior to recordation of the final map.
THE ABOVE AND FOREGOING RESOLUTION was duly and regularly adopted by the City Council of the City of Scotts Valley at a regular meeting held on the 7th day of December, 2022, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
APPROVED:
_______________________________
Donna Lind, Mayor
ATTEST:
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_____________________________
Cathie Simonovich, City Clerk
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EXHIBIT A
STANDARD
1. Developer has agreed to and shall defend, indemnify and hold harmless the City of Scotts Valley, its elected officials, officers, agents, consultants and employees from any claim, action or proceeding against the City or its elected officials, officers, agents, consultants or employees to attach, set aside, void or annul any action of the City in connection with approvals under the California Environmental Quality Act or with respect to approval of the Project. The City shall promptly notify the developer of any such claim, action or proceeding and shall fully cooperate in defense.
2. After City Council approval, the property owner shall sign the Conditions of Approval (Exhibit A) agreeing to the Conditions of Approval prior to the issuance of any building permits, transfer of title, or within 30 days of approval of this application, whichever occurs first.
3. After City Council approval, the property owner shall have a signed and notarized copy of the Notice of Conditions of Approval recognizing this application (provided by the City), recorded at the County Recorder’s Office prior to issuance of any building permits or operation of the use.
4. All required building permits shall be obtained and the applicant shall pay all appropriate fees prior to commencement of any construction on the property.
PLANNING DEPARTMENT
Design
5. The color, materials, size, location, and design of the improvements shall match the approved plans. Modifications to the approved project may require approval by the Planning Commission at the discretion of the Community Development Director.
6. All mechanical equipment shall be screened from public view.
7. The outdoor storage of material is prohibited.
8. The emergency vehicle access gate shall be reviewed and approved by the City and other emergency responders, as necessary, prior to issuance of building permits. If required, the gate shall be modified to meet emergency services requirements.
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Landscaping
9. Landscape irrigation shall connect to the recycled water distribution system as prescribed by the Scotts Valley Water District.
10. The landscaping improvements shall be permanently maintained and irrigated.
The landscaping along Mt. Hermon Road on Lots 1 and 2 shall be uniformly landscaped and maintained. Such requirement shall be included in the project CC&Rs.
11. Landscaping Requirement. Applicant shall provide irrigated planters on the sidewalk in front of the tenant spaces on the south side of Mixed Use Building A and the north side of Commercial Building B.
12. Applicant shall provide a revised landscape plan to the Community Development Director for review and approval showing the exact location of the joint trench prior to obtaining building permits. If the location of the joint trench results in loss of landscaping, the applicant shall be required to take measures to improve the landscaping subject to the approval of the Community Development Director.
13. Applicant shall enter into a landscaping maintenance agreement with the City of Scotts Valley for the landscaping in the public right of way adjacent to Mount Hermon Road and Glen Canyon Road, prior to the issuance of any building permits.
14. This project shall connect to the City’s recycled water distribution system.
Signs
15. Signage shall be consistent with the sign program included in the plan set titled “Oak Creek Park,” dated October 2016, revised June 1, 2020.
16. Sign lighting shall be positioned to minimize light leakage beyond the sign perimeter and to minimize ambient light pollution. The light source shall not be directly visible.
Lighting
17. The lighting plan shall be reviewed and approved by the Community Development Director prior to issuance of building permit.
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18. All exterior lighting shall be the minimum necessary for security and all lighting shall be down shining with the light source not directly visible from adjacent properties. Where deemed necessary by the Community Development Director light cutoffs/shields shall be installed.
19. Parking lot lighting shall utilize technology to minimize light spill when the parking lot is not in use.
Trees
20. Prior to obtaining any building permits, applicant shall submit a report to the Planning Director, written by a certified arborist, addressing potential construction impacts to the redwoods located to the north of the project site and implement all recommendations included in the report.
21. All recommendations in the Tree Resource Evaluation prepared by Maureen Hamb Consulting Services dated July 2018, and the Arborist Report prepared by Kurt Fouts dated 11/10/2022 are incorporated as conditions of project approval.
22. The three sycamore trees growing at the perimeter of the site, near the intersection of Mount Hermon and Glen Canyon Roads shall be preserved and incorporated into the landscape plan for the project.
23. Additional trees shall be included in the lower parking lot, in a location approved by the Community Development Director, to further comply with SVMC Section
17.44.030(G)(7) which requires one shade tree for every four parking stalls.
24. Tree removal shall not occur until a grading or building permit has been issued for the project.
25. The final grading plans and improvement plans shall be reviewed and approved by the project Arborist prior to any grading and if deemed necessary additional tree preservation measures shall be applied to the project.
26. The project arborist shall place a monetary value on trees preserved on development sites and a surety bond in an amount equal to the value of the preserved trees shall be deposited with the city prior to issuance of a grading/building permit for the project. If damage occurs to the preserved trees during development and/or construction, funds will be drawn from the deposited amount. Funds remaining in the account will be returned to the applicant upon final inspection of the project.
27. During the pre-construction phase of development the project arborist shall inspect tree protection fencing and the completion of pre-construction treatments. This inspection shall be completed prior to the issuance of any grading or building permits.
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28. The project arborist shall routinely inspect the development site through the term of the project.
29. Upon completion of construction activities, the project arborist shall submit written documentation stating that all recommended tree preservation measures have been completed prior to Building Permit final for the project.
30. The cost of the project arborist review and implementation of conditions, site inspection and related work shall be borne by the applicant.
CC&R’s
31. CC&R's for the on-going management and maintenance of the site shall be approved by the City and executed by the property owner prior to approval of the final map. The CC&R's shall be approved by the City Attorney and recorded prior to building permit final. The property owner shall pay for all recording costs. The CC&Rs shall include provisions for the following:
a. Uniform standards for maintenance and upkeep of exterior buildings and grounds.
b. Utility maintenance provisions addressing commonly owned infrastructure including, but not limited to, landscaping water lines and bioretention facilities.
c. An enforcement mechanism for the City in case of failure to maintain the on-going maintenance and management of the parcels.
d. Maintenance of the drainage improvements, landscaping, including the landscaping located in the public right-of-way along Mt. Hermon Road. e. Shared parking for Lots 1 and 2.
Grading
32. All recommendations in the “Updated Geotechnical Investigation for the Oak Creek Par Project,” prepared by Haro, Kasunich and Associates, Inc., dated January 2018, are incorporated as conditions of project approval. The limits of grading shall be clearly marked on the site prior to the issuance of a grading or building permit.
Archaeology
33. If potential historical or unique archaeological resources are discovered during construction, suspend all work in the immediate vicinity (within approximately 50 059
feet) and avoid altering the materials and their context pending site investigation by a qualified archaeological or cultural resources consultant retained by the project applicant. Construction work shall not commence again until the archaeological or cultural resources consultant has been given an opportunity to examine the findings, assess their significance, and offer proposals for any additional exploratory measures deemed necessary for the further evaluation of, and/or mitigation of adverse impacts to, any potential historical resources or unique archaeological resources that have been encountered.
34. If the find is determined to be an historical or unique archaeological resource, and if avoidance of the resource would not be feasible, the archaeological or cultural resources consultant shall prepare a plan for the methodical excavation of those portions of the site that would be adversely affected. The plan shall be designed to result in the extraction of sufficient volumes of non-redundant archaeological data to address important regional research considerations. The work shall be performed by the archaeological or cultural resources consultant, and shall result in detailed technical reports. Such reports shall be deposited with the California Historical Resources Regional Information Center. Construction in the vicinity of the find shall be accomplished in accordance with current professional standards and shall not recommence until this work is completed.
35. The project applicant shall assure that project personnel are informed that collecting significant historical or unique archaeological resources discovered during development of the project is prohibited by law. Prehistoric or Native American resources can include chert or obsidian flakes, projectile points, mortars, and pestles; and dark friable soil containing shell and bone dietary debris, heataffected rock, or human burials. Historic resources can include nails, bottles, or other items often found in refuse deposits.
36. If human remains are discovered, there shall be no further excavation or disturbance of the discovery site or any nearby area reasonably suspected to overlie adjacent human remains until the project applicant has complied with the provisions of State CEQA Guidelines Section 15064.5(e). In general, these provisions require that the County Coroner shall be notified immediately. If the remains are found to be Native American, the County Coroner shall notify the Native American Heritage Commission within 24 hours. The most likely descendant of the deceased Native American shall be notified by the Commission and given the chance to make recommendations for the remains. If the Commission is unable to identify the most likely descendent, or if no recommendations are made within 24 hours, remains may be reinterred with appropriate dignity elsewhere on the property in a location not subject to further subsurface disturbance. If recommendations are made and not accepted, the Native American Heritage Commission will mediate the problem.
Air Quality
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37. Reduce Fugitive Dust
To reduce fugitive dust emissions, and the applicant shall require the following measures to be included as part of construction grading and building plans:
• Limit grading to 8.1 acres per day, and grading and excavation to 2.2 acres per day.
• Water graded/excavated areas and active unpaved roadways, unpaved staging areas, and unpaved parking areas at least twice daily or apply non‐toxic chemical soil stabilization materials per manufacturer’s recommendations. Frequency should be based on the type of operations, soil and wind exposure. • Prohibit all grading activities during periods of high wind (more than 15 mph). • Apply chemical soil stabilizers on inactive construction areas (disturbed lands within construction projects that are unused for at least four consecutive days). • All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or gravel for temporary roads and any other methods approved in advance by MBARD.
• Exposed ground areas that are planned to be reworked for durations longer than 1 month after initial grading shall be sown with a fast germinating, non‐invasive grass seed and watered until vegetation is established. • Plant vegetative ground cover in disturbed areas as soon as possible. • Use street sweepers, water trucks, or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the project site. Reclaimed (non‐potable) water should be used whenever possible;
• Spray dirt stock pile areas daily as needed.
• Place gravel on all roadways and driveways as soon as possible after grading. In addition, construct building pads as soon as possible after grading unless seeding, soil binders, or frequent water application are used.
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site.
• All trucks hauling dirt, sand, soil, or other loose materials shall be covered or shall maintain at least 2 feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California Vehicle Code Section 23114. • Unpaved road travel shall be limited to the extent possible, for example, by limiting the travel to and from unpaved areas, by coordinating movement between work areas rather than to central staging areas, and by busing workers where feasible. 061
• Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the project site, and inspect vehicle tires to ensure they are free of soil prior to carry‐out to paved roadways. • Sweep streets at the end of each day, or as needed, if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water shall be used where feasible.
Biological Resources
38.Focused Plant Surveys
Within one year prior to issuance of grading permits, and/or any clearing, grading, or excavation work on the project site, the project applicant shall have a qualified biologist conduct a spring season plant survey, with a focus on the coastal prairie and the bottom of the detention basin. The survey shall ascertain whether the site supports any special status plant species. The survey findings shall be subject to review by the City of Scotts Valley. If no special status species are found, no additional actions are required. If special status species are found on site, the applicant shall confer with regulating agencies (i.e., City, CDFW, and/or USFWS) on measures to avoid, minimize, or compensate for the impact. A mitigation plan shall be prepared and implemented that outlines provides preservation, salvage, or presents other compensation for the impact, such that impacts are reduced to a less than significant level.
39. Avoid Nesting Birds
The applicant shall schedule tree removal to occur between September 1 and March 1 of any given year, which is outside the bird nesting season for Central California Coast to avoid impacting nesting birds, if present. Because this tree grove is adjacent to very busy roadways, it would be difficult to detect nesting birds by listening for their vocalizations; the dense acacia vegetation also makes it difficult to ascertain visually if any small bird nests such as hummingbirds are present. Therefore, this measure to avoid impacts to nesting birds, is the only practical method to avoid disturbance or destruction of active bird nests, if any are present.
Geology and Soils
40. Implement geotechnical report recommendations.
The project applicant shall ensure that the project incorporates appropriate geotechnical recommendations for the seismic ground shaking, seismic-related ground failure and liquefaction, landslide susceptibility, erosion and erosion control, soil stability, expansive soils, and any other appropriate issue. Prior to building permit issuance, the project geotechnical engineer shall review the plans submitted for a grading/building for compliance with the recommendation of the 062
geotechnical report. Once the plans comply with the recommendations, the project geotechnical engineer shall provide a plan review letter stating that the project design meets all of the geotechnical report recommendations.
Noise and Vibration
41. Construction Noise Reduction
To reduce the effects of construction noise, the project applicant shall ensure that the following notes are included as part of all relevant grading and building construction plans:
Construction Equipment. Properly maintain construction equipment and ensure that all internal combustion engine driven machinery with intake and exhaust mufflers and engine shrouds (if the equipment had such devices installed as part of its standard equipment package) that are in good condition and appropriate for the equipment. Equipment engine shrouds shall be closed during equipment operation. The project applicant shall require all contractors, as a condition of contract, to maintain and tune-up all construction equipment to minimize noise emissions.
Vehicle and Equipment Idling. Construction vehicles and equipment shall not be left idling for longer than 5 minutes when not in use.
Stationary Equipment. All noise-generating stationary equipment, such as air compressors or portable power generators, shall be located as far as possible from sensitive receptors. Temporary noise barriers shall be constructed to screen stationary noise generating equipment when located near adjoining sensitive land uses. Temporary noise barriers could reduce construction noise levels by 10 dBA.
Construction Route. All construction traffic to and from the project site shall be routed via designated truck routes where feasible. All construction-related heavy truck traffic in residential areas shall be prohibited where feasible.
Workers’ Radios. All noise from workers’ radios shall be controlled to a point that they are not audible at sensitive receptors near the construction activity.
Construction Plan. Prior to issuance of any grading and/or building permits, the contractor shall prepare and submit to the City of Scotts Valley Building Department for approval a detailed construction plan identifying the schedule for major noise-generating construction activity.
Disturbance Coordinator. A “noise disturbance coordinator” shall be designated by the contractor and be responsible for responding to any local complaints about construction noise. The noise disturbance coordinator shall determine the cause of the noise complaint (e.g. starting too early, bad muffler, etc.) and shall require that reasonable measures warranted to correct the problem be implemented. The coordinator shall conspicuously post a name and telephone number for the 063
disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule.
Transportation
42. Mt. Hermon Road Project Site Access
Prior to issuance of the grading permit, the project applicant shall submit an analysis by a qualified traffic engineer demonstrating that ingress access from Mt.
Hermon Road is designed to adequately accommodate bus access to the existing transit stop (even if not currently used) and provide safe access for vehicles entering the project site from Mt. Hermon Road.
43. Applicant shall comply with all VMT requirements as discussed in the EIR.
Affordable Housing
44. The developer shall comply with Title 14 of the City’s Municipal Code and all applicable City of Scotts Valley Affordable Housing Policies and Procedures for the implementation of Affordable Housing.
45. The developer shall enter into an Affordable Housing Agreement with the City of Scotts Valley prior to Final Map recordation. Affordability levels and unit size shall be provided as shown in the table below.
Very Low Low Moderate
1 – Studio 2 – One Bedrooms 1 – Two Bedroom
1 – One Bedroom 1 – Two Bedroom 1 – Three Bedroom
1 – Two Bedroom
3 Units 3 Units 2 Units
Construction Phasing
46. Before any grading or building permit issuance for either Lot 1 or Lot 2, the developer shall prepare a draft phasing plan agreement of the proposed construction phasing of the commercial component of the project, for review and approval by the City which memorializes the following: Prior to the issuance of a Certificate of Occupancy for any of the units on Lot 1, Building A and the commercial component of Building B shall be constructed and in “turnkey” condition which includes but is not limited to, full standard interior wall finishes, heating & air ventilation systems, water service meter connections, and sewer 064
connections. In addition, all applicable fees shall be paid. The purpose of the agreement is to provide “turn-key” commercial buildings.
Building Department
47. The developer shall obtain any required grading and/or building permit(s) and pay applicable fees.
48. Winter grading shall require prior review and approval by the City.
49. The developer shall pay all applicable City development impact fees before grading and/or building permit issuance.
50. The developer shall pay school impact fees to the Scotts Valley Unified School District before building permit issuance.
51. All trades of electrical, plumbing and mechanical will be issued under one building permit for said project (General Contractor permittee). All subcontractors shall provide their contractor’s license number and their workers compensation insurance information to the Building Department.
52. Applicant shall remove all references to “apartments” on the electrical sheets in the plan set and revise to read “townhomes” prior to City Council consideration.
53. All buildings shall be designed to comply with the current California Building Code, California Mechanical Code, California Electrical Code, California Plumbing Code, California Energy Code and California Green Building Code, in effect at the time of building permit application.
54. The building permit plans must comply with the current California Plumbing and Green Building Code for water-conserving fixtures and fittings and with the CA Energy Commission Building Energy Efficiency Standards, which includes energysaving fixtures and appliances to be used throughout the building.
55. All structures shall comply with the most current California Energy Commission Standards (California Energy Code).
56. All new construction shall comply with the California Green Building Code and the City’s current Green Building Guidelines, which require various low-impactdevelopment and resource efficient techniques, to the satisfaction of the CDD.
57. Structural calculations shall be submitted and wet-signed by the Engineer of record.
58. A Special Inspection form shall be submitted and the names of Special Inspectors 065
with certifications as required shall be provided.
59. A soils report by a qualified geologic engineer shall be submitted with the application for any building permits. The developer shall submit a plan review letter from the project Geotechnical Engineer confirming that the construction documents comply with the project geotechnical engineer’s recommendations.
60. The developer shall comply with the City’s standard erosion control measures. The plans submitted for a building permit must include best management practices (e.g. erosion control practices and procedures) during construction, which include complying with Regional Air Quality Control Board emissions for construction equipment.
61. Site drainage erosion control and foundation plans must be reviewed and approved by the soils engineer of record.
62. To ensure that City requirements are met, the developer shall specify to the Building Official the off-site disposal location of any exported soil material at a preconstruction meeting or before grading permit issuance. If the disposal site is located outside the City, the site shall be a legal facility such as a licensed landfill or permitted fill site.
63. Developer shall submit a plan showing temporary (during construction) and permanent erosion control measures will need to be submitted to the Regional Water Quality Control Board (RWQCB), the agency that administers NPDES, and the City Building Department for review and approval.
64. A completed City of Scotts Valley Construction and Waste Management Plan form shall be submitted with the Building permit application.
65. The project shall comply with all California Building Code Accessibility requirements and show the required features as they apply to this project.
66. If grading in the rainy season (October 15th to April 15th) is necessary, approvals from the Building Department shall be obtained.
67. The location of all soil to be exported shall be reviewed and approved by the Building Official prior to issuance of a grading or building permit.
City Public Works Department
68. A final subdivision or parcel map in conformance with the California Government Code, Section 66410 et seq, and with the City Subdivision Ordinance, and including the conditions of the tentative subdivision map, shall be filed to the satisfaction of the Public Works Director/City Engineer. 066
69. All required documents, final or parcel map sheets, covenants, developer and city improvement agreements and bonds, shall be provided to the satisfaction of the Public Works Director/City Engineer prior to the recordation of any final map or application for any building permit. (Applicant should be advised that officials of Santa Cruz County, such as the Auditor-Controller, Recorder and Clerk of the Board have requirements, such as payment of taxes and present title guarantee, which precede recordation of the map.)
70. Engineered Improvement Plans shall be submitted for all on-site and off-site work and will be approved by the Public Works Director/City Engineer. On-site and offsite (encroachment) civil engineering permits must be issued by the City prior to commencing any work. Improvement Plans shall include any necessary grading, drainage, masonry retaining walls, driveway, utilities, utility pole relocation, frontage improvement and/or repair of sidewalk, curb and gutter or similar facilities required satisfying tentative map conditions to the satisfaction of the Public Works Director/City Engineer. All improvements shall conform to the design standards contained in text and illustration in the "City of Scotts Valley Standard Details", latest revision adopted by the City Council.
71. Applicant shall construct street improvements for the full parcel frontage in accordance with the City of Scotts Valley Standard Details, latest revision, adopted by the City Council.
72. Engineered improvement plans for all work, signed and prepared under the direction of a registered civil engineer, shall be approved by the Public Works Director/City Engineer prior to commencing work.
73. All work in the public right-of-way will require an encroachment permit application made to the satisfaction of the Public Works Director/City Engineer. The civil onsite work, as plan reviewed by the Public Works Department, will require an onsite civil engineering permit and inspection.
74. All public improvements shall be guaranteed by written Agreement with the city, Faithful Performance Bond, and Labor and Material men's Bond, to the satisfaction of the Public Works Director/City Engineer.
75. All signing and striping shall be approved and completed as required by the Public Works Department, and shall be in conformance with current editions of Transportation and Traffic Engineering Handbook, by the Institute of Transportation Engineers, and the State Department of Transportation "Standard Specifications".
76. The project shall connect to the sanitary sewer system and existing septic systems, if any, shall be properly abandoned. Grease interceptors to be added to the system pursuant to the requirements of City of Scotts Valley Municipal Code
13.04.055.
067
77. Applicant shall comply with SVMC Chapter 16.35 – Dedication of land for Park and Recreation Purposes.
78. Applicant shall pay the cost to accomplish the utility design and construction to underground the telephone, electric power, and television cables in each project contained easement, private or public road frontage. This under grounding of utilities to remove utility poles comes in addition to the state required under grounding of transmission for the project and any new service connections.
79. The final map shall be submitted to the City's Public Works Department on an AutoCAD drawing version 2018 LT or earlier electronic version and .pdf prior to recording.
80. Applicant shall submit electric files for all civil plans (.dwg and .pdf) for review and As-Builts (.dwg and .pdf) when project is completed.
81. Applicant shall submit a completed "segregation of assessment" form for each assessment district in which the subdivision participates.
82. Prior to the filing of the final/parcel map, applicant shall contact the Santa Cruz County Assessor's Office or the Local Agency Formation Commission (LAFCO) to ensure that the subdivided property is within a single tax code.
83. Pursuant to City Council action on March 3, 2010, the Applicant shall conduct a Traffic Impact Study to address the Mount Hermon Road/Scotts Valley Drive and Mount Hermon Road /La Madrona Drive intersections to determine the additional peak hour trips through the intersections. Specifically AM and PM peak hour trips for Mount Hermon Road /Scotts Valley Drive and PM only peak hour trips for Mount Hermon Road /La Madrona Drive. The study will also determine if the additional trips will degrade the Level of Service (LOS) of the intersections. The findings of the study will determine the amount owed for the Mount Hermon Road traffic mitigations fair share contribution. The Applicant shall conclude this study and pay any associated fees prior to tentative map approval.
84. The applicant shall repair any damage caused to the City streets [or the private roadway] by applicant or its contractors, consultants, and/or employees prior to issuance of a certificate of occupancy. A videotape log, DVD format, clearly showing the existing condition of the applicable street to the project site shall be presented to the Department of Public Works prior to the start of construction.
Applicant is advised that, absent clear video evidence to the contrary, road damage must be repaired to the satisfaction of the City prior to issuance of a certificate of occupancy. Damage assessment will be at the sole discretion of the City.
85. Full frontage of Glen Canyon Road and NW lanes of Mount Hermon Road that 068
front the project need full slurry and striping prior to permit sign off, including all bike lanes fronting project need to be updated to latest bike lane and symbols will be thermal plastic treatments approved by DPW.
86. Prior to issuance of building permit, provide letter from City’s hauler, Greenwaste, approving site design and serviceability. 831.768-9505. Project shall be design in compliance with SB1383 requiring collection of 3 waste streams for all customer types. Garbage, Recycle and Compost/Food Waste. Ensure adequate space for cart service (residential) and trash enclosure space (commercial/multifamily.) Stormwater Management Plan:
87. Applicant shall construct storm drain facilities in conformance with data and analysis in the adopted City of Scotts Valley Storm Drain Master Plan, December 1989 and in accordance with the city’s SWMP Ordinance No. 184.1.
88. A registered civil engineer shall provide storm (hydrologic and hydraulic) calculations for appropriate storm drain facilities to control on-site drainage and mitigate off-site impacts. The design shall follow the criteria contained in the City of Scotts Valley Standard Details and the data and analysis contained in the latest adopted City of Scotts Valley Storm Drainage Master Plan.
89. Development shall not increase the rate of flow (cubic feet per second) or velocity (feet per second) of site run-off water to any off-site drainage areas beyond the measured or calculated pre-project rate and velocity. Impervious area must be shown on coversheet.
See the Stormwater Technical Guide on the Scotts Valley City website for requirements and formatting under Public Works
Dedication of land for Park and Recreational Purposes:
90. Applicant shall comply with SVMC Chapter 16.35 – Dedication of land for Park and Recreation Purposes.
91. Applicant shall pay the cost to accomplish the utility design and construction to underground the telephone, electric power, and television cables in each project contained easement, private or public road frontage. This under grounding of utilities to remove utility poles comes in addition to the state required under grounding of transmission for the project and any new service connections.
92. The final map shall be submitted to the City's Public Works Department on an AutoCAD drawing version 2018 LT or earlier electronic version prior to recording.
93. Applicant shall submit electric files for all civil plans for review and As-Builts when 069
project is completed.
94. Applicant shall submit a completed "segregation of assessment" form for each assessment district in which the subdivision participates.
95. Prior to the filing of the final/parcel map, applicant shall contact the Santa Cruz County Assessor's Office or the Local Agency Formation Commission (LAFCO) to ensure that the subdivided property is within a single tax code.
96. Pursuant to City Council action on March 3, 2010, the Applicant shall modify the Traffic Impact Study to address the Mount Hermon Road/Scotts Valley Drive and Mount Hermon Road /La Madrona Drive intersections to determine the additional peak hour trips through the intersections. Specifically, AM and PM peak hour trips for Mount Hermon Road /Scotts Valley Drive and PM only peak hour trips for Mount Hermon Road /La Madrona Drive. The study will also determine if the additional trips will degrade the Level of Service (LOS) of the intersections. The findings of the study will determine the amount owed for the Mount Hermon Road traffic mitigations fair share contribution. The Applicant shall conclude this study and pay any associated fees at the time of tentative map submittal.
97. The applicant shall repair any damage caused to the City streets [or the private roadway] by applicant or its contractors, consultants, and/or employees prior to issuance of a certificate of occupancy. A videotape log, DVD format, clearly showing the existing condition of [the applicable street] to the project site shall be presented to the Department of Public Works prior to the start of construction.
Applicant is advised that, absent clear video evidence to the contrary, road damage must be repaired to the satisfaction of the City prior to issuance of a certificate of occupancy. Damage assessment will be at the sole discretion of the City.
98. Full frontage of Glen Canyon Road and NW lanes of Mount Hermon Road that front the project need full slurry and striping prior to permit sign off, including all bike lanes fronting project need to be updated to latest bike lane and symbols will be thermal plastic treatments approved by DPW.
99. Prior to issuance of building permit, provide letter from City’s hauler, Greenwaste, approving site design and serviceability. 831.768-9505. Project shall be design in compliance with SB1383 requiring collection of 3 waste streams for all customer types. Garbage, Recycle and Compost/Food Waste. Ensure adequate space for cart service (residential) and trash enclosure space (commercial/multi-family).
Scotts Valley Fire Protection District
100. All structures shall be protected by a fire sprinkler system. Systems shall be appropriately designed in accordance with Chapter 9 of the California Fire Code 070
and the National Fire Protection Association (NFPA) Standards. The standard will be dependent upon which building is to be protected.
101. All structures shall be protected by an automatic manual fire alarm system designed and installed in accordance with Chapter 9 of the California Fire Code and NFPA 72.
102. All residential units shall also have low frequency audible devices installed for annunciation of any general alarm.
103. Each commercial suite shall have at minimum 1 (one) manual pull station installed. 104. All residential units designated as ADA Compliant shall also have audio/visual notification for occupants upon annunciation of an y general alarm. 105. Buildings obtaining commercial suites may also be subject to the installation of an Emergency Responder Radio Coverage system in accordance with section 510 of the California Fire Code This requirement will be dependent on type(s) of construction.
Scotts Valley Water District (SVWD)
106. The Scotts Valley Water District shall review a detailed landscape irrigation plan prior to the issuance of a building permit from the City of Scotts Valley.
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Agenda Item No. 2
June 9, 2022
City of Scotts Valley
PLANNING COMMISSION
STAFF REPORT
Date: June 9, 2022
Applicant /
Property Owner: Charlie Eadie/Granum Partners
Applications: Environmental Impact Report EIR19-004
General Plan Amendment GPA18-001
Zone Change ZC18-001
Planned Development PD18-002
Minor Land Division MLD18-003
Design Review DR18-007
Location: Intersection of Mt. Hermon Road and Glen Canyon Road/APN 022-162-76
General Plan / Zoning: Service Commercial / C-S
Environmental Status: Environmental Impact Report (EIR) was circulated for public review October 11- November 30, 2021, in accordance with the California Environmental Quality Act (CEQA)
Request: Consideration of an Environmental Impact Report, General Plan Amendment (GPA), Zone Change, Planned
Development Zoning and Planned Development Permit,
Design Review application and a Minor Land Division to
allow for the construction of a mixed use commercial and residential development on a 3.56-acre site at the
intersection of Glen Canyon and Mt. Hermon Road.
Project land uses include 24,973 square feet of
commercial, eight townhomes, and 44 apartments.
Staff Planner: Susie Pineda, Consulting Planner, (408) 331-7987 [email protected]
STAFF RECOMMENDATION
Staff recommends that the Planning Commission hold a public hearing and provide comment and direction on the proposed project.
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BACKGROUND
The project site (APN: 022-162-76) is located at the northeast intersection of Glen Canyon Road and Mt. Hermon Road (Attachment 1 - Location Map).
The project site was previously approved for a three-lot subdivision to build three commercial buildings in 1991, however, the project was never constructed. In 1997, the City approved the Oak Creek Park Business Center to create three lots and build three commercial buildings (two 2-story buildings and one 1-story building). The one-story building was built at 3600 Glen Canyon Road. The approved two 2-story buildings (approx. 48,000 square feet) were not built.
In 2008, the Planning Commission recommended to the City Council for approval the Oak Creek Mixed-Use Planned Development project for two one-story commercial buildings (24,500 sf.) and a three-story, 10-unit townhouse building. However, due to a potential legal challenge, the public hearing was continued to a date uncertain and the City Council did not consider the proposed development.
PROJECT DESCRIPTION
The subject site is an approximately 3.6-acre, vacant lot, located at the intersection of Mt. Hermon and Glen Canyon Roads (see Location Map, attached). The site slopes upward to the northeast to the rear yards of single-family homes on Lucia Lane. The site is currently vacant and supports annual grassland, a small patch of coastal prairie, coast live oak tree groves, a poison oak thicket, and non-native tree groves. An overhead electrical transmission line extends generally east to west over the southern portion of the site and includes a steel monopole adjacent to Mt. Hermon Road.
The project fronts on Mt. Hermon Road which is one of the busiest commercial corridors in Santa Cruz County. Across Mt. Hermon Road are commercial uses comprised of small businesses, such as a coffee shop, restaurant, yoga studio, salon, gas station and laboratory equipment suppliers. North of the project site are 19 residential residences known as The Terrace Planned Development. Northeast of the site are single-family residences. Southeast of the project site is a one-story commercial building.
The project is a mixed-use commercial and residential development. Project land uses include 24,973 sf. of commercial (e.g. retail and office), eight townhomes, and 44 apartments.
The project proposes to subdivide the existing 155,350 sf parcel into two lots. Proposed Lot 1 is approximately 45,250 sf and would include eight townhome style, 3-bedroom apartments housed within two separate buildings (Buildings C and D). The proposed density is 7.7 units per acre, which conforms to the City’s density standard of 6-9 units per acre for the R-M-6 Medium High Density residential zoning district. Façade treatments for both buildings include a sloped standing seam metal roof, painted 002 073
gutters, wood balcony railings, painted shingle siding, painted fiberglass windows and doors and painted stucco chimneys.
Lot 2 is approximately 110,100 sf and also includes two buildings, Building A and Building B. Building B would consist of 9,910 sf of commercial use which fronts Glen Canyon Road, and Building A includes 14,931 sf of ground floor commercial space, for a total of 24,973 sf of commercial use on Lot 2. Surface parking and 12’ wide sidewalks would separate Buildings A and B, creating a “main street” commercial core. The residential units are located to the rear of the project site, on the third and fourth floors of Building A, above the commercial space. The proposed residential uses include a mix of apartments (4 studios, 18 one bedroom, and 22 two bedrooms) for a total of 44 units located on two levels. The studio and one bedroom apartments range in size from 712 sf- 906 sf, and the two- and three- bedroom units range in size from 1,184 sf to 2,172 sf.
Façade treatments for both Buildings A and B include painted wood and sheet metal parapet, painted stucco siding, aluminum storefront windows and doors and a sloped standing seam metal roof.
Pursuant to the Scotts Valley Municipal Code the project is required to designate 15% of the housing units as affordable. Of the proposed 52 units, the project is required to provide seven affordable units and pay in-lieu fees of 0.80 of a unit. The income-levels of the units requires review and recommendation by the City Council affordable Housing Subcommittee. Before City Council review, the applicant will submit proposed incomelevels for review by the City Council Affordable Housing Subcommittee for recommendation to the City Council.
The following objectives have been identified by the project applicant for the project:
1. Provide a balanced mix of residential and commercial uses that integrate into the existing urban setting and provide a safe and attractive environment for living and working.
2. Create a high-quality mixed-use development that is visually and aesthetically compatible with adjacent land uses.
3. Expand and improve the City’s housing supply by developing high-quality housing on a City-designated “opportunity site.”
4. Provide affordable and market-rate housing consistent with the City of Scotts Valley General Plan Housing Element goals and policies.
5. Provide a mix of residential and commercial uses that achieves a financially feasible project.
6. Provide commercial uses that provide net financial benefits to the City of Scotts Valley.
7. Provide a project that balances housing with job-creating uses.
8. Develop a project that supports the success of the commercial uses through careful site planning and infrastructure design.
9. Develop vacant and underutilized land in an urban area.
10. Locate commercial and residential uses where such uses can take advantage of existing infrastructure and utilities.
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11. Provide and improve pedestrian connections within the project and across adjacent arterial streets to facilitate pedestrian activity between neighborhoods and within the development.
PROPOSED ENTITLEMENTS
The project requires the following planning permits:
1. Environmental Impact Report Certification – to address environmental impacts per the California Environmental Quality Act (CEQA)
2. General Plan Amendment – to change the existing land use designation on Lot 1 from Service Commercial to Medium High Residential
3. Zone Change – to change the zoning on Lot 1 from Service Commercial (C-S) to Medium High Residential (R-M-6)
4. Planned Development Zoning – to add a zoning overlay on Lot 1 Medium High Residential/Planned Development (R-M-6/PD) and Lot 2 Service Commercial /Planned Development (C-S/PD) to allow for exceptions to the zoning regulations and to allow tailored development standards to fit the needs of the project
5. Minor Land Division – to create two lots
6. Planned Development permit / Design Review – to evaluate the architecture and related site improvements
The following sections provides a discussion of the relevant planning, entitlement and environmental issues associated with the proposed project.
General Plan
General Plan Amendment
The project site is designated as Service Commercial under the City of Scotts Valley General Plan. As defined in the City’s General Plan, the Service Commercial designation is intended for commercial and service-related land uses. Land uses permitted under the Service Commercial designation allow retail stores and shops, food and motel/hotel establishments, services such as printing shops and electrical repair shops, heating and ventilating shops. Very high density mixed use residential uses at a density range of 15.1 to 20 units/acre are also permitted, providing adjacent uses are compatible and the residential is secondary to the retail use.
The proposed project includes a General Plan Amendment to re-designate Lot 1 from Service Commercial to Medium High Residential which allows for a density range of 5 to 9 units per acre. Lot 1 is approximately 45,250 sf, resulting in a maximum allowable 004 075
density of nine dwelling units per acre. Eight townhomes are proposed for Lot 1 and the resulting density would be 7.7 DU/acre.
Lot 2 would remain Service Commercial and be 110,100 sf. in area and be comprised of 24,973 net sf. of commercial and 55,055 sf. of residential. The residential density would be 17.4 DU/acre. The total average density on the entire project site would be 15.1 dwelling units per acre.
When considering a General Plan Amendment, the City must find that the project is in the public interest.
General Plan Consistency
Per the General Plan, Service Commercial land use requirements allow mixed use residential provided that adjacent uses are compatible and the residential use is secondary to the retail use. As proposed the development plan for Lot 1 is not consistent with this requirement as shown on the following table.
As illustrated in the table above, the residential land use comprises nearly 70% of the land use, which is not consistent with the General Plan. The purpose of the secondary requirement is to ensure that the commercial function of the property is retained.
In the City of Scotts Valley, floor area ratio is calculated as the total horizontal area, in square feet, on each floor within the exterior walls of a structure, but not including the area of inner courts, shaft enclosures or exterior walls. This was confirmed by the Planning Commission at an appeal hearing in December 2017. At that time, the Commission affirmed that commercial uses should be the primary use and that this method is an important way for the City to implement, promote, and protect the availability of its commercial zones, as called for in General Plan Land Use Element Policy LP-28. This is even more important due to the location of the project on one of the busiest commercial corridors in Santa Cruz County.
On Sheet A1.1 of the plan set, the applicant shows several calculations for mixeduse ratios based not only on this method, but also a variety of alternate calculations that create substantial confusion about the actual percentages. For clarity purposes, the Planning Department requested that the alternate calculations be removed from the plans and be in included as a separate attachment, but the applicant did not comply. Projects proposed in Scotts Valley are required to comply Mixed Use Ratio Consistent with Zoning Code
Total Square Footage Lot 2 = 80,028 sf
Use Square Footage Ratio
Commercial 24,973 sf 24,973 sf/80,028 sf = 31.2%
Residential 55,055 sf 55,055 sf/80,028 sf = 68.8%
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with City requirements and the only Mixed-Use Ratio calculation that is consistent with these requirements is Alternative 2, labelled ‘Mixed Use Ratio (Based on Area By Function)’ as summarized in the table above.
In response to conversations with the Planning Department about the secondary requirement, the applicant felt that the project as proposed was preferred based on the following reasoning:
If the site did not include housing, or included fewer units, all parking would be located in surface lots because commercial development alone would not support the cost of a parking structure. In that case, the amount of commercial space would be nearly identical (25,000 square feet) but the housing opportunity would be almost entirely lost. The housing does not compromise the commercial opportunity, in fact, it provides a base of residents to support the commercial uses on the site.
Despite the applicant’s preferences, the City’s General Plan and Zoning Code are clear about the parameters under which residential uses can be located within the Service Commercial areas in order to preserve the commercial base of the City.
General Plan Housing Element
While reviewing the project the Planning Department identified an additional way to process the application that would not require adherence to the secondary requirement. This method would be at the discretion of the Planning Commission and City Council.
In the City’s 2015 – 2023 Housing Element, the subject site is identified as one of six Opportunity Sites that have zoning and development standards, infrastructure, and public facilities in place to accommodate the construction of new housing. These criteria allow high-density residential as part of a mixed-use project and this site was estimated to accommodate 10 units, two low income affordable units and eight market units.
The Planning Commission and City Council could interpret the Opportunity Site designation as an indicator that additional residential area would be an acceptable method of implementing the goals and objectives of the General Plan provided development standards, infrastructure and public facilities can accommodate the development. The Opportunity Site designation would allow for greater flexibility regarding the commercial/residential area ratio and could also be an opportunity to require additional affordable units. A decision to interpret the General Plan in this way would be unique to this property, as other properties with this designation in the Housing Element have already been developed.
By interpreting the “Opportunity Site” designation in this way the Planning Commission and City Council could allow the residential area of the site to exceed the secondary requirement and still be in compliance with the General Plan. 006 077
General Plan Circulation Element
The Scotts Valley General Plan Transportation Element Action CA-149 has established a threshold of LOS D for Mt. Hermon Road / Scotts Valley Drive and Granite Greek Road / Scotts Valley Drive. All other signalized intersections are required to maintain a LOS of C or better, per CA-150.
As stated in the City of Scotts Valley Guide for the Preparation of Traffic Impact Studies (2003), the City of Scotts Valley considers intersections with LOS C or better under “Existing Conditions” to be operating at an acceptable level. For intersections operating at LOS C or better under “Cumulative Conditions,” a project would cause a deficiency if it would result in intersection operations of LOS D. This criteria is applied to signalized intersections within the City’s jurisdiction, as well as Caltrans intersections.
The proposed project is expected to generate 1,678 net new daily trips, with 206 net new trips (130 in and 76 out) occurring during the AM peak hour and 126 net new trips (60 in and 66 out) occurring during the PM peak hour. Please see the “Transportation” section of the Draft Environmental Impact Report for a complete discussion of traffic related elements of the project (https://www.scottsvalley.org/358/Oak-Creek-Park---Mixed-UseDevelopment).
The Traffic Impact Study for the project identified several impacts associated with the project. Below is a summary of the issues and how they could be addressed. The Planning Commission and City Council will need to make a determination that the project is in the public interest and that the benefits outweigh the identified traffic impacts.
Mt. Hermon Road / Scotts Valley Drive (Existing + Project Conditions) The Traffic Impact Study concluded that all intersections operate at acceptable levels of service under the “Existing + Project Conditions” during the weekday AM and PM peak hours with the exception of the Mt. Hermon Road / Scotts Valley Drive intersection. It Would degrade from acceptable LOS D to and unacceptable LOS E during the AM Peak. The addition of project traffic to the intersection to Scotts Valley Drive / Mt.
Hermon Road would result in an average delay from 54.7 to 56.7 seconds (a two second increase).
Given the fact that the existing right-of-way is fully utilized, future constructed improvements at this intersection are limited without acquiring additional land and making major modifications to the infrastructure, which would be prohibitively expensive. Payment by the applicant of their fair-share traffic impact mitigation fee and other City improvements would help fund other improvements such as traffic signal controllers, which would improve the LOS. Implementation of the recommended signal timing devices from Mt. Hermon Road/Lockewood Lane west to the Mt. Hermon Road / La Madrona Drive / SR 17 Southbound off-ramp intersection would improve operations 007 078
to LOS D or better in AM and PM peak hours at the intersection of Mt. Hermon Road / Scotts Valley Drive.
Mt. Hermon Road / La Madrona Road / SR 17 Southbound Off-Ramp - Cumulative + Project Conditions:
The Traffic Impact Study concluded that all study intersections operate at acceptable levels of service under the Cumulative + Project Conditions during the weekday AM and PM peak hours except for:
Mt. Hermon Road / Scotts Valley Drive (Intersection #2) • Would continue to operate at LOS E during AM Peak
Mt. Hermon Road/ La Madrona Drive-Hwy 17 SB Ramps (Intersection #4) • Would continue to operate at LOS D during AM Peak
• Would continue to operate at LOS D during PM Peak
Mt. Hermon Road / Project Driveway (Intersection #7)
• Would operate at LOS D during AM Peak
The addition of project traffic to the intersection to Mt. Hermon Road / La Madrona Road / SR 17 Southbound Off-Ramp would cause slight increases in delay (less than 5 seconds) during the AM and PM peak hours. Improvements to signal timing would improve the condition from LOS D to C during the AM peak hour. However, the LOS would remain at LOS D during the PM peak hour due to ramp delays, which is not consistent with Caltrans which endeavors to maintain a target LOS at signalized intersections at the transition between C and D.
The Scotts Valley Town Center Specific Plan EIR identified a second westbound rightturn lane on the SR 17 off-ramp as mitigation for deficient operations at Mt. Hermon Road / La Madrona Road / Hwy 17 Ramps (Mitigation Measure T-1). However, as noted in the Draft EIR, even with this improvement, the intersection would continue to operate at LOS D, which is not sufficient to meet Caltrans LOS C/D standard.
Because no further feasible mitigation could be identified to avoid the future cumulative delays, the Scotts Valley Town Center Specific Plan EIR determined that this impact would remain significant and unavoidable.
The intersection of Mt. Hermon Road / Project Driveway is expected to operate at LOS D during the PM peak hour; however, this intersection does not satisfy signal warrant and is located to close to the Mt. Hermon Road / Glen Canyon Road intersection, and therefore no improvement is recommended.
The Planning Commission and City Council would need to determine that the proposed improvements are feasible, that the project is in the public interest and that the benefits outweigh the identified traffic impacts.
Zone Change and Planned Development Zoning
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The proposed project includes a zone change for Lot 1 from Service Commercial (C-S) to Medium High Residential/Planned Development (R-M-6/PD). The R-M-6 classification is intended to provide areas for single-family subdivisions and multi-family developments.
Planned Development zoning is proposed for both Lots 1 and 2. According to the General Plan, the purpose of Planned Development Zoning is to provide the means to tailor zoning regulations and to apply specific standards for the development of a particular site. This process enables the City Council to consider the unique characteristics of a site and its surroundings to better implement the citywide objectives, goals and policies of the General Plan and to provide site-specific development standards. Anytime Planned Development zoning is utilized, the standards established for the zoning district, which reflects the General Plan designation are tailored as part of a planned development. Tailored zoning regulations include, but are not limited to, lot size and shape, intensity, coverage and appearance of structures.
As proposed the project requires various exceptions from the R-M-6 and C-S Zoning district regulations. The requested exceptions and analysis are discussed in various sections below.
Minor Land Division
The project includes the subdivision of the existing 155,350 square foot parcel into two lots. Proposed Lot 1 is approximately 45,250 sf and would include eight townhome style (Buildings C and D).
Proposed Lot 2 is approximately 110,100 sf and also includes two buildings, Building A and Building B. Building B would consist of 9,910 sf of commercial use which fronts Glen Canyon Road, and 14,931 sf of ground floor commercial space within Building A, for a total of 24,841 sf of commercial use on Lot 2.
As designed the project requires shared amenities like access roads and parking between the commercial and residential portions of the project. Since the project spans two lots, it is possible that they could be sold separately. The only way to ensure that the shared amenities are managed and maintained in perpetuity is through a legal agreement. Such an arrangement would need to be reviewed and approved by the City, ideally in conjunction with these project entitlements. The applicant has not provided a proposal for this aspect of the project.
Planned Development Permit/Design Review
The project is required to obtain both Planned Development Permit and Design Review approvals. The development regulations in the zoning code provide the framework for evaluating the proposed project. The following development standards, as defined in the zoning code, apply to the project:
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Lot 1 - Multiple Residential Zoning District Regulations (R-M-6) Land Use Designation R-M-6
Primary Uses Multi- and single- family dwellings
Front setback 20’
Side setback 10% lot width, max of 6’
Rear setback 15’
Building Height Max = 35’
Building coverage Max = 55%
Parking 2 spaces per unit, plus one additional space for every five units
Lot 2 – Service Commercial Zoning District Regulations (C-S) Land Use Designation C-S
Primary Uses Retail, business, personal service establishments, medical, professional and general business offices
Front setback 20’
Side setback 0’
Rear setback 20’ when abutting a Residential district
Building Height Max = 35’
Building coverage Max = 45%
Parking 1 space per 250 sf of floor area
The existing C-S zoning district designation allows very high-density mixed use residential uses at a density range of 15.1 to 20 units/acre, provided adjacent uses are compatible, the multiple family dwellings are located either above the ground level commercial use or at ground level at the rear of a commercial space.
Additionally, the Mount Hermon Road Design Guidelines and Commercial and Industrial Design Guidelines are applied by the City through the design review process. The design review process includes project review by City Staff, Planning Commission, and City Council. This review serves as a basis for evaluating proposals for quality of design. The City’s review process is designed to encourage the highest level of design quality, while at the same time provide the flexibility necessary to encourage creativity on the part of the project designers. The overall objective is to ensure that the intent and spirit of the guidelines are followed.
The project site is located in an existing urban setting along Mount Hermon Road and serves as a gateway that breaks up a long commercial corridor. With thoughtful and intentional design, development on this parcel can serve as an important gateway to the City’s commercial core area, which invites shoppers, protects the natural and manmade features which distinguish Scotts Valley and accentuates the urban forest theme.
With this goal in mind, the following sections of the staff report include a discussion of 010 081
the proposed exceptions, as well as several design issues that the Planning Department identified during the design review process and the applicant chose not to incorporate for a variety of reasons.
The applicant’s rationale is included as a part of the discussion. The Planning Department is requesting Planning Commission input and direction on the following exceptions and design issues.
Site Design
Existing development along Mt. Hermon Road is generally set back from the street frontage and includes a variety of one- and two-story commercial buildings, surface parking lots, vacant lots and landscaping. Further north on Mt. Hermon Road (past Scotts Valley Drive), the built form is more developed with paved parking lots and onestory commercial buildings, typical of a suburban streetscape.
The proposed townhomes on Lot 1 and commercial building (Building B) on Lot 2 are proposed to be set back a minimum of 20 feet from Mt. Hermon Road and Glen Canyon Road and includes landscaping to help soften their appearance. Building B fronts Mt.
Hermon Road and is consistent in scale and height with the one-story office building to the east. The parking lot (located between Buildings A and B) will have landscaping and most of the parking spaces will be screened by buildings or will be set back from Mt.
Hermon Road to minimize street views of parked cars.
Building A, situated behind Building B on the project site, is proposed to be a mixed-use building with two residential levels over two levels of parking/commercial uses. To help reduce mass and height, the existing hillside would be graded so that a portion of the parking structure would be below grade. The building architecture includes sloped rooflines, articulated with varied forms, patterns, and massing. Building materials would consist of painted wood, stucco, exposed concrete, stone veneer, standing seam metal roofs, and aluminum and fiberglass windows.
The proposed project would require a number of exceptions which will be discussed in further detail below. As a general rule, if an exception is proposed, the result should be a superior project. The Planning Department requests Planning Commission input and direction on the following site design issues:
Location of Townhomes –Lot 1: The proposed multi-family dwellings may not be appropriate fronting a busy commercial corridor, and, in addition, if the multi-family dwellings are moved away from Mt. Hermon Road, it may negatively impact the residents on Lucia.
The applicant believes that the placement of the townhouses on Lot 1 is a superior design because it works with the site topography. In contrast, the previous proposal required several retaining walls and extensive grading which consequently reduced landscaping opportunities.
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While the current design does work with the site topography, the Planning Department believes the larger issue is whether or not residential use is appropriate at this site at all.
Planning Staff has concerns about the residential interface with the existing gas station, the high traffic volumes on Mount Hermon Road, the busy intersection at Mount Hermon Road and Scotts Valley Drive, and the additional traffic that would be generated by the proposed mixed-use portion of the project. Mount Hermon Road is one of the busiest commercial corridors in Santa Cruz County. Residential use situated this close to these land uses will create a loud and busy living experience for the residents.
If the residential uses are setback on the project site, the project could impact residents on Lucia Lane. During the design review process, Planning Staff requested that the applicant provide photo simulations to help assess the impacts (Refer to Sheet A1.3).
While they are helpful, it is important to note that they do not accurately represent the impacts to 107 Lucia Lane, which is situated much closer to the rear property line of the proposed development (please refer to the building footprints shown on Sheet C0.1, specifically APN 022-162-64,
The Planning Department believes that the site is better suited for commercial use because the residential use is incompatible with the adjacent gas station, the high traffic volumes on Mount Hermon Road, the busy intersection at Mount Hermon Road and Scotts Valley Drive., and the additional traffic that would be generated by the proposed mixed-use portion of the project. Since this parcel is located along a busy, highly visible commercial corridor, it has potential to create a number of successful business opportunities.
Setback Exception – Townhomes Lot 1: The hillside development standards are required to be met for the residential use on Lot 1, with a slope greater than 10%.
Pursuant to SVMC Section 17.40.060(6)), one foot shall be added to each side yard for each one foot of height above which the top plate line exceeds fifteen feet in height.
As proposed, the west elevation, shown on Sheet A5.1 of the plan set shows the top plate measures 19-feet, therefore an additional four feet would be required, resulting in a 14-foot side setback in between Buildings C and D.
The Planning Department believes the setback exception could be acceptable, as proposed, at 10’ as long as it is not further reduced.
Side setback exception – Townhomes Lot 1: The hillside development standards are required to be met for the residential use on Lot 1, with a slope greater than 10%. Pursuant to SVMC Section 17.40.060(6)), one foot shall be added to each side yard for each one foot of height above which the top plate line exceeds fifteen feet in height.
As proposed, the project would require a reduced side yard setback at the northwest corner of Building D. The zoning code requires 10’, and the project proposes 3’.
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The applicant believes that the reduced side yard setback is acceptable at this location because the adjacent lot is an unbuildable steep hillside. The gas station is 100' away and the hillside is dominated by mature trees.
The Planning Department does not support an exception to the setback requirement at this location because the setback creates an important buffer between the residential use and the gas station.
Height Exception – Townhomes Lot 1: The R-M-6 zoning district allows a maximum height of 35’ and the proposed height for the townhouses (Buildings C and D) is shown as 41 feet on the west elevation, and 35.5 feet on the east elevation. (Refer to Sheet A5.1). The zoning code defines height as the vertical distance from the highest point of a structure to either the natural grade or the finished grade of the structure pad, whichever distance is greater, excluding basements or crawl spaces around the structure which are below grade and not created by a fill, provided, however that for the purposes of measuring height, chimneys, flagpoles and radio and television aerials shall not be considered part of the structure.
The applicant has shown height on the plans, not only based on the zoning code definition, but also based on an alternate height calculation, set forth in the Uniform Building Code. For clarity purposes, the Planning Department requested that the alternate method for calculating height be removed from the plans, but the applicant did not comply. Proposing a building code standard is not interchangeable with a zoning code development standard for a planning project. In order to approve this project, as proposed, a height exception would be required.
The Planning Department could support the exception provided the townhomes are located in the right context. As previously discussed, the Planning Staff has concerns about the residential interface with the existing gas station, the high traffic volumes on Mount Hermon Road, the busy intersection at Mount Hermon Road and Scotts Valley Drive, and the additional traffic that would be generated by the proposed mixed-use portion of the project.
Site Coverage Exception -Townhome Development – Lot 1
Pursuant to SVMC Section 17.12.040(C), the maximum allowable site coverage in the R-M-6 zoning district is 55%. The zoning code defines site coverage as the percentage of site area covered by impervious surfaces, including all structures, open or enclosed or projections of structures.
The total site coverage for Lot 1 is calculated by adding all impervious areas and dividing by the overall square footage of the lot. Using the information provided in the project data table on Sheet A1.1, the total site coverage is approximately 60%. As proposed, the project would require an exception.
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The Planning Department recommends incorporating more permeable surfaces to meet the requirement.
Height Exception- Mixed Use Development Lot 2: Development standards in the C-S zoning district allow for a maximum building height of 35’ and the height of Building A is approximately 45’-4”. In order to approve this project, as proposed, a height exception would be required. As a part of the design review process, the Planning Department requested site sections to study the relationship between the proposed new development and the existing adjacent residences (Refer to Sheet A6.1). While the sections are helpful, it is important to note that using 115 Lucia Lane as a point of reference is misleading because it is situated above the townhouses, not Building B/the apartments, which are taller.
The applicant believes that the increased height only affects the internal commercial street and creates a town center feel allowing for additional floor to ceiling heights in the ground floor commercial space.
The Planning Department is not opposed to a height exception at this location, provided the proposed project includes high quality architectural finishes, the massing is broken appropriately and it works in the overall context of the project.
Front Yard Setback Exception - Mixed Use Development Lot 2: Pursuant to SVMC Section 17.20.040(F)(1), the mixed-use development on Lot 2 requires a 20’ front yard setback. As proposed, the southwest corner of Commercial Building B, encroaches approximately 1’ into the required setback area.
The applicant believes that the encroachment is trivial and should not require an exception.
Planning Department acknowledges that the encroachment is minimal however, in order to be built, an exception must be granted.
Restaurant Seating Area - Mixed Use Development - Lot 2: The proposed project includes an on-grade terrace situated in front of Building B, at the corner of Mount Hermon Road and Glen Canyon Road. The Planning Department has recommended relocating this terrace to the interior of the project site, between Buildings A and B to protect customers from the traffic noise generated by the busy streets and contribute to the vitality of the streetscape within the project.
The applicant believes that the most public place within the development is the corner of Glen Canyon and Mount Hermon Roads and situating the gathering space on this corner helps to create an active, welcoming environment.
The Planning Department agrees gathering spaces enliven a project and for this reason, Staff believes it would be better located on the south side of Building B, between the two commercial buildings. The life and vibrance that the gathering space 014 085
would bring to the project would have more of an impact on the shoppers than it would on the vehicles travelling down the busy corridors. In addition, this location would provide shelter from the traffic at the intersection of Mount Hermon and Glen Canyon Roads, creating a more pleasant experience.
Pedestrian Amenities - Mixed Use Development Lot - 2: The Mount Hermon Design Guidelines encourage site design, access and circulation that are pedestrian friendly and incorporate gathering and resting area throughout the project site. This should include amenities such as water features to reduce noise, wood trellises to provide shade and enhanced paving materials on paths and driveways.
The applicant believes they have satisfied the requirements of the design guidelines by providing an on-grade terrace fronting Glen Canyon Road and Mount Hermon Road and that if the tenants within the commercial buildings wanted additional seating, they could arrange seating areas on the sidewalks in front of their business, The applicant believes that permanent fixed seating throughout the project would attract behavior problems and is only beneficial in an enclosed location. The applicant has also explained that they do not want to include textured paving materials because they believe they are uncomfortable for people with disabilities and they prefer not to use colored paving materials because they are difficult to repair and match over time.
While the proposed project includes an on-grade terrace, the Planning Department recommends adding additional seating throughout the project. Relying on individual businesses to provide seating on the sidewalks is not good practice because there is no way to ensure it would be provided, and the sidewalks are not wide enough to accommodate these amenities in many places. The Planning Department also recommends incorporating enhanced paving materials, or decorative pavers to connect Buildings A and B, at the entry driveways, and to differentiate crosswalks within the parking lot. Enhanced paving materials are commonly used in projects without issue.
This attention to detail helps create a stronger sense of place and an enhanced pedestrian experience.
Architecture
Building, site design, landscaping and signage are required to be consistent with the Mt. Hermon Road Design Guidelines, the Commercial and Industrial Design Guidelines and the Residential Design Guidelines. The Guidelines recommend that new projects include architectural/design elements consistent with the urban forest theme, utilizing large post and beam design with open beam overhangs and interiors to give structures the appearance of stability and break up monotony.
The Façade treatments for both commercial Buildings A and B do not utilize large post and beam design encouraged in the Design Guidelines, rather the proposed architecture includes painted wood and sheet metal parapets, painted stucco siding, aluminum storefront windows and doors and a sloped standing seam metal roof. The Planning Department has the following concerns/recommendations as described in the 015 086
following sections.
Architectural Enhancement - Mixed Use Building A - Lot 2 : The Design Guidelines recommend building materials with an urban forest theme, preferably with large post and beam design. The proposed project includes horizontal siding on the north, east and west elevations. The design guidelines recommend a consistent architectural treatment with character, variety and interest on all elevations. Walls longer than thirty feet should have 3-dimensional architectural relief giving the appearance of depth through the use of trellis, dormers, bay windows, awnings, etc., in addition to changes in materials.
The applicant believes that the architecture for the proposed project is adequate because, in addition to the horizontal siding, the design incorporates wood trim around the doors and windows, wood balconies with steel railings, metal gutters and roofs and cement plaster walls at the base of the walls on the east, west and north elevations.
The Planning Department recommends the applicant incorporate additional design features and further architectural enhancement for added visual interest.
Architectural Enhancement - Commercial Building B - Lot 2: The Design Guidelines encourage a prominent main building within a commercial development. Since the project site is an important gateway to the City’s commercial core area, the Planning Department recommends that the center of Commercial Building “B” be an area of visual interest for this prominent corner.
The applicant believes that the proposed design includes an important focal point because the center of Building B is the tallest element which features a stone wall and umbrellas, and the landscaping frames the dominant building shapes.
The Planning Department recognizes that the proposed project includes a focal point however staff recommends that the applicant incorporate additional design features and architectural enhancement to create more visual interest.
Architectural Enhancement - Commercial Building B - Lot 2: The Planning Department recommends the design include greater architectural detail on the east and west elevations to add visual interest to the highly visible elevations (refer to Sheet A4.1).
The design guidelines recommend a consistent architectural treatment with character, variety and interest on all elevations. Walls longer than thirty feet should have 3- dimensional architectural relief giving the appearance of depth through the use of trellis, dormers, bay windows, awnings, etc., in addition to changes in materials.
The applicant believes that the elevations are richly varied, as designed, and do not warrant further detail.
The Planning Department recommends the applicant incorporate additional design features and further architectural enhancement for added visual interest. 016 087
Circulation
Vehicular access to the project site would be from a new driveway on Mt. Hermon Road (right in/right out only) and existing driveway on Glen Canyon Road. Pedestrian access to the project site is available along Glen Canyon Road and Mt. Hermon Road.
Sidewalks are proposed to be constructed on the project site and would connect with the existing sidewalks along Glen Canyon Road and Mt. Hermon Rd.
On-Site Circulation – Mixed Use Development - Lot 2: The Planning Department is concerned about traffic circulation on site. As designed, vehicles would be driving through the parking lots to reach their destinations. Staff is concerned about overall congestion on the site as vehicles maneuver to enter and exit parking stalls and the ensuing congestion that it will create, potentially creating backups on Mount Hermon Road or Glen Canyon Road.
The applicant responded with a letter from their project traffic engineer which concluded that with five vehicles of storage capacity and a low entering vehicle volume, it is unlikely that drivers leaving the existing parking area would spill back onto Glen Canyon Road.
While the Planning Department appreciates the additional information provided by the applicant, staff is concerned about overall congestion that would result from the project, not only on the major streets but within the project site. The Planning Department has not identified a solution to this problem. Addressing it would require a redesign of the project, which may suggest that the proposed development is too intensive for this site.
Truck Loading Area – Mixed Use Development - Lot 2: The truck loading area is a pull out on the western side of Building A. The drive aisle itself is 20’ and the pull-out area measures 12’ wide. While it is accommodated on site, the Planning Department is concerned about how it would function and how the trucks would maneuver on site. As proposed, the trucks would pull into the loading area heading northwest and exit by backing into the 26’ drive aisle in the lower parking lot in front of Buidling A (Refer to Sheet A2.0). Vehicles would then exit northbound to Mt. Hermon Road.
Good planning practices would prefer that the loading area be a dedicated, separate area, or at least an area with lower traffic volumes. The Planning Department has not identified a solution to this problem. Addressing it would require a redesign of the project, which may suggest that the proposed development is too intensive for this site.
Parking
The proposed project has been designed to accommodate 208 parking spaces.
Buildings C and D (townhomes) have in-unit garages on the first floor that provide two parking spaces per unit, for a total of 16 spaces. Building A includes 21 commercial and 101 residential parking spaces, three of which will be handicap accessible, 58 spaces are provided in the surface lot between Buildings A and B and the 18 spaces in the 017 088
upper lot are proposed to be shared, which would necessitate a shared parking agreement, and will be discussed in greater detail below.
Townhome Development – Lot 1:
The total parking demand for the townhouses is calculated as 8 units x 2 spaces per unit for a total of 16 spaces, plus 1 space for every five units to accommodate guest parking. Buildings C and D have in unit garages on the first floor that accommodate 2 spaces per unit, and an additional 18 spaces are provided in the parking lot, two of which are required for guest parking. (Please note that there is an error in the parking data table on Sheet A1.1. The table indicates that each townhouse garage would provide only 1 space per unit, but as designed, each townhouse garage will provide two parking spaces per unit.)
While the multifamily parking requirement has been applied to Lot 1, it is important to note that the proposed townhomes will function more like single family dwellings, despite the current ownership proposal where they cannot be individually sold.
While it is not required, the Planning Department believes it would make sense to consider additional parking on Lot 1 for the townhomes, or have a plan for shared parking with Lot 2 to accommodate future parking needs. A future shared parking arrangement would need to be reviewed and approved by the City, ideally in conjunction with these project entitlements.
Exception to Interior Garage Dimensions: Pursuant to SVMC Section 17.44.030(B), a standard interior garage is required to provide 22’ x 22’ of unobstructed space. As proposed, the townhouse garage unobstructed interior dimensions are 19.5’ wide by 21” deep.
The applicant has responded that each garage parking space will have net dimensions of 9’9”x 21’-0” which is slightly smaller than the City’s standard but significantly larger than the published professional standards of 8’-9” x 17’-6” for a large parking space.
The Planning Department recommends that the garage interiors meet the standard set forth in the zoning code because these dimensions have been devised to accommodate larger vehicles with larger maneuvering requirements, which are typical within the City.
Shared Parking: Since a portion of the required commercial parking would be situated on Lot 1, a shared parking agreement is required.
The applicant does not agree that a shared parking agreement would be necessary as the owner would continue to own and manage both properties.
Since the project spans two lots, it is possible that each lot could be sold separately and the only way to ensure that the shared parking would continue into the future is to 018 089
require an agreement. A shared parking arrangement would need to be reviewed and approved by the City, ideally in conjunction with these project entitlements.
Reduced Parking Stall Dimensions - Mixed Use development- Lot 2: Pursuant to SVMC Section 17.44.030(G)(1), each full-sized parking space shall not be less than twenty feet in length and nine feet in width, exclusive of aisles and access drives. When an overhang is provided, the parking stall shall be seventeen feet, plus a three-foot overhang area, which shall be paved, rock lined, concrete or landscaped with low growing plants or ground covers. The overhang area shall be edged with continuous cubing of six inches in height. No light standards or fixed objects are allowed in this overhang area. A three-foot overhang and a four-foot-wide sidewalk is required if the parking space is adjacent to a building.
The proposed project does not meet this standard on either side of the parking lot situated between Buildings A and B where the accessible slope/ramp is located, (refer to Sheet A2.0). The ramp impacts parking spaces 14-22 and 23-31, approximately eighteen parking stalls, where there will be limited space for the front end of the car to overhang and the sidewalks would feel tight.
The applicant responded that the sidewalks along the storefronts at Buildings A & B have an average width of 11' beyond the 3' parked car overhang. This width is reduced to accommodate the accessible ramps at the east end. In these locations, the sidewalks narrow to 5' for some short portions. However, the average sidewalk width for building A is over 6' and for Building B it is over 7'.
The sidewalks within the project will be heavily used and the Planning Department recommends they be as functional as possible. Since the site is so constrained, staff has not identified a viable solution to maintain sidewalk width while including the accessible ramps. This may suggest that the proposed development is too intensive for the site. While a solution has not been identified, to offset the narrow sidewalks and create a better pedestrian experience in the parking lot, the Planning Department recommends additional landscaping and pedestrian amenities, such as planter boxes and enhanced pedestrian crossings.
Commercial Off-Street Parking requirement exception – Mixed Use development– Lot 2:
Pursuant to SVMC Section 17.44.030(G)(7), landscaped areas within or adjacent to the parking area shall provide for a minimum of one shade tree for every four parking stalls.
Depending on the parking dimensions, layout type and size of shade tree, this requirement may be modified by the Planning Director.
The applicant does not believe an exception is necessary because while the parking lot does not include one shade tree for every four parking stalls, they believe the project incorporates ample landscaping in the overall project, which compensates for the deficiency.
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The Planning Department does not support this exception and believes that trees are an important part of parking lot design. They create shade and provide relief from the glare and harshness that result from large expanses of concrete.
Landscaping
Mixed – Use Development (Lot 2):
Pursuant to SVMC Section 17.20.040(I), not less than 10% of the total site area in the C-S zoning district shall be landscaped and permanently maintained.
The project proposes irrigated landscaping interspersed throughout the site including a variety of ground covers, vines, and medium height bushes. Planting areas surround the residential buildings and along the perimeter of the site. Many of these landscape areas are narrow, in the range of three to five feet. Planter edges along parking stalls are also used as vehicle overhangs, which reduce the possibility of these areas for shrubs or screening. Two bioretention swales would be located on both sides of the driveway from Scotts Valley Drive. The project proposes approximately 27.5% of the site to be covered with landscaping. While the proposed project meets the minimum landscaping requirement, the Planning Department has additional concerns, which are described in the following sections.
Parking Lot located between Buildings A and B (Lot 2): While the proposed development meets the overall landscaping requirement for the site, the Planning Department is concerned that the parking lot located between commercial Buildings A and B is not adequately landscaped, as evidenced by the Off-Street Parking requirement and Reduced Parking Stall dimension exceptions that were both requested and have been discussed in the Parking section above. The Planning Department recommends that the project include additional landscaping and pedestrian amenities within the parking lot, such as planter boxes, enhanced pedestrian crossings and additional landscaping to soften the hardscape.
Irrigation – Mixed Use Development (Lot 2): The Landscape Plan includes a Retail Pedestrian Street note that states the lightweight portable planters will be hand watered by the building tenants. The Planning Department does not recommend hand watering, as it is not reliable. The planters should be tied into the overall irrigation system on the project site.
Joint Trench – Mixed Use Development (Lot 2). A joint trench is a trench that is shared by a number of utility providers and runs underground through a project site. It should be designed during the project planning phase because trenching requires adequate space and separation and, if it is not considered early in the process, it could result in the loss of trees and/or landscaping.
The Planning Department recommends the applicant submit a detailed plan that shows the joint trench in relation to the landscape plan so we can determine how the utility 020 091
trench may impact the landscaping. Any loss of landscaping would be a negative impact for the project.
Open Space
Private open space would be comprised of townhouse decks on Lot 1 (776 sf total; 97 sf/unit) and apartment patios and balconies on Lot 2 (2,976 sf total; 72 sf/unit). Lot 2 would also include common open space in the form of terraces and roof top common areas (5,478 sf total; 105 sf/unit).
Private Open Space Exception for Townhomes (Lot 1): Pursuant to Section
17.09.040(F), each dwelling shall have private, usable outdoor space, i.e. decks, balconies, yards, or patios of one hundred square feet per residential unit. If the design is not suitable for private open space, useable common open space may be provided at two hundred square feet per residential unit, if approved by the Planning Commission.
The proposed project includes a 97sf deck for each unit, which does not meet the minimum requirement.
The Planning Department believes that applying the minimum outdoor private open space requirement to the townhomes is not adequate. These units will function more like single family homes and the outdoor space should be functional. The proposed deck area faces Mount Hermon Road and the units front on a parking lot. Planning Staff has not identified a viable solution to this problem, rather it would require a redesign of the project and, as discussed previously, raises the question of whether or not residential use is appropriate on this site.
Private Open Space Exception for Mixed Use Development (Lot 2, Building A):
Pursuant to SVMC Section 17.20.045(C), each dwelling shall have private, usable outdoor space i.e. decks, balconies, yards or patios of 100-square feet per residential unit. The Planning Commission may determine that the required private outdoor space is not appropriate in a particular building design and allow the required outdoor space to be common open space for all residential units.
The proposed balconies vary in size, however, about half of them are undersized. As shown on Sheet A3.2, the balcony interior dimensions for some of the units only measure 4-feet deep by 8-feet wide (32 sf) and staff is concerned that they may be too small to be functional.
The applicant has responded that a 4' x 8' balcony can accommodate active use with a table and chairs and plants, and that the common areas and landscaping provide additional open space for the residents. The applicant believes their design is superior because the mixed-use apartment building is based on an integration of shared and private open spaces.
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The Planning Department strongly encourages that the applicant increases the size of all balconies where feasible. The Planning Department also requests additional clarity in regard to how the roof top common open space would function, and how amenities in these areas could be maximized.
Public Art
Per the Scotts Valley General Plan commercial and residential projects should include public art. Commercial development should incorporate artistic elements and/or treatments into the architecture, landscape design, and infrastructure where appropriate and residential development should incorporate artistic elements and/or treatments into structures, landscaping, common space areas, or open space that are consistent with the City’s urban forest concept.
In response to this requirement, the applicant has identified the stone walls as the public art contribution for the project. The applicant feels that the stone walls uniquely incorporate artistic elements of handcrafted stonework into locations that enhance the architecture, the landscape and place-making intended by the Guidelines. The stone walls form the setting for the urban forest theme. Details of the proposed rock wall are shown on Sheet A3.6.
Typically, site improvement like retaining walls are not considered public art. Given the scale and density of the project the Planning Commission should consider additional opportunities to meet the public art requirements.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
An Environmental Impact Report was prepared for the proposed development consistent with the requirements of the California Environment Quality Act. No significant project related environmental impacts were found to be present that were not reduced to less than significant levels. The Draft EIR was circulated from October 11, 2021 through November 30, 2021. Based on those comments, a Final EIR was prepared and attached is for consideration. The following written comments were received and addressed as a part of the Final EIR:
1. State of California, Department of Transportation, CalTrans District 5
2. State of California, Department of Fish and Wildlife
3. Pacific Gas and Electric
4. Email from Scotts Valley resident
PUBLIC NOTICE
On May 27, 2022, public hearing notices were posted at City Hall and were mailed to surrounding property owners located within 300 feet of the subject property, pursuant to State law. The Planning Department has received one letter in support of the project. 022 093
CONCLUSION
In summary, the Planning Department is requesting Planning Commission input and direction on the requested entitlements. This report does not include a resolution or request for action.
The Planning Department has identified three options for Planning Commission consideration:
1. Direct the project applicant to address Planning Commission identified issues associated with the project and return with an amended project.
2. If it is determined that the issues associated with the proposed project are adequately addressed the Planning Commission could direct staff to prepare a resolution recommending approval for consideration at a future Planning Commission meeting. The final recommendation would then be forwarded to the City Council for consideration.
3. If it is determined that the issues associated with the proposed project are not adequately addressed or that it is not consistent with the General Plan the Planning Commission could direct staff to prepare a recommendation of denial for consideration at a future Planning Commission meeting. The final recommendation would then be forwarded to the City Council for consideration.
ATTACHMENTS
1. Location Map..........................................................................................(Attached)
2. Project Plans ..........................................................................................(Attached)
3. Draft Environmental Impact Report ........................................................................ https://www.scottsvalley.org/358/Oak-Creek-Park---Mixed-Use-Development
4. Final Environmental Impact Report ........................................................(Attached)
5. Comment Letter (received 6/2/2022) ......................................................(Attached) 023 094
GLEN CANYON RD
SUN RIDGE CT
MT HERMON RD
LUNDY LN
APPALOOSA CT
RABIAN WY
WY
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OAK CREEK BLVD
LUCIA LN
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KENT WOOD CT
GREENTREE WY
ANGELA CT
SUZANNE L
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AK CREEK
BLVD
QUIEN SABE RD
KELSEY CT
OAK CREEK B
SCOTTS VALLEY DR
CAMP
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SPRING LAKES DR
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¯ 00 0.125 .25
Miles
Project Site
Oak Creek Park / 3640 Glen Canyon Road / APN 022‐162‐76 Project Site
024 095
VICINITY MAP
A1.0
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2019 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
FEBRUARY 2017
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CK 7/15/19
O A K C R E E K P A R K OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA
G L E N C A N Y O N
M T. H E R M O N R O A D
PROJECT DESCRIPTION
PROJECT ADDRESS: MOUNT HERMON ROAD AT
GLEN CANYON ROAD
SCOTTS VALLEY, CA
PROJECT APN: 022-162-76
ZONING: CS- COMMERCIAL SERVICE
GENERAL PLAN: SERVICE COMMERCIAL
PROJECT DATA
AREA TOTAL LOT 1 LOT 2
LOT AREA: 155,350 SF 45,250 SF 110,100 SF
LAND USE
DRIVEWAY/SURFACE PARK: 40,470 SF 13,426 SF 27,044 SF
% LOT AREA: 26.0% 29.7% 24.6%
BUILDING COVERAGE: 54,685 SF 11,430 SF 43,255 SF
% LOT AREA:* 35.2% 25.2% 39.3%
LANDSCAPE: 48,436 SF 18,095 SF 30,341 SF
%LOT AREA: 31.2% 40.0% 27.5%
SIDEWALK & PATIO/TERRACE: 11,759 SF 2,299 SF 9,460 SF
%LOT AREA: 7.6% 5.1% 8.6%
*C-S ZONE DISTRICT MAXIMUM COVERAGE: 45%
BUILDING
COVERAGE:
35.2%
LANDSCAPE
31.2%
DRIVEWAY
SURFACE PARK
26.0% SIDEWALK
PATIO/TERRACE
7.6%
SHEET INDEX
A1.0 PROJECT INTRODUCTION
A1.1 PROJECT DATA
A1.2 ILLUSTRATIONS
A1.3 COLOR PHOTO SIMULATIONS
A2.0 SITE PLAN
A3.0 BUILDING A FIRST LEVEL
A3.1 BUILDING A SECOND LEVEL
A3.2 BUILDING A THIRD AND FOURTH LEVELS
A3.3 BUILDING A ROOF PLAN
A3.4 BUILDING A ELEVATIONS
A3.5 BUILDING A ELEVATIONS / SECTIONS
A3.6 BUILDING A SECTIONS
A4.0 BUILDING 'B' PLANS
A4.1 BUILDING 'B' ELEVATIONS / SECTION
A5.0 TOWNHOUSE PLANS
A5.1 TOWNHOUSE ELEVATIONS
A6.0 SITE CONTEXT ILLUSTRATIONS
A6.1 SITE SECTIONS
A7.0 SIGN PROGRAM
C0.1 COVER SHEET
C0.2 EXISTING SITE
C0.3 TENTATIVE MAP
C1.1 TOPO AND DEMOLITION PLAN
C2.1 HORIZONTAL CONTROL & PAVING PLAN
C3.1 GRADING PLAN
C3.2 CUT-FILL PLAN
C4.1 UTILITY PLAN
C4.2 STORMWATER CONTROL PLAN
C5.1 EROSION CONTROL PLAN
C6.1 SECTIONS
L LANDSCAPE PLAN
TC TREE CANOPY
E1.0 SITE PHOTOMETRIC PLAN
E1.1 PARTIAL SITE PHOTOMETRIC PLAN
E1.2 PARTIAL SITE PHOTOMETRIC PLAN
E1.3 PARTIAL SITE PHOTOMETRIC PLAN
E3.1 LIGHT FIXTURE CUT SHEETS & FIXTURE SCHEDULE
AERIAL VIEW PROJECT TEAM
ARCHITECT: THACHER & THOMPSON ARCHITECTS
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 246-2109
CONTACT:
[email protected]
[email protected]
EADIE CONSULTANTS
P.O. BOX 1647
SANTA CRUZ, CA 95061
(831) 431-3396
CONTACT: CHARLIE EADIE
[email protected]
LAND USE
PLANNER:
LANDSCAPE
C2G CIVIL CONSULTANTS GROUP, INC
4444 SCOTTS VALLEY DRIVE
SCOTTS VALLEY, CA 95066
(831) 426-5313
CONTACT: DAVID DAUPHIN
[email protected]
CIVIL ENGINEER/
OWNER: GRANUM PARTNERS
340 UNIVERSITY AVE. #1
LOS GATOS, CA 95030
(408) 395-0101
CONTACT: GREG
[email protected]
ARCHITECT:
SURVEYOR:
ELLEN COOPER
612 WINDSOR STREET
SANTA CRUZ, CA 95062
(831) 426-6845
[email protected]
ELECTRICAL
ENGINEER:
MIRACLES UNLIMITED, INC.
P.O. BOX 1808
APTOS, CA 95001
(831) 688-8013
ARBORIST: MAUREEN HAMB
849 ALMAR AVENUE, SUITE C 319
SANTA CRUZ, CA. 95060
(831) 234-7739
[email protected]
BIOLOGIST: KATHLEEN LYONS
BIOTIC RESOURCES GROUP
P.O. BOX 14
SANTA CRUZ, CA 95063
(831) 476-4803
[email protected]
PLANNING & BUILDING: CITY OF SCOTTS VALLEY
FIRE: SCOTTS VALLEY FIRE DEPT.
WATER: SCOTTS VALLEY WATER DEPT.
SANITATION: SCOTTS VALLEY SANITATION
APPROVAL AGENCIES
No. PLAN CK 6/01/20
025 096
PARKING DEMAND
TOTAL COMMERCIAL: 23,629 SF @ 1:250 = 94.5 SPACES
RESIDENTIAL: 52 @ 2.2 / D.U. = 114 SPACES
TOTAL PARKING DEMAND: 208.5 SPACES
PARKING SUPPLY
LOWER LOT:
UPPER LOT:
TOWNHOUSE GARAGE:
COMMERCIAL GARAGE:
LOWER RESIDENTIAL GARAGE:
UPPER RESIDENTIAL GARAGE:
TOTAL PARKING SUPPLY:
58 SPACES
18 SPACES
8 SPACES
21 SPACES
41 SPACES
60 SPACES
206 SPACES
A1.1
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2019 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
FEBRUARY 2017
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CK 7/15/19 OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA
NET AREAS BY LEVEL
AREA TOTAL LOT 1 LOT 2
FIRST LEVEL GROSS: 54,685 SF 11,456 SF 43,229 SF
NET RESIDENTIAL: 7,616 SF 7,616 SF 0
% 13.9% 66.5% 0
NET COMMERCIAL: 19,691 SF 0 19,691 SF
% 36.0% 0 45.5%
NET PARKING GARAGE: 25,222 SF 3,840 SF 21,382 SF
% 46.1% 33.5% 49.5%
COMMON AREA: 2,156 SF 0 2,156 SF
% 4.0% 0 5.0%
NET ASSIGNED COMMON OPEN SPACE: 0 0 0
NET PRIVATE OPEN SPACE: 388 SF 388 SF 0
SECOND LEVEL GROSS: 39,644 SF 9,992 SF 29,652 SF
NET RESIDENTIAL: 9,992 SF 9,992 SF 0
% 25.2% 100% 0
NET COMMERCIAL: 3,938 SF 0 3,938 SF
% 9.9% 0 13.3%
NET PARKING GARAGE: 24,123 SF 0 24,123 SF
% 60.9% 0 81.4%
COMMON AREA: 1,591 SF 0 1,591
% 4.0% 0 5.3%
NET ASSIGNED OPEN SPACE: 1,164 SF 0 1,164 SF
NET PRIVATE OPEN SPACE: 388 SF 388 SF 0
THIRD LEVEL GROSS: 26,326 SF 0 26,326 SF
NET RESIDENTIAL: 22,600 SF 0 22,600 SF
% 85.8% 85.2%
NET COMMERCIAL: 0 0 0
NET PARKING GARAGE: 0 0 0
COMMON AREA: 3,726 SF 0 3,726 SF
% 14.2% 14.2%
NET ASSIGNED OPEN SPACE: 4,314 SF 0 4,314 SF
NET PRIVATE OPEN SPACE: 2,088 SF 0 2,088 SF
FOURTH LEVEL GROSS: 26,326 SF 0 26,326 SF
NET RESIDENTIAL: 22,600 SF 0 22,600 SF
% 85.8% 85.2%
NET COMMERCIAL: 0 0 0
NET PARKING GARAGE: 0 0 0
COMMON AREA: 3,726 SF 0 3,726 SF
% 14.2% 14.2%
NET ASSIGNED COMMON OPEN SPACE: 0 0 0
NET PRIVATE OPEN SPACE: 564 SF 0 564 SF
PARKING DATA
RESIDENTIAL HOUSING MIX
AVERAGE SIZE
STUDIO: 4 712 SF
1 BEDROOM: 18 906 SF
2 BEDROOM: 22 1,184 SF
TOWNHOUSE: 8 2,172 SF
TOTAL 52
#
DENSITY
LOT 1: 45,250 / 8 = 5,656 SF PER D.U. = 7.7 D.U.s PER ACRE LOT 2: 110,100 / 44 = 2,502 SF PER D.U. = 17.4 D.U.s PER ACRE TOTAL: 155,350 / 52 = 2,987.5 SF PER D.U. = 15.1 D.U.s PER ACRE
BUILDING AREAS BY FUNCTION
AREA TOTAL LOT 1 LOT 2
GROSS BUILDING AREA: 146,981 SF 21,448 SF 125,533 SF
COMMERCIAL: 24,973 SF 0 24,973 SF
NET: 23,629 SF 0 23,629 SF
COMMON AREA: 1,344 SF 0 1,344 SF
RESIDENTIAL: 72,633 SF 17,608 SF 55,055 SF
NET: 62,808 SF 17,608 SF 45,200 SF
COMMON AREA: 9.855 SF 0 9,855 SF
PARKING GARAGE: 49,345 SF 3,840 SF 45,505 SF
PARKING GARAGE RESIDENTIAL: 42,650 SF 3,840 SF 38,810 SF PARKING GARAGE COMM: 6,695 SF 0 6,695 SF
GROSS BUILDING AREA: 146,154 SF 21,448 SF 125,533 SF
BASEMENT BUILDING AREA: 45,505 SF 0 45,505 SF
% 31.1% 0 36.5%
NON BASEMENT AREA: 100,649 SF 21,448 SF 79,201 SF
% 68.9% 100% 63.5%
OPEN SPACE USES
OPEN SPACE TOTAL: 9,230 SF 776 SF 8,454 SF
PER DWELLING: 177.5 SF 97.0 SF 192.1 SF
APARTMENT BALCONY: 1,436 SF 0 1,436 SF
APARTMENT PATIO: 1,540 SF 0 1,540 SF
TOWNHOUSE DECK: 776 SF 776 SF 0
NET PRIVATE OPEN SPACE: 3,752 SF 776 SF 2,976 SF
PER DWELLING: 72.2 SF 97.0 SF 67.6 SF
COMMON APT. TERRACE: 1,164 SF 0 1,164 SF
COMMON APT. ROOF-TOP: 4,314 SF 0 4,314 SF
NET COMMON OPEN SPACE: 5,478 SF 0 5,478 SF
PER DWELLING: 105.3 SF 0 105.3 SF
COMMERCIAL DATA
BUILDING A
TYPE 1: 6,786 SF
TYPE 2: 3,975 SF
SUBTOTAL FIRST FLOOR: 10,761 SF
TYPE 3: 2,958 SF
COMMON AREA: 1,344 SF
TOTAL BUILDING A: 15,063 SF
BUILDING B
TYPE 1: 8,930 SF
TYPE 3: 980 SF
TOTAL BUILDING B: 9,910 SF
TOTAL COMMERCIAL LOT 2: 24,973 SF
PARKING SPACES BY TYPE
STANDARD SURFACE PARKING: 73 SPACES
STANDARD COVERED PARKING: 127 SPACES
ADA SURFACE PARKING: 3
ADA COVERED PARKING: 3
BICYCLE TENANT STOREROOM BLDG. A: 46
BICYCLE PARKING IN TOWNHOUSE GARAGE: 16
BICYCLE PUBLIC LOCKERS: 8
BICYCLE RACKS: 40
EV CHARGING STATIONS PER CALIF. CODE TBD
TRUCK LOADING: 1
AUTO PASSENGER LOADING: 1
PLAN CK 6/01/20
3. MIXED USE RATIO
(CALIFORNIA BUILDING CODE)
NON-RESIDENTIAL
A, B, M, S-2 OCCUPANCIES
70,478 SF = 56.1%
CALIFORNIA BUILDING CODE:
A OCCUPANCY: RESTAURANTS, ASSEMBLY AREAS
B OCCUPANCY: BANKS BUSINESS OFFICES, ETC.
M OCCUPANCY: STORES, RETAILERS
S-2 OCCUPANCY: GARAGES
R-2 OCCUPANCY: MULTI-FAMILY RESIDENTIAL
RESIDENTIAL
R-2 OCCUPANCY
55,055 SF = 43.9%
4. MIXED USE RATIO
(BASED ON AREA BY FUNCTION)
NON-RESIDENTIAL
24,973 SF = 31.2%
RESIDENTIAL
55,055 SF = 68.8%
5. MIXED USE RATIO
(BASED ON BUILDING COVERAGE)
NON-RESIDENTIAL
COMMERCIAL: 19,691 SF
COMMRCIAL PARKING: 6,695 SF
TOTAL: 26,386 SF = 64.2%
RESIDENTIAL
RESIDENTIAL PARKING: 14,687 SF = 35.8%
6. MIXED USE RATIO
(ALLOCATION OF BLDG. AREA BY BLDG.
COVERAGE RATIO)
NET COMMERCIAL: 23,629 SF x 64.2% COVERAGE = 15,170 SF 48.4% NET RESIDENTIAL: 45,200 SF x 35.8% COVERAGE = 16,182 SF 51.6% 31,352 SF 100%
2. MIXED USE RATIO
(BASED ON ZONING CONSISTENCY - 17.20.020 (H))
GROUND FLOOR COMMERCIAL, NET 19,691 SF 100%
GROUND FLOOR RESIDENTIAL, NET 0 SF 0%
ABOVE OR BEHIND COMMERCIAL, NET 3,938 SF 8%
ABOVE OR BEHIND RESIDENTIAL, NET 45,200 SF 92%
1. MIXED USE RATIO
(BASED ON NET BUILDING AREAS ON LOT 2)
COMMERCIAL 23,629 SF 34.3%
RESIDENTIAL 45,200 SF 65.7%
026 097
M T .
H E R M O N R D .
GLEN
M T .
H E R M O N R D .
CANYON RD
GLEN
CANYON RD
A1.2
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2019 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
FEBRUARY 2017
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CK 7/15/19 OAK CREEK PARK MOUNT HERMON ROAD AT SCOTTS VALLEY DRIVE SCOTTS VALLEY, CA VIEW LOOKING UP MT. HERMON ROAD
VIEW LOOKING TOWARD PROPOSED COMMERCIAL BUILDING
PLAN CK 6/01/20
027 098
A1.3
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2019 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
FEBRUARY 2017
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CK 7/15/19 OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA GLEN M T .
H E R M O N R D .
CANYON
RD
GLEN
M T .
H E R M O N R D .
CANYON
RD
GLEN
M T .
H E R M O N R D .
CANYON
RD
GLEN
M T .
H E R M O N R D .
CANYON
RD
VIEW 2
VIEW 1 VIEW 3
VIEW 4
109 LUCIA LANE
113
111
109
107
PLAN CK 6/01/20
028 099
SITE PLAN
1 SCALE: 1" = 20'-0"
GLEN CANYON ROAD
APN
022-162-61
APN
022-162-62
APN
022-162-63
APN
022-162-64
APN
022-162-65
M T .
H E R M O N R D .
EXISTING OFFICE
BUILDING
PROPOSED MIXED USE
BUILDING 'A'
PROPOSED
TOWNHOUSE
BUILDING 'D'
PROPOSED
TOWNHOUSE
BUILDING 'C'
PROPOSED COMMERCIAL BUILDING 'B'
A2.0
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
PLAN CHECK 7/15/19
PLAN CHECK 6/01/20 5'
5% SLOPE
5% SLOPE
FIRE
ENGINE
17' 8'
FIRE ENGINE
30'-6"
20'-0"
20'-0"
28'-0"
8'
10'-0"
3'-0"
1 2
3 4
5 6
7 9
10 11
12 13
14 15
16 17
18 1
3 4
5 6
7 8
9 2
10 11
47 46 45 44 43 42 41 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 1 2 3 4 5 6 7 8 9 10
11 12 13 14 15 16 17 18 19 20 21 22
TRASH/
RECY OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA B
B
A
A
5' CLEAR S.W.
EXIT WIDTH
UNDERGROUND
PG&E VAULT, TYP.
APARTMENT
ENTRANCE
5' CLEAR S.W.
EXIT WIDTH
POTENTIAL ONGRADE TERRACE
8' WIDE CONC.
SIDEWALK
8' WIDE CONC.
SIDEWALK
12' WIDE SIDEWALK
12' WIDE SIDEWALK
6' WIDE CONC.
SIDEWALK
PT. 'B' EL. 506.7'
PT. 'C' EL. 515.5'
PT. 'A' EL. 512.0'
PT. 'D' EL. 523.0'
PT. 'A' EL. 519.0'
PT. 'B' EL. 516.5'
PT. 'C' EL. 520.0'
PT. 'D' EL. 529.0'
PT. 'E' EL. 529.5'
PT. 'H' EL. 538.0'
PT. 'G' EL. 525.5'
PT. 'F' EL. 519.0'
3' DRAINAGE
SWALE
16 BIKES
26'
17' 17'-0" 26'-0" 17'-0" 84'
9'-0"
TYP
12' BIKES
12' BIKES
8 BIKE LOCKERS
32' 7' 5' 7'-0"
20'
12'
23'
17'
26'
TRASH
15'
15'-0"
20'-0"
12'-0"
45'-0"
TRUCK
LOADING
AREA
POTENTIAL
FUTURE BUS STOP 10'-4"
PG&E
PYLON
20' SETBACK
ROOF TOP
COMMON
AREA
ROOF TOP
COMMON
AREA
ROOF TOP
COMMON
AREA
COMMON
AREA TERRACE
5' HIGH STONE WALL
PASSENGER
LOADING
EMERGENCY VEHICLE
ACCESS POINT WITH
REMOVEABLE BOLLARDS
TYPICAL BICYCLE RACK
18"
2"Ø STEEL TUBING 36"
GRID PATTERN = TYPICAL
ROOFTOP OPEN SPACE
40 39 23
TYPICAL STAGING
AREA FOR WASTE
CARTS 26'-0"
20' WIDE x 7' HIGH DOOR
029 100
UP
COMMERCIAL PARKING
TYPE 2 COMMERCIAL SPACE
TYPE 1 COMMERCIAL SPACE
RESIDENTIAL PARKING
RESIDENTIAL PARKING
UTILITY
LOBBY
OFF
ELEV
A3.0
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
FEBRUARY 2017
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CK 7/15/19
PLAN CK 6/01/20
FIRST LEVEL (BASEMENT) 1 SCALE: 1/8"=1'-0"
280'-0"
81'-0" 83'-0" 53'-0" 63'-0" 103'-0"
65'-0"
36'-6" 181'-0"
10'-0" 16'-11 1/2" 9'-6 1/2"
ELEV
TRASH/RECY
TRASH CHUTE INTO
4 YD. DUMPSTER
1 2
3 4
5 6
7 8
9 10
11 20
19 18
17 16
15 14
13 12
21 1 2 3 4 5 6
18'-5" 10'-8"7 8 9 10
11 12 13 14 15 16 17 18
25 24 23 22 21 20 19
31 30 29 28 27 26
41 40 39 38 37 36 35 34 33 32
RECYL
UP EXIT CORRIDOR OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA 24'-0"
UP
WALL ABOVE
9'-0" TYP. 18'-6" TYP. 26'-0"
8'-0" 9'-0" 9'-0" 5'-0"
18'-6"
A B
A B
C D
C D
SEE SITE PLAN FOR
TRASH ENCLOSURE
REMOVABLE
BOLLARDS
THE COMMERCIAL AREAS DESIGNATED AS TYPE 1, TYPE 2 AND TYPE 3 REFER TO THE LIKELY COMMERCIAL USES. THESE USES ARE USED TO DIFFERENTIATE THE POTENTIAL PARKING DEMANDS AND MARKET VALUE OF TENANT LEASES. THEY CAN BE CHARACTERIZED AS FOLLOWS:
TYPE 1
THESE USES BENEFIT FROM VISUAL CONNECTIONS TO THEIR CUSTOMERS WITH DISPLAY WINDOWS AND .DOORS ON THE STREET' WITH TENANTS SUCH AS RETAILERS, FOOD AND BEVERAGE.
TYPE 2
THESE USES ARE THE 'BACK OF HOUSE' PORTIONS OF TYPE 1 USES SUCH AS STOCK ROOMS, RESTROOMS, KITCHENS, OFFICES, MEETING ROOMS, ETC.
TYPE 3
THESE USES ARE THE SUPPORT AREAS INCLUDING STORAGE OR REPAIR FACILITIES.
OPTIONAL STAIR
TO UPPER LEVEL
030 101
UP
RESIDENTIAL PARKING RESIDENTIAL PARKING
TYPE 3 COMMERCIAL SPACE
OPEN TO COMMERCIAL SPACE OPEN TO COMMERCIAL SPACE
STORAGE/UTILITY
COMMON AREA
COMMON AREA TERRACE
RESIDENTIAL PARKING
ELEV
STOR
ELEV
A3.1OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
FEBRUARY 2017
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CK 7/15/19
PLAN CK 6/01/20
SECOND LEVEL (1ST STORY) 1 SCALE: 1/8"=1'-0"
UP
DN
STAIR
LOBBY
DN
5 4
3 2
1 7
8 9
10 6
11 12 13 14 15 16
23 24 25 26 27 28 29 30
37 36 35 34 33 32 31
43 42 41 40 39 38
53 52 51 50 49 48 47 46 45 44
17 18 19 20 21 22
60 59 58 57 56 55 54
UP
DN
BICYCLE STORAGE
OPEN
A B
A B
C D
C D
TRASH CHUTE
46 BICYCLE STORAGE UNITS 6'-0" 4'-0" 6'-0"
3'-6"
OPTIONAL OPEN WALL OPTIONAL OPEN WALL
OPTIONAL STAIR
TO LOWER LEVEL
031 102
UP DN
3RD & 4TH LEVELS (2ND AND 3RD STORIES) 1 SCALE: 1/8"=1'-0" 101 / 201
TERRACE BELOW
LOBBY
BALCONY ON 4TH
FLOOR ONLY
ELEV
ELEV
A3.2
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
FEBRUARY 2017
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CK 7/15/19
PLAN CK 6/01/20
WINDOW @
4TH FLOOR
BALCONY @
4TH FLOOR
A B
A B
C D
C D
LIV. RM
KITCH
BEDRM
BATH
W
D
ENTRY
LIV. RM
DINING
BEDRM 1
BATH
BEDRM 2
BEDRM
DRESS BATH
KITCH
W D
W
D
BATH
ENTRY
KITCH
KITCH
KITCH
DINING
DINING
DINING
DINING
BATH
BATH
BATH
BATH
DRESS
LIV. RM
LIV. RM
LIV. RM
BEDRM 1
BEDRM 2
ENTRY ENTRY
W ENTRY
D
BEDRM
LIV. RM
DINING
ENTRY
KITCH KITCH
KITCH
KITCH
KITCH KITCH
KITCH KITCH
LIV. RM
LIV. RM
LIV. RM LIV. RM
LIV. RM
LIV. RM
LIV. RM LIV. RM
DINING DINING
DINING DINING
DINING DINING
DINING
DINING
BEDRM
BEDRM 2
BEDRM 1 BEDRM 1
BEDRM 2
BEDRM 2 BEDRM 2
BEDRM 1 BEDRM 1
BEDRM BEDRM
ENTRY ENTRY
ENTRY ENTRY
ENTRY ENTRY
ENTRY ENTRY
DRESS DRESS
BEDRM
BATH BATH
BATH BATH
BATH BATH
BATH
BATH BATH
BATH BATH
W
D
W D
W
D
W
D
REF
REF REF
REF
REF REF
REF
REF
REF
REF
REF
REF
W
D
KITCH KITCH
KITCH
KITCH
KITCH KITCH
REF REF
REF
REF
REF
REF REF
BEDRM 1
BEDRM 2
BEDRM 1
BEDRM 2
BEDRM 1 BEDRM 1
BEDRM 2 BEDRM 2
BEDRM
BEDRM 2
BEDRM 1
OFF
DINING DINING
DINING
DINING
DINING
DINING
DINING
BATH
TRASH
RECYL OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA 102 / 202
103 / 203
104 / 204
105 / 205
106 / 206
107 / 207
108 / 208
109 / 209
110 / 210
111 / 211 112 / 212
113 / 213 114 / 214
115 / 215
116 / 216
117 / 217
118 / 218
119 / 219
120 / 220
121 / 221
122 / 222
ROOF TOP COMMON AREA
ROOF TOP COMMON AREA
ROOF TOP COMMON AREA
5' HIGH PRIVACY
WALLS, TYP
CONC.
PAVERS
BALCONY
ABOVE
TRASH
CHUTE
JAN/
STOR
ROOF
ACCESS
JAN.
REF D W
REF
ROOF
ACCESS
UP
DN
CORRIDOR
EXIT STAIR
ROOF
ACCESS
PATIO
PATIO
PATIO
PATIO
PATIO
PATIO
PATIO PATIO
PATIO PATIO
PATIO
SHADED AREAS INDICATE THIRD
LEVEL ROOFTOP COMMON AREA 5'-0"
VARIES
2x4 HORIZONTALCEDAR BOARDS
SPACED 1"APART, ATTACHED
TO 2x3 ALUMINUM FRAME
ANCHORED TO CONC. SUBFLOOR.
PATIO ENCLOSURE WALL 2 SCALE: 1/8"=1'-0"
032 103
ROOF PLAN 1 SCALE: 1/8"=1'-0"
A3.3
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
FEBRUARY 2017
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CK 7/15/19
PLAN CK 6/01/20 OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA ROOF
HATCH
ROOF
HATCH
ROOF
HATCH 5'-4"
SOLAR PANELS HVAC UNITS
12 ROOF SECTION 2 SCALE: 1/8"=1'-0"
033 104
A3.4
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CHECK 7/15/19
PLAN CHECK 6/01/20 OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA NORTH ELEVATION 2 SCALE: 1/8"=1'-0"
SOUTH ELEVATION 1 SCALE: 1/8"=1'-0"
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
GRADE PLANE = 514.2'
FLOOR ELEV: 506.8'
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
ELEV. 515.5'
STONE VENEER BETWEEN THE SIDEWALK
AND THE BOTTOM EDGE OF STOREFRONT
WINDOW FRAMES. TYPICAL 37' 26'
24" DIA. CAFE
TABLE SHOWN 4'-0"
8'-0"
TYP. BALCONY PLAN 3 SCALE: 1/8"=1'-0" 45'-4" 45'-4"
034 105
WEST ELEVATION
1 SCALE: 1/8"=1'-0"
A3.5
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CHECK 7/15/19
PLAN CHECK 6/01/20
LOBBY
ELEVATION/SECTION 'A' 2 SCALE: 1/8"=1'-0"
ELEV
FLOOR ELEV: 506.8'
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
GARAGE
GARAGE
FLOOR ELEV: 506.8'
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
FLOOR ELEV: 506.8'
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
TERRACE
STOR
STOR
CORRIDOR
CORRIDOR
PRIVATE PATIO
SCREEN WALL
24" PAINTED BELTLINE TRIM OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA BUILDING 'A' HEIGHT CALCULATIONS:
AVERAGE GRADE OF 4 CORNERS = GRADE PLANE PER CBC. SEC. 502.1 REFER TO BLDG. A SITE PLAN
CORNER A ELEVATION = 512.0'
CORNER B ELEVATION = 506.7'
CORNER C ELEVATION = 515.5'
CORNER D ELEVATION = 523.0'
AVERAGE ELEVATION = 514.3' = GRADE PLANE
AVERAGE ELEVATION = 514.3' = GRADE PLANE 35'-5"
HIGHEST ROOF: 552.1'
AVG. ROOF HEIGHT
EAST ELEVATION
3 SCALE: 1/8"=1'-0"
FLOOR ELEV: 506.8'
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
FLOOR ELEV: 506.8'
MATERIALS:
SLOPED ROOF:
EAVES:
BALCONY RAILINGS:
SIDING:
WINDOWS/DOORS:
STANDING SEAM METAL
PAINTED GUTTER ON PAINTED WOOD FASCIA
WITH PAINTED WOOD SOFFIT BOARDS
WOOD RAILING WITH PAINTED METAL PICKETS
PAINTED STUCCO BELOW BELTLINE TRIM
PAINTED HORIZONTAL BEVELED SIDING
FIBERGLASS DOUBLE HUNG @ RESIDENTIAL
ALUM. STOREFRONT @ COMMERCIAL 45'-4" 13'
CEMENT PLASTER
TRASH ENCLOSURE
035 106
COMMERCIAL OFFICE
STOR STOR COMMOM TERRACE
A3.6
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
No. PLAN CHECK 7/15/19
PLAN CHECK 6/01/20
ELEVATION/SECTION 'B' 1 SCALE: 1/8"=1'-0"
COMMERCIAL
TYPE 1 COMMERCIAL
GARAGE
GARAGE
ELEVATION/SECTION 'C' 2 SCALE: 1/8"=1'-0"
ELEVATION/SECTION 'D' 3 SCALE: 1/8"=1'-0"
FLOOR ELEV: 506.8'
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
PRIVATE PATIO
SCREEN WALL
COMMERCIAL
GLASS LINK
GLASS LINK
GLASS LINK
GLASS LINK
PRIVATE PATIO
SCREEN WALL
PRIVATE PATIO
SCREEN WALL
GARAGE
GARAGE
GARAGE
GARAGE
FLOOR ELEV: 506.8'
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
FLOOR ELEV: 506.8'
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
TYPE 3 COMMERCIAL
GLASS LINK
GLASS LINK OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA TYPE 2 COMMERCIAL
EXTERIOR BUILDING MATERIALS
PRIVATE PATIO
SCREEN WALL
SEE DETAIL 2/A3.2
CARMEL STONE SAMPLE 4 SCALE: 1/8"=1'-0"
036 107
A4.0
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
PLAN CHECK 6/01/20
FLOOR PLAN 1 SCALE: 1/8"=1'-0"
STAIR TO
MEZZANINE
UP
RAILING ABOVE
ROOF PLAN 2 SCALE: 1/8"=1'-0"
200'-0"
25'-0" 25'-0" 35'-0" 25'-0" 25'-0" 25'-0" 40'-0" 70'-0" 30'-0" 8'-0" 8'-0" 8'-0" 14'-0" HC HC
COMMERCIAL BUILDING
FLAT ROOF
FLAT ROOF
FLAT ROOF
FLAT ROOF
5% SLOPE UP
DN 2'-0" 2'-0" 11'-7" 26'-0" 24'-0" 18'-0" 68'-0" A A A A 4:12 4:12
MEZZANINE ABOVE
PARAPET WALL
PARAPET WALL
PARAPET WALL OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA
TRASH/RECYL
20'-0"
CANOPY
CANOPY
CANOPY
CANOPY 11'-4"
037 108
WEST ELEVATION 3 SCALE: 1/8"=1'-0"
EAST ELEVATION
4 SCALE: 1/8"=1'-0"
A4.1
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
PLAN CHECK 6/01/20
SECTION 'A' 5 SCALE: 1/8"=1'-0" 14'-0" 5'-0" OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA
MEZZANINE
PARAPET WALL
INTERIOR
COLUMNS
MEZZANINE
RAILING AND STAIR
PARAPET WALL 3'-0" 34'
NORTH ELEVATION 1 SCALE: 1/8"=1'-0"
SOUTH ELEVATION 2 SCALE: 1/8"=1'-0"
MATERIALS:
SLOPED ROOF:
EAVES: CLOSED SOFFIT:
PARAPET CORNICE:
SIDING:
WINDOWS/DOORS:
STANDING SEAM METAL
PAINTED WOOD
PAINTED WOOD AND SHEET METAL
PAINTED STUCCO
ALUM. STOREFRONT
STONE VENEER BELOW THE SILL LINE OF
STOREFRONT WINDOWS, TYPICAL NORTH
ELEVATION ONLY. 6.8'
LOW POINT AT
EXISTING GRADE 40.8' 6'
EXTERIOR BUILDING MATERIALS
4:12
COMPOSITION ROOF
OGEE GUTTER ON
PAINTED FASCIA
STUCCO SIDING
12' W x 7'H PAINTED METAL
ROLL UP DOOR 10'-5"
11'-4" 20'-0"
TRASH ENCLOSURE 6 SCALE: 1/8"=1'-0"
TYPICAL CONTROL JOINT
IN CEMENT PLASTER WALL
TYPICAL CONTROL JOINT
IN CEMENT PLASTER WALL
038 109
A5.0
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
PLAN CHECK 7/15/19
PLAN CHECK 6/01/20
TOWNHOUSE FIRST FLOOR 3 SCALE: 1/8"=1'-0"
BEDRM 1 BEDRM 2
LNDRY
BATH
GARAGE
CLO
UP
PORCH
ENTRY
HALL
DUMB
WAITER
TOWNHOUSE SECOND FLOOR 4 SCALE: 1/8"=1'-0"
28'-0"
14'-0" 14'-0" 16'-8" 35'-4" 24'-0" 8'-0"
HALL
7'-8 1/2" 20'-3 1/2"
UNIT A UNIT B
DINING
DUMB KITCHEN
WAITER
M. BATH
M. BEDRM
M. CLO
GAS F.P.
PANTRY
OPEN TO
BELOW
REF
OVENS 52'-0" 17'-9" 18'-6" 15'-9" 3'-0"
STOR
DN
28'-0"
7'-8 1/2" 12'-11" 7'-4 1/2"
DECK
LIV. RM
DINING
LIV. RM
DN
BEDRM 1 BEDRM 2
OPEN TO
BELOW
M. BEDRM
M. CLO
M. BATH
SHWR
LNDRY
BATH
ALCOVE
S.L.
STOR
DECK
M. CLO
STOR
PANTRY
KITCHEN
REF
UP
STOR
DECK
ENTRY
UP
PORCH
DUMB
WAITER
UNIT C UNIT D
UP
DECK
ENTRY
ROOF
TOWNHOUSE ROOF PLAN 1 SCALE: 1/8"=1'-0" OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA A
A
A
A
A
A
12' TYPICAL TRASH/RECYLE
CARTS
TRASH/RECYLE
CARTS
TRASH/RECYLE
CARTS
S.L. S.L.
SHWR
EXTERIOR BUILDING MATERIALS
LINE OF SILL BELOW
WINDOW ASSEMBLY
2 x 6" TRIM OVER WRB
TYP. FRAMING BETWEEN
WINDOWS
SHINGLE SIDING
CASEMENT WINDOW
3/4" WINDOW SILL RETURN
INTO WINDOW ASSEMBLY
SILL FROM 2x3
1 1/4" x 3 1/2" SKIRT
SHINGLE SIDING
JAMB SILL
WINDOW DETAILS 5 SCALE: 1/8"=1'-0"
2x6 EXTERIOR DOOR HEAD TRIM
2x TRIM
1x3 TRIM OVERHEAD DOOR HARDWARE
SHINGLE SIDING
GARAGE DOOR HEAD 6 SCALE: 1/8"=1'-0" 23'-6 1/2" 21'-0"
19'-6 1/2" TYPICAL GARAGE
DIMENSIONS
039 110
EAST ELEVATION
3 SCALE: 1/8"=1'-0"
NORTH ELEVATION
1 SCALE: 1/8"=1'-0"
WEST ELEVATION
4 SCALE: 1/8"=1'-0"
A5.1
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
PLAN CHECK 7/15/19
PLAN CHECK 6/01/20
1ST FLOOR: 523.6'
2ND FLOOR: 534.1'
1ST FL: 538.0'
2ND FL: 548.0'
1ST FLOOR: 523.6'
2ND FLOOR: 534.1'
UNIT A UNIT B UNIT C UNIT D OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA HALL
SECTION A @ TOWNHOUSE 'C' 2 SCALE: 1/8"=1'-0"
LIVING RM
BEDROOM HALL
ROOF
TOWNHOUSE BUILDING 'C' HEIGHT CALCULATIONS:
AVERAGE GRADE OF 4 CORNERS = GRADE PLANE PER CBC.
REFER TO BLDG. 'C' SITE PLAN
CORNER A ELEVATION = 519.0'
CORNER B ELEVATION = 516.5'
CORNER C ELEVATION = 520.0'
CORNER D ELEVATION = 529.0'
AVERAGE ELEVATION = 521.1' = GRADE PLANE
SEE NORTH ELEVATION
UNIT A UNIT B UNIT C UNIT D
1ST FLOOR: 538.0
2ND FLOOR: 548.0
TOWNHOUSE BUILDING 'D' HEIGHT CALCULATIONS:
AVERAGE GRADE OF 4 CORNERS = GRADE PLANE PER CBC.
REFER TO BLDG. 'D' SITE PLAN
CORNER E ELEVATION = 529.5'
CORNER F ELEVATION = 519.0'
CORNER G ELEVATION = 525.5'
CORNER H ELEVATION = 538.0'
AVERAGE ELEVATION = 528.0' = GRADE PLANE
SEE SOUTH ELEVATION
GRADE PLANE: 521.1'
AVERAGE HIGHEST ROOF: 26.8' AVERAGE BLDG. HT.
SOUTH ELEVATION
2 SCALE: 1/8"=1'-0"
TOWNHOUSE BUILDING 'D' TOWNHOUSE BUILDING 'C'
1ST FLOOR: 538.0
2ND FLOOR: 548.0
AVERAGE HIGHEST ROOF:
GRADE PLANE 33'-10" BLDG. HT. 13'-0" 28' 41' 23'-0"
TOP PLATE 32' 25'-6"
TOP PLATE 34.5' 28' 19'
TOP PLATE 32'-0"TOP PLATE
LOWEST GRADE
040 111
5’ 12’ 26’ 17’ 12’ 3.5’
awning
sign area
17’
building b building a entrance
canopy
container
planting
recessed
entry
commercial streetscape
12’
travel lane
5’
bike lane
varies
landscape blvd.
8’
sidewalk stormwater
treatment
planter
. .
property line
setback to townhouses
varies 20’ to 40’
Mt hermon
road
lot one
townhouses
townhouses at mt hermon rd
17’ 3.5’
sidewalk parking parking sidewalk
lot one uncovered parking
drainage swale
parking
3 1
. .
28’ to 53’
property line
12’
travel lane
5’
bike lane
8’
sidewalk
13’
landscape blvd
10’
landscape
buffer
20’
active terrace
building b corner terrace
building b
5’ tall carmel stone wall
terrace enclosure
A6.0
041 112
ACCESS ROAD &
PERPENDICULAR
PARKING
EXIST. SFR @
115 LUCIA LANE
528.0' FLOOR ELEV
554.85' FLOOR ELEV APARTMENT 'C'
P.L.
8' SIDEWALK
FENCE
P.L.
SECTION A
1 SCALE: 1" = 16'-0"
FLOOR ELEV: 506.8'
FLOOR ELEV: 517.8'
FLOOR ELEV: 527.8'
FLOOR ELEV: 537.8'
P.L.
COMMERCIAL BLDG. 'B'
MIXED USE BLDG. 'A'
P.L.
A6.1
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
PLAN CHECK 7/15/19
PLAN CHECK 6/01/20 OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA SECTION B 2 SCALE: 1" = 16'-0"
13' LANDSCAPE
8' SIDEWALK
042 113
BUILDING A SOUTH ELEVATION 1 SCALE: 1/8"=1'-0"
A7.0
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
PLAN CHECK 6/01/20 OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA 34 SF 28 SF
SOUTH ELEVATION 3 SCALE: 1/8"=1'-0"
20 SF
SIGN PROGRAM
20 SF
32 SF
THE SIGN PROGRAM REFLECTS THE BEST PRACTICES FOR A
WALKABLE COMMERCIAL STREET. THE SCALE AND
CHARACTER OF THE SIGNS ARE APPROPRIATE FOR THE SIGHT
DISTANCES OF AROUND 80' AND THE TRAVEL SPEEDS OF
AROUND 5-10 MPH IN CONTRAST TO THE DISTANCES AND
SPEEDS FOUND WITH STRIP SHOPPING CENTERS.
PER THE CITY'S SIGN ORDINANCE 17.56.180, THE ALLOWABLE
SIGN AREA IS ONE SQ. FT. PER WIDTH OF THE FRONT OF THE
BUILDING. ALL PROPOSED SIGNS ARE A MAXIMUM OF 30" TALL.
THE APPROXIMATE DISTANCE FROM THE WALKWAY TO THE
SIGN IS SHOWN ON THESE ELEVATIONS.
PROPOSED SIGNS ARE THREE DIMENSIONAL LETTERS AND
NUMBERS APPLIED DIRECTLY ON THE WALL SURFACE.
SIGNS WILL BE ILLUMINATED BY WALL SCONCES. NO BACK-LIT
SIGNS OR CAN SIGNS ARE ALLOWED. MIRROR REFLECTIVE OR
IRRIDESCANT SIGNS ARE PROHIBITED EXCEPT AS MAY BE
APPROVED BY THE PLANNING COMMISSION.
BUILDING 'A'
TOTAL WIDTH OF BUILDING = 235 FT.
TOTAL ALLOWABLE SIGN AREA = 235 SF
TOTAL PROPOSED SIGN AREA = 192 SF
235'
34 SF 34 SF 34 SF 28 SF
200'-0"
BUILDING 'B' NORTH ELEVATION
TOTAL WIDTH OF BUILDING = 200 FT.
TOTAL ALLOWABLE SIGN AREA = 200 SF
TOTAL PROPOSED SIGN AREA = 195 SF
BUILDING B NORTH ELEVATION 2 SCALE: 1/8"=1'-0"
31 SF 31 SF 31 SF 31 SF 31 SF
BUILDING 'B' SOUTH ELEVATION
TOTAL WIDTH OF BUILDING = 200 FT.
TOTAL ALLOWABLE SIGN AREA = 200 SF
TOTAL PROPOSED SIGN AREA = 160 SF
32 SF 32 SF 32 SF 32 SF +/- 16' +/- 16' +/- 15'-4" +/- 19'-8" 043 114
PROPOSED
APARTMENT
BUILDING
PROPOSED
APARTMENT
BUILDING
PROPOSED MIXED
USE BUILDING
PROPOSED
COMMERCIAL
BUILDING #1
#2
#3
#4
#5
#6
#10
#18
SD
SS
SS SS
SD
SD
CLEAN AIR/
VAN POOL / EV
EV CHARGING ONLY
SD
SS
SS
COVER SHEET
1" = 40'
C0.1
WATER: SCOTTS VALLEY WATER DISTRICT GAS AND ELECTRIC: PACIFIC GAS AND ELECTRIC SANITARY SEWER: CITY OF SCOTTS VALLEY STORM DRAIN SYSTEM: CITY OF SCOTTS VALLEY THE WITHIN PLANS ARE COPYRIGHTED AS AN UNPUBLISHED WORK BY C2G/CIVIL CONSULTANTS GROUP, INC. ALL IDEAS DESIGNS,ARRANGEMENTS AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY, AND THE PROPERTY OF C2G/CIVIL CONSULTANTS GROUP, INC. AND WERE CREATED, EVOLVED AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF C2G/CIVIL CONSULTANTS GROUP, INC.
LN
LUNDY
CANYON
GLEN
DR PINES
WHISPERING
DR VALLEY
SCOTTS
LUCIA
LN
WY GREENTREE
BLVD
CREEK
OAK
RD
HERMON
MOUNT C0.1 - COVER SHEET C0.2 - EXISTING SITE
C0.3 - TENTATIVE MAPC1.1 - TOPO AND DEMOLITION PLANC2.1 - HORIZONTAL CONTROL & PAVING PLANC3.1 - GRADING PLANC3.2 - CUT-FILL PLANC4.1 - UTILITY PLANC4.2 - STORMWATER CONTROL PLANC5.1 - EROSION CONTROL PLANC6.1 - SECTIONS
PROJECT
LOCATION
CONTRACTOR RESPONSIBILITY
CONTRACTOR AGREES THAT HE SHOULD ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS,
INCLUDING THE SAFETY OF ALL PERSONS AND PROPERTY, DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, AND THAT REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED DURING WORKING HOURS. THE CONTRACTOR
SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE DESIGN PROFESSIONALS HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FORLIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR DESIGN PROFESSIONAL.
DISCREPANCIES
IF THERE ARE ANY DISCREPANCIES BETWEEN THE CONSTRUCTION DOCUMENTS AND EXISTING CONDITIONS WHICH WILL AFFECT THE WORK, THE CONTRACTOR SHALL BRING SUCH DISCREPANCIES TO THE DESIGN PROFESSIONAL FORADJUSTMENT BEFORE PROCEEDING WITH THE WORK. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROPER FITTING
OF ALL WORK AND FOR THE COORDINATION OF ALL TRADES, SUBCONTRACTORS, AND PERSONS ENGAGED UPON THIS CONTRACT.
EROSION CONTROL NOTE
1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROVIDE AND MAINTAIN EROSION CONTROL MEASURES AS REQUIRED
THROUGHOUT THE LIFE OF THE PROJECT IN CONFORMANCE WITH THE CITY OF SCOTTS VALLEY AND THEASSOCIATION OF BAY AREA GOVERNMENTS
2. CONTRACTOR TO PROVIDE BACK-UP EROSION PREVENTION MEASURES (SOIL STABILIZATION) WITH SEDIMENT
CONTROL MEASURES SUCH AS STRAW WATTLES, SILT FENCE, GRAVEL INLET FILTERS, AND/OR SEDIMENT TRAPS OR BASINS. ENSURE CONTROL MEASURES ARE ADEQUATE, IN PLACE, AND IN OPERABLE CONDITIONS. SEDIMENT
CONTROLS, INCLUDING INLET PROTECTION, ARE NECESSARY BUT SHOULD BE A SECONDARY DEFENSE BEHIND GOOD EROSION CONTROL MEASURES.
3. ALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES SHALL BE MAINTAINED AND REPAIRED THROUGHOUT THE SEASON. REPLACEMENT SUPPLIES SHOULD BE KEPT ON SITE.
4. SITE INSPECTIONS SHALL BE CONDUCTED BEFORE AND AFTER EACH STORM EVENT, AND EVERY 24 HOURS FOR
EXTENDED STORM EVENTS, TO IDENTIFY AREAS THAT CONTRIBUTE TO EROSION AND SEDIMENT PROBLEMS OR ANY OTHER POLLUTANT DISCHARGES. IF ADDITIONAL MEASURES ARE NEEDED, REVISE THE EROSION CONTROL PLAN AND IMPLEMENT THE MEASURES IMMEDIATELY. DOCUMENT ALL INSPECTION FINDINGS AND ACTIONS TAKEN.
5. CONTRACTOR SHALL USE BEST MANAGEMENT PRACTICES DURING CONSTRUCTION FOR CONTROL OF STORM WATER RUNOFF (E.G. GRAVEL BAGS AT CATCH BASIN INLETS).
GENERAL NOTES
1. NO CHANGE TO THE PLANS SHALL BE PERMITTED WITHOUT PRIOR WRITTEN APPROVAL BY THE OWNER OR OWNERS REPRESENTATIVES AND THE CITY OF SCOTTS VALLEY.
2. CONTRACTOR SHALL VERIFY LOCATIONS, ELEVATIONS AND INVERTS OF EXISTING UTILITY PRIOR TO COMMENCEMENT OF WORK AND SHALL NOTIFY OWNER OR OWNERS REPRESENTATIVES OF VARIANCE FROM THOSE SHOWN ON THE PLANS.
3. UNDERGROUND FACILITIES AND UTILITIES HAVE BEEN SHOWN BASED ON RECORD DRAWINGS AND VISIBLE EVIDENCE FOUND IN FIELD. NO WARRANTY IS MADE REGARDING THE COMPLETENESS OR ACCURACY OF SUCH INFORMATION. PRIOR
TO CONSTRUCTION, DETERMINE THE EXACT LOCATION OF UNDERGROUND FACILITIES AND UTILITIES, AND PRESERVE SAME FROM DAMAGE. PRIOR TO CONSTRUCTION, VERIFY LOCATION AND ELEVATION OF EXISTING UNDERGROUND UTILITIES AT THE CROSSING POINTS WITH PROPOSED UTILITIES. THE CONTRACTOR SHALL NOTIFY THE OWNER OR OWNERS REPRESENTATIVES IF CONDITIONS DIFFER FROM THOSE SHOWN ON THE DRAWINGS AND SHALL NOT BEGINCONSTRUCTION UNTIL THE CHANGED CONDITION HAS BEEN EVALUATED. CONTACT UNDERGROUND SERVICES ALERT (USA) (1-800-227-2600) TWO (2) WEEKS PRIOR TO DIGGING. REPAIR UNDERGROUND UTILITIES DAMAGED BY CONSTRUCTION OPERATIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY AND ALL DAMAGES ASSOCIATED WITH CONTRACTOR'S FAILURE TO EXACTLY LOCATED AND PRESERVE UNDERGROUND FACILITIES AND UTILITIES.
4. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION WITH THE APPROPRIATE UTILITY COMPANIES AND/OR AGENCIES TO VERIFY THE EXISTENCE AND/OR LOCATION OF ALL UNDERGROUND UTILITIES PRIOR TO COMMENCEMENT OFWORK. AND SHALL NOTIFY U.S.A. @ (800) 227-2600 AT LEAST 48-HOURS IN ADVANCE OF EXCAVATION.
5. IF ANY INDICATIONS OF ARCHEOLOGICAL REMAINS ARE ENCOUNTERED DURING GRADING ACTIVITIES FOR ANY DEVELOPMENT WITHIN THE PROJECT SITE, ALL WORK SHALL BE HALTED WITHIN 200 FOOT RADIUS OF THE FIND. OWNER
SHALL RETAIN A QUALIFIED ARCHEOLOGIST RETAINED TO DETERMINE THE NATURE OF THE DISCOVERY AND RECOMMEND APPROPRIATE EVALUATION PROCEDURES.
6. CONTRACTOR SHALL BE FAMILIAR WITH, KEEP AND MAINTAIN A COPY OF THE MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) ONSITE, IN THE JOB TRAILER AT ALL TIMES.
VICINITY MAP
SCALE: NTS
CIVIL SHEET INDEX
ARCHITECT:
CIVIL ENGINEER:
SURVEYOR:
C2G/CIVIL CONSULTANTS GROUP, INC
4444 SCOTTS VALLEY DRIVE STE. 6
SCOTTS VALLEY, CA 95066OFFICE: (831) 438-4420
1. STORMDRAIN PIPE SHALL BE SDR-26 P.V.C., A.D.S. N-12 SMOOTH INTERIOR CORRUGATED POLYETHYLENE PIPE OR APPROVED SUBSTITUTE, OR AS NOTED ON PLAN. ALL DRAINAGE PIPE SHALL BE SHIPPED, STORED, AND INSTALLED PER THE PIPE MANUFACTURER'S RECOMMENDATIONS.
2. ALL CONCRETE DRAINAGE INLETS CALLED OUT ON THE PLANS SHALL BE CHRISTY BRAND PRECAST CONCRETE OR EQUIVALENT. ALL STRUCTURES SHALL BE STORED, HANDLED, AND INSTALLED PER THE MANUFACTURER'SRECOMMENDATIONS. ALL GRATES IN PAVEMENT AREAS SHALL BE ADA COMPLIANT.
3. ALL CONCRETE DRAINAGE INLETS CALLED OUT ON THE PLANS SHALL HAVE A HEAVY RATED FRAME WITH A ADA COMPLIANT GRATE. CATCH BASINS THAT HAVE SILT AND GREASE TRAPS SHALL BE INCLUDED IN THE PROJECT MONITORING AND MAINTENANCE PLAN.
4. STORM DRAIN TRENCH BACKFILL SHALL CONFORM TO CITY OF SCOTTS VALLEY FIG SD-9.
5. JETTING OF BACKFILL MATERIALS TO ACHIEVE COMPACTION IS NOT ALLOWED.
6. ALL THE WATER PIPING SHALL BE AWWA CLASS 150 OR APPROVED EQUAL, ALL VALVES , ANGLES, AND THRUST BLOCKS SHALL BE INSTALLED PER CURRENT CPC SPECIFICATIONS.
7. ALL FIRE SERVICE PIPING AND APPURTENANCES SHALL CONFORM TO NFPA STANDARDS AND SPECIFICATIONS
8. ANY EXISTING UTILITIES THAT ARE REQUIRED TO BE RELOCATED AS A PART OF THIS CONSTRUCTION SHALL BE RELOCATED AT THE DEVELOPER'S EXPENSE.
UNDERGROUND NOTES ABBREVIATIONS LEGEND UNAUTHORIZED CHANGES AND USES CAUTION: THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED CHANGESTO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE APPROVED BY THE PREPARER OFTHE PLANS
AB AGGREGATE BASEAC ASPHALT CONCRETE
B/SS BOTTOM OF SANITARY SEWERBFC BOTTOM FACE OF CURBBFS BOTTOM FACE OF STEPB/STEP BOTTOM OF STEPBFW BOTTOM FACE OF WALLBW BACK OF WALLBFP BACKFLOW PREVENTERE ELECTRICAL (PG&E) (E) EXISTING
EP EDGE OF PAVEMENT
C AT&T CABLECB CATCH BASIN
FH FIRE HYDRANTFL FLOW LINEFG FINISHED GROUNDFS FINISHED SURFACE
G GASGV GATE VALVE
HYD HYDRANTME MATCH EXISTING
(N) NEW
OH OVERHEAD LINES
P PAVEMENTPOC POINT OF CONNECTIONREC RECLAIMED WATERPE POLY ETHYLENE TUBING
SAN SANITARYSSCO SANITARY SEWER CLEAN OUTSD STORM DRAINSTA STATION
T TELEPHONET/REC TOP OF REC WATER LINETC TOP OF CURBTOW TOP OF WALLT/STEP TOP OF STEP
SW TOP OF SIDEWALK
W WATERWM WATER METERWV WATER VALVE
VALLEY GUTTER
RETAINING WALL
STORM MANHOLE
DRAIN/DROP INLET
SEWER MANHOLE
GATE VALVE
UTILITY POLE
SEWER LATERAL
WATER SERVICE &WATER METER
FIRE HYDRANT
CLEAN OUT
STORM DRAINSANITARY SEWERCENTER LINE
PROPERTY LINE
JOINT TRENCH
ELECTRICAL
WATER MAIN
PROPOSED EXISTING DESCRIPTION
AREA DRAIN
CONTOURSOVERLAND RELEASE
FS FS FIRE SUPPRESSION
C 2016 TODD R. CREAMER, D.B.A. AS C2G/CIVIL CONSULTANTS GROUP, INC.
UTILITIES/NOTIFICATIONS
Date:Scale:Drawn:
Job:
Of Sheets
Sheet:
REVISIONS BY
12.02.19 DD/JB
318-00
C G /CIVIL CONSULTANTS GROUP, INC.
Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
T (831) 438-4420 F (831) 438-4420 2
OAK CREEK PARK
SCOTT'S VALLEY, CA
AB
C
D
E
F
G
1 2 3 4 5 6 7 8 9 10
A
B
CD
E
F
G
1 2 3 4 5 6 7 8 9 10
11 MIXED USE DEVELOPMENT
11 12
11 12
H
I
H
I
THACHER & THOMPSON ARCHITECTS
877 CEDAR STREET, SUITE 248SANTA CRUZ, CA 95060831.457.3939 THE TOPOGRAPHIC SURVEY IS BASED UPON NAVD88.
BENCHMARK : SANITARY SEWER MANHOLE RIM FOUND IN
THE CENTER OF LUNDY LANE
ELEV=505.89
PROJECT DATUM
ALPHA SURVEY
4444 SCOTTS VALLEY DRIVE
SCOTTS VALLEY, CA 95066
OFFICE: (831) 438-4420
CONSTRUCTION SURVEYING / STAKING
CONTRACTOR IS RESPONSIBLE TO PROVIDE ALL SURVEYING AND OR STAKING BY A LICENSED SURVEYOR FOR ALL CONSTRUCTION PURPOSES.
IMPROVEMENT PLANS FOR OAK CREEK PARK
3640 GLEN CANYON ROAD
SCOTT'S VALLEY, CALIFORNIA 95066
APN: 022-162-76
THRUST BLOCK
044 115
20'
#1
#2
#3
#4
#5
#6
#10
#18
EXISTING PARCEL 'A' EXISTING PARCEL 'B'
Date:Scale:Drawn:
Job:
Of Sheets
Sheet:
REVISIONS BY
12.02.19 DD/JB
318-00
C G /CIVIL CONSULTANTS GROUP, INC.
Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
T (831) 438-4420 F (831) 438-4420
2 OAK CREEK PARK
SCOTT'S VALLEY, CA
A
B
CD
E
F
G
1 2 3 4
5 6 7 8
9 10
A
B
CD
E
F
G
1 2 3 4
5 6 7 8
9 10
11 MIXED USE DEVELOPMENT
11 12
11 12
H
I
H
I
EXISTING SITE
1" = 30'
C0.2
LEGEND
NOTES
VICINITY MAP
SCALE: NTS
I.D. ACTION
045 116
046 117
047 118
048 119
049 120
SD
SS
SS
SS
SD
SD
CLEAN AIR/
VAN POOL / EV
EV CHARGING ONLY
SD
SS
SS
#1
#2
#3
#4
#5
#6
#10
#18
520
525
535
530
520
525
520
515
515
520
525
540
535
530
525
525
520
515
510
505
505
510
505
505
Date:Scale:Drawn:
Job:
Of Sheets
Sheet:
REVISIONS BY
12.02.19 DD/JB
318-00
C G /CIVIL CONSULTANTS GROUP, INC.
Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
T (831) 438-4420 F (831) 438-4420
2 OAK CREEK PARK
SCOTT'S VALLEY, CA
A
B
CD
E
F
G
1 2 3 4
5 6 7 8
9 10
A
B
CD
E
F
G
1 2 3 4
5 6 7 8
9 10
11 MIXED USE DEVELOPMENT
11 12
11 12
H
I
H
I
GRADING PLAN
1" = 40'
C3.1
EXISTING SHELL STATION
EL = 518'(+/-)
NOTE: THE EARTHWORK QUANTITIES SHOWN HEREON ARE
EXCLUSIVE OF WALL FOOTINGS, EXISTING PAVEMENT REMOVAL
AND OVER EXCAVATION AND RECOMPACTION, UTILITY TRENCH SPOILS & SOIL EXPANSION AND CONTRACTION FACTORS.
ITEM DESCRIPTION CUT (cu.yds) FILL (cu.yds)
1 EG VS. FG 5687 7686
NET VOLUME =
1999 CU.YDS. OF FILL
THE ABOVE QUANTITIES ARE FOR INFORMATION PURPOSES ONLY.
THE CONTRACTOR IS RESPONSIBLE TO PROVIDE THE NECESSARY CUT AND FILL TO ACCOMPLISH FINISH GRADE SHOWN ON THESE PLANS.
EARTHWORK QUANTITIES
050 121
CLEAN AIR/
VAN POOL / EV
EV CHARGING ONLY
#1
#2
#3
#4
#5
#6
#10
#18
520
525
535
530
520
525
520
515
515
520
525
540
535
530
525
525
520
515
510
505
505
510
505
505
Elevations Table
Number 1
23456789
10 Minimum Elevation
-16.00-13.00-10.00
-7.00-4.00-1.00
2.00 4.00
6.00 8.00
Maximum Elevation
-13.00-10.00
-7.00-4.00-1.00
2.00 4.006.008.00
10.00 Area
1479.85
4928.17
9006.52
15414.11
47398.11
54630.07
13516.74
6588.66
2849.17
431.25
Color
Date:Scale:Drawn:
Job:
Of Sheets
Sheet:
REVISIONS BY
12.02.19 DD/JB
318-00
C G /CIVIL CONSULTANTS GROUP, INC.
Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
T (831) 438-4420 F (831) 438-4420
2 OAK CREEK PARK
SCOTT'S VALLEY, CA
A
B
CD
E
F
G
1 2 3 4
5 6 7 8
9 10
A
B
CD
E
F
G
1 2 3 4
5 6 7 8
9 10
11 MIXED USE DEVELOPMENT
11 12
11 12
H
I
H
I
GRADING CUT - FILL PLAN
1" = 20'
C3.2
M T. H E R M O N R O A D
G
L
E
N
C
A
N
Y
O
N
R
D
051 122
052 123
SD
SD
SD
CLEAN AIR/
VAN POOL / EV
EV CHARGING ONLY
SD
520
525
535
530
520
525
520
515
515
520
525
540
535
530
525
525
520
515
510
505
505
510
505
505
M-2
M-4
M-1
M-3
S-1
S-18
R-4
S-22
R-3
R-2
R-1
S-24
S-25
S-23
S-26
S-21
S-19
S-20
S-17
S-14
S-10
S-12
S-11
C-1
S-9
C-3
S-8
S-7
C-2
S-5
S-4
S-27
S-3
S-2
S-16
S-13
S-15
S-6
SCM 2
SCM 1
Date:Scale:Drawn:
Job:
Of Sheets
Sheet:
REVISIONS BY
12.02.19 DD/JB
318-00
C G /CIVIL CONSULTANTS GROUP, INC.
Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
T (831) 438-4420 F (831) 438-4420
2 OAK CREEK PARK
SCOTT'S VALLEY, CA
A
B
CD
E
F
G
1 2 3 4
5 6 7 8
9 10
A
B
CD
E
F
G
1 2 3 4
5 6 7 8
9 10
11 MIXED USE DEVELOPMENT
11 12
11 12
H
I
H
I
TENTATIVE
STORMWATER CONTROL PLAN
1" = 20'
C4.2
DRAINAGE AREA TABLE
TOTAL AREA IMPERVIOUS AREA (SQ. FT.) PERVIOUS AREA STORMWATER ID SQ FT ACRES (A) BUILDING CONCRETE ASPHALT TOTAL SQ. FT.
RUNOFF
COEFFICIENT
(C)
RAINFALLINTENSITY
(I) FLOW (Q)
C-1 3125 0.0717 3125 0
0 3125
0 0.95 2.0 0.14
C-2 3076 0.0706 3076 0
0 3076
0 0.95 2.0 0.13
C-3 2823 0.0648 2823 0
0 2823
0 0.95 2.0 0.12
M-1 11535 0.2648 11535 0 0 11535
0 0.95 2.0 0.50
M-2 5400 0.1240 5400 0
0 5400
0 0.95 2.0 0.24
M-3 8206 0.1884 8206 0
0 8206
0 0.95 2.0 0.36
M-4 8965 0.2058 8965 0
0 8965
0 0.95 2.0 0.39
R-1 3875 0.0890 3100 645
0 3745 130 0.93 2.0 0.16
R-2 3388 0.0778 2736 587
0 3323 65 0.94 2.0 0.15
R-3 3794 0.0871 2977 692
0 3669 125 0.93 2.0 0.16
R-4 4067 0.0934 2904 925
0 3829 238 0.91 2.0 0.17
S-1 18134 0.4163 0 802
0 802 17332 0.28 2.0 0.23
S-2 4567 0.1048 0
0 0
0 4567 0.25 2.0 0.05
S-3 3313 0.0761 315 813 2186 3313
0 0.95 2.0 0.14
S-4 2627 0.0603 0 638 1989 2627
0 0.95 2.0 0.11
S-5 9154 0.2101 234 2294 6507 9035 119 0.94 2.0 0.40
S-6 545 0.0125 0 359
0 359 186 0.71 2.0 0.02
S-7 4448 0.1021 0
0 0
0 4448 0.25 2.0 0.05
S-8 1233 0.0283 0 1233 0 1233
0 0.95 2.0 0.05
S-9 2677 0.0615 0
0 0
0 2677 0.25 2.0 0.03
S-10 2225 0.0511 0 1083 0 1083 1143 0.59 2.0 0.06S-11 9774 0.2244 0 2808 6285 9093 681 0.90 2.0 0.40S-12 2273 0.0522 0 310 1563 1873 400 0.83 2.0 0.09 S-13 3040 0.0698 0 417 2277 2694 346 0.87 2.0 0.12
S-14 3949 0.0907 0 762 2746 3508 442 0.87 2.0 0.16
S-15 503 0.0115 0 40
0 40 464 0.30 2.0 0.01
S-16 789 0.0181 0 50
0 50 739 0.29 2.0 0.01
S-17 3645 0.0837 0 321 3097 3418 227 0.91 2.0 0.15S-18 8931 0.2050 0 717 7041 7758 1173 0.86 2.0 0.35S-19 1620 0.0372 0 0 0
0 1620 0.25 2.0 0.02
S-20 185 0.0042 0
0 0
0 185 0.25 2.0 0.00
S-21 1875 0.0430 0
0 0
0 1875 0.25 2.0 0.02
S-22 1374 0.0315 0
0 0
0 1374 0.25 2.0 0.02
S-23 2591 0.0595 0
0 0
0 2591 0.25 2.0 0.03
S-24 4495 0.1032 0 18 4477 4495
0 0.95 2.0 0.20
S-25 1252 0.0287 0
0 0
0 1252 0.25 2.0 0.01
S-26 1530 0.0351 0 1530 0 1530
0 0.95 2.0 0.07
S-27 498 0.0114 0 498
0 498
0 0.95 2.0 0.02
053 124
SD
SD
SD
SD
#1
#2
#3
#4
#5
#6
#10
#18
520
525
535
530
520
525
520
515
515
520
525
540
535
530
525
525
520
515
510
505
505
510
505
505
C
PROPOSED
APARTMENT
BUILDING
PROPOSED
APARTMENT
BUILDING
PROPOSED MIXED
USE BUILDING
PROPOSED
COMMERCIAL
BUILDING MT. HERMON ROAD
GLEN CANYON ROAD
7'-0"
Notes:
ERTEC® ProWattle
Installation Details
File Name:Layout Name:
8.5" x 11"
Default Print Size: Page:
©
Flow
Flow
Notes:
Notes:
ERTEC® S-Fence
Installation Details
Important
8", 10" or 14", SF08, SF10 or SF14
File Name:Layout Name:
8.5" x 11"
Default Print Size: Page:
©
S-Fence "A" "B"
SANDBAG
A A
PLAN
3'
SECTION A-A
BERM
VARIES
10 MIL PLASTIC
LINING
B B
STAKE
(TYP.)
WOOD FRAME SECURELY
FASTENED AROUNDENTIRE PERIMETER WITH
TWO STAKES
10 MIL PLASTIC
LINING
VARIES
10 MIL
PLASTIC LINING
PLAN
SECTION B-B
STAKE
(TYP.)
STRAW BALE
(TYP.)
B B 10 MIL PLASTIC LINING
STRAW BALE(TYP.)
BINDING WIRE
WOOD OR
METAL STAKES
(2 PER BALE)
STAPLES(2 PER BALE)
4"
STAPLE DETAIL
2"
VARIES SANDBAG
NOTES
1. ACTUAL LAYOUT DETERMINED IN
FIELD.
2. THE CONCRETE WASHOUT SIGN
SHALL BE INSTALLED WITHIN 30 FT.OF THE TEMPORARY CONCRETE WASHOUT FACILITY.
10 MIL
PLASTICLINING
10 MIL PLASTIC
LINING
TWO-STACKED
2 X 12 ROUGH
WOOD FRAME
10' MIN
10' MIN
10' MIN
18 IN DIA.
STEEL WIRE
PLAN
NOT TO SCALE
TYPE "ABOVE GRADE"
LATH & FLAGGING ON
ALL SIDES
BERM
NOT TO SCALE
NATIVE MATERIAL
(OPTIONAL)
NOT TO SCALE
NOT TO SCALE
TYPE "BELOW GRADE"
NOT TO SCALE
TYPE "BELOW GRADE"
NOTES
1. ACTUAL LAYOUT DETERMINED IN
FIELD.
2. THE CONCRETE WASHOUT SIGN SHALL
BE INSTALLED WITHIN 30 FT. OF THE
TEMPORARY CONCRETE WASHOUT
FACILITY.
PLYWOOD
48" X 24"
PAINTED WHITEBLACK LETTERS
6" HEIGHT0.5" LAGSCREWS
WOOD POST
3" X 3" X 8"
CONCRETE
WASHOUT
CONCRETE WASHOUT
SIGN DETAIL
(OR EQUIVALENT)
3'3'
SECTION B-B
NOT TO SCALE
ImportantMaintenance: Installation Notes 1.Placement: Select correct size (Table 1). DO NOT remove grate. Lay GR8 Guard on top of grate. GR8 Guard shall extend at least 3 inches beyond grate in each direction. 2. Anchor methods: A) Attach with 16 gauge tie-wire. Cut wire to 18” length. At each corner of GR8 Guard, feed one end of wire down through GR8 Guard, around grate bar, and back up thru GR8 Guard . Above ground, twist wires several times, cut-off excess (Fig 1). or B) Place small snake bags or equivalent (gravel bags) containing clean, pea-sized graded gravel around perimeter of GR8 Guardä ( ä ( 3.Clean: Accumulation of leaves, debris and sediment can cause backups! Clean after every storm or as necessary. 4.Protect: In stop and go traffic areas where exposed to constant tire abuse, it is useful to place traffic cones or delineators on or near GR8 Guard to discourage run-overs. GR8 Guard Installation Guide
Unprotected
drainage inlet
Protected drainage inlet
ERTEC® GR8 ” ” Grates less than
Table 1
GG size ” ” ERTEC® GR8 Guard For drainage inlets with grates in paved areas File Name:Layout Name:
NONE
Page:
Date:Scale:Drawn:
Job:
Of Sheets
Sheet:
REVISIONS BY
12.02.19 DD/JB
318-00
C G /CIVIL CONSULTANTS GROUP, INC.
Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
T (831) 438-4420 F (831) 438-4420 2
OAK CREEK PARK
SCOTT'S VALLEY, CA
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EROSION CONTROL PLAN
1" = 20'
C5.1
EROSION CONTROL NOTE
IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROVIDE AND MAINTAIN EROSION CONTROL
MEASURES AS REQUIRED THROUGHOUT THE LIFE OF THE PROJECT IN CONFORMANCE WITH
THE CITY OF SCOTTS VALLEY AND THE ASSOCIATION OF BAY AREA GOVERNMENTS
CONTRACTOR TO PROVIDE BACK-UP EROSION PREVENTION MEASURES (SOILSTABILIZATION) WITH SEDIMENT CONTROL MEASURES SUCH AS STRAW WATTLES, SILT FENCE, GRAVEL INLET FILTERS, AND/OR SEDIMENT TRAPS OR BASINS. ENSURE CONTROLMEASURES ARE ADEQUATE, IN PLACE, AND IN OPERABLE CONDITIONS. SEDIMENT
CONTROLS, INCLUDING INLET PROTECTION, ARE NECESSARY BUT SHOULD BE A SECONDARY DEFENSE BEHIND GOOD EROSION CONTROL MEASURES.
ALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES SHALL BE MAINTAINED AND REPAIRED THROUGHOUT THE SEASON. REPLACEMENT SUPPLIES SHOULD BE KEPT ON SITE.
SITE INSPECTIONS SHALL BE CONDUCTED BEFORE AND AFTER EACH STORM EVENT, AND EVERY 24 HOURS FOR EXTENDED STORM EVENTS, TO IDENTIFY AREAS THAT CONTRIBUTE TO EROSION AND SEDIMENT PROBLEMS OR ANY OTHER POLLUTANT DISCHARGES. IFADDITIONAL MEASURES ARE NEEDED, REVISE THE EROSION CONTROL PLAN AND IMPLEMENTTHE MEASURES IMMEDIATELY. DOCUMENT ALL INSPECTION FINDINGS AND ACTIONS TAKEN.
CONTRACTOR SHALL USE BEST MANAGEMENT PRACTICES DURING CONSTRUCTION FOR CONTROL OF STORM WATER RUNOFF (E.G. GRAVEL BAGS AT CATCH BASIN INLETS).
EROSION CONTROL BMP'S
EROSION CONTROL LEGEND
DIRECTION OF DRAINAGEPRO WATTLE (SEE DETAIL 3)
S-FENCE (SEE DETAIL 4)
ROCKED CONSTRUCTION ENTRANCE
(SEE DETAILS 1)INLET PROTECTION (SEE DETAIL 2)
PROPOSED STORM WATER SAMPLING LOCATION
CONCRETE WASHOUT AREA (SEE DETAIL 5)SANITARY FACILITY
MATERIALS & EQUIPMENT STORAGE AREA
VEHICLE MAINTENANCE/FUELING AREA
ALL CONSTRUCTION SITES
1. DELINEATE CLEARING LIMITS, SENSITIVE OR CRITICAL AREAS, TREES, DRAINAGE COURSES, AND BUFFER ZONES TO PREVENT EXCESSIVE OR UNNECESSARY DISTURBANCE AND EXPOSURE OF SOIL.
2. IDENTIFY ALL STORM DRAINS, DRAINAGE SWALES AND CREEKS LOCATED NEAR THE CONSTRUCTION SITE
AND MAKE SURE ALL SUBCONTRACTORS ARE AWARE OF THEIR LOCATIONS TO PREVENT POLLUTANTS FROM ENTERING THEM.
3. PRESERVE EXISTING VEGETATION, WHERE REQUIRED AND WHEN FEASIBLE, TO THE MAXIMUM EXTENT PRACTICABLE.
4. PHASE GRADING OPERATIONS, TO THE EXTENT POSSIBLE, TO LIMIT AREAS OF DISTURBANCE AND TIME OF
EXPOSURE
5. AVOID AND/OR MINIMIZE IMPACTS OF EXCAVATION AND GRADING DURING WET WEATHER AND IMMEDIATELY PRECEDING EXPECTED WET WEATHER.
6. MINIMIZE CUTS AND FILLS.
7. IMPLEMENT MEASURES TO MINIMIZE EROSION, MANAGE STORM WATER RUNOFF, AND PREVENT POLLUTANTS FROM CONSTRUCTION ACTIVITIES FROM ENTERING STORM DRAINS.
8. ALIGN TEMPORARY AND PERMANENT ROADS AND DRIVEWAYS ALONG SLOPE CONTOURS.9. WASH VEHICLES AT AN APPROPRIATE OFF-SITE FACILITY. IF EQUIPMENT MUST BE WASHED ON-SITE, USE
WASH DOWN AREAS DEVELOPED FOR SPECIFIC SITE REQUIREMENTS AND APPROVED BY THE CITY REPRESENTATIVE. DO NOT USE SOAPS, SOLVENTS, DEGREASERS, OR STEAM CLEANING EQUIPMENT, ANDPREVENT WASH WATER FROM ENTERING STORM DRAINS.
MINIMIZE SOIL MOVEMENT1. STOCKPILED SOIL AND MATERIALS SHOULD BE COVERED AND STABILIZED WITH TARPS, GEOTEXTILE FABRIC, HYDROSEEDING AND/OR EROSION CONTROL BLANKETS.
2. CREATE A BERM AND/OR INSTALL SILT FENCING AROUND STOCKPILED MATERIALS TO PREVENT STORM WATER RUNOFF FROM TRANSPORTING SEDIMENT OFFSITE.
3. USE STANDARD EROSION CONTROL SEEDING, PLANTING, MULCHING, GEOTEXTILE FABRIC AND/OR EROSION CONTROL BLANKETS TO STABILIZE DISTURBED SOIL AND REDUCE THE POTENTIAL FOR EROSION.
4. USE OTHER SOIL STABILIZERS AS APPROVED BY THE CITY OF SCOTTS VALLEY.
STRUCTURES TO CONTROL AND CONVEY RUNOFF
1. CONVEY RUNOFF BY USE OF EARTH DIKES, DRAINAGE SWALES AND/OR DITCHES WHEN FEASIBLE.
2. USE SLOPE DRAINS TO COLLECT AND CONVEY WATER FOR DISCHARGE BELOW SLOPES WHEN FEASIBLE.3. USE VELOCITY DISSIPATION DEVICES, FLARED CULVERT END SECTIONS AND/OR CHECK DAMS TO REDUCE RUNOFF VELOCITY AND MITIGATE EROSION WHEN FEASIBLE.
CAPTURE SEDIMENT
1. USE TERRACING, RIPRAP, SAND BAGS, ROCKS, APPROVED TEMPORARY VEGETATION AND/OR OTHER APPROVED BMP’S ON SLOPES TO REDUCE RUNOFF VELOCITY AND TRAP SEDIMENTS. DO NOT USE ASPHALT RUBBLE OR OTHER DEMOLITION DEBRIS FOR THIS PURPOSE.
2. PROTECT STORM DRAIN INLETS FROM SEDIMENT-LADEN RUNOFF. STORM DRAIN INLET PROTECTION DEVICES INCLUDE GRAVEL BAGS, FILTER FABRIC FENCES AND BLOCK AND GRAVEL FILTERS.
OTHER RUNOFF CONTROLS
1. TEMPORARY SEDIMENT BASIN
2. SEDIMENT TRAP3. BRUSH OR ROCK FILTER
4. SILT FENCE
5. SAND OR GRAVEL BAG BARRIER
TRACKING CONTROL
1. IMPLEMENT MEASURES AS NECESSARY TO MINIMIZE TRACKING OF SOIL OFF SITE
2. USE DRY SWEEPING METHODS WHEN CLEANING SEDIMENTS FROM STREETS, DRIVEWAYS AND PAVED AREAS BY HAND. WHEN USING MECHANICAL STREET SWEEPERS, USE FINE WATER SPRAY TO REDUCE DUST AND IMPROVE SEDIMENT REMOVAL WHILE MINIMIZING RUNOFF.
PAINT WORK1. DO NOT CLEAN PAINT BRUSHES OR RINSE PAINT CONTAINERS INTO A STREET, GUTTER, STORM DRAIN, OR CREEK.
2. FOR WATER-BASED PAINTS, PAINT OUT BRUSHES TO THE EXTENT POSSIBLE AND RINSE TO A DRAIN LEADING TO THE SANITARY SEWER (I.E., INDOOR PLUMBING).
3. FOR OIL-BASED PAINTS, PAINT OUT BRUSHES TO THE EXTENT POSSIBLE, AND FILTER AND REUSE THINNERS AND SOLVENTS. DISPOSE OF UNUSABLE THINNERS, OIL-BASED PAINT, SLUDGES AND RESIDUE AS HAZARDOUS WASTE.
4. NON-HAZARDOUS PAINT CHIPS AND DUST FROM DRY STRIPPING AND SAND BLASTING MAY BE SWEPT UP OR COLLECTED IN PLASTIC DROP CLOTHS AND DISPOSED OF AS TRASH. CHEMICAL PAINT STRIPPING RESIDUE
AND CHIPS AND DUST FROM MARINE PAINTS OR PAINTS CONTAINING LEAD OR TRIBUTYL TIN MUST BE DISPOSED OF AS A HAZARDOUS WASTE.
5. WHEN STRIPPING OR CLEANING BUILDING EXTERIORS WITH HIGH-PRESSURE WATER, COVER OR BERM STORM DRAIN INLETS. COLLECT (MOP OR VACUUM) BUILDING CLEANING WATER FOR DISPOSAL IN A PRE-AUTHORIZED MANNER.
6. RECYCLE, RETURN TO SUPPLIER OR DONATE UNWANTED WATER-BASED (LATEX) PAINT.
7. DRIED LATEX PAINT MAY BE DISPOSED OF IN THE TRASH.
CEMENT AND CONCRETE WORK
1. AVOID MIXING EXCESS AMOUNTS OF FRESH CONCRETE OR CEMENT MORTAR ON-SITE.
2. STORE DRY AND WET CONCRETE AND CEMENT UNDER COVER, PROTECTED FORM RAINFALL AND RUNOFF.3. WASH OUT CONCRETE TRANSIT MIXERS ONLY IN DESIGNATED WASH-OUT AREAS. WHENEVER POSSIBLE, RECYCLE WASHOUT BY PUMPING BACK INTO MIXERS FOR REUSE. DO NOT DISPOSE OF WASHOUT INTO THE STREET, STORM DRAINS, DRAINAGE DITCHES, OR CREEKS. DESIGNATED WASH-OUT AREAS MUST BE MAINTAINED TO PREVENT OVER FLOW.
4. WHENEVER POSSIBLE, RETURN CONTENTS OF MIXER BARREL TO THE OFF-SITE YARD FOR RECYCLING.
DISPOSE OF SMALL AMOUNTS OF EXCESS CONCRETE, GROUT, AND MORTAR IN THE TRASH.
ROADWORK/PAVEMENT
5. APPLY CONCRETE, ASPHALT, AND SEAL COAT DURING DRY WEATHER TO PREVENT CONTAMINANTS FROM CONTACTING STORMWATER RUNOFF.
6. COVER STORM DRAIN INLETS AND MANHOLES WHEN PAVING OR APPLYING SEAL COAT, SLURRY SEAL, FOG SEAL, AND SIMILAR MATERIALS.
7. ALWAYS PARK PAVING MACHINES OVER DRIP PANS OR ABSORBENT MATERIALS, SINCE THEY TEND TO DRIP CONTINUOUSLY.
8. WHEN MAKING SAW-CUTS IN PAVEMENT, USE AS LITTLE WATER AS POSSIBLE. COVER POTENTIALLY
AFFECTED STORM DRAIN INLETS COMPLETELY WITH FILTER FABRIC DURING THE SAWING OPERATION AND
CONTAIN THE SLURRY BY WET-VACUUMING, OR BY PLACING STRAW BALES, SANDBAGS, OR GRAVEL DAMS AROUND THE CATCH BASINS. AFTER THE LIQUID DRAINS OR EVAPORATES, SHOVEL OR VACUUM THE SLURRY RESIDUE FROM THE PAVEMENT OR GUTTER AND REMOVE FROM SITE.
9. WASH DOWN EXPOSED AGGREGATE CONCRETE ONLY WHEN THE WASH WATER CAN: (1) FLOW ONTO A DIRT AREA; (2) DRAIN ONTO A BERMED SURFACE FROM WHICH IT CAN BE PUMPED AND DISPOSED OF PROPERLY; OR (3) BE VACUUMED FROM THE AREA ALONG THE CURB WHERE SEDIMENT HAS ACCUMULATED BY BLOCKING A STORM DRAIN INLET.
10. ALLOW AGGREGATE RINSE TO SETTLE, AND PUMP THE WATER TO THE SANITARY SEWER IF ALLOWED BY YOUR LOCAL WASTEWATER AUTHORITY.
11. DO NOT WASH SWEEPINGS FROM EXPOSED AGGREGATE CONCRETE INTO A STREET OR STORM DRAIN.
COLLECT AND RETURN TO AGGREGATE BASE STOCKPILE, OR DISPOSE WITH TRASH.
12. RECYCLE BROKEN CONCRETE AND ASPHALT.HAZARDOUS MATERIAL SPILL PREVENTION, SPILL REPORTING AND RESPONSE1. ALL HAZARDOUS MATERIALS SHALL BE STORED SO THAT THEY ARE PROTECTED FROM INCLEMENT WEATHER AND VANDALISM.
2. MOTOR VEHICLES SHALL NOT BE FUELED ON THE PROJECT SITE.3. SPILL CONTAINMENT MEASURES MUST BE MADE PRIOR TO FUELING WHEN FUELING EQUIPMENT OTHER THAN MOTOR VEHICLES.
4. VEHICLE MAINTENANCE, OTHER THAN EMERGENCY REPAIRS, SHALL NOT BE PERFORMED ON THE PROJECT SITE.
5. APPROPRIATE EMERGENCY SPILL CONTAINMENT SUPPLIES SHALL BE MAINTAINED ON SITE BY THE CONTRACTOR.
6. SPILLS GREATER THAN ONE QUART SHALL BE IMMEDIATELY REPORTED TO THE CITY'S REPRESENTATIVE AND COUNTY INSPECTOR.
7. SPILLS SHALL BE DIKED OR CONTAINED BY TRAINED PERSONNEL TO PREVENT THE SPILLED HAZARDOUS MATERIAL FROM ENTERING THE STORM WATER SYSTEM OR LEAVING THE PROJECT SITE.
8. SPILLS OF LESS THAN FIVE (5) GALLONS SHALL BE ABSORBED USING AN APPROPRIATE MATERIAL. ALL
CONTAMINATED MATERIALS SHALL BE CONTAINERIZED, REMOVED FROM THE JOBSITE AND DISPOSED IN ACCORDANCE WITH FEDERAL, STATE AND LOCAL REGULATIONS.
9. SPILLS IN EXCESS OF FIVE (5) GALLONS SHALL BE ABSORBED USING AN APPROPRIATE MATERIAL AND
PLACED IN CONTAINERS UNDER THE DIRECTION OF THE COUNTY OFFICE OF ENVIRONMENTAL HEALTH AND SAFETY.
10. ANY CONTAMINATED SOIL SHALL BE REMOVED BY THE CONTRACTOR AND REPLACED WITH ACCEPTABLE FRESH SOIL.
11. RESPONSE SHALL BE CARRIED OUT BY APPROPRIATELY TRAINED PERSONNEL UTILIZING SAFE PRACTICES.
GOOD HOUSEKEEPING PRACTICES
1. DO NOT WASH DOWN PAVEMENT OR SURFACES WHERE SILT HAS BEEN DEPOSITED OR MATERIALS HAVE SPILLED. USE DRY CLEANUP METHODS.
2. AVOID CONTAMINATING CLEAN RUNOFF FROM AREAS ADJACENT TO YOUR SITE BY USING BERMS AND/OR TEMPORARY OR PERMANENT DRAINAGE DITCHES TO DIVERT WATER FLOW AROUND THE SITE.
3. COVER EXPOSED PILES OF SOIL, CONSTRUCTION MATERIALS AND WASTES WITH PLASTIC SHEETING OR TEMPORARY ROOFS. BEFORE IT RAINS, SWEEP AND REMOVE MATERIALS FROM SURFACES THAT DRAIN TO STORM DRAINS, CREEKS, OR CHANNELS.
4. PLACE TRASH CANS AROUND THE SITE TO REDUCE POTENTIAL LITTER. DISPOSE OF NON-HAZARDOUS CONSTRUCTION WASTES IN COVERED DUMPSTERS OR RECYCLING RECEPTACLES. RECYCLE LEFTOVER MATERIALS WHENEVER POSSIBLE.
5. DISPOSE OF ALL WASTES PROPERLY. MATERIALS THAT CAN NOT BE REUSED OR RECYCLED MUST BE TAKEN TO AN APPROPRIATE LANDFILL OR DISPOSED OF AS HAZARDOUS WASTE, AS APPROPRIATE.
6. COVER OPEN DUMPSTERS WITH PLASTIC SHEETING OR A TARP DURING RAINY WEATHER. SECURE THE SHEETING OR TARP AROUND THE OUTSIDE OF THE DUMPSTER. IF THE DUMPSTER HAS A COVER, CLOSE IT.
7. TRAIN YOUR EMPLOYEES AND INFORM CONTRACTORS AND SUBCONTRACTORS ABOUT STORM WATER MANAGEMENT REQUIREMENTS AND THEIR RESPONSIBILITIES FOR COMPLIANCE.
Scale: NTS
ROCKED CONSTRIUCTION ENTRANCE 1
Scale: NTS
GR8 GUARD DETAIL 2
Scale: NTS
PRO WATTLE DETAIL 3 Scale: NTS S FENCE DETAIL 4
Scale: NTS
CONCRETE WASH DETAIL 5
C
054 125
PL
109 Lucida Lane
550.64 Deck Elevation
Existing Single Family Residence
559.68 Deck Elevation
PL
(N) BLDG
FF = 528.0
PL
EC EC
115 Lucida Lane
554.85 Floor Elevation 554.71 Deck Elevation
Existing Single Family Residence
Existing Fence
STA:1+16.58
ELEV:526.70
STA:1+60.00
ELEV:527.10
STA:1+65.50
ELEV:527.60
STA:1+74.00
ELEV:527.18RESIDENTIAL ACCESS ROAD & PERPENDICULAR PARKING TC TC EC BLDG FF=505.79
PL
LIP
FL
LIP
SECTIONS
1" = 20'
C6.1
Date:Scale:Drawn:
Job:
Of Sheets
Sheet:
REVISIONS BY
12.02.19 DD/JB
318-00
C G /CIVIL CONSULTANTS GROUP, INC.
Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
T (831) 438-4420 F (831) 438-4420
2 OAK CREEK PARK
SCOTT'S VALLEY, CA
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SECTION A
1 Scale: 1"=10'
SECTION B
1 MT. HERMON ROAD EG
FG
3 1
055 126
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.2
0.1 0.1
0.1 0.2
0.2 0.2
0.1 0.3
0.3 0.3
0.2 0.2
0.4 0.4
0.4 0.4
0.3 0.3
0.3 0.2
0.4 0.5
0.5 0.5
0.5 0.5
0.4 0.4
0.3 0.3
0.5 0.6
0.6 0.7
0.6 0.6
0.6 0.5
0.4 0.3
0.2 0.6
0.7 0.8
0.8 0.8
0.8 0.8
0.7 0.7
0.6 0.4
0.3 0.6
0.7 0.8
1.0 1.0
1.0 1.0
1.0 0.9
0.9 0.7
0.5 0.4
0.2 0.7
0.7 0.8
0.9 1.1
1.2 1.3
1.3 1.2
1.2 1.2
1.1 0.8
0.6 0.4
0.3 0.8
0.9 1.0
1.1 1.2
1.3 1.5
1.6 1.6
1.5 1.4
1.4 1.2
1.0 0.7
0.5 0.3
0.8 0.9
1.1 1.2
1.3 1.4
1.5 1.7
1.9 2.0
2.0 1.9
1.7 1.6
1.3 1.0
0.7 0.6
0.5 0.3
1.0 1.2
1.4 1.5
1.6 1.8
1.9 2.1
2.3 2.5
2.4 2.2
1.9 1.6
1.3 1.0
0.9 0.7
0.6 0.3
0.7 1.0
1.2 1.4
1.6 1.8
2.0 2.3
2.5 2.6
2.7 2.7
2.6 2.3
1.9 1.7
1.3 1.1
1.0 0.8
0.5 0.3
0.5 0.7
0.9 1.1
1.4 1.6
1.9 2.1
2.4 2.8
3.1 3.1
2.9 2.7
2.5 2.3
2.1 1.7
1.4 1.2
1.0 0.6
0.3 0.3
0.4 0.5
0.6 0.8
1.0 1.3
1.6 1.9
2.2 2.4
2.7 3.1
3.4 3.3
3.0 3.0
2.9 2.8
2.3 1.9
1.5 1.3
0.7 0.4
0.5 0.6
0.8 0.9
1.2 1.4
1.8 2.1
2.5 2.7
3.0 3.3
3.4 3.3
3.2 3.3
3.4 3.2
2.9 2.3
1.5 0.7
0.7 0.8
0.9 1.1
1.4 1.7
2.0 2.4
2.9 3.1
3.3 3.4
3.3 3.3
3.3 3.5
3.8 3.8
3.3 2.1
1.0 0.8
1.0 1.2
1.4 1.6
1.9 2.3
2.8 3.2
3.4 3.5
3.4 3.2
3.1 3.1
3.6 3.9
2.4 2.5
1.3 0.0
0.0 0.9
1.0 1.2
1.4 1.6
1.9 2.2
2.5 3.0
3.4 3.5
3.4 3.2
3.1 2.9
3.0 3.4
3.2 2.1
1.2 0.0
0.0 0.0
0.0 0.9
1.0 1.2
1.4 1.7
1.9 2.3
2.6 2.9
3.2 3.3
3.3 3.2
3.1 2.9
2.8 2.9
2.5 1.7
1.3 0.0
0.0 0.0
0.0 0.0
0.0 1.0
1.2 1.4
1.7 2.0
2.3 2.7
3.1 3.3
3.2 3.1
3.3 3.5
3.3 3.0
2.7 2.1
1.4 1.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.8 1.1
1.3 1.6
1.8 2.1
2.5 3.0
3.3 3.4
3.2 3.3
3.7 3.9
3.6 3.0
2.3 1.3
0.9 0.1
0.1 0.1
0.1 0.0
0.0 0.0
0.0 0.0
0.0 0.9
1.2 1.5
1.8 2.0
2.3 2.7
3.1 3.4
3.4 3.2
3.6 4.0
4.0 3.6
2.9 1.7
1.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.0 0.0
0.0 0.0
0.7 0.9
1.2 1.6
2.0 2.3
2.6 2.9
3.2 3.3
3.2 3.2
3.6 3.9
3.9 3.4
2.2 1.4
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.6
0.7 1.0
1.3 1.7
2.1 2.6
2.9 3.1
3.3 3.3
3.1 3.0
3.3 3.6
3.4 1.6
0.8 0.2
0.2 0.2
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.6
0.8 1.0
1.4 1.7
2.2 2.7
3.1 3.3
3.2 3.1
2.9 2.8
3.0 3.0
2.0 1.4
1.2 0.2
0.2 0.2
0.2 0.2
0.1 0.1
0.1 0.1
0.1 0.1
0.2 0.2
0.6 0.7
0.9 1.1
1.4 1.8
2.3 2.8
3.2 3.2
3.1 2.9
2.8 2.8
2.7 1.7
1.2 1.2
0.2 0.3
0.3 0.3
0.2 0.2
0.2 0.2
0.1 0.2
0.2 0.3
0.3 0.3
0.7 0.9
1.0 1.2
1.5 1.9
2.3 2.9
3.0 3.0
3.0 3.1
3.0 2.7
1.8 1.1
1.0 0.9
0.2 0.3
0.4 0.4
0.4 0.3
0.3 0.3
0.2 0.3
0.4 0.5
0.5 0.4
0.3 0.8
0.9 1.1
1.2 1.4
1.7 2.1
2.5 2.8
2.8 3.0
3.4 3.4
3.1 2.6
1.4 1.0
0.8 0.2
0.3 0.5
0.5 0.5
0.5 0.4
0.3 0.3
0.3 0.6
0.7 0.7
0.6 0.5
0.4 0.8
1.0 1.1
1.3 1.5
1.7 2.0
2.4 2.8
2.8 2.8
3.1 3.5
3.5 3.3
2.4 1.3
0.9 0.3
0.4 0.5
0.5 0.6
0.7 0.6
0.5 0.5
0.5 0.8
1.0 0.9
0.8 0.7
0.6 0.6
1.0 1.2
1.4 1.5
1.7 1.9
2.2 2.5
2.8 2.9
2.7 3.1
3.2 3.7
3.3 1.9
1.3 1.0
0.5 0.5
0.6 0.6
0.9 0.9
0.9 0.8
0.9 1.1
1.3 1.2
1.0 1.0
0.9 0.9
0.8 0.7
1.0 1.1
1.3 1.5
1.7 1.9
2.1 2.2
2.5 2.8
2.7 2.5
2.7 3.1
3.4 2.9
1.2 1.2
0.5 0.6
0.6 0.6
0.8 1.0
1.3 0.8
1.3 1.8
2.0 1.6
1.4 1.3
1.2 1.2
1.1 1.0
0.8 0.7
0.7 1.1
1.2 1.4
1.6 1.9
2.1 2.2
2.3 2.5
2.7 2.5
2.2 2.3
2.6 2.7
1.7 1.3
0.5 0.6
0.6 0.6
0.6 0.8
0.9 1.1
1.6 2.6
2.4 2.4
1.9 1.7
1.6 1.6
1.5 1.3
1.2 1.0
0.8 0.7
0.8 0.8
1.1 1.2
1.3 1.5
1.8 2.0
2.3 2.4
2.4 2.5
2.6 2.3
1.9 1.8
2.1 1.8
1.2 1.1
0.5 0.6
0.6 0.6
0.6 0.6
0.7 1.0
1.6 2.8
3.4 3.1
2.6 2.3
2.0 1.9
1.9 1.8
1.6 1.5
1.4 1.3
1.1 1.0
1.1 1.2
1.2 1.0
1.1 1.3
1.5 1.7
1.9 2.2
2.4 2.6
2.5 2.4
2.5 2.1
1.6 1.6
1.6 1.0
0.9 0.5
0.5 0.7
0.8 0.7
0.7 0.8
0.9 1.5
2.4 3.2
3.3 3.1
2.9 2.5
2.3 2.2
2.1 1.9
1.8 1.7
1.6 1.6
1.6 1.7
2.0 2.2
2.4 1.2
1.6 1.1
1.1 1.2
1.4 1.6
1.8 2.1
2.4 2.6
2.6 2.5
2.4 2.4
1.9 1.5
1.5 1.0
0.7 0.6
0.5 0.5
0.6 0.9
1.0 1.0
1.0 1.1
1.5 2.1
2.7 2.9
3.1 3.1
2.9 2.6
2.6 2.5
2.3 2.0
1.8 1.7
1.6 1.6
1.6 1.8
2.1 2.5
2.9 3.0
2.5 2.0
1.6 1.3
1.3 1.5
1.7 2.0
2.4 2.6
2.6 2.5
2.4 2.4
2.3 1.8
1.5 1.1
0.6 0.6
0.4 0.5
0.6 0.8
1.1 1.3
1.1 1.3
2.0 2.4
2.5 2.6
2.8 3.0
3.1 2.9
2.8 2.7
2.6 2.3
2.1 1.9
1.9 1.8
1.8 1.8
1.9 2.2
2.5 2.7
2.8 2.5
2.1 1.8
1.8 1.8
1.8 1.9
2.2 2.6
2.7 2.7
2.6 2.5
2.5 2.6
1.8 1.3
0.9 0.6
0.4 0.4
0.5 0.6
0.7 1.1
0.8 0.8
2.5 2.9
2.9 2.7
2.7 2.9
3.1 3.1
3.1 3.0
2.8 2.4
2.2 2.0
2.0 1.9
1.9 1.9
1.9 2.0
2.1 2.4
2.6 2.5
2.3 2.0
1.8 1.7
1.8 1.9
2.2 2.4
2.8 2.8
2.6 2.7
2.8 3.0
2.9 1.8
1.1 0.8
0.4 0.4
0.4 0.5
0.6 0.9
1.3 2.6
3.2 3.3
3.1 2.9
2.9 3.1
3.2 3.2
3.2 3.0
2.6 2.3
2.1 2.0
1.9 1.9
1.9 2.0
2.0 2.1
2.1 2.2
2.3 2.2
2.1 2.0
1.8 1.8
1.8 1.9
2.1 2.4
2.8 2.7
2.7 2.9
3.1 3.4
3.1 1.7
1.2 0.4
0.4 0.4
0.4 0.5
0.7 1.0
2.0 2.9
3.4 3.3
3.2 3.0
3.1 3.3
3.3 3.2
3.1 2.8
2.5 2.2
2.0 1.9
1.9 1.9
1.8 1.9
2.0 2.2
2.2 2.2
2.1 2.2
2.1 2.0
1.9 1.9
1.9 2.0
2.1 2.4
2.7 2.7
2.7 3.0
3.2 3.6
3.2 0.8
0.4 0.4
0.4 0.4
0.5 0.6
0.7 1.4
2.3 2.9
3.1 3.2
3.0 3.0
3.3 3.4
3.3 3.1
2.9 2.7
2.4 2.1
1.9 1.8
1.8 1.8
1.7 1.7
1.9 2.1
2.2 2.1
2.2 2.2
2.2 2.1
2.1 2.0
2.0 2.1
2.2 2.5
2.7 2.6
2.5 2.8
3.0 3.3
2.8 0.5
0.5 0.5
0.5 0.5
0.5 0.6
1.1 1.8
2.3 2.6
2.8 2.8
2.9 3.1
3.3 3.3
3.0 2.8
2.7 2.6
2.4 2.1
1.9 1.8
1.7 1.7
1.6 1.6
1.6 1.7
1.8 1.8
1.9 2.1
2.1 2.0
2.0 2.0
2.1 2.1
2.2 2.4
2.5 2.4
2.3 2.4
2.6 2.7
0.5 0.5
0.6 0.7
0.5 0.5
0.7 1.0
1.8 2.0
2.2 2.4
2.6 2.7
3.0 3.1
3.2 3.0
2.8 2.6
2.5 2.5
2.4 2.2
2.0 1.8
1.7 1.8
1.5 1.4
1.4 1.4
1.4 1.5
1.6 1.8
1.9 1.8
1.8 1.8
1.9 2.0
2.1 2.2
2.3 2.2
2.0 1.9
2.0 2.1
0.5 0.5
0.6 0.9
0.8 0.7
0.9 1.1
1.7 2.0
2.0 2.2
2.4 2.7
2.9 3.1
3.1 2.9
2.7 2.5
2.4 2.4
2.4 2.3
2.2 2.0
1.9 1.8
1.8 1.5
1.3 1.2
1.2 1.2
1.3 1.4
1.5 1.6
1.6 1.6
1.6 1.7
1.8 1.8
1.9 2.0
1.9 1.8
1.6 1.6
0.4 0.5
0.6 0.8
1.1 1.0
1.0 1.3
2.0 2.2
2.1 2.1
2.4 2.6
2.8 2.9
3.0 2.9
2.7 2.5
2.4 2.3
2.3 2.3
2.3 2.2
2.1 1.9
1.8 1.8
1.6 1.1
1.1 1.1
1.0 1.1
1.2 1.3
1.3 1.4
1.4 1.4
1.5 1.5
1.6 1.7
1.7 1.7
1.5 1.3
1.4 0.4
0.4 0.6
0.7 1.1
1.1 1.3
2.5 2.6
2.4 2.2
2.4 2.6
2.8 2.8
2.8 2.8
2.7 2.6
2.4 2.3
2.2 2.2
2.2 2.3
2.3 2.2
2.1 1.9
1.9 1.6
1.1 1.0
0.9 0.9
1.0 1.1
1.1 1.1
1.2 1.2
1.2 1.3
1.3 1.4
1.5 1.5
1.4 1.2
1.1 1.2
0.3 0.3
0.4 0.5
0.7 0.9
1.4 1.4
3.1 2.9
2.5 2.4
2.5 2.7
2.8 2.7
2.6 2.6
2.5 2.4
2.3 2.3
2.2 2.3
2.3 2.4
2.5 2.3
2.2 2.0
2.0 0.2
0.3 0.3
0.4 0.5
0.7 1.1
2.2 2.9
3.0 2.8
2.7 2.5
2.7 2.8
2.8 2.6
2.4 2.4
2.4 2.3
2.3 2.3
2.3 2.3
2.5 2.6
2.6 2.5
2.4 2.3
2.3 0.2
0.3 0.3
0.3 0.4
0.5 0.8
1.5 2.2
2.6 2.7
2.8 2.6
2.6 2.8
2.9 2.8
2.5 2.4
2.3 2.3
2.3 2.3
2.3 2.3
2.4 2.6
2.8 2.9
2.7 2.7
2.8 2.8
0.3 0.3
0.3 0.4
0.4 0.4
0.6 1.1
1.6 1.9
2.2 2.5
2.5 2.5
2.6 2.8
2.8 2.6
2.5 2.3
2.3 2.3
2.3 2.3
2.4 2.5
2.5 2.7
3.0 3.0
2.9 3.1
3.2 3.3
0.3 0.4
0.4 0.4
0.4 0.4
0.6 0.9
1.4 1.5
1.8 2.0
2.3 2.4
2.6 2.6
2.7 2.5
2.4 2.4
2.3 2.3
2.3 2.3
2.4 2.6
2.7 2.7
2.9 3.2
3.1 3.2
3.4 3.5
3.7 0.4
0.4 0.5
0.5 0.5
0.5 0.6
0.8 1.2
1.4 1.5
1.8 2.1
2.3 2.5
2.6 2.6
2.4 2.3
2.2 2.3
2.3 2.4
2.4 2.4
2.6 2.8
2.9 3.0
3.1 3.4
3.4 3.4
3.6 3.6
3.6 0.4
0.5 0.6
0.6 0.7
0.7 0.8
1.1 1.3
1.4 1.6
1.9 2.2
2.4 2.5
2.5 2.4
2.2 2.1
2.1 2.2
2.3 2.5
2.6 2.6
2.8 3.1
3.3 3.4
3.5 3.8
3.8 3.7
3.6 3.5
3.3 0.4
0.5 0.6
0.7 0.8
0.8 0.9
1.1 1.3
1.4 1.5
1.8 2.1
2.2 2.3
2.3 2.4
2.2 2.1
2.0 2.0
2.1 2.3
2.5 2.7
2.8 2.9
3.3 3.5
3.5 3.7
3.9 3.9
3.7 3.5
3.2 3.0
0.4 0.5
0.6 0.7
0.8 0.9
1.1 1.2
1.3 1.4
1.5 1.7
1.9 2.1
2.2 2.2
2.2 2.2
2.1 2.0
1.9 1.9
2.1 2.3
2.5 2.8
2.9 3.1
3.4 3.6
3.4 3.5
3.6 3.7
3.6 3.3
3.0 2.7
0.6 0.7
0.8 0.9
1.1 1.3
1.4 1.5
1.6 1.7
1.9 2.1
2.2 2.2
2.1 2.1
2.1 2.0
2.0 1.9
2.0 2.1
2.3 2.6
2.9 3.0
3.1 3.3
3.6 3.2
3.4 3.6
3.6 3.4
3.1 2.7
2.5 0.8
0.9 1.1
1.3 1.5
1.8 1.9
1.9 2.0
2.2 2.3
2.3 2.2
2.1 2.0
2.0 2.0
1.9 1.9
2.0 2.2
2.4 2.7
2.9 2.9
3.1 3.3
3.6 3.4
3.6 3.8
3.7 3.4
2.9 2.4
2.1 0.9
1.1 1.2
1.5 1.7
2.0 2.1
2.1 2.2
2.4 2.4
2.3 2.2
2.1 2.0
2.0 1.9
1.9 1.9
2.1 2.3
2.7 3.0
3.0 3.1
3.2 3.5
3.9 3.7
3.8 3.9
3.9 3.5
2.8 2.3
2.0 1.1
1.3 1.5
1.7 1.9
2.0 2.1
2.2 2.3
2.3 2.3
2.2 2.1
2.0 1.9
1.8 1.8
1.9 2.1
2.3 2.8
3.0 3.1
3.3 3.6
4.0 4.0
4.1 4.0
2.2 1.8
1.3 1.4
1.6 1.8
2.0 2.2
2.2 2.2
2.2 2.1
2.0 2.0
1.9 1.8
1.8 1.8
1.8 2.0
2.3 2.6
2.8 2.8
3.1 3.4
3.7 1.1
1.3 1.6
1.9 2.2
2.4 2.5
2.5 2.2
2.0 2.0
1.9 1.8
1.8 1.8
1.8 1.9
2.1 2.3
2.7 2.7
2.7 3.0
3.3 3.6
3.6 1.2
1.5 2.0
2.4 2.7
2.8 2.7
2.3 2.0
1.9 1.9
1.9 2.0
2.0 2.0
2.1 2.3
2.5 2.9
2.9 2.8
3.0 3.2
3.1 3.2
2.5 2.9
3.0 2.9
2.5 2.1
2.1 2.1
2.1 2.1
2.1 2.1
2.2 2.4
2.7 3.0
3.1 2.8
2.8 2.9
2.9 2.7
2.5 2.5
2.1 1.8
1.9 2.0
2.0 2.0
2.0 2.1
2.2 2.5
2.8 3.0
3.1 2.9
2.7 2.7
2.5 2.1
1.3 1.8
1.7 1.6
1.7 1.8
1.9 1.9
2.0 2.2
2.3 2.5
2.8 3.0
3.1 2.9
2.6 2.6
2.3 1.8
1.6 1.7
1.9 2.0
2.0 2.0
2.1 2.3
2.4 2.6
2.8 3.0
3.0 2.9
2.7 2.5
1.8 1.7
1.8 2.0
2.1 2.1
2.2 2.2
2.3 2.5
2.8 3.0
3.1 3.0
2.9 2.7
2.5 1.9
2.0 2.0
2.1 2.3
2.3 2.3
2.3 2.4
2.5 2.8
3.0 3.1
3.0 2.9
2.9 2.8
2.3 2.2
2.2 2.3
2.4 2.5
2.4 2.3
2.3 2.4
2.7 3.0
3.0 2.8
3.0 3.0
3.1 2.9
2.6 2.5
2.5 2.4
2.5 2.6
2.4 2.3
2.2 2.4
2.6 2.9
2.8 2.8
2.9 3.0
3.3 2.8
2.6 2.5
2.4 2.5
2.6 2.4
2.2 2.2
2.3 2.6
2.8 2.8
2.6 2.8
2.8 3.1
2.9 2.6
2.5 2.4
2.5 2.6
2.4 2.3
2.3 2.4
2.6 2.8
2.8 2.5
2.6 2.6
2.7 2.5
2.4 2.4
2.3 2.5
2.6 2.5
2.4 2.3
2.4 2.6
2.8 2.7
2.5 2.3
2.3 2.3
2.1 2.1
2.1 2.3
2.5 2.6
2.5 2.4
2.4 2.5
2.6 2.7
2.7 2.5
2.3 2.1
2.0 1.7
1.8 2.0
2.1 2.4
2.5 2.5
2.5 2.4
2.5 2.5
2.7 2.7
2.6 2.3
2.0 1.9
1.2 1.5
1.6 1.8
2.1 2.3
2.4 2.4
2.4 2.4
2.4 2.5
2.6 2.7
2.6 2.3
2.0 1.9
1.6 1.1
1.5 1.5
1.8 2.0
2.2 2.3
2.3 2.3
2.4 2.4
2.5 2.6
2.7 2.6
2.3 2.0
1.9 1.5
1.5 1.7
2.0 2.2
2.3 2.3
2.3 2.3
2.4 2.5
2.7 2.7
2.6 2.3
2.1 2.0
1.5 1.5
1.7 2.0
2.2 2.3
2.2 2.2
2.3 2.4
2.5 2.7
2.7 2.6
2.3 2.2
2.1 1.5
1.5 1.6
1.9 2.1
2.2 2.1
2.1 2.2
2.3 2.5
2.7 2.8
2.6 2.3
2.4 2.4
2.2 1.5
1.5 1.7
1.9 2.0
2.1 2.1
2.0 2.1
2.2 2.3
2.6 2.7
2.5 2.4
2.6 2.7
2.7 1.5
1.6 1.7
1.9 2.1
2.1 2.1
2.0 2.0
2.1 2.2
2.4 2.5
2.4 2.4
2.6 2.8
2.9 1.6
1.7 1.9
2.0 2.2
2.2 2.1
2.1 2.0
2.0 2.1
2.4 2.5
2.4 2.3
2.5 2.6
2.7 2.0
2.0 2.0
2.1 2.3
2.4 2.2
2.1 2.0
2.0 2.1
2.4 2.5
2.3 2.1
2.3 2.3
2.3 2.4
2.3 2.3
2.2 2.4
2.5 2.2
2.1 2.0
2.0 2.1
2.3 2.3
2.2 2.0
1.9 1.9
2.8 2.5
2.4 2.3
2.4 2.5
2.2 2.1
2.0 2.0
2.1 2.2
2.2 2.1
1.9 1.8
1.7 2.8
2.5 2.4
2.3 2.4
2.5 2.3
2.1 2.0
2.0 2.1
2.1 2.1
2.1 1.9
1.8 1.6
1.4 2.4
2.3 2.3
2.2 2.5
2.6 2.4
2.2 2.1
2.1 2.1
2.2 2.2
2.1 1.9
1.7 1.6
2.0 2.0
2.0 2.2
2.4 2.5
2.4 2.2
2.2 2.2
2.2 2.3
2.3 2.1
1.9 1.7
1.6 1.6
1.7 1.9
2.1 2.3
2.4 2.3
2.3 2.2
2.2 2.2
2.3 2.3
2.2 1.9
1.6 1.6
1.5 1.6
1.8 2.0
2.2 2.3
2.3 2.2
2.2 2.3
2.3 2.4
2.4 2.2
1.9 1.6
1.7 1.5
1.5 1.7
1.9 2.1
2.2 2.2
2.2 2.2
2.3 2.4
2.5 2.4
2.2 1.9
1.7 1.7
1.5 1.5
1.6 1.9
2.1 2.2
2.2 2.2
2.2 2.3
2.5 2.6
2.5 2.2
2.0 1.9
1.9 1.5
1.5 1.5
1.6 1.9
2.1 2.2
2.1 2.1
2.2 2.3
2.5 2.6
2.6 2.3
2.3 2.3
2.3 1.9
1.4 1.4
1.5 1.8
2.0 2.1
2.1 2.1
2.1 2.2
2.4 2.6
2.5 2.3
2.5 2.6
2.7 1.4
1.4 1.6
1.8 2.0
2.0 2.0
2.0 2.0
2.2 2.4
2.5 2.4
2.4 2.5
2.6 2.9
1.4 1.5
1.7 1.8
2.0 2.1
2.0 2.0
2.1 2.2
2.3 2.5
2.4 2.2
2.4 2.5
2.6 1.6
1.7 1.8
1.9 2.1
2.2 2.2
2.1 2.1
2.1 2.3
2.4 2.3
2.1 2.1
2.1 2.1
2.0 2.0
2.0 2.0
2.3 2.4
2.2 2.1
2.0 2.0
2.2 2.2
2.1 1.9
1.8 1.7
1.7 2.5
2.4 2.3
2.1 2.3
2.4 2.2
2.0 1.9
1.9 1.9
1.9 1.9
1.7 1.5
1.4 1.3
1.0 2.1
2.8 2.5
2.4 2.2
2.2 2.3
2.1 1.9
1.7 1.7
1.6 1.7
1.7 1.5
1.4 1.2
1.2 2.2
2.7 2.5
2.4 2.2
2.2 2.3
2.1 1.8
1.6 1.5
1.5 1.5
1.5 1.4
1.2 1.1
1.2 0.6
0.8 0.9
1.9 2.3
2.2 2.1
2.0 2.2
2.3 2.0
1.7 1.6
1.4 1.4
1.4 1.3
1.2 1.1
1.2 1.4
1.4 1.5
1.8 1.9
1.6 1.3
1.2 1.2
1.5 1.8
1.9 1.6
1.3 1.0
1.0 1.2
1.5 1.7
1.7 1.3
0.9 0.6
0.4 0.5
0.8 1.4
1.8 1.8
1.8 1.9
2.0 2.1
1.9 1.6
1.5 1.4
1.3 1.2
1.1 1.1
1.0 1.2
1.4 1.6
1.9 2.3
2.4 2.1
1.7 1.5
1.6 1.9
2.3 2.4
2.1 1.7
1.4 1.3
1.5 1.9
2.3 2.2
1.8 1.2
0.8 0.3
0.4 0.5
1.0 1.4
1.4 1.5
1.6 1.8
1.8 1.6
1.5 1.3
1.2 1.1
1.0 0.9
0.9 0.9
1.0 1.3
1.4 1.7
2.0 2.0
1.8 1.6
1.4 1.5
1.7 1.9
2.0 1.8
1.5 1.3
1.3 1.4
1.7 1.9
1.9 1.5
1.1 0.8
0.2 0.3
0.4 0.8
1.1 1.2
1.3 1.5
1.6 1.5
1.4 1.3
1.2 1.1
1.0 0.9
0.8 0.7
0.7 0.8
0.9 1.0
1.2 1.3
1.4 1.3
1.1 1.1
1.1 1.2
1.4 1.4
1.3 1.1
1.0 1.0
1.1 1.2
1.3 1.3
1.1 0.8
0.6 0.2
0.2 0.2
0.7 1.0
1.0 1.1
1.3 1.3
1.3 1.2
1.1 1.0
0.9 0.8
0.7 0.6
0.5 0.5
0.6 0.6
0.6 0.7
0.8 0.8
0.8 0.7
0.7 0.7
0.7 0.8
0.8 0.8
0.7 0.6
0.6 0.6
0.7 0.7
0.7 0.6
0.5 0.4
0.2 0.2
0.2 0.5
0.8 0.8
0.9 1.0
1.1 1.1
1.0 0.9
0.8 0.7
0.6 0.5
0.5 0.4
0.4 0.4
0.4 0.3
0.4 0.4
0.4 0.4
0.4 0.4
0.4 0.4
0.4 0.4
0.4 0.4
0.3 0.3
0.3 0.3
0.3 0.3
0.3 0.2
0.2 0.1
0.1 0.2
0.4 0.7
0.7 0.7
0.8 0.9
0.9 0.8
0.7 0.6
0.6 0.5
0.4 0.4
0.3 0.3
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.1
0.1 0.1
0.1 0.1
0.1 0.3
0.5 0.5
0.5 0.6
0.6 0.7
0.6 0.6
0.5 0.4
0.4 0.3
0.3 0.2
0.2 0.2
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.2 0.4
0.4 0.4
0.4 0.4
0.5 0.5
0.4 0.4
0.3 0.3
0.3 0.2
0.2 0.2
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.1
0.1 0.1
0.2 0.3
0.2 0.3
0.3 0.3
0.3 0.3
0.3 0.3
0.2 0.2
056 127
0.8 0.9
1.1 1.3
1.4 1.5
1.8 2.1
2.2 2.3
2.3 2.4
2.2 2.1
2.0 2.0
2.1 2.3
2.5 2.7
2.8 2.9
3.3 3.5
3.5 3.7
3.9 3.9
3.7 3.5
3.2 3.0
1.1 1.2
1.3 1.4
1.5 1.7
1.9 2.1
2.2 2.2
2.2 2.2
2.1 2.0
1.9 1.9
2.1 2.3
2.5 2.8
2.9 3.1
3.4 3.6
3.4 3.5
3.6 3.7
3.6 3.3
3.0 2.7
1.3 1.4
1.5 1.6
1.7 1.9
2.1 2.2
2.2 2.1
2.1 2.1
2.0 2.0
1.9 2.0
2.1 2.3
2.6 2.9
3.0 3.1
3.3 3.6
3.2 3.4
3.6 3.6
3.4 3.1
2.7 2.5
1.5 1.8
1.9 1.9
2.0 2.2
2.3 2.3
2.2 2.1
2.0 2.0
2.0 1.9
1.9 2.0
2.2 2.4
2.7 2.9
2.9 3.1
3.3 3.6
3.4 3.6
3.8 3.7
3.4 2.9
2.4 2.1
1.7 2.0
2.1 2.1
2.2 2.4
2.4 2.3
2.2 2.1
2.0 2.0
1.9 1.9
1.9 2.1
2.3 2.7
3.0 3.0
3.1 3.2
3.5 3.9
3.7 3.8
3.9 3.9
3.5 2.8
2.3 2.0
1.7 1.9
2.0 2.1
2.2 2.3
2.3 2.3
2.2 2.1
2.0 1.9
1.8 1.8
1.9 2.1
2.3 2.8
3.0 3.1
3.3 3.6
4.0 4.0
4.1 4.0
2.2 1.8
1.6 1.8
2.0 2.2
2.2 2.2
2.2 2.1
2.0 2.0
1.9 1.8
1.8 1.8
1.8 2.0
2.3 2.6
2.8 2.8
3.1 3.4
3.7 1.6
1.9 2.2
2.4 2.5
2.5 2.2
2.0 2.0
1.9 1.8
1.8 1.8
1.8 1.9
2.1 2.3
2.7 2.7
2.7 3.0
3.3 3.6
3.6 1.5
2.0 2.4
2.7 2.8
2.7 2.3
2.0 1.9
1.9 1.9
2.0 2.0
2.0 2.1
2.3 2.5
2.9 2.9
2.8 3.0
3.2 3.1
3.2 2.5
2.9 3.0
2.9 2.5
2.1 2.1
2.1 2.1
2.1 2.1
2.1 2.2
2.4 2.7
3.0 3.1
2.8 2.8
2.9 2.9
2.7 2.5
2.5 2.1
1.8 1.9
2.0 2.0
2.0 2.0
2.1 2.2
2.5 2.8
3.0 3.1
2.9 2.7
2.7 2.5
2.1 1.3
1.8 1.7
1.6 1.7
1.8 1.9
1.9 2.0
2.2 2.3
2.5 2.8
3.0 3.1
2.9 2.6
2.6 2.3
1.8 1.6
1.7 1.9
2.0 2.0
2.0 2.1
2.3 2.4
2.6 2.8
3.0 3.0
2.9 2.7
2.5 1.8
1.7 1.8
2.0 2.1
2.1 2.2
2.2 2.3
2.5 2.8
3.0 3.1
3.0 2.9
2.7 2.5
1.9 2.0
2.0 2.1
2.3 2.3
2.3 2.3
2.4 2.5
2.8 3.0
3.1 3.0
2.9 2.9
2.8 2.3
2.2 2.2
2.3 2.4
2.5 2.4
2.3 2.3
2.4 2.7
3.0 3.0
2.8 3.0
3.0 3.1
2.9 2.6
2.5 2.5
2.4 2.5
2.6 2.4
2.3 2.2
2.4 2.6
2.9 2.8
2.8 2.9
3.0 3.3
2.8 2.6
2.5 2.4
2.5 2.6
2.4 2.2
2.2 2.3
2.6 2.8
2.8 2.6
2.8 2.8
3.1 2.9
2.6 2.5
2.4 2.5
2.6 2.4
2.3 2.3
2.4 2.6
2.8 2.8
2.5 2.6
2.6 2.7
2.5 2.4
2.4 2.3
2.5 2.6
2.5 2.4
2.3 2.4
2.6 2.8
2.7 2.5
2.3 2.3
2.3 2.1
2.1 2.1
2.3 2.5
2.6 2.5
2.4 2.4
2.5 2.6
2.7 2.7
2.5 2.3
2.1 2.0
1.7 1.8
2.0 2.1
2.4 2.5
2.5 2.5
2.4 2.5
2.5 2.7
2.7 2.6
2.3 2.0
1.9 1.2
1.5 1.6
1.8 2.1
2.3 2.4
2.4 2.4
2.4 2.4
2.5 2.6
2.7 2.6
2.3 2.0
1.9 1.6
1.1 1.5
1.5 1.8
2.0 2.2
2.3 2.3
2.3 2.4
2.4 2.5
2.6 2.7
2.6 2.3
2.0 1.9
1.5 1.5
1.7 2.0
2.2 2.3
2.3 2.3
2.3 2.4
2.5 2.7
2.7 2.6
2.3 2.1
2.0 1.5
1.5 1.7
2.0 2.2
2.3 2.2
2.2 2.3
2.4 2.5
2.7 2.7
2.6 2.3
2.2 2.1
1.5 1.5
1.6 1.9
2.1 2.2
2.1 2.1
2.2 2.3
2.5 2.7
2.8 2.6
2.3 2.4
2.4 2.2
1.5 1.5
1.7 1.9
2.0 2.1
2.1 2.0
2.1 2.2
2.3 2.6
2.7 2.5
2.4 2.6
2.7 2.7
1.5 1.6
1.7 1.9
2.1 2.1
2.1 2.0
2.0 2.1
2.2 2.4
2.5 2.4
2.4 2.6
2.8 2.9
1.6 1.7
1.9 2.0
2.2 2.2
2.1 2.1
2.0 2.0
2.1 2.4
2.5 2.4
2.3 2.5
2.6 2.7
2.0 2.0
2.0 2.1
2.3 2.4
2.2 2.1
2.0 2.0
2.1 2.4
2.5 2.3
2.1 2.3
2.3 2.3
2.4 2.3
2.3 2.2
2.4 2.5
2.2 2.1
2.0 2.0
2.1 2.3
2.3 2.2
2.0 1.9
1.9 2.8
2.5 2.4
2.3 2.4
2.5 2.2
2.1 2.0
2.0 2.1
2.2 2.2
2.1 1.9
1.8 1.7
2.8 2.5
2.4 2.3
2.4 2.5
2.3 2.1
2.0 2.0
2.1 2.1
2.1 2.1
1.9 1.8
1.6 1.4
2.4 2.3
2.3 2.2
2.5 2.6
2.4 2.2
2.1 2.1
2.1 2.2
2.2 2.1
1.9 1.7
1.6 2.0
2.0 2.0
2.2 2.4
2.5 2.4
2.2 2.2
2.2 2.2
2.3 2.3
2.1 1.9
1.7 1.6
1.6 1.7
1.9 2.1
2.3 2.4
2.3 2.3
2.2 2.2
2.2 2.3
2.3 2.2
1.9 1.6
1.6 1.5
1.6 1.8
2.0 2.2
2.3 2.3
2.2 2.2
2.3 2.3
2.4 2.4
2.2 1.9
1.6 1.7
1.5 1.5
1.7 1.9
2.1 2.2
2.2 2.2
2.2 2.3
2.4 2.5
2.4 2.2
1.9 1.7
1.7 1.5
1.5 1.6
1.9 2.1
2.2 2.2
2.2 2.2
2.3 2.5
2.6 2.5
2.2 2.0
1.9 1.9
1.5 1.5
1.5 1.6
1.9 2.1
2.2 2.1
2.1 2.2
2.3 2.5
2.6 2.6
2.3 2.3
2.3 2.3
1.9 1.4
1.4 1.5
1.8 2.0
2.1 2.1
2.1 2.1
2.2 2.4
2.6 2.5
2.3 2.5
2.6 2.7
1.4 1.4
1.6 1.8
2.0 2.0
2.0 2.0
2.0 2.2
2.4 2.5
2.4 2.4
2.5 2.6
2.9 1.4
1.5 1.7
1.8 2.0
2.1 2.0
2.0 2.1
2.2 2.3
2.5 2.4
2.2 2.4
2.5 2.6
1.6 1.7
1.8 1.9
2.1 2.2
2.2 2.1
2.1 2.1
2.3 2.4
2.3 2.1
2.1 2.1
2.1 2.0
2.0 2.0
2.0 2.3
2.4 2.2
2.1 2.0
2.0 2.2
2.2 2.1
1.9 1.8
1.7 1.7
2.5 2.4
2.3 2.1
2.3 2.4
2.2 2.0
1.9 1.9
1.9 1.9
1.9 1.7
1.5 1.4
1.3 1.0
2.1 2.8
2.5 2.4
2.2 2.2
2.3 2.1
1.9 1.7
1.7 1.6
1.7 1.7
1.5 1.4
1.2 1.2
2.2 2.7
2.5 2.4
2.2 2.2
2.3 2.1
1.8 1.6
1.5 1.5
1.5 1.5
1.4 1.2
1.1 1.2
0.6 0.8
0.9 1.9
2.3 2.2
2.1 2.0
2.2 2.3
2.0 1.7
1.6 1.4
1.4 1.4
1.3 1.2
1.1 1.2
1.4 1.4
1.5 1.8
1.9 1.6
1.3 1.2
1.2 1.5
1.8 1.9
1.6 1.3
1.0 1.0
1.2 1.5
1.7 1.7
1.3 0.9
0.6 0.4
0.5 0.8
1.4 1.8
1.8 1.8
1.9 2.0
2.1 1.9
1.6 1.5
1.4 1.3
1.2 1.1
1.1 1.0
1.2 1.4
1.6 1.9
2.3 2.4
2.1 1.7
1.5 1.6
1.9 2.3
2.4 2.1
1.7 1.4
1.3 1.5
1.9 2.3
2.2 1.8
1.2 0.8
0.3 0.4
0.5 1.0
1.4 1.4
1.5 1.6
1.8 1.8
1.6 1.5
1.3 1.2
1.1 1.0
0.9 0.9
0.9 1.0
1.3 1.4
1.7 2.0
2.0 1.8
1.6 1.4
1.5 1.7
1.9 2.0
1.8 1.5
1.3 1.3
1.4 1.7
1.9 1.9
1.5 1.1
0.8 0.2
0.3 0.4
0.8 1.1
1.2 1.3
1.5 1.6
1.5 1.4
1.3 1.2
1.1 1.0
0.9 0.8
0.7 0.7
0.8 0.9
1.0 1.2
1.3 1.4
1.3 1.1
1.1 1.1
1.2 1.4
1.4 1.3
1.1 1.0
1.0 1.1
1.2 1.3
1.3 1.1
0.8 0.6
0.2 0.2
0.2 0.7
1.0 1.0
1.1 1.3
1.3 1.3
1.2 1.1
1.0 0.9
0.8 0.7
0.6 0.5
0.5 0.6
0.6 0.6
0.7 0.8
0.8 0.8
0.7 0.7
0.7 0.7
0.8 0.8
0.8 0.7
0.6 0.6
0.6 0.7
0.7 0.7
0.6 0.5
0.4 0.2
0.2 0.2
0.5 0.8
0.8 0.9
1.0 1.1
1.1 1.0
0.9 0.8
0.7 0.6
0.5 0.5
0.4 0.4
0.4 0.4
0.3 0.4
0.4 0.4
0.4 0.4
0.4 0.4
0.4 0.4
0.4 0.4
0.4 0.3
0.3 0.3
0.3 0.3
0.3 0.3
0.2 0.2
0.1 0.1
0.2 0.4
0.7 0.7
0.7 0.8
0.9 0.9
0.8 0.7
0.6 0.6
0.5 0.4
0.4 0.3
0.3 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.2
0.1 0.1
0.1 0.1
0.1 0.1
0.3 0.5
0.5 0.5
0.6 0.6
0.7 0.6
0.6 0.5
0.4 0.4
0.3 0.3
0.2 0.2
0.2 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.2
0.4 0.4
0.4 0.4
0.4 0.5
0.5 0.4
0.4 0.3
0.3 0.3
0.2 0.2
0.2 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.1 0.1
0.1 0.2
0.3 0.2
0.3 0.3
0.3 0.3
0.3 0.3
0.3 0.2
0.2 057 128
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.1 0.1
0.1 0.1
0.0 0.0
0.0 0.0
0.0 0.0
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.0
0.0 0.0
0.0 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.2 0.2
0.2 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.1
0.2 0.2
0.2 0.2
0.2 0.1
0.1 0.1
0.1 0.1
0.1 0.2
0.2 0.2
0.3 0.3
0.3 0.2
0.2 0.2
0.2 0.1
0.2 0.2
0.3 0.3
0.3 0.2
0.3 0.4
0.4 0.4
0.3 0.3
0.3 0.2
0.3 0.4
0.5 0.5
0.4 0.3
0.2 0.3
0.5 0.5
0.5 0.5
0.4 0.3
0.3 0.3
0.6 0.7
0.7 0.6
0.5 0.4
0.3 0.4
0.5 0.5
0.6 0.7
0.6 0.5
0.5 0.5
0.8 1.0
0.9 0.8
0.7 0.6
0.6 0.5
0.5 0.6
0.6 0.9
0.9 0.9
0.8 0.9
1.1 1.3
1.2 1.0
1.0 0.9
0.9 0.8
0.7 0.5
0.6 0.6
0.6 0.8
1.0 1.3
0.8 1.3
1.8 2.0
1.6 1.4
1.3 1.2
1.2 1.1
1.0 0.8
0.7 0.7
0.5 0.6
0.6 0.6
0.6 0.8
0.9 1.1
1.6 2.6
2.4 2.4
1.9 1.7
1.6 1.6
1.5 1.3
1.2 1.0
0.8 0.7
0.8 0.8
0.5 0.6
0.6 0.6
0.6 0.6
0.7 1.0
1.6 2.8
3.4 3.1
2.6 2.3
2.0 1.9
1.9 1.8
1.6 1.5
1.4 1.3
1.1 1.0
1.1 1.2
1.2 0.5
0.5 0.7
0.8 0.7
0.7 0.8
0.9 1.5
2.4 3.2
3.3 3.1
2.9 2.5
2.3 2.2
2.1 1.9
1.8 1.7
1.6 1.6
1.6 1.7
2.0 2.2
2.4 1.2
0.5 0.5
0.6 0.9
1.0 1.0
1.0 1.1
1.5 2.1
2.7 2.9
3.1 3.1
2.9 2.6
2.6 2.5
2.3 2.0
1.8 1.7
1.6 1.6
1.6 1.8
2.1 2.5
2.9 3.0
0.4 0.5
0.6 0.8
1.1 1.3
1.1 1.3
2.0 2.4
2.5 2.6
2.8 3.0
3.1 2.9
2.8 2.7
2.6 2.3
2.1 1.9
1.9 1.8
1.8 1.8
1.9 2.2
2.5 2.7
2.8 0.4
0.4 0.5
0.6 0.7
1.1 0.8
0.8 2.5
2.9 2.9
2.7 2.7
2.9 3.1
3.1 3.1
3.0 2.8
2.4 2.2
2.0 2.0
1.9 1.9
1.9 1.9
2.0 2.1
2.4 2.6
2.5 0.4
0.4 0.4
0.5 0.6
0.9 1.3
2.6 3.2
3.3 3.1
2.9 2.9
3.1 3.2
3.2 3.2
3.0 2.6
2.3 2.1
2.0 1.9
1.9 1.9
2.0 2.0
2.1 2.1
2.2 2.3
2.2 0.4
0.4 0.4
0.4 0.5
0.7 1.0
2.0 2.9
3.4 3.3
3.2 3.0
3.1 3.3
3.3 3.2
3.1 2.8
2.5 2.2
2.0 1.9
1.9 1.9
1.8 1.9
2.0 2.2
2.2 2.2
2.1 2.2
0.4 0.4
0.4 0.4
0.5 0.6
0.7 1.4
2.3 2.9
3.1 3.2
3.0 3.0
3.3 3.4
3.3 3.1
2.9 2.7
2.4 2.1
1.9 1.8
1.8 1.8
1.7 1.7
1.9 2.1
2.2 2.1
2.2 2.2
0.5 0.5
0.5 0.5
0.5 0.5
0.6 1.1
1.8 2.3
2.6 2.8
2.8 2.9
3.1 3.3
3.3 3.0
2.8 2.7
2.6 2.4
2.1 1.9
1.8 1.7
1.7 1.6
1.6 1.6
1.7 1.8
1.8 1.9
2.1 0.5
0.5 0.6
0.7 0.5
0.5 0.7
1.0 1.8
2.0 2.2
2.4 2.6
2.7 3.0
3.1 3.2
3.0 2.8
2.6 2.5
2.5 2.4
2.2 2.0
1.8 1.7
1.8 1.5
1.4 1.4
1.4 1.4
1.5 1.6
1.8 0.5
0.5 0.6
0.9 0.8
0.7 0.9
1.1 1.7
2.0 2.0
2.2 2.4
2.7 2.9
3.1 3.1
2.9 2.7
2.5 2.4
2.4 2.4
2.3 2.2
2.0 1.9
1.8 1.8
1.5 1.3
1.2 1.2
1.2 1.3
1.4 1.5
0.4 0.5
0.6 0.8
1.1 1.0
1.0 1.3
2.0 2.2
2.1 2.1
2.4 2.6
2.8 2.9
3.0 2.9
2.7 2.5
2.4 2.3
2.3 2.3
2.3 2.2
2.1 1.9
1.8 1.8
1.6 1.1
1.1 1.1
1.0 1.1
1.2 1.3
0.4 0.4
0.6 0.7
1.1 1.1
1.3 2.5
2.6 2.4
2.2 2.4
2.6 2.8
2.8 2.8
2.8 2.7
2.6 2.4
2.3 2.2
2.2 2.2
2.3 2.3
2.2 2.1
1.9 1.9
1.6 1.1
1.0 0.9
0.9 1.0
1.1 1.1
0.3 0.3
0.4 0.5
0.7 0.9
1.4 1.4
3.1 2.9
2.5 2.4
2.5 2.7
2.8 2.7
2.6 2.6
2.5 2.4
2.3 2.3
2.2 2.3
2.3 2.4
2.5 2.3
2.2 2.0
2.0 0.2
0.3 0.3
0.4 0.5
0.7 1.1
2.2 2.9
3.0 2.8
2.7 2.5
2.7 2.8
2.8 2.6
2.4 2.4
2.4 2.3
2.3 2.3
2.3 2.3
2.5 2.6
2.6 2.5
2.4 2.3
2.3 0.2
0.3 0.3
0.3 0.4
0.5 0.8
1.5 2.2
2.6 2.7
2.8 2.6
2.6 2.8
2.9 2.8
2.5 2.4
2.3 2.3
2.3 2.3
2.3 2.3
2.4 2.6
2.8 2.9
2.7 2.7
2.8 2.8
0.3 0.3
0.3 0.4
0.4 0.4
0.6 1.1
1.6 1.9
2.2 2.5
2.5 2.5
2.6 2.8
2.8 2.6
2.5 2.3
2.3 2.3
2.3 2.3
2.4 2.5
2.5 2.7
3.0 3.0
2.9 3.1
3.2 3.3
0.3 0.4
0.4 0.4
0.4 0.4
0.6 0.9
1.4 1.5
1.8 2.0
2.3 2.4
2.6 2.6
2.7 2.5
2.4 2.4
2.3 2.3
2.3 2.3
2.4 2.6
2.7 2.7
2.9 3.2
3.1 3.2
3.4 3.5
3.7 0.4
0.4 0.5
0.5 0.5
0.5 0.6
0.8 1.2
1.4 1.5
1.8 2.1
2.3 2.5
2.6 2.6
2.4 2.3
2.2 2.3
2.3 2.4
2.4 2.4
2.6 2.8
2.9 3.0
3.1 3.4
3.4 3.4
3.6 3.6
3.6 0.4
0.5 0.6
0.6 0.7
0.7 0.8
1.1 1.3
1.4 1.6
1.9 2.2
2.4 2.5
2.5 2.4
2.2 2.1
2.1 2.2
2.3 2.5
2.6 2.6
2.8 3.1
3.3 3.4
3.5 3.8
3.8 3.7
3.6 3.5
3.3 0.4
0.5 0.6
0.7 0.8
0.8 0.9
1.1 1.3
1.4 1.5
1.8 2.1
2.2 2.3
2.3 2.4
2.2 2.1
2.0 2.0
2.1 2.3
2.5 2.7
2.8 2.9
3.3 3.5
3.5 3.7
3.9 3.9
3.7 3.5
3.2 3.0
0.5 0.6
0.7 0.8
0.9 1.1
1.2 1.3
1.4 1.5
1.7 1.9
2.1 2.2
2.2 2.2
2.2 2.1
2.0 1.9
1.9 2.1
2.3 2.5
2.8 2.9
3.1 3.4
3.6 3.4
3.5 3.6
3.7 3.6
3.3 3.0
2.7 0.6
0.7 0.8
0.9 1.1
1.3 1.4
1.5 1.6
1.7 1.9
2.1 2.2
2.2 2.1
2.1 2.1
2.0 2.0
1.9 2.0
2.1 2.3
2.6 2.9
3.0 3.1
3.3 3.6
3.2 3.4
3.6 3.6
3.4 3.1
2.7 2.5
0.8 0.9
1.1 1.3
1.5 1.8
1.9 1.9
2.0 2.2
2.3 2.3
2.2 2.1
2.0 2.0
2.0 1.9
1.9 2.0
2.2 2.4
2.7 2.9
2.9 3.1
3.3 3.6
3.4 3.6
3.8 3.7
3.4 2.9
2.4 2.1
0.9 1.1
1.2 1.5
1.7 2.0
2.1 2.1
2.2 2.4
2.4 2.3
2.2 2.1
2.0 2.0
1.9 1.9
1.9 2.1
2.3 2.7
3.0 3.0
3.1 3.2
3.5 3.9
3.7 3.8
3.9 3.9
3.5 2.8
2.3 2.0
1.1 1.3
1.5 1.7
1.9 2.0
2.1 2.2
2.3 2.3
2.3 2.2
2.1 2.0
1.9 1.8
1.8 1.9
2.1 2.3
2.8 3.0
3.1 3.3
3.6 4.0
4.0 4.1
4.0 2.2
1.8 1.3
1.4 1.6
1.8 2.0
2.2 2.2
2.2 2.2
2.1 2.0
2.0 1.9
1.8 1.8
1.8 1.8
2.0 2.3
2.6 2.8
2.8 3.1
3.4 3.7
1.1 1.3
1.6 1.9
2.2 2.4
2.5 2.5
2.2 2.0
2.0 1.9
1.8 1.8
1.8 1.8
1.9 2.1
2.3 2.7
2.7 2.7
3.0 3.3
3.6 3.6
1.2 1.5
2.0 2.4
2.7 2.8
2.7 2.3
2.0 1.9
1.9 1.9
2.0 2.0
2.0 2.1
2.3 2.5
2.9 2.9
2.8 3.0
3.2 3.1
3.2 2.5
2.9 3.0
2.9 2.5
2.1 2.1
2.1 2.1
2.1 2.1
2.1 2.2
2.4 2.7
3.0 3.1
2.8 2.8
2.9 2.9
2.7 2.5
2.5 2.1
1.8 1.9
2.0 2.0
2.0 2.0
2.1 2.2
2.5 2.8
3.0 3.1
2.9 2.7
2.7 2.5
2.1 1.3
1.8 1.7
1.6 1.7
1.8 1.9
1.9 2.0
2.2 2.3
2.5 2.8
3.0 3.1
2.9 2.6
2.6 2.3
1.8 1.6
1.7 1.9
2.0 2.0
2.0 2.1
2.3 2.4
2.6 2.8
3.0 3.0
2.9 2.7
2.5 1.8
1.7 1.8
2.0 2.1
2.1 2.2
2.2 2.3
2.5 2.8
3.0 3.1
3.0 2.9
2.7 2.5
1.9 2.0
2.0 2.1
2.3 2.3
2.3 2.3
2.4 2.5
2.8 3.0
3.1 3.0
2.9 2.9
2.8 2.3
2.2 2.2
2.3 2.4
2.5 2.4
2.3 2.3
2.4 2.7
3.0 3.0
2.8 3.0
3.0 3.1
2.9 2.6
2.5 2.5
2.4 2.5
2.6 2.4
2.3 2.2
2.4 2.6
2.9 2.8
2.8 2.9
3.0 3.3
2.8 2.6
2.5 2.4
2.5 2.6
2.4 2.2
2.2 2.3
2.6 2.8
2.8 2.6
2.8 2.8
3.1 2.9
2.6 2.5
2.4 2.5
2.6 2.4
2.3 2.3
2.4 2.6
2.8 2.8
2.5 2.6
2.6 2.7
2.5 2.4
2.4 2.3
2.5 2.6
2.5 2.4
2.3 2.4
2.6 2.8
2.7 2.5
2.3 2.3
2.3 058 129
0.1 0.1
0.1 0.1
0.1 0.1
0.1 0.2
0.1 0.1
0.1 0.2
0.2 0.2
0.1 0.3
0.3 0.3
0.2 0.2
0.4 0.4
0.4 0.4
0.3 0.3
0.3 0.2
0.4 0.5
0.5 0.5
0.5 0.5
0.4 0.4
0.3 0.3
0.5 0.6
0.6 0.7
0.6 0.6
0.6 0.5
0.4 0.3
0.2 0.6
0.7 0.8
0.8 0.8
0.8 0.8
0.7 0.7
0.6 0.4
0.3 0.6
0.7 0.8
1.0 1.0
1.0 1.0
1.0 0.9
0.9 0.7
0.5 0.4
0.2 0.7
0.7 0.8
0.9 1.1
1.2 1.3
1.3 1.2
1.2 1.2
1.1 0.8
0.6 0.4
0.3 0.8
0.9 1.0
1.1 1.2
1.3 1.5
1.6 1.6
1.5 1.4
1.4 1.2
1.0 0.7
0.5 0.3
0.8 0.9
1.1 1.2
1.3 1.4
1.5 1.7
1.9 2.0
2.0 1.9
1.7 1.6
1.3 1.0
0.7 0.6
0.5 0.3
1.0 1.2
1.4 1.5
1.6 1.8
1.9 2.1
2.3 2.5
2.4 2.2
1.9 1.6
1.3 1.0
0.9 0.7
0.6 0.3
0.7 1.0
1.2 1.4
1.6 1.8
2.0 2.3
2.5 2.6
2.7 2.7
2.6 2.3
1.9 1.7
1.3 1.1
1.0 0.8
0.5 0.3
0.5 0.7
0.9 1.1
1.4 1.6
1.9 2.1
2.4 2.8
3.1 3.1
2.9 2.7
2.5 2.3
2.1 1.7
1.4 1.2
1.0 0.6
0.3 0.3
0.4 0.5
0.6 0.8
1.0 1.3
1.6 1.9
2.2 2.4
2.7 3.1
3.4 3.3
3.0 3.0
2.9 2.8
2.3 1.9
1.5 1.3
0.7 0.4
0.5 0.6
0.8 0.9
1.2 1.4
1.8 2.1
2.5 2.7
3.0 3.3
3.4 3.3
3.2 3.3
3.4 3.2
2.9 2.3
1.5 0.7
0.7 0.8
0.9 1.1
1.4 1.7
2.0 2.4
2.9 3.1
3.3 3.4
3.3 3.3
3.3 3.5
3.8 3.8
3.3 2.1
1.0 0.8
1.0 1.2
1.4 1.6
1.9 2.3
2.8 3.2
3.4 3.5
3.4 3.2
3.1 3.1
3.6 3.9
2.4 2.5
1.3 0.9
1.0 1.2
1.4 1.6
1.9 2.2
2.5 3.0
3.4 3.5
3.4 3.2
3.1 2.9
3.0 3.4
3.2 2.1
1.2 0.9
1.0 1.2
1.4 1.7
1.9 2.3
2.6 2.9
3.2 3.3
3.3 3.2
3.1 2.9
2.8 2.9
2.5 1.7
1.3 1.0
1.2 1.4
1.7 2.0
2.3 2.7
3.1 3.3
3.2 3.1
3.3 3.5
3.3 3.0
2.7 2.1
1.4 1.0
0.8 1.1
1.3 1.6
1.8 2.1
2.5 3.0
3.3 3.4
3.2 3.3
3.7 3.9
3.6 3.0
2.3 1.3
0.9 0.9
1.2 1.5
1.8 2.0
2.3 2.7
3.1 3.4
3.4 3.2
3.6 4.0
4.0 3.6
2.9 1.7
1.1 0.7
0.9 1.2
1.6 2.0
2.3 2.6
2.9 3.2
3.3 3.2
3.2 3.6
3.9 3.9
3.4 2.2
1.4 0.6
0.7 1.0
1.3 1.7
2.1 2.6
2.9 3.1
3.3 3.3
3.1 3.0
3.3 3.6
3.4 1.6
0.8 0.6
0.8 1.0
1.4 1.7
2.2 2.7
3.1 3.3
3.2 3.1
2.9 2.8
3.0 3.0
2.0 1.4
1.2 0.6
0.7 0.9
1.1 1.4
1.8 2.3
2.8 3.2
3.2 3.1
2.9 2.8
2.8 2.7
1.7 1.2
1.2 0.7
0.9 1.0
1.2 1.5
1.9 2.3
2.9 3.0
3.0 3.0
3.1 3.0
2.7 1.8
1.1 1.0
0.9 0.8
0.9 1.1
1.2 1.4
1.7 2.1
2.5 2.8
2.8 3.0
3.4 3.4
3.1 2.6
1.4 1.0
0.8 0.8
1.0 1.1
1.3 1.5
1.7 2.0
2.4 2.8
2.8 2.8
3.1 3.5
3.5 3.3
2.4 1.3
0.9 1.0
1.2 1.4
1.5 1.7
1.9 2.2
2.5 2.8
2.9 2.7
3.1 3.2
3.7 3.3
1.9 1.3
1.0 1.0
1.1 1.3
1.5 1.7
1.9 2.1
2.2 2.5
2.8 2.7
2.5 2.7
3.1 3.4
2.9 1.2
1.2 1.1
1.2 1.4
1.6 1.9
2.1 2.2
2.3 2.5
2.7 2.5
2.2 2.3
2.6 2.7
1.7 1.3
0.8 1.1
1.2 1.3
1.5 1.8
2.0 2.3
2.4 2.4
2.5 2.6
2.3 1.9
1.8 2.1
1.8 1.2
1.1 1.1
1.2 1.2
1.0 1.1
1.3 1.5
1.7 1.9
2.2 2.4
2.6 2.5
2.4 2.5
2.1 1.6
1.6 1.6
1.0 0.9
2.0 2.2
2.4 1.2
1.6 1.1
1.1 1.2
1.4 1.6
1.8 2.1
2.4 2.6
2.6 2.5
2.4 2.4
1.9 1.5
1.5 1.0
0.7 0.6
2.1 2.5
2.9 3.0
2.5 2.0
1.6 1.3
1.3 1.5
1.7 2.0
2.4 2.6
2.6 2.5
2.4 2.4
2.3 1.8
1.5 1.1
0.6 0.6
2.2 2.5
2.7 2.8
2.5 2.1
1.8 1.8
1.8 1.8
1.9 2.2
2.6 2.7
2.7 2.6
2.5 2.5
2.6 1.8
1.3 0.9
0.6 2.1
2.4 2.6
2.5 2.3
2.0 1.8
1.7 1.8
1.9 2.2
2.4 2.8
2.8 2.6
2.7 2.8
3.0 2.9
1.8 1.1
0.8 2.1
2.2 2.3
2.2 2.1
2.0 1.8
1.8 1.8
1.9 2.1
2.4 2.8
2.7 2.7
2.9 3.1
3.4 3.1
1.7 1.2
2.2 2.2
2.1 2.2
2.1 2.0
1.9 1.9
1.9 2.0
2.1 2.4
2.7 2.7
2.7 3.0
3.2 3.6
3.2 0.8
2.2 2.1
2.2 2.2
2.2 2.1
2.1 2.0
2.0 2.1
2.2 2.5
2.7 2.6
2.5 2.8
3.0 3.3
2.8 1.8
1.8 1.9
2.1 2.1
2.0 2.0
2.0 2.1
2.1 2.2
2.4 2.5
2.4 2.3
2.4 2.6
2.7 1.4
1.5 1.6
1.8 1.9
1.8 1.8
1.8 1.9
2.0 2.1
2.2 2.3
2.2 2.0
1.9 2.0
2.1 1.2
1.3 1.4
1.5 1.6
1.6 1.6
1.6 1.7
1.8 1.8
1.9 2.0
1.9 1.8
1.6 1.6
1.0 1.1
1.2 1.3
1.3 1.4
1.4 1.4
1.5 1.5
1.6 1.7
1.7 1.7
1.5 1.3
1.4 0.9
1.0 1.1
1.1 1.1
1.2 1.2
1.2 1.3
1.3 1.4
1.5 1.5
1.4 1.2
1.1 1.2
059 130
060 131
061 132
GLEN CANYON ROAD
APN
022-162-61
APN
022-162-62
APN
022-162-63
APN
022-162-64
APN
022-162-65
M T .
H E R M O N R D .
EXISTING OFFICE
BUILDING
PROPOSED MIXED USE
BUILDING 'A'
PROPOSED
TOWNHOUSE
BUILDING 'D'
PROPOSED
TOWNHOUSE
BUILDING 'C'
PROPOSED COMMERCIAL BUILDING 'B'
TC
C 12725
THOMAS THACHER
DECEMBER 31, 2023
EXPIRATION
UNAUTHORIZED USE IS PROHIBITED. LIABILITY TO THE ARCHITECT. BE THE USER'S RESPONSIBILITY WITHOUT ELECTRONIC TRANSFER OF DATA SHALL CONSENT OF THE ARCHITECT. THE PROPER
REPRODUCED, OR USED WITHOUT THE
SERVICE AND MAY NOT BE ALTERED, ARCHITECTS. IT IS AN INSTRUMENT OF THE PROPERTY OF THACHER & THOMPSON
THE DATA CONTAINED ON THIS SHEET IS
THACHER &
THOMPSON
ARCHITECTS
DESCRIPTION
REVISIONS
No. DATE
215 OREGON STREET
SANTA CRUZ, CA 95060
(831) 566-3079 V
www.tntarch.com
c 2016 THACHER & THOMPSON ARCHITECTS
DRAWING DATE
OCTOBER, 2016
PROJECT FILE NAME:
GRANUM 16.SD
PLAN CHECK 7/15/19
PLAN CHECK 6/01/20 OAK CREEK PARK MOUNT HERMON ROAD AT GLEN CANYON ROAD SCOTTS VALLEY, CA 8' WIDE CONC.
SIDEWALK
PARTIAL TREE CANOPY DIAGRAM
1 SCALE: 1" = 20'-0"
THE APPROXIMATE TREE CANOPY AT YEAR 15 IS SHOWN
IN THE SHADE CIRCLES ON THIS DRAWING. THE TREE CANOPIES SHOWN ONLY REFLECT TREES ADJACENT TO PARKING AREAS.
FOR A COMPLETE PICTURE OF THE PROPOSED TREE CANOPY
SEE THE LANDSCAPE PLAN (SHEET L). THE MATURE TREE CANOPY WILL COVER OVER 30% OF THE SITE.
062 133
Oak Creek Park
Final EIR
SCH # 2019110250
063 134
City of Scotts Valley Oak Creek Park Final EIR
Table of Contents | Page i
5/31/22
Table of Contents
1 Introduction 1-1
2 Response to Comments on the Draft EIR 2-1
3 Changes to the Draft EIR 3-1
4 Mitigation Monitoring and Reporting Program 4-1
064 135
City of Scotts Valley Oak Creek Park Final EIR
Introduction | Page 1-1Introduction | Page 1-1
Introduction | Page 1-1
5/31/22
1 Introduction
The Oak Creek Park Draft Environmental Impact Report (DEIR) was circulated for a 45-day public review period from October 12, 2021 to November 30, 2021, as assigned by the State of California Governor’s Office of Planning and Research State Clearinghouse and consistent with CEQA regulations. Copies of the document were distributed to state, regional, and local agencies, as well as organizations and individuals, for their review and comment.