City of Scotts Valley 125 Bethany Drive
Initial Study | Page 35
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noise source, a description of the remediation attempt or the reason remediation could not be attempted.
Long Term Noise Levels
To determine existing noise levels, measurements were recorded at two locations. Location 1 was near the existing front lawn/parking lot border, 150 ft. from the centerline of Highway 17.
Location 2 was along the north property line of the site, 36 ft. from the centerline of Bethany Drive. Recoded noise at Location 1 ranged from 60.7 to 68.4 dBA during the daytime and from
53.0 to 64.7 dBA at night. At measurement Location 2, the Leq’s ranged from 48.6 to 57.8 dBA during the daytime and from 43.6 to 53.1 dBA at night.
The DNL’s for the two measurement locations were calculated as a decibel average of the Leq's as they apply to the daily time periods of the DNL index. The DNL is a 24-hour noise descriptor that uses the measured Leq values to calculate a 24-hour time-weighted average noise exposure. The results of the calculations found that the noise exposure at measurement Location 1 was 67 dB DNL. The noise exposure at measurement Location 2 was 56 dB DNL.
Implementation of the project would create new sources of noise in the project vicinity from residential sources, mechanical equipment, and landscape maintenance. These noise sources would be similar to those generated throughout the City. Such noise would primarily occur during the “daytime” activity hours of 7:00 a.m. to 7:00 p.m. Furthermore, the project would be required to comply with the noise standards set forth in the City’s General Plan (NA-458) and Municipal Code. Given the nature of the proposed use, traffic generated noise would be similar to existing conditions and would be less than the traffic noise generated from Highway 17.
Therefore, there would be no impact from long-term noise levels.
Exposure to Groundborne Vibrations
The contractors used for the demolition and construction have not yet been selected, nor has a construction schedule and list of equipment been developed. The NAS analyzed potential vibration impacts based on a list of typical construction equipment, their vibration levels at 25 ft. reference distances, and the vibration levels at the building setbacks of the adjacent residential buildings to the north. The NAS determined that some equipment (e.g., vibratory roller, compactor) would generate ground-borne vibration levels exceeding the FTA’s 0.20 in/sec PPV significance threshold vibrations. Methods to reduce demolition and construction vibratory noise can be accomplished by the use of improved mufflers as recommended by the vehicle manufacturer. As such, exposure to groundborne vibrations would be less than significant.
Airport or Private Airstrip Noise
The project site is not located within any airport noise impact contours and not located within the vicinity of any private air strip, and therefore there would be no impact.
City of Scotts Valley 125 Bethany Drive
Initial Study | Page 40
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Discussion
A Focused Transportation Study was prepared for the project site by Keith Higgins Traffic Engineer, dated December 12, 2021 (see Appendix E. The analysis below is based on the findings of prepared report.
Conflict with City Policies or Programs, Increase Hazards, Impair Emergency Access As shown in Figure 3: Site Plan, access to the project site would be from three driveways on Tabor Drive. Additionally, one exit-only driveway would be located on Bethany Drive, close to the intersection of Scotts Valley Drive. No changes to the City’s circulation network are proposed.
The design of the roadway would be consistent with City standards to ensure there is adequate emergency vehicle access. Therefore, there would be no impact.
Increase Vehicle Miles Travelled
Vehicle Miles Traveled (VMT) is a measure of total vehicular travel that accounts for the number of vehicle trips and the length of those trips. Because the City of Scotts Valley has not formally adopted VMT significance criteria, this CEQA analysis uses guidance per the City of Scotts Valley’s Draft VMT Implementation Guidelines (Kimley-Horn and Associates, July 2020).
The VMT Implementation includes screening criteria to avoid unnecessary analysis and findings for non-significant transportation impacts. Small projects that generate less than 110 trips per day are exempt from VMT analysis. However, upon issuance of the building permit, the project would be required to pay a City traffic impact fee.
Based on the Transportation Study (see Appendix E), the project would generate an estimated 82 daily trips. Because this is less than the 110-trip threshold for small projects, the project would qualify for the screening criteria and as such is exempt from further VMT analysis.
Findings
The project would not conflict with City policies or programs regarding the circulation system, including transit, roadway, bicycle and pedestrian facilities. The project would not cause a hazard nor impair emergency access. The project is considered a “small project” per the City VMT Implementation Guidelines and is exempt from further analysis. Therefore, there would be no impacts to transportation and no mitigation is required.
City of Scotts Valley 125 Bethany Drive
Initial Study | Page 47
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Discussion
As discussed in the individual sections, the project would not degrade the quality of the environment, including effects on animals or plants.
As described in the Biological Resources section, the project would comply with the City’s Standard Conditions of Approval wherein protected tree removals are compensated at a minimum of 2:1 ratio consistent with the City’s Tree Protection Regulations (17.44.080).
The project site is located within areas of moderate and high archaeological sensitivity. As described in the Cultural Resources section, the project would comply with the City’s Standard Conditions of Approval. Implementation of the City’s Standard Conditions of Approval would reduce this impact to less than significant. This includes retaining a Professional Archaeologist on an “on-call” basis during ground disturbing construction to review, identify and evaluate any potential cultural resources that may be inadvertently exposed during construction.
As described in the environmental resource sections of this Initial Study, the project would not have environmental effects that would cause substantial adverse effects on human beings, either directly or indirectly.
The project would result in temporary air quality and noise impacts during construction. With the implementation of the identified Standard Conditions of Approval, and consistency with adopted City policies, construction impacts would be mitigated to a less than significant level.
As described above, these impacts would be temporary, and the project would not have cumulatively considerable impacts on air quality and noise impacts in the project area.
The project would have a less than significant impact or no impact on the remaining environmental resources and would not contribute to cumulative impacts to these resources.
Therefore, the project would not cause a cumulatively considerable impact and no mitigation is required.
City of Scotts Valley 125 Bethany Drive
Initial Study | Page 48
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Determination
On the basis of this initial evaluation:
I find that the project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X
I find that although the project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the project MAY have a potentially significant or a potentially significant unless mitigated impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the project, nothing further is required. _________________________________ _____________________________ Susie Pineda Date
Contract Planner
August 23, 2023
Sarah Wikle
Senior Planner – City of Scotts Valley
1 Civic Center Drive
Scotts Valley, Ca 95066
[email protected]
DEPARTMENT OF TOXIC SUBSTANCES CONTROL (DTSC) COMMENTS ON THE NEGATIVE DECLARATION FOR 125 BETHANY DRIVE DATED JULY 25, 2023 – STATE CLEARINGHOUSE NUMBER: 2023070503
Dear Sarah Wikle:
The Department of Toxic Substances Control (DTSC) received a Negative Declaration (Neg Dec) for the 125 Bethany Drive Project. The Initial Study does not mention encountering or the handling of any potential hazardous materials when demolition activities are executed, therefore, DTSC recommends that the following be considered for this project:
1. If buildings or other structures are to be demolished on any project sites included in the proposed project, surveys should be conducted for the presence of lead-based paints or products, mercury, asbestos containing materials, and polychlorinated biphenyl caulk. Removal, demolition, and disposal of any of the above-mentioned chemicals should be conducted in
Sarah Wilke
August 23, 2023
compliance with California environmental regulations and policies. In addition, sampling near current and/or former buildings should be conducted in accordance with DTSC’s 2006 Interim Guidance Evaluation of School Sites with Potential Contamination from Lead Based Paint, Termiticides, and Electrical Transformers.
2. If any projects initiated as part of the proposed Project require the importation of soil to backfill any excavated areas, proper sampling should be conducted to ensure that the imported soil is free of contamination.
DTSC recommends the imported materials be characterized according to DTSC’s 2001 Information Advisory Clean Imported Fill Material webpage.
DTSC appreciates the opportunity to comment on the project. Should you have any questions or comments, simply reply to this letter or via email, thanks! Sincerely,
Dave Kereazis
Associate Environmental Planner
Hazardous Waste Management Program
Permitting Division – CEQA Unit
Department of Toxic Substances Control
Sarah Wilke
August 23, 2023
cc: (via email)
Governor’s Office of Planning and
Research State Clearinghouse
[email protected]
Mrs. Tamara Purvis
Associate Environmental Planner
Hazardous Waste Management Program
Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
August 24, 2023
Susie Pineda, Contract Planner via email: [email protected] City of Scotts Valley
One Civic Center Drive
Scotts Valley, CA 95066
Subject: Public Comment on the Initial Study / Negative Declaration for 125 Bethany Drive Dear Ms. Pineda:
As a resident of Bethany Drive and from my experience as a transportation programming and project delivery manager for a regional agency, I’ve reviewed the Initial Study / Mitigation Negative Declaration for the development proposal at 125 Bethany Drive. The project is proposing to demolish the two existing one- and two-story commercial buildings, which total 12,200 square feet, and construct a mixed-use three-story commercial redevelopment consisting of one 52,822 square foot building comprised of 10,465 square feet of office space, and 42,357 square feet of storage. Along with several of my neighbors on and near Bethany Drive as cosignatories, we’re pleased to offer the following comments on the project for your consideration:
Vehicle Miles Traveled Analysis & Mitigations
The Traffic Impact Analysis prepared by Keith Higgins, dated December 2021, estimates that the proposed development will generate 275 daily trips based on the original 66,204 square foot site plan. Considering the planned reduction in the development to account for residential setbacks, and applying the same trip generation rates, the currently proposed 52,822 square foot development would generate an estimated 223 daily trips (small office – 151 trips; mini warehouse – 72 trips).
With the passage of Senate Bill 743, the new California Environmental Quality Act guidelines replaces congestion-based metrics, such as auto delay and level of service, with Vehicle Miles Traveled (VMT) as the basis for determining significant impacts, unless the guidelines provide specific exceptions. The report acknowledges that the City is currently following the State’s Office of Planning and Research’s (OPR) guidelines for the evaluation of project-related vehicle miles traveled impacts, and offers this determination:
According to “Section 1 - Screening Thresholds for Land Use Projects,” OPR Guidelines page 12, “projects that generate or attract fewer than 110 trips per day generally may be assumed to cause a less-than-significant transportation impact.” According to Section 3.2 of this report, the Project will result in an
Comments on the Initial Study / Negative Declaration for 125 Bethany Drive Page 2 of 6 increase of about 82 trips per day. Thus, the Project would not have a significant VMT impact. No additional VMT analysis or mitigation is required.
The report incorrectly states the exemption from VMT analysis contained in the OPR guidelines and then misapplies it to this project.
First, the full language of the OPR guidelines states:
Absent substantial evidence indicating that a project would generate a potentially significant level of VMT, or inconsistency with a Sustainable Communities Strategy (SCS) or general plan, projects that generate or attract fewer than 110 trips per day generally may be assumed to cause a less-thansignificant transportation impact.
In applying the exemption for VMT analysis, the report does not explain if this project is consistent with the 2045 Sustainable Communities Strategy for the AMBAG region. But further, the project is not consistent with the City’s General Plan as it requires a General Plan amendment to change the zoning. In addition, the City’s draft General Plan update (Public Review Draft – August 2023) includes Policy M-3.1 pledging the City to work with regional partners to reduce vehicle miles travelled. Without further explanation, it does not appear that the project is eligible for the exemption from the OPR guidelines, nor in this case would it comply with City policy.
Second, for the purpose of determining the project’s daily trips, the report artificially reduces the project’s daily trips by subtracting out the trips attributed to the existing use and concludes that only an increase of 82 daily trips will result. This makes the broad assumption that all trips are equal and existing trips cancel out proposed trips, when this is contrary to the intention of Senate Bill 743 and VMT analysis. An existing trip that originates locally in Scotts Valley is not the same as a new trip that originates in the Bay Area or Watsonville in terms of VMT and the trip’s impacts to roadways and greenhouse gas emissions. Absent an origin-destination study that this Traffic Impact Analysis is lacking, there is no way to determine if the existing and proposed trip generations are equivalent. This is the reason the guidance from OPR clearly speaks to a project’s specific daily trip generation rather than net increases over existing uses when setting the 110 daily trips exemption threshold. In this case, the aforementioned 223 daily trips is the project’s trip generation, which places the project above the threshold for exemptions.
Based on this lack of consistency with the OPR guidelines and draft policy presented to the public as supported by the City, the project should be required to complete a VMT analysis and implement appropriate mitigation measures to reduce the project’s VMT below the City’s allowed threshold.
Comments on the Initial Study / Negative Declaration for 125 Bethany Drive Page 3 of 6 Insufficient Analysis of Intersection Impacts
The Traffic Impact Analysis contains the following four study intersections:
1. Bethany Drive / Scotts Valley Drive
2. Scotts Valley Drive – Tabor Drive / Vine Hill School Road – Scotts Valley Drive
3. Scotts Valley Drive / Glenwood Drive – State Route 17 Southbound Ramps; and
4. Scotts Valley Drive / Granite Creek Road.
The report’s Existing Conditions analysis is generally accurate in describing the roadway conditions as they were in November 2021, when the report was being prepared. In particular, the report describes that during the AM and PM peak periods, Scotts Valley Drive – Tabor Drive / Vine Hill School Road – Scotts Valley Drive experiences queuing in the drop-off/pick-up lane in the school parking lot that overflows onto Vine Hill School Road and that vehicles stack along the shoulder in the bike lane from the school driveway onto Scotts Valley Drive. This highly congested intersection during peak periods is the only access point for traffic to the proposed development to reach its driveways on Tabor Drive and Bethany Drive. Further, the report identifies deficient traffic operations at the Scotts Valley Drive / Glenwood Drive and Scotts Valley Drive / Granite Creek Road ramps to State Route 17. These operations will only further deteriorate when adding the traffic coming from the Bay Area and Santa Cruz along State Route 17 to arrive at the development.
After correctly acknowledging these existing deficiencies, the Traffic Impact Analysis summarily concludes that the addition of the development warrants no improvements or analysis of potential impacts. This entirely qualitative determination was made from a single site visit in November 2021 and tube counts from 2014 (it should also be noted that these old tube counts were taken on Thursday/Friday when generally accepted practice is Tuesday/Wednesday or Wednesday/Thursday to capture average mid-week travel patterns).
This qualitative level of analysis for a development of this size in a residential area that neighbors a public school is not consistent with the policies included in the City’s Draft General Plan update:
• Policy M-3.6 Arterial Streets: Actively discourage diversion of traffic to local streets by maintaining adequate capacity on arterial streets and locating high traffic-generating uses on arterial streets.
• Policy M-3.9 Level of Service Standard: To help ensure a safe and efficient roadway network, maintain the established level of service C or better at intersections throughout Scotts Valley; except for Scotts Valley Drive at Mt. Hermon Road and Granite Creek Road at Scotts Valley Drive, which shall be required to maintain a level of service D or better.
Comments on the Initial Study / Negative Declaration for 125 Bethany Drive Page 4 of 6 Utilize these standards as the basis for maintaining a nexus between the City’s transportation impact fees and proposed development projects.
Without a quantitative analysis of the development’s potential impacts, these policies cannot be achieved as it is not possible to determine if the addition of traffic related to this development is diverting (or attracting) traffic onto local streets and otherwise degrading the level of service below acceptable levels.
As it stands, the analysis of potential impacts to the four study intersections from the development is insufficient and the Traffic Impact Analysis should be updated with a quantitative approach using Synchro or other appropriate modeling software. In addition, the development’s payment of the City’s traffic impact fees should be used to fund transportation improvements directly in the project area.
Improvements to Pedestrian Facilities
The Traffic Impact Analysis describes the existing pedestrian facilities in the project area as:
Adequate off-site pedestrian facilities are provided in the immediate Project vicinity. However, no sidewalk is provided along the project’s Tabor Drive frontage, which requires pedestrians to walk in the existing bike lane along the project frontage. The alternative is to cross Tabor Drive at the existing project driveways, which is a mid-block crossing. This is not a desirable condition.
The report then arrives at this conclusion for the development’s responsibility to address the midblock crossing at the driveways that are deemed not desirable:
No qualitative change is expected in pedestrian traffic generation at the Project site. No additional pedestrian facilities are warranted.
Again, this conclusion is not consistent with the City’s Draft General Plan Update:
• Policy M-7.1 Pathways: Maintain and improve pedestrian pathways, particularly pathways providing pedestrian access to natural areas and commercial areas. • Policy M-7.3 Accessibility for All: As part of new development and City capital improvement projects, ensure that sidewalks and other pathways are accessible including accommodation for disabled persons and designed for use by people of all abilities.
Construct crosswalks and sidewalks that are universally accessible.
Comments on the Initial Study / Negative Declaration for 125 Bethany Drive Page 6 of 6 Allison Kelly
Resident of Bethany Drive
Scotts Valley, CA 95066
Ted Garbeff
Resident of Bethany Drive
Scotts Valley, CA 95066
Cheryl and Robert Ruyle
Resident of Sawyer Circle
Scotts Valley, CA 95066
Kimberly Brosseau
Resident
Scotts Valley, CA 95066
kimley-horn.com 824 Bay Avenue Suite 10 | Capitola, CA 95010 831-316-1430
DRAFT MEMORANDUM
To: Susie Pineda, Contract Planner
Taylor Bateman, Community Development Director
City of Scotts Valley
From: Bill Wiseman
Frederik Venter, P. E.
Kimley-Horn and Associates
Date: December 6, 2023
Subject: 125 Bethany Drive
Response to Letter from Michael Zeller et. al. dated 8/24/23 This memo is in response to the letter from Michael Zeller and co-signatories, dated August 24, 2023, regarding Initial Study / Negative Declaration for the proposed 125 Bethany Drive project.
Vehicle Miles Traveled Analysis & Mitigations
The letter states that the 125 Bethany Drive Redevelopment Transportation Impact Analysis (the TIA), dated December 12, 2021, does not adequately address vehicle miles travelled.
The TIA was reviewed by Frederik Venter, P.E, a senior traffic engineer with Kimley-Horn & Associates.
1 Frederik is very familiar with the project having prepared a number of significant project-level TIAs in Scotts Valley, as well as the TIA for the update to the Scotts 1 Frederik Venter has 33 years of experience as a transportation planner, civil engineer, and traffic engineer.
He is currently registered as a Professional Civil Engineer in California and has been involved in numerous major transportation and traffic engineering studies throughout the United States. Frederik also has extensive experience in the development of transportation infrastructure needs for the long-term based on future development of the cities and counties, as well as development impact studies. Frederik has managed transportation planning survey studies, including comprehensive origin/destination surveys and parking survey demand, mitigation proposal, pedestrian and bike facility planning, and concept designs. He has performed strategic planning of roads-related infrastructure, while remaining cognizant of applicable Caltrans standards, fiscal and socioeconomic constraints, and community needs.
kimley-horn.com 824 Bay Avenue Suite 10 | Capitola, CA 95010 831-316-1430 Valley General Plan which is currently in the public hearings review process and will be adopted by the Scotts Valley City Council by the end of 2023.
As specified under SB 743 and implemented under Section 15064.3 of the State CEQA Guidelines (effective December 28, 2018), VMT is the required metric to be used for identifying CEQA impacts and mitigation. In December 2018, the CA Governor's Office of Planning and Research (OPR) published a Technical Advisory on Evaluating Transportation Impacts, including guidance for VMT analysis. The Office of Administrative Law approved the updated CEQA Guidelines and lead agencies were given until July 1, 2020, to implement the updated guidelines for VMT analysis.
The City has prepared a Draft Analyzing Vehicle Miles Traveled for CEQA Compliance (November 2023) which is expected to be adopted by the City Council by the end of the year. In the meantime, the City is using the OPR Guidelines for evaluating project VMT impacts as a part of its CEQA review.
According to “Section 1 - Screening Thresholds for Land Use Projects,” OPR Guidelines page 12, “projects that generate or attract fewer than 110 trips per day generally may be assumed to cause a less-than-significant transportation impact.” According to Section 3.2 of the TIA report, the project will result in a net increase of about 82 trips per day. Thus, the project would not have a significant VMT impact. No additional VMT analysis or mitigation is required.
Furthermore, the letter from Mr. Zeller quotes the OPR guidelines which states Absent substantial evidence indicating that a project would generate a potentially significant level of VMT, or inconsistency with a Sustainable Communities Strategy (SCS) or general plan, projects that generate or attract fewer than 110 trips per day generally may be assumed to cause a less-than-significant transportation impact.
The Association of Monterey Bay Area Governments (AMBAG) is the MPO (Metropolitan Planning Organization) for the Monterey Bay Area. Representatives from the Scotts Valley City Council serve on the AMBAG Board and thereby work collaboratively in association with other Monterey Bay Area communities to reduce VMT impacts. As such, the City is consistent with draft General Plan Policy M-3.1 (Public Review Draft, August 2023) pledging to work with regional partners to reduce VMT impacts. Furthermore, it is noted that this is a “regional” policy and does not apply directly to specific development projects.
On June 15, 2022, the AMBAG Board of Directors certified the Final Environmental Impact Report (EIR) prepared for the 2045 Metropolitan Transportation/Sustainable Communities Strategy (MTP/SCS); adopted CEQA Findings of Fact, Statement of Overriding
kimley-horn.com 824 Bay Avenue Suite 10 | Capitola, CA 95010 831-316-1430 Considerations, and Mitigation Monitoring and Reporting Program; made a finding that the SCS achieves the greenhouse gas reduction targets established by the California Air Resources Board; adopted the Final 2022 Regional Growth Forecast; and adopted the Final 2045 MTP/SCS.
Given the fact that the project would not generate or attract more than 110 trips per day, there is no substantial evidence indicating that the project would generate a potentially significant level of VMT and is therefore consistent with the Final 2045 MTP/SCS.
Mr. Zeller’s letter also contends that the project should not receive a credit for existing trips and states, “An existing trip that originates locally in Scotts Valley is not the same as a new trip that originates in the Bay Area or Watsonville in terms of VMT and the trip’s impacts to roadways and greenhouse gas emissions.” (page 2).
The existing uses on the project site consists of small locally serving offices and professional services. The type of use proposed is largely comprised of self-storage space, of which there are at least six other similar self-storage facilities in Scotts Valley. Based on a review using Google Maps, there are more than ten self-storage facilities in the greater Santa Cruz/Capitola area. Therefore, the project would largely be locally serving, filling a need in the City of Scotts Valley. The likelihood of trips to/from the Bay Area and or Watsonville would be negligible, if at all. Therefore, the application of trip credits is considered warranted and consistent with standard professional transportation engineering practices.
Level of Service Analysis
Mr. Zeller’s letter continues with a review of the Level of Service analysis in the TIA, particularly in context to four study intersections, namely:
1. Bethany Drive / Scotts Valley Drive
2. Scotts Valley Drive – Tabor Drive / Vine Hill School Road – Scotts Valley Drive
3. Scotts Valley Drive / Glenwood Drive – State Route 17 Southbound Ramps; and
4. Scotts Valley Drive / Granite Creek Road.
Based on a review of the TIA, Kimley-Horn believes that the methods used to analyze these intersections (which is no longer a CEQA threshold) were done in a manner that is wholly consistent with standard professional transportation engineering practices. This includes a review of previous traffic volumes, conducting a site visit, preparing a trip generation estimate, and review project plans. Furthermore, the TIA was prepared consistent with the City’s “Guidelines for preparing Traffic Impact Studies” (February 2009). These Guidelines require a level of service (LOS) analysis of existing and cumulative conditions both with and
kimley-horn.com 824 Bay Avenue Suite 10 | Capitola, CA 95010 831-316-1430 without the project. Additionally, the project will be required to pay all applicable traffic impact fees which may be used to fund transportation improvements in the project area.
Improvements to Pedestrian Facilities
Mr. Zeller’s letter references the TIA stating that no sidewalk is provided along the project’s Tabor Drive front.
As shown on the project plans Sheet C2.1 Site Improvements (dated 11/13/20), a new sidewalk will be constructed on the east side of Tabor Drive fronting the project site. Based on project review by Public Works staff, a mid-block crossing was determined not to be desirable nor warranted. Kimley-Horn agrees with this assessment.
125 Bethany Dr. Bldg. B Scotts Valley, CA 95066 * 831.427.0700 * 408.354.4050 sim.events
5/18/2022
To whom it may concern:
My name is Raffi Nalvarian, and, along with my business partner Adrian Cavlan, we own Sound In Motion Entertainment Group.
In business since 1999 and based in Scotts Valley for almost a decade now, SIM is a one-stop, full-service entertainment company for weddings, corporate events, school dances, family celebrations, sporting events and more. We offer award-winning DJs and MCs, along with Photography, Videography, Photo Booths and Lighting to the San Francisco Bay Area, the South Bay, Santa Cruz, and the Monterey- Carmel Peninsula.
The way our business operates, depending on economic conditions, is by having 3-5 full-time employees that work in our office, and a network of part-time employees and independent contractors who deliver services for us at over 400 events annually.
Our physical needs are two-fold: we need office space where our employees can work and we can meet with current and prospective clients, but we also need between 1,000 - 3,000 sq ft of storage for our AV and presentation equipment, which we supply for our employees and subcontractors as needed. We are constantly buying new equipment and selling old equipment, so the amount of space we need at any given time is usually in flux. It’s highly beneficial if these two uses are in the same physical space since our staff are constantly checking, prepping, loading and unloading the equipment for events.
In 2019 we grew out of our first location in Scotts Valley and found a larger location at 125 Bethany Dr.. Before signing our lease, we met with Eli May and had a very positive conversation about our goals and growth as a business. We took over a huge portion of one of the buildings (>4000 sq ft) and were poised to have a record year in 2020. Unfortunately, Covid hit and our business came to a complete STOP! The business was sidelined for almost 2 years.
We had to sell a lot of our equipment that wasn’t absolutely necessary to our business in order to downsize. But that still left us with just enough office, and way too much storage. Thanks to Eli and the ownership group, they were extremely helpful to everyone in the building that needed assistance. They let us out of our lease (very few people would do this) and found a solution that allowed us to downsize our storage needs by moving our operation to one of the other spaces on the property.
Without Eli and team going above and beyond I truly do not know if our business would have been able to survive.
Being able to scale down our storage space while keeping some office space was one of the keys to us being able to get through COVID as a business. Now that we are back up and running we now have a need for more storage space! Unfortunately, that isn’t possible at this time.
The concept Eli and team proposed for their new project would solve this. It would allow our business and many others the ability to keep hold their office space while being able to expand and contract their storage needs without affecting the customer perception. This specific issue has been a major pain point for us and many others. We are an elastic business and we need elastic physical space that meets our needs.
We FULLY SUPPORT the new building project that the owners are proposing. It's an innovative and forward-thinking way of mixed-use for small businesses to thrive in the area. We ask the City of Scotts Valley to support them the way they have supported us and other local businesses.
Sincerely,
Raffi Nalvarian & Adrian Cavlan - Partners
Oak Alarm Company
P.O. Box 1213
Los Gatos, CA 95031-1213
Telephone: 408-395-2324
Email: [email protected]
May 24, 2022
City of Scotts Valley
Planning Commission
1 Civic Center Drive
Scotts Valley, CA 95066
RE: Heritage Real Estate Ventures - 125 Bethany Dr
My name is Matt Taylor and I own Taylor Protection Services, Inc. We are an intrusion and fire systems installation company soon to acquire Oak Alarm Company.
The proposed redevelopment plan for this location is ideal for our needs and I strongly encourage Scotts Valley to take a deeper look into the plan. We have had multiple locations since 1993 in Los Gatos, Campbell, and San Jose. Each leased location was a smaller private owner with more flexibility than the typical lease with larger spaces. Security was a major issue for the last move to this location. We simply could not afford risking having our vehicles and equipment jeopardized. This is a quiet town and we enjoy living here.
We’ve been operating out of 125 Bethany Dr for about 10 years and we occupy one contiguous warehouse space of around 1000 sq ft. A part of that warehouse space is for “office” purposes, and the rest is used for staging projects and systems, tools, equipment, stock and static storage.
This building location is ideal for our needs, but we’d enjoy having the office in a separate climate-controlled space. This space is simply a warehouse and offers no division between the warehouse and the office. It is just a partitioned desk in the warehouse. It is also rather costly to run the warehouse HVAC system, so we often use space heaters instead. Needless to say, we limit visitors here because it is less than professional to say the least.
Heritage offered us a look at the plan and also made it clear that we would be welcomed to enjoy working from this location after the redevelopment and I’m clearly looking forward to that! This town has very few locations that would offer the enjoyment of the ideal working environment.
Separate office from warehouse in a modern updated building. Many buildings in town are older and run down, drafty and in need of improvement.
We need and want a separate front office space with room for personnel, customer and vendor visits, with a separate accessible flexible storage location. THIS PLAN WORKS.
The City Council should approve this redevelopment.
Matt Taylor
5/3/2022
I’m the general manager and VP for Nuz, Inc, publishers of Good Times, the Pajaronian and your local weekly newspaper, the Press Banner.
Nuz, Inc currently has offices in Santa Cruz and Watsonville. Until recently, we had an office in Scotts Valley. The thought that we could have storage on-site, adjacent to our office has rekindled the idea of moving operations back to Scotts Valley. Heritage Real Estate Ventures has shared their development ideas with me and an office with storage idea makes total sense.
We use storage for pallets of newspapers and magazines, news racks, office supplies and numerous other items. Our current storage facility is miles from either of our offices. Having storage on-site would make inventory management much easier and way more efficient, saving us time and money.
Just on-site storage is a winning idea, but the fact that the we could increase or decrease our storage space to fit our needs is incredible.
This is such a great idea. It’s amazing that it does not exist anywhere else in the county.
Our current lease is up in a few years. We would like to see the city approve this project in time for us to take advantage of the possibilities.
Sincerely,
Lee May
Vice President
4444 Scotts Valley Drive, Suite 7 Scotts Valley, Ca 95066 (831) 438−4453 PO Box 1146 Morgan Hill, CA (831) 438−4453 jp@alpha−surveyors.com May 5th, 2022
Caroline Marani
Heritage Real Estate Ventures
125 Bethany Drive
Subject: Future Office/Storage Space
CarolineAs discussed, Alpha Land Surveys, Inc. is a professional land surveying company currently located within the City of Scotts Valley. Our business is growing and so has our need for storage associated with our day-to-day business operations. As previously explained, we have professional land surveyors and support office staff that work daily within our office space using software and large format printers to produce daily products for clients (topographic mapping of property, boundary surveys of property and ALTA mapping for commercial and industrial properties).
In addition to our office staff, we have field surveyors and support staff that are in the field 80- percent of the day. They are in the field with surveying equipment that is used to take measurements, aerial photography, or LIDAR scanning. All this equipment (surveying tri-pod, surveying instrument rod, surveying instrument, GPS equipment, flight drones, and LIDAR scanning equipment) is kept within the office each evening for security and insurance reasons.
Also, we have field surveyors and support staff providing construction surveying and monitoring services. These activities require different surveying equipment and require a large amount of wood lathe, wood hubs, iron tubing, spray paint and nails. The construction staking hardware has the biggest square footage impact to our current office space.
Lastly, surveying profession tends to collect paperwork and field notes of previously deceased surveyor’s documents showing previous property boundaries calculations. These documents are stored in file cabinets. Some of these documents go back to the early 1900’s and are useful in determining property locations within the Santa Cruz Mountains and the surrounding areas.
Considering all these requirements, the new proposed building at the former Bethany office site would make wonderful sense for Alpha Land Survey’s to relocate to and allow for further expansion of our staff and services with all our storage requirements in one location.
Please keep me informed on the projects progress and approval with the City of Scotts Valley.
By: Curt Dunbar, PLS 5615
Alpha Land Surveys, Inc.
President
5/18/2020
I’m the owner of Nomad Audio. We do audio for video production, and have been in business for 15 years based in Santa Cruz and Scotts Valley.
I was a tenant at 125 Bethany Dr for almost 10 years where I occupied three small office suites totalling around 500 sq ft. One unit was used as my sound studio/ office, while the other two adjacent units of around 300sq ft were used for storage of all my various sound production equipment.
In that time, there was probably a dozen occasions I spoke to management about obtaining more space. There were also a few times I needed less space. My business requires me to stay up to date on new technology and equipment, so that means I am usually adding more to my collection.
Unfortunately, the professional leasing business does not work like this. I couldn’t scale up or down on a whim or tie myself to longer lease contracts. I needed more flexibility, and ended up renting some storage units. But it was a major pain not having the things I needed and used everyday immediately accessible. I am still trying to find the right space for my needs, but it’s been very difficult.
I think the idea the 125 Bethany Dr owners have for a new building design is great. I personally know a bunch of guys who would jump on that. I’m definitely planning on taking advantage of that space as well. It would be huge for my business, and I’d recommend that Scotts Valley allow them to build this project.
Andy Snyder - Owner, Nomad Audio LLC
mobile: 831-240-7575
email: [email protected]
website: www.nomadaudio.com
From: Cheryl Hackworth
To: [email protected]; [email protected] Subject: Proposal for 125 Bethany, Scotts Valley
Date: Wednesday, August 23, 2023 8:33:50 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you know the content is safe. Be aware that the sending address can be faked or manipulated.
I have heard the proposed project for 125 Bethany in Scotts Valley is to have a combination of office space and storage facility. Given the amount of open office space and the dire need for residential space in our area, and the fact that this is directly across the street from our middle school, I find this a completely erroneous decision on the part of the planning commission of this city. We do not need storage space in the middle of our town, but we do desperately need more residential space. Please reconsider this decision and consider rezoning this location. It is currently a residential space, it is adjacent to residential spaces, and it would be best served to be zoned as a residential space.
Thank you for your consideration.
Cheryl Hackworth
From: Joe Budka
Sent: Thursday, November 2, 2023 4:20 PM
To: Scotts Valley Planning Department <[email protected]> Cc: Gabriela Cortez <[email protected]>
Subject: Comments on Proposed Development at 125 BETHANY DR SCOTTS VALLEY, CA 95066 Hello,
I am a local resident who lives a few houses away from the proposed development at 125 BETHANY DR SCOTTS VALLEY, CA 95066. I am reaching out to express my disapproval of this use for this parcel. Office and self storage would be a terrible use for this parcel for many reasons:
1) We are in a housing crisis, not a self-storage or office supply crisis, and so residential development should be addressed and prioritized instead.
2) This is a largely residential area. A large self storage and office development would be a big nuisance to the residents of the area.
3) There would be significant traffic as a result. There is already a HUGE amount of traffic on that corner anyway, with the school at across the street and baseballs fields a block away. 4) There would be lots of random characters coming in and out of the self storage facility, something we do not want in our neighborhood.
Please consider my concerns.
Thank you.
Daniel J Budka
From: David Alreck
To: Scotts Valley Planning Department
Subject: 125 bethany
Date: Saturday, January 20, 2024 1:18:00 PM
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I do not know how many of our citizens are aware of the proposed massive 53000 sq. ft. 3 story storage and office facility proposed for the corner of Tabor, Vine Hill and Bethany drive directly across from Vine Hill School .There have been no architectural rendering posted, no posted dates for public hearings or story poling constructed which demonstrate the size and visual impacts to all, just a leaning sign that tells you to call the city. But you can envision a building that will loom 45 foot higher than the street intersection and though the rendering on file at the city may look appealing they are very deceptive.
They are requesting changing the zoning to light industrial completely contrary to Scotts Valley general plan and visions included in that plan.
In an area of parks, schools and residential neighborhoods is this really appropriate?
It would change the character and feel of the entire north end of our city.
Change the city identity to all other county residents and Hwy 17 travelers demonstrating our lack of planning to allow an industrial sprawl into the mountains.
It seems nonsensical to even consider a project of this magnitude on this property in this area of town. An apparent complete disregard by the developer for what citizens and neighbors envision as proper usage of this property.
We already have huge amounts of storage facilities space and if more were built the industrial area of town seems appropriate .It appears it has virtually no financial gain for the city
Construction traffic and impacts will be substantial, they will claim they can mitigated, yes some measures can be taken, but for example the noise cannot.
Although we believe common sense and responsibility to the community will prevail we urge you to take a sensible look at a project that will impact the city forever
These are all my own personal feelings and thoughts for you to consider for you to make your own decision on what is proper use of the property.For me this is not why I live in Scotts Valley and certainly not what I desire for the
future of our special town.
Thank you for your time and consideration
David Alreck
Date: January 22, 2024
To: Planning Commission, Scotts Valley
From: Cindy Gustafson, 230 San Augustine Way, Scotts Valley Resident of Scotts Valley for 31 years
RE: Proposed zoning change and development at 125 Bethany It is my opinion that the proposed zoning change to light industrial and the proposed three-story commercial/office/storage development for 227 users at this location is wrong on many levels as outlined below, and I would advise NOT proceeding with the zoning changes and development as proposed.
1. This piece of property is across the street from an elementary school and is in the middle of a residential neighborhood. “Light industrial” zoning is frankly not appropriate for the character of this neighborhood at all and is contrary to the city’s general plan.
2. We currently have tens of thousands of square feet of vacant office space in Scotts Valley, some on Scotts Valley Drive that have been built and never, ever occupied. Why on God’s green earth would anyone on this Commission think that we need to build MORE office space?
3. We also already have quite a few storage facilities in Scotts Valley that I do not think are anywhere near capacity, and I would like to see data supporting the need for building this ridiculous volume of storage space, particularly in the middle of a residential neighborhood.
4. The narrow two-lane roads in this area simply cannot handle the extra traffic that such a monstrous building could potentially draw, and I cannot imagine how the developer could mitigate this. Are they going to widen and update these roads? Somehow make it safer for the school children who also use this intersection? I predict traffic patterns will be even more of a nightmare during school hours with this sort of development in that location.
5. I also do not see how sufficient parking for such a large capacity building could additionally be carved out on this 1.35-acre lot.
6. I was under the impression that building housing was a priority, so I do not see why this poorly thought-out idea is even being considered.
7. However, if the Commission is determined to see such a building be constructed in Scotts Valley, might I suggest that this imposing three-story “industrial” building be more appropriately sited in a more “industrial” and not residential part of town. Just a suggestion.
Regards,
Cindy Gustafson
From: Kendra Kannegaard
To: Scotts Valley Planning Department
Subject: Proposed Project at 125 Bethany Drive
Date: Thursday, January 25, 2024 12:09:58 AM
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Dear Scotts Valley Planning Commission:
I’m writing on behalf of the development that is proposed for 125 Bethany Drive. I live up the street at 213 Bethany Drive and am in a wheelchair. I have a specially modified car with an ADA ramp installed that allows me to have some independence and freedom to get myself wherever I need to go, all on my own. The driveway of my house is incredibly steep and there isn’t a way for me to park my car on that hill and drop my ramp while keeping the doors open on my own. This means that I have to rely on someone else to help me, essentially taking away a large part of my independence.
Five years ago, I approached the current owners of the 125 property and asked if they would be willing to let me park my car down in their lot in one of the flat handicap spots. They graciously agreed and I have been parking my car there ever since.
This might not seem like a big deal, but to me, it’s been the difference between a life of reliance on others and the freedom to experience the world on my own.
I am forever grateful for the kindness and compassion that Caroline and the other owners of 125 Bethany Drive have shown me.
They have taken the time over the years to reach out and share potential plans for the property and have been open about their intentions to renovate the space.
Throughout the entire process, they have made an effort to keep my needs in mind and have assured me that, although they are planning a lot of new upgrades to elevate and improve the space, the one thing that will stay the same is my ability to have a safe and flat space to park my car. Caroline took the time to personally call me and update me on the project, which I deeply appreciated.
The peace of mind I have knowing that I’ll be able to maintain a level of independence for myself by having a parking spot is priceless and knowing that Caroline is only a phone call away is incredibly reassuring.
I’m so grateful for their kindness and support and that they have made an effort to get
to know some of their neighbors on Bethany/Tabor and listen to our concerns.
Thank you for taking the time to read this letter. If you have any further questions, please don’t hesitate to contact me.
Thank you so much,
Kendra Kannegaard
213 Bethany Drive,
Scotts Valley, CA
1/24/2024 Page 1
CITY OF SCOTTS VALLEY
DATE: January 24, 2024
TO: Planning Commission
FROM: Bill Wiseman, Kimley-Horn & Associates
APPROVED: Taylor Bateman, Community Development Director SUBJECT: 125 Bethany Drive – January 25, 2024, PC Agenda Item No.1 Scotts Valley Unified School District Letter dated August 21, 2023 This memo is in response to the letter received from the Scotts Valley Unified School District (SVUSD) dated August 21, 2023 (see Attachment 1), regarding the 125 Bethany Drive Negative Declaration and associated Initial Study, both prepared as required by the California Environmental Quality Act (CEQA).
The SVUSD raised three topics related to: 1) Dust and Air Quality, 2) Noise, and 3) Pedestrian Safety. Staff have been in discussions with the SVUSD and a response to each topic is discussed below.
Dust and Air Quality
The SVUSD raised concerns regarding project construction (i.e., dust, diesel emissions, etc.) and their potential impacts adjacent to the Vine Hill Elementary School, particularly to children using the outdoor play areas.
As described in the Air Quality section of the Initial Study, any emission sources that would be generated as part of the project would be subject to the Monterey Bay Air Resources District (MBARD) rules and regulations. In particular, MBARD’s 2008 CEQA Air Quality Guidelines state that construction activities (e.g., excavation, grading, on-site vehicles) that emit 82 pounds per day or more of PM10 would have a significant impact on local air quality when they are located nearby and upwind of sensitive receptors.
Based on the type of development proposed (the point source), the project does not include any processes or activities that would emit significant air pollutants; nor would it conflict with the MBARD’s 2012 Air Quality Management Plan for the Monterey Bay Region (2012 AQMP). Therefore, the Initial Study concluded that the project would not make a considerable contribution to existing air quality conditions and impacts would be less than significant.
1/24/2024 Page 2
The Initial Study also concluded that exposure to diesel exhaust would be well below the California Air Resources Board (CARB) toxic air contaminant criteria. Furthermore, as part of project conditions of approval, the project will be required to comply with CARBs In-Use Off Road Vehicle regulations and Title 13 of the California Code of Regulations (section 2485(c)(1)) which requires (among others) the use of Tier 4 diesel equipment and prohibits idling of a diesel engine for more than five minutes in any location.
Furthermore, the project will also be required to comply with City of Scotts Valley standard conditions of approval that require development projects to reduce dust generation during construction by implementing best management practices (BMPs) for dust control. These BMPs are listed in the Initial Study and include such provisions as watering graded/excavated areas, use of street sweepers and water trucks, placing gravel on roadways and driveways, and covering loads.
Noise
As described in the Noise section of the Initial Study, construction noise would occur intermittently and varies depending on the nature or phase of construction. Project construction would be required to comply with the City’s Municipal Code Section
17.46.160, which states that all construction activity shall be limited to the hours between 8 a.m. and 6 p.m., Monday through Friday.
Furthermore, the recommendations described in the Noise Assessment Study prepared by Edward L. Pack Associates (June 25, 2021), would be included as part of the City’s standard conditions of approval. These construction-related conditions are listed in the Initial Study and address issues associated with 1) Operational and Situational Controls, 2) Interior Works, 3) Equipment, and 4) Noise Compliant Management.
The SVUSD suggested that construction, especially noisier tasks, be performed outside of school hours, either after 3:00 PM on weekdays, during the summer or winter school break, or on Saturdays. Based on this suggestion, the City will work with the project applicant to create a condition of approval for future review by the Planning Commission.
Pedestrian Safety
SVUSD suggests that construction vehicle accessing or departing the project site be prohibited during the 30-minute window before and after school when children are arriving or leaving, and that all construction vehicles be required to access the project site only from Bethany Drive (and not from Tabor Drive) whenever school is in session.
The City concurs with this suggestion and will work with the project applicant to create a condition of approval for future review by the Planning Commission.
1/24/2024 Page 3
Communications Between the Project Applicant and the SVUSD City staff and the project applicant are committed to ensuring that all project conditions of approval are fully complied with, and that there is a direct and responsive avenue for effective communication. As such, the City will work with the project applicant and SVUSD to create an additional condition of approval requiring that prior to any project construction, the project applicant formally reach out to the SVUSD to identify the proper point-of-contact(s) and establish a communications protocol to address potential construction-related issues and concerns. The City will work with the project applicant to create a condition of approval for future review by the Planning Commission.
ATTACHMENTS
Attachment 1 – Letter from Scotts Valley Unified School District, dated August 21, 2023
108 Whispering Pines Drive, Suite 115
Scotts Valley, CA 95066
(831) 438-1820 • FAX: (831) 438-2314 • www.scottsvalleyusd.org
SUPERINTENDENT EDUCATIONAL SERVICES SPECIAL EDUCATION BUSINESS SERVICES STUDENT SERVICES PERSONNEL SERVICES Tanya Krause x105 Alexandra Friel x114 Amy Churchill x123 Mary Navas x107 Nadia Oskolkoff x103 Michael Hanson x108 August 21, 2023
Susie Pineda
Contract Planner
City of Scotts Valley Planning Department
One Civic Center Drive
Scotts Valley, CA 95066
RE: 125 Bethany Drive Negative Declaration
Dear Ms. Pineda,
Thank you for the opportunity to provide input on the commercial building development project located at 125 Bethany Drive. Please accept and consider the following on behalf of the Scotts Valley Unified School District.
The project proposed by Heritage Real Estate Ventures, LLC is directly across the street from Vine Hill Elementary School. We acknowledge the rights of the property owner to pursue a development project in pursuit of some commercial ends. We have no comments at this time as to the suitability of the proposed storage units and office space in this location.
While the District and Board of Trustees support economic development within the City of Scotts Valley, we have serious concerns with the project as currently proposed. We are disappointed that the negative declaration provides only standardized generic mitigation measures for the potential impacts during construction. Mitigations regarding dust and air quality fail to address the young children who may be outside for recess and lunch periods during the ongoing construction. Additionally, high noise levels may also impact student learning inside the classroom and during outside activities.
We have outlined some of those additional mitigations below. We look forward to further dialogue with the City and the construction team to reach agreement as to best practices to follow in these circumstances. District and Board of Trustee representatives are available to meet as it works with the City of Scotts Valley and/or Heritage Real Estate Ventures, LLC.
Dust and Air Quality
The air quality discussion (pages 8 – 11) says nothing about impacts during the teardown of the existing structure, and it is reasonable to expect considerable dust to be released during this
activity. The discussion under ‘sensitive receptors’ (on the bottom of page 10) addresses only diesel truck exhaust. Please identify how the potential impact of destruction/construction dust into the air adjacent to an elementary school with outdoor play areas is to be mitigated. We have young students with respiratory challenges who may be highly sensitive to airborne dust particles; CEQA does not appear to address this and is instead focused on larger scale, longer term air quality impacts.
Noise
residential neighborhoods surrounding the construction site.” However, there is no mention of the school or the impact on student learning or outside activities. The only mitigation plan offered is to designate a noise complaint officer rather than to prevent or limit the noise; essentially, placing the burden on the school (or residents) to voice their complaints rather than on the noise generator to avoid them. It is not sufficient for the project to require a teacher to interrupt their class, make a phone call, and hope that it doesn’t go to voicemail. Further, there is no enforcement mechanism to ensure immediate cessation of the noise, or a defined threshold noise level. Therefore, the District suggests that construction, especially noisier tasks, be performed outside of school hours – either after 3:00 PM on weekdays, during the summer or winter school break, or on Saturdays.
Pedestrian Safety
There is no discussion of pedestrian safety during construction, which seems a very serious oversight. At a minimum, any and all large construction vehicles accessing or departing the site should be required to avoid doing so during the 30 minute window before and after school when children are arriving or leaving. Additionally, all such vehicles should be required to access the site only from Bethany Dr (and not from Tabor) whenever school is in session.
Finally, a formal communication channel should be established between the construction supervisory team and the Vine Hill Principal to ensure there is advance notice of any activities that may adversely impact school operations or student safety, with a commitment to work cooperatively to mitigate all such impacts. The City should also clarify who the Vine Hill Principal should contact for enforcement purposes if violations of any agreed terms are noted during construction, with a commitment to respond immediately in support of our City’s children. Choosing to undertake a major construction project directly adjacent to an elementary school requires extraordinary measures to avoid accidents with serious and irreversible consequences. We look forward to your response and further dialogue on these topics.
Sincerely,
Tanya Krause, Superintendent
Michael Shulman, Board President
Tracey Neilsen, Vine Hill Principal
From: Sheri Morano
To: Scotts Valley Planning Department
Subject: Proposed Project 125 Bethany Drive
Date: Monday, January 22, 2024 9:18:41 AM
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I am writing to voice concerns regarding the proposed project at 125 Bethany Drive - a 53,000 square foot, three story storage and office facility. There have been no architectural renderings posted, no posted dates for public hearings or story poling constructed which demonstrate the size and visual impacts to all, just a sign that tells you to call the city. The developers are requesting changing the zoning to light industrial, completely contrary to Scotts Valley's general plan and visons included in that plan.
This project is directly across the street from Vinehill Elementary School. This is an area of parks, schools and residential neighborhoods - is this really appropriate? It would change the character and feel of the area. There are already numerous storage facilities in the community. I do not feel this is an appropriate development for the area.
I strongly voice my concerns regarding this project and do not feel the planning department should support this project.
Sheri Morano
From: Marianne Woosley
To: Scotts Valley Planning Department
Subject: 125 Bethany
Date: Monday, January 22, 2024 8:57:00 AM
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I just heard about this proposed development on the corner of Bethany and Tabor Drive.
We have lived on Tabor Drive for over 40 years and in Scotts Valley for 45.
The developer is asking for a zoning change for light industrial. In a quiet residential neighborhood next to an elementary school???
Please do not grant this. 3 stories? 52,822 sq ft?
We will be at the meeting this Thursday.
Rich and Marianne Woosley
CALL TO ORDER 6:00 PM
PLEDGE OF ALLEGIANCE
ROLL CALL
CITY STAFF MEMBERS PRESENT:
Taylor Bateman, Community Development
Director
Gabriela Cortez, Associate Planner
Susie Pineda, Consulting Planner
Cathie Simonovich, City Clerk
COMMISSIONERS PRESENT:
Lori Gentile, Chair
Chuck Maffia, Vice Chair
David Hodgin, Commissioner
Shawn Mosley, Commissioner
Steve Simonovich, Commissioner
PUBLIC COMMENT TIME
ALTERATIONS TO CONSENT AGENDA
MINUTES
Meeting of the
Scotts Valley Planning Commission
Date: January 25, 2024
Time: 6:00 PM
CONTACT
INFORMATION
MEETING LOCATION POSTING
City of Scotts Valley City Council Chambers The agenda was posted 1 Civic Center Drive 1 Civic Center Drive on 1-19-2024 at City Scotts Valley, CA Scotts Valley, CA 95066 Hall, SV Senior Center, 95066 OR Zoom Video Conference: SV Public Works
(831) 440-5600 https://us02web.zoom.us/j/88671741298 Building, and on the Internet
at www.scottsvalley.gov.
The Planning Commission meeting was called to order at 6:05 PM.
None.
Planning Commission Meeting Minutes
Date: January 25, 2024
CONSENT AGENDA
ALTERATIONS TO PUBLIC HEARING AGENDA
PUBLIC HEARING AGENDA
M/S: Maffia/Hodgin
To approve the Consent Agenda with no alterations.
Carried 5/0 (AYES: Johnson, Timm, Dilles, Lind, Timms)
1. Approve Planning Commission Regular Meeting Minutes of 11-16-2023 and Planning Commission Special Meeting Minutes of 12-07-2023 None.
1. Consideration of a Negative Declaration, General Plan Amendment, Zone Change, Planned Development Zoning application, Design Review application, Use Permit application and Cultural Resources Alteration application to allow for the construction of a 52,822 sf three story commercial development on a 1.35 acre site located at 125 Bethany Drive (APN 023-102- 15). Proposed land uses would include 10,465 sf of professional and administrative office space, and 42,357 sf of storage for up to 227 users.
Contract Planner Susie Pineda presented this item virtually. Ms. Pineda and Community Development Director Bateman responded to questions and comments from the Commissioners.
Commissioner Simonovich recused himself due to the proximity of his residence to the proposed project.
Chair Gentile opened the public hearing at 6:22 PM.
Eli May, co-owner/partner of the property, gave a presentation.
Andy Snyder, owner of Nomad Audio and previous tenant of 125 Bethany Drive, spoke in favor of the project.
Todd Creamer, a resident of Scotts Valley and business owner in Scotts Valley, spoke in favor of the project.
Adrian Cavlan, co-owner of Sound in Motion, spoke in favor of the project.
Raffi Nalvarian, co-owner of Sound in Motion, spoke in favor of the project.
Planning Commission Meeting Minutes
Date: January 25, 2024
Nathan Grossman, a resident of Scotts Valley, spoke in opposition to the project; specifically, that it does not align with the current neighborhood.
Rhonda Reyna, a resident of Scotts Valley, asked what the impact on the aquifer will be.
David Alreck, a resident of Scotts Valley, spoke in opposition to the project; specifically, that this is not the correct location for this type of project.
Lee May, General Manager for the Press Banner, spoke in favor of the project Caroline Poteete, co-owner/partner of the property, spoke to address some of the public's concerns. Ms. Poteete also highlighted a letter from Ms. Kannegaard who wrote in favor of the project.
Marianne Woosley, a resident of Scotts Valley, spoke in opposition to the project; specifically, the size and the storage.
Several email comments were received after publication of the agenda packet and are attached below.
Chair Gentile closed the public hearing at 7:00 PM.
M/S: Mosley/Maffia
To direct staff to prepare a resolution recommending approval for consideration at a future Planning Commission meeting, with the conditions of agreeing on set business hours and controlled access to the storage units.
Motion failed (2/2/1):
AYES: Mosley, Maffia
NOES: Hodgin, Gentile
RECUSE: Simonovich
2. Consideration of a Use Permit (U23-003) to allow a 1,168 square foot fitness studio in an existing commercial tenant space located in the Commercial - Service (C-S) Zoning District at 6006 La Madrona Drive, Suite B (APN 021- 141-25).
Associate Planner Gabby Cortez presented this item. Ms. Cortez and Community Development Director Bateman responded to questions and comments from the Commissioners.
Chair Gentile opened the public hearing at 7:42 PM.
Tom Tupper, the applicant and owner of Golden Grapplers, spoke to address the concerns about the washer/dryer installation and the parking.
Chair Gentile closed the public hearing at 7:46 PM.
Planning Commission Meeting Minutes
Date: January 25, 2024
DISCUSSION ITEMS AND FUTURE AGENDA ITEMS
WRITTEN COMMUNICATIONS – FOR INFORMATION ONLY
DIRECTOR UPDATES
ADJOURNMENT
M/S: Hodgin/Simonovich
To approve Use Permit U23-003 by adopting a resolution, subject to the conditions listed in Exhibit A of the resolution.
Carried 5/0 (AYES: Gentile, Maffia, Hodgin, Mosley, Simonovich)
3. Consideration of an amendment to a previously approved Planned Development Permit and Design Review Permit to modify the Planned Sign Program (PD22-001.1, DR22-006.1) for the Hangar at Skypark located at 262 Mount Hermon Road (APNs 022-231-27, and -28).
Associate Planner Gabby Cortez presented this item. Ms. Cortez and Community Development Director Bateman responded to questions and comments from the Commissioners.
Chair Gentile opened the public hearing at 8:10 PM.
Rhonda Reyna, a resident of Scotts Valley, expressed that the rendering of the new Laughing Monk sign is a bit thick and overpowers the Hangar sign.
Sam Ghadiri, the owner of the Laughing Monk restaurant, gave a presentation to highlight the need for the larger sign.
Corbett Wright, the property owner, spoke in favor of the larger sign.
Chair Gentile closed the public hearing at 8:25 PM.
M/S: Mosley/Simonovich
To approve the amendment to the Planned Sign Program (PSP), with two conditions: 1) if the tenancy changes, it will revert to the original PSP, and 2) when the Town Center is built, the signage will be re-evaluated by the Planning Commission.
Carried 5/0 (AYES: Gentile, Maffia, Hodgin, Mosley, Simonovich) None.
Community Director Bateman noted that the February 8, 2024 Planning Commission meeting may be cancelled.
The meeting adjourned at 8:43 PM.
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Oak Alarm Company
P.O. Box 1213
Los Gatos, CA 95031-1213
Telephone: 408-395-2324
Email: [email protected]
September 19, 2024
City of Scotts Valley
Planning Commission
1 Civic Center Drive
Scotts Valley, CA 95066
RE: Heritage Real Estate Ventures - 125 Bethany Dr
My name is Matt Taylor and I own Taylor Protection Services, Inc. We are an intrusion and fire systems installation company soon to acquire Oak Alarm Company.
The proposed redevelopment plan for this location is ideal for our needs and I strongly encourage Scotts Valley to take a deeper look into the plan. We have had multiple locations since 1993 in Los Gatos, Campbell, and San Jose. Each leased location was a smaller private owner with more flexibility than the typical lease with larger spaces. Security was a major issue for the last move to this location. We simply could not afford risking having our vehicles and equipment jeopardized. This is a quiet town and my family and I enjoy living just up the street.
We’ve been operating out of 125 Bethany Dr for about 10 years and we occupy one contiguous warehouse space of around 1000 sq ft. Part of that warehouse space is for “office” purposes, and the rest is used for staging projects and systems, tools, equipment, stock and static storage.
This building location is ideal for our needs, but we’d enjoy having the office in a separate climate-controlled space. This space is simply a warehouse and offers no division between the warehouse and the office. It is just a partitioned desk in the warehouse. It is also rather costly to run the warehouse HVAC system, so we often use space heaters instead. Needless to say, we limit visitors here because it is less than professional.
Heritage offered us a look at the plan and also made it clear that we would be welcomed to enjoy working from this location after the redevelopment and I’m clearly looking forward to that! This town has very few locations that would offer the enjoyment of the ideal working environment.
Separate office from warehouse in a modern updated building. Many buildings in town are older and run down, like this one, and in need of improvement.
We need and want a separate front office space with clean room for personnel, customer and vendor visits, with a separate accessible flexible storage location. THIS PLAN WORKS. The City Council should approve this redevelopment.
Thank you ,
Matt Taylor 408-691-6996 C.
9/20/2024
I’m the owner of Nomad Audio. We do audio for video production, and have been in business for 15 years based in Santa Cruz and Scotts Valley. I was a tenant at 125 Bethany Dr for almost 10 years where I occupied three small office suites
totalling around 500 sq ft. One unit was used as my sound studio/ office, while the other two adjacent units of around 300sq ft were used for storage of all my various sound production equipment.
In that time, there was probably a dozen occasions I spoke to management about obtaining more space. There were also a few times I needed less space. My business requires me to stay up to date on new technology and equipment, so that means I am usually adding more to my collection.
Unfortunately, the professional leasing business does not work like this. I couldn’t scale up or down on a whim or tie myself to longer lease contracts. I needed more flexibility, and ended up renting some storage units. But it was a major pain not having the things I needed and used everyday immediately accessible. I am still trying to find the right space for my needs, but it’s been very difficult.
I think the idea the 125 Bethany Dr owners have for a new building design is great. I personally know a bunch of guys who would jump on that. I’m definitely planning on taking advantage of that space as well. It would be huge for my business, and I’d recommend that Scotts Valley allow them to build this project.
Sincerely,
Andy Snyder - Owner of Nomad Audio
125 Bethany Dr. Bldg. B Scotts Valley, CA 95066 * 831.427.0700 * 408.354.4050 sim.events
9/17/24
To whom it may concern:
My name is Raffi Nalvarian, and, along with my business partner Adrian Cavlan, we own Sound In Motion Entertainment Group.
In business since 1999 and based in Scotts Valley for almost a decade now, SIM is a one-stop, full-service entertainment company for weddings, corporate events, school dances, family celebrations, sporting events and more. We offer award-winning DJs and MCs, along with Photography, Videography, Photo Booths and Lighting to the San Francisco Bay Area, the South Bay, Santa Cruz, and the Monterey- Carmel Peninsula.
The way our business operates, depending on economic conditions, is by having 3-5 full-time employees that work in our office, and a network of part-time employees and independent contractors who deliver services for us at over 400 events annually.
Our physical needs are two-fold: we need office space where our employees can work and we can meet with current and prospective clients, but we also need between 1,000 - 3,000 sq ft of storage for our AV and presentation equipment, which we supply for our employees and subcontractors as needed. We are constantly buying new equipment and selling old equipment, so the amount of space we need at any given time is usually in flux. It’s highly beneficial if these two uses are in the same physical space since our staff are constantly checking, prepping, loading and unloading the equipment for events.
In 2019 we grew out of our first location in Scotts Valley and found a larger location at 125 Bethany Dr.. Before signing our lease, we met with Eli May and had a very positive conversation about our goals and growth as a business. We took over a huge portion of one of the buildings (>4000 sq ft) and were poised to have a record year in 2020. Unfortunately, Covid hit and our business came to a complete STOP! The business was sidelined for almost 2 years.
We had to sell a lot of our equipment that wasn’t absolutely necessary to our business in order to downsize. But that still left us with just enough office, and way too much storage. Thanks to Eli and the ownership group, they were extremely helpful to everyone in the building that needed assistance. They let us out of our lease (very few people would do this) and found a solution that allowed us to downsize our storage needs by moving our operation to one of the other spaces on the property.
Without Eli and team going above and beyond I truly do not know if our business would have been able to survive.
Being able to scale down our storage space while keeping some office space was one of the keys to us being able to get through COVID as a business. Now that we are back up and running we now have a need for more storage space! Unfortunately, that isn’t possible at this time.
The concept Eli and team proposed for their new project would solve this. It would allow our business and many others the ability to keep hold their office space while being able to expand and contract their storage needs without affecting the customer perception. This specific issue has been a major pain point for us and many others. We are an elastic business and we need elastic physical space that meets our needs.
We FULLY SUPPORT the new building project that the owners are proposing. It's an innovative and forward-thinking way of mixed-use for small businesses to thrive in the area. We ask the City of Scotts Valley to support them the way they have supported us and other local businesses.
Sincerely,
Raffi Nalvarian & Adrian Cavlan - Partners