Ms. Danielle Green
December 7, 2022
studies identifying known and previously unrecorded archaeological and built environment resources within the boundaries of the Levee Embankment Stabilization Project. Based on the NEPA cultural resource documentation prepared by FEMA and provided by the City, archaeological resources and the built environment have already been reviewed for this Project. The study did not identify any archaeological resources and concluded that the Pajaro River Levee does not meet any of the National Register significance criteria. Therefore, no other technical studies are necessary. The draft version of the cultural resources summary memo will be submitted electronically to the City for review and comment. Comments and edits will be addressed, and the final version of the memo will be prepared and submitted to the City as well as included in the NOE and supplemental information package.
DELIVERABLES:
Microsoft Word and PDF copy of the Draft and Final Cultural Resources Summary Memorandum.
Subtask 4.3 – Biological Resources Assessment
HDR will conduct a biological resources assessment to inventory botanical, fish, and wildlife species and sensitive habitats that may be affected by the proposed project.
The initial phase of the assessment will involve a desktop analysis of the project site. During this phase, applicable data from the U.S. Geological Survey, NMFS, USFWS, CDFW, California Native Plant Society, and other publicly available data will be reviewed, compiled, and analyzed. These data will then be used to develop preliminary delineations of onsite land uses, and further refine special-status species with the potential to occur in the project vicinity.
The second phase of the assessment will be to conduct thorough field surveys of the project area. These surveys serve to ground-truth and refine data collected during the desktop analysis. Data collected during field surveys result in the description and mapping of land use patterns on and adjacent to the project, and the identification and classification of the suitability of those land uses for utilization by special-status species. This information will be used to prepare a biological resources assessment.
The draft version of the biological resources assessment will be submitted electronically to the City for review and comment. Comments and edits will be addressed, and the final version of the document will be prepared and submitted to the City as well as included in the NOE and supplemental information package.
DELIVERABLES:
Draft and Final Biological Resources Assessment in Microsoft Word and PDF format. Spatial with approximate aquatic resources limits for planning purposes.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Ms. Danielle Green
December 7, 2022
ASSUMPTIONS:
A USACE Clean Water Act Section 404 permit, Water Board Clean Water Act Section 401 Certification, Section 7 ESA Consultation, and a CDFW Section 1602 Lake and Streambed Alteration Agreement would not be necessary because impacts on aquatic resources will be avoided; therefore, these permits are not included in this scope of work. No more than one round of revisions to the biological resources assessment will result from client review.
Access to the entire project area will be granted such that two HDR biologists can complete the requisite field work in two 14-hour day.
No other site visits or coordination will be required to complete this task. The City is responsible for all permit/application fees as well as Local Coastal Program approvals.
Task 5 - Geotechnical Evaluation and Report
Efforts associated with this task will focus on reviewing and advancing the geotechnical analysis that was previously completed. Based on a review of site information and our understanding of the project, HDR is not proposing to perform additional geotechnical field explorations. HDR proposes to perform geotechnical analysis based on the available subsurface information provided by the City and prepare a Final Geotechnical Report.
HDR will perform engineering analyses to develop geotechnical conclusions and recommendations for the proposed cut-off wall. Stability and seepage analyses for up to four cross-sections will be performed as part of this subtask.
For each cross-section location, stability and seepage analyses will be performed for one design water surface elevation corresponding with the top of existing levee assuming zero feet of freeboard. Analyses for the one design water surface elevation will be performed for the following conditions:
Stability under rapid drawdown loading conditions.
Seepage and stability under steady state seepage conditions. Stability under seismic loading.
Based on these analyses, HDR will develop conclusions and recommendations for the following:
Conclusions on whether appropriate factors of safety can be achieved for the proposed cutoff wall within the existing levee.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Ms. Danielle Green
December 7, 2022
Depth of cutoff wall to be installed.
Discussion of other design considerations such as pipeline penetrations.
HDR’s proposed scope of services does not include the following:
Development of mitigation measures should the project levee segment be found not to meet standards for levee stability.
A detailed liquefaction hazard assessment nor development of liquefaction mitigation measures.
DELIVERABLES:
Draft presentation of geotechnical engineering analyses and evaluations as part of 65% Design Documentation Report.
Final presentation of geotechnical engineering analyses and evaluations as part of 90% and 100% Design Documentation Report.
ASSUMPTIONS:
No new explorations are required.
Task 6 – Design, Plans, Specifications, Cost Estimates, Design Documentation Report, and Construction Schedule
Subtask 6.1 – 65% Design
HDR will prepare designs, calculations, associated plans, specifications, estimates, a basis of design, and construction schedule (design package) in support of the 65% submittal.
Plans will include the following types of sheets: general layout sheets; topographic survey, mapping, and control sheets; plan and profile sheets of the levee and cutoff wall; and cross section, typical sections, and detail sheets.
Technical specifications will be prepared in support of the design. Special provisions, if any, specific to the project will also be prepared and coordinated with the City. A bid schedule will be developed along with measurement and payment descriptions.
Quantity take-off calculations and Opinions of Probable Construction Costs (OPCCs) will be prepared in a Microsoft Excel spreadsheet. OPCCs will include appropriate contingency consistent with AACE Recommended Practice No. 18R-97.
A Design Documentation Report will be prepared to document the criteria and technical approach, the design process, key technical elements, and assumptions made during design.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Ms. Danielle Green
December 7, 2022
Submittals will be provided to the City for review and coordination with other stakeholders.
ASSUMPTIONS:
City drafting standards and typical title blocks will be provided prior to start of design. Survey, planimetric, utility, and right-of-way information will be provided by others prior to start of design.
Elevation information for utilities and overhead crossings will be provided others prior to the start of design.
Temporary disconnect and/or temporary bypass system requirements, if warranted, will be provided as part of plans and specifications based on coordination with City. Temporary bypass systems, if needed, will be designed by the contractor. Existing abandoned lines do not need to be replaced.
Plans will be prepared using AutoCAD Civil 3D software. City will provide general requirements, standard forms, bid forms, and other typical frontend documents. Specifications will follow Whole Building Design Guide (WBDG) MasterSpec format. City will route submittals to appropriate review agencies and stakeholders.
DELIVERABLES:
65% design package (plans, technical specifications, special provisions, Design Documentation Report, Construction Schedule and bid schedule) (half-size [11” x 17”] drawings in PDF).
65% OPCC (PDF) and construction schedule in Microsoft Project (PDF).
Subtask 6.2 – 90% Design
The 90% design submittal will include updated plans, technical specifications, special provisions, cost estimate, Design Documentation Report, Construction Schedule, and Bid Schedule to reflect the 90% level of design. The 90% design submittal will reflect changes from comments received during the 65% review period.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Ms. Danielle Green
December 7, 2022
ASSUMPTIONS:
Assumptions from subtask 6.1 apply.
DELIVERABLES:
90% design package (plans, technical specifications, special provisions, Design Documentation Report, and bid schedule; half-size [11” x 17”] drawings in PDF). 90% OPCC (PDF) and construction schedule in MS Project (PDF). Written response to City comments on 65% Design.
Subtask 6.3 – 100% Design
HDR will prepare a 100% level design package. The 100% design package will build on the 90% design and will represent a bid-ready level of design. The 100% design package will incorporate changes from comments received during the 90% review period. The 100% package will be issued for bid.
ASSUMPTIONS:
Assumptions from subtask 6.2 apply
The 100% submittal will serve as the bid documents.
DELIVERABLES:
100% design package (plans, technical specifications, special provisions, Design Documentation Report, and bid schedule; half-size [11” x 17”] drawings in PDF). 100% OPCC (PDF) and construction schedule in MS Project (PDF). Written response to City comments on 90% Design.
Task 7 – Bid Support
HDR will provide City with support during the bid phase of this project. Support is anticipated to include at attendance a pr-bid meetings, responding to contractor requests for information, and preparing one addendum.
Subtask 7.1 – Pre-Bid Meeting
HDR will participate in a two-hour pre-bid meeting with prospective bidders.
DELIVERABLES:
Agenda and meeting notes in PDF format.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Ms. Danielle Green
December 7, 2022
ASSUMPTIONS:
Meeting will be hosted by City.
Meeting will be held at location procured by City.
Up to two HDR team members will attend pre-bid meeting. COVID-19 protocols to be followed for in-person meetings, if still applicable.
Subtask 7.2 – Respond to Contractor Questions
HDR will provide responses to contractor questions during the bidding period.
DELIVERABLES:
Responses to prospective bidder questions
ASSUMPTIONS:
Responses to prospective bidder questions and addendum package will be provided electronically.
Questions will be received by City and provided to HDR.
Subtask 7.3 –Addendum
If necessary, HDR will prepare up to one addendum to the bid documents incorporating input from Subtask 7.2.
DELIVERABLES:
One addendum (PDF).
ASSUMPTIONS:
Addendum will require minimal linework and text changes only up to 8 plan sheets and 6 specifications.
Option Task – Engineering Services During Construction
Subtask 8.0 –Project Management
Project Management activities will continue as described in Task 1.
Subtask 8.1 –Meeting Attendance
HDR will attend a construction kick-off meeting and weekly construction meetings through the duration of construction. Meetings will be run by others and HDR will provide engineering support as needed during the meetings.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Ms. Danielle Green
December 7, 2022
ASSUMPTIONS:
Construction kick-off meeting will be held in-person and consist of up to two HDR attendees for up to 12 hours each. COVID-19 protocols to be followed for in-person meeting, if still applicable.
One 1-hour meeting per week for the duration of construction. Up to two HDR attendees. Meetings will be held via WebEx or similar virtual software.
Subtask 8.2 –Construction Documents
After award, HDR will compile a set of “For Construction” documents (plans and specifications) based on requests for information (RFIs) and the addendum issued during the bid period.
DELIVERABLES:
For Construction plans and specifications (PDF format, 24” x 36”).
ASSUMPTIONS:
Minimal linework and text changes only to plans and specification. Two hardcopy sets of plans and specifications (24” x 36”).
Subtask 8.3 – Contractor Construction Submittal Review and RFI Support.
HDR will work with the City and the City’s Construction Manager to review contractor construction submittals and provide responses to RFIs during construction.
DELIVERABLES:
Emailed responses with comments on submittals.
Emailed responses with information in response to RFIs.
ASSUMPTIONS:
Up to 75 submittal reviews (a resubmittal is counted as a review). Up to 50 RFIs.
Subtask 8.4 – Field Observations and Site Visits
HDR will perform field observations to view and monitor construction activities. Site visits may include observations of cutoff wall installation, earthwork activities, utility relocation and protection activities, and levee restoration activities. The purpose of these field visits is to check that conditions encountered during construction are consistent with design assumptions and are not intended to replace field inspection personnel. A verbal report will be provided to the City during each visit. Observed issues will be discussed with City and City’s construction manager, as appropriate.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Ms. Danielle Green
December 7, 2022
ASSUMPTIONS:
HDR will attend one site visit per month during construction and consist of up to two HDR attendees for up to 12-hours each. Assumes a total of 12 site visits during construction. Construction Management and Field Inspection Services are provided by others. COVID-19 protocols to be followed for site visits, if still applicable.
Subtask 8.5 – Record Plans and Specifications
Upon completion of construction operations, HDR will coordinate with the contractor and construction manager to review marked-up drawings and specifications to compile one set of record documents. The record documents (plans and specifications) will be based on the contractor-provided marked-up drawings and specifications, data furnished by the contractor, and changes from change orders and issued revisions. The intent of the record documents is to show the reported locations of the work and significant changes made during the construction process.
DELIVERABLES:
Record plans and specifications submitted in PDF format.
ASSUMPTIONS:
Minimal linework and text changes only to plans and specifications. Review of change orders are not included in HDR’s budget and scope of work.
Schedule
Notice to Proceed: January 2, 2023
Environmental Documentation: January 27, 2023, to January 2, 2024 65% Design Documents: July 19, 2023
90% Design Documents: November 14, 2023
100% Design Documents: January 2, 2024
Construction Completion: Fall 2024
Budget
HDR’s fee estimate for the scope of work described here is included as Attachment A.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Ms. Danielle Green
December 7, 2022
HDR has included specific professional services terms and conditions associated with work in floodplains that would be requested to be included within the agreement developed for this task order. Additional disclaimers have been included in Attachment B.
We appreciate the opportunity to present this proposal to you. Please contact project manager Libby Mesbah at (916) 817-4913 or [email protected] if you have any questions.
Sincerely,
HDR ENGINEERING, INC.
Holly L.L. Kennedy, PE(CA) Elizabeth K. Mesbah, PE (CA) Senior Vice President Project Manager
DT:pk/22-10353244
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
ATTACHMENT A - ESTIMATED WORK EFFORT AND COST
City of WatsonvillePajaro River Levee Embankment Stabilization at the City’s Wastewater Treatment Facility Stanley/
Jabbour Mesbah Nettleton Overby/ Crosariol/ Harris/Wo o Cain/Rolf/ Williams/ Carbiener/ Parker/ Edwards/ Pardo/ Fisher Thomas/ Keightly Jackson Farrar Gardenour Task Principal/ Project Project Project Geotech Env Tech Env Tech Env Tech CADD/GIS CADD/GIS Project Project Total HDR Total HDR Total HDR Total No. Task Description QA/QC Manager Eng Eng Eng Support Specialist Specialist Tech Tech Controller Coordinator Labor Hours Labor ($) Expenses ($) Cost ($)
II I V I II I II
Task 1 - Project Management
1.1 Project Management 2 52 3 3 3 32 10 105 $25,230 $1,009 $26,239
1.2 Project Management Plan 16 1 1 1 10 $3,033 $121 $3,154
1.3 Quality Management Plan 14 1 1 1 8 $2,367 $95 $2,462 Subtotal Task 1 4 62 0 3 5 0 0 5 0 0 32 12 123 $30,629 $1,225 $31,854 Task 2 - Meetings and Site Visits
2.1 Kick-off Meeting 22 2 2 2 10 $2,736 $109 $2,845
2.2 Design Coordination Meetings (Monthly) 13 6 2 4 7 32 $8,275 $331 $8,6072.3 Internal Coordination Meetings (Bi-weekly) 26 26 8 13 73 $20,919 $837 $21,756
2.4 Site Visits (up to 2) 24 12 12 12 12 12 84 $22,402 $896 $23,298 Subtotal Task 2 2 65 44 12 24 0 12 31 0 0 0 9 199 $54,332 $2,173 $56,506 Task 3 - Data Collection and Review
3.1 Data Collection and Review 114 4 4 6 2 22 $5,416 $217 $5,632 Subtotal Task 3 1 1 4 0 4 0 4 0 0 6 0 2 22 $5,416 $217 $5,632 Task 4 - Environmental Documentation
4.1 CEQA Documentation
Cat Ex Applicability Review 24 16 40 $7,169 $287 $7,455 NOE, Supp. Info and Project Description 244 64 24 8 8 114 $19,938 $798 $20,735
4.2 Cultural Resources Review 20 8 28 $4,710 $188 $4,898
4.3 Biological Resources Assessment 96 24 40 4 8 172 $33,066 $1,323 $34,389 Subtotal Task 4 2 4 4 0 0 108 96 72 48 4 0 16 354 $64,882 $2,595 $67,478 Task 5 - Geotechnical Evaluation and Report
5 Geotechnical Evaluation and Report 20 8 132 40 8 208 $47,567 $1,903 $49,470 Subtotal Task 5 20 8 0 132 40 0 0 0 0 0 0 8 208 $47,567 $1,903 $49,470 Task 6 - Design, Plans, Specifications, Cost Estimates, Design Documentation Report, and Construction Schedule
6.1 65% Design 0$0 $0 $0
Plans 10 14 40 146 8 160 180 558 $113,452 $4,538 $117,990Specifications 12 10 12 24 20 8 12 16 114 $27,799 $1,112 $28,911 Cost Estimate 42 8 40 1 55 $11,323 $453 $11,776
Design Documentation Report 12 4 8 40 12 8 8 4 4 16 116 $23,241 $930 $24,171 Construction Schedule 21 4 1 1 9 $2,055 $82 $2,137
22-10353244 12/6/2022 HDR Engineering, Inc.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Task Principal/ Project Project Project Geotech Env Tech Env Tech Env Tech CADD/GIS CADD/GIS Project Project Total HDR Total HDR Total HDR Total No. Task Description QA/QC Manager Eng Eng Eng Support Specialist Specialist Tech Tech Controller Coordinator Labor Hours Labor ($) Expenses ($) Cost ($) Bid Schedule 114 1 7 $1,794 $72 $1,866
6.2 90% Design 0 $0 $0 $0
Plans 8 8 24 80 8 80 100 308 $63,959 $2,558 $66,517Specifications 12 12 24 40 20 12 16 16 152 $36,073 $1,443 $37,516 Cost Estimate 2 1 6 24 1 34 $6,937 $277 $7,214
Design Documentation Report 8 1 6 18 8 6 6 4 4 16 77 $14,991 $600 $15,591Construction Schedule 11 2 1 1 6 $1,353 $54 $1,407 Bid Schedule 112 1 5 $1,295 $52 $1,346
6.3 100% Design 0 $0 $0 $0
Plans 4 12 40 4 50 60 170 $34,521 $1,381 $35,902Specifications 8 6 8 12 8 6 8 8 64 $15,620 $625 $16,245Cost Estimate 112 8 1 13 $2,728 $109 $2,837Design Documentation Report 4 1 4 8 6 4 4 16 47 $8,622 $345 $8,967Construction Schedule 11 1 1 4 $974 $39 $1,013Bid Schedule 111 1 4 $1,045 $42 $1,087 Subtotal Task 6 92 66 161 487 68 26 46 54 298 348 0 97 1,743 $367,781 $14,711 $382,492 Task 7 - Bid Support
7.1 Pre-Bid Meeting 12 12 24 $6,993 $280 $7,272
7.2 Respond to Contractor Questions 228 8 8 28 $7,934 $317 $8,2527.3 Addendum 4 4 8 12 4 4 4 24 16 6 86 $18,131 $725 $18,856 Subtotal Task 7 6 18 28 12 12 0 4 12 24 16 0 6 138 $33,058 $1,322 $34,380 Option Task - ESDC
8.0 Project Management 1 52 3 3 3 24 10 96 $23,939 $958 $24,897
8.1 Meeting Attendance (12 month construction) 38 38 26 18 8 128 $34,743 $1,390 $36,1328.2 Construction Documents 2 2 4 6 2 2 2 8 12 4 44 $9,452 $378 $9,8308.3 Contractor Construction Submittal Review and RFI Support. 8 20 36 36 36 8 12 62 218 $48,715 $1,949 $50,6648.4 Field Observations and Site Visits 60 72 72 48 36 288 $75,512 $4,520 $80,0338.5 Record Plans and Specs 4 4 8 12 4 4 4 24 16 8 88 $18,368 $735 $19,102 Subtotal Option Task 15 176 158 155 111 0 14 65 32 28 24 84 862 $210,729 $9,929 $220,658 BASE TASK TOTALS 127 224 241 646 153 134 162 174 370 374 32 150 2,787 $603,665 $24,147 $627,812 22-10353244 12/6/2022 HDR Engineering, Inc.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Attachment B
Litigation Support
In the event Consultant is required to respond to a subpoena, government inquiry or other legal process related to the services in connection with a legal or dispute resolution proceeding to which Consultant is not a party, City shall reimburse Consultant for reasonable costs in responding and compensate Consultant at its then standard rates for engineering services when gathering information and documents and shall pay Consultant its standard rates for providing expert witness services when attending depositions, hearings, and trial.
If Consultant is made a party to any litigation concerning City's flood control structures or levee structures, City shall reimburse Consultant for all costs of defense pending a final determination of Consultant's professional liability. If Consultant is found by a court of competent jurisdiction to have been negligent, Consultant shall reimburse City the costs of defense paid by City, and shall satisfy any judgment up to Consultant's limitation of liability. Any amount in excess of Consultant's limitation of liability shall be paid by City.
Maintenance of Structures and Systems
City agrees that structures and systems studied, reviewed, analyzed or designed by the Consultant are dependent upon City's continued operation and maintenance of the project structures and systems in accordance with all permits, laws and regulations that permit the construction and operation of the structures and systems, including any Consultant prepared operations and maintenance plans. Should City fail to maintain the structures to be in full compliance with permits, approvals, and operations and maintenance plans, Consultant shall have no liability to City, and City shall indemnify, release and hold Consultant and its employees harmless from any liability resulting from any direct or consequential damage resulting from such non-compliance, including but not limited to claims made by third-parties against Consultant.
Visual Inspections
For visual inspections, City hereby releases, holds harmless, indemnifies and agrees to defend Consultant against any claims, damages, losses, liabilities, expenses or costs arising out of any failure to detect hidden, covered, inaccessible, or internal structural or material defects, corrosion, or damages in components, embedment, reinforcing, anchorages and parts of equipment, structures, or mechanisms being inspected, that are not readily discernible by external visual inspection through reasonable efforts.
Design Criteria Disclaimer
Prevailing science and understanding of natural forces including, but not limited to, flood, rain, temperature, earthquakes and wind indicates a dynamic and non-stationary system of potential loads. City acknowledges and accepts all liability for the selection of appropriate return intervals and selection of extreme natural events for the use in the design of the dam, levee or flood control system. City acknowledges it has taken into account the impacts of the various natural events when selecting the design criteria for the project.
DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Title 2 - Grants and Agreements
Subtitle A - Office of Management and Budget Guidance for Grants and Agreements Chapter II - Office of Management and Budget Guidance
Part 200 - Uniform Administrative Requirements, Cost Principles, and Audit Requirements for Federal Awards
Source: 85 FR 49543, Aug. 13, 2020, unless otherwise noted.
Source: 85 FR 49539, Aug. 13, 2020, unless otherwise noted.
Authority: 31 U.S.C. 503
Source: 78 FR 78608, Dec. 26, 2013, unless otherwise noted.
Appendix II to Part 200 - Contract Provisions for Non-Federal Entity Contracts Under Federal Awards
In addition to other provisions required by the Federal agency or non-Federal entity, all contracts made by the nonFederal entity under the Federal award must contain provisions covering the following, as applicable.
This content is from the eCFR and is authoritative but unofficial. (A) Contracts for more than the simplified acquisition threshold, which is the inflation adjusted amount determined by the Civilian Agency Acquisition Council and the Defense Acquisition Regulations Council (Councils) as authorized by 41 U.S.C. 1908, must address administrative, contractual, or legal remedies in instances where contractors violate or breach contract terms, and provide for such sanctions and penalties as appropriate.
(B) All contracts in excess of $10,000 must address termination for cause and for convenience by the nonFederal entity including the manner by which it will be effected and the basis for settlement. (C) Equal Employment Opportunity. Except as otherwise provided under 41 CFR Part 60, all contracts that meet the definition of “federally assisted construction contract” in 41 CFR Part 60-1.3 must include the equal opportunity clause provided under 41 CFR 60-1.4(b), in accordance with Executive Order 11246, “Equal Employment Opportunity” (30 FR 12319, 12935, 3 CFR Part, 1964-1965 Comp., p. 339), as amended by Executive Order 11375, “Amending Executive Order 11246 Relating to Equal Employment Opportunity,” and implementing regulations at 41 CFR part 60, “Office of Federal Contract Compliance Programs, Equal Employment Opportunity, Department of Labor.” (D) Davis-Bacon Act, as amended (40 U.S.C. 3141-3148). When required by Federal program legislation, all prime construction contracts in excess of $2,000 awarded by non-Federal entities must include a provision for compliance with the Davis-Bacon Act (40 U.S.C. 3141-3144, and 3146-3148) as supplemented by Department of Labor regulations (29 CFR Part 5, “Labor Standards Provisions Applicable to Contracts Covering Federally Financed and Assisted Construction”). In accordance with the statute, contractors must be required to pay wages to laborers and mechanics at a rate not less than the prevailing wages specified in a wage determination made by the Secretary of Labor. In addition, contractors must be required to pay wages not less than once a week. The non-Federal entity must place a copy of the current prevailing wage determination issued by the Department of Labor in each solicitation. The decision to award a contract or subcontract must be conditioned upon the acceptance of the wage determination. The non-Federal entity must report all suspected or reported violations to the Federal awarding agency. The contracts must also include a provision for compliance with the Copeland “Anti-Kickback” Act (40 U.S.C. 3145), as supplemented by Department of Labor regulations (29 CFR Part Appendix II to Part 200, Title 2 (up to date as of 12/16/2022) Contract Provisions for Non-Federal Entity Contracts Under Fe...
Appendix II to Part 200, Title 2
2 CFR Appendix-II-to-Part-200(D) (enhanced display) page 1 of 3 DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
3, “Contractors and Subcontractors on Public Building or Public Work Financed in Whole or in Part by Loans or Grants from the United States”). The Act provides that each contractor or subrecipient must be prohibited from inducing, by any means, any person employed in the construction, completion, or repair of public work, to give up any part of the compensation to which he or she is otherwise entitled. The nonFederal entity must report all suspected or reported violations to the Federal awarding agency. (E) Contract Work Hours and Safety Standards Act (40 U.S.C. 3701-3708). Where applicable, all contracts awarded by the non-Federal entity in excess of $100,000 that involve the employment of mechanics or laborers must include a provision for compliance with 40 U.S.C. 3702 and 3704, as supplemented by Department of Labor regulations (29 CFR Part 5). Under 40 U.S.C. 3702 of the Act, each contractor must be required to compute the wages of every mechanic and laborer on the basis of a standard work week of 40 hours. Work in excess of the standard work week is permissible provided that the worker is compensated at a rate of not less than one and a half times the basic rate of pay for all hours worked in excess of 40 hours in the work week. The requirements of 40 U.S.C. 3704 are applicable to construction work and provide that no laborer or mechanic must be required to work in surroundings or under working conditions which are unsanitary, hazardous or dangerous. These requirements do not apply to the purchases of supplies or materials or articles ordinarily available on the open market, or contracts for transportation or transmission of intelligence.
(F) Rights to Inventions Made Under a Contract or Agreement. If the Federal award meets the definition of “funding agreement” under 37 CFR § 401.2 (a) and the recipient or subrecipient wishes to enter into a contract with a small business firm or nonprofit organization regarding the substitution of parties, assignment or performance of experimental, developmental, or research work under that “funding agreement,” the recipient or subrecipient must comply with the requirements of 37 CFR Part 401, “Rights to Inventions Made by Nonprofit Organizations and Small Business Firms Under Government Grants, Contracts and Cooperative Agreements,” and any implementing regulations issued by the awarding agency.
(G) Clean Air Act (42 U.S.C. 7401-7671q.) and the Federal Water Pollution Control Act (33 U.S.C. 1251-1387), as amended - Contracts and subgrants of amounts in excess of $150,000 must contain a provision that requires the non-Federal award to agree to comply with all applicable standards, orders or regulations issued pursuant to the Clean Air Act (42 U.S.C. 7401-7671q) and the Federal Water Pollution Control Act as amended (33 U.S.C. 1251-1387). Violations must be reported to the Federal awarding agency and the Regional Office of the Environmental Protection Agency (EPA). (H) Debarment and Suspension (Executive Orders 12549 and 12689) - A contract award (see 2 CFR 180.220) must not be made to parties listed on the governmentwide exclusions in the System for Award Management (SAM), in accordance with the OMB guidelines at 2 CFR 180 that implement Executive Orders 12549 (3 CFR part 1986 Comp., p. 189) and 12689 (3 CFR part 1989 Comp., p. 235), “Debarment and Suspension.” SAM Exclusions contains the names of parties debarred, suspended, or otherwise excluded by agencies, as well as parties declared ineligible under statutory or regulatory authority other than Executive Order 12549.
(I) Byrd Anti-Lobbying Amendment (31 U.S.C. 1352) - Contractors that apply or bid for an award exceeding $100,000 must file the required certification. Each tier certifies to the tier above that it will not and has not used Federal appropriated funds to pay any person or organization for influencing or attempting to influence an officer or employee of any agency, a member of Congress, officer or employee of Congress, or an employee of a member of Congress in connection with obtaining any Federal contract, grant or any Appendix II to Part 200, Title 2 (up to date as of 12/16/2022) Contract Provisions for Non-Federal Entity Contracts Under Fe... 2 CFR Appendix-II-to-Part-200(E)
2 CFR Appendix-II-to-Part-200(I) (enhanced display) page 2 of 3 DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
[78 FR 78608, Dec. 26, 2013, as amended at 79 FR 75888, Dec. 19, 2014; 85 FR 49577, Aug. 13, 2020] other award covered by 31 U.S.C. 1352. Each tier must also disclose any lobbying with non-Federal funds that takes place in connection with obtaining any Federal award. Such disclosures are forwarded from tier to tier up to the non-Federal award.
(J) See § 200.323.
(K) See § 200.216.
(L) See § 200.322.
Appendix II to Part 200, Title 2 (up to date as of 12/16/2022) Contract Provisions for Non-Federal Entity Contracts Under Fe... 2 CFR Appendix-II-to-Part-200(J)
2 CFR Appendix-II-to-Part-200(L) (enhanced display) page 3 of 3 DocuSign Envelope ID: 169BFE0B-0B42-4AE3-825B-97AE64772F46
Revised
1 Reso No. ______ (CM)
Meeting Date: 011723
RESOLUTION NO. (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE
APPOINTING MEMBERS TO COMMITTEES FOR THE CALENDAR YEAR
2023
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
That members of the City Council of the City of Watsonville are hereby appointed to the following committees for the calendar year 2023:
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
COMMITTEE MEMBER ALTERNATE
Area Agency on Aging of Santa
Cruz and San Benito Counties
Advisory Council
Casey Clark Ari Parker
Association of Monterey
Bay Area Governments
Eduardo Montesino Kristal Salcido
Criminal Justice Council of
Santa Cruz County Joint
Powers Authority Board of
Directors
Eduardo Montesino
Santa Cruz Libraries Facilities
Financing Authority
Ari Parker Kristal Salcido
Central Coast Community
Energy (3CE) Joint Powers
Authority Policy Board of
Directors
Jimmy Dutra Eduardo Montesino
Santa Cruz County Regional
Transportation Commission
Eduardo Montesino Casey Clark
Revised
2 Reso No. ______ (CM)
Meeting Date: 011723
COMMITTEE MEMBER ALTERNATE
Integrated Waste Management
Local Task Force
Eduardo Montesino Will Smith
Tami Stolzenthaler
Danielle Green
Transportation Agency of
Monterey County (TAMC)
Eduardo Montesino
(exofficio member)
Zone 7 Board of Directors
County of Santa Cruz Flood
Control and Water Conservation
District
Vanessa Quiroz-Carter Casey Clark
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1 Reso No. (CM)
Meeting Date: 011723
RESOLUTION NO. __________ (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE
APPOINTING MEMBERS TO THE CITY OF WATSONVILLE LIBRARY
BOARD OF TRUSTEES
(DISTRICT 4)
WHEREAS, Section 910 of the City Charter established a seven member Board of Library Trustees with specific powers and duties; and WHEREAS, Section 902 of the Charter of the City of Watsonville authorizes each member of the Council to appoint one member to each City board or commission subject to approval by resolution of the Council adopted by at least four (4) affirmative votes.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
1. Adopting a Resolution appointing a member to the Library Board of Trustees does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. That Council Member Salcido hereby nominates Jesus Vega for appointment to the Library Board of Trustees (expires November 2026), representing District 4.
3. That Council Member Dutra hereby nominates Melissa Milich for appointment to the Library Board of Trustees (expires November 2024), representing District 6.
3. That the Council hereby approves such appointment.
2 Reso No. (CM)
Meeting Date: 011723
4. That the City Clerk is hereby directed to transmit a copy of this resolution to the newly appointed member and to the Secretary of the Library Board of Trustees. ********************************
1 Reso No. (CM)
Meeting Date: 011723
RESOLUTION NO. __________ (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE APPOINTING MEMBERS TO THE CITY OF WATSONVILLE
PARKS AND RECREATION COMMISSION
[DISTRICTS 3, 4 AND 7]
WHEREAS, Section 911 of the City Charter established a seven member Parks and Recreation Commission with specific powers and duties; and WHEREAS, Section 902 of the Charter of the City of Watsonville authorizes each member of the Council to appoint one member to each City board or commission subject to approval by resolution of the Council adopted by at least four (4) affirmative votes.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
1. Adopting a Resolution appointing a member to the Parks and Recreation Commission does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. That Council Member Orozco hereby nominates Fabian Leonor for appointment to the Parks and Recreation Commission (expires December 2026), representing District 3.
3. That Council Member Salcido hereby nominates Jennifer Schacher for appointment to the Parks and Recreation Commission (expires December 2026), representing District 4.
2 Reso No. (CM)
Meeting Date: 011723
4. That Council Member Parker hereby nominates Emiko Stewart for appointment to the Parks and Recreation Commission (expires December 2026), representing District 7.
5. That the Council hereby approves such appointments.
6. That the City Clerk is hereby directed to transmit a copy of this resolution to the newly appointed members and to the Secretary of the Parks and Recreation Commission.
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1 Reso No. (CM)
Meeting Date: 011723
RESOLUTION NO. __________ (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE
APPOINTING MEMBERS TO THE CITY OF WATSONVILLE PERSONNEL
COMMISSION
[DISTRICTS 4 and 7]
WHEREAS, Section 908 of the City Charter established a seven member Personnel Commission with specific powers and duties; and WHEREAS, Section 902 of the Charter of the City of Watsonville authorizes each member of the Council to appoint one member to each City board or commission subject to approval by resolution of the Council adopted by at least four (4) affirmative votes.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
1. Adopting a Resolution appointing a member to the Library Board of Trustees does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. That Council Member Salcido hereby nominates Shane McKeithson for appointment to the Personnel Commission (expires November 2026), representing District 4.
3. That Council Member Parker hereby nominates Joyce Parr for appointment to the Personnel Commission (expires November 2026), representing District 7.
4. That the Council hereby approves such appointments.
5. That the City Clerk is hereby directed to transmit a copy of this resolution to the newly appointed members and to the Secretary of the Personnel Commission. ********************************
1 Reso No. (CM)
Meeting Date: 011723
RESOLUTION NO. __________ (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE APPOINTING MEMBERS TO THE CITY OF
WATSONVILLE PLANNING COMMISSION
[DISTRICTS 3, 4, 5 AND 7]
WHEREAS, Section 906 of the City Charter established a seven member Planning Commission with specific powers and duties; and WHEREAS, Section 902 of the Charter of the City of Watsonville authorizes each member of the Council to appoint one member to each City board or commission subject to approval by resolution of the Council adopted by at least four (4) affirmative votes.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
1. Adopting a Resolution appointing a member to the Planning Commission does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. That Council Member Orozco hereby nominates Jenni Veitch-Olson for appointment to the Planning Commission (expires November 2026), representing District 3.
3. That Council Member Salcido hereby nominates Martha Victoria Vega for appointment to the Planning Commission (expires November 2026), representing District 4.
2 Reso No. (CM)
Meeting Date: 011723
4. That Council Member Clark hereby nominates Peter Radin for appointment to the Planning Commission (expires November 2026), representing District 5.
5. That Council Member Parker hereby nominates Ed Acosta for appointment to the Planning Commission (expires November 2026), representing District 7.
6. That the Council hereby approves such appointments.
7. That the City Clerk is hereby directed to transmit a copy of this resolution to the newly appointed members and to the Secretary of the Planning Commission.
********************************
1/13/2023 12:21:39 PM
C:\Program Files\eSCRIBE\TEMP\12213453643\12213453643,,,Report - 2nd Amendment PVUSD ELOP.docx Agenda Report
MEETING DATE: Tuesday, January 17, 2023
TO: City Council
FROM: PARKS & COMMUNITY SERVICES DIRECTOR CALUBAQUIB
NICK MEROLLA, RECREATION SUPERVISOR
IMELDA NEGRETE, RECREATION SUPERINTENDENT
THROUGH: CITY MANAGER MENDEZ
SUBJECT: RESOLUTION APPROVING SECOND AMENDMENT TO SITE
SERVICES AGREEMENT / SHORT-TERM BETWEEN THE CITY
OF WATSONVILLE AND THE PÁJARO VALLEY UNIFIED
SCHOOL DISTRICT (PVUSD), TO PROVIDE SERVICES
THROUGH THE DISTRICT’S EXPANDED LEARNING
OPPORTUNITIES PROGRAM FOR FIS
RECOMMENDED ACTION:
Approve Second Amendment to the Site Services Agreement/Short Term between the City of Watsonville and the Pajaro Valley Unified School District, to provide services through the District’s Expanded Learning Opportunities Program for Fiscal Years 2022-2025, adding to the scope of work, increasing compensation in an amount not to exceed $2,220,000; extending the contract term to June 30, 2025; authorizing and directing the City Manager to execute the same; and appropriating $1,920,000 in revenue from PVUSD to City General Fund.
BACKGROUND:
On September 13, 2022, the City approved a Site Service Agreement/Short Term Agreement between the City of Watsonville and the Pájaro Valley Unified School District (PVUSD) in the amount of not to exceed $22,000 to provide before school program through the District’s Extended Learning Opportunities Program (ELOP).
During the same meeting, the City approved a first amendment to the agreement by adding to the scope of work, increasing compensation to the City in the amount not to exceed $300,000 and extending the term of the contract to June 30, 2023.
DISCUSSION:
PVUSD continues to receive state funding to provide district students with enrichment programs in the before and after school hours through ELOP. The current partnership with PVUSD and the City of Watsonville has aided in streamlining these programs and has helped
1/13/2023 12:21:39 PM
C:\Program Files\eSCRIBE\TEMP\12213453643\12213453643,,,Report - 2nd Amendment PVUSD ELOP.docx facilitate serving more students through engaging programs. Given the current success of this collaboration, PVUSD has approached the Parks and Community Services Department in expanding the scope of work to include taking the lead in implementing after school programming at various PVUSD school sites including the teammate support to do so, increasing the number of students enrolled in the school break camps and Saturday day camps, expanding the before school kindergarten program and implementing in-service day (teacher work day) camp programming.
The second amendment includes the following changes to the existing agreement:
Extension of the agreement through June 30, 2025
Additional programs to the scope, including:
o Additional lunch time activity programming
o Administrative oversight of all programs included in the scope, including two (2) fulltime benefited positions.
Pájaro Valley Unified School District obligations are amended to increase compensation to City by $1,920,000 to a total not exceed amount of $2,220,000 STRATEGIC PLAN:
This collaboration continues to support the Strategic Plan goal of 05 - Community Engagement and Well-Being by leveraging resources and strengthening community partnerships through youth programs that build developmental assets and improve the quality of life. Through free youth programming youth are provided with safe places to be out of school, positive role models, and violence and gang prevention.
FINANCIAL IMPACT:
All costs associated with these services will be paid entirely by PVUSD. Revenue and expenditures will be applied as follows:
For Fiscal Year 2022/2023
Revenue: 150-683-5249-00000: $408,000
Expenses:
150-683-7011-09050: $ 91,800
150-683-7021-09050: $205,000
150-683-7533-09050: $ 50,000
Administration Fee: $ 61,2001
1 Per the Agreement, administration fee = 15%
1/13/2023 12:21:39 PM
C:\Program Files\eSCRIBE\TEMP\12213453643\12213453643,,,Report - 2nd Amendment PVUSD ELOP.docx For Fiscal Year 2023/2024
Revenue: 150-683-5249-00000: $800,000
Expenses:
150-683-7011-09050: $185,000
150-683-7021-09050: $350,000
150-683-7533-09050: $145,000
Administration Fee: $120,000
For Fiscal Year 2024/2025
Revenue: 150-683-5249-00000: $1,012,000
Expenses:
150-683-7011-09050: $195,000
150-683-7021-09050: $515,200
150-683-7533-09050: $150,000
Administration Fee: $151,800
ALTERNATIVE ACTION:
The Council could elect not to approve this contract and the services would not be offered.
ATTACHMENTS AND/OR REFERENCES (If any):
None.
Reso No. ______ (CM) 1
Meeting Date: 011723 SWZ ______ RM ______ PCS ______
RESOLUTION NO. (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE APPROVING SECOND AMENDMENT TO SITE
SERVICES AGREEMENT / SHORT-TERM BETWEEN THE CITY OF
WATSONVILLE AND THE PÁJARO VALLEY UNIFIED SCHOOL
DISTRICT (PVUSD), TO PROVIDE SERVICES THROUGH THE
DISTRICT’S EXPANDED LEARNING OPPORTUNITIES PROGRAM FOR
FISCAL YEARS 2022-2025, ADDING TO THE SCOPE OF WORK,
INCREASING COMPENSATION IN AN AMOUNT NOT TO EXCEED
$2,220,000; EXTENDING THE CONTRACT TERM TO JUNE 30, 2025;
AUTHORIZING AND DIRECTING THE CITY MANAGER TO EXECUTE
SAME; AND APPROPRIATING $1,920,000 IN REVENUE FROM PVUSD TO THE CITY’S GENERAL FUND
WHEREAS, on September 13, 2022, the City Council adopted Resolution No. 190-22 (CM) approving a Site Services Agreement / Short-Term with the PVUSD to provide before school programming for kindergarten students through the District’s Expanded Learning Opportunities Program for FY22-23 in an amount not to exceed $22,000; and WHEREAS, at the same meeting, Council adopted Resolution No. 191-22 (CM) approving a First Amendment to Agreement adding to the scope of work, increasing compensation in an amount not to exceed $278,000 and extending the contract term to June 30, 2023; and
WHEREAS, PVUSD has requested to amend the original Agreement to expand services provided; and
WHEREAS, this Second Amendment will add to the scope of work, increase compensation in the amount of $1,920,000 for a cumulative contract amount not to exceed $2,220,000; and extend the contract term from June 30, 2023 to June 30, 2025.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
Reso No. ______ (CM) 2
Meeting Date: 011723
1. Adopting a Resolution approving a second amendment to contract between the City of Watsonville and Pajaro Valley Unified School District does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. This Second Amendment to Agreement between the City of Watsonville and PVUSD, a copy of which is attached hereto and incorporated herein by this reference, is hereby approved.
3. That the City Manager be and is hereby authorized and directed to execute said Amendment for and on behalf of the City of Watsonville with minor revisions that may be approved by the City Manager and the City Attorney.
4. That the budget appropriation of $1,920,000 to the General Fund [0150] is hereby authorized.
***************************************
SECOND AMENDMENT TO SITE SERVICES AGREEMENT
BETWEEN THE CITY OF WATSONVILLE
AND PAJARO VALLEY UNIFIED SCHOOL DISTRICT
THIS SECOND AMENDMENT TO CONTRACT for consultant services is entered into by and between the City of Watsonville ("City") and Pajaro Valley Unified School District (“Consultant”) this 17th day of January, 2023. The City and Consultant agree as follows:
RECITALS
WHEREAS, the City and Consultant have previously executed a Site Services Agreement dated September 13, 2022 (“Agreement”);
WHEREAS, the Consultant has added additional tasks to the work program causing additional cost and time to the project completion; and WHEREAS, the amendment to the Site Services Agreement is in the best interest of the City of Watsonville.
NOW, THEREFORE, the City and the Consultant agree that the Agreement shall be amended as follows:
1. Section 1 is hereby amended to add the following sentence:
" In addition to the performance of those services specified in detail in Exhibit "A" of the Contract, Consultant shall perform the additional services specified in detail in Exhibit "1," entitled SECOND AMENDMENT TO SCOPE OF SERVICES, which is attached hereto and incorporated herein."
2. Exhibit A, Scope of Services, attached to the Agreement is hereby amended to delete the last sentence in the first paragraph and replace that sentence to read as follows:
“Program will commence on August 15, 2022 and will follow the PVUSD student instructional calendar, with the end date of June 30, 2025.”
3. Section 1.1 is hereby amended to provide an additional amount of compensation of One Million Nine Hundred Twenty Thousand Dollars ($1,920,000) for professional services and shall be deleted and replaced in its entirety to read as follows:
“District compensation to the Contractor shall not exceed $2,220,000 (Two Million Two-Hundred Twenty Thousand Dollars and no cents) inclusive of any costs or expenses paid or incurred by Contractor in performing the Services. Payment shall be made for all undisputed amounts within thirty (30) days after the Contractor submits a detailed invoice to the District’s Accounts Payable Department for Services actually performed.”
All other terms and conditions of the Agreement dated January 17, 2023 as amended, shall remain in full force and effect.
IN WITNESS WHEREOF, the parties hereto have executed this Second Amendment to Consultant Services Contract the day and year first hereinabove written.
CITY OF WATSONVILLE PAJARO VALLEY UNIFIED SCHOOL
DISTRICT
By___________________________ By_______________________________ Rene Mendez, City Manager Richard Arellano, Purchasing Director
ATTEST:
By___________________________
Irwin I. Ortiz, City Clerk
APPROVED AS TO FORM:
By____________________________
Samantha W. Zutler, City Attorney
EXHIBIT "1"
SECOND AMENDMENT TO SCOPE OF SERVICES
The City of Watsonville Parks and Community Services Department will be collaborating with the Pajaro Valley Unified School District (PVUSD) in providing:
1. A before school program for Transitional kindergarten and kindergarten students ● Follows PVUSD academic calendar
● Held at City facilities and/or at various PVUSD schools
2. Lunchtime Activities
● Monday - Friday from 11:30am - 1:30pm
● Follows PVUSD academic calendar
● Held at various PVUSD middle schools
3. Afterschool Extended Learning Programs
● Follows PVUSD academic calendar
● Held at various PVUSD elementary and middle schools
4. Saturday Day Camps
● Saturdays from 8:00 am to 6:00 pm
● Dates to be determined with PVUSD
● Held at City facilities and/or at various PVUSD schools
5. School Break Camps
● Dates: PVUSD Teacher In Service Dates, PVUSD Holiday Closures ● 8:00am - 6:00pm
● Held at City facilities and/or at various PVUSD schools Pajaro Valley Unified School District Responsibilities:
Before School Program
● Enroll students
● Provide breakfast for registered participants
● Provide transportation from program site to school
● Facility and recreational area to be provided by PVUSD if program is held at PVUSD schools
Lunch Time Activities
● Provide a designated space for programs
Extended Learning Program
● Enroll students in program
Saturday Day Camps
● Refer students to City of Watsonville camps.
School Break Camps
● Refer students to City of Watsonville camps.
● Confirm with the City the number of students that will attend at least three weeks prior to commencement of camp.
City Responsibilities:
● Provide dedicated staffing to ensure safety of patrons during programming, fieldtrips, transportation, and elsewhere.
● Provide general assistance to PVUSD for implementation of these programs. ● Develop curriculum for each program including planning, staffing, and budgets. ● Provide dedicated Administrative oversight of programs.
Before School Program
● Provide a before school program and all necessary facilities, staffing according to ratios listed below and materials for up to transitional kindergarten and kindergarten students at City facilities or at various PVUSD elementary schools with a schedule that follows the PVUSD student instructional calendar.
● Serve breakfast to registered participants.
● Provide academic and enrichment programming as required by program funding.
Lunch Time Activities
● Provide enrichment activities during the lunch period at assigned schools. ● Provide two teammates during the lunchtime period.
Extended Learning Program
● Provide staffing, as requested, to assist PVUSD staff in programs. ● Provide site management, as requested, to oversee the Extended Learning program at assigned school site(s), including curriculum development and implementation, staffing coordination with school site staff and student/parent communications.
Saturday Day Camps
● Provide daily camp programming and all necessary facilities, staffing and materials on dates approved by PVUSD to TK-6th grade students.
● PVUSD will be billed additionally for proposed activities, upon PVUSD approval.
School Break Camps
● Provide daily camp programming and all necessary facilities, staffing and materials for participants during PCS’s Winter Break Camp, Spring Break Camp and Summer Break Camp.
Teammate to Student Ratios and Administrative Staffing
● For all programs, the City of Watsonville Parks and Community Services Department strives to maintain appropriate teammate to child ratios as required by American Camp Association (ACA) standards. The following ratios will be followed at all programs. PVUSD will be billed according to number of teammates scheduled in order to comply with ratios.
Teammates working in ratio will typically be City employed Recreation Leaders or Senior Recreation Leaders.
○ Ages 4 to 5 One (1) Teammate for every six campers
○ Ages 6 to 8 One (1) Teammate for every eight campers
○ Ages 9 to 14 One (1) Teammate for every ten campers
○ Ages 15 to 17 One (1) Teammate for every twelve campers ● Site management services for the Extended Learning Program requires one fulltime benefited Recreation Specialist per site, to be employed by the City. ● The scope of this contract requires one fulltime benefited Recreation Coordinator, to be employed by the City.
Compensation
Staffing
PVUSD shall pay the City to provide staffing as outlined above under “Teammate to Student Ratios and Administrative Staffing” according to City payrates at time of service and inclusive of all benefits and taxes.
Program Materials and Services
PVUSD shall pay City for the cost of all materials and contract services required to fulfill the scope of work.
City Vehicle Use (as needed)
City Vehicles may be used to transport students in 9-passenger vans. Vehicle use will be charged as $55 per day per use of van, plus the Federal mileage reimbursement rate.
Use of City Facilities
There will be no fees charged for use of City facilities for programs included in this scope.
Administrative Fees
All services, except for School Break Camps, will be billed based on actual time and materials, with an additional 15% for Administrative Costs.
Billing
Services will be billed to PVUSD every three months.
1 Reso No. (CM)
Meeting Date: 011723
RESOLUTION NO. _____ (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE
NOMINATING PROVIDENCE MARTINEZ ALANIZ FOR APPOINTMENT TO
THE HOUSING AUTHORITY BOARD OF COMMISSIONERS OF THE
COUNTY OF SANTA CRUZ AS THE AT-LARGE REPRESENTATIVE FOR THE CITY OF WATSONVILLE, FOR A TERM ENDING FEBRUARY 10, 2027 WHEREAS, on September 27, 2022, the City Council adopted Resolution No. 203-22 (CM) nominating Providence Martinez Alaniz for appointment to the Housing Authority Board of Commissioners of the County of Santa Cruz as the at-large representative for the City of Watsonville for a term ending February 10, 2023; and WHEREAS, Providence Martinez Alaniz would like to continue serving on the Housing Authority Board.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
1. Adopting a Resolution nominating a member to the Housing Authority does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. That Providence Martinez Alaniz is hereby nominated for appointment to the Housing Authority Board of Commissioners of the County of Santa Cruz as the atlarge representative for the City of Watsonville, for a term starting upon her appointment to the Board starting February 11, 2023, and ending February 10, 2027.
3. That the Council hereby approves such appointment.
4. That the City Clerk is hereby directed to transmit a copy of this Resolution to the nominated member and to the Board of Supervisors of Santa Cruz County. ********************************
1 Reso No. (CM)
C:\Program Files\eSCRIBE\TEMP\15585430185\15585430185,,,COUNTY OF SANTA CRUZ LATINO AFFAIRS COMMISSION.docx bvf 1/13/2023 3:58:59 PM
RESOLUTION NO.__________ (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE NOMINATING MEMBER TO THE COUNTY OF SANTA
CRUZ LATINO AFFAIRS COMMISSION
WHEREAS, the Board of Supervisors of the County of Santa Cruz established the Latino Affairs Commission and has requested that the City Council of the City of Watsonville nominate two (2) at-large members.
WHEREAS, Council Member Rebecca Garcia was currently serving as an at-large member, which term expires on April 1, 2023; and
WHEREAS, Council Member Garcia’s term on the City Council expired on December 13, 2022.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
1. Adopting a Resolution nominating a member to the Latino Affairs Commission does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. That Council Member Kristal Salcido is hereby nominated by Council to the County of Santa Cruz Latino Affairs Commission, which term will end April 1, 2023, coinciding with the term for County Supervisorial District 5.
3. That the City Clerk is hereby directed to transmit a copy of this Resolution to the person nominated and to the Board of Supervisors of Santa Cruz County. ********************************
1 Reso No. (CM)
Meeting Date: 01/17/23
RESOLUTION NO. __________ (CM)
RESOLUTION NOMINATING COUNCIL MEMBER VANESSA QUIROZCARTER FOR APPOINTMENT TO THE PÁJARO VALLEY COMMUNITY
HEALTH TRUST BOARD OF DIRECTORS
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
1. Adopting a Resolution nominating a member to the Pajaro Valley Health Trust does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. That Vanessa Quiroz-Carter, a member of the City Council of the City of Watsonville, is hereby nominated to the Pájaro Valley Community Health Trust Board of Directors for a two-year term commencing on January 18, 2023.
3. That the City Clerk is hereby directed to transmit a copy of this resolution to the Pájaro Valley Community Health Trust.
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1 Reso No. (CM)
C:\Program Files\eSCRIBE\TEMP\2112527028\2112527028,,,APPOINTMENTS TO PAJARO REGIONAL FLOOD MANAGEMENT AGENCY JOINT EXERCISE OF POWERS BOARD OF DIRECTORS.docx
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RESOLUTION NO. __________ (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE
APPOINTING COUNCIL MEMBER PARKER AND COUNCIL MEMBER
QUIROZ-CARTER AS ALTERNATE TO THE PÁJARO REGIONAL FLOOD
MANAGEMENT AGENCY JOINT EXERCISE OF POWERS BOARD OF
DIRECTORS
WHEREAS, on or about January 19, 2021, the Council adopted Resolution No. 39-21 (CM) approving the Joint Exercise of Powers Agreement establishing the Pájaro Regional Flood Management Agency between the City of Watsonville, the County of Santa Cruz, the County of Monterey, Santa Cruz County Flood Control and Water Conservation District, and Monterey County Water Resources Agency; and WHEREAS, Section 4.01 (Governing Body of the Agency) of Article IV (Organization and Governance) of the Pájaro Regional Flood Management Agency Joint Exercise of Powers Agreement requires the City Council to appoint a Member to the Board of Directors and appoint an alternate from among the appointing authority’s members to serve in their absence; and
WHEREAS, the appointed Board Member shall hold office for one (1) year commencing with the first Board meeting of each calendar year provided, however, that the first Chairperson, Vice Chairperson, and Secretary appointed shall hold office from the date of their appointment to the second January 1st thereafter to avoid initial terms of less than a year, pursuant to Section 4.08 (Officers) of Article IV (Organization and Governance) of the Pájaro Regional Flood Management Agency Joint Exercise of Powers Agreement.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
2 Reso No. (CM)
C:\Program Files\eSCRIBE\TEMP\2112527028\2112527028,,,APPOINTMENTS TO PAJARO REGIONAL FLOOD MANAGEMENT AGENCY JOINT EXERCISE OF POWERS BOARD OF DIRECTORS.docx
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1. Adopting a Resolution appointing members to the Pájaro Regional Flood Management Agency does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. That Council Member Parker is hereby appointed to the Pájaro Regional Flood Management Agency Joint Exercise of Powers Board of Directors and shall serve at the pleasure of the City Council.
3. That Council Member Quiroz-Carter is hereby appointed alternate to the Pájaro Regional Flood Management Agency Joint Exercise of Powers Board of Directors and shall serve at the pleasure of the City Council.
4. That the City Clerk is hereby directed to transmit a copy of this resolution to the Pájaro Regional Flood Management Agency Joint Exercise of Powers Board of Directors.
********************************
1 Reso No. (CM)
Meeting Date: 011723
RESOLUTION NO. __________ (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE
APPOINTING COUNCIL MEMBER QUIROZ-CARTER TO SERVE ON THE
SANTA CRUZ COUNTY YOUTH ACTION NETWORK
WHEREAS, the Santa Cruz County Youth Action Network (YAN) is a newly reformed initiative (formerly known as the Youth Violence Prevention Network) that is building a multi-sector collaborative of youth, adult allies, community partners, stakeholders, and youth-serving organizations across Santa Cruz County to increase youth voice and youth leadership in local decision making; and WHEREAS, local officials will serve as champions to support and advise youth leaders and adult allies within the YAN Steering Committee; and WHEREAS, Mayor Montesino would like to formally request the appointment of Council member Quiroz-Carter to serve on the Santa Cruz County Youth Action Network.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
1. Adopting a Resolution appointing a member to the Youth Action Network does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. That Council Member Vanessa Quiroz-Carter is hereby appointed to the Santa Cruz County Youth Action Network as a jurisdictional representative, and shall serve at the pleasure of the City Council.
3. That the City Clerk is hereby directed to transmit a copy of this resolution to the Santa Cruz County Youth Action Network Coordinator. ********************************
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C:\Program Files\eSCRIBE\TEMP\205839895\205839895,,,Report - Appointment of Youth Reps.docx Agenda Report
MEETING DATE: Tuesday, January 17, 2023
TO: City Council
FROM: PARKS & COMMUNITY SERVICES DIRECTOR CALUBAQUIB
NICK MEROLLA, RECREATION SUPERVISOR
CELESTE CARRILLO, TEEN LIBRARIAN
THROUGH: CITY MANAGER MENDEZ
SUBJECT: RESOLUTION APPOINTING SANDRA MEDEL AS THE YOUTH
REPRESENTATIVE TO THE LIBRARY BOARD OF TRUSTEES
AND IZABELLA BRANDON AS THE YOUTH
REPRESENTATIVE TO THE CITY OF WATSONVILLE PARKS
AND RECREATION COMMISSION
RECOMMENDED ACTION:
Adopt a Resolution appointing Sandra Medel as the Youth Representative to the Library Board of Trustees and Izabella Brandon as the Youth Representative to the Parks and Recreation Commission.
BACKGROUND:
Prior to the COVID-19 Pandemic, both the Parks and Community Services and Library Departments had facilitated youth advisory groups – the Youth Action Council for Parks and Teen Advisory Board for the Library. In an effort to provide a meaningful and valuable experience for participating youth, both Departments expressed interest in re-establishing those groups and agreed that a combined youth advisory group could be mutually beneficial and align well with each Department’s strategic goals to collaborate with other City Departments.
The Parks and Community Services and Library Departments were also tasked with creating youth representatives for the Parks and Recreation Commission and the Library Board of Trustees. These youth positions will serve in an advisory and non-voting capacity, representing the perspectives, concerns and needs of Watsonville Youth to the respective Commissions.
DISCUSSION:
A new Teen Action Council has been created and the two Departments began to accept applications from community youth in July 2022. New Teen Action Council Members were
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C:\Program Files\eSCRIBE\TEMP\205839895\205839895,,,Report - Appointment of Youth Reps.docx selected after completing a formal application, including a required letter of recommendation, and interview process.
The City of Watsonville Public Library and Parks and Community Services Departments would like to welcome the following youth leaders to the Teen Action Council:
Anahi Cortez-Jacobo, Treasurer
Andrea Roman-Fernandez, Secretary
Elizabeth Provi, Co-Chair
Izabella Brandon, Parks and Recreation Commission Representative Jocelyn Quintana, Activities Chair
Ruby Romero-Maya, Co-Chair
Sandra Medel, Library Commission Representative
The Teen Action Council is poised to begin addressing issues facing local Watsonville youth around Justice, Equity, Diversity, Inclusion and substance use. The Teen Action Council is also working with our city’s Community Development Department in leading youth-led roundtable discussions to be adopted into the 2050 General Plan. These roundtable discussions will empower not only the Teen Action Council Members to gain knowledge and insight into how city planning works, but also feel empowered to use their voice to advocate for their community. Furthermore, the Teen Action Council will also connect and engage with other youth lead initiatives like the Pajaro Valley Prevention and Student Assistant (PVPSA), the Santa Cruz County Youth Action Network, and others.
During the orientation meeting, our Teen Action Council Members developed their mission statement and delegated positions amongst the members. Positions are effective through August 31, 2023. Staff recommends that the City Council appoint Sandra Medel as the Youth Representative to the Library Board of Trustees and Izabella Brandon as the Youth Representative to the Parks and Recreation Commission.
STRATEGIC PLAN:
This program continues to support the Strategic Plan goal of 05 - Community Engagement and Well-Being by leveraging resources and strengthening community partnerships through youth programs that build developmental assets and improve the quality of life. Through free youth programming youth are provided with safe places to be out of school, positive role models, and violence and gang prevention.
FINANCIAL IMPACT:
Funding for the Teen Action Council is included in the current Library and Parks and Community Services Department budgets.
ALTERNATIVE ACTION:
The Council could elect to:
Not appoint the named individuals as Youth Representatives to the Commissions, or Appoint other individuals as Youth Representatives to the Commissions ATTACHMENTS AND/OR REFERENCES (If any):
None.
1 Reso No. (CM)
Meeting Date: 01/17/23
RESOLUTION NO. (CM)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE APPOINTING SANDRA MEDEL AS THE YOUTH
REPRESENTATIVE TO THE LIBRARY BOARD OF TRUSTEES AND
IZABELLA BRANDON AS THE YOUTH REPRESENTATIVE TO THE
CITY OF WATSONVILLE PARKS AND RECREATION COMMISSION
WHEREAS, Section 906 of the Charter of the City of Watsonville established a seven-member Library Board of Trustees and Parks and Recreation Commission with specific powers and duties; and
WHEREAS, the City of Watsonville desires to appoint Youth Representatives to the Library Board of Trustees and Parks and Recreation Commission to represent the perspectives, concerns and needs of Watsonville Youth to the respective Commissions; and
WHEREAS, these youth representatives will serve in an advisory and nonvoting capacity.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
1. Adopting a Resolution appointing youth representatives to City Commissions does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.
2. That the Teen Action Council hereby nominates Sandra Medel for appointment as the Youth Representative to the Library Board of Trustees (term expires August 31, 2023).
3. That the Teen Action Council hereby nominates Izabella Brandon for
2 Reso No. (CM)
Meeting Date: 01/17/23
appointment as the Youth Representative to the Parks and Recreation Commission (term expires August 31, 2023).
4. That the Council hereby approves such appointments.
5. That the City Clerk is hereby directed to transmit a copy of this resolution to the newly appointed Representatives and to the Secretaries of the Library Board of Trustees and Parks and Recreation Commission.
********************************
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C:\Program Files\eSCRIBE\TEMP\19474038104\19474038104,,,Report - Crocker's Lockers 70 Nielson St.docx Agenda Report
MEETING DATE: Meeting Date
TO: City Council
FROM: COMMUNITY DEVELOPMENT DIRECTOR MERRIAM
PRINCIPAL PLANNER MEEK
THROUGH: CITY MANAGER MENDEZ
SUBJECT: MITIGATED NEGATIVE DECLARATION & APPROVAL OF
PLANNED DEVELOPMENT OVERLAY DISTRICT, SPECIFIC
DEVELOPMENT PLAN & SPECIAL USE PERMIT WITH DESIGN
REVIEW FOR THE CONSTRUCTION SELF-STORAGE UNITS &
MANAGER’S APARTMENT AT 70 NIELSON STREET (APN 015-
111-49
RECOMMENDED ACTION
The Planning Commission adopted Resolution Nos. 19-22 (PC) and 20-22 (PC), recommending that the City Council: (a) adopt a Mitigated Negative Declaration and (b) approve a Planned Development (PD) Overlay District, (c) Specific Development Plan and Special Use Permit with Design Review to allow the construction of the 1,072 self-storage units and manager’s apartment on a 4.4± acre site located at 70 Nielson Street (APN 015-111-49).
BASIC PROJECT DATA
Application: 1656
Location: 70 Nielson Street
APN: 015-111-49
Lot Size: 4.4± acre
Project: The project proposes to construct 1,072 self-storage units and one two-story manager’s office with an apartment above on a 4.4± acre site located at 70 Nielson Street. Overall development includes installing new landscaping, fencing, stormwater facilities, trash enclosures, and signage. The proposed development includes new onsite circulation consisting of drive aisles ranging in width from 25'-0" to 32'-0" and 22 parking stalls (located mainly along the drive aisles). The applicant has requested the establishment of a PD Overlay District to allow for parking stall reductions and a Special Use Permit to allow a miniPage 470 of 965
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C:\Program Files\eSCRIBE\TEMP\19474038104\19474038104,,,Report - Crocker's Lockers 70 Nielson St.docx warehouse facility within the existing IP Zoning District. A Design Review and Specific Development Plan are also required for the project.
General Plan: Industrial
Zoning: Industrial Park (IP)
Surrounding: Industrial in the IP Zoning District (north & east), Public/Quasi-Public in the Institutional (N) Zoning District (south), and Transportation, Communication, and Utilities in the Public Facilities (PF) Zoning District (west) Existing Use: Parking lot
Proposed: Mini-storage facility and manager’s unit
Surrounding: Light industrial, hospital, municipal airport Flood Zone: The project site is not within a 100-year floodplain.
Airport Zones: The project is located within Airport Safety Zones 2, 5, and 6.
CEQA Review: An Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared for this project, in accordance with the provisions of the California Environmental Quality Act (CEQA). The public comment period ended August 12, 2022, and was extended to August 26, 2022, to allow receipt of a comment letter by the California Department of Fish and Wildlife.
Applicant: Ed Boersma, 5 Meadowbrook Lane, Danville, CA 94526 Property Owner: Ted Crocker, 9502 Alder Court, Carmel, CA 93923
DISCUSSION
Planning Commission Meeting and Public Comment
On December 6, 2022, the Planning Commission considered all written and verbal evidence regarding this application at a public hearing, where several members of the public spoke, generally in support of the Project. A Watsonville Pilots Association (WPA) representative commented that while a warehouse is appropriate for this location, the City cannot approve the project based on the WPA’s contentions that airport land use compatibility policies must be incorporated into any General Plan (not simply the 2030 General Plan or subsequent update) prior to basing any land use decisions. The commenter referenced a letter, dated December 5, 2022, submitted earlier (Attachment 3) which reiterates many of the same points made in the WPA’s comment letter on the IS/MND (Attachment 2.9 and 2.10). No new issues or information was provided during the Planning Commission public hearing. The Planning Commission voted 6-0 (one member was absent) in favor of the project.
Planning Commission Deliberation and Action
The Planning Commission had a variety of comments and questions about the project, including the following:
Clarification on site egress.
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C:\Program Files\eSCRIBE\TEMP\19474038104\19474038104,,,Report - Crocker's Lockers 70 Nielson St.docx Clarification on the PD Overlay District which would allow for flexible design development, specifically to allow reduced onsite parking for the project. Clarification on the history of the use of the site, which has been a vacant parking lot for a substantial amount of time.
Clarification regarding the onsite drainage plan and amount of impervious surfaces. Justification for reduced on-site parking spaces.
Clarification regarding indemnification for the City as a condition of approval. Clarification whether other projects could be viable on the project site and the limitations of types of use due to proximity to the Airport.
Staff discussed these items with the Commission during the public hearing (Attachment 1; video recording). Following discussion, a motion was made and seconded to recommend making an approval of the environmental document and the project entitlements to the City Council, with the conditions proposed by staff and the mitigation measures in the draft Mitigated Negative Declaration. The Commission voted 6-0 (with one Commissioner absent) to recommend approval to the City Council.
Should the City Council wish to approve the project, the Council would adopt a Mitigated Negative Declaration and approve the project entitlements. These actions are described further in this staff report.
Project Information and Analysis
The staff report to the Planning Commission includes a detailed description of the existing setting and proposed project (see pages 5-9). The project involves the construction of a self-storage facility with 1,072 storage units in 149,796± square feet of building area and would be staffed with one full-time employee. The project consists of seven (7) new, detached structures:
Buildings A through F and a manager’s building. As shown in Figure 1, Buildings A, B, E, F, and the manager’s building would be located along the perimeter of the project site. Buildings C and D would be centrally located within the interior of the subject property. The proposed buildings are one or two stories and range in height from approximately 12 to 29 feet.
The staff report to the Planning Commission also provides a discussion of the following:
The project’s consistency with General Plan goals and policies, including Aviation Facilities and Airport Compatibility (see pages 12-14); The project’s consistency with all development regulations within the IP Zoning District, per approval of the requested PD Overlay District (see pages 14-15); The project’s consistency with the California Airport Land Use Planning Handbook (Caltrans, 2011), including with respect to established criterial concerning appropriate height, use, noise, safety, density and intensity for Airport Safety Zones to ensure future development is compatible with airports (see pages 16-20 and Response to Comments); Analysis of noise, site access and traffic safety, parking and circulation, lighting, and drainage and runoff (see pages 20-22); and
Preparation of an IS/MND and Responses to Comments & Errata for the project, in accordance with CEQA (see pages 23-24).
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C:\Program Files\eSCRIBE\TEMP\19474038104\19474038104,,,Report - Crocker's Lockers 70 Nielson St.docx FIGURE 1 Proposed Site Plan
Source: Cubix Construction LLC, Crocker’s Lockers Site Plan, Sheet 1A, 10/18/2022 Required Findings
The proposed project may be granted provided the City Council makes the required findings for the following requested entitlements:
Mitigated Negative Declaration (PRC § 21081.6; Cal. Code Regs. § 15074) Planned Development Overlay District (WMC § 14-16.2508) Special Use Permit (WMC § 14-12.513)
Design Review Permit (WMC § 14-12.403)
Actions
The actions for consideration by the City Council consist of first acting on the IS/MND prepared for the project and then acting on the requested project entitlements, as follows:
Adopt a Resolution adopting the Mitigated Negative Declaration for the project on a 4.4± acre site located at 70 Nielson Street, Watsonville, California (APN 015-111-49); and adopting concurrently a Mitigation Monitoring and Reporting Program for the project, in accordance with CEQA;
Adopt an Ordinance establishing a PD Overlay District on APN 015-111-49; Adopt a Resolution approving a Specific Development Plan/Special Use Permit with Design Review and Environmental Review (App. No. 1656) to allow the construction of the Crocker’s Lockers Project of 1,072 self-storage units with a manager’s apartment on the subject site.
Conclusion
The proposed PD Overlay District, Specific Development Plan and Special Use Permit with Design Review and Environmental Review would allow the construction of the 1,072 self-storage
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C:\Program Files\eSCRIBE\TEMP\19474038104\19474038104,,,Report - Crocker's Lockers 70 Nielson St.docx units and manager’s apartment on a 4.4± acre site located at 70 Nielson Street (APN 015-111- 49). The project is consistent with the General Plan and Zoning Ordinance with approval of the requested PD Overlay District and would help accomplish multiple goals, policies, and implementation measures in the City’s General Plan. Mini-warehouse facilities provide a service for the community and the proposed project is complementary with existing land uses nearby.
The project design is consistent with the City’s Design Review findings. An Initial Study has been prepared for the project in accordance with the provisions of CEQA, which provides substantial evidence that the project would not have a significant effect on the environment. The Planning Commission considered all written and verbal evidence regarding this application at a public hearing, and adopted Resolution Nos. 19-22 (PC) and 20-22 (PC) in support of the Project. Therefore, staff recommends that the City Council (1) adopt the Mitigated Negative Declaration, (2) establish the PD Overlay District, and (3) approve the Specific Development Plan and Special Use Permit with Design Review, subject to findings and conditions.
STRATEGIC PLAN
The purpose of the City of Watsonville’s 2021-2023 Strategic Plan is to help the City prioritize its efforts, allocating both fiscal and human resources to achieve a shared vision and goals. The 2021-2023 Strategic Plan identifies seven long-range priorities concerning housing, fiscal health, infrastructure and environment, economic development, community engagement and wellbeing, public safety, and efficient and high performing government.
The close proximity to the Airport limits the development potential of the project site. While the project would create few long-term employment opportunities, development of the project site would provide construction jobs and result in increased property taxes. The proposed project is in harmony with the overall intent of the City’s General Plan goals and policies, including those pertaining to land use compatibility, design, site improvement, and airport compatibility and public safety.
FINANCIAL IMPACT
The improvements to the site would be assessed by the County Assessor's Office and result in increased property taxes. A portion of the property tax for site would be allocated to the City, in accordance with Proposition 13 and Revenue and Taxation Code section 95 et seq.
The project applicant would be required to pay development impact fees at either the time of issuance of building permits or certificate of occupancy for the manager’s apartment. These onetime fees paid to the City by developers are used, for instance, to offset the additional cost of extending public services to a site along with partially funding road improvement projects.
ALTERNATIVE ACTION
The City Council shall decide whether to approve, conditionally approve, or deny the application and shall take separate actions on the environmental review and project entitlements. The Council may choose to not adopt the Mitigated Negative Declaration and/or deny the requested entitlements for project approval, provided that the Council provides substantial evidence contrary to making required findings. There are a number of possible scenarios for actions the City Council may take, which are listed below.
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C:\Program Files\eSCRIBE\TEMP\19474038104\19474038104,,,Report - Crocker's Lockers 70 Nielson St.docx
1. The City Council, in the exercise of its independent judgment as the decision-making body for the City of Watsonville as Lead Agency, makes and adopts findings in compliance with the requirements of CEQA regarding the Mitigated Negative Declaration.
2. The City Council makes and adopts findings to approve or deny the requested project entitlements (Planned Development Overlay, Specific Development Plan and Special Use Permit with Design Review).
3. In response to public testimony, the City Council may modify the conditions of approval to address issues raised during the hearing.
4. If the City Council determines that the project is not consistent with the General Plan and/or the Zoning Code and therefore cannot make required findings for one or more of the requested project entitlements, the City Council may provide direction to staff on developing new findings to deny the project.
REFERENCES
Caltrans. 2011. California Airport Land Use Planning Handbook. Prepared by the State of California Department of Transportation, Division of Aeronautics. Accessible at:
https://dot.ca.gov/programs/aeronautics/airport-land-use-planning City of Watsonville. 1994. Watsonville 2005 General Plan. Accessible at:
https://www.cityofwatsonville.org/160/2005-General-Plan
ATTACHMENTS
1. December 6, 2022 Planning Commission public hearing minutes
2. December 6, 2022 Planning Commission meeting packet, consisting of the staff report to the Planning Commission and the following attachments:
2.1. Site and Vicinity Map
2.2. Plan Set and Color Board (October 18, 2022)
2.3. Renderings
2.4. Comparable self-storage facilities with limited parking
2.5. Parking Reduction Justification (October 13, 2020)
2.6. Summary of the City’s PCR Requirements
2.7. Stormwater Control Plan (May 12, 2021)
2.8. FAA Letter Hazard to Air Navigation (February 25, 2022)
2.9. Initial Study/Mitigated Negative Declaration (July 13, 2022)
2.10. Responses to Comments & Errata (October 2022)
2.11. Acoustical Terminology
2.12. Letter from William P. Parkin representing the WPA (Dec. 5, 2022)
3. Resolution No. 19-22 (PC)
4. Resolution No. 20-22 (PC)
UNADOPTED MINUTES 4.A.
1 M I N U T E S
REGULAR MEETING OF THE PLANNING COMMISSION
OF THE CITY OF WATSONVILLE
December 06, 2022 6:02 PM
In accordance with City policy, all Planning Commission meetings are recorded on audio and video in their entirety and are available for review in the Community Development Department (CDD). These minutes are a brief summary of action taken.
1. ROLL CALL
Vice-Chair Lucy Rojas, Commissioners Ed Acosta (Arrived at 6:05pm), Daniel Dodge, Anna Kammer, Brando Sencion, and Jenni Veitch-Olson were present.
Chairperson Veronica Dorantes-Pulido was absent.
A. Motion to excuse absent Planning Commissioners (If any) MOTION: It was moved by Commissioner Dodge, seconded by Veitch-Olson, and carried by the following vote to excuse Chairperson Veronica Dorantes-Pulido.
AYES: COMMISSIONERS: Dodge, Kammer, Rojas, Sencion,
Veitch-Olson
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Acosta, Dorantes-Pulido
Staff members present were Assistant City Attorney Denise S. Bazzano, Assistant Chief of Police Thomas Sims, Community Development Director Suzi Merriam, Principal Planner Justin Meek, Associate Planner Sarah Wikle, Administrative Analyst Maria Elena Ortiz, Executive Assistant Celia Castro, Permit Technician Valentina Avila, and City Interpreter Carlos Landaverry.
2. PLEDGE OF ALLEGIANCE
Vice-Chair Rojas led the Pledge of Allegiance.
3. PRESENTATIONS & ORAL COMMUNICATIONS
A. ORAL COMMUNICATIONS FROM THE PUBLIC
None
B. ORAL COMMUNICATIONS FROM THE COMMISSION
None
4. CONSENT AGENDA
Attachment 1
UNADOPTED MINUTES 4.A.
2 A. MOTION APPROVING MINUTES OF NOVEMBER 1, 2022 REGULAR MEETING
PUBLIC INPUT
None
MOTION: It was moved by Commissioner Kammer, second by Commissioner Sención, and carried by the following vote to approve the Consent Agenda:
AYES: COMMISSIONERS: Acosta, Kammer, Rojas, Sención
Veitch-Olson
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Dorantes-Pulido
5. PUBLIC HEARINGS
A. SPECIAL USE PERMIT WITH ENVIRONMENTAL REVIEW (PP2022-50), FOR THE ESTABLISHMENT OF A BREWERY AND TAPROOM (TYPE 23 ABC
LICENSE) WITH LIVE ENTERTAINMENT AND FOR THE TRANSFER OF AN ON-SALE BEER AND WINE LICENSE (TYPE 41 ABC LICENSE) TO NEW
OWNERSHIP FOR AN EXISTING RESTAURANT WITH BEER AND WINE SALES, LOCATED AT 410 RODRIGUEZ STREET/30 WEST BEACH STREET (APN 018-641-08), FILED BY VIDA JUICE, INC., APPLICANT, ON BEHALF OF
PROPERTY OWNER, PAJARO WALL STREET INN, LLC AND FINDING
PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
1) Staff Report
Staff report was given by Associate Planner Sarah Wikle. 2) Planning Commission Clarifying & Technical Questions In answering Commissioner Dodge, suggested live entertaining permit be for a yearly basis. In further answering Commissioner Dodge, regarding security ordnance. Associate Planner Sarah Wikle clarifies Security Company need to obtain a business license as a condition for application.
Commissioner Dodge inquired about the parking garage maintenance, hours of the parking garage and business. Community Development Director Suzi Merriam clarified a meeting was held with the City Manager regarding the parking garage.
Commissioner Dodge question to Assistant Chief of Police Thomas Sims, calls of service evaluated and are not defined on existing business, and does not limit current applicant to get license. In further answering Commissioner Dodge asked how the number of calls are defined. Assistant Chief of Police Thomas Sims notes all calls are evaluated in the geographical area and determine if it’s a Attachment 1
UNADOPTED MINUTES 4.A.
3 product of business that is currently there or not, this does not limit current applicant to obtain permit.
Commissioner Sencion hours of operation being dictated from city or owner.
Associate Planner Sarah Wikle clarifies the hours of operation were provided to staff by owner. Further explaining the hours of operation were used for conformance with the alcohol ordinance, and hours do comply. In further answering Commissioner Sencion, will there need to be security during a community event, since it is low risk. Associate Planner Sarah Wikle states no security is needed, typically only for live entertainment and dancing events.
Assistant Chief of Police Thomas Sims clarifies they will work with management to determine the needs of the event, some may require security to be present others will not.
Commissioner Kammer is restaurant currently operating and do they serve alcohol. In answering Associate Planner Sarah Wikle, the previous owners had a beer and wine sales permit in 2019, this permit is being transferred over to the new ownership.
Vice-chair Rojas part of the review is done for the sensitive uses. In answering Associate Planner Sarah Wikle clarifies alcohol ordinance has been defined as public parks, schools and other sensitive uses where families or children may be present, buffer of three hundred feet. Associate Planner Sarah Wikle further explained a type 41 of on sale beer and wine, where minors are allowed and alcohol is sold with food and is not a convenience store. Breweries are exempt from this as they are low risk outlets for ABC’s and city code purposes.
Vice-chair Rojas what are the plans for the patio, will it be used and if so, how.
In answering Associate Planner Sarah Wikle states the patio will be used for the restaurant purposes and sales of beer and wine for remaining portion of patio. 3) Applicant Presentation
Presentation was given by applicant Felipe Ornelas thanked Abe for being patient with them and Associate Planner Sarah Wikle for presenting their project.
Been in business previously and have been looking for an opportunity for growth.
Watsonville has been one of the locations they have dreams of being in to bring more income to the community. States they are family oriented and would like kids to come to the brewery for the entertainment. The taproom is for meetings, socializing and the restaurant for families.
4) Planning Commission Clarifying & Technical Questions Commissioner Sencion hours of operation from seven a.m. to ten p.m. In answering Applicant Felipe Ornelas clarifies they would like to serve breakfast but first would like to take a handle of the current situation. Community Development Director Suzi Merriam clarifies hours of operation are required in the conditions of approval and recommend applicants ask for maximum, because if hours need to be extended the Planning Commission has to review again.
Attachment 1
UNADOPTED MINUTES 4.A.
4 Vice-Chairperson Rojas business plan mentions Buena Vista has donated to various causes, which organizations that the applicant has partnered with or invested in the community. In answering Applicant Felipe Ornelas mentioned their location in Santa Cruz was very limited and their community presence was very little. Further explain they have donated their beer, money or gift certificates to give back to the community. Applicant Felipe Ornelas goes on to mention they participated in Wine and Roses, and Fork to Table in Watsonville.
Vice-Chairperson Rojas pilot brewery, and teaching others. In answering Applicant Felipe Ornelas states they partnered up with a team from Salinas and allowed them to use their brewery and techniques for growth and knowledge.
Applicant Felipe Ornelas believes helping one another expands the growth of breweries.
5) Public Hearing
Vice-Chairperson Rojas opened the Public Hearing.
Ken Thompson mentioned he has been an intern at Vida Juice they have mentored him as a future business owner, he is in favor of the new establishment.
Adrian Miguel Angel Reynoso Ortega is in support of Vida Juice, and believes there is more to the community than agriculture. Breweries bring in financial support for the community, jobs, places to relax, keeps income local. Vida Juice has a vision of where the location wants to go and Vida Juice does not lack experience.
Mireya Gomez Contreras Deputy Director of Arts Santa Cruz County, supports the potential and economic development that Vida Juice can bring over time and can have an area for parents to wait for their children. Chuck and Felipe sound to be thoughtful and responsible to these new ideas, and are coming together for the community.
Jerry Garcia is in favor of the brewery, and is excited to see Felipe and Chucks dream come true and have outside sources coming to support the community.
Josh Muller spoke favorably about the item.
Martha Victoria Vega –District 2 in favor and thanks Felipe and Chuck for investing in the community, and knows it will bring revenue to the city.
Richard Martinez executive chef spoke favorably about the item.
Hearing no further comments, Vice-Chairperson Rojas closed the Public Hearing.
6) Appropriate Motion (s)
Attachment 1
UNADOPTED MINUTES 4.A.
5 MAIN MOTION: It was moved by Commissioner Dodge, seconded by Commissioner Kammer, to approve the following resolution:
RESOLUTION NO. 18-22 (PC)
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
WATSONVILLE, CALIFORNIA, APPROVING A SPECIAL USE PERMIT WITH ENVIRONMENTAL REVIEW (PP2022-55) TO ALLOW FOR THE
ESTABLISHMENT OF A 4,317± SQUARE-FOOT BREWERY AND TAPROOM (TYPE 23 ABC LICENSE) WITH LIVE ENTERTAINMENT IN AND FOR THE TRANSFER OF AN ON-SALE BEER AND WINE LICENSE (TYPE 41 ABC LICENSE) TO NEW OWNERSHIP FOR AN EXISTING 3,580± SQUARE-FOOT RESTAURANT AND 1,351± SQUARE-FOOT OUTDOOR PATIO AREA WITH BEER AND WINE SALES LOCATED AT 410 RODRIGUEZ STREET/30 WEST BEACH STREET (APN 017-641-08), WATSONVILLE, CALIFORNIA AND
FINDING PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
7) Deliberation
Commissioner Kammer spoke in support of the item in the various way it will help the community.
Commissioner Veitch-Olson spoke favorably about the item.
Commissioner Dodge spoke in support of the item and welcomed the applicant to the community and community events.
Commissioner Sencion spoke favorably about the item and the business package they have to offer.
Commissioner Acosta spoke favorably about the item.
Vice-Chairperson Rojas thanked the applicant for being there and is excited for what this brewery has to offer the community.
8) Chair calls for a vote on motion(s)
AYES: COMMISSIONERS: Acosta, Dodge, Kammer, Rojas,
Sencion, Veitch-Olson
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Dorantes-Pulido
Prior to the hearing of item 5.B, the Planning Commission recessed at 7:16 p.m.
The Planning Commission meeting resumed at 7:18 p.m.
B. PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL FOR
ADOPTION OF A MITIGATED NEGATIVE DECLARATION AND APPROVAL OF Attachment 1
UNADOPTED MINUTES 4.A.
6 A PLANNED DEVELOPMENT OVERLAY DISTRICT, SPECIFIC DEVELOPMENT
PLAN AND SPECIAL USE PERMIT WITH DESIGN REVIEW TO ALLOW THE CONSTRUCTION OF 1,072 SELF-STORAGE UNITS AND MANAGER’S
APARTMENT ON A 4.4± ACRE SITE LOCATED AT 70 NIELSON STREET (APN 015-111-49)
1) Staff Report
Staff report was given by Principal Planner Justin Meek. 2) Planning Commission Clarifying & Technical Questions Commissioner Veitch-Olson inquired about vehicular access off Nielson Street.
In answering Commissioner Veitch-Olson’s inquiry, Principal Planner Justin Meek clarified that there is a main entrance for patrons visiting the site and a secondary entrance for providing emergency access, if needed.
Commissioner Dodge inquired about the Watsonville 2005 General Plan. In answering Commissioner Dodge’s inquiry, Principal Planner Justin Meek confirmed that any land use decisions would be based on the 2005 General Plan and not the 2030 General Plan.
In response to Commissioner Dodge’s inquiry about the purpose of a PD Overlay District, Principal Planner Justin Meek clarified that it is considered an overlay or combining district with the underlining zoning district and would change the site’s zoning to IP/PD. PDs are often applied to residential projects to allow for flexible design standards. For this project, the applicant requests a reduction in the City’s parking standards for mini-warehouses, because applying them would result in 150+ spaces. Since many of these spaces were not in use, the applicant has applied for a planned development for the purpose of modifying the required number of parking spaces for the project.
In response to Commissioner Dodge’s inquiry about the site, Principal Planner Justin Meek confirmed that the site was developed as a parking lot for use by the former business across the street and has not been used since the industrial use was closed many years ago.
In response to Commissioner Dodge’s inquiry about airport issues and how the project would fit in the community, Principal Planner Justin Meek noted the applicant believes there is a market for additional storage units and that this is a reason why he would like to invest in this property.
In response to Commissioner Dodge’s questions concerning the specific development plan and drainage, Principal Planner Justin Meeks clarified the site along Freedom Boulevard is lower than the street level. Principal Planner Justin Meek further noted that the amount of new impervious surface area compared to the existing impervious surface area would be less by about 10,000 square feet.
Attachment 1
UNADOPTED MINUTES 4.A.
7 In response to Commissioner Dodge’s inquiry concerning the effect of the minimum required number of parking spaces would have on the overall size of the project, Principal Planner Justin Meek confirmed that without the parking reduction, the applicant would have had to provide the 150+ parking spaces. This would result in a significant change to the project, as the applicant would have to propose fewer units to make room for the required number of parking spaces.
Vice-Chair Rojas inquired about whether the indemnification provision is related the building process only or in perpetuity for covering any liability for any incident that could occur. In response, Principal Planner Justin Meek clarified that it is in relation to the project approval, not necessarily in perpetuity to the operation of the project itself. Principal Planner Justin Meek further noted, were this project to be approved, and were the Pilots Association or any other entity wish to challenge the project, they would do so in court and the applicant would defend the City. Assistant City Attorney Denise S. Bazzano confirmed this statement and added that an indemnity provision is a standard condition of approval.
In response to Vice-Chair Rojas question concerning how long the parking lot has been unused and what other projects might be viable at the site, Principal Planner Justin Meek confirmed the site has been vacant for many years and that he had not heard of other applicants coming forward to proposed projects for the site. He further stated that since the site is in airport safety zones 2 and 5, it would be hard to propose a project that has office space or light industrial type development because one would not be able to build a building of any significant size to utilize the premise. In further answering, Principal Planner Justin Meek noted one of the reasons why staff supports this project is due to the significant limitations on what could be done with this land because of its proximity to the airport. As mentioned previously, mini-storages are conditionally permitted uses in industrial zones, but that does not mean the City would support them in all areas of the City. Principal Planner Justin Meek noted this is why he spoke to the general plan policies regarding whether or not the project aligns with economic development, which call for more job generating and higher intensity land uses in industrial zones. Principal Planner Justin Meek commented that [type of development] is not appropriate for this site.
3) Applicant Presentation
Presentation was given by applicant Ed Boersma, who thanked the Commissioners in advance for their consideration of this project and appreciation for staff and in particular Justin Meek for his professionalism and thoroughness.
Mr. Boersma introduced Developer, Ted Crocker, who has done numerous developments in Watsonville over the years. Mr. Boersma note that Mr. Crocker and his brother are pioneers in the self-storage industry and have been pilots at the Airport, which provides a unique perspective for this site and the challenges it faces. Further clarifying the need for self-storages in the community, Mr.
Boersma commented that they have prepared professional market studies confirming that Watsonville is uniquely underserved. Mr. Boersma further noted that the community is paying fifty percent higher rates for storage in Watsonville Attachment 1
UNADOPTED MINUTES 4.A.
8 than they do in San Jose. This project will help alleviate this condition by bringing more supply to the community.
Ed Boersma stated there is a reason why we see self-storage near airports, because it is the appropriate use there, noting its low intensity and stating it is the lowest traffic generating use. Mr. Boersma commented that he and Ted Crocker have 40 years of experience in the [self-storage] industry. Mr. Boersma noted that the proposed facility will likely have anywhere from three to five tenants at a given time, less than the intensity calculations that were prepared for the project. The applicant concluded by noting that he accepts the conditions of approval.
4) Planning Commission Clarifying & Technical Questions In response to Commissioner Dodge’s question about why the applicant has chosen the City of Watsonville, Ed Boersma noted that Ted Crocker constructed his first storage unit in Watsonville and would like to provide another storage unit to serve the community. Market studies show Watsonville is an underserved community, which results in high rents that make it attractive to develop selfstorage here.
Commissioner Acosta spoke favorably about the item, and agreed it is a good site for a storage unit.
In response to Commissioner Veitch-Olson’s question about security concerns and measures that would be implemented, Ed Boersma noted that the property will have video surveillance, a resident manager onsite, and gated access control.
Vice-Chairperson Rojas inquired about information on job creation, contributions the business will make to the community, and how the project would impact the community positively. In answering, Ed Boersma shared there will be some jobs during construction but not many during the operation of the facility. Self-storage facilities tend to create two to three jobs—i.e., a manager, relief manager, and maintenance worker. Mr. Boersma commented that while the project would not create a high intensity of jobs, given the safety concerns with regard to the airport, this is a positive. Mr. Boersma noted that they would make provisions for the police department, fire department, and the boys and girls club to get a complimentary unit—i.e., Ted Crocker tries to be community minded in those regards.
In response to Vice-Chairperson Rojas inquiry about using local business and labor during construction and ongoing maintenance, Ed Boersma stated the general contractor, who is based in the Bay Area, would seek local subcontractors for many of the trades and ongoing maintenance. 5) Public Hearing
Vice-Chairperson Rojas opened the Public Hearing.
Attachment 1
UNADOPTED MINUTES 4.A.
9 Ryan Ramirez, Santa Cruz County resident, private pilot and tenant at the Airport, and member of the Watsonville Pilot Association (WPA), stated that, “I have to agree that the storage facility at this location is perfect for being near the airport.” Mr. Ramirez expressed opposition to the project based on the letter the WPA’s attorney William Parkin sent on December 5, 2022. Mr. Ramirez stressed that the “WPA is very invested and very serious in ensuring the enforcement of the prior two judgements against the City regarding the development in the Airport Influence Area.” Mr. Ramirez noted that the WPA is currently in litigation with the City regarding the approval of the townhouse project at 547 Airport Boulevard, and that the WPA is prepared to do the same regarding the storage facility. Mr. Ramirez commented that a lawsuit should not be necessary, as a storage facility is appropriate for the site. However, Mr. Ramirez stressed that the “WPA wants the City to come in compliance with federal law, state law, and with the two priors Superior Court judgements and that specifically is for the City to apply the California Airport Land Use Handbook into its mandatory provisions, into its general plan, which it has not done yet.”
Martha Victoria Vega, Watsonville resident, spoke favorably about the project.
Ms. Vega mentioned the Watsonville Pilot Association is always opposed to any project, and believes there needs to be a balance between the airport and property owners to be able develop their land. Ms. Vega noted that the WPA blocks the development of needed housing. Ms. Vega expressed opposition to an impending lawsuit on the project.
Ted Crocker, property owner, commented that he has built hundreds of projects around California and other states. Mr. Crocker shared background on selecting the site and stated that he is anxious to get started and thinks the City will be proud of the project.
Hearing no further comments, Vice-Chairperson Rojas closed the Public Hearing.
6) Appropriate Motion (s)
MAIN MOTION: It was moved by Commissioner Dodge, seconded by Commissioner Acosta, to approve the following resolution:
RESOLUTION NO. 19-22 (PC)
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
WATSONVILLE, CALIFORNIA, RECOMMEND THE CITY COUNCIL ADOPT
A RESOLUTION APPROVING A PLANNED DEVELOPMENT OVERLAY
DISTRICT, SPECIFIC DEVELOPMENT PLAN AND SPECIAL USE PERMIT, DESIGN REVIEW AND ENVIRONMENTAL REVIEW (APP. NO. 1656) TO
ALLOW THE CONSTRUCTION OF THE CROCKERS LOCKERS PROJECT
OF 1,072 SELF-STORAGE UNITS WITH A MANGERS APARTMENT ON A
4.4± ACRE SITE LOCATED AT 70 NIELSON STREET, WATSONVILLE, CALIFORNIA (APN 015-111-49)
Attachment 1
UNADOPTED MINUTES 4.A.
10 RESOLUTION NO. 20-22 (PC)
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
WATSONVILLE, CALIFORNIA, RECOMMENDING THE CITY COUNCIL
ADOPT A MITIGATED NEGATIVE DECLARATION (APP. NO. 1656) FOR THE CROCKERS LOCKERS PROJECT ON A 4.4± ACRE SITE LOCATED AT 70 NIELSON STREET, WATSONVILLE, CALIFORNIA (APN 015-111-49); AND
RECOMMENDING THE CITY COUNCIL ADOPT CONCURRENTLY A
MITIGATION MONITORING AND REPORTING PROGRAM FOR THE
PROJECT, IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT
7) Deliberation
Commissioner Dodge noted that this is not a final decision but a recommendation of approval to City Counsel. Commissioner Dodge further commended that the the FAA letter provides supportive evidence in supporting approval of the motion to recommend approval to City Council.
Commissioner Veitch-Olson thanked Principal Planner Justin Meek for his work on this project to ensure the City follows all of its due diligence and thanked Mr.
Crocker for his continued investment in the community. Commissioner VeitchOlson states this is a collaborative and creative solution to a vacant parking lot. 8) Chair calls for a vote on motion(s)
AYES: COMMISSIONERS: Acosta, Dodge, Kammer, Rojas,
Sencion, Veitch-Olson
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Dorantes-Pulido,
6. REPORT OF THE SECRETARY
Community Development Director Merriam gave her report. She thanked everyone for their services this year and hopes to see them all in January. Wishes everyone a safe and happy holidays.
7. ADJOURNMENT
Vice-Chairperson Rojas adjourned the meeting at 8:18 PM. The next Planning Commission meeting is scheduled for Tuesday, January 10, 2023, at 6:00 PM ________________________ ________________________________ Suzi Merriam, Secretary Vice-Chair Lucy Rojas, Chairperson Planning Commission Planning Commission
Attachment 1
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx Agenda Report
MEETING DATE: Meeting Date
TO: Planning Commission
FROM: COMMUNITY DEVELOPMENT DIRECTOR MERRIAM
PRINCIPAL PLANNER, JUSTIN MEEK, AICP
THROUGH: CITY MANAGER MENDEZ
SUBJECT: PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
FOR ADOPTION OF A MITIGATED NEGATIVE DECLARATION AND
APPROVAL OF A PLANNED DEVELOPMENT OVERLAY DISTRICT,
SPECIFIC DEVELOPMENT PLAN AND SPECIAL USE PERMIT WITH
DESIGN REVIEW TO ALLOW THE CONSTRUCTION OF 1,072 SELFSTORAGE UNITS AND MANAGER’S APARTMENT ON A 4.4± ACRE SITE LOCATED AT 70 NIELSON STREET (APN 015-111-49)
RECOMMENDED ACTION
Staff recommends that the Planning Commission (a) adopt a Resolution recommending that the City Council adopt a Mitigated Negative Declaration and (b) adopt a Resolution recommending that the City Council approve a Planned Development Overlay District, Specific Development Plan and Special Use Permit with Design Review to allow the construction of the 1,072 selfstorage units and manager’s apartment on a 4.4± acre site located at 70 Nielson Street (APN 015-111-49).
BASICE PROJECT DATA
Application: 1656
Location: 70 Nielson Street
APN: 015-111-49
Lot Size: 4.4± acre
Project: The project proposes to construct 1,072 self-storage units and one two-story manager’s office with an apartment above on a 4.4± acre site located at 70 Nielson Street. Overall development includes installing new landscaping, fencing, stormwater facilities, trash enclosures, and signage. The proposed development includes new onsite circulation consisting of drive aisles ranging in width from 25'-0" to 32'-0" and 22 parking stalls (located mainly along the drive aisles). The applicant has requested the establishment of a PD Overlay District Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx to allow for parking stall reductions and a Special Use Permit to allow a miniwarehouse facility within the existing IP Zoning District. A Design Review and Specific Development Plan are also required for the project.
General Plan: Industrial
Zoning: Industrial Park (IP)
Surrounding: Industrial in the IP Zoning District (north & east), Public/Quasi-Public in the Institutional (N) Zoning District (south), and Transportation, Communication, and Utilities in the Public Facilities (PF) Zoning District (west) Existing Use: Parking lot
Proposed: Mini-storage facility and manager’s unit
Surrounding: Light industrial, hospital, Municipal Airport Flood Zone: The project site is not within a 100-year floodplain.
Airport Zones: The project is located within Airport Safety Zones 2, 5, and 6.
CEQA Review: An Initial Study/Mitigated Negative Declaration has been prepared for this project, in accordance with the provisions of the California Environmental Quality Act (CEQA). The public comment period ended August 12, 2022, and was extended to August 26, 2022, to allow receipt of a comment letter by the California Department of Fish and Wildlife.
Applicant: Ed Boersma, 5 Meadowbrook Lane, Danville, CA 94526 Property Owner: Ted Crocker, 9502 Alder Court, Carmel, CA 93923
BACKGROUND
On January 15, 2021, the City provided Ed Boersma a pre-application letter (No.857) for the construction of 1,072 self-storage units on a 4.4± acre site located at 70 Nielson Street.
On May 25, 2021, Ed Boersma, applicant, applied for a Planned Development and Special Use Permit/Specific Development Plan with Design Review and Environmental review to allow construction of the mini-warehouse facility (Crocker’s Lockers).
On June 8, 2021, the project was referred to the Watsonville Airport Advisory Committee.
On July 16, 2021, Staff provided the applicant an incomplete letter outlining issues that needed to be addressed for moving forward with the project.
On October 12, 2021, the applicant submitted revised plans in response to the incomplete letter.
On November 12, 2021, the application was deemed complete.
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx On December 6, 2021, the applicant entered into a reimbursement agreement with the City of Watsonville for preparation of an Initial Study/Mitigated Negative Declaration for the project. The draft Initial Study and proposed Mitigated Negative Declaration were available for a 30‐day review period beginning July 13, 2022 and ending August 12, 2022; requested by the California Department of Fish and Wildlife, the review period was extended to August 26, 2022.
PROCESS
Planned Development Overlay District and Special Use Permit The purpose of the Planned Development (PD) Overlay District is to provide a technique to foster development plans for eligible lands which serve public objectives more fully than development plans permitted under conventional zoning regulations; and to establish criteria for identifying those parcels of land which are eligible for the special procedures available for creative development plans requiring special review and approval procedures.
The PD District is an “overlay” or “combining” district which is placed over or covers an existing base residential, commercial, or industrial districts.1 The PD Overlay District shall be designated by the use of the letters PD following the underlying zoning designation. The regulations of the underlying district may be superseded, modified or amended upon approval of the planned development as provided in Part 25 of WMC Chapter 14-16. A PD Overlay District may provide for modifications on district regulations, where appropriate, in areas such as building setbacks, building height, lot area, parking, and use. WMC § 14-16.2503.
The Planning Commission shall review the request for the establishment of a PD Overlay District and make a recommendation to the City Council, which shall review the matter at a public hearing and establish the PD Overlay District by ordinance. After adoption of a PD Overlay District, a Special Use Permit issued by the City Council shall be required for any and all uses in a PD Overlay District. An application for a Special Use Permit in a PD Overlay District shall include and be accompanied by a Specific Development Plan which, if approved by the City Council, shall become a part of the Use Permit. The recommendation by the Planning Commission, adoption by Ordinance of a PD Overlay District by the City Council, and issuance of a Special Use Permit by the City Council after adoption of a PD Overlay District shall in each instance be passed by at least five affirmative votes.
Before recommending or approving any PD Overlay District and related development plan, the Planning Commission and the City Council shall make the findings set forth in WMC Section 14-
16.2508.
The purpose of the Special Use Permit is to ensure the proper integration of uses which, because of their special nature, may be suitable only in certain locations or zoning districts or only if such uses are arranged or designed in a particular manner. WMC § 14-12.500. This special review shall be for the purpose of determining that the proposed use is, and will continue to be, compatible with surrounding, existing, or planned uses; and for the further purpose of
1 See American Planning Association “Property Topics and Concepts” website for more information on overlay zoning, https://www.planning.org/divisions/planningandlaw/propertytopics.htm#Overlay.
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx establishing such special conditions as may be necessary to ensure the harmonious integration and compatibility of uses in the neighborhood and with the surrounding area. WMC § 14-12.501 Design Review
All new construction, exterior remodeling, additions, or changes in use requiring additional parking, which involve structures used for multi-family residential, commercial, industrial or public purpose are subject to Design Review. WMC § 14-12.400. No Building Permit shall be issued for a development subject to Design Review until a Design Review Permit has been approved in accordance with WMC Chapter 14-12 and conditions of approval have been met.
When considering applications for Design Review, the Planning Commission shall evaluate the impact of the Design Review on and its compatibility with surrounding properties and neighborhoods to ensure the appropriateness of the development and make the findings set forth in WMC Section 14-12.403. The findings for a Design Review Permit are substantially similar to those required for Special Use Permits.
Environmental Review
The California Environmental Quality Act requires local and state governments to consider the potential environmental effects of a project before making a decision on it. CEQA’s purpose is to disclose the potential impacts of a project and suggest methods to minimize those impacts so that decision-makers will have full information upon which to base their decision. Below is a summary of key provisions for the consideration and adoption of a negative declaration or mitigated negative for a project.
1. Consideration prior to approval. Prior to approving a project, the decision-making body shall consider the proposed negative declaration or mitigated negative declaration together with any comments received during the public review process.
2. Standard. The decision-making body can adopt the negative declaration or mitigated negative declaration only if it finds there is no substantial evidence that the project will have a significant effect on the environment.
3. The Record. The lead agency is to specify the location of the documents and materials constituting the record.
4. Mitigation Monitoring and Reporting. When adopting a mitigated negative declaration, the lead agency must also adopt a program for reporting or monitoring the changes it has required or made conditional on approval.
STANDARD OF REVIEW & APPEAL PROCESS
Whether a particular decision is adjudicative or legislative determines the requirements to support the decision. Legislative decisions involve the adoption of broad policies applicable to many situations (for example, general plan and zoning amendments). Legislative decisions generally require few, if any, findings.
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx Adjudicative (or “quasi-judicial”) decisions, on the other hand, are not policy decisions.
Adjudicative/quasi-judicial decisions apply already adopted policies or standards to individual cases, such as a variance or conditional use permit application. Adjudicative/quasi-judicial decisions are based on evidence and must always be supported by findings.2
The proposed Planned Development is a legislative decision as it involves amending Zoning Map with a PD Overlay District for the site. This legislative decision requires certain findings, as set forth in WMC Section 14-12.708 and WMC Section 14-16.2508.
The remaining decisions before the Planning Commission—a Special Use Permit/Specific Development Plan with Design Review—are adjudicative/quasi-judicial decisions and require findings, either for denial, or as recommended, for approval and be supported by substantial evidence. Toigo v Town of Ross (1998) 70 Cal App 4th 309.
If the Planning Commission’s decision is appealed, the City Council will consider whether the action taken by the Planning Commission was erroneously taken and may sustain, modify or overrule Planning Commission’s action. In order for the Planning Commission’s decision to be overturned on appeal, the City Council must find that the action taken by the Planning Commission was erroneous and inconsistent with the intent of the Zoning District regulations that regulate the proposed action. WMC § 14-10.1106.
A lawsuit is required to challenge a Council’s decision. A reviewing court will consider whether an adjudicative/quasi-judicial decision by the Council was supported by adequate findings.
Courts scrutinize adjudicative/quasi-judicial decisions closely. An action may be overturned if the City (1) exceeded its authority, (2) failed to provide a fair hearing, or (3) or made a decision not supported by substantial evidence (also called “a prejudicial abuse of discretion”).
Another important difference between legislative and adjudicative/quasi-judicial decisions on appeal is the substantial evidence standard: in weighing evidence of what happened at the Council meeting, courts go beyond whether a decision was “reasonable” (the legislative standard). Courts reviewing adjudicative/quasi-judicial decisions look to make sure the decision is supported by substantial evidence. Denied applicants argue that there is no substantial evidence to support the decision. Cities usually assert there is substantial evidence to support the decision and rely on (1) the written words in the staff findings, (2) the statements and letters presented at the hearing, and (3) the words of the Planning Commission or Council.
DISCUSSION
Existing Site
The 4.4± acre project site is roughly rectangular-shaped and developed as a parking lot with landscaping and two driveways off Nielson Street. The parking lot is used and gates restrict access. The site is mostly flat, with a moderate slope in a southerly/southwesterly direction.
Curb, gutter, sidewalk, and mature landscaping with ten- to 50-foot tall trees surround the site
2 Quasi-judicial decisions require the decision-making body to take evidence and use its judgment to make factual as well as legal determinations about whether a particular property or project meets the standards established by the land use ordinance.
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx along Nielson Street and Airport Boulevard. The lot contains landscaped medians with lighting, including 176 trees; three are located just outside the property line at the northwest side. Tree types include pine, eucalyptus, cedar, and Chinese pistache.
The site is nearby to the Watsonville Municipal Airport and is within three Airport Safety Zones:
the Inner Approach/Departure (Zone 2), Sideline (Zone 5), and Traffic Pattern (Zone 6), as defined in the California Airport Land Use Planning Handbook (Caltrans, 2011) for the Airport.
The area is developed with a mix of commercial, industrial, and quasi-public uses. Surrounding uses include an existing construction yard to the north (595 Airport Boulevard), light industrial to the east (26 through 42 Hangar Way), Watsonville Community Hospital to the south (75 Nielson Street), and Watsonville Municipal Airport to the west.
FIGURE 1 Aerial view of the project site and surrounding area Source: Watsonville GIS Viewer, 2021
Nielson Street is a local street with a speed limit of 25 miles per hour (mph). It is approximately 40 feet wide with one travel lane in each direction; on-street parking is generally permitted on both sides of the street. Airport Boulevard to the west, has a posted speed limit of 45 mph and is approximately 60 feet wide with two travel lanes in each direction. Sidewalks exist on both sides of Nielson Street and Airport Boulevard.
Proposed Project
The project involves new construction of a self-storage facility with 1,072 storage units in 149,796± square feet of building area and would be staffed one full-time employee. The project consists of seven (7) new, detached structures, Buildings A through F and a manager’s building.
Three of the proposed structures would be two stories and four structures would be one story.
See table 1 below for a breakdown of the number of stories, building size, and number of storage units by building.
Project Site
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx TABLE 1 Building Information
Building # of Stories Size (sf) # of Units
A 1 13,717 86
B 1 13,700 84
C 1 13,200 84
D 2 59,400 453
E 1 4,800 12
F 2 42,580 353
Manager’s Bldg. 2 2,360 N/A
Buildings A, B, E, F, and the manager’s building would be located along the perimeter of the project site. Buildings C and D would be centrally located and within the interior of the subject property. Buildings A, B and part of E would be along street frontages.
FIGURE 2 Airport Safety Zones overlain on the proposed Site Plan Source: Watsonville GIS View, 2021
As shown on Figure 2, Buildings A, C and a portion of E would be located within Airport Safety Zone 2. As indicated in Table 1, these structures will be one story in height. Portions of Buildings D, E and F would be located within Airport Safety Zone 5. Building B, the manager’s building and the remaining portions of Buildings D and F would be located within Airport Safety Zone 6.
Aside from Building B, these remaining buildings are proposed to be two stories in height.
The following is a detailed description of each building:
Building A. Building A would be a one-story, L-shaped structure located at the southwest corner of the project site at Airport Boulevard and Nielson Street. Building A would contain 86 storage units in a building approximately 12 feet in height with architectural façade elements facing the street ranging in height between 14'-6" to 18'-6". The portion of the structure fronting Airport Boulevard would be approximately 33'-0" wide by 240'-0" Zone 2 Zone 5 Zone 6
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx long. The portion of the structure fronting Nielson Street would be approximately 40'-0" wide by 170'-0" long. The building would be set back approximately 25 feet from Airport Boulevard and a minimum of 35 feet from Nielson Street, widening to a larger setback at the southwest corner of the project site, to include a bioretention area and monument sign. All structures would incorporate façade step backs along portions of each structure that face street frontages. The project includes a variety of materials and finishes including 7' tall tube steel fencing, a concrete tilt-up wall, stucco siding, a steel trellis, and metal lattice for vines. Finishes are comprised of sand finish stucco siding, corrugated metal, faux wood tile, steel awnings, cultured stone and tube steel trellises and decorative lighting. Colors include light tan, charcoal gray, and sand. Building B. Building B would be a one-story structure, located east of Building A, front along Nielson Street, and contain 84 storage units in a building approximately 12 feet in height with architectural façade elements facing the street ranging in height between 14'- 0" and 16'-6". The structure would be approximately 50'-0" wide by 270'-0" long and set back approximately 25 feet from Nielson Street. The structure would incorporate façade step backs along portions of the structure that face the street and include a variety of finishes including decorative lighting, sand finish stucco siding, corrugated metal, faux wood tile, steel awnings, tube steel trellises, and 7' tube steel fencing. Building C. Building C would be a one-story, centrally located structure, approximately 85'-0" wide by 160'-0" long and contain 84 storage units. The maximum height would be 12'-0". (Please note that the applicant elected to reduce the height of Building C from two stories to one to ensure that any structure within Airport Safety Zone 2 is only one level.) Building D. Building D would be a two-story, centrally located structure, approximately 90'-0" wide by 340'-0" long and contain 190 storage units on the first level and 263 storage units on the second level for a total of 453 storage units. The maximum height would be 23'-0".
Building E. Building E would be a one-story structure, set back 10 feet from the north property line and north of Building A. The western façade of Building E would front along Airport Boulevard. The structure would be 32'-0" wide by 150'-0" long, contain 12 storage units and have a maximum height of 10'-2¼" next to a wall 13'-9" tall. Building F. Building F would be a two-story, L-shaped structure located at the northeast corner of the project site. Building F would contain 233 storage units on the first level and 120 storage units on the second level for a total of 353 storage unites. The maximum height would be 22'-3".
Manager’s Building. The two-story Manager’s Building would be located east of the primary entrance/exit, fronting along Nielson Street and would include a fenced patio area. The structure would be a maximum of 29'-0" tall, the tallest structure on the project site, and setback from Nielson Street approximately 34 feet. The first floor of the Manager’s Building would include a public entry area, reception/waiting area, office, back office, restroom, a one-car garage and interior stairs to the second level. The second Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx floor would be the residential quarters for the storage facility manager and include a foyer, kitchen, living room, den, bedroom, bathroom and entry to the residence from an exterior stair along the east wall of the structure.
Other key project components are as follows:
Airport Land Use Compatibility. Buildings A and C would be fully contained in Airport Safety Zone 2 which is located on the western portion of the site. The proposed buildings are approximately 12 feet in height and architectural elements facing the street at the maximum height are 18'-6" tall. Building E would run along the northwestern border of the site and straddle Airport Safety Zones 2 and 5. Building D would be centrally located on site and be in Airport Safety Zones 5 and 6. Building F frames Building D and runs along the northern and eastern border of the site, also in Safety Zones 5 and 6. Building B would run along the southern portion of the site and be entirely in Airport Safety Zone 6.
Wall heights in Safety Zones 5 and 6 would range between 11' and 23'-0". Zone 6 would also include the manager’s unit, at the southern portion of the lot; wall heights for the manager’s unit would range from 23' to 29'.
Access and Traffic Safety. Two driveways off Nielson Street would access the storage units and vehicle parking spaces. The western driveway would serve as the main entry into the facility. This driveway would be relocated approximately 50 feet to the east of its existing location and reconstructed at 28 feet wide. In its new location, the main entry would be located approximately 300 feet east of the crosswalk on the east leg of the intersection with Airport Boulevard. The driveway on the eastern portion of the lot would be gated and would provide as a secondary entrance for people with storage units. The driveway at the eastern portion of Nielson Street would be replaced with a new driveway 24 feet wide. Emergency vehicles would enter through the main vehicle entry and exit via the secondary driveway (Attachment 2, sheet 7).
Parking and Circulation. New onsite circulation would consist of drive aisles ranging in width from 25 to 32 feet to provide access to the storage units and 22 parking spaces, located throughout the site and along the drive aisles. One disabled parking space would be provided in front of the office and another parking space would be provided within the garage of the manager’s building for the onsite manager. Drainage and Runoff. The project would create and/or replace more than 22,500 square feet of impervious surfaces to the project site. The proposed drainage facilities and postconstruction features include dividing the site into two drainage management areas (DMAs) and directing runoff from impervious surfaces (e.g., roof, hardscape, parking areas) to bioretention basins. The project would result in 148,555± square feet (3.41 acres) of impervious surfaces, a 9,892± square-foot net reduction from existing conditions. Stormwater runoff would be treated by two aboveground bioretention basins at the southwest and southeast portions of the site. These basins have a combined area of 6,680± square feet and would be incorporated into the landscaping along Nielson Street (Attachment 2, sheet C4).
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx Utilities. The proposed project would connect to existing water, wastewater, storm drainage, electricity, and telecommunication infrastructure. Water service, wastewater treatment, stormwater management, and solid waste collection are provided by the City. Trash Enclosure. A 24-square-foot trash enclosure would be located east of the Manager’s Building.
Lighting. The project would include wall mounted lights, as well as a single 20-foot-tall light standard at the western driveway. Lighting fixtures include one pole-mounted light fixture at the main entrance, 66 interior facing LED wall lights, six wall sconces at the manager’s building, four exterior facing LED downlights, and four downward casting security lights. The Photometric Site Plan provides the anticipated light intensity (Attachment 2, sheet E2).
Landscaping. Additional site improvements would include a variety of low to medium, water use shrubs and ground cover along the site’s perimeter. Eight fern pine trees would be planted along the northern perimeter and six dwarf apple trees will be planted near the eastern entrance. Low water use shrubs and ground cover would be planted along the perimeter of the site, with an emphasis on the east and southern portions along Airport Boulevard and Nielson Street. Two bioretention basis will be incorporated into the landscaped areas at the southeast and southwest portions of the site, and include plant species such as Juncus patens and Chondropetalum tectorum (Attachment 2, sheet L1). Fencing. Screening the north and east facing exterior would be 10- to 13-foot concrete walls framing buildings E and F. A small portion at the northern perimeter would consist of a 7-foot concrete wall with 4' tube steel fencing on top. The south and west facing exteriors would include 8-foot tube steel fencing at the ends of buildings A and B. A 7- foot-tall tube steel fence would be constructed at the main entrance (Attachment 2, sheet 3A).
Signage. The project includes a 10' long by 6'-9" tall, including the base, monument sign, located at the corner of Airport Boulevard and Nielson Street, at the southwest corner of the project site. The base would be constructed of cast-in-place concrete with faux stone veneer and the sign with clear anodized aluminum. Key features of the monument sign include a faux stone base to tie into the wainscot on the buildings with acrylic letters that are pushed through cut outs so they stand proud of the face. The monument sign is designed to avoid the glare of light from a typical translucent face, and instead to create a subtle halo effect around the letters as light is emitted through the translucent sides or edges of the script (Attachment 2, sheet 6).
Tree Removal & Retention. The project would result in the removal 125± trees.
Approximately 51 trees would be retained, primarily in the landscaped area bordering Airport Boulevard and Nielson Street. No trees would be located within a public right-ofway (Attachment 2, sheet T1).
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx Cut & Fill. The project proposes approximately 22,383 cubic yards (CY) of cut, and 331 CY of fill (Attachment 2, sheet C2). The excess 22,052 CY of cut would be hauled offsite to be used at another local site. The grading, cuts, and fills require the issuance of a grading permit.
General Plan/Zoning
The project site is designated Industrial on the General Plan Land Use Diagram and is within the IP Zoning District. The intent of this land use designation is to serve the industrial needs of the community and the purpose of the IP Zoning District is to provide a separate and exclusive district for light, non-nuisance industry, business, service, and research work; to promote an industrial business, service, and research area which is not dependent on rail transport and not requiring outdoor storage; to foster and encourage the development of specialized manufacturing, business, service, and research institutions; to promote and protect design and landscape qualities in the district; to minimize traffic congestion through the provision of adequate off-street parking and loading; and to protect the district and surrounding area and any adjacent residential or commercial property from noise, illumination, glare, and unsightliness, including outdoor storage, odors, dust, dirt, litter, smoke, fumes, vibration, heat, fire, and other hazards. WMC § 14-16.500. General categories of allowed uses include wholesale sales, heavy commercial, construction and trade shops, general manufacturing, food processing, and related services, businesses and uses. A mini-warehouse or self-storage facility is allowed conditionally with issuance of a Special Use Permit.
The applicant is requesting the establishment of a PD Overlay District to allow for a reduction in the required number of parking stalls. The project proposes 22 total parking stalls, a significant decrease from the 152 total parking stalls required for mini-warehouse use (DLU 114) on the site per WMC § 14-17.401(b). With the establishment of a PD Overlay District, the site’s zoning designation would change from Industrial Park to Industrial Park/Planned Development (IP to IP/PD).
The purpose of the Planned Development designation is to provide a technique to foster development plans for eligible lands that serve public objectives more fully than development plans permitted under conventional zoning regulations. The strict application of the minimum parking requirement for a mini-warehouse type use would result in an oversupply of parking and limit the number of storage units that could be provided onsite. To allow for the proposed number of storage units, the Planned Development process enables the City to modify the parking standard for this type of development. As further discussed in this report, mini-warehouse facilities provide a valuable service for the community and is complementary with existing land uses nearby.
Land Use Compatibility
The site is located within an industrial area, bordered on the north and east by industrial properties (zoned IP: Industrial Park) and by the Watsonville Community Hospital (zoned N:
Institutional) to the south. Across Airport Boulevard is the Watsonville Municipal Airport (zoned PF: Public Facilities). A min-warehouse facility is a compatible use with the existing light manufacturing buildings to the east and north and the Watsonville Community Hospital to the south. The proposed mini-warehouse facility would operate in a manner consistent with other Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx Industrial Park uses. Residential development are not located directly adjacent or in close proximity to the site. The nearest residential units are along Airport Boulevard at Colonial Manor Mobile Home Park (0.3 miles northeast of the site) and single-family residential homes along Anna Street (0.34 miles southeast of the site).
General Plan Consistency
The proposed project is consistent with the following General Plan goals, policies and implementation measures concerning land use compatibility, design, site improvement, and airport compatibility and public safety.
Policy 4.I: Land Use Regulation – The City shall regulate future urban development to be consistent with the goals of this General Plan.
Implementation Measures 4.I.4: Environmental Review – The City shall use the environmental review process to ensure that project mitigations sustain and implement the policies of this General Plan, reduce environmental impacts to acceptable levels, and make adequate provisions for public safety.
Goal 5.1: Visual Resources – Preserve and enhance the built and natural visual resources within Watsonville.
Goal 5.2: Community Appearance – Blend new development with recognized values of community appearance and scenic qualities, and ensure that new development enhances, rather than detracts from, its surroundings.
Goal 5.6: Urban Design – Achieve high standards of street, site and building design that are both efficient, and aesthetically pleasing.
Policy 5.A: Project Design Review – The preservation of visual resources shall be accomplished through the design review process.
Policy 5.B: Design Consistency – The City shall review new development proposals to encourage high standards of urban design and to ensure that elements of architectural design and site orientation do not degrade or conflict with the appearance of existing structures.
Implementation Measure 5.B.3: Enhancement – The City shall utilize the development standards, zoning ordinance regulations for each district, and the design review guidelines to ensure that new development is an asset to the existing neighborhood and community with regard to parking, landscaping, open space, and project design. Goal 10.6: Aviation Facilities – Maintain, protect, and improve the facilities and services of the Watsonville Municipal Airport as part of the regional transportation network. Policy 10.Q: Aviation Facilities – As the only general aviation airport in Santa Cruz County, the Watsonville Airport shall be protected from adjacent development which is Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx incompatible with existing and future services as outlined in the Airport master Plan and Regional Airport System Plan.
Implementation Measure 10.Q.3: State Guidelines – The City shall use the State’s guidelines to review and manage development within the airport’s area of influence. Goal 12.1: Land Use Safety – Plan for and regulate the uses of land in order to provide a pattern of urban development that will minimize exposure to hazards from either natural or human-related causes.
Policy 12.A: Environmental and Public Safety – The City shall plan for and maintain development standards that minimize risk to human lives and property resulting from environmental and man-cause hazards. The City shall protect neighboring residential development from the immediate threats of potentially hazardous industrial or agricultural materials and airport hazards through careful land use planning. Implementation Measure 12.A.1: Airport Compatibility – The City shall use its development review process to ensure that proposals within the Airport Operations Impact Area are carefully analyzed to prevent and minimize potential hazards. Projects shall be consistent with the city and state’s guidelines for buildings and land uses compatible with airports.
Policy 12.M: Noise – The City shall utilize land use regulations and enforcement to ensure that noise levels in developed areas are kept at acceptable levels, and that future noise-sensitive land uses are protected from noise that is harmful. Implementation Measure 12.M.1: Traffic Noise – The City shall enforce provisions of the California Vehicle Code and local ordinances to reduce vehicular noise intrusion in residential areas and near other noise sensitive land uses such as schools and hospitals.
The project would provide a mini-storage facility on land designated for light industrial use. A mini-warehouse facility is a compatible use with the surrounding low-intensity, light manufacturing buildings and hospital. The project will consist of seven, one-and-two story buildings totaling 149,796 square feet of floor area. These buildings range from 10'-2¼" to 21'- 3" feet in height, and similar in height and scale to adjacent structures which generally consist of two-story buildings on 20,000 to 35,000 square-foot lots. The proposed manager’s unit would be 29' tall. The buildings would have a simple contemporary design and provide new vegetative screening along Neilson Street and Airport Boulevard. As further discussed under Access and Traffic Safety, the proposed project would not generate traffic in such an amount that would overload the street network outside the development.
The project is not consistent with all objectives in the General Plan, especially those concerning job creation and maximizing the economic opportunities for a site. In particular, the project is not consistent with General Plan Goal 4.4 since the project would provide only one job and not help the City achieve economic diversity and a better jobs/housing balance. While not consistent with this goal, the development potential for the project site is limited by its proximity to the Airport.
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx The Caltrans Division of Aeronautics Handbook establishes criteria for appropriate height, use, noise, safety, density, and intensity for Airport Safety Zones to ensure future development is compatible with airports. As detailed further in the Airport Land Use Compatibility discussion on page 16, the project would meet all established criteria set forth in the Handbook. Additionally, the project is consistent with all development regulations in the IP Zoning District except for parking, and the applicant has requested a reduction through its application for a PD Overlay District.
Based on a review of the General Plan’s goals and policies, the proposed project is in harmony with the overall intent of the City’s General Plan goals and policies, including those pertaining to land use compatibility, design, site improvement, and airport compatibility and public safety. It is within the Planning Commission’s purview to decide if the proposed project is consistent or inconsistent with any applicable City goals or policies. Based on the analysis presented above, however, the project meets the intent of the City’s General Plan goals and policies.
Zoning Consistency
The Zoning Ordinance implements the General Plan, regulates the future growth of the City, and promotes orderly community development.3 It includes the Zoning Map, which sets forth the designations, locations and boundaries of zoning districts.
The project site is within the IP Zoning District. The project is consistent with the list of allowable uses for and general purpose of the IP Zoning District, in that a mini warehouse is allowed conditionally with approval of a Special Use Permit. The project would include a one-bedroom apartment on the second floor of the manager’s unit. Residential quarters for a manager is considered accessory and may be included within mini warehouse developments, per WMC Section 14-36.050(c). The project is consistent with all other development standards for the IP Zoning District and Mini-Warehouse Development. As part of the Planned Development Process, the application requests onsite parking to be reduced to 22 from the minimum required 152 stalls.
Minimum Building Setbacks and Maximum Building Height. The project plans show the location of the buildings in relation to property boundaries and public roadways (Attachment 2, Site Plan). Table 2 provides a summary of these buildings in relation to required front, side and rear yard setback requirements. As shown in Table 2, the project conforms to the City’s setback and other requirements for the IP District.
TABLE 2 Consistency of Buildings with IP District Regulations Provision Standard Proposed Consistent
Minimum lot area (corner lot) 20,000 sf 191,290 sf Yes
3 The General Plan and Zoning are not the same. A general plan is a set of long-term goals and policies that a community uses to guide development decisions. Although the plan establishes standards for the location and density of land uses, it does not directly regulate land use. Zoning, on the other hand, is regulatory. Under the zoning ordinance, development must comply with specific, enforceable standards such as minimum lot size, maximum building height, minimum building setback, and a list of allowable uses.
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx Provision Standard Proposed Consistent
Frontage (feet) 100 200+ Yes
Distance between buildings 10 20 Yes
Lot Coverage (max) 60% 52% Yes
Minimum Setbacks (feet)
Front
Interior Side
Exterior Side
Rear
25 n/a
20 0
25'-6"
n/a
25 10
Yes
--
Yes
Yes
Maximum Building Height (feet) 35 29 Yes
Minimum Parking Spaces. The minimum parking requirement for a mini-warehouse use (DLU 114) is one parking space for each 10 storage cubicles distributed throughout the facility, two spaces for the manager’s quarters, and one space for every 25 storage cubicles near the manager’s office for prospective renters, pursuant to WMC Section 14-17.401(b). Based on the proposed number of storage units (1,072), the proposed project would have to provide 152 parking spaces to meet the City’s minimum parking standard for this type of use. The project includes a Planned Development application to reduce the City’s parking standard.
The project proposes 22 onsite parking stalls located primarily along drive aisles. One parking space would be provided in the first floor of the manager’s building. The applicant provided examples of other comparable self-storage facilities with reduced parking to demonstrate that 152 spaces would not be needed for this location (Attachment 4). In addition, the Transportation Study for the project (W-Trans, 2021) indicates that the proposed project is not expected to general a large number of trips. Given the temporary nature of mini-warehouse visits, the 22 proposed onsite parking stalls are expected to be sufficient to accommodate the estimated number of trips to the site. The project operations are estimated to generate an average of 227 daily vehicle trips, including 15 AM peak hour trips and 24 PM peak hour trips during the weekday commuter periods. The average stay is estimated to be 20 minutes or less (Attachment 5).
Design Review
The project is designed to be compatible with the surrounding neighborhood. Buildings are balanced and appropriately articulated on street-facing sides. The massing of wall and roof planes are broken up by trim, offsets in surfaces, and varying roof heights. Building materials are primarily corrugated metal and concrete tilt up walls with wood tile and stucco interspersed.
Metal lattices and wooden trellises are included to provide visual interest. The project proposes single-story storage buildings near the perimeter, facing Airport Boulevard and Nielson Street, and two-story buildings toward the center of the parcel, creating a stepped back appearance to minimize their mass and bulk. Building A will be approximately six feet below street level at Airport Boulevard, further reducing the perceived mass and bulk. Parking would be unobtrusively tucked onsite along the drive aisles and an assortment of drought tolerant shrubs and trees are Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx provided around the east, south, and western perimeters to screen the buildings and provide visual interest.
Airport Land Use Compatibility
The California Airport Land Use Planning Handbook (Caltrans, 2011) provides guidance for airport land use compatibility planning. The Handbook is intended to guide compatible on- and off-airport land uses to ensure the safe and efficient operation of airports and the safety of people living and/or working near airports. City staff use the Handbook when reviewing individual development proposals on land within the Airport Influence Area, as the Handbook provides appropriate height, use, noise, safety, density, and intensity criteria to ensure future development would be compatible with the airport. The Handbook defines six Airport Safety Zones, ranging from Zone 1 (Runway Protection Zone) to Zone 6 (Traffic Pattern Zone), and outlines land use restrictions for each zone. As shown in Figure 3, portions of the project site are within Airport Safety Zones 2, 5, and 6.
Figure 3 Airport Safety Zones
Source: City of Watsonville, GIS database (2021)
Safety
To minimize risks to people and property on the ground and to people on board aircraft, the Handbook includes safety compatibility criteria to set limits on the intensity of nonresidential development measured in terms of the number of people concentrated in areas most susceptible to aircraft accidents. Each safety zone indicates average-acre and single-acre intensity limitations which cannot be exceeded. As shown in Table 3, the lower limit for the average number of people allowed in the Handbook for Zones 2, 5, and 6, are 40, 70, and 200 people per acre, respectively.
2 5 6
Zone 2: Inner Approach/Departure
Zone 5: Sideline
Zone 6: Traffic Pattern
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx The Handbook provides various methods for calculating average-acre intensities for nonresidential uses, including using local parking standards. Average-acre intensities for nonresidential uses have been estimated by multiplying local parking requirements by the estimated number of persons per vehicle. According to a 2017 survey conducted by the Federal Highway Administration titled, “National Household Travel Survey,” the average light-occupancy vehicle carries 1.67 passengers. The project would supply 22 onsite parking stalls. In addition, the average household size (3.63, according to the US Census) was used to calculate the average acre density for the manager’s unit. Based on the number of parking spaces provided onsite and the household size for the manager’s unit, the project would average 10 persons per acre4 and would be consistent with the average-acre intensity limitations in the Handbook.
TABLE 3 Consistency with average acre intensities in Airport Safety Zones Zone 2 Zone 5 Zone 6
Maximum Allowable Non-Residential Intensities
(average number of people per gross acre)
40 – 60
people/acre
70 – 100
people/acre
200 – 300
people/acre
Proposed Average-Acre Intensity 10 people/acre 10 people/acre 10 people/acre Single-acre intensities were calculated using Uniform Building Code occupancy levels and Appendix G of the Handbook. Calculating the single-acre intensity of a non-residential use is estimated by dividing the total building square footage by the typical square footage occupied by each person (i.e., occupancy load factor). For a mini-warehouse, the occupancy load factor ratio is 1 person for every 300 square feet of gross floor area. This total is based on Building and Fire codes and represents the maximum number of occupants allowed rather than the average.
As a result, the total occupancy using this methodology is reduced by a set factor of 50%. Total intensity of a building is then estimated as follows:
Building Square Footage / Occupancy Load Factor x 0.50
Table 4 provides a breakdown of the portions of the buildings within Airport Safety Zones 2, 5, and 6.
TABLE 4 Consistency with single-acre intensities per Airport Safety Zone Zone 2 Zone 5 zone 6
Maximum Allowable Single-Acre intensities 80 – 120
people/acre
210 – 300
people/acre
800 – 1,200
people/acre
Building Area (sf) 30,490 22,963 96,304
Building Code Category Storage Storage Storage
Occupant Load Factor 300 sf/occupant 300 sf/occupant 300 sf/occupant
4 Calculation: 41 people ÷ 4.4-acre site = 9.3 persons per acre (rounded up to 10) Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx Zone 2 Zone 5 zone 6
Adjustment 0.5 0.5 0.5
Estimated Maximum Occupants 51 39 161
Site Area (acres) 1.70 0.50 2.19
Proposed Single-Acre Intensity 51 people/acre2 76 people/acre1 73 people/acre3
1. For sites less than 1.0 acre, the single-acre intensity equals the total number of people on the site divided by the site size in acres.
2. For sites less than 1.0 acre and a building footprint less than 1.0 acre, the single-acre intensity equals the total number of building occupants.
3. For sites having both site size and building footprint of more than 1.0 acre, the single-acre intensity shall be calculated as the total number of building occupants divided by the building square footage in acres.
The proposed manager’s unit would be located within Airport Safety Zone 6. The Handbook recommends converting residential densities into intensity levels (person per acre) when part of a mixed-use development. As identified in the table below, residential intensities are calculated using the Uniform Building Code standards as described in Appendix G of the Handbook and is consistent with the maximum residential intensities for Airport Safety Zone 6.
TABLE 5 Consistency with allowable residential intensities Zone 6
Maximum Single-Acre intensities 800 – 1,200 people/acre Building Area (sf) 2,360
Building Code Category Residence
Occupant Load Factor 200 sf/occupant
Adjustment 0.5
Estimated Occupants 6
Site Area (acre) 2.19
Proposed Intensity (Single-acre) 6 people/acre
Proposed Intensity (Average-acre) 3 people/acre
In summary, as shown in above tables, the proposed project plans comply with the average and single-acre intensity limitations in the Handbook for Airport Safety Zones 2, 5, and 6.
Airspace Protection
Tall structures, trees, and other objects, particularly when located near airports or on high terrain, may constitute hazards to aircraft in flight. Other land use features can also create hazards to flight by attracting wildlife, causing visual impairment, or generating electronic interference.
Federal regulations establish the criteria for evaluating these hazards, but the federal Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx government does not have the authority to prevent their creation. The purpose of these airspace protection policies, together with regulations established by the state government, is to ensure that hazards to the navigable airspace do not occur.
The criteria for determining the acceptability of a project with respect to height is based upon the standards set forth in Federal Aviation Regulations (FAR) Part 77, Subpart C, Standards for Determining Obstructions to Air Navigation and applicable airport design standards published by the Federal Aviation Administration (FAA). Because the project is located within the Airport Influence Area, it is subject to 14 Code of Federal Regulations, part 77, concerning the safe and efficient use of airspace. The FAA conducted an aeronautical study on the site and issued a letter on February 25, 2022 titled, “Determination of No Hazard to Air Navigation” which revealed that the proposed structures will not exceed obstruction standards and will not be a hazard to air navigation (Attachment 5). In accordance with the FAA’s recommended condition, a Condition of Approval requires that a FAA Form 7460-2, Notice of Actual Construction or Alteration, be filed within five (5) days after the construction reaches its greatest height.
The Caltrans Division of Aeronautics conducts a compliance inspection of the Airport every year.
During an inspection in April 2021, they surveyed existing trees that extend into the airport's navigable airspace (per Part 77 Regulations) and identified two trees located on the project site as potential obstructions (see Figure 4). According to Airport Operations Manager Sam Rosas, trees T15 and T17 on the Existing Tree Plan (Attachment 2, sheet T1) should be trimmed or removed. To ensure that the trees do not pose an airspace obstruction hazard, a Condition of Approval requires that these two trees shall be removed. In addition, another Condition of Approval requires the applicant to record an Avigation Easement, which conveys certain rights to the Airport, including, but not limited to, restricting the height of trees and permitting access for their removal if they exceed the established height limit (per FAR Part 77).
Figure 4 Trees that should be trimmed or removed
Source: Catrans Division of Aeronautics (2021); Airport Operations Manager Sam Rosas (2021) Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx Noise
The purpose of noise compatibility policies is to avoid establishment of noise-sensitive land uses in the portions of airport environs that are exposed to significant levels of aircraft noise. Noise compatibility is measured in terms of Community Noise Equivalent Level (CNEL). The State of California and the FAA consider areas outside the 65 dB CNEL contour to have an acceptable aircraft noise exposure under normal conditions for noise compatibility planning purposes.
The project site is not located under the recommended flight paths as shown on the Watsonville Municipal Airport Noise Abatement Map. Based on the Aircraft Noise Monitoring Report prepared by WJV Acoustics in 2018, the project site is located outside of the Airport’s 65 dB CNEL noise exposure contour under both existing (2016) and future (2036) conditions. The western portion of the site, which is approximately 500 feet southwest of the Runway 2 centerline, may be exposed to airport noise levels of 60 dB CNEL under existing and future conditions; however, the majority of the site would be exposed to aircraft noise levels less than 60 dB CNEL (WJV Acoustics, 2018). The onsite manager’s residence would be located in the eastern part of the site, outside of the 60 dB CNEL noise exposure contour mapped for the Airport.
Ambient noise monitoring conducted at the site indicates that individual aircraft approaches and departures at Runway 2 may generate noise levels up to 85 dBA Lmax. Such single noise level events are short in duration and do not approach noise levels that would be considered excessive on a short-term basis. While maximum noise levels recorded at the site were associated with aircraft operations, traffic on Airport Boulevard and, to a lesser degree, Nielson Street are the primary contributors to measured ambient noise levels of 68.3 dBA Leq near Airport Boulevard and 60.7 dBA Leq near Nielson Street. The lowest measured noise level at the site (47.7 dBA Lmin) is representative of quiet conditions when there is no nearby traffic or aircraft approaching the Airport.
The Public Safety Element in the General Plan identifies the City’s noise compatibility guidelines for different land uses. According to Figure 12-6 of the General Plan, the normally acceptable noise limit for industrial land uses is 80 dB CNEL. A lower limit of 65 dB CNEL is multi-family residential development, such as the manager’s building. Based on the Aircraft Noise Monitoring Report (WVJ Acoustics, 2018) and ambient noise monitoring conducted at the site, the project would not expose people working or residing at the site to noise at unacceptable levels.
Access and Traffic Safety
For motorists to safely enter/exit the project site, City and state regulations are in place to regulate sight distance and site obstructions. Based on criteria published by Caltrans, the minimum stopping sight distance needed along Nielson Street is 150 feet. Sight lines to and from the eastern driveway extend 170 feet to the west, which is adequate for the posted 25 mph speed limit. Site lines from this driveway only extend 119 feet to the east however. It is recommended that on-street parking be restricted on Nielson Street for 25 feet on either side of the eastern driveway to achieve a minimum sight distance of 150 feet at each driveway access point.
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx The City also requires that “clear corner triangle” regulations be maintained so that no obstruction between two feet and eight feet above grade are placed on any corner lot in any zoning district in which a minimum front yard is established,2 per WMC Section 14-40.060. As shown on the proposed Site Plan, the proposed 6'-9" monument sign in the southwest portion of the site near Airport Boulevard and Nielson Street is located outside the “clear corner triangle” area, in compliance with City regulations (Attachment 2, sheet 1A).
In addition to sight distance and sight vision compliance, the project will have access to existing pedestrian facilities. Sidewalks exist on both sides of Airport Boulevard, Nielson Street, and Hangar Way, effectively linking the project site to the surrounding pedestrian network. Signalized crosswalks are present on the north and east legs of the Airport Boulevard/Nielson Way intersection. Overhead streetlights exist along Airport Boulevard, Nielson Street, and Hangar Way. Overall, the existing facilities provide adequate pedestrian access and connections between the project site and surrounding industrial development, the hospital, and residential neighborhoods within walking distance.
Parking and Circulation
As mentioned above, the project applicant is requesting to establish a PD Overlay District for the site to allow 22 total off street parking spaces. Based on the estimated number of average daily vehicle trips (227), including 15 AM peak hour trips and 24 PM peak hour trips during the weekday commuter periods, and the temporary nature of mini-warehouse visits (on average 20 minutes or less), the 22 proposed parking stalls will be sufficient for the site. Onsite circulation will consist of drive aisles between 25 to 32 feet wide, which will meet City standards as well as the California Fire Code requirement of minimum 20-foot-wide fire lanes. The project will also replace and relocate the existing driveways. Emergency vehicles would enter through the main vehicle entry and exit via the secondary driveway (Attachment 2, sheet 7).
Lighting
Nighttime illumination has the potential to change ambient lighting conditions and create a visual nuisance or hazard. The impact of nighttime lighting depends upon the type of use affected, the proximity to the affected use, the intensity of specific lighting, and the background or ambient level of the combined nighttime lighting. Nighttime ambient light levels may vary considerably depending upon the age, condition, and abundance of point-of-light sources present in a particular view. The use of exterior lighting for security and aesthetic illumination of architectural features may contribute substantially to ambient nighttime lighting conditions.
Spillover of light onto adjacent properties (“light trespass”) has the potential to interfere with certain activities including vision, sleep, privacy and general enjoyment of the natural nighttime condition. Light sensitive uses include residential, some commercial and institutional uses and natural areas. Changes in nighttime lighting may significantly impact sensitive land uses if a proposed project increases ambient lighting conditions beyond its property line and project lighting routinely spills over into adjacent light-sensitive land use areas.
The project will include wall mounted lights, as well as a single 20-foot-tall light standard at the main driveway entrance. Lighting fixtures will include one pole-mounted light fixture, 66 interior facing LED wall lights, six wall sconces at the manager’s building, four exterior facing LED Attachment 2
12/1/2022 6:33:08 PM
C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx downlights, and four downward casting security lights. In response to a comment by the CDWF, a Condition of Approval requires all exterior lighting fixtures shall be shielded and downcast.
The Photometric Site Plan (Attachment 2, sheet E2) provides the anticipated light intensity. As shown on this plan, the proposed lighting would provide low to moderate light intensities around the buildings and within parking areas. The greatest light intensity results from the 20-foot light fixture to illuminate the western entrance and parking spaces. Anticipated light levels would range from 3.3 foot candles (fc) to 17.2 fc in these areas. Wall-mounted lighting would illuminate the remaining surface parking spaces and drive aisles with light intensities ranging between approximately 1 fc and 7 fc, with higher intensity directly below the fixtures. Lower lighting intensities would be created by the wall-mounted fixtures to illuminate the sides of buildings with light less than 2 fc. These lighting levels would provide adequate light to illuminate the site, consistent with light levels in a parking lot and for site circulation.
The photometric analysis also demonstrates that anticipated light intensities would not result in a visual nuisance. Little to no light would spill over onto adjoining properties and roadways. Any potential spillover light would be further obscured from view by buildings, landscape plantings and fencing. Therefore, the project is not anticipated to create a glare nuisance.
Drainage and Runoff
New development and redevelopment construction projects are subject to the City’s postconstruction stormwater management requirements (PCRs).5 WMC § 6-3.535. The proposed
project is a PCR tier 4 type project, as it would create and/or replace more than 22,500 square feet of impervious surfaces to the project site. Attachment 6 provides a summary of PCR tiers 1 through 4 and their associated performance requirements for stormwater management and treatment.
The project plans include a preliminary Grading and Utility Plan (Attachment 2, sheet C2) and Stormwater Control Plan (Attachment 2, sheet C4). As shown on these plans, proposed drainage facilities and post-construction features include dividing the site into two drainage management areas (DMAs), directing runoff from impervious surfaces (e.g., roof, hardscape, parking areas) to bioretention basins. These drainage management features are intended to control the flow rate and pollutant load to pre-project levels. The project would create 148,555± square feet of impervious surfaces, representing a 9,892± square-foot net reduction from existing conditions to further help reduce stormwater runoff.
Engineering staff has reviewed the project’s proposed drainage plans. A Condition of Approval requires the applicant to revise the plans in accordance with detailed comments prior to issuance of a building permit.
5 The primary objective of the City’s PCRs is to ensure the reduction of pollutant discharges to the maximum extent possible and prevent stormwater runoff from causing or contributing to a violation of water quality standards. The PCRs categorize projects into four primary tiers based mainly on the net increase in impervious surfaces that would result from a project (i.e., the amount of new and replaced impervious surfaces). Each PCR tier is linked to increasingly stringent performance requirements for stormwater management and treatment. Each PCR tier is subject to the performance requirements of that tier, plus the performance requirements of the lower tiers, as applicable.
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx Environmental Review
An Initial Study has been prepared for the project in accordance with the provisions of CEQA (Attachment 6). The Initial Study addresses the potential physical environmental effects of the project for each of the environmental topics outlined in Appendix G of the CEQA Guidelines.
Impacts to biological resources, cultural and tribal resources, geology and soils, and transportation were found to be potentially significant but mitigable to a less than significant level.
Impacts to other resource areas and environmental topics were found to be less than significant without mitigation.
The Initial Study was made available for public review and comment from July 13, 2022, to August 12, 2022 and extended to August 26, 2022. Hardcopies of the Initial Study were available for public review at the Community Development Department and Watsonville Public Library.
Table 6 provides a list of the federal, state, regional and/or local agencies along with private organizations and individuals that commented on the Initial Study.
TABLE 6 List of Commenters
Commenter Agency/Group/Organization
Federal Agencies
None None
State Agencies
Erin Chappell, Regional Manager, Bay Delta Region California Department of Fish and Wildlife (“CDFW”) Regional and Local Agencies
None None
Private Groups and Organizations
William P. Parkin, of WITTWER PARKIN LLP Watsonville Pilots Association (“WPA”) Comments received from CDFW include the potential for the Santa Cruz Tarplant to occur in unpaved areas of the project site, the potential for the site site to provide suitable foraging and dispersal habitat for California red-legged frogs, and the potential for the project to cause an increase in the amount of artificial night lighting that could affect fish and wildlife resources.
Responses to Comments were prepared in October 2022 to address comments received from CDFW (Attachment 10). Although the level of impact would not be greater than originally identified, four (4) additional mitigation measures were recommended to be incorporated into the IS/MND, including a pre-activity survey for the Santa Cruz Tarplant, avoidance buffers, construction best management practices, and measures to prevent glare and light pollution. An errata to the IS/MND includes these additional mitigation measure.
Comments received from the WPA concern whether the IS/MND failed to completely analyze the levels of risks posed by the project’s proximity to the Airport, multi-story structures should be avoided within Airport Safety Zone 2, and the IS/MND analysis of potential safety hazards is inadequate because the City has not incorporated the California Airport Land Use Planning Handbook (Caltrans, 2011) into the General Plan. While there are numerous cases that provide Attachment 2
12/1/2022 6:33:08 PM
C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx direction on thresholds for challenging CEQA documents, the IS/MND Section 6.9(e), Hazards and Hazardous Materials, specifically addresses safety hazards for people residing or working in the project area of projects located within an airport land use plan, and the City must submit future general and specific plans for review by the Caltrans Division of Aeronautics. Further, the IS/MND used the objective standards contained in the Handbook to consider risk tolerance and perception. Though not a CEQA issue, in an abundance of caution, the applicant has reduced the height of all structures, including Building C, located within Airport Safety Zone 2 from two stories to one. Therefore, the IS/MND project analysis is consistent with the Handbook, and correctly concludes that the proposed Project would not expose people visiting, working, or residing in the project area to excessive airport-related noise levels; the IS/MND correctly concludes the project is consistent with the General Plan, including the land use designation and policies.
There is not substantial evidence in the record that the project, as mitigated, will have a significant effect on the environment for areas analyzed within the Initial Study, and mitigation measures have been identified that, when implemented, will avoid or reduce potential impacts to less-than-significant levels.
CONCLUSION
The proposed Planned Development Overlay District, Specific Development Plan and Special Use Permit with Design Review would allow the construction of 1,072 self-storage units and manager’s apartment on a 4.4± acre site located at 70 Nielson Street (APN 015-111-49). The project is consistent with the General Plan and Zoning Ordinance with approval of the requested PD Overlay District and would help accomplish multiple goals, policies, and implementation measures in the City’s General Plan. Mini-warehouse facilities provide a valuable service for the community and is complementary with existing land uses nearby. The project design is consistent with the City’s Design Review findings. An Initial Study has been prepared for the project in accordance with the provisions of CEQA, which provides substantial evidence that the project would not have a significant effect on the environment. Therefore, staff recommends that the Planning Commission (a) adopt a Resolution recommending that the City Council adopt a Mitigated Negative Declaration and (b) adopt a Resolution recommending that the City Council approve a Planned Development Overlay District, Specific Development Plan and Special Use Permit with Design Review, subject to findings and conditions.
REFERENCES
Caltrans. 2011. California Airport Land Use Planning Handbook. Prepared by the State of California Department of Transportation, Division of Aeronautics. Accessible at:
https://dot.ca.gov/programs/aeronautics/airport-land-use-planning City of Watsonville. 1994. Watsonville 2005 General Plan. Accessible at:
https://www.cityofwatsonville.org/160/2005-General-Plan ________. 2019. Flying Quietly: Noise Abatement Map. Accessible at:
https://www.cityofwatsonville.org/332/Flying-Quietly
Attachment 2
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C:\Program Files\eSCRIBE\TEMP\1833441614\1833441614,,,70 Nielson St Self-Storage Facility.docx WJV Acoustics. 2018. Aircraft Noise Monitoring Report, Watsonville Municipal Airport.
Accessible at: https://www.cityofwatsonville.org/DocumentCenter/View/12654/WatsonvilleAirport-Noise-Report-8-29-18 W-Trans. 2022. Focused Transportation Study for the 70 Nielson Street Project. Accessible at:
https://www.cityofwatsonville.org/DocumentCenter/View/19402/Appendix-G---TransportationStudy
ATTACHMENTS
1. Site and Vicinity Map
2. Plan Set and Color Board (October 18, 2022)
3. Renderings
4. Comparable self-storage facilities with limited parking
5. Parking Reduction Justification (October 13, 2020)
6. Summary of the City’s PCR Requirements
7. Stormwater Control Plan (May 12, 2021)
8. FAA Letter Hazard to Air Navigation (February 25, 2022)
9. Initial Study/Mitigated Negative Declaration (July 13, 2022)
10.Responses to Comments & Errata (October 2022)
11.Acoustical Terminology
Attachment 2
Disclaimer: This information has been compiled from many sources and is provided 'as-is', with no guarantee, and without warranty of any kind. The City of Watsonville is not responsible for any errors or omissions, or for the results obtained from the use of this information. Sources: City of Watsonville, Sources: Esri, HERE, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community
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Site & Vicinity Map
Attachment 2.1
Attachment 2.2
page 1 of 25
Attachment 2.2
page 2 of 25
Attachment 2.2
page 3 of 25
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
Elevations For 3rd Plng Submtal
PROJECT ELEVATIONS
LB/EJB/DS
5/7/2021
AS NOTED
3A
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
CROCKER'S LOCKERS
CUBIX CONSTRUCTION LLC
808 COBBLESTONE CT.
RIPON, CA 95336
209-992-1371 LICENSE NO. 1061765
LEGEND
2 LA HABRA 'PACIFIC SAND X-97' - LIGHT TAN4
567 CLEAR ANODIZED ALUMINUM FRAME, CLEAR GLASS3
BENJAMIN MOORE '1552' - RIVER REFLECTIONS
JANUS INTERNATIONAL - SILHOUETTE GRAY
KELLY MOORE '3960-3 CLUBHOUSE' - CHARCOAL GRAYBENJAMIN MOORE '1553' - EQUESTRIAN GRAY NOTES
1. NO ROOF-MOUNTED EQUIPMENT PROPOSED. 8 GALVANIZED SHEET METAL 9 MBCI PANELS - ASH GRAY
10 LA HABRA 'AGAVE" 3041D (17) - ADVOCADO GREEN1112
OWENS CORNING CULTURED STONE 'FOG SOUTHERN LEDGESTONE' CSV-2028*OWENS CORNING CULTURED STONE - GRAY 13 EXPANDED METAL AT ENTRY GATES & FENCING
COLOR TO MATCH SAMPLE #3
1 WOOD LOOK TILE - DALTILE FOREST BAY SIENNA (8" X 36")
MGR'S BLDG NORTH
SCALE: 1" = 10'-0"
MGR'S BLDG EAST
SCALE: 1" = 10'-0"
STEEL EYEBROW AWNING 3
STEEL AWNING W/ TIE-BACKS 3
SOLID SHEET METAL PANEL
EXTERIOR STAIR TO PATIO
3 STUCCO 10
3 7' PATIO FENCE
8' PATIO FENCE
10" METAL CAP FLASHING 9
10" METAL CAP FLASHING 9
STUCCO 10
7' PATIO GATE & FENCE 3
3 STEEL EYEBROW AWNING 3
STEEL AWNING W/ TIE-BACKS 3
3' MANGATE & FENCING AT ENTRY 3
RECESSED STOREFRONT WINDOWS, TYP.
RECESSED STOREFRONT, TYP.
14'" METAL CAP EAVE/FASCIA 9 14'" METAL CAP EAVE/FASCIA 9 PRE-MANUFACTURED STONE VENEER, TYP.
PRE-MANUFACTURED STONE SILL, TYP.
11 12
CORRUGATED METAL SIDING 9 CORRUGATED METAL SIDING 9
13 13
FAUX WOOD TILE 1
10'" METAL CAP EAVE/FASCIA 9
FAUX WOOD TILE 1
STUCCO 10
WALL SIGNSTEEL AWNING W/ TIE-BACKS
FAUX WOOD TILE 1
STEEL EYEBROW AWNING 3 CLEAR ANODIZED ALUM.
STOREFRONT, TYP. 7
14" METAL CAP EAVE/FASCIA
MGR'S BLDG.
9 3
RECESSED STOREFRONT WINDOWS/DOORS, TYP.
CORRUGATED METAL SIDING 9
ENTRY KEYPAD W/ FIRE DEPT.
OVER-RIDE KEY SWITCH
11 12 9
10 MGR'S BLDG WEST
SCALE: 1" = 10'-0"
7' HIGH TUBE STEEL ROLLING GATE 3
14'" METAL CAP EAVE/FASCIA 9
RECESSED CLEAR ANODIZED
ALUM. STOREFRONT, TYP. 7
18'-6"
12'-0"
14'-6"
14'-6"
12'-0"
9'-2"
17'-0"
12'-0"
13'-0"
15'-0"
8' HIGH TUBE STEEL FENCING 3
WALL SIGN
ARCHITECTURAL BUILDOUT
W/ FAUX WOOD TILE 1
14'" METAL CAP EAVE/FASCIA
BLDG. 'E'
6" GSM FLASHING, TYP. 8
CONCRETE TILT-UP WALLS, TYP. 4 3/4" CHAMFERED VERTICAL PANEL EDGES TYP. 9 14'" METAL CAP EAVE/FASCIA 9 14'" METAL CAP EAVE/FASCIA 9 14'" METAL CAP EAVE/FASCIA 9
TUBE STEEL TRELLIS 3 TUBE STEEL TRELLIS 3 10" METAL CAP FLASHING 9 WALL SIGN 6" GSM FLASHING, TYP. 8
BLDG. 'A'
CONCRETE TILT-UP WALLS, TYP. 4
CORRUGATED METAL SIDING 9
PRE-MANUFACTURED STONE VENEER, TYP.
PRE-MANUFACTURED STONE SILL, TYP.
11 12
PRE-MANUFACTURED STONE VENEER, TYP.
PRE-MANUFACTURED STONE SILL, TYP.
11 12
ARCHITECTURAL BUILDOUTW/ FAUX WOOD TILE 1
STUCCO, SAND FINISH 10
3'-6"
17'-0"
METAL LATTICE FOR VINES METAL LATTICE FOR VINES
DOWN LIGHTS, TYP. DOWN LIGHTS, TYP.
CONCRETE TILT-UP WALLS WITH PAINTED WAINSCOT, TYP. 5
STUCCO, SAND FINISH 10
CORRUGATED METAL SIDING 9
WEST ELEVATION - AIRPORT BLVD.
SCALE: 1" = 10'-0"
70 PARTIAL SOUTH ELEVATION - ENLARGED
SCALE: 1" = 10'-0"
14'" METAL CAP EAVE/FASCIA 9
WALL SIGN
18'-6"
ARCHITECTURAL BUILDOUT
W/ FAUX WOOD TILE 1
ARCHITECTURAL BUILDOUT W/ 9
CORRUGATED METAL SIDING10" METAL CAP FLASHING
14'" METAL CAP EAVE/FASCIA 9
DECORATIVE GOOSENECKLIGHTING
17'-0"
CONCRETE TILT-UP WALLS, TYP. 4
CONCRETE TILT-UP WALLS WITH PAINTED WAINSCOT, TYP. 5
STUCCO, SAND FINISH 10
METAL LATTICE FOR VINES 7' HIGH TUBE STEEEL ROLLING GATE 3 7' HIGH TUBE STEEL FENCING W/ MANGATE 3
STEEL AWNING W/ TIE-BACKS
WALL SIGN
STUCCO, SAND FINISH 10
FAUX WOOD TILE 1
RECESSED CLEAR ANODIZED
ALUM. STOREFRONT, TYP. 7
STEEL EYEBROW AWNING
METAL STAIR 3
10" METAL CAP FLASHING
29'-0"
3 9
10" METAL CAP FLASHING 9
14'" METAL CAP EAVE/FASCIA 9
PRE-MANUFACTURED STONE VENEER, TYP.
CORRUGATED METAL SIDING 9
PRE-MANUFACTURED STONE SILL, TYP.
11 12
13 13
ENTRY KEYPAD W/ FIRE DEPT.
OVER-RIDE KEY SWITCH
11 12
10 RECESSED CLEAR ANODIZED
ALUM. STOREFRONT, TYP.
14'-6"
7 MGR'S BLDG.
ARCHITECTURAL BUILDOUT W/ STUCCO 10
8' HIGH PATIO FENCE W/ STUCCO 4
ARCHITECTURAL BUILDOUT W/ STUCCO 10
ARCHITECTURAL BUILDOUT W/ 9
CORRUGATED METAL SIDING
14" METAL CAP FLASHING 9
6" GSM FLASHING8
9 BLDG. 'D' BEYOND
TUBE STEEL TRELLIS 3
7' HIGH TUBE STEEL FENCING 3
3 PRE-MANUFACTURED STONE VENEER, TYP. 11
ARCHITECTURAL BUILDOUT W/ 9
CORRUGATED METAL SIDING10" METAL CAP FLASHING 9
CONCRETE TILT-UP WALLS, TYP. 4
CONCRETE TILT-UP WALLS WITH PAINTED WAINSCOT, TYP. 5
14'-6"
14'-6"
13'-0"
BUILDING C BEYOND
14'-6"
1 1ST PLANNING SUBMITTAL
COMMENTS
10/6/21
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2
10/18/22
70 BUILDING D BEYOND
SOUTH ELEVATION - NIELSON STREET
SCALE: 1" = 30'-0"
14'-0"
15'-0"
WALL SIGN
14'" METAL CAP EAVE/FASCIA 9
ARCHITECTURAL BUILDOUT
W/ FAUX WOOD TILE 1 8' HIGH TUBE STEEL FENCING 3
CONCRETE TILT-UP WALLS, TYP. 4
6" GSM FLASHING, TYP. 8
BLDG. 'B'
CORRUGATED METAL SIDING 9 CORRUGATED METAL SIDING 9
14'" METAL CAP EAVE/FASCIA 9
PRE-MANUFACTURED STONE VENEER, TYP.
PRE-MANUFACTURED STONE SILL, TYP.
11 12
STUCCO W/ SAND FINISH 10
ARCHITECTURAL BUILDOUT
W/ STUCCO 10
TUBE STEEL TRELLIS 3
GOOSENECK DOWN
METAL LATTICE LIGHTS, TYP.
16'-6"
12'-0"
14'-0"
9'-4"
9 10" METAL CAP FLASHING
10" METAL CAP FLASHING 9
16'-6"
METAL LATTICE
CONCRETE TILT-UP WALLS WITH PAINTED WAINSCOT, TYP. 5
STUCCO W/ SAND FINISH 10
3 3
SEE ENLARGED NORTH ELEVATION
BUILDING C BEYOND
21'-3"
STUCCO W/ SAND FINISH 10
EAST ELEVATION
SCALE: 1" = 30'-0"
22'-3"
6" GSM FLASHING, TYP. 8
15'-0"
ARCHITECTURAL BUILDOUT
W/ FAUX WOOD TILE @ SOUTH END 1
CMU WALL AT 1ST FLOOR, NORTH & EAST SIDES 4
APPROX. EXTENT OF RETAINAGE
CORRUGATED METAL SIDING AT 2ND FLOOR, NORTH & EAST SIDES 9 6" GSM FLASHING, TYP. 8
STUCCO W/ SAND FINISH 10
21'-3"
20'-0" BLDG. 'F'
NORTH ELEVATION
SCALE: 1" = 30'-0"
13'-0"
22'-3"
BLDG. 'F'
7' HIGH TUBE STEEL FENCING 3
6" GSM FLASHING, TYP. 8
15'-0"
WALL SIGN ARCHITECTURAL BUILDOUT W/ FAUX WOOD TILE 1
14'" METAL CAP EAVE/FASCIA 9
10'-0"
BLDG. D BEYOND
APPROX. EXTENT OF RETAINAGE 5' HIGH CMU WALL RETAINING WALL 4 21'-3"
CMU WALL AT 1ST FLOOR, NORTH & EAST SIDES 4
CORRUGATED METAL SIDING AT 2ND FLOOR, NORTH & EAST SIDES 9 CMU WALL 4
BLDG. E
2 2
2 2 2
Attachment 2.2
page 4 of 25
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
Elevations For 3rd Plng Submtal
PROJECT ELEVATIONS
LB/EJB/DS
5/7/2021
AS NOTED
3B
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
CROCKER'S LOCKERS
CUBIX CONSTRUCTION LLC
808 COBBLESTONE CT.
RIPON, CA 95336
209-992-1371 LICENSE NO. 1061765
BLDG B NORTH ELEVATION (INTERIOR FACING)
F.F.FRONT EAVE
T.O. END WALL
TYPICAL INTERIOR ELEVATION OF 1 STORY STORAGE BLDGS
GALV. STANDING SEAM METAL ROOFING
GSM DOOR DRUM SHIELD 5
GSM GUTTER
GSM DOWNSPOUT
8 8
8 10'2-1/4"
11'-9"
F.F.FRONT EAVE
T.O. END WALL
10'2-1/4"
11'-9"
GALV. STANDING SEAM METAL ROOFING
GSM DOOR DRUM SHIELD 5
8 GSM GUTTER 8" X 16" CONCRETE COLUMN, TYP. 5 8' HIGH ROLL-UP DOOR, TYP.
GSM DOWNSPOUT
8 8
DOUBLE METAL SWING DOORS
W/ LITES AT HALLWAY ENTRY 6
8" X 16" CONCRETE COLUMN, TYP. 5 8' HIGH ROLL-UP DOOR, TYP. 6
BLDG C NORTH ELEVATION (INTERIOR FACING)
SOUTH ELEVATION SIMILAR
BUILDING A
6 BUILDING A & C ELEVATION SIMILAR
8' HIGH ROLL-UP DOOR, TYP. 6
6" GSM FLASHING, TYP. 8
DOUBLE METAL SWING DOORS
W/ LITES AT HALLWAY ENTRY
6 10' HIGH ROLL-UP DOOR, TYP. 6
BLDG E SOUTH ELEVATION (INTERIOR FACING)
F.F.FRONT EAVE
T.O. END WALL
12' 2-1/4"
13'-9"
GSM GUTTER 8
GALV. STANDING SEAM METAL ROOFING
GSM DOOR DRUM SHIELD 5
8 8" X 16" CONCRETE COLUMN, TYP. 5
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2
10/18/22
2 BLDG D NORTH ELEVATION (INTERIOR FACING)
SOUTH ELEVATION SIMILAR
F.F.FRONT EAVE
19'-8-1/4" 2ND F.F.
10'-0"
STEEL AWNING W/ TIE-BACKS,TYP. 3
CLEAR ANODIZED ALUM. LOUVERS 7
CLEAR ANODIZED ALUM. STOREFRONT WINDOW 7
8' HIGH ROLL-UP DOOR, TYP. 6 DOUBLE METAL SWING DOORS 8" X 16" CONCRETE COLUMN, TYP. 5 W/ LITES AT HALLWAY ENTRY 6
GSM DOWNSPOUT 8
GALV. STANDING SEAM METAL ROOFING
GSM GUTTER 8
8 ELEVATOR PENTHOUSE (BEYOND)
BLDG D WEST ELEVATION (INTERIOR FACING)
CORRUGATED METAL SIDING 9
6" GSM FLASHING, TYP. 8 9 CORRUGATED METAL SIDING
STEEL AWNING W/ TIE-BACKS,TYP. 3
F.F.
LOW EAVE
T.O. END WALL
23'-0"
20'-8"2ND F.F.
10'-0"
DOUBLE METAL SWING DOORS
W/ LITES AT HALLWAY ENTRY 6
8' HIGH ROLL-UP DOOR, TYP. 6
ELEVATOR PENTHOUSE (BEYOND) 6" GSM FLASHING, TYP. 8 CORRUGATED METAL SIDING 9 STEEL AWNING W/ TIE-BACKS,TYP. 3
F.F.
LOW EAVE
T.O. END WALL
23'-0"
20'-8"2ND F.F.
10'-0"
DOUBLE METAL SWING DOORS
W/ LITES AT HALLWAY ENTRY 6
8' HIGH ROLL-UP DOOR, TYP. 6 GSM DOOR DRUM SHIELD 5
BLDG D EAST ELEVATION (INTERIOR FACING)
ELEVATOR PENTHOUSE (BEYOND)
GSM DOOR DRUM SHIELD 5
8" X 16" CONCRETE COLUMN, TYP. 5
BLDG F EAST ELEVATION (INTERIOR FACING)
NORTH ELEVATION (INTERIOR FACING) SIMILAR
GALV. STANDING SEAM METAL ROOFING
GSM DOOR DRUM SHIELD 5
GSM GUTTER
GSM DOWNSPOUT
8 8
8 DOUBLE METAL SWING DOORS
W/ LITES AT HALLWAY ENTRY 6
8' HIGH ROLL-UP DOOR, TYP. 6 8" X 16" CONCRETE COLUMN, TYP. 5 STEEL AWNING W/ TIE-BACKS,TYP. 3
CLEAR ANODIZED ALUM. LOUVERS 7
CLEAR ANODIZED ALUM. STOREFRONT WINDOW 7
ELEVATOR PENTHOUSE
13'6"
13'6"
13'6"
F.F.
FRONT EAVE
T.O. END WALL
19'-8"
21'-3"
15'-0"
T.O. END WALL
22'-3"
METAL SWING DOOR @ EXIT STAIR 6
METAL SWING DOOR @ EXIT STAIR 6
GSM DOWNSPOUT 8
CORRUGATED METAL SIDING 9
Attachment 2.2
page 5 of 25
Attachment 2.2
page 6 of 25
Attachment 2.2
page 7 of 25
Attachment 2.2
page 8 of 25
Attachment 2.2
page 9 of 25
Attachment 2.2
page 10 of 25
Attachment 2.2
page 11 of 25
Attachment 2.2
page 12 of 25
Attachment 2.2
page 13 of 25
Attachment 2.2
page 14 of 25
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
CROCKER'S LOCKERS
Santa Cruz, CA 95065(831) 359-0960
LandscapeArchitect
736 Park Way
Gregory Lewis
[email protected]
Date
1 City comments 10/6/21
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2 10/18/22
GL
10/18/22
AS NOTED
10/18/22
Attachment 2.2
page 15 of 25
2 STORY
1 STORY
2 STORY
1 STORY
1 STORY
1 STORY
MGR'S
BLDG
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
CROCKER'S LOCKERS
Santa Cruz, CA 95065(831) 359-0960
LandscapeArchitect
736 Park Way
Gregory Lewis
[email protected]
1 City comments 10/6/21
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2 10/18/22
GL
10/18/22
AS NOTED
Attachment 2.2
page 16 of 25
2 STORY
1 STORY
2 STORY
1 STORY
1 STORY
1 STORY
MGR'S
BLDG
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
CROCKER'S LOCKERS
Santa Cruz, CA 95065(831) 359-0960
LandscapeArchitect
736 Park Way
Gregory Lewis
[email protected]
1 City comments 10/6/21
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2 10/18/22
GL
10/18/22
AS NOTED
Attachment 2.2
page 17 of 25
2 STORY
1 STORY
2 STORY
1 STORY
1 STORY
1 STORY
MGR'S
BLDG
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
CROCKER'S LOCKERS
Santa Cruz, CA 95065(831) 359-0960
LandscapeArchitect
736 Park Way
Gregory Lewis
[email protected]
1 City comments 10/6/21
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2 10/18/22
GL
10/18/22
AS NOTED
Attachment 2.2
page 18 of 25
2 STORY
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
Santa Cruz, CA 95065(831) 359-0960
LandscapeArchitect
736 Park Way
Gregory Lewis
[email protected]
1 City comments 10/6/21
GL
10/18/22
AS NOTED
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2 10/18/22
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
CROCKER'S LOCKERS
Attachment 2.2
page 19 of 25
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
CROCKER'S LOCKERS
Santa Cruz, CA 95065(831) 359-0960
LandscapeArchitect
736 Park Way
Gregory Lewis
[email protected]
Date
1 City comments 10/6/21
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2 10/18/22
GL
10/18/22
AS NOTED
Attachment 2.2
page 20 of 25
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
CROCKER'S LOCKERS
Santa Cruz, CA 95065(831) 359-0960
LandscapeArchitect
736 Park Way
Gregory Lewis
[email protected]
Date
1 City comments 10/6/21
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2 10/18/22
Attachment 2.2
page 21 of 25
2 STORY
1 STORY
2 STORY
1 STORY
1 STORY
1 STORY
MGR'S
BLDG
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
CROCKER'S LOCKERS
Santa Cruz, CA 95065(831) 359-0960
LandscapeArchitect
736 Park Way
Gregory Lewis
[email protected]
1 City comments 10/6/21
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2 10/18/22
GL
10/18/22
AS NOTED
2 2
Attachment 2.2
page 22 of 25
2 STORY
1 STORY
2 STORY
1 STORY
1 STORY
1 STORY
MGR'S
BLDG
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
CROCKER'S LOCKERS
Santa Cruz, CA 95065(831) 359-0960
LandscapeArchitect
736 Park Way
Gregory Lewis
[email protected]
1 City comments 10/6/21
2 ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2 10/18/22
GL
10/18/22
AS NOTED
Attachment 2.2
page 23 of 25
(/(&75,&$/3/$16,7(3+2720(75,& $
NIELSON ST.
1 STORY
BLDG A
AIRPORT BLVD.
$&
3$7,2
1 STORY
BLDG C
MGR'S
BLDG
6725<
2 STORY
BLDG D
1 STORY
BLDG E
2 STORY
BLDG F
8.8 8.1
3.41.5 10.35.11.82.15.311.1
2.54.42.72.73.64.65.11.8 5.72.42.26.39.12.03.55.31.30.9
5.79.07.64.44.72.10.80.91.3 4.14.12.44.90.91.73.81.80.9
12.98.62.32.39.23.80.90.81.2 2.43.13.81.10.93.32.61.52.2
1.71.94.711.86.74.12.14.99.613.710.15.81.2
4.64.14.01.32.84.13.86.66.13.6 11.68.66.310.92.93.12.12.77.86.7
2.12.95.16.87.66.71.72.55.0 1.12.96.82.82.42.5
0.30.51.10.61.03.78.81.46.04.08.36.6 0.80.70.80.50.50.61.64.02.32.76.33.63.35.33.65.1
1.51.71.91.91.81.61.20.70.50.50.60.90.91.51.92.32.01.43.22.72.9 1.92.02.22.22.11.91.30.80.60.50.60.61.44.33.51.41.52.14.96.511.86.39.46.9
1.62.53.03.02.41.60.90.60.50.60.90.51.46.86.01.24.63.93.84.13.58.412.75.44.53.75.4
1.00.60.50.40.40.51.04.29.26.75.74.63.76.25.54.62.72.7 0.70.80.80.70.50.71.66.49.010.54.82.32.02.29.56.5
0.51.01.61.30.60.60.82.79.16.51.51.01.85.2 0.60.60.71.10.50.60.71.12.13.9
1.11.11.24.40.70.90.71.03.79.82.60.9 0.91.21.96.53.43.61.00.6
0.91.61.32.910.87.91.5
0.51.01.33.18.13.31.61.42.60.9 0.40.50.72.312.53.54.90.81.10.8
6.37.43.33.71.1 6.03.910.87.91.6
2.31.61.32.50.9 1.34.60.81.10.8
1.76.53.03.61.1 0.82.611.28.01.6
0.50.71.42.60.9 0.60.90.81.10.8
1.14.33.33.61.1 1.76.510.17.71.5
1.02.81.32.50.9 1.61.50.81.10.8
5.45.33.33.61.1 6.77.710.27.81.5
2.53.11.32.50.9 1.01.30.81.10.8
1.24.43.13.61.1 1.76.510.98.01.6
0.92.71.42.60.9 0.81.20.81.10.8
1.24.43.23.61.1 1.96.610.67.91.6
1.73.01.32.50.9 5.32.50.51.41.0
6.13.47.410.48.01.81.1
3.72.53.92.75.65.63.75.75.22.12.32.91.51.3 6.23.13.43.72.02.93.73.93.12.62.63.31.92.53.0
5.72.72.43.43.23.77.76.72.52.15.66.52.62.05.26.22.85.26.2 1.71.75.16.23.05.67.5 1257+
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Attachment 2.2
page 24 of 25
Revisions Date
Date
Sheet Number
Planning File Numbers
Scale
File Name
Drawn By
Color & Materials Board
COLORS & MATERIALS
LB/EJB/DS
5/7/2021
AS NOTED
CB
SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA
CROCKER'S LOCKERS
CUBIX CONSTRUCTION LLC
808 COBBLESTONE CT.
RIPON, CA 95336
209-992-1371 LICENSE NO. 1061765
LEGEND
2 LA HABRA 'PACIFIC SAND X-97' - LIGHT TAN
4 567 CLEAR ANODIZED ALUMINUM FRAME, CLEAR GLASS3
BENJAMIN MOORE '1552' - RIVER REFLECTIONS
JANUS INTERNATIONAL - SILHOUETTE GRAY
KELLY MOORE '3960-3 CLUBHOUSE' - CHARCOAL GRAYBENJAMIN MOORE '1553' - EQUESTRIAN GRAY 8 GALVANIZED SHEET METAL
9 MBCI PANELS - ASH GRAY
10 LA HABRA 'AGAVE" 3041D (17) - ADVOCADO GREEN1112
OWENS CORNING CULTURED STONE 'FOG SOUTHERN LEDGESTONE' CSV-2028*OWENS CORNING CULTURED STONE - GRAY 13 EXPANDED METAL AT ENTRY GATES & FENCING
COLOR TO MATCH SAMPLE #3
1 WOOD LOOK TILE - DALTILE FOREST BAY SIENNA (8" X 36") 70 PARTIAL SOUTH ELEVATION - ENLARGED
SCALE: 1" = 10'-0"
14'" METAL CAP EAVE/FASCIA 9
WALL SIGN
ARCHITECTURAL BUILDOUT
W/ WOOD FLUSH SIDING 1
ARCHITECTURAL BUILDOUT W/ 9
CORRUGATED METAL SIDING10" METAL CAP FLASHING
14'" METAL CAP EAVE/FASCIA 9
DECORATIVE GOOSENECKLIGHTING
17'-0"
CONCRETE TILT-UP WALLS, TYP. 4
CONCRETE TILT-UP WALLS WITH PAINTED WAINSCOT, TYP. 5
STUCCO, SAND FINISH 10
METAL LATTICE FOR VINES 7' HIGH TUBE STEEEL ROLLING GATE 3 7' HIGH TUBE STEEL FENCING W/ MANGATE 3
STEEL AWNING W/ TIE-BACKS
WALL SIGN
STUCCO, SAND FINISH 10
FAUX WOOD TILE 1
RECESSED CLEAR ANODIZED
ALUM. STOREFRONT, TYP. 7
STEEL EYEBROW AWNING
METAL STAIR 3
10" METAL CAP FLASHING
3 9
10" METAL CAP FLASHING 9
14'" METAL CAP EAVE/FASCIA 9
PRE-MANUFACTURED STONE VENEER, TYP.
CORRUGATED METAL SIDING 9
PRE-MANUFACTURED STONE SILL, TYP.
11 12
13 13
ENTRY KEYPAD W/ FIRE DEPT.
OVER-RIDE KEY SWITCH
11 12
10 RECESSED CLEAR ANODIZED
ALUM. STOREFRONT, TYP. 7
MGR'S BLDG.
ARCHITECTURAL BUILDOUT W/ STUCCO 10
8' HIGH PATIO FENCE W/ STUCCO 4
ARCHITECTURAL BUILDOUT W/ STUCCO 10
ARCHITECTURAL BUILDOUT W/ 9
CORRUGATED METAL SIDING
14" METAL CAP FLASHING 9
6" GSM FLASHING8
9 BLDG. 'D' BEYOND
TUBE STEEL TRELLIS 3
7' HIGH TUBE STEEL FENCING 3
3 PRE-MANUFACTURED STONE VENEER, TYP. 11
ARCHITECTURAL BUILDOUT W/ 9
CORRUGATED METAL SIDING
10" METAL CAP FLASHING 9
CONCRETE TILT-UP WALLS, TYP. 4
CONCRETE TILT-UP WALLS WITH PAINTED WAINSCOT, TYP. 5
TYPICAL 1 STORY BUILDING INTERIOR FACING ELEVATION
GALV. STANDING SEAM METAL ROOFING
GSM DOOR DRUM SHIELD 5
GSM GUTTER
GSM DOWNSPOUT
8 8
8 DOUBLE METAL SWING DOORS
W/ LITES AT HALLWAY ENTRY 6
8" X 16" CONCRETE COLUMN, TYP. 5 8' HIGH ROLL-UP DOOR, TYP. 6
BUILDING B SHOWN, BUILDINGS A & C ELEVATIONS SIMILAR
1 4
7 6 5
10 8 9
11 12 3
3 4 5 1 8 8
13 6
3 9 10 12 11
3 2
ADJUSTMENTS TO SHIFT 2
STORY OUT OF SAFET ZONE 2
10/18/22
BUILDING C BEYOND
2 TYPICAL 2 STORY BUILDING INTERIOR FACING ELEVATION
BLDG D NORTH SHOWN, SOUTH ELVATION AND BUILDING F INTERIOR FACING ELEVATIONS SIMILAR F.F.FRONT EAVE
19'-8-1/4" 2ND F.F.
10'-0"
STEEL AWNING W/ TIE-BACKS,TYP. 3
CLEAR ANODIZED ALUM. LOUVERS 7
CLEAR ANODIZED ALUM. STOREFRONT WINDOW 7
8' HIGH ROLL-UP DOOR, TYP. 6 DOUBLE METAL SWING DOORS 8" X 16" CONCRETE COLUMN, TYP. 5 W/ LITES AT HALLWAY ENTRY 6
GSM DOWNSPOUT 8
GALV. STANDING SEAM METAL ROOFING
GSM GUTTER 8
8 ELEVATOR PENTHOUSE (BEYOND)
CORRUGATED METAL SIDING 9
13'6"
2 Attachment 2.2
page 25 of 25
Attachment 2.3
Attachment 2.3
Attachment 2.3
Attachment 2.3
Attachment 2.3
Attachment 2.3
Attachment 2.3
Attachment 2.3
Attachment 2.3
Attachment 2.4
page 1 of 4
VALLEY ANCHOR SELF STORAGE PARKING REQUIREMENT: DETERMINED ON PROJECT-BY-PROJECT BASIS BY PLANNING MGR. PARKING PROVIDED: 8 TOTAL, 7 OUTSIDE GATE + 1 IN MGR'S GARAGE MIN. DRIVE AISLE WIDTH: 22'
Attachment 2.4
page 2 of 4
GILROY SELF STORAGE DEPOT PARKING STALLS REQUIRED:
6 PARKING PROVIDED: 7 TOTAL, 6 OUTSIDE GATE + 1 IN MGR'S GARAGE MIN. DRIVE AISLE WITDH: 23'
Attachment 2.4
page 3 of 4
NORTH MILPITAS SELF STORAGE PARKING REQUIREMENT: 1/5000 S.F. (AMOUNTED TO 28), 29 PROVIDED
PARKING REQUIREMENT MET BY STRIPING FICTITIOUS STALLS SHOWING COMPLIANCE, W/ THE CITY'S KNOWLEDGE, THAT TENANTS WILL PARK IN THE DRIVE AISLES NEAREST TO THEIR UNIT MIN. DRIVE AISLE WIDTH: 23'
Attachment 2.4
page 4 of 4
OAKLEY GATEWAY SELF STORAGE PARKING REQUIREMENT: 2 COVERED NEAR MGR'S APARTMENT + 5 NEAR OFFICE PARKING PROVIDED: 2 COVERED + 5 NEAR OFFICE + 15 SOUTH OF BLDG A. NOTE THAT STALLS SOUTH OF BLDG A ARE FOR RENT AND ADDED TO TAKE ADVANTAGE OF AND UNBUILDABLE EASEMENT MIN. DRIVE AISLE WIDTH: 26'
PARKING REQUIREMENT REDUCTION JUSTIFICATION
CROKER’S LOCKERS SELF STORAGE
70 NIELSON ST., WATSONVILLE, CA.
11/13/20
The easiest way to assess the actual parking requirements for a self storage facility is to look at the traffic data for this land use and interpret the parking needs from there. Self Storage happens to be the lowest traffic generating land use of all categories including cemeteries. That said, many jurisdictions continue to offer outdated or inappropriate parking requirements that greatly overstate the need for parking at self storages..
The 4 sources of information we are providing include:
1) The American Planning Assoc. Report regarding “Standards for Self-Service Storage Facilities”.
This report concludes there may be 1 vehicle per 100 storage units visiting the facility per hour. Since the industry standard stay at a storage facility is 20 minutes or less, there would be .333 vehicles per 100 units at the facility at any given time.
2) The Institute of Transportation Engineers report “Trip Generation Manual”. The study concludes that there would be 0.26 vehicles at the site for every 1,000 sf per day which translates to 0.0173 vehicles per 1000 storage units per hour, and with the average stay of 20 minutes or less, there would be 0.0058 vehicles per 1000 sf at the facility at a given time.
3) Actual Real World Data From A Self Storage in Vallejo, CA. This Vallejo facility, operated by the same property management firm as the developer for the Watsonville project will be using, shows that the Vallejo facility generates 0.00208 vehicles per storage units at the site at any given time. 4) Google Earth Observation of Competing Facilities in the Watsonville Area. While not a scientific means to predicting traffic or needs, it is a random sampling. The Google Earth imagery for the Watsonville market shows a range of 3-7 vehicles at each facility at a given time. This form of random sampling will prove true for Self Storages anywhere across the country.
Self storage customers enter the facility by way of a keypad controlled gate, drive to near their unit and load or unload from the drive aisle for an industry standard of 20 minutes or less. New customers will use the parking outside the gate while signing a rental agreement. Some existing customers will also use the parking by the office to conduct business (i.e. paying rent or purchasing boxes or other supplies).
Consequences of mandating more than the necessary amount of parking spaces for as self storage include:
1. The excess parking spaces will be used for long term rentals to RV’s and boats which are unsightly and attract criminal activity.
2. The storage operator may use these excess spaces to create a business for rental trucks (i.e. U-Haul, Budget, Penske). This is also unsightly and adds larger vehicle traffic to and from the facility.
It is also the case that none of the current storage facilities in Watsonville seem to comply with the current parking standard.
Below is site specific data of the 4 methods mentioned above to predict traffic at the proposed Crocker’s Lockers Self Storage facility.
We trust that the supporting data will help convince the City that the current parking requirements for self storage, which for this proposed project is 162 spaces, is nowhere near appropriate for this land use and imposing such a standard would be a detrimental to the City.
Note about the author: Ed Boersma w/ Cubix Construction has 40 years or experience with the design, entitlement, ownership, management, or operations for over 400 self storage facilities, primarily in California.
Attachment 2.5
SUMMARY OF TRAFFIC STUDY DATA OF SELF STORAGE FACILITIES AS RELATED TO THE PROPOSED CROKER’S LOCKERS SELF STORAGE 70 NIELSON ST., WATSONVILLE, CA.
11/13/20
There are a few sources that help estimate the anticipated traffic generation from a Self Storage facility. The interpretations of the sources referenced below indicate how much traffic the proposed Self Storage facility is likely to generate. The basis for these calculations is as follows:
- The facility will be open for business 15 hours a day - The project with will have a total building area of 150,160 sf with 1137 storage units Source #1:
American Planning Assoc. Report; “Standards for Self-Service Storage Facilities” The report states that traffic rates can be calculated at a rate of 1 car visiting the facility for every 100 storage units.
Conclusion #1:
Anticipated traffic per hour: 11.37 vehicles
Industry standard average length of stay: 20 minutes
Est. # of vehicles at facility at any given time: 3.79 vehicles Source #2:
Institute Of Transportation Engineers; “Trip Generation Manual, 8th Edition” The Trip Generation Rate Table indicates a traffic rate of 0.26 vehicles for every 1,000 SF.
Conclusion #2:
Anticipated traffic per day: 295.6 vehicles
Anticipated traffic per hour: 19.7 vehicles
Industry standard average length of stay: 20 minutes
Est. # of vehicles at facility at any given time: 6.57 vehicles Summary: Based on the above conclusions, it can be estimated that the proposed Watsonville Self Storage facility can expect between 3.8 & 6.6 vehicles at the facility at any given time. Note: Most customers visit the site to access their units by way of driving near their space and stopping in the drive aisles to load or unload units and od not require a dedicated parking space. Parking spaces near the office are only used for prospective tenants signing up for a rental agreement, or existing tenants paying a bill or conducting other business at the office, which is the minority condition.
File: Watsonville /TrafficStudyData
Attachment 2.5
Month Total Entries Total Days Entries Per Day
Jan‐18 1368 31 44
Feb‐18 1225 28 44
Mar‐18 1390 41 34
Apr‐18 1649 30 55
May‐18 1799 31 58
Jun‐18 1755 30 59
Jul‐18 1950 31 63
Aug‐18 2348 31 76
Sep‐18 1992 29 69
Oct‐18 2304 31 74
Nov‐18 2135 30 71
Dec‐18 1966 31 63
Jan‐19 1720 31 55
Feb‐19 1713 28 61
Mar‐19 2012 31 65
Average Vehicles Visiting Site Per Month 1,822
Average Vehicles Per Day 59
Average Vehicles Per Hour 4
Average Length of Stay In Minutes (Per Industry Std.) 20 Average # of Vehicles @ Site @ Any Given Time 1.32
# Of Storage Units @ Vallejo Anchor Self Storage 636
# Of Vehicles @ Vallejo Facility Per Storage Unit @ Any Given Time 0.00208 # Of Storage Units @ Crocker's Lockers Watsonville 1,137 Anticipated # Of Vehicles @ Watsonville Storage @ Any Given Time 2.36 File: Watsonville / Traffic Analysis Vallejo - Watsonville 11-13-20
REAL WORLD TRAFFIC DATA FOR SELF STORAGE
EXAMPLE : VALLEJO ANCHOR SELF STORAGE
1050 Sonoma Blvd., Vallejo
Sample Period Based on Gate Data Jan '18 - March '19
INTERPRETING TRAFFIC DATA TO SUBJECT SITE
Attachment 2.5
ATTACHMENT 2.6 | Summary of City of Watsonville Post-Construction Requirements M:\CDD\CC Packet\CCPKT 2023\1-17-23\70 Nielson St\Attachments\2.6 Stormwater PCR Requirements.docx ATTACHMENT 2.6 page 1 of 1
PCR Tier Requirements
Tier 1 Performance Requirement 1 – Site Design & Runoff Reduction Projects that create or replace
2,500 sq. ft. or more of impervious
surface, including detached
single-family home projects.
Implement site design and runoff reduction measures:
Limit disturbance of creeks and natural drainage features. Minimize compaction of highly permeable soils.
Limit clearing and grading of native vegetation to the minimum area necessary.
Minimize impervious surfaces.
Minimize runoff by incorporating permeable surfaces and directing runoff toward permeable areas or to rain barrels for reuse.
Tier 2 Performance Requirement 2 – Water Quality Treatment Projects, except detached singlefamily homes, with 5,000 sq. ft. or more of net impervious surface*.
(Detached single-family home
projects with 15,000 sq. ft. or more
of net impervious surface*.)
Tier 1 performance requirements, plus:
Treat stormwater runoff using one or more onsite systems, including low impact development treatment systems, biofiltration treatment systems, and non-retention based treatment systems.
Project applicant must submit a Stormwater Control Plan to the City that sufficiently demonstrates that the project design meets performance requires of PCR Tier 2.
Tier 3 Performance Requirement 3 – Runoff Retention
Projects, except detached singlefamily homes, that create or replace 15,000 sq. ft. or more of
impervious surface.
(Detached single-family home
projects with 15,000 sq. ft. or more
of net impervious surface*.)
Tier 2 performance requirements, plus:
Use low impact development standards to prevent offsite discharge of runoff from events up to the 95th percentile rainfall event. Where technical infeasibility prevents full onsite retention requirements, retention-based stormwater control measures shall be provided for no less than 10 percent of the project's impervious surface area.
Project applicant must submit a Stormwater Control Plan to the City that sufficiently demonstrates that the project design meets performance requires of PCR Tier 3.
Tier 4 Performance Requirement 4 – Peak Management
Projects that create and/or
replace 22,500 sq. ft. or more of
impervious surface in Watershed
Management Zone 1.
Tier 3 performance requirements, plus:
Control peak flows to not exceed pre-project flows for the 2-year through 10-year storm event.
Project applicant must submit a Stormwater Control Plan to the City that sufficiently demonstrates that the project design meets performance requires of PCR Tier 4.
Submit an Operations and Maintenance Plan for structural stormwater control measures to the City of Watsonville for review and approval prior to final construction sign-off.
* Net impervious area equals new and replaced impervious area minus the total pre-project-to-post-project reduction in impervious area.
Source: Ordinance No. 1299-14 (CM).
STORMWATER CONTROL PLAN
REPORT
For
Crocker’s Lockers
70 Nielsen Street
Watsonville, CA
May 12, 2021
Prepared For:
Ted Crocker
Crocker’s Lockers
9502 Alder Court
Carmel, CA 93923
Prepared By:
Robert A. Karn & Associates, Inc.
707 Beck Avenue
Fairfield, CA 94533
(707) 435-9999
Project #A21010
Attachment 2.7
Robert A. Karn & Associates, Inc. | Crocker’s Lockers Stormwater Control Plan 1
TABLE OF CONTENTS
I. PROJECT SETTING.................................................................... 2 A. Project Description and Location................................................................................................................2 B. Existing Site Conditions ................................................................................................................................3 C. Opportunities and Constraints for Stormwater Control .........................................................................3 II. MEASURES TO LIMIT IMPERVIOUSNESS................................ 3 A. Measures to Cluster Development and Protect Natural Resources ......................................................3 B. Measures Used to Limit Directly Connected Imprevious Area .............................................................3 III. SITE HYDROLOGY..................................................................... 4 A. Stormwater Detention Analysis .....................................................................................................................4 IV. SELECTION AND DESIGN OF STORM WATER BMPs.............. 4 A. Selection of BMPs ............................................................................................................................................4 B. Description of DMAs and BMPs...................................................................................................................4 C. Design of BMPs................................................................................................................................................5 D. Sizing Calculations of BMPs ..........................................................................................................................6 V. BMP OPERATION AND MAINTENANCE.................................... 7 A. Means to Finance and Implement BMP Maintenance..............................................................................7 B. Summary of Maintenance Requirements.....................................................................................................7 VI. CERTIFICATIONS...................................................................... 8 VII. ATTACHMENTS........................................................................ 8 Attachment 2.7
Robert A. Karn & Associates, Inc. | Crocker’s Lockers Stormwater Control Plan 2 I. PROJECT SETTING
A. Project Description and Location
The project area is located at 70 Neilson Street in the City of Watsonville, in southern Santa Cruz County, California. The 4.39-acre project site is situated along the north side of Neilson Street at the intersection of Airport Boulevard (Refer to the Vicinity Map in Figure 1).
The site is located within Water Management Zone I. The site previously contained a paved parking lot over the majority of the site, which has been/will be removed and replaced with development of the project. The properties to the north, east and south are all developed with industrial-type uses, and to the west on the other side of Airport Boulevard is the runway that serves the Watsonville Muni Airport. The project will include construction of six self-storage buildings, along with new asphalt parking lots, associated concrete curbs, walks, landscaping, site lighting, sanitary sewer, water services, storm drainage and other underground utilities.
APN: 015-111-49
Figure 1: Vicinity Map
SITE
Attachment 2.7
Robert A. Karn & Associates, Inc. | Crocker’s Lockers Stormwater Control Plan 3 B. Existing Site Conditions
The prior development of the site included paved parking over the majority of the site. The site contains frontage improvements including curb, gutter and sidewalk, along with mature landscaping along the frontage of Neilson Street and Airport Boulevard. The site topography is moderately sloped with elevations ranging from 133 feet to 128 feet, generally sloping in a southerly/ southwesterly direction. Runoff is collected by existing storm drain inlets located along Neilson Street and Airport Boulevard and is conveyed via underground storm drainage facilities heading in a southerly direction off of Nielson Street within an existing 36” storm drain line.
C. Opportunities and Constraints for Stormwater Control Under City Ordinance, this project is subject to the following Stormwater Post-Construction Performance Standards:
Performance Standard #3: Runoff Retention Performance Requirements using Low Impact Development (LID) Standards. The project is required to meet Performance Standard 3, Runoff Retention due to the fact that impervious surfaces in excess of 15,000 square feet are created or replaced.
Performance Standard #4: Peak Management applies because the project proposes to create and/or replace greater than 22,500 square feet of impervious surface. As previously stated, the existing site was previously developed with a high percentage of impervious area within the developed footprint.
The project has the opportunity to create a more balanced site, incorporating landscaped pervious areas and treatment BMPs dispersed throughout the site. Furthermore, the amount of impervious surface will be less after development of the proposed project as compared to the existing condition, therefore the project is exempt for having to provide peak management/hydromodification.
II. MEASURES TO LIMIT IMPERVIOUSNESS
A. Measures to Cluster Development and Protect Natural Resources No existing natural drainage features or natural resources will be disturbed or removed with the construction of the project. No creeks, wetlands and riparian habitats are present on the project site.
Proposed drainage features will contain elements of vegetation for both function and aesthetics.
Some landscape trees and shrubs will be removed and replaced with development of the project.
Development is designed to impact the minimum area possible. Landscaping areas have been proposed to limit the project’s impact, and paved parking areas and drive aisles have been designed to be efficient and limit the development envelope as much as possible.
Impervious area will be minimized as much as possible with the use of landscaped areas. Paved parking areas have been minimized as much as allowable within code, and natural bioretention areas are used for treatment.
B. Measures Used to Limit Directly Connected Impervious Area The site’s development area is directed into pervious bioretention areas for treatment. Runoff is divided into two drainage shed areas, where a bioretention area is provided to treat each shed’s runoff.
Attachment 2.7
Robert A. Karn & Associates, Inc. | Crocker’s Lockers Stormwater Control Plan 4 III. SITE HYDROLOGY
No Site Hydrology is included in this report since detention is not required for this project.
A. Stormwater Detention Analysis
No Stormwater Detention analysis is required since the amount of impervious surface is less than or equal to the existing amount of impervious surface over the site.
IV. SELECTION AND DESIGN OF STORM WATER BMPs
A. Selection of BMPs
The site drains into two bioretention areas within the site, each encompassing a specific drainage basin. The drainage basin boundaries and associated bioretention areas are shown on the Stormwater Control Plan. Pervious and impervious (roof, parking, hardscape) areas are routed into bioretention areas via sheet flow and underground storm drain lines, where runoff is treated and either infiltrates into the ground below the bio-retention basins, or leaves the site by way of the existing underground storm drainage. Additional design criteria can be found in this report.
B. Description of DMAs and BMPs
The site has been divided into two (2) Drainage Management Areas (DMAs). The site drains into DMAs BR-1 and BR-2; which are bioretention areas. These areas have been designed to best adhere to the site topography, and allow for easy maintenance throughout the life of the project. Each bioretention area is sized to treat the associated drainage area that drains into the basin. All runoff is expected to either infiltrate into the ground or drain into the public storm drain system after adequate stormwater quality treatment occurs. Subdrains and overflow drainage structures have been incorporated as a precautionary measure. The following is a description of each DMA and associated BMP as shown on the Stormwater Control Plan:
• DMA BR-1: A bioretention area BR-1, 5,465 SF in size, located near the southwestern portion of the site near the intersection of Airport Boulevard and Nielson Street. The bioretention area treats runoff from the majority of the site’s impervious surface, including Buildings A through E, paved areas associated with these buildings, and a portion of pervious landscaped areas. Runoff is picked up in onsite drain inlets, then conveyed to BR-1 through storm drain lines. Treated stormwater then leaves BR-1 through a drain inlet which connects to an existing 15” storm drain line.
• DMA BR-2: A bioretention area BR-2, 912 SF in size, located near the southeastern portion of the site, south of Building B and adjacent to Neilson Street. The bioretention area treats runoff from Building F, paved areas associated with Building F, and a portion of pervious landscaped areas. Runoff is picked up in onsite drain inlets, then conveyed to BR-2 through storm drain lines. Treated stormwater then leaves BR-2 through a drain inlet and storm drain line which connects to an existing 27” storm drain line within Nielson Street.
Attachment 2.7
Robert A. Karn & Associates, Inc. | Crocker’s Lockers Stormwater Control Plan 5 C. Design of BMPs
The bioretention areas will be designed and constructed in accordance with the following material, derived from various clean water program guidance.
• Provide 10’ minimum setback from structures, or as instructed by project structural and/or geotechnical engineer. Provide waterproofing per geotechnical and/or architectural recommendations for bioretention areas that encroach within the 10’ setback. • Reservoir depth shall be a minimum of 6 inches.
• Volume of subsurface storage meets or exceeds minimum required per calculations. • Bioretention area shall be a minimum of 4’. Total surface area shall meet or exceed the value required per calculations.
• Bioretention area is designed as a basin with flat or nearly flat surfaces. • 24” depth “loamy sand” soil mix with a minimum long-term percolation rate of 5 inches per hour. Per City of Watsonville Standard LID-001.
• Perforated pipe (4” minimum PVC SDR 35) underdrain placed in “12-inch Class 2 perm” layer and connected to underground storm drain facilities or discharge point. Per City of Watsonville Standard LID-001.
• Underdrain shall contain a clean-out constructed of a vertical, rigid, non-perforated PVC pipe, with a minimum diameter of 6 inches and water tight cap. • Bioretention areas shall have an overflow drain inlet connecting to underground storm drain infrastructure or approved discharge location.
• Any through curb drains shall contain a minimum curb opening of 12 inches, with a ½ inch drop in elevation across the opening to discourage collection of debris. Grades immediately adjacent to curb openings shall be constructed a minimum 4 inches lower that curb opening elevation to prevent blockage due to vegetation growth, with energy dissipation where appropriate.
• Planting within bioretention areas shall be selected to flourish in climates experienced at the site, and be suitable for well-drained soils located in the bioretention area, as well as withstand occasional inundation during large storm events. • Avoid smearing of the soils on bottom and side slope of the bioretention areas during excavation. Minimize compaction of native soils and rip soils if clayey and/or compacted.
Protect the area from construction site runoff.
• Provide adequate irrigation to the bioretention areas to allow establishment and maintenance of vegetation. Irrigation should be connected to a water supply.
Attachment 2.7
Robert A. Karn & Associates, Inc. | Crocker’s Lockers Stormwater Control Plan 6 D. Sizing Calculations of BMPs
Project bioretention areas (BMPs) have been sized in accordance with City of Watsonville Storm Water Management Program, Appendix B. Calculations have been performed to determine the minimum surface area. The permeable material layer shall be per Caltrans specification 68-1.025.
Project Name: Crocker's Lockers
Location: 70 Nielson Street, Watsonville
Type: Treatment Only
Drainage Area: 4.39 acres
Un-Treated Areas
DMA
Name Area (SF)
PAVE-3 895
Self-Treating Areas
DMA
Name
Area (SF)
LAND-3 2,380
IMP Name: IMP1 (BR-1)- Bio-Retention Basin
DMA
Name
DMA
Area (SF)
Post-Project
Surface Type
DMA
Runoff
Factor
DMA Area X
Runoff
Factor
IMP Sizing
Factor
Minimum
Area
Proposed
Area
PAVE-1 39,650 Asphalt 1 39,650 0.04 5,247 5,465
ROOF-1 90,510 Roof 1 90,510
LAND-1 10,130 Landscaping 0.1 1,013
Total 131,173
IMP Name: IMP2 (BR-2)- Bio-Retention Basin
DMA
Name
DMA
Area (SF)
Post-Project
Surface Type
DMA
Runoff
Factor
DMA Area X
Runoff
Factor
IMP Sizing
Factor
Minimum
Area
Proposed
Area
PAVE-2 8,450 Asphalt 1 8,450 0.04 733 912
ROOF-2 9,050 Roof 1 9,050
LAND-2 8,240 Landscaping 0.1 824
Total 18,324
Attachment 2.7
Robert A. Karn & Associates, Inc. | Crocker’s Lockers Stormwater Control Plan 7 V. BMP OPERATION AND MAINTENANCE
A. Means to Finance and Implement BMP Maintenance
All storm water treatment facilities in this plan will be owned and maintained in perpetuity by the private owner of the subject property. The applicant accepts responsibility for interim operation and maintenance of the facilities until such time as this responsibility is formally transferred to a subsequent owner.
The applicant will execute, prior to completion of project construction, an Agreement Regarding Maintenance of Structural or Treatment Control BMPs (Best Management Practices). This Agreement can be found in the City of Watsonville Storm Water Management Program. The Agreement will “run with the land” and be enforceable on subsequent property owners. The applicant will provide the City access to stormwater treatment devices for inspection.
B. Summary of Maintenance Requirements
Bioretention Areas
These facilities remove pollutants primarily by filtering runoff slowly through an active layer of soil.
Routine maintenance is needed to ensure that flow is unobstructed, that erosion is prevented, and that soils are held together by plant roots and are biologically active. Typical maintenance consists of the following:
Inspect inlets for channels, exposure of soils, or other evidence of erosion. Clear any obstructions and remove any accumulation of sediment. Examine rock or other material used as a splash pad and replenish if necessary.
Inspect outlets for erosion or plugging.
Inspect side slopes for evidence of instability or erosion and correct as necessary. Observe soil at the bottom of the swale or filter for uniform percolation throughout. If portions of the swale or filter do not drain within 48 hours after the end of a storm, the soil should be tilled and replanted. Remove any debris or accumulations of sediment. Confirm that check dams and flow spreaders are in place and level and that channelization within the swale or filter is effectively prevented. Examine the vegetation to ensure that it is healthy and dense enough to provide filtering and to protect soils from erosion. Replenish mulch as necessary, remove fallen leaves and debris, prune large shrubs or trees, and mow turf areas. When mowing, remove no more than 1/3height of grasses. Confirm that irrigation is adequate and not excessive. Replace dead plants and remove noxious and invasive vegetation. Abate any potential vectors by filling holes in the ground in and around the swale and by ensuring that there are no areas where water stands longer than 48 hours following a storm. If mosquito larvae are present and persistent, contact the Contra Costa Mosquito and Vector Control District for information and advice. Mosquito larvicides should be applied only when absolutely necessary and then only by a licensed individual or contractor.
Attachment 2.7
Robert A. Karn & Associates, Inc. | Crocker’s Lockers Stormwater Control Plan 8 VI. CERTIFICATIONS
The selection, sizing and preliminary design of stormwater treatment and other control measures in this plan meet the requirements of the Regional Water Quality Control Board Order R2-2009-0074 and Order R2-2011-0083, along with the current edition of the BASMAA post-construction manual.
________________________________
Signature
Robert A. Karn
VII. ATTACHMENTS
SW1- Stormwater Control Plan
Attachment 2.7
Attachment 2.7
page 10 of 10
Mail Processing Center
Federal Aviation Administration
Southwest Regional Office
Obstruction Evaluation Group
10101 Hillwood Parkway
Fort Worth, TX 76177
Aeronautical Study No.
2022-AWP-240-OE
Issued Date: 02/25/2022
Rayvon Williams
City of Watsonville
100 Aviation Way
Watsonville, CA 95076
** DETERMINATION OF NO HAZARD TO AIR NAVIGATION **
The Federal Aviation Administration has conducted an aeronautical study under the provisions of 49 U.S.C., Section 44718 and if applicable Title 14 of the Code of Federal Regulations, part 77, concerning:
Structure: Commercial Use Building A1
Location: WATSONVILLE, CA
Latitude: 36-55-45.14N NAD 83
Longitude: 121-47-37.05W
Heights: 136 feet site elevation (SE)
12 feet above ground level (AGL)
148 feet above mean sea level (AMSL)
This aeronautical study revealed that the structure does not exceed obstruction standards and would not be a hazard to air navigation provided the following condition(s), if any, is(are) met:
It is required that FAA Form 7460-2, Notice of Actual Construction or Alteration, be e-filed any time the project is abandoned or:
_____ At least 10 days prior to start of construction (7460-2, Part 1) __X__ Within 5 days after the construction reaches its greatest height (7460-2, Part 2) See attachment for additional condition(s) or information.
Based on this evaluation, marking and lighting are not necessary for aviation safety. However, if marking/ lighting are accomplished on a voluntary basis, we recommend it be installed in accordance with FAA Advisory circular 70/7460-1 M.
The structure considered under this study lies in proximity to an airport and occupants may be subjected to noise from aircraft operating to and from the airport.
This determination expires on 08/25/2023 unless:
(a) the construction is started (not necessarily completed) and FAA Form 7460-2, Notice of Actual Construction or Alteration, is received by this office. (b) extended, revised, or terminated by the issuing office.
Attachment 2.8
(c) the construction is subject to the licensing authority of the Federal Communications Commission (FCC) and an application for a construction permit has been filed, as required by the FCC, within 6 months of the date of this determination. In such case, the determination expires on the date prescribed by the FCC for completion of construction, or the date the FCC denies the application.
NOTE: REQUEST FOR EXTENSION OF THE EFFECTIVE PERIOD OF THIS DETERMINATION MUST BE E-FILED AT LEAST 15 DAYS PRIOR TO THE EXPIRATION DATE. AFTER RE-EVALUATION
OF CURRENT OPERATIONS IN THE AREA OF THE STRUCTURE TO DETERMINE THAT NO
SIGNIFICANT AERONAUTICAL CHANGES HAVE OCCURRED, YOUR DETERMINATION MAY BE ELIGIBLE FOR ONE EXTENSION OF THE EFFECTIVE PERIOD.
This determination is based, in part, on the foregoing description which includes specific coordinates, heights, frequency(ies) and power. Any changes in coordinates, heights, and frequencies or use of greater power, except those frequencies specified in the Colo Void Clause Coalition; Antenna System Co-Location; Voluntary Best Practices, effective 21 Nov 2007, will void this determination. Any future construction or alteration, including increase to heights, power, or the addition of other transmitters, requires separate notice to the FAA.This determination includes all previously filed frequencies and power for this structure.
If construction or alteration is dismantled or destroyed, you must submit notice to the FAA within 5 days after the construction or alteration is dismantled or destroyed.
This determination does include temporary construction equipment such as cranes, derricks, etc., which may be used during actual construction of the structure. However, this equipment shall not exceed the overall heights as indicated above. Equipment which has a height greater than the studied structure requires separate notice to the FAA.
This determination concerns the effect of this structure on the safe and efficient use of navigable airspace by aircraft and does not relieve the sponsor of compliance responsibilities relating to any law, ordinance, or regulation of any Federal, State, or local government body.
If we can be of further assistance, please contact our office at (206) 231-2989, or [email protected]. On any future correspondence concerning this matter, please refer to Aeronautical Study Number 2022-AWP-240- OE.
Signature Control No: 506820857-514331722 ( DNE )
Daniel Shoemaker
Specialist
Attachment(s)
Additional Information
Map(s)
Attachment 2.8
Additional information for ASN 2022-AWP-240-OE
This proposed building will be located in close proximity to the Watsonville Municipal Airport (WVI) Runway 2 threshold. Occupants and people outside the building will be exposed to frequent loud aircraft noise and the sight of aircraft flying at very low altitudes near the building.
Attachment 2.8
TOPO Map for ASN 2022-AWP-240-OE
Attachment 2.8
Sectional Map for ASN 2022-AWP-240-OE
Attachment 2.8
Initial Study/Mitigated Negative Declaration (Draft) for the Crocker’s Lockers Self-Storage Project
Self-Storage Facility and Manager’s Residence at an Existing Parking Lot. 70 Nielson Street
City of Watsonville
April 2022
Prepared by: MIG Inc., Berkeley CA
Attachment 2.9
Table of Contents
1. Project Information........................................................................................................................... 5
1.1 Project Title .............................................................................................................................. 5
1.2 Lead Agency Name and Address............................................................................................. 5
1.3 Contact Person and Phone Number .......................................................................................... 5
1.4 Project Sponsors Names and Addresses ................................................................................... 5
1.5 General Plan Designation......................................................................................................... 5
1.6 Zoning....................................................................................................................................... 5
1.7 Introduction .............................................................................................................................. 5
1.8 Project Location and Context ................................................................................................... 5
1.9 Project Description ................................................................................................................... 6
2. Summary of Findings: Impacts and Mitigations............................................................................ 19
3. Environmental Factors Potentially Affected .................................................................................. 24
4. Determination................................................................................................................................. 25
5. Evaluation of Environmental Impacts............................................................................................ 26
6. Issues.............................................................................................................................................. 27
6.1 Aesthetics ............................................................................................................................... 28
6.2 Agriculture and Forest Resources .......................................................................................... 31
6.3 Air Quality.............................................................................................................................. 33
6.4 Biological Resources .............................................................................................................. 40
6.5 Cultural Resources.................................................................................................................. 49
6.6 Energy Resources ................................................................................................................... 53
6.7 Geology and Soils................................................................................................................... 54
6.8 Greenhouse Gas Emissions .................................................................................................... 59
6.9 Hazards and Hazardous Materials.......................................................................................... 65
6.10 Hydrology and Water Quality ................................................................................................ 69
6.11 Land Use and Planning ........................................................................................................... 75
6.12 Mineral Resources.................................................................................................................. 77
6.13 Noise....................................................................................................................................... 78
6.14 Population and Housing ......................................................................................................... 93
6.15 Public Services ....................................................................................................................... 94
6.16 Recreation............................................................................................................................... 98 Attachment 2.9
6.17 Transportation ......................................................................................................................... 99
6.18 Tribal Cultural Resources..................................................................................................... 105
6.19 Utilities and Service Systems............................................................................................... 107
6.20 Wildfire................................................................................................................................. 112
6.21 Mandatory Findings of Significance .................................................................................... 114
7. Lead Agency and Consultants ...................................................................................................... 116 List of Figures
Figure 1: Project Regional Location................................................................................................................................ 8 Figure 2: Project Location Map....................................................................................................................................... 9 Figure 3: Existing Conditions.........................................................................................................................................10 Figure 4: Site Plan............................................................................................................................................................11 Figure 5: Perspective Views (Exterior-Facing)............................................................................................................12 Figure 6: Perspective View (Interior-Facing)...............................................................................................................13 Figure 7: Fire Access Plan..............................................................................................................................................14 Figure 8: Preliminary Landscape Plan..........................................................................................................................15 Figure 9: Preliminary Colors and Materials..................................................................................................................16 Figure 10: Preliminary Grading and Utilities Plan.......................................................................................................17 Figure 11: Preliminary Site Lighting Plan....................................................................................................................18 Figure 12: Ambient Sound Monitoring Locations.......................................................................................................83 Figure 13: Land Use Compatibility for Community Noise Environments ......................................... 85 List of Tables
Table 1. North Central Coast Air Basin Attainment Status................................................................. 35 Table 2. Construction Activity, Duration, and Typical Equipment .................................................... 35 Table 3. Unmitigated Maximum Daily Criteria Air Pollutant Construction Emissions (lbs/day) ...... 36 Table 4. Unmitigated Maximum Daily Criteria Air Pollutant Operational Emissions (lbs/day) ........ 37 Table 5. Historic Structures within One Mile of the Project Site ........................................................ 49 Table 6. City of Watsonville Historic Register Entries ....................................................................... 49 Table 7. Cultural Resources within One Mile of the Project Site ....................................................... 50 Table 8. Project Consistency with the City of Watsonville’s CAAP .................................................. 61 Table 9. Summary of Relevant Handbook Intensity Limitations…………………………………….70 Attachment 2.9
Table 10. Summary of Measured Short-Term Ambient Noise Levels (dBA) .................................... 83 Table 11. Typical Construction Equipment Noise (dBA) ................................................................... 86 Table 12. Potential Groundborne Vibration Levels ............................................................................ 91 Table 13. Trip Generation Summary ................................................................................................. 101 Table 14. Vehicles Miles Traveled (VMT) Estimate ....................................................................... 102
Appendices
A. Air Quality and Greenhouse Gas Assessment
B. Biological Resources Report – Plants and Wildlife
C. Geotechnical Engineering Study
D. Stormwater Control Plan Report
E. Phase 1 Environmental Site Assessment
F. Ambient Noise Monitoring Report
G. Traffic Impact Analysis
Attachment 2.9
5 | City of Watsonville
1. Project Information
1.1 Project Title
Initial Study/Mitigated Negative Declaration for the Crocker’s Lockers Self-Storage Project
1.2 Lead Agency Name and Address
City of Watsonville
Community Development Department
Planning Division
250 Main Street
Watsonville, California 95076
1.3 Contact Person and Phone Number
Justin Meek, AICP
Principal Planner
(831) 768-3050
[email protected]
1.4 Project Sponsors Names and Addresses
Ted Crocker
9502 Alder Court
Carmel, CA 93923
Ed Boersma
Cubix Construction
5 Meadowbrook Lane
Danville, CA 94526
1.5 General Plan Designation
Industrial (I)
1.6 Zoning
Industrial Park (IP)
1.7 Introduction
This Initial Study of environmental impacts has been prepared to conform to the requirements of the California Environmental Quality Act Public Resources Code Division 13, Environmental Quality (CEQA Statute); the California Code of Regulations section 15000 et seq. (CEQA Guidelines); and the regulations and policies of the City of Watsonville. The report is intended to inform City of Watsonville (City) decision-makers, responsible agencies, and the general public of the Crocker’s Lockers Self Storage Project (project) and its environmental consequences. The City of Watsonville is the Lead Agency under CEQA and has prepared this Initial Study to address the impacts of implementing the proposed project. The primary objective of the project is to provide approximately 1,000 self-storage units on a parking lot site, with an onsite manager’s residence, in the City of Watsonville.
1.8 Project Location and Context
The following section describes the project site location, characteristics, surrounding land uses, and land use designations.
Attachment 2.9
6 | City of Watsonville
Location. The project site (70 Nielson Street) is on the southeast side of Airport Boulevard across the street from the Watsonville Municipal Airport. As shown on Figures 1 and 2, the project is located east of Highway 1 and west of Freedom Boulevard. The APN is 015-111-49.
Surrounding Land Uses. The site is located within an industrial area, bordered on the north and east by industrial properties (zoned IP: Industrial Park), and by the Watsonville Community Hospital (zoned N:
Institutional) to the south. Across Airport Boulevard is the Watsonville Municipal Airport (zoned PF:
Public Facilities).
Site Characteristics. The 4.39-acre, relatively flat project site is developed as a paved parking lot with ornamental landscaping and pole-mounted lighting. Mature trees range from 10 to 50 feet tall, many of which are located along the perimeter of the property. The site slopes from the northeastern corner with an elevation of approximately 133 feet to the southwestern portion with an elevation of approximately 122 feet. Underground utilities connect to storm drain, water, and sewer mains under Airport Boulevard and Nielson Street. The existing conditions are shown on Figure 3.
1.9 Project Description
Ted Crocker (Owner; Applicant) has submitted an application to develop one parcel located at 70 Nielson Street at the corner of Airport Boulevard (APN 015-111-49), totaling 4.39 acres, referred to as the Crocker’s Lockers Project (project). The site is a paved parking lot with ornamental landscaping.
The self-storage facility would consist of six total self-storage buildings, four of which would be singlestory, and two of which would be two-story. A seventh building is proposed as a two-story manager's building with an office and single-car garage on the ground floor and the manager’s apartment above.
The project would provide 1,072 storage units in approximately 149,796 square feet of building space.
The site plan is shown on Figure 4, and internal/external views of the proposed project buildings are shown on Figures 5 and 6.
Construction is anticipated to last approximately 12 months. Demolition is proposed for the existing parking lot, associated curbs, and site lighting prior to construction of the proposed buildings. The project includes construction of seven buildings, new asphalt parking lots, concrete curbs and walks, landscaping, site lighting, and sanitary sewer, water, storm drainage, and dry utility infrastructure.
Circulation and Parking. The project would result in the replacement and relocation of an existing driveway and would include new onsite circulation consisting of drive aisles ranging in width from 25- 33 feet and approximately 21 parking spaces, located throughout the site and along the drive aisles. The applicant would apply for a Planned Development (PD) District to request a reduction to the required parking stalls. Project operation is estimated to generate an average of 227 daily vehicle trips, including 15 AM peak hour trips and 24 PM peak hour trips during the weekday commuter periods.
The project’s proposed fire access plan is shown on Figure 7.
Landscape and Open Space. The project proposes removal of approximately 125 trees, while retaining approximately 51 trees in the landscaped frontages along Airport Boulevard and Nielson Street.
Approximately 30,884 square feet of the site would be landscaped with new vegetation. The preliminary landscape plan is shown on Figure 8, and the preliminary site furnishings are shown on Figure 9.
Grading. The preliminary grading and utility plan for the project is shown on Figure 10. The proposed cut would be approximately 22,383 cubic yards (CY), with fill of 331 CY. The excess 22,052 CY of cut Attachment 2.9
Crocker’s Lockers Self-Storage Project IS/MND | 7
would be hauled offsite to a local site for reuse. Stormwater retention would be accomplished through a combination of underground infiltration and aboveground retention. The project would create 148,801 square feet (3.41 acres) of impervious surfaces. Compared with existing conditions, the project would result in a net reduction of 9,646 square feet (0.22 acres) of impervious surface area. Onsite stormwater treatment facilities would include two bioretention areas with capacity exceeding the regulatory requirement.
Utilities and Infrastructure. The proposed project would connect to existing water, wastewater, storm drainage, electricity, and telecommunication infrastructure. Water service, wastewater treatment, stormwater management, and solid waste collection would be provided by the City. Electricity and natural gas would be provided by PG&E. The proposed bioretention areas would meter runoff and direct the water into an existing storm drain along Nielson Street. Domestic water and sewer service would connect the manager’s unit to City facilities underneath Nielson Street. New lighting would be installed as illustrated on Figure 11.
Project Construction and Excavation. If approved, the project is anticipated to begin construction in October 2022. The project would be in operation approximately 12 months later.
City Actions/Approvals. The proposed project would require the following City approvals:
• Adoption of the Mitigated Negative Declaration – City Planning Commission and City Council • Adoption of a Planned Development (PD) Overlay District – City Planning Commission and City Council
• Special Use Permit (accompanied by a specific development plan) – City Planning Commission and City Council
• Design Review – City Planning Commission and City Council • Building/Fire Permit and Plan Check – City of Watsonville, Community Development Department
Attachment 2.9
8 | City of Watsonville
Figure 1: Project Regional Location
Attachment 2.9
9 | City of Watsonville
Figure 2: Project Location Map
Attachment 2.9
10 | City of Watsonville
Figure 3: Existing Conditions
Attachment 2.9
Crocker’s Lockers Self-Storage Project IS/MND | 11
Figure 4: Site Plan
Attachment 2.9
12 | City of Watsonville
Figure 5: Perspective Views (Exterior-Facing)
Attachment 2.9
13 | City of Watsonville
Figure 6: Perspective View (Interior-Facing)
Attachment 2.9
14 | City of Watsonville
Figure 7: Fire Access Plan
Attachment 2.9
Crocker’s Lockers Self-Storage Project IS/MND | 15
Figure 8: Preliminary Landscape Plan
Attachment 2.9
16 | City of Watsonville
Figure 9: Preliminary Colors and Materials
Attachment 2.9
17 | City of Watsonville
Figure 10: Preliminary Grading and Utilities Plan
Attachment 2.9
18 | City of Watsonville
Figure 11: Preliminary Site Lighting Plan
Attachment 2.9
Crocker’s Lockers Self-Storage Project IS/MND | 19
2. Summary of Findings: Impacts and Mitigations
Impact findings and mitigation measures identified in this Initial Study checklist and narrative are summarized below. The mitigations listed below represent conditions of approval for the Initial Study/Mitigated Negative Declaration (IS/MND) for the proposed project.
Aesthetics
No significant impacts have been identified; no mitigation is necessary.
Agricultural and Forestry Resources
No significant impacts have been identified; no mitigation is necessary.
Air Quality
No significant impacts have been identified; no mitigation is necessary.
Biological Resources
Implementation of the following mitigation measures would ensure impacts are less than significant.
Mitigation Measure BIO-1: Nesting Bird Avoidance or Conduct Preconstruction Surveys. To avoid impacts to nesting birds and violation of state and federal laws pertaining to birds, all construction-related activities (including but not limited to mobilization and staging, clearing, grubbing, vegetation removal, fence installation, demolition, and grading) should occur outside the avian nesting season (prior to February 1 or after September 15). If construction and construction noise occurs within the avian nesting season (from February 1 to September 15), all suitable habitats located within the project’s area of disturbance including staging and storage areas plus a 250-foot (passerines) and 1,000-foot (raptor nests) buffer around these areas shall be thoroughly surveyed, as feasible, for the presence of active nests by a qualified biologist no more than five days before commencement of any site disturbance activities and equipment mobilization. If project activities are delayed by more than five days, an additional nesting bird survey shall be performed. Active nesting is present if a bird is building a nest, sitting in a nest, a nest has eggs or chicks in it, or adults are observed carrying food to the nest. The results of the surveys shall be documented and submitted to the City.
If pre-construction nesting bird surveys result in the location of active nests, no site disturbance and mobilization of heavy equipment (including but not limited to equipment staging, fence installation, clearing, grubbing, vegetation removal, fence installation, demolition, and grading), shall take place within 250 feet of non-raptor nests and 1,000 feet of raptor nests, or as determined by a qualified biologist, until the chicks have fledged. Monitoring shall be required to ensure compliance with MBTA and relevant California Fish and Game Code requirements. Monitoring dates and findings shall be documented and submitted to the City.
Mitigation Measure BIO-2: The project shall employ Best Management Practices (BMPs) to protect water quality per the National Pollutant Discharge Elimination System (NPDES) permit. A list of example BMPs may include the following:
• Store, handle, and dispose of construction materials and wastes properly to prevent their contact with stormwater.
• Control and prevent the discharge of all potential pollutants, including solid wastes, paints, concrete, petroleum products, chemicals, wash water or sediment, and non-stormwater discharges to storm drains and water courses.
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20 | City of Watsonville
• Avoid cleaning, fueling, or maintaining vehicles on-site, except in a designated area in which runoff is contained and treated. • Perform clearing and earth moving activities during dry weather to the maximum extent practical. • Remove spoils promptly and avoid stockpiling of fill materials when rain is forecast. Cover soil stockpiles and other materials with a tarp or other waterproof material during rain events. • Trash and construction related solid wastes must be deposited into a covered receptacle to prevent contamination and dispersal by wind.
• In the event of rain, all grading work is to cease immediately.
Cultural Resources
Implementation of the following mitigation measures would ensure impacts are less than significant.
Mitigation Measure CUL‐1: Conduct Archaeological Sensitivity Training for Construction Personnel. The applicant shall retain a qualified professional archaeologist who meets U.S.
Secretary of the Interior’s Professional Qualifications and Standards to conduct an archaeological sensitivity training for construction personnel prior to commencement of excavation activities. The training session shall be carried out by a cultural resource professional with expertise in archaeology, who meets the U.S. Secretary of the Interior’s Professional Qualifications and Standards. The applicant and/or qualified professional archaeologist shall propose a date for scheduling the training at the pre-construction meeting with City staff. The applicant shall notify the City at least 48 hours before holding the training and keep a log of all attendees. The training session shall include a handout and shall focus on how to identify archaeological resources that may be encountered during earthmoving activities and the procedures to be followed in such an event, the duties of archaeological monitors, and the general steps a qualified professional archaeologist would follow in conducting a salvage investigation, if one is necessary.
Mitigation Measure CUL‐2: Cease Ground‐Disturbing Activities and Implement Treatment Plan if Archaeological Resources are Encountered. In the event archaeological resources are unearthed during ground-disturbing activities, all ground-disturbing activities within 50 feet of the find shall be halted so that the find can be evaluated. Ground-moving activities shall not be allowed to continue until a qualified archaeologist has examined the newly discovered artifact(s) and has evaluated the area of the find. All archaeological resources unearthed by project construction activities shall be evaluated by a qualified professional archaeologist, who meets the U.S. Secretary of the Interior’s Professional Qualifications and Standards. In the event that the newly discovered artifacts are determined to be prehistoric, Native American Tribes/Individuals shall be contacted and consulted, and Native American construction monitoring shall be initiated.
Because it is possible for a lead agency to determine that an artifact is considered significant to a local tribe (and thus be a significant resource under CEQA, even if it would not otherwise be considered significant under CEQA), all Native American artifacts (tribal finds) shall be considered as a significant Tribal Cultural Resource, pursuant to PRC 21074 until the lead agency has enough evidence to make a determination of significance. The City shall coordinate with the archaeologist to develop an appropriate treatment plan for the resources. The plan may include implementation of archaeological data recovery excavations to address treatment of the resource along with subsequent laboratory processing and analysis. If appropriate, the archaeologist may introduce archaeological monitoring on the site. An archaeological report will be written detailing all archaeological finds and submitted to the City and the Northwest Information Center.
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Energy
No significant impacts have been identified; no mitigation is necessary.
Geology and Soils
Implementation of the following mitigation measure would ensure impacts are less than significant.
Mitigation Measure GEO-1: Over-Excavate North and Northwestern Soils. Prior to issuance of a grading permit, the applicant, in partnership with a geotechnical engineer, shall implement an overexcavation program to mitigate the possible settlements resulting from dry sand settlement during an earthquake. Potholing throughout the site should occur under the observation of an engineer technician to explore the presence of undocumented fill onsite and guide recommendations for over‐ excavation depths. The over‐excavation and placement of excavated material as engineered fill shall be focused on the northeastern and northwestern portions of the site in locations with high calculated settlements. Over-excavation depths shall be kept at least two feet above the water table. Actual depth and limits of over‐excavations shall be determined in the field by a qualified engineering professional. Undocumented fill across the site shall be excavated and placed back as engineered fill if the fill material is deemed to be acceptable by the engineer.
Mitigation Measure GEO-2: Conduct Paleontological Sensitivity Training for Construction Personnel. The applicant shall retain a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology and shall conduct a paleontological sensitivity training for construction personnel prior to commencement of excavation activities. The applicant and/or qualified professional paleontologist shall propose a date for scheduling the training at the pre-construction meeting with City staff. The applicant shall notify the City at least 48 hours before holding the training and keep a log of all attendees. The training will include a handout and will focus on how to identify paleontological resources that may be encountered during earthmoving activities and the procedures to be followed in such an event, the duties of paleontological monitors, notification and other procedures to follow upon discovery of resources, and the general steps a qualified professional paleontologist would follow in conducting a salvage investigation if one is necessary.
Mitigation Measure GEO-3: Cease Ground-Disturbing Activities and Implement Treatment Planif Paleontological Resources Are Encountered. If paleontological resources and or unique geological features are unearthed during ground-disturbing activities, ground-disturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. A buffer area of at least 50 feet shall be established around the find where construction activities shall not be allowed to continue until appropriate paleontological treatment plan has been approved by the applicant and the City. Work shall be allowed to continue outside of the buffer area. The applicant and City shall coordinate with a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology, to develop an appropriate treatment plan for the resources.
Treatment may include implementation of paleontological salvage excavations to remove the resource along with subsequent laboratory processing and analysis or preservation in place. At the paleontologist’s discretion and to reduce construction delay, the grading and excavation contractor shall assist in removing rock samples for initial processing.
Greenhouse Gas Emissions
No significant impacts have been identified; no mitigation is necessary.
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Hazards and Hazardous Materials
No significant impacts have been identified; no mitigation is necessary.
Hydrology and Water Quality
No significant impacts have been identified; no mitigation is necessary.
Land Use and Planning
No significant impacts have been identified; no mitigation is necessary.
Mineral Resources
No significant impacts have been identified; no mitigation is necessary.
Noise
No significant impacts have been identified; no mitigation is necessary.
Population and Housing
No significant impacts have been identified; no mitigation is necessary.
Public Services
No significant impacts have been identified; no mitigation is necessary.
Recreation
No significant impacts have been identified; no mitigation is necessary.
Transportation
Implementation of the following mitigation measure would ensure impacts are less than significant.
Mitigation Measure TRANS-1: Sight Distances. To achieve a minimum sight distance of 150 feet at each project driveway access point, on-street parking shall be restricted on Nielson Street for 25 feet on either side of the eastern driveway. Vegetation along the project frontage on Nielson Street shall be trimmed to a height of three feet or less and trees trimmed so that no piece of a tree hangs below a height of seven feet from the surface of the roadway.
Mitigation Measure TRANS-2: Construction Period Transportation Impacts. The applicant shall submit a Construction Period Traffic Control Plan to the City for review and approval. The plan shall include traffic safety guidelines compatible with Section 12 of the Caltrans Standard Specifications (“Construction Area Traffic Control Devices”) to be followed during construction.
The plan shall also specify provision of adequate signage and other precautions for public safety to be provided during project construction. In particular, the plan shall include a discussion of bicycle and pedestrian safety needs, including ADA accessibility standards, due to project construction and later, project operation. In addition, the plan shall address emergency vehicle access during construction. The applicant or their general contractor for the project shall notify the Public Works & Utilities Department and local emergency services (i.e., the Police and Fire Departments) prior to construction to inform them of the proposed construction schedule and that traffic delays may occur.
Prior to approval of a grading permit, the City shall review and approve the project Construction Period Traffic Control Plan. During construction, the City shall periodically verify that traffic control plan provisions are being implemented.
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Tribal Cultural Resources
Implementation of the following mitigation measures would ensure impacts are less than significant.
Application of Mitigation Measures CUL-1 and CUL-2 would result in less than significant impacts with respect to tribal cultural resources.
Utilities and Service Systems
No significant impacts have been identified; no mitigation is necessary.
Wildfire
No significant impacts have been identified; no mitigation is necessary.
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3. Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is ”Less than Significant With Mitigation Incorporated,” as indicated by the checklist on the following pages. [Note to City staff: We have changed the qualifier in this paragraph from “Potentially Significant Impact” to “Less than Significant With Mitigation” because, as described in the Appendix G text (section 5, item 3 below), “Potentially Significant Impact” signifies the need for an EIR, which is not the case here. – MIG.] Aesthetics Greenhouse Gas Emissions Public Services
Agriculture and Forestry Hazards & Hazardous Material Recreation Air Quality Hydrology/Water Quality Transportation/Traffic Biological Resources Land Use/Planning Tribal Cultural Resources Cultural Resources Mineral Resources Utilities/Service Systems Energy Resources Noise Wildfire
Geology and Soils Population/Housing Man. Findings of Sig.
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4. Determination
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed 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 proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “potentially significant impact” or “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.
Signature Date
Justin Meek, AICP, Principal Planner
Printed Name Date
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5. Evaluation of Environmental Impacts
(1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone).
A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
(2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.
(3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation incorporated, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. (4) "Less than Significant with Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analysis," as explained in [5] below, may be cross-referenced).
It is noted that many potential environmental impacts can be avoided or reduced through implementation of uniformly applied development policies, standards, or regulations – such as building and fire codes, design guidelines, a noise ordinance, a historic resource ordinance, a tree preservation ordinance, and other requirements that the lead agency applies uniformly toward all project proposals. Consistent with CEQA streamlining provisions (e.g., section 15183), these uniformly applied requirements are not distinguished as project-specific “mitigation measures,” primarily because they have already been adopted to avoid or reduce potential environmental impacts of all future project proposals, not only the particular project being evaluated in this Initial Study.
(5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. (CEQA Guidelines section 15063[b][1][c]). In this case, a brief discussion should identify the following:
(a) Earlier Analysis Used. Identify and state where they are available for review. (b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
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(c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures that were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. (6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
(7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. (8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected.
(9) The explanation of each issue should identify:
(a) The significance criteria or threshold, if any, used to evaluate each question; and (b) The mitigation measure identified, if any, to reduce the impact to less than significant.
Attachment 2.9