Watsonville City Council
February 28, 2023

Ceiba utilized traffic cones to direct traffic.

C. Midblock Pedestrian Crossing
For over eight years, Ceiba promoted a midblock pedestrian crossing where students, with and without crossing guard assistance, would cross the middle of a block to get to school. Hexagon observed this phenomenon in its June 2022 Traffic Operations Study and claimed that a midblock section of Locust Street was "an unmarked crosswalk." Any street area located midblock without proper marking cannot be a recognized crosswalk. California Vehicle Code (CVC) Section 275(a) defines what a crosswalk is:
"That portion of a roadway included within the prolongation or connection of the boundary lines of sidewalks at intersections where the intersecting roadways meet at approximately right angles, except the prolongation of such lines from an alley across a street."
Midblock pedestrian crossing is dangerous and disrnptive, pruticularly when done by masses of students. Reckless midblock drop-off and pick-up activity makes the problem more chaotic.

Evidence indicates that midblock drop-off and pick-up still happens regularly. Formal acknowledgment of citizen complaints was made on December 15, 2015 in an email from Maria Esther Rodriguez to Ceiba noting that a "crossing guard had been seen stopping traffic mid-block across from the driveway entry." No enforcement of this safety violation appears to have been done by the City, other than the sharing of a flyer with Ceiba titled " Safety Tips for Parents School Drop-off and Pick-up."
PAGE5
James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

Midblock crossing was a common occurrence at Ceibafor eight years.

D. Curb Extensions
The City of Watsonville's Conditions of Approval for the proposed Ceiba use permit disregard industrial and residential stakeholders. In a letter dated June 21, 2022, the City of Watsonville updated its condition of approval for Ceiba to do upgrades across the industrial zone:

High-visibility crosswalks and curb-extensions at the north leg of Locust Street/Riverside Drive, the north leg of Menker Street/Riverside Drive, the north leg of Walker Street/Riverside Drive, all legs of Locust Street/2nd Street, and all legs of Walker Street/2nd Street; and
Curb extensions (also known as bulb-outs) protrude into the street and narrow the roadway.

While pedestrians can benefit from shmter crosswalk distances, cmb extensions are not typically advised in the industrial zone because they violate the intent of an equitable sharing of a public road. In this case, the implementation of curb extensions would diminish smrnunding established traffic uses in the industrial zone, especially industrial stakeholders who rely on trucks to operate their businesses, due to restricting a truck's turning radius, especially on narrow streets such as Locust Street.

Additionally, curb extensions have an adverse impact on trucks using streets that intersect with state highways, such as Highway 129. The presence of curb extensions may result in increased accident risk for large vehicles, reduced maneuverability, increased congestion, and obstacles for larger vehicles. It is important to note that the implementation of this condition would not meet any known standard for an articulated truck or trailer.

The impact of curb extensions is not limited to large industrial trucks. Bulb-outs not only impede the traffic flow of large industrial trucks, they make it awkward for regular passenger vehicles. Curb extensions reduce the number of parking spaces in neighborhoods, impacting residential stakeholders who stait losing needed street parking space.

PAGE6
James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

6. Highway 129/West Riverside Drive
Highway 129 connects to the previously discussed Locust Street where Ceiba is sited and will also be analyzed in the following sections.

A. Description
Highway 129 is a four-lane divided state highway providing Watsonville with a connection from Highway 101 to the east and Highway 1 to the west. Westbound, the highway has a 25 MPH speed limit sign posted east of Menk.er Street and a 45 MPH sign posted immediately after Locust Street. From Menk.er Street to Locust Street, Highway 129 operates as an acceleration zone to become a high speed highway shortly thereafter (high speed highway being defined as a highway with a design speed greater than 45 MPH).

B. Crosswalk on Locust at Highway 129
There is not a marked crosswalk at the westbound Highway 129 and Locust Street intersection.

Nonetheless, by state law, a legal crosswalk does exist there. It is a two-way, stop-controlled intersection with Highway 129 uncontrolled in both eastbound and westbound directions, and Locust Street stop controlled in the northbound and southbound directions.

Per the recommendation of the City of Watsonville Public Works and Utilities Department, Ceiba guides student pedestrians to use this crosswalk. In general, directing student pedestrians to use a crosswalk is proper. Here, however, the guidance creates an unusual problem that poses significant traffic hazards on Highway 129 for the following reasons.

A crosswalk is designed for pedestrians in order to allow them to see and to be seen by drivers in moving vehicles. For this reason, sight distance requirements MUST be adhered to. Given the number of parent vehicles that park along the highway shoulder to drop off and pick up students, the critical sight distance requirements become compromised. As a result, crosswalk pedestrians will not be able to see westbound vehicles nor be visible to such vehicles. Any such vehicles attempting to turn right must stop, slow down, or abruptly change lanes in order to accommodate that student pedestrian traffic. Traffic backups on Highway 129 can be dangerous, regardless of the origin. The typical cause of backups in this area includes pedestrian saturation in the crosswalk or vehicles jutting into the Highway 129 travel lane from Locust Street, as highlighted in Figure 2 of Hexagon's Traffic Operations Study dated June 8, 2022. Figure 2 depicts vehicles backing up on Locust Street and one extending from northbound Locust Street onto westbound Highway 129. This type of congestion in high-volume traffic areas, especially in an acceleration zone, can increase the likelihood of accidents.

PAGE 7
James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

.. Pk:1:-up~ zone- _ _ .....,.. ,vm,g..,.,
- - En:ng IUfttd PfdflOWI P.i!hny
al - W\leifll'I Out'Ue
. :/J':
&'~i /: . ©' J
Figure 2
Maximum Observed Vehicle Queues
C. Student Drop-Off and Pick-Up
During the years from 2014 to 2022, parents of Ceiba students were observed dropping off and picking up students in random chaotic manner all over the adjacent neighborhood. This trend migrated to westbound Highway 129 where parents increasingly used ( and still use) the shoulder of the highway between Walker Street and Harvest Drive to drop-off and pick-up students. The migration of drop-off and pick-up activity appears to have been the result of parents evading the gridlock occun'ing on Locust Street. Up through most of 2022, Ceiba's SRTS plan never recommended a student walking path on Highway 129. The drop-off and pick-up activity has generated amplified pedestrian activity in an ad hoc manner. This presents a problem insofar as highway sections with accelerating heavy truck traffic are not desirable walking or bicycle paths for students, nor should they be drop-off or pick-up locations.

In an email dated November 4, 2022 in reference to Highway 129, National Safe Routes to School organization director Nancy Pullen-Seufert stated:

Certainly whats safest for pedestrians is to not mix with motor vehicles at all and when there is mixing, 20 mph speed limits. Sounds like there are a lot of issues here that have gotten intertwined. Hopefully no more students will be injured while solutions are found.

PAGE8
James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

Dming the City of Watsonville and Ceiba co-sponsored "Information and Listening Session" on September 29, 2022, a concerned citizen asked the City of Watsonville Traffic Coordinator Adolfo Gonzalez and Ceiba School Principal Josh Ripp the following:

Although highways are in the jurisdiction of Cal trans, does the City of Watsonville and Ceiba consider the shoulder of State Highway 129 in the vicinity ofCeiba an appropriate and safe drop-off and pick-up location for students?
Gonzalez misstated the speed limit and maintained that the section of Highway 129 was not a "highway shoulder." Ceiba Principal Josh Ripp referenced the school's SRTS plan and stated that parents have the prerogative to pull over to the shoulder and drop off and pick up students.

Both of these statements are problematic. This portion of Highway 129 is marked with an edge line indicating that it is a highway shoulder.

The purpose of a highway shoulder is multifold, including bicycle use, emergency situations, access for first responders, and an additional recovery area for drivers trying to avoid conflicts in adjoining lanes. Using it for a student drop-off and pick-up is ill-advised since students in grades 6-12 lack the experience,judgment, or awareness to recognize and respond to potential dangers in traffic and often are distracted walking while looking at mobile phones. Vehicles, especially large trucks, are incapable of braking in time in the event a student steps into the highway lane or enters or exits the vehicle on the driver's side, which occms regularly with Ceiba students.

Observed Ceiba Parent and Student Behaviors
8:29am 9/29122
Vehicles park on the highway shoulder in a 25-45
MPH acceleration zone dropping off and picking
up students along heavy industrial traffic with
semi-trailers
Vehicles park on the highway shoulder in a 25-45
MPH acceleration zone dropping off and picking
up students along heavy industrial traffic with
large farm equipment
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James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

f
Parents routinely park vehicles over the highway
shoulder edge line impacting sight distance
Chaotic scene with the driver making dangerous
U-turns to drop-off students and vehicles over
edge line
Semi-trailers routinely need to take wide turns
near students
Vehicle making dangerous U-turn drops off
student while parked over the edge line near
heavy industrial traffic
Ceiba parents usurp the highway shoulder daily
for drop-off and pick-up
PAGE 10
James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

ens rou me
side of the vehicle, whi
Parents regularly make dangerous U-turns from
the highway shoulder to go eastbound on
Highway 129
Parents routinely drop-off students in the middle
of Second Street in front of crossing guards who
do nothing
Bicyclists illegally ride on the sidewalk along
Highway 129 without helmets amidst clustering of
students
Parents routinely drop-off students in the middle
of Locust Street infi-ont of crossing guards who do
nothing

PAGE II
James C. Jeffery Ill, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-3 77-6222
[email protected]
Attachment 4

Parents park along Highway 129 from Walker
Street up to the No Parking Sign
Parent's vehicle making left-hand turn with
students walking in the Locust & Highway
129 crosswalk
It appears that Ceiba implemented Highway 129 to be an SRTS designated walking path for the 2022-2023 school year. There is a confounding factor with this proposal. At times, parents will interpret an SRTS walking path as a safe location to drop off and pick up students. A recommended walking path is not necessarily a recommended drop-off and pick-up area.

Ceiba is also required to comply with the City's Condition of Approval 35 of the proposed use permit:

Ca/trans Facilities Enhancements: Riverside Drive School Zone Signs, Accessible Ramps, and Crosswalk Upgrades. Due to the proximity of the school to the State Route 129, School Administration staff shall submit an Encroachment Permit to Ca/trans for (a) establishing of a School Zone on Riverside Drive, (b) upgrading existing crosswalk(s) at Riverside Drive and Walker Street to school crosswalks, (c) upgrading existing ramps at Riverside Drive and Locus (sic) Street, and (d) installing high-visibility crosswalks and curb extensions at Riverside Drive and Menker Street to meet current ADA standards. (Caltrans,PWD)
In a general sense, this condition is anemic for many reasons. First, it only requires Ceiba to "submit" an Encroachment Permit to Caltrans, not to "obtain" one. The requirement was heavily diluted from an earlier condition cited in a letter dated September 10, 2021, which required the following:

Sc/tool Zone Signs on SR 129. Due to the proximity of the school to the State Route 129, the applicant shall obtain an Encroachment Permit from Ca/trans to establish a School Zone on Riverside Drive and upgrade existing crosswalk(s) at Riverside Drive and Walker Street to school crosswalks.

Setting up a School Zone on an acceleration zone of a state highway traversed by heavy truck traffic lacks good judgment. This fact together with the city even proposing a condition of PAGE 12
James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

approval to establish such a highway school zone raises a competence issue with the City Planning process.

7. Ceiba's Traffic Onsite Circulation Loop
According to Ceiba's current traffic protocol, parents are directed to use Second Street to turn onto Locust Street. They are instructed to turn right into the school's driveway and follow a counterclockwise route around the facility to drop off students (this is different than the posted 2014 drop-off and pick-up plan which had parents follow a clockwise route). When leaving the school, parents are instructed to make a right turn out of the driveway and another right turn onto Riverside Drive.

Ceiba Drop-off and Pick-up Procedures
Student Pick-Up and Drop-Off:

Please pick-up/drop off on the
~ side of the building
• Please do not double park (Do not
park next to a parked car on Locust
St or any other street)
• Please be respectful of our
neighbors, let them exit their
driveways and businesses as
necessary
• Please do not drop yourstudents
off on Locust St
•· Do not turn left Into Celba's
driveway or on to Riverside
Condition 23 of the Use Permit prohibits the school from allowing traffic to stack and back up on City streets.

Condition 23:

School administration shall be responsible for traffic flow on the site during student drop off and pick up. No traffic back up shall be allowed onto City streets. Any issues arising from poor traffic control shall be remedied by the school upon notification from City Staff.

However, given the proximity to Highway 129, this condition failed to stipulate that the traffic should not be allowed to back up onto the adjacent state highway. Dangers associated with vehicles backing up onto a state highway were previously addressed in the Highway 129 section above.

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James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

Although the RBF Traffic Report (dated January 2013) modeled moderate degradation of traffic, that was not the result, as evidenced by subsequent complaints and emails. In reality, the circulation loop never worked. Limitations of Ceiba's traffic loop are due to several factors, including the substandard street size, unpredicted vehicle trips, the circumference of the onsite loop, the proximity of the school's driveway to Highway 129 (approximately 200 feet), the presence of a stop sign at the intersection of Locust Street and Riverside Drive, the traffic signal on Walker Street, and the pattern of parents parking vehicles along the roadway shoulder which obstructs sight distance. To ensure safe and efficient traffic flow, drivers should have an unobstructed view of the intersection and a sufficient view along the intersecting roadway to anticipate and avoid potential collisions when approaching or departing from a stopped position at an intersection.

Hexagon's June 2022 study observed the number of vehicles dropping off or picking up students off site exceeded the number of parents dropping off students on the school site. In lieu of using the required onsite loop, parents dropped off and picked up students in the middle of streets, in arbitrary locations scattered across the industrial zone, and most dangerously along Highway 129. Failure of parent adherence to a protocol is very common when schools lack adequate traffic queues. Invariably parents become frustrated with time delays and seek alternative sho1tcuts and locations to save time.

Some of Ceiba's parents violate the procedure by turning from Riverside Drive; some violate the "No Left Turn" sign from Locust Street to Riverside Drive; some make dangerous U-turns from the highway shoulder near Sakata Lane to return eastbound. While technically a U-turn is legal, video and photos indicate parents are not exercising safe driving behavior. The only times that Ceiba's parents attempt to comply with the onsite traffic circulation loop are during rainy days, which creates gridlock traffic at the intersection of Locust Street and Second Streets, backing up eastbound on Second past Walker Street. This is similar to the gridlock the neighborhood experienced regularly before the 2022-2023 school year. As is evident, neighborhood stakeholders are unable to use their streets or to receive timely services in case of an emergency.

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James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031 -0961
408-377-6222
[email protected]
Attachment 4

Typical gridlock on rainy days at the Second and Locust intersection. Rain is like a "stress test" of the traffic circulation loop, which fails and backs up on Second Street extending past Walker Street.

Typical gridlock on rainy days on Second Street; back up extends past Walker Street.

As another Condition of Approval, Ceiba must assume responsibility for traffic flow to and from its site during student drop-off and pick-up:

School Administration staff shall be responsible for traffic flow to and from the site during student drop off and pick up. School staff, crossing guards and volunteers shall PAGE 15
James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

adhere to the SRTS plan to ensure appropriate onsite drop off and pick up locations.

School staff, crossing guards and volunteers shall also ensure queuing of vehicles are onsite and traffic does not back up onto City streets, thereby avoiding causing traffic congesting and unsafe conditions. Any issues arising from poor traffic control shall be remedied by the school upon notification from City staff (CDD-P, PWD) While this is important, on September 29, 2022, the City Traffic Coordinator invalidated this requirement by noting that, "Unfmtunately, we, the City, cannot control where, you know, the parents choose to drop off kids."
One critical note is that Ceiba's "Drop Off and Pick Up Procedures" specifically instructs parents, "Do not drop your students off on Locust Street," however it fails to instruct parents to NQT drop students off on a high speed state highway. This strange arrangement of guidance calls to mind the classic rule of logic that "the exception proves the rule." Parents assume that, while Locust Street is not to be used for drop-offs and pick-ups, Highway 129 is permissible.

8. Conclusion
Best practices in traffic engineering avoid placing schools in industrial zones where there are substandard streets, large semi-trailers, and adjacent high speed highways. More often than not, they are incompatible with one another. This is clearly the case with the Ceiba.

In the Conditions of Approval for this rezoning application, the City has failed to consider the needs of the existing residential and industrial stakeholders by requiring curb extensions at critical trucking nodes.

For reasons unknown, the City has allowed unsafe conditions to persist since the school commenced operations at 215 Locust Street. Poorly trained crossing guards, ill-advised placement of orange cones without the benefit of a permit, allowing midblock crossing by students, and parents dropping off and picking up students in the middle of the street are all unsafe for students and drivers, as well as neighboring stakeholders. It is enough already that two Ceiba students have been injured in a crosswalk in the industrial zone in a 30 MPH area at the intersection of West Lake Avenue and Walker Street.

Highways are also inherently dangerous for students. Watsonville's own "Impact of Traffic Violence" report states that 25% of the City's fatal and serious injury crashes occur on 1.9 miles of the State highways within City limits. Yet, the City recommended an SRTS plan along a high speed highway and encourages a highway shoulder drop-off and pick-up zone. In all my years as a registered Traffic Engineer, I have never encountered any jurisdiction encouraging Safe Routes to Schools for student pedestrians and bicycles that includes a high speed facility nor have I ever seen parents allowed to drop off and pick up students along a highway shoulder.

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James C. Jeffery Ill, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

This is reckless and grossly negligent, promotes unsafe driving, and poses a threat to students, neighboring stakeholders, and all drivers. The drop-off and pick-up in the hazardous location discussed above should be terminated immediately. There should be enforcement of the aforementioned unsafe maneuvers.

If additional information becomes available at a later time, this Engineer reserves the right to supplement this Report.
cc: Rene Mendez, City Manager
Suzi Merriam, Community Development Director
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James C. Jeffery Ill, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
info@trafficandcivileng ineer.com
Attachment 4

2/24/23, 11:10 AM City of Watsonville Mail - Ceiba School Application - 215 Locust Street https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1758740217549104366&simpl=msg-f%3A1758740217… 1/1 Irwin Ortiz <[email protected]>
Ceiba School Application - 215 Locust Street
Bill Seligmann <[email protected]> Fri, Feb 24, 2023 at 11:02 AM To: [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected]
Cc: [email protected], [email protected], [email protected], [email protected], [email protected], [email protected] Honorable Mayor and Councilmembers:

I have attached a letter concerning the Ceiba School application for your consideration. Please give it your earnest consideration, and ensure that it is made part of the administrative record.

Bill Seligmann
Law Offices of Wm. R. Seligmann
333 Church Street, Suite A
Santa Cruz, California 95060
Ph (831) 423-8383
Fax (831)438-0104
[email protected]
Ceiba Application Letter of Concern 022423 (with attachments).pdf 854K
Attachment 4

Attachment 4

LAW OFFICES
William R. Seligmann
333 Church Street, Suite A Mailing Address:

Santa Cruz, California 95060
Telephone: (831) 423-8383 PO Box 481
Fax: (831) 438-0104 Santa Cruz, California 95061
February 24, 2023
Silicon Valley Office:
(408) 356-1950
Watsonville City Council
275 Main St., Suite 400 (4th Floor)
Watsonville, CA 95076
[email protected]
Re: Ceiba School Application – 215 Locust Street
Honorable Mayor Montesino and Members of the City Council:

My firm has been retained to represent the interests of property owners and residents affected by the current application of the Ceiba School for amendments to the General Plan and Zoning maps, and a Special Use Permit to allow the school to permanently use the property at 215 Locust Street.

By way of personal background, I have been a land use attorney for over thirty-five (35) years; and have served as contract City Attorney equally as long. I have also had the pleasure of serving as a consultant to the Continuing Education of the Bar on their highly regarded treatise California Land Use Practice.

Project Background:

As the City’s Planning Staff forthrightly concede, the current school use at 215 Locust was approved in contravention of the exiting General Industrial zoning designation, which does not allow for K-12 schools. As such, the approval was ultra vires in legal parlance; and the existing school use is illegal.

In any event, the original approval of June 4, 2013 was limited to a temporary, ten (10) year period, during which the school was to look for a more suitable, permanent location. (See Condition 2 of Planning Commission Resolution No. 08-13; Memorandum from Community Development Director to Planning Commission, re: Application PP2012-251, June 4, 2013, p. 2.) In the ensuing years, the school has been a major detriment to the neighborhood.

As the substantial testimony and correspondence received by the Planning Commission on April 5, 2022 reveals, the school has proven to be wholly incompatible with the neighborhood. These conflicts include:

Attachment 4

Attachment 4

2 | Page
 Traffic congestion during drop-off and pick-up times that completely immobilized Locust Street;
 Inadequately trained crossing guards with no consideration for vehicular movement;  Students crossing the street whenever and wherever they want;  Traffic conflicts between industrial trucking and parent/student traffic;  Parents double-parking in the street during drop-off and pick-up times;  Parents’ vehicles blocking visibility at the intersection of Riverside Drive and Locust Street;
 Impacts to street parking;
 No on-site parking for students;
 Vehicles and students blocking private driveways;
 Cones placed illegally on Locust Street interfering with the passage of all vehicles;  Attraction of mobile food vendors blatantly violating posted signage, which park on the street and promote loitering by students on narrow sidewalks, exacerbating congestion;  Litter and trash thrown into the streets, sidewalks and yards;  Dumpster odors;
 Trash pick ups by the solid waste company from Ceiba at 4:00 a.m. disturbing adjoining residences;
 Toxic contamination in the area;
 Students sitting on neighborhood fences and loitering, and smoking cannabis and cigarettes;
 Students climbing twelve-foot fences to retrieve errant balls from private property;  Pick-ups and drop-offs taking place on the street, rather than on the school site; and  Confrontations between disrespectful students/parents and residents, including at least one woman who has been spat upon and nearly tripped by students.

Upon resumption of the school term in August of 2022, things have not improved. While traffic on Locust has somewhat diminished, traffic and parking issues on the surrounding streets have increased. Since school reopened, lines of vehicles stretching over two city blocks (flanking Locust Street) have been observed picking up or dropping off students on dangerous Highway 129, many of them then conducting illegal and unsafe U-turns. The highway is traveled by large industrial trucks with traffic flowing at between forty-five to over fifty miles per hour (45 – 50 MPH;) and children often exit vehicles on the driver-side, into traffic. Parked vehicles also extend outside of the marked shoulder near the intersection of Locust Street, creating dangerous turning conditions. These actions create a dangerous condition of public property that exposes the City, the school, the School District and the State to serious liability exposure. (See Bonanno v. Central Contra Costa Transit Authority (2003) 30 Cal.4th 139.) Despite this clear evidence of incompatibility between the school and the surrounding neighborhood, the Planning Staff has recommended making their prior mistake permanent – without any environmental review - rather than enforcing the existing General Plan and Zoning requirements. This proposal represents the worst form of spot zoning.

The matter is now before the City Council following the failure of the General Plan and Zoning amendments to receive sufficient votes by the Planning Commission.

Attachment 4

Attachment 4

3 | Page
The Proposed General Plan and Zoning Amendments:

A. The Proposal Does Not Meet City Criteria:

In order to approve the proposed General Plan and Zoning amendments, the City Council must find:
(a) That the proposed amendment is consistent with the policies embodied in the General Plan;
(b) That the proposed amendment is compatible to the extent possible with the actual and general planned use of the adjacent properties. (Watsonville Municipal Code (“WMC”) §§ 14-12.708; 14-12.805)
The evidence noted above precludes making these findings.

1. Contravention of General Plan:

The school use is in direct conflict with several General Plan Goals, Policies and Implementation Measures, including but not limited to:
 Goal 4.2 Neighborhoods - Conserve and improve the living environment of existing Watsonville neighborhoods;
 Goal 4.7 Land Use Suitability - Ensure that the orderly development of land for the needs of the existing and projected population within the City limit . . . is based on the land's overall suitability . . . ;
 Goal 4.8 General Plan Implementation - Ensure that future development is consistent with the General Plan through the city's zoning ordinance, Development Standards, . . . and environmental review process; (Emphasis Added;)
 Policy 4.B Neighborhood Preservation - The City shall plan for the protection of existing neighborhood qualities . . .;
 Implementation Measure 4.B.1 Existing Neighborhood Quality - The City shall evaluate existing neighborhood land use patterns prior to the approval of new development that might prove disruptive to local circulation . . .;  Policy 4.0 Industrial Land Use - The City shall promote modernization of existing industrial plants and the location of new industrial facilities on lands planned for industry in Watsonville 2005;
 Implementation Measure 4.D.5 Redevelopment District - The City shall . . . encourage the location of companies in growth industries within the industrial areas, to . . . support business, and to encourage employment opportunities suitable for the city’s current and future labor force;
 Implementation Measure 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; (Emphasis Added;) Attachment 4

Attachment 4

4 | Page
 Goal 10.1 Street and Highway Facilities - Plan and provide for a safe, efficient, and environmentally sensitive network of streets and highways for movement of people and goods; and
 10.P.3 School-Related Walkways-When sites are considered for neighborhood schools . . . access to these sites from adjacent residential areas shall be designed in order to minimize the necessity for automobile transportation and potential automobile/pedestrian conflicts.

Obviously, these General Plan provisions do not square with the current situation.

Along the same lines, the proposed amendments are not compatible with the actual and general planned use of the adjacent properties. The existing conflicts are obvious from the experience of the last eight (8) to nine (9) years. However, the Council also needs to consider the impact from and on potential future uses in the area that are contemplated under the General Plan and Zoning.

In this regard, the neighboring IG zone allows for heavy commercial uses and manufacturing as a matter of right. It also allows cannabis manufacturing with an administrative use permit, and petroleum manufacturing, armories, cannabis cultivation, and radioactive materials with a special use permit. (WMC § 14-16.601.) In fact, the area is known to present issues with toxic contamination. From 1901 to 1951, a nearby property, 135 Walker Street, was home to one of the world’s largest chemical pesticide-producing facilities, Ortho California Chemical Spray Company, which pulverized lead, arsenic, and strychnine in its manufacturing operations.

Chevron Chemical Corporation purchased 135 Walker Street in 1931 and sold it in the 1950s. In the mid-90s high levels of lead, arsenic, and strychnine were discovered at 135 Walker Street and three (3) adjacent parcels, which led to lawsuits that were ongoing as little as eight (8) years ago. (See Santa Cruz County Superior Court Case No. CV146344.) The seriousness of this contamination is highlighted by a covenant recorded against 135 Walker at the instigation of the California Department of Toxic Substances Control that prohibits “[a] public or private school for persons under 21 years of age.” According to some of those involved, this contamination will never be fully abated.

Consequently, a school facility is not compatible with any of these industrial uses, and threatens to either place the children in harmful situations and/or curtail the industrial development in the surrounding area in contravention of General Plan Policy 4.0. This situation is exacerbated by the knowledge that Ceiba has plans to expand their operations onto 228 and 234 Locust Street (See Zoning Amendment Application 3539.) In other words, contrary to the implications in the Staff Report to the Planning Commission, it is not just the current school site itself that is affected by the proposed amendments, but all of the surrounding uses as well, changing the entire neighborhood.

2. Violation of Zoning Code Parking Standards:

As conceded in the Staff Report presented to the Planning Commission, the on-site parking falls well short of the parking standards required by the Zoning Code. According to a survey conducted by Ceiba, approximately 81% of its students arrive by car, and none arrive or leave by bus. (See Attachment B – slide from Parent Leadership Meeting 4/20/19.) The bus schedule for the Watsonville Transit Center shows that bus lines do not consistently operate at the service Attachment 4

Attachment 4

5 | Page
interval of 15 minutes or less required to satisfy the parking exception afforded under AB 2097. (Cal. Gov. Code § 65863.2(e)(5); Cal. Pub. Res. Code §§ 2115(b), 21064.5(c).) As such, the school needs to satisfy the parking standards set forth in the Municipal Code.

Under the Municipal Code, the school is required to provide one (1) space per employee plus one (1) space for every twenty (20) middle school students plus one (1) space for every seven (7) high school students. (WMC §§ 14-16.803(a)(6)(ii); 14-17.1101(b).) Given that the school has 63 employees and 525 students, the school is required to provide somewhere between eightynine (89) to one-hundred and thirty-eight (138) on-site spaces, depending on the apportionment between middle school and high school students. Under the Municipal Code, properties in the proposed Institutional zoning district must accommodate all of the parking on-site, unless the site is located in a duly formed parking district – which is not the case here. (WMC §§ 14-17.102, 14-17.106, 14-17.109, 14-17.110.) The school affords only fifty-three (53) parking spaces (per Planning Commission Staff Report,) which is essentially less than half of those required by the Code. Furthermore, given that no notice has been given of a proposal to seek an exception to the parking requirement, the Council is constrained to apply the aforementioned parking standards.

As noted in the Staff Report to the Planning Commission, “a Parking Study prepared for Ceiba confirms that available parking onsite is insufficient and street parking is utilized to satisfy the school’s parking demand.” (Emphasis Added.) This insufficiency constitutes a major variance from the Code, which could in fact grow over time if the school shifted more of its enrollment to high school students. The City does not, and should not have to bear the burden of the school having chosen an insufficient site.

Undoubtedly, this lack of adequate on-site parking combined with inadequate on-site vehicle queuing has contributed to the conflicts in the neighborhood. The site cannot accommodate appropriate vehicular circulation; and the narrowness of Locust Street does not afford any opportunity for a stacking or turning lane. As a result, the neighborhood streets are bearing a burden that they were not designed to handle. Consequently, deviation from the parking requirements would result in material damage or prejudice to other properties in the vicinity and be detrimental to the public health, safety and general welfare.

B. Procedural Defects:

Pursuant to Watsonville Municipal Code sections 14-12.703 and 14-12.803, the Planning Commission must recommend either approval or denial of a General Plan amendment or Zoning Amendment by a majority of the seven-member body prior to the matter ascending to the Council. At the Planning Commission meeting of April 5, 2022, the Planning Commission failed to garner a majority for approval of the proposed changes, and no motion for denial was even considered. Hence, the Planning Commission has not fulfilled its obligations; and the matter is not ripe for Council consideration.

In advance of a study session held jointly by Ceiba and the City, no notice was provided in the Spanish language in violation of California Government Code section 11135.

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Moreover, the applicant is proposing significant changes to the project that were never presented to the Planning Commission for review, including substantial changes to the Safe Routes to School Plan, which would create new, potentially harmful impacts to the neighborhood. Under State Law, if an application for a General Plan or zoning amendment is modified in a manner not previously considered by the planning commission during its hearing, it shall first be referred to the planning commission for report and recommendation. (Cal. Gov. Code §§ 65356(a), 65857.) Given that the current proposal does indeed contain significant revisions never considered by the Planning Commission, the project does need to be referred back to the Commission.

The Proposed Project Does Not Meet the Requirements for a SUP:

The Zoning Code imposes certain minimum finding necessary for the granting of a Special Use Permit (“SUP.”) These include:
(a) The proposed use at the specified location is consistent with the policies of the General Plan and the general purpose and intent of the applicable district regulations; (b) The proposed use is compatible with and preserves the character and integrity of adjacent development and neighborhoods . . . ;
(c) The proposed use will not generate pedestrian or vehicular traffic which will be hazardous or conflict with the existing and anticipated traffic in the neighborhood; (d) The proposed use incorporates roadway improvements, traffic control devices or mechanisms, or access restrictions to control traffic flow or divert traffic as needed to reduce or eliminate development impacts on surrounding neighborhood streets; (e) The proposed use incorporates features to minimize adverse effects, including visual impacts and noise, of the proposed special use on adjacent properties; (f) The proposed special use complies with all additional standards imposed on it by . . . all other requirements of this title applicable to the proposed special use and uses within the applicable base zoning district; and
(g) The proposed special use will not be materially detrimental to the public health, safety, convenience and welfare, and will not result in material damage or prejudice to other property in the vicinity. (WMC § 14-12.513.)
While failure to satisfy any one of these criteria would be fatal to the project, the school falls short on all of them. From the outset, as already explained, the project is not consistent with key General Plan provisions, and fails to satisfy the mandatory parking requirements of the Zoning Code. Hence, it fails criteria (a).

The project has a nearly nine (9) year history of conflict with adjacent neighborhood, failing criteria (b).

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The traffic impacts have been monumental, failing (c) and (d).

The project has generated excessive litter, in contravention of criteria (e); and, again, does not meet the parking standards of the Code in violation of criteria (f).

Taking all of these factors into consideration, as well as the history of toxic contamination in the area, the project is demonstrably a public nuisance and clearly detrimental to public health, safety, convenience and welfare of the neighborhood, and even the students, thus violating criteria (g). Therefore, there is no legal basis to approve the proposed SUP.

Moreover, the City Council is without authority to approve the Special Use Permit. The Municipal Code grants final authority to issue Special Use Permits to the Planning Commission. (WMC § 14-12.510.) While a decision of the Planning Commission can be appealed to the City Council if “erroneously taken,” (WMC § 14-10.1100,) in the present case, the Planning Commission failed to take final action on the Use Permit; and consequently, there is no final decision that can be appealed.

The Project Has Skirted Environmental Review Under CEQA:

A city is required to conduct environmental review under the California Environmental Quality Act (“CEQA”) if there can be a fair argument that a project may have a significant effect on the environment. (14 Cal Code Regs §15064(f); Quail Botanical Gardens Found., Inc. v City of Encinitas (1994) 29 Cal.App.4th 1597, 1602; Friends of "B" St. v City of Hayward (1980) 106 Cal.App.3d 988, 1002.) To date, the City has conducted no environmental review of the project.

The City claims that the Project is exempt under CEQA Guidelines section 15601(b)(3) and 15301. Neither exemption is appropriate in this case.

CEQA Guidelines section 15601(b)(3) provides an exemption “where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.” In making this determination, however, the agency must “must rely on evidence in the record demonstrating that the agency considered possible environmental impacts in reaching its decision.” (Muzzy Ranch Co . v. Solano County Airport Land Use Com. (2007) 41 Cal.4th 372, 386-387, citing Davidon Homes v. City of San Jose, supra, 54 Cal.App.4th at p. 117 [internal quotations omitted].) “An agency obviously cannot declare ‘with certainty that there is no possibility that the activity in question may have a significant effect on the environment’ if it has not considered the facts of the matter.” (Ibid., citing CEQA Guidelines, § 15061(b)(3).)
The City also invokes an exemption pursuant to Section 15301. Section 15301 is a categorical exemption that applies to Projects that involve negligible or no expansion of an existing or former use. Categorical exemptions, such as the “existing use” exemption must be narrowly construed, (Los Angeles Dep't of Water & Power v County of Inyo (2021) 67 Cal.App.5th 1018, 1040; Save Our Schools v Barstow Unified Sch. Dist. Bd. of Educ. (2015) 240 Cal.App.4th 128, 140; County of Amador v El Dorado County Water Agency (1999) 76 Cal.App.4th 931, 966), and public entities should not unreasonably expand any categorical exemption (Wildlife Alive v Attachment 4

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Chickering (1976) 18 C3d 190, 205 (claim of exemption rejected); McQueen v Board of Dirs. (1988) 202 Cal.App.3d 1136 (exemption not upheld)). This ensures that “CEQA [is] interpreted to provide the fullest possible protection to the environment.” (See Mountain Lion Foundation v.

Fish & Game Com. (1997) 16 Cal.4th 105, 112.)
The City’s General Plan specifically mandates the use of environmental review process to ensure consistency with the General Plan, and “make adequate provisions for public safety.” (General Plan Goal 4.8; Implementation Measure 4.I.4.) However, despite this policy commitment to exercise environmental review, the City has now twice skirted this responsibility. In the admittedly mistaken approval of 2013, the school erroneously invoked the exemption of CEQA Guidelines section 15301, which applies to projects “involving negligible or no expansion of existing or former use.” By its terms, though, this exemption does not apply to a change from one use to another use. Consequently, the exemption should not have been invoked to avoid environmental review of the change from the formerly vacant storage building to the more intensive school use.

Now, the school is seeking to piggyback on its previous evasion under CEQA Guideline section 15061(b)(3), arguing that since the school is not proposing any changes from its current, illegal operation, that there is no possibility that the activity in question may have a significant effect on the environment. Yet, nothing could be further from the truth.

Among the factors that the City is required to consider are:
 Conflicts with land use policies;
 Analysis of traffic impacts under the vehicle miles traveled standard;  Greenhouse gas emissions;
 Hazards and hazardous materials;
 Transportation impacts that might substantially increase hazards due to incompatible uses; and
 Degradation to surface or ground water. (14 Cal. Code Regs. §§ 15064.3(b), 15064.4; CEQA Guidelines App. G.)
As already noted, the project presents several conflicts with the land use policies of the General Plan and Zoning Code. The last traffic analysis was done in 2013, and did not examine the impacts under the now required vehicle miles traveled standard, and did not reflect the actual traffic conflicts that have since occurred. Likewise, there is no analysis in the records of the effect on greenhouse gases of the idling vehicles during drop-off and pick-up times. We do know that the project has substantially increased hazards to pedestrians from conflicts with industrial truck traffic. As noted in the City of Watsonville Complete Streets to Schools Plan:

Ceiba is located in the industrial area of Watsonville, which presents significant challenges for students walking or bicycling to school.

Streets around the school are heavily used by large trucks, and drivers may not be expecting to share the road with bicyclists and pedestrians. (Complete Streets Plan, p. 37.)
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The consequences of these inherent use conflicts were tragically in evidence on December 10, 2019, when two students suffered major injuries after being hit by a van while walking through the industrial neighborhood on their way to school.

In addition, the excessive litter generated by the students poses a significant threat to the nearby riparian environment of the Pajaro River.

Perhaps the most egregious concern, is the complete lack of study of the history of toxic contamination in the area. As previously noted, the area is known to present issues with toxic contamination. From 1901 to 1951, a nearby property, 135 Walker Street, was home to one of the world’s largest chemical pesticide-producing facilities, Ortho California Chemical Spray Company, which pulverized lead, arsenic, and strychnine in its manufacturing operations.

Chevron Chemical Corporation purchased 135 Walker Street in 1931 and sold it in the 1950s. In the mid-90s high levels of lead, arsenic, and strychnine were discovered at 135 Walker Street and three (3) adjacent parcels, which led to lawsuits that were ongoing as little as eight (8) years ago. (See Santa Cruz County Superior Court Case No. CV146344.) The seriousness of this contamination is highlighted by a covenant recorded against 135 Walker at the instigation of the California Department of Toxic Substances Control that prohibits “[a] public or private school for persons under 21 years of age.”
Therefore, the City does not have sufficient evidence upon which it can determine with “certainty that there is no possibility that the activity in question may have a significant effect on the environment,” and thus cannot rely on CEQA Guidelines section 15601(b)(3) to exempt the Project from CEQA. (CEQA Guidelines section 15601(b)(3).) It is also a misnomer to contend that the current project involves no changes from the current, illegal operation. In actuality, the present project involves significant on and off-site changes, including:
 Flood proofing of existing buildings;
 Modifications to the bioswales;
 Changes to street crossings, ramps and travel paths; and  Obtaining approval from Caltrans for modifications along Highway 129.

In fact, the project has even changed in significant ways from the time that it was considered by the Planning Commission, including significant changes to the Safe Routes to School Plan, which presents unstudied new impacts to traffic and transportation.

Moreover, Ceiba has plans to expand their operations onto 228 and 234 Locust Street, which they now own and on which they plan to build a gymnasium. (See Zoning Amendment Application 3539.) Under CEQA, all aspects of a project must be considered as a whole. (14 Cal.

Code Regs. §15378(a), (c)–(d); Poet, LLC v State Air Resources Bd. (2017) 12 Cal.App.5th 52, 73; California Unions for Reliable Energy v Mojave Desert Air Quality Mgmt. Dist. (2009) 178 Cal.App.4th 1225, 1238; RiverWatch v Olivenhain Mun. Water Dist. (2009) 170 Cal.App.4th 1186; Association for a Cleaner Env't v Yosemite Community College Dist. (2004) 116 Attachment 4
Attachment

4

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Cal.App.4th 629, 637.) CEQA "cannot be avoided by chopping up proposed projects into bitesized pieces which, individually considered, might be found to have no significant effect on the environment or to be only ministerial." (Tuolumne County Citizens for Responsible Growth, Inc. v City of Sonora (2007) 155 Cal.App.4th 1214; Association for a Cleaner Env't v Yosemite Community College Dist. (2004) 116 Cal.App.4th 629, 638; Plan for Arcadia, Inc. v City Council (1974) 42 Cal.App.3d 712, 726;) and the analysis of the project under CEQA must include all foreseeable future expansions or later phases of a project. (Laurel Heights Improvement Ass'n v Regents of Univ. of Cal. (1988) 47 Cal.3d 376, 396.) In the present case, the City cannot ignore Ceiba’s expansion plans; and Ceiba cannot avoid environmental review by simply withdrawing their expansion application to be considered at a future date. Failure to conduct full CEQA analysis of the expansion plans at this time is a blatant violation of the law.

Looking at all of these factors, there is more than a fair argument that the project will have a significant negative impact on the environment, as well as the students themselves; and there is no common sense supporting the proposed exemption. Further environmental review is required.

In considering a markedly similar case in Los Angeles County, the Superior Court last year overturned the City of Cudahy’s approval of a charter school on the ground that the city had failed to conduct an environmental review under CEQA after improperly invoking a CEQA exemption. (Cudahy Alliance for Justice v. City of Cudahy, 2022 Cal. Super. LEXIS 13783.) It would be equally impermissible for Watsonville to try to circumvent CEQA in the present matter.

Proposed Conditions Are Inadequate:

While the Planning Staff has diligently attempted to craft conditions to mitigate the conflicts and adverse impact created by the school, these conditions unfortunately fall far short of alleviating the negative consequence of the project. Ultimately, the site itself and its location are simply unsuitable for a school of this size and nature. The proposed trip reduction program conditions are unenforceable under State Law; (Cal. Health & Safety Code § 40717.9(a);) and no conditions can adequately mitigate the potential exposure to toxic contaminants in the area.

The futility of the proposed conditions is further highlighted by Ceiba’s continuous inability to comply with its existing conditions of approval. Condition 23 of Ceiba’s current 2013 Use Permit requires “[n]o traffic back up shall be allowed onto City streets. Any issues arising from poor traffic control shall be remedied by the school . . ..” The clear import of this condition is that Ceiba is supposed to contain all student pick-ups and drop-offs on the school site. Yet, the evidence is uncontroverted that such pick-ups and drop-offs continue to occur on the surrounding streets, imperiling neighbors, businesses and students alike; and these issues are likely to worsen if the school is given permanent approval, as parents and students revert to the normal human behavior of seeking the most convenient pick-up and drop-off sites.

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Conclusion
In light of the overwhelming evidence that the school is incompatible with the surrounding uses, and the inadequacy of the conditions of approval to mitigate these concerns, the only viable option for the Council is to deny the project. Toward that end, my office has prepared a proposed Resolution for the Council's convenience. (See Attachment A.) cc: email only:

City Manager
City Attorney
Community Development Director
Principal Planner Justin Meek
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Attachment 4

Attachment 4

Attachment A
Attachment 4

Attachment 4

RESOLUTION NO. _____

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE, CALIFORNIA, DENYING:

1. A GENERAL PLAN MAP AMENDMENT (APP #1737) TO CHANGE

THE LAND USE DESIGNATION FROM INDUSTRIAL TO

PUBLIC/QUASI-PUBLIC FOR THE PROPERTY WITH
ASSESSOR’S PARCEL NUMBER
017-161-51; AND

2. A ZONING MAP AMENDMENT (APP #1737) TO CHANGE THE

ZONING DISTRICT FROM GENERAL INDUSTRIAL (IG) TO
INSTITUTIONAL (N) FOR THE PROPERTY WITH ASSESSOR’S
PARCEL NUMBER 017-161-51; AND

3. A SPECIAL USE PERMIT TO ALLOW THE PERMANENT
ESTABLISHMENT OF 525 STUDENT CHARTER SCHOOL FOR
GRADES 6-12 ON THE PROPERTY WITH ASSESSOR’S PARCEL
NUMBER 017-161-51
Project: Ceiba College Preparatory Academy
215 Locust Street (formerly 260 West Riverside Drive)
APN: 017-161-51
WHEREAS, Ceiba College Preparatory Academy is a public charter school serving more than 500 students. For its first five years, from 2008 to 2013, Ceiba operated out of two locations in downtown Watsonville. In 2013, Tom Brown on behalf of Ceiba proposed to relocate the school to its current location under one roof. Ceiba planned on leasing the building on a temporary basis while they looked for a permanent location for purchase; and
WHEREAS, on June 4, 2013, the Planning Commission of the City of Watsonville exceeded its legal authority in adopting Resolution No. 08-13, approving Special Use Permit with Environmental Review (PP2012-251), to allow establishment of Attachment 4

Attachment 4

a 525-student charter school for grades 6-12 in a vacant 27,000± square-foot industrial building at 260 West Riverside Drive (APN 017-161-51) to allow Ceiba to use the premises for a period of up to 10 years while a permanent school site was identified for purchase; and
WHEREAS, upon careful review of the Planning Commission’s approval of the project in 2013, it has been determined that key information provided in the staff report is erroneous, such as the procedural discussion allowing the issuance of a Special Use Permit for a K-12 school use in the IG Zoning District. In addition, evidence provided in support of making required findings lack appropriate policy and impact analyses; and WHEREAS, on May 27, 2021, Elizabeth Sanborn Falcon with Benchmark Realty Advisors on behalf of Ceiba College Preparatory Academy, applicant, and Spinnaker Ventures LLC, property owner, submitted an application for a General Plan Map Amendment (to change the site’s land use designation from Industrial to Public/QuasiPublic), Zoning Map Amendment (to change the site’s zoning designation from IG to N for Institutional), and Special Use Permit (App. No. 1737) to allow the existing school use to remain permanently; and
WHEREAS, as the subject property is currently designated Industrial on the General Plan Land Use Diagram and is within the IG Zoning District; and WHEREAS, the Planning Commission reviewed the request for the amendments to the General Plan Land Use Diagram and Zoning Map and the establishment of a K12 school use with issuance of a Special Use Permit and did not obtain sufficient votes to recommend the requested actions; and
Attachment 4

Attachment 4

WHEREAS, the substantial evidence in the records demonstrates that a fair argument can be made that the project would have a significant adverse impact on the environment; and
WHEREAS, notice of time and place of the hearing to consider General Plan Map Amendment, Zoning Map Amendment, and Special Use Permit with Environmental Review (App #1737) was given at the time and in the manner prescribed by the Zoning Ordinance of the City of Watsonville. The matter called for hearing evidence both oral and documentary introduced and received, and the matter submitted for decision; and WHEREAS, the City Council has considered all written and verbal evidence regarding this application at the public hearing and has made Findings, attached hereto and marked as Exhibit “A,” in support of denying the General Plan Map Amendment and Zoning Map Amendment (APP #1737) to change the land use designation from Industrial to Public/Quasi-Public and corresponding Zoning District from General Industrial (IG) to Institutional (N) for the property with Assessor’s Parcel Number 017- 161-51 and denying a Special Use Permit for the permanent establishment of a 525- student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street, Watsonville, California (APN 017-161-51).

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Watsonville, California, as follows:

Good cause appearing, therefore, the City Council of the City of Watsonville does hereby DENY approval of a General Plan Map Amendment and Zoning Map Amendment (App #1737) to change the land use designation from Industrial to Public/Quasi-Public and corresponding Zoning District from General Attachment 4

Attachment 4

Industrial (IG) to Institutional (N) for the property with Assessor’s Parcel Number 017- 161-51, as well as the Special Use Permit with Environmental Review (App #1737), to allow the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a

2.1± acre site located at 215 Locust Street, Watsonville, California (APN 017-161-51).

I HEREBY CERTIFY that the foregoing Resolution was introduced at a regular meeting of the City Council of the City of Watsonville, California, held on the ____ day of _______, 2022, by Councilmember_________________, who moved its adoption, which motion being duly seconded by Councilmember__________________, was upon roll call, carried and the resolution adopted by the following vote:

Ayes: Councilmembers:

Noes: Councilmembers:

Absent: Councilmembers:
_________________________________ _______________________________ Irwin I. Ortiz, City Clerk Eduardo Montesino, Mayor
Attachment 4

Attachment 4

CITY OF WATSONVILLE

PLANNING COMMISSION

EXHIBIT A
Application No: 1737
APN: 017-161-51
Applicant: Ceiba

FINDINGS FOR DENIAL OF APPLICATION FOR GENERAL PLAN LAND USE DIAGRAM AMENDMENT AND ZONING MAP FINDINGS (WMC § 14-12.708) AND SPECIAL USE PERMIT (WMC § 14-12.513)
The City Council of the City of Watsonville finds as follows with respect to the present application, based on substantial evidence in the record:

1. The project site is located on Santa Cruz County Assessors Parcel Number 017-161-51, commonly known as 215 Locust Street, Watsonville, California (formerly 260 West Riverside Drive;)

2. The project site is currently zoned IG – General Industrial, and has a General Plan Land Use designation of Industrial;

3. The project site is also located in a Flood Zone, in close proximity to the Pajaro River;

4. The current Zoning and General Plan designation do not allow for a K-12 style school;

5. On or about June 4, 2013, the Planning Commission of the City of Watsonville exceeded its lawful authority and adopted Resolution No. 08-13, purportedly approving Special Use Permit with Environmental Review (PP2012-251), to allow establishment of a 525-student charter school for grades 6-12 in a vacant 27,000± square-foot industrial building at 260 West Riverside Drive (APN 017-161-51) to allow Ceiba to use the premises for a period of up to 10 years while a permanent school site was identified for purchase;

6. At the time of the application adopted by Resolution No. 08-13, the use of the project site consisted of a vacant warehouse;

7. It has been determined that key information provided in the staff report for the June 4, 2013 hearing is erroneous, such as the procedural discussion allowing the issuance of a Special Use Permit for a school use in the IG Zoning District. In addition, evidence provided in support of making required findings lack appropriate policy and impact analyses;

8. The present application seeks a General Plan Map Amendment (to change the site’s land use designation from Industrial to Public/QuasiPublic), Zoning Map Amendment (to Attachment 4

Attachment 4

change the site’s zoning designation from IG to N for Institutional), and Special Use Permit (App. No. 1737) to allow the existing school use to remain permanently;

9. The Planning Commission reviewed the request for the amendments to the General Plan Land Use Diagram and Zoning Map and the establishment of a school use with issuance of a Special Use Permit at it meeting of April 5, 2022, and did not obtain sufficient votes to recommend the requested actions;

10.The proposed project would have approximately 63 staff members and up to 525 students in grades 6 through 12;

11.The proposed project is located in a predominantly industrial area, and adjoins a variety of industrial uses zoned IG – General Industrial along portions of the site’s western, southern and eastern boundaries;

12.The proposed project also adjoins a strip of residential uses zoned R-1 along portions of the site’s western, northern and eastern boundaries;

13. The applicant has demonstrated an intention to expand its school operations onto other properties in the vicinity, including 228 and 234 Locust Street, and had submitted an application to do so (Zoning Amendment Application 3539;)

14.The applicant has taken possession of the properties and 228 and 234 Locust Street and intends to build a gymnasium of the site for use by the school;

15.The IG zone allows for heavy commercial uses and manufacturing as a matter of right. It also allows cannabis manufacturing with an administrative use permit, and petroleum manufacturing, armories, cannabis cultivation, and radioactive materials with a special use permit; (WMC § 14-16.601;)

16.The project site gains access from Locust Street, which is a narrow lane with no ability to accommodate a separate stacking or turn lane for school drop-offs or pick-ups;

17.Over the years that the Ceiba School has unlawfully operated on the project site, there have been numerous and persistent conflicts with the surrounding uses, including:
• Traffic congestion during drop-off and pick-up times that immobilizes Locust Street;
• Inadequately trained crossing guards with no consideration for vehicular movement;
• Students crossing the street whenever and wherever they want; • Traffic conflicts between industrial trucking and parent/student traffic; • Parents double-parking in the street during drop-off and pick-up times; Attachment 4

Attachment 4

• Parents’ vehicles blocking visibility at the intersection of Riverside Drive and Locust Street;
• Impacts to street parking;
• No on-site parking for students;
• Vehicles and students blocking private driveways;
• Cones placed illegally on Locust Street interfering with the passage of all vehicles;
• Attraction of mobile food vendors blatantly violating posted signage, which park on the street and promote loitering by students on narrow sidewalks, exacerbating congestion;
• Litter and trash thrown into the streets, sidewalks and yards; • Dumpster odors;
• Toxic contamination in the area;
• Students sitting on neighborhood fences and loitering, and smoking cannabis and cigarettes;
• Students climbing twelve-foot fences to retrieve errant balls from private property; • Pick-ups and drop-offs taking place on the street, rather than on the school site; • Confrontations between disrespectful students/parents and residents, including at least one woman who has been spat upon by students;
• Dangerous drop-offs and pick-ups on State Highway 129;

18.The project site is deficient in parking. Pursuant to Watsonville Municipal Code sections 14-16.803(a)(6)(ii) and 14-17.1101(b), the project site requires somewhere between 89 to 138 on-site spaces, depending on the apportionment between middle school and high school students, but provides only 53 parking spaces;

19. The deficiency in on-site parking contributes to the conditions identified in Finding Number 15 above, and in material damage and prejudice to other properties in the vicinity and is detrimental to the public health, safety and general welfare;

20. A survey shows that 81% of the students arrive at school by car, with only 5% of those carpooling;

21. The same survey shows none of the student arrive or leave school by bus; and the nearest bus transit at the Watsonville Transit Center does not operate at consistent service intervals of no longer than 15 minutes during peak commute hours.;

22.During the current operations of the school at the project site, the required stormwater facilities has been impaired by placement of basketball hoops in the bioswale areas, as well as the presence of blockages and debris; and beehive grates were removed from drainage inlets;
Attachment 4

Attachment 4

23.In light of the foregoing findings, the proposed project is inconsistent with the following General Plan provisions:
• Goal 4.2 Neighborhoods - Conserve and improve the living environment of existing Watsonville neighborhoods;
• Goal 4.7 Land Use Suitability - Ensure that the orderly development of land for the needs of the existing and projected population within the City limit . . . is based on the land's overall suitability . . . ;
• Goal 4.8 General Plan Implementation - Ensure that future development is consistent with the General Plan through the city's zoning ordinance, Development Standards, . . . and environmental review process;
• Policy 4.B Neighborhood Preservation - The City shall plan for the protection of existing neighborhood qualities . . .;
• Implementation Measure 4.B.1 Existing Neighborhood Quality - The City shall evaluate existing neighborhood land use patterns prior to the approval of new development that might prove disruptive to local circulation . . .; • Policy 4.0 Industrial Land Use - The City shall promote modernization of existing industrial plants and the location of new industrial facilities on lands planned for industry in Watsonville 2005;
• Implementation Measure 4.D.5 Redevelopment District - The City shall . . . encourage the location of companies in growth industries within the industrial areas, to . . . support business, and to encourage employment opportunities suitable for the city’s current and future labor force;
• Implementation Measure 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 10.1 Street and Highway Facilities - Plan and provide for a safe, efficient, and environmentally sensitive network of streets and highways for movement of people and goods; and
• 10.P.3 School-Related Walkways-When sites are considered for neighborhood schools . . . access to these sites from adjacent residential areas shall be designed in order to minimize the necessity for automobile transportation and potential automobile/pedestrian conflicts;
Based on the foregoing findings of fact, the City Council further finds and concludes:

1. The proposed amendments are not consistent with the policies embodied in the General Plan;

2. The proposed amendments are not compatible to the extent possible with the actual and general planned use of the adjacent properties;
Attachment 4

Attachment 4

3. The proposed use at the specified location is not consistent with the policies of the General Plan and the general purpose and intent of the applicable district regulations;

4. The proposed use is not compatible with and does not preserve the character and integrity of adjacent development and neighborhoods;

5. The proposed use will generate pedestrian and vehicular traffic which will be hazardous or conflict with the existing and anticipated traffic in the neighborhood;

6. The proposed use does not incorporate roadway improvements, traffic control devices or mechanisms, or access restrictions sufficient to control traffic flow or divert traffic as needed to reduce or eliminate development impacts on surrounding neighborhood streets;

7. The proposed use does not incorporate sufficient features to adequately minimize adverse effects, including visual impacts and noise, of the proposed special use on adjacent properties;

8. The proposed use does not comply with the standards imposed on it by the requirements of this title applicable to the proposed special use and uses within the applicable base zoning district;

9. The proposed use will be materially detrimental to the public health, safety, convenience and welfare, and will result in material damage or prejudice to other property in the vicinity; and

10.There is substantial evidence in the record that the project will have a significant negative impact on the physical environment, which would require further analysis under the California Environmental Quality Act.

Attachment 4

Attachment 4

Attachment B
Attachment 4

Attachment 4

Ceiba College Prep Parent Survey
3,
How does your child typically get to and from school?
42 responses received
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Attachment 4Page 81 of 90
Attachment 4

2/24/23, 12:14 PM City of Watsonville Mail - Ceiba school https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1758744355536555624&simpl=msg-f%3A1758744355… 1/1 Irwin Ortiz <[email protected]>
Ceiba school
Monica Fernandez <[email protected]> Fri, Feb 24, 2023 at 12:08 PM To: [email protected], [email protected] Cc: [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected] Hello City Council Montesino
I am reaching out to you today so that you can vote in favor of Ceiba School. This is a great charter school that we need to keep in the City of Watsonville.

I have elementary age children. My plan is to send them to Ceiba in the near future. Look around and see how many opportunities our school kids are given. Our choices are limited to Watsonville High and PV High. What Charter Schools do we have for Middle and High School? Pacific Charter and Ceiba. Our community needs to be given options.

I tend to look up State test to compare the different schools. Ceiba is scoring far above WHS and PVH. Why would a city council member vote NO to Ceiba permanent location? The complaints I am hearing about Ceiba is parking. Really? We are giving up a great school due to parking and traffic? Wow. This is like saying we want our children to go to schools that score far below state average as long as parking is Great.

I do hope you vote to keep Ceiba in their location.
thank you for your time.

Monica Fernandez
Attachment 4

Attachment 4

2/24/23, 12:16 PM City of Watsonville Mail - Public Comment Feb 28 City Council meeting re: Ceiba Zoning and General plan amendment applicati… https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1758744542746448333&simpl=msg-f%3A1758744542… 1/2 Irwin Ortiz <[email protected]>
Public Comment Feb 28 City Council meeting re: Ceiba Zoning and General plan amendment application APP #1737
1 message
John Martinelli <[email protected]> Fri, Feb 24, 2023 at 12:11 PM To: "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]>
Cc: John Martinelli <[email protected]>
Dear Watsonville City Council, Management and staff,
As many of you may know, our family is very reluctant to voice opposition to issues that are important to the Community of Watsonville. We are also strong supporters of public education and believe the path to progress and equity for our local youth passes through our public education system. We certainly do not oppose the good work that Ceiba College Preparatory Academy performs. However, the application to establish a permanent Public/Institutional zone for the property in their current school location poses a serious conflict to our entire industrial food processing and cold storage community which literally surrounds this property.

Therefore, it with regret that I am compelled to submit the attached letter of opposition to this action. I sincerely hope that as you ponder this critically important decision, please take my comments into consideration, which are qualified by the attached input from our Industrial Refrigeration Engineering company, as well as the guidelines posted on the internet by the National Institute for Occupational Safety and Health, and the Centers for Disease Control and Prevention.

Thank you very much.

John
Attachment 4

Attachment 4

2/24/23, 12:16 PM City of Watsonville Mail - Public Comment Feb 28 City Council meeting re: Ceiba Zoning and General plan amendment applicati… https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1758744542746448333&simpl=msg-f%3A1758744542… 2/2 Stephen John Martinelli
Chairman of the Board
Martinelli letter to COW Council re Ceiba.pdf
1862K
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Attachment 4

Attachment 4

SINCE 1868
.::D dd ~· ~ - Q
S. MARTINELLI & C ·oMPANY ~ ~ ~OUR APP\.~
735 WEST BEACH STREET WATSONVILLE, CALIFORNIA 95076
February 24, 2023
Watsonville City Council
Public Comment Re: Ceiba Academy General Plan and Zoning amendment Dear City Council Members,
I am writing in strong opposition to the proposal to amend the general plan and general industrial zone designation of Ceiba College Preparatory at 215 Locust Street. Although our community benefits from the education being provided by this school, this is the wrong location for a permanent public facility of any kind, due to the ever-present risk to the health and safety of the student body and staff.

This school is located in the middle of a heavy industrial area that contain over a dozen major cold storage and food processing buildings, (attachment A) containing over one hundred thousand pounds of ammonia refrigerant. In the event of a large earthquake or fire, tons of ammonia could be immediately discharged into the air and inundate the air people breath, which can result in blindness, lung damage and death to those exposed to the gas.

Our industrial community is one of the primary contributors to our local economy, and any threat to our businesses is a t hreat to all the citizens of Watsonville. Expansion of neighborhood/public/institutional zoning, in the middle of an industrial area, should never be considered by thoughtful planning staff when there are opportunities to relocate and expand this facility closer to where the majority of our residents live in Watsonville.

Watsonville City management and staff has been trying to encourage our company to move from our 227 East Beach plant for decades, due to the inherent conflicts our industrial activities create with Watsonville high school across the street. We recently had an ammonia leak that was quickly curtailed at this facility, and we are already facing large fines and costly mitigation measures by the Federal EPA, for this very small accident that caused no harm to our neighbors. A large accident of this nature cannot be prevented, despite modern control systems.

We now have plans to move our East Beach plant operations to our larger West Beach street {former Green Giant) facility, just one block away from Ceiba's current temporary location. Allowing permanent, and possibly expanded school facilities, to be located in our industrial zone is a direct conflict with the future security of our business and the livelihood of our 340 employees.

This is the time for Watsonville to take a very serious look at how best practice zoning designations should be applied to our long-term general plan, and mixing neighborhood with heavy industrial use is simply not good planning.

Thank you for your consideration.

APPLE JUICE & CIDER• SPARKLING APPLE JUICE• SPARKLING CIDER • AND OTHER PREMIUM 100% JUICES 1-800-662-1868 www.martinellis.com FAX 831-724-2980
Attachment 4

Attachment 4

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Attachment

4

~ VPRESS
Engineering Group
lVIr. Mark Mlzuki
VP Operations, Engineering and Maintenance
s. Martinelli & Co
735 West Beach St., watsonville, CA 95076
Re: SMC W'EsT BEACH FACIUTY OFF-SITE CoNSEQUENCE ANALYSIS Industrial Refrigeration I
Environmental Compliance I
Mrl1anical systems Cornmi$ioning
l-N AC, Pltunbing, Fire Protection I
Training & Technical SUpport I
February 24, 2023
Off-site consequence analysis for the West Beach St facility ammonia refrigeration system was analyzErl.

Worst-case release sreoario: ALOHA modeling software was used in determining the distance to the toxic endpoint Toe refrigeration system has approximately 8,500 lb of ammonia The W:>rst-case scenario considers the release of \'\hole system charge from the high-pres5Ure re:eivers into the engine room Aa:orcling to the ALOHA modeling software, the distance to the toxic endpoint of 200 ppm is approximately

1.1 mile and distance to the toxic errlpoint of 300 ppm, \o\hich is the IDIR (irnrrmately dangerous to life and health) exposure limit, is approximately o.g mi from the plant ammonia machinery room The srvc West Beach Plant is located in an industrial area of the city of Wat:ronville. There are also other ammonia refrigeration plants around the SMC West Beach St Plant An amrronia release from the plant may potentially reach off-site, affEmng public re:eptors such as schools nearby.

Anhydrous ammonia (NH.3) is a gas in its natural state and is e.xt::rerrely irritating to mucous nanbranes and lung tissue. The gas is pungent and may be suffocating as shortness of breath and labored breathing can develop if inhaled Prolonged inhalation of high concentrations may cause bronchitis and/ or pnaumnia, with rome residual reduction in pulrmnary functions. Rfp:xltffl or prolongffl contact of high concentrations of ammonia to the skin can cause frostbite, redness, pain and serious skin bum.

Sincerely,
cypress Engineering Group
(/~
Sefa Isik, PE CSP
Principal
8 Hanis Court Suite AS
M>nterey, CA 93940
831.218.1&:>2
www.~rorn
Attachment 4
Attachment

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Attachment 4

Attachment 4

r;'iT;I Centers for Disease lliiiM. Control and Prevention The National Institute for Occupational Safety and Health (NIOSH)
PromoUng producUv& workplaces / ,...,____ _.
through safety and health research / ~
Ammonia

IMMEDIATELY DANGEROUS TO LIFE OR HEALTH CONCENTRATIONS (IDLH) CAS number. 7664-41-7
NIOSH REL: 25 ppm (18 mg/m3) TWA, 35 ppm (27 mg/m3) STEL Current OSHA PEL: 50 ppm (35 mg/m3) TWA
1989 OSHA PEL: 35 ppm (27 mg/m3) STEL
1993-1994ACGIH TLV: 25 ppm (17 mg/m3) TWA, 35 ppm (24 mg/m3) STEL Description of substance: Colorless gas with a pungent. suffocating odor.

LEL: 15% (10% LEL, 15,000 ppm)
Original (SCP) IDLH: 500 ppm
MAY 1994
Basis for original (SCP) IDLH: The chosen IDLH is based on the statement by AIHA [1971] that 300 to 500 ppm for 30 to 60 minutes have been reported as a maximum short exposure tolerance [Henderson and Haggard 1943]. AIHA [1971] also reported that 5,000 to 10,000 ppm are reported to be fatal [Mulder and Van der Zahm 1967) and exposures for 30 minutes to 2,500 to 6,000 ppm are considered dangerous to life [Smyth 1956].

Existing short-term exposure:
1988 American Industrial Hygiene Association (AIHA) Emergency Response Planning Guidelines (ERPGs) • ERPG-1: 25 ppm
• ERPG-2: 200 ppm
• ERPG-3: 1,000 ppm
National Research Council [NRC 1987] Emergency Exposure Guidance Levels (EEGLs) • 1-hour EEGL: 100 ppm
• 24-hour EEGL: 100 ppm
U.S. Navy Standards [U.S. Bureau of Ships 1962] Maximum allowable concentrations (MACs):
• Continuous exposure (60 days): 25 ppm
• 1 hour: 400 ppm

ACUTE TOXICITY DATA
Lethal concentration data:
1/3
Attachment 4

Attachment 4

!Species Reference LCSO(ppm) LCLo{ppm) !Time !Adjusted 0.5-hr LC (CF) Rat !Alarie 1981 40,300 1--- 10 min 23,374 ppm (0.58)
Rat V\larie 1981 28,595 ---- 20min 23,448 ppm (0.82)
Rat !Alarie 1981 20,300 -- 40min 23,345 ppm (1 .15)
Rat !Alarie 1981 11,590 ,_ __ 1 hr 16,342 ppm (1.41)
Rat Back et al. 1972 7,338 --- 1 hr 10,347 ppm (1.41)
Mouse Back et al. 1972 14,837 .....__ 1 hr 6,820 ppm (1.41) Rabbit Boyd et al. 1944 9,859 1----- 1 hr 13,901 ppm (1.41) Cat Boyd et al. 1944 9,859 ,___ 1 hr 13,901 ppm (1.41)
Rat Deichmann and Gerarde 1969 2,000 --- 4 hr 5,660 ppm (2.83) Mammal Flury 1928 ----- 5,000 5mln 2,050 ppm (0.41)
Mouse Kapeghian et al. 1982 4,230 --- 1 hr 5,964 ppm (1.41) Human !Tab Biol Per 1933 ---- 5,000 5min 2,050 ppm (0.41) *Note: Conversion factor (CF) was determined with "n" = 2.0 [ten Berge et al. 1986].

Other animal data:RD50 (mouse), 303 ppm [Appelman et al. 1982].

Derived Value
2,337 ppm
2,335 ppm
2,335 ppm
1,634 ppm
1,035 ppm
682 ppm
1,309 ppm
1,309 ppm
566 ppm
205 ppm
596 ppm
205 ppm
Other human data: The maximum short exposure tolerance has been reported as being 300 to 500 ppm for 0.5 to 1 hour [Henderson and Haggard 1943]. A change in respiration rate and moderate to severe irritation has been reported in 7 subjects exposed to 500 ppm for 30 minutes [Silverman et al. 1946].

Revised IDLH: 300 ppm
Basis for revised IDLH: The revised IDLH for ammonia is 300 ppm based on acute inhalation toxicity data in humans [Henderson and Haggard 1943; Silverman et al. 1946].

REFERENCES:

1. AIHA [1971]. Anhydrous ammonia. In: Hygienic guide series. Am Ind Hyg AssocJ 32:139-142.

2. Alarie Y [1981]. Dose-response analysis in animal studies: prediction of human responses. Environ Health Perspect 42'.9-

13. 3. Appelman LM, ten Barge WF, Reuzel PGJ [1982]. Acute inhalation toxicity study of ammonia in rats with variable exposure periods. Am Ind Hyg AssocJ 43:662-665.

4. Back KC, Thomas AA, MacEwen JD [1972]. Reclassification of materials listed as transportation health hazards. WrightPatterson Air Force Base, OH: 6570th Aerospace Medical Research Laboratory, Report No. TSA-20-72-3, pp. A-172 to A173.

5. Boyd EM, Maclachlan ML, Perry WF (1944]. Experimental ammonia gas poisoning in rabbits and cats. J Ind Hyg Toxicol 26:29-34.

6. Deichmann WB, Gerarde HW [1969]. Trifluoroacetic acid (3FA). In: Toxicology of drugs and chemicals. New York, NY:

Academic Press. Inc., p. 607.

7. Flury F [1928]. Moderne gewerbliche vergiftungen in pharmakologisch-toxikologischer hinsicht (Pharmacologicaltoxicological aspects of intoxicants in modern industry). Arch Exp Pathol Pharmakol 138:65-82 (translated).

8. Henderson Y, Haggard HW [1943]. Noxious gases. 2nd ed. New York, NY: Reinhold Publishing Corporation, p. 126.

9. Kapeghian JC, Jones AB, Mincer HH, Verlangieri AJ, Waters IW [1982). The toxicity of ammonia gas in the mouse. Fed Proc 41:1568 [Abstract #7586].
1 o. Mulder JS, Van der Zahm HO [1967]. Fatal case of ammonium poisoning. Tydschrlft Voor Sociale Geneeskunde (Amsterdam) 45:458-460 (translated).

11. NRC [1987]. Emergency and continuous exposure guidance levels for selected airborne contaminants. Vol. 7. Ammonia, hydrogen chloride, lithium bromide, and toluene. Washington, DC: National Academy Press, Committee on Toxicology, Board on Toxicology and Environmental Health Hazards, Commission on Life Sciences, National Research Council, pp. 7-

15. 12. Silverman L, Whittenberger JL, Muller J [1946). Physiological response of man to ammonia in low concentrations. J Ind Hyg Toxicol 31:74-78.

13. Smyth HF Jr [1956]. Improved communication: hygienic standards for daily inhalation. Am Ind Hyg Assoc Q 17{2):129-185. ?I?.

Attachment 4

Attachment 4

2/24/23, 1:51 PM City of Watsonville Mail - Ceiba City Council Hearing Tuesday 2/28 https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1758747715501104777&simpl=msg-f%3A1758747715… 1/1 Irwin Ortiz <[email protected]>
Ceiba City Council Hearing Tuesday 2/28
Josh Ripp <[email protected]> Fri, Feb 24, 2023 at 1:01 PM To: [email protected]
Cc: [email protected]
Good Afternoon Watsonville City Councilmembers,
Thank you for taking the time to familiarize yourself with Ceiba and the context surrounding our zoning request. Our entire Ceiba community looks forward to our opportunity to appear before you Tuesday. In preparing for the meeting, I think it's important you are aware of the actions Ceiba has taken in making this zoning request.

1. I have repeatedly heard inquiries about why Ceiba has not moved our school to another location. The answer is there are no suitable alternative locations available. Attached to this email is a letter I sent City Manager Rene Mendez in October 2022 listing all of the sites Ceiba reviewed over the previous years with a total of 59 properties on the list. I share this letter so you have a fuller context as to why Ceiba is requesting to rezone our current location.

2. As you're aware, the city will issue a list of conditions of approval to operate at 215 Locust St. and Ceiba will assume responsibility for each condition. While the final conditions are still being reviewed and possibly, Watsonville Principal Planner Justin Meek shared the draft list of conditions with Ceiba earlier this month. Attached to this email is a list of how Ceiba is meeting or will meet each condition.

3. Ceiba's Safe Routes to School (SRTS) Slides are used to direct our families on how to drop-off and pick-up their students from school daily. After a Town Hall meeting this past Saturday, Ceiba updated our SRTS slides to explicitly prohibit drop-offs and pick-ups along Riverside Dr. While Riverside Dr drop-offs and pick-ups were never encouraged by the school, they are now explicitly prohibited. I have been out at the start and dismissal of school each day to teach our families about this expectation.

Please let me know if you have any questions.

Thank you,
Josh Ripp
Head of School
Ceiba College Prep
215 Locust St
Watsonville, CA 95076
(831) 740-8786
3 attachments
2023 CoW Conditions of Approval.pdf
170K
SY2022-23 Ceiba Safe Routes to School Traffic and Walking Directions (3).pdf 652K

10.12.2022 Letter.pdf
292K
Attachment 4

Attachment 4

Attachment 4

Attachment 4

Attachment 4

215 Locust Street
Watsonville, CA 95076
phone: 831-740-8800
fax: 831-740-8812

CEIBA SPECIAL USE PERMIT ACTION PLAN
In response to
The City of Watsonville DRAFT CONDITIONS OF APPROVAL
Color Total Conditions Condition Item #
Ceiba has fully complied with condition 38 (73%) 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 33, 34, 36, 37, 38, 41, 42, 47, 49, 50
Ceiba has partially complied with
condition and will fully comply with
condition once final conditions issued
5 (10%) 19, 43, 44, 45, 51,
Ceiba has not complied with condition
because zoning approval/final draft of
conditions of approval are required before
moving forward
9 (17%) 30, 31, 32, 35, 39, 40, 46, 48, 52
TOTAL 52
Item City of Watsonville
Use-Permit Compliance Conditions
Ceiba Action(s) Completed by Dollar
Estimates
# Standard Conditions
Approval. This approval applies to the application
for the permanent establishment of a 525-student
charter school for grades 6-12 in an existing
27,000± square-foot building with an 8,500±
Ceiba agrees with this condition N/A N/A
Attachment 4

1 square-foot mezzanine on a 2.1± acre site located
at 215 Locust Street (APN 017-161-51). This
approval applies to plans titled "Existing Site Plan,
Planning Exhibit, Ceiba Public Schools" (prepared
by WR&D Architects, dated 11/3/2021), received by
the Community Development Department on
November 9, 2021, and filed by Elizabeth Sanborn
Falcon with Benchmark Realty Advisors for Ceiba
College Preparatory Academy, applicant, on behalf
of Spinnaker Ventures LLC, property owner.
(CDD-P)
2 Conditional Approval Timeframe. This Special
Use Permit shall be null and void if not acted upon
within 24 months from the effective date of the
approval thereof. Time extensions may be
considered upon receipt of written request
submitted no less than forty-five (45) days prior to
expiration and in accordance with the provisions of
Section 14-10.1201 of the Watsonville Municipal
Code (WMC). (CDD-P)
Ceiba has acted and will act upon the conditions
listed
3 Findings. Approval is subject to the findings and
supportive evidence in accordance with WMC
Section 14-12.513 of the Zoning Ordinance with
said Findings set forth in Exhibit “A” and made a
part of this Permit. (CDD-P)
Ceiba agrees
4 Modifications. Modifications to the project or
conditions imposed may be considered in
accordance with WMC Sections 14-12.1000 and
14-10.1305. All revisions shall be submitted prior to
field changes and are to be clouded on plans.
(CDD-P)
Ceiba agrees
5 Substantial Conformance & Grounds for
Review. The project shall be in compliance with the
Ceiba agrees

Attachment 4

conditions of approval, all applicable local, State
and Federal codes and ordinances, appropriate
development standards, and current City policies.

Any deviation will be grounds for review by the City
and may possibly result in revocation of the Special
Use Permit, pursuant to Part 13 of WMC Chapter
14-10, or other code enforcement actions, pursuant
to WMC Chapter 14-14. (CDD-P)
6 Appeal Period/Effective Date. This Permit shall
not be effective until 14 days after approval by the
final decision-making body or following final action
on any appeal. (CDD-P)
Ceiba agrees
7 Necessary Actions. The applicant shall take all
actions necessary to comply with all conditions of
approval, including, but not limited to, submitting
subsequent applications for upgrading pedestrian
crossings on nearby streets, developing a Safe
Routes to School Plan, implementing a travel
behavior change program, and flood-proofing the
existing building. (CDD-P)
Ceiba will comply
8 Conditions of Approval. A copy of the final
conditions of approval must be printed on the first
or second sheet of plans submitted for future
permits. Plans without the conditions of approval
printed directly on the first or second page shall not
be accepted at the plan check phase. (CDD-P)
Ceiba will comply
9 Indemnity Agreement. The applicant shall agree
in writing to indemnify and defend the City in case
of legal challenge arising out of the City approving
the project. Said agreement shall be subject to
approval of the City Attorney. (CAT)
Ceiba will comply
# Building and Fire-related Conditions:

Attachment 4

10 Required Permits. The applicant shall obtain all
required building permits (Building, Electrical,
Plumbing, Mechanical, Grading, etc.) for this project
and any new tenant improvements (e.g., new
framing, electrical, plumbing, etc.). All construction
shall comply with all State Building Codes and
Municipal codes in effect at the time of plan
submittal for building permits resulting in
construction. (CDD-B, -E)
Ceiba has complied and will continue to comply
11 Building Code. Project construction shall comply
with the California Building Code as adopted by the
City. (CDD-B)
Ceiba has complied and will continue to comply
12 Fire Code. Project construction shall comply with
California Fire Code as adopted by the City. (WFD)
Ceiba has complied and will continue to comply
13 Historic Code. Project construction shall comply
with California Historical Code as adopted by the
City. (CDD-B)
Ceiba has complied and will continue to comply
14 Energy Efficiency. The project design shall
conform with energy conservation measures
articulated in Title 24 of the California
Administrative Code and will address measures to
reduce energy consumption such as low-flow
shower heads, flow restrictors for toilets, low
consumption lighting fixtures, and insulation and
shall use drought tolerant landscaping. (CDD-B)
Ceiba has complied and will continue to comply
# At time of building permit application, the
following shall be complied with:
15 Any signage proposed for the school shall require a
separate sign permit. (CDD-P)
Ceiba has complied with sign permit
requirements
Complete N/A
Comprehensive detailed construction plans are There is no new Ceiba construction planned. Complete N/A

Attachment 4

16 required at the time of submittal to be reviewed for adequate content prior to intake by the Building
Official
17 The project shall comply with all applicable
provisions of the California State Building Code
(Title 24) Part 2 Chapter 11B for Disabled Access.

Plans must show compliance with all requirements.
(CDD-B)
Ceiba will comply with CA State Building Code
(See Item #4 Below)
Complete N/A
18a Comply with all applicable provisions of the
California State Building Code (Title 24) Part 2
Chapter 11B Division I, II & III for Disabled Access.

Plans must show compliance in sufficient
information and detail to determine compliance was
noted for the following:
a. Path of travel from Public Transportation
(main entry to the public sidewalk).

Ceiba will meet CA State Building Code for
Disabled access by:
a. Path of Travel
i. Installed curbed sidewalk
with truncated domes
(detectable warnings) at
each end of walkway
along driveway that meets
Locust St
Complete $80,000
18b Disabled parking requirements:

1. Van Accessible Parking (requires 8’-0”
unloading area).

2. Number of spaces (1 for 1st 25, 2 for
the next 50 see table 11B-6).

3. Path of travel from accessible parking
to any elevators.

4. Slopes at parking & unloading areas
must not exceed 1:50.

5. Proper disabled signage, lettering and
stripping is required. (CDD-B)
b. Disabled Parking
i. Already provides Van
Accessible Parking
ii. Already provides 3
disabled parking spaces
iii. Already provides path of
travel from disabled
parking to elevator
iv. Already provides slopes
at parking & unloading
that are under 1:50
v. Already provides
handicap signage,
lettering and striping.

Complete N/A
19 Main building entrances and required exits must be
accessible. Design professionals must provide
written verification of compliance for existing
Building meets all accessibility standards except
for push-button access on front-entry. Ceiba is
scheduled to update front entry doors with push
button access. Upon completion, Ceiba will
Push button
access is
scheduled for
installation
$15,000

Attachment 4

disabled access features or facilities noted on
plans. (CDD-B)
provide written verification of compliance for
existing disabled access features created by
design professionals.

Spring 2023
20 The building shall have Automatic Fire Sprinklers
installed, complying with NFPA installation
standards. The fire sprinkler contractor shall submit
three sets of plans and calculations for a separate
fire permit prior to installation of the system.
(CDD-B, WFD)
Ceiba’s school already has Automatic Fire
Sprinklers installed as of its initial school
renovation in 2014-2015. The system is
inspected and tested on an annual and five-year
annual basis through an NFPA accredited
contractor.

Complete N/A
21 The project shall comply with the current CBC and
CFC regulations for fire issues. (CDD-B, WFD)
Ceiba currently complies with both CBC and
CFC regulations for fire issues. Complete N/A
22 A UL central station shall monitor all fire sprinkler systems. The monitoring shall provide water flow
notification to the hearing and visually impaired.

The monitoring contractor shall submit three sets of
plans for a separate fire permit prior to installation
of the system. (CDD-B, WFD)
Ceiba currently uses a UL central station to
monitor all fire sprinkler systems.

Complete N/A
23 The building shall be provided with KNOX-BOX or
keyed entry for emergency access at all times.
(CDD-B, WFD)
Ceiba currently has a KNOX-BOX installed
next to the front door for emergency access at
all times.

Complete N/A
24 All buildings shall be provided with the required size and number of fire extinguishers. Exterior doors
providing access to the fire risers and alarm panel
shall have proper signage installed. (CDD-B, WFD)
Ceiba currently has the correct size and number
of fire extinguishers and are served annually by
Watsonville Fire Dept. Exterior doors do
provide access to the fire riser room. Alarm
panel currently has proper “fire riser” signage
installed with braille.

Complete N/A
25 Work Hours. No work for which a building permit is
required shall be performed within the hours of 7:00
p.m. to 7:00 a.m. Monday through Friday, nor prior
to 10:00 a.m. or after 4:00 p.m. on Saturday. No
work shall occur on Sunday. A sign shall be posted
at a conspicuous location near the main entry to the
Any work completed requiring a building permit
shall be performed between 7:00 AM and 7:00
PM Monday through Friday or 10:00 AM to 4:00
PM on Saturday.

Complete N/A

Attachment 4

site, prominently displaying these hour restrictions
and identifying the phone # of the Job
Superintendent. (CDD-B)
# City of Watsonville Ongoing Conditions
26 Parking. Only School Administration staff,
teachers, and volunteers and visitors may park
onsite. Students shall not be allowed to park at the
facility. (CDD-P, WPD)
Ceiba currently has a policy that states only
Ceiba administration, staff, teachers, and
volunteers are permitted to park onsite.

Students are not permitted park at our
facility.

Complete N/A
27 Driveway Access. The school access for student
drop of and pick up shall be limited to the driveway
off of Locust Street. The Riverside Drive access
shall not be utilized. (CDD-P, WFD)
School access for student drop off and pick-up
shall continue to be on site after entering the
driveway on Locust St. No students enter the
school site from Riverside nor will they do so
in the future.

Complete N/A
28 Safe Routes to School (SRTS) Plan. The School
Administration staff shall prepare a plan or
document identifying designated safe routes to
school. This plan shall be provided to all families at
the beginning of school and included on the
school’s website where parents can access it
throughout the year. This website link and/or printed
document shall be provided to the City Engineer
and/or Traffic Operations Manager at least 30 days
prior to the beginning of each academic school year
for review and approval. (CDD-P, PWD)
Ceiba updated a designated safe routes to
school map for our families and posted it to our
website.

Ceiba provided an updated the Safe Routes
to School Plan to the city engineer. February 21,
2023
N/A
29 On- and Off-Site Traffic Circulation. School
Administration staff shall be responsible for traffic
flow to and from the site during student drop off and
pick up. School staff, crossing guards and
volunteers shall adhere to the SRTS plan to ensure
appropriate onsite drop off and pick up locations.

School staff, crossing guards and volunteers shall
also ensure queuing of vehicles are onsite and
Ceiba is currently responsible for traffic flow
during drop off and pick up.

School staff, crossing guards, and
volunteers will adhere to the Safe Routes to
School plan for appropriate onsite drop off and
pick up locations.

Attachment 4

traffic does not back up onto City streets, thereby
avoiding causing traffic congesting and unsafe
conditions. Any issues arising from poor traffic
control shall be remedied by the school upon
notification from City staff. School administration
staff will institute a policy that no students drop-off or pick-up is to take place along Riverside Dr
(CDD-P, PWD)
School staff, crossing guards, and
volunteers currently ensure that queuing
vehicles are onsite.

Ceiba promptly follows-up with any traffic
complaints when notified by the city, neighbors,
or any other individual.

Ceiba implementing no drop-off or pick-up along
Riverside Dr
Ongoing N/A
30 Pedestrian Guard Training. School
Administration staff shall provide annual training for
school staff and any volunteers serving as crossing
guards. Crossing guards shall adhere to SRTS
plan. Copies of individual crossing guard training
certificate(s) shall be provided to City staff, upon
request. Information on training can be found at
http://www.casaferoutestoschool.org/adult-crossing-guard-training/. (CDD-P, PWD). (CDD-P, PWD)
School Crossing Guard Training will be
completed annually, including assessments.

Certificates provided upon request
Correct assessment site below:
https://caatpresources.org/train_cot_crossguard.
html
Will administer
at next
possible
training
session
(Fall 2023)
N/A
31 Pedestrian Crossings Upgrades on Nearby City
Streets. Street crossings nearby to the school site
shall be upgraded to include high-visibility
crosswalks along with appropriate in-street signs
per CA MUTCD standards. School Administration
staff shall submit an Encroachment Permit to the
City of Watsonville within 12 month timeframe for
upgrading the following location(s) to provide
high-visibility crosswalks and appropriate signage:
● Second Street and Locust Street;
● Walker Steet and Second Street
● Pine Street and Second Street; and
● Pine Street and W. Beach Street. (PWD)
Ceiba will upgrade pedestrian crossings to
include:
● High-visibility crosswalks
● Appropriate in-street signs (per MUTCD
stds)
Ceiba will submit encroachment permits for
pedestrian crossings at the following
intersections:
● Second Street and Locust Street
● Walker Street and Second Street
● Pine Street and Second Street
● Pine Street and W. Beach Street
Will submit
plans for city
approval
within 60 days
of council
approval
$457,000*
*Watsonville
Complete
Streets to
School
Accessible Ramps and Sidewalks on Nearby Ceiba will submit encroachment permits for Plan 2020

Attachment 4

Report
32 City Streets. School Administration staff shall
submit an Encroachment Permit to the City of
Watsonville within 12 month timeframe for
upgrading ramps at the above location(s), as
necessary, to meet current Americans with
Disability Act (ADA) standards.

In addition, School Administration staff shall submit
an Encroachment Permit to the City of Watsonville
for filling in sidewalk gaps along the east side of
Locust Street between the school driveway and
Riverside Drive. (PWD)
upgrading ramps to meet ADA standards at the
following locations:
● Second Street and Locust Street
● Walker Street and Second Street
● Pine Street and Second Street
● Pine Street and W. Beach Street
● Fill sidewalk gap along East side of
Locust between driveway and
Riverside
Will submit
plans for city
approval
within 60 days
of council
approval
33 Accessible Path-of-Travel. School Administration
staff shall provide an accessible route from Locust
Street to the school building. Pursuant to CBC
Chapter 11A, Section 1116A.5, when a walk
crosses or adjoins a vehicular way, the walking
surface shall be separated from the vehicular area
by curbs, railings or other elements, or the
boundary between the pedestrian areas and the
vehicular areas shall be defined by a continuous
detectable warning 36 inches wide minimum.
(CDD-E)
In accordance with the recommendations in the
Traffic Operations Study prepared by Hexagon
(dated June 8, 2022), the school shall install a
raised sidewalk in place of the striped pedestrian
pathway along the north side of the school
driveway. Site work requires issuance of building
permit and inspection by a Building Inspector. Any
work in the public right-of-way shall require a
separate encroachment permit from the Public
Works and Utilities Department. (CDD-B-E)
Ceiba built a walking surface adjacent to the
driveway that is separated via curve for a
continuous detectable warning that is more than
36 inches wide.

Construction
completed.

Permitting
submitted as
part of
previous
construction
project
Listed
above
34 Accessibility Signage. The applicant shall install Upon completion of path-of-travel, Ceiba Will apply for

Attachment 4

accessible path-of-travel signs per CBC Section
1110A.2. (PWD)
installed accessibility signs indicating the
location of the path-of-travel.
permits upon
Watsonville
City Council
zoning
approval
$2,000
35 Caltrans Facilities Enhancements: Riverside
Drive School Zone Signs, Accessible Ramps,
and Crosswalk Upgrades. Due to the proximity of
the school to the State Route 129, School
Administration staff shall submit an Encroachment
Permit to Caltrans for (a) establishing of a School
Zone on Riverside Drive, (b) upgrading existing
crosswalk(s) at Riverside Drive and Walker Street
to school crosswalks, and (c) upgrading existing
ramps at Riverside Drive and Locus Street and (d)
installing high-visibility crosswalks and curb
extensions at Riverside Drive and Menker Street to
meet current ADA standards, and (e) establishing a
no parking zone on Riverside Dr between Walker
and Locust St (Caltrans, PWD)
Ceiba will submit an encroachment permit to
Caltrans to:
● Establish a School Zone on Riverside
Drive
● Upgrade sidewalks at Riverside and
Walker to school crosswalks
● Upgrade ramps at Riverside and
Locust to meet ADA standards
● Install high visibility cross-walk and
curb extensions at Riverside Drive
and Menker Street
● Establishing a no parking zone on
Riverside Dr between Walker and
Locust St
Civil Engineer
is working with
CalTrans to
determin
submittal
requirements
$106,000*
*Watsonville
Complete
Streets to
School
Plan 2020
Report
36 Stormwater Bioswale Corrections and
Maintenance Requirements. The applicant shall
maintain bioswale in the school’s parking lot in an
operable condition in accordance with the
Maintenance Agreement with the City of
Watsonville, including, but not limited to, taking the
following corrective actions:
● Remove wood, basketball hoops, and
other blockages/debris from the
bioswales;
● Replace missing beehive grates at
drainage inlets;
● Provide planting in accordance with the
City Standard Drawing Nos. LID-0004A,
B; and
Ceiba updated the stormwater bioswale in
March 2022 by removing overgrown Ponderosa
Pine trees, replacing beehive grates at drainage
inlets, planting in accordance with City Standard
Drawings Nos. LID-0004A, B, and installing
gravel energy dissipation areas at each
Bioswale curb cut inlet.

Upgrade to
Bioswale
March 2022
Bioswale
Review
completed and
submitted
December
2022
Design:
$1,400
Construct
ion/
Landscapi
ng:
$12,400

Attachment 4

● Provide gravel energy dissipation at all
bioswale curb cut inlets per City Standard Drawing
No. LID-002. (CDD-E, PWD)
37 Landscape and Irrigation Requirements.

Landscape and irrigation designs shall comply with
the California Model Water Efficient Landscape
Ordinance. (PWD)
Ceiba updated landscape and irrigation to
comply with CA Model Water Efficient
Landscape Ordinance. This landscaping is
located in the Bioswale and adjacent areas.

Completed Listed
above
38 Maintenance of Landscaping and All Other Site
Improvements. Landscaping and all other site
improvements shall be maintained in perpetuity.

Landscaping shall be maintained in good growing
condition by a professional landscape maintenance
company; and such maintenance shall include,
where appropriate, weeding, mowing, pruning,
cleaning, fertilizing and regular watering. All dead,
dying and diseased vegetation shall be immediately
replaced in kind. (CDD-P)
Ceiba is maintaining landscaping around the
school and has contracted with JR Landscaping
for monthly updates. Landscape updates include
weeding, mowing, pruning, cleaning, fertilizing,
and watering.

Ongoing $1,000 per
month
39 Sewer Inspection. Pursuant to WMC Section
6-3.506, the applicant shall submit an application
for a video inspection of the building’s existing
sanitary sewer lateral to ensure the existing
sanitary sewer lateral meets all requirements of the
City’s Public Improvement Standards. (PWD)
Ceiba is working to repair the sewer lateral to a
complete video inspection of the lateral by
September 30, 2022.

Work in
progress on
sewer lateral
$10,000
40 New Metal Roof on Existing Trash Enclosure. As
shown for the Trash Enclosure Elevation on the
Existing Site Plan (sheet A101), the applicant shall
install a new metal roof on the existing trash
enclosure, in conformance with the City’s Public
Improvement Standard No. S-602. (CDD-P, -E,
PWD)
Ceiba will install a new metal roof over our trash
enclosure by June 30th, 2023.

Design
complete and
working with
General
Contractor,
Selden & Son,
for installation.
$5,000
Trash Enclosure Maintenance. To prevent
nuisance conditions and complaints concerning Ceiba routinely cleans the trash enclosure and

Attachment 4

41 odors emanating from garbage and rotting food
scraps in the trash enclosure area, the applicant
shall routinely clean the trash enclosure and secure
it at night. (PWD)
dumpsters to prevent odors by pressure
washing dumpster.

Ongoing N/A
42 Trash Disposal. All trash, recycling, greenwaste
and foodwaste materials generated onsite shall be
disposed of at a City-approved landfill or recycling
center. The Applicant shall contact the Solid Waste
Division of the City Public Works Department to
coordinate disposal of all trash, recycling,
greenwaste and foodwaste materials. (PWD)
Ceiba is in compliance with this and has two
green waste bins that are collected weekly along
with routine trash and recycling dumpster
disposals.

Ongoing N/A
43 Mandatory Travel Behavior Change Program.

The applicant shall implement a mandatory travel
behavior change program to reduce the number of
staff members from driving along to and from work.

Key components include: (a) developing a travel
behavior change program that targets individuals’
attitudes, goals, and travel behaviors; (b) educating
participants on the impacts of their travel choices
and the opportunities to alter their habits; and (c)
providing a web site that allows employees to
research other modes of transportation for
commuting. In accordance with the
recommendations in the Traffic Operations Study
prepared by Hexagon (dated June 8, 2022), the
school shall implement (a) a carpool matching
program incentivize carpooling and (b) a bicycle
program to encourage more students and staff to
ride bicycles to and from the premises The
applicant shall provide the City with the contact
information for the School Administration staff
member responsible for implementing the travel
behavior change program. (CDD-P)
Ceiba hosted an orientation the week of July 25,
2022. During the orientation
(a) a travel behavior change program that
targets individuals’ attitudes, goals, and
behaviors was shared emphasizing the benefits
of walking, cycling, and carpooling as well as the
importance of dropping students off at
appropriate locations.
(b) Ceiba will educate the community about
impact of their travel choices and opportunities
to alter their habits
(c) Ceiba will provide a website that allows
employees to research other modes of
transportation of transportation for commuting
(a) Ceiba began carpool matching program
with staff during the 2022-23 school year;
will begin with families during the
2023-24 school year
(b) Ceiba will implement a bicycle program
to encourage more students and staff to
ride to and from school during the
In Progress N/A

Attachment 4

2023-24 school year. This will happen in
conjunction with the installation of
crosswalks
Ceiba provided cruz511.org to allow employees
to research other modes of transportation for
commuting.

Head of School, Josh Ripp, and Director of
Human Resources, Rachael Pedley will jointly
be responsible for implementing the behavior
change program.
44 Carpool Matching Program. To help facilitate
carpooling, School Administration staff shall
distribute a carpool matching application to all
students/parents and staff. The application shall be
used to match people who live in the same area
who may be able to carpool together. An objective
of this project is to reach parents or staff who may
be reluctant to reach out individually to find carpool
partners and may be more likely to fill out a form
that will be administered by the school. (CDD-P)
Ceiba implemented a carpool stipend for staff
during the 2022-23 school year and will continue
to provide the stipend in subsequent years.

Beginning in 2023-24, Ceiba will provide a
carpool match program to our families to
encourage our families to carpool to school.

In-Progress
45 Incentives or Promotional Events. To encourage
students and staff to use alternative modes of
transportation, such as biking and carpooling,
School Administration staff shall provide incentives
or host promotional events. Such incentives shall
include, but are not limited to, providing subsidized
transit passes or cash stipends for carpooling.

Promotional events could include a monthly raffle or
a point system for those who use alternative
modes. TDM measures encouraging active modes
of transportation will be more effective if
implemented in combination with the Complete
Streets to Schools Plan improvements. (CDD-P
Ceiba partcipates annually in the “Walk and Roll
to School” Event put on by Santa Cruz County.

Students receive “swag,” snacks, and
certificates for riding or walking to school.

In addition, Ceiba currently provides $150 to
each staff member for every 20 days that they
walk, bike, or carpool
In-Progress $6,000

Attachment 4

46 Bicycle Program. To encourage more students
and staff to ride bicycles, School Administration
staff shall provide a free bikeshare program, or give
away bicycles to the students. Ceiba School
currently provides bike racks located at the front
entrance with a capacity of 30 bikes. During
Hexagon’s field observations, seven bikes were
observed parked on the racks during the school
day. As of May 2022, school staff reported that at
most 15 to 20 people have been observed to bike
to school. (CDD-P)
Ceiba will encourage more students to ride
school through a bike share or bike give-away
program during the 2023-24. Feedback from
families was that they are eager to participate
once crosswalks are fully installed.

In-Progress
$60,000
47 Promotions and Marketing. The applicant shall
make use of marketing and promotional tools to
educate and inform school staff about site-specific
transportation options and the effects of their travel
choices. The applicant shall provide the City with
the contact information for the School
Administration staff member responsible for sharing
educational and promotional materials with school
staff. Acceptable marketing and promotional
materials include any public information
campaign(s) that promote awareness of
Transportation Demand Management (TDM)
program(s), such as the cruz511.org program run
by the Santa Cruz County Regional Transportation
Commission. (CDD-P)
Ceiba Head of School Josh Ripp,
[email protected], will provide
educational and promotional materials for
site-specific transportation options as well as the
effects of their travel choices. These site-specific
transportation option marketing materials will be
posted and promoted in a timely manner.

In Progress N/A
48 Preferential Carpool / Vanpool Parking Spaces.

The applicant shall reserve a minimum of five (5)
parking spaces closest to the building’s main
entrance as designated carpool / vanpool spaces.
(CDD-B)
Ceiba will indicate via pavement lettering 5
spaces that are designated for “preferential
carpool/vanpool parking.”
Parking
spaces will be
designated
carpool/van
pool upon
Watsonville
City Council
zoning
approval
$3,000

Attachment 4

49 Transit Subsidies. The applicant shall provide
school staff an option of receiving a subsidized
transit fare. The applicant may provide a discounted
ticket or a full-reimbursed transit ticket. (CDD-P)
Ceiba currently provides subsidized transit
fare for both students and staff.

Ongoing < $500
50 Prohibit Use of Offsite Vacant Land for
Recreational Activities. The vacant land at
228-234 Locust Street (APNs 017-162-15 and -16)
is not approved as part of this Permit for use as
school facility for recreational activities or any other student activities
The offsite vacant land has had a locked gate
since Ceiba commenced occupancy at 215
Locust St and Ceiba students have never used
the land for recreational activities.

Ongoing N/A
51 Flood Proof Existing Building. The existing
building shall be flood-proofed in accordance with
the standards for reducing flood hazards set forth in
WMC Section 9-2.500. (CDD-E)
Ceiba has recently completed improvements to
the building, which were permitted by the city of
Watsonville, to rectify water intrusion issues.

Ceiba’s architect believes these improvements
result in the building being substantially in
compliance with WMC Section 9-2.500. Ceiba
will comply with this condition.

Need further
information
TBD
52 Indemnity Provision. The applicant shall sign a
defense and indemnity contract agreeing to defend,
indemnify, and hold harmless the City of
Watsonville, its elected and appointed officials,
officers, employees, and agents arising out Special
Use Permit and Environmental Review (App. No.
1737), including but not limited to any approval or
condition of approval of the City of Watsonville
Planning Commission or City Council. The City
shall promptly notify the applicant of any claim,
action, or proceeding concerning this permit and
the applicant and City shall cooperate fully in the
defense of the matter. The City reserves the right to
select counsel in the defense of the matter. (CAT)
Ceiba will comply Ceiba will sign
upon receipt
and review.

TOTAL >$750,000

Attachment 4

Riverside Drive

WALKING - CAMINANDO
Cross at 2nd Street and Locust
Cruce en 2nd Street y Locust
Cross at Riverside and Locust
Cruz en Riverside y Locust

DO NOT CROSS IN FRONT OF
THE DRIVEWAY.

NO CRUCE POR DELANTE DE
LA CALZADA.

Cross at Crosswalks - Cruce
por los pasos de peatones
(Yellow Lines
Líneas amarillas)
2nd St.

Locust St.

Ceiba SSRT Slide 1 /Diapositiva 1
Attachment 4

Locust St.

Riverside Drive

DRIVING - CONDUCIR
Turn right into Ceiba.

Gire a la derecha en Ceiba.

Turn right out of Ceiba.

Gire a la derecha para salir de Ceiba.

Turn right onto Riverside Drive.

Gire a la derecha en Riverside Drive.

Please be extra cautious at the cross
walks and follow the crossing guards at
all times.

Por favor, extreme las precauciones en
los pasos de peatones y siga a los
guardias de cruce en todo momento.
2nd St.

Student drop-off and pick-up
Dejar y recoger a los estudiantes
Ceiba SSRT Slide 2 /Diapositiva 2
Attachment 4

Riverside Drive
Walking? Cross here.

Walking? Cross here.
2nd St. Locust St.

1. Do not drop off Ceiba students on
Locust St.

No deje a los alumnos de Ceiba en la
calle Locust.

2. Do not turn left exiting the Ceiba
driveway.

No gire a la izquierda saliendo de la
entrada de Ceiba.

3. Do not turn left entering the Ceiba
driveway
No gire a la izquierda entrando en la
entrada de Ceiba

4. Do not turn left onto Riverside
No gire a la izquierda en Riverside
Dr.

5. Do not drop-off or pick-up your kids
on Riverside. No deje ni recoja a sus
hijos en Riverside
Ceiba SSRT Slide 3 /Diapositiva 3
1 2
3 4
5 Attachment 4

School Crosswalk / Cruce escolar
Crossing Guard / Guardia de cruces
Walking Route to school / Ruta a pie a la escuela
Alternativa de entrega/recogida
Personal para ayudar a
cruzar en la entrada
Staff person to assist
students crossing driveway
Ceiba Crossing Locations and Alternative Drop-Off and Pick-up Locations Lugares de paso y lugares alternativos para dejar y recoger a los alumnos Alternative Drop-off/Pick-up Location
Attachment 4

2/24/23, 2:11 PM City of Watsonville Mail - FYR : The Pajaronian 2/24 Ceiba school hopes to make its Watsonville location permanent https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1758751722374559471&simpl=msg-f%3A1758751722… 1/1 Irwin Ortiz <[email protected]>
FYR : The Pajaronian 2/24 Ceiba school hopes to make its Watsonville location permanent
Takashi Mizuno <[email protected]> Fri, Feb 24, 2023 at 2:05 PM To: Takashi Mizuno <[email protected]>, Eduardo Montesino <[email protected]>, Vanessa Quiroz <[email protected]>, Ari Parker <[email protected]>, Jimmy Dutra <[email protected]>, Tamara Vides <[email protected]>, Irwin Ortiz <[email protected]>, Suzi Merriam <[email protected]>, [email protected], [email protected], [email protected], [email protected], [email protected], Justin Meek <[email protected]> PS I would like to add one more information regarding the school and the neighbourfood. I went to count the number of residential houses near Ceiba because I saw many houses near Ceiba when I visited there last year. I counted 56 residential houses. I learned from one parent that Ceiba invited the neighbours to know the school better last year and that most of them were satisfied with the school. I also learned from one administrator that several students are from the neighbourhood of the school.

Takashi
[Quoted text hidden]
Attachment 4

2/24/23, 3:45 PM City of Watsonville Mail - Letter to Council & others--February 28, 2023 Council Meeting --Ceiba https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1758754525473807954&simpl=msg-f%3A1758754525… 1/1 Irwin Ortiz <[email protected]>
Letter to Council & others--February 28, 2023 Council Meeting --Ceiba 1 message
nick bulaich <[email protected]> Fri, Feb 24, 2023 at 2:50 PM To: Irwin Ortiz <[email protected]>
Dear Irwin: Attached is letter that I would added to the City Council packet for the February 28, 2023 Council Meeting (Ceiba issue).

Can you please give a copy to each of the following individuals and departments? City Manager
City Attorney
Community Development
Public Works
Police Department
Fire Department
If you have any questions, feel free to contact me.

Thank you,
Nick Bulaich
(831) 728-5640
Ltr to Council--Ceiba Traffic Analysis-Loop-Feb 28 2023 Meeting.pdf 4270K
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2/27/23, 9:27 AM City of Watsonville Mail - (no subject) https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permmsgid… 1/1 City Council <[email protected]>
(no subject)
Adrian Moran <[email protected]> Thu, Feb 23, 2023 at 8:09 PM To: [email protected]
Hello, I'm from Ceiba. I'm in 9th grade. I don't want the school to close because I feel safer and feel that I learn better at Ceiba. Ceiba gave me a better education than other schools.

Attachment 4

2/24/23, 3:50 PM City of Watsonville Mail - Ceiba College and Khan Academy https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1758757756267031809&simpl=msg-f%3A1758757756… 1/1 Irwin Ortiz <[email protected]>
Ceiba College and Khan Academy
Carmen Kotto <[email protected]> Fri, Feb 24, 2023 at 3:41 PM To: [email protected], [email protected] Hello Watsonville City Council and City Clerk,
My name is Carmen Kotto and I have been the 7th grade math teacher at Ceiba College Prep for 7 years. I wanted to share a few videos with you of how our students perform on Khan Academy LearnStorm which is a nationwide learning competition that happens every fall. Ceiba students are consistently in the top 5 for LearnStorm. These videos have been seen nationwide by thousands of teachers and students.

The first video shows my former 7th grade students in math class.

The second video shows former students discussing their growth mindset. The young man in the video is currently a senior at Ceiba and just got accepted to Berkeley.

The third video shows Watsonville.

Khan Academy video showcasing Ceiba

1. KA Ceiba (with me and my students) https://www.youtube.com/watch?v=knT1VOUCozQ&t=11s

2. KA with students :https://www.khanacademy.org/college-careers-more/learnstorm-growth-mindset-activitiesus/elementary-and-middle-school-activities/working-through-mistakes-and-frustration/a/mistakes-can-be-good-if-we-learnfrom-them

3. KA Ceiba with Mr. Ripp and Watsonville :) https://www.youtube.com/watch?v=bfwKeMf2vgI You are more than welcome to visit my classroom any time. Thank you so much for your time.

Carmen Kotto
Attachment 4

2/27/23, 9:33 AM City of Watsonville Mail - Ceiba Charter School Zoning Amendment Agenda Item : February 28, 2023 Meeting https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permthid=t… 1/2 City Council <[email protected]>
Ceiba Charter School Zoning Amendment Agenda Item : February 28, 2023 Meeting 1 message
Linda T. Taylor <[email protected]> Fri, Feb 24, 2023 at 3:27 PM To: "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, "[email protected]" <[email protected]> Cc: Ronald Chauvel <[email protected]>
Dear Council Members,
See attached letter regarding zoning amendment.

Linda T. Taylor
Office Manager
Senior Legal Assistant to Ronald C. Chauvel, Esq.

Chauvel & Glatt, LLP
66 Bovet Rd., Suite 280
San Mateo, CA 94402
Telephone: 650.573-9500
Fax: 650.573-9689
Email: [email protected]
www.chauvellaw.com
Read the latest legal updates at Chauvel News
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Attachment 4

2/27/23, 9:33 AM City of Watsonville Mail - Ceiba Charter School Zoning Amendment Agenda Item : February 28, 2023 Meeting https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permthid=t… 2/2 2023-02-24 Ltr Watsonvile City Council re Ceiba Charter School Zoning.pdf 182K
Attachment 4

February 24, 2023
Watsonville City Council
City of Watsonville
275 Main Street, Suite 400 (4th Floor)
Watsonville, CA 95076
Re: Ceiba Charter School Zoning Amendment Agenda Item
February 28, 2023 Watsonville City Council Meeting
Dear City Council:

Please be advised that this firm represents Southwest Truck Service (“SWS”), a California corporation, which is located at 275 and 350 Pine Street, Watsonville, California. SWS has reviewed the Public Hearing Notice in regard to the Zoning Map Amendment and Use Permit relative to the operations of Ceiba College Preparatory Academy.

SWS operates large commercial tractors and trailers to transport refrigerated and dry food and other products from its facilities located at the above addresses. Trucks and trailers are parked at both of the above locations, are constantly moving across Pine Street between these locations, and move to and from these locations numerous times each day to provide transportation to customers.

SWS wishes the school the very best. However, SWS opposes any proposal or application that would result in students being dropped off or traversing the area on and around Pine Street where it provides trucking services as this would be dangerous and create major safety issues for persons travelling to or from said school. (SWS request that the Council deny the zoning amendments and relates use permit.)
Very truly yours,

CHAUVEL & GLATT, LLP
Ronald C. Chauvel
Attachment 4

RCC:ltt
Cc: Client
Eduardo Montesino, Mayor (District 1) at [email protected] Vanessa Quiroz-Carter (District 2) at [email protected] Maria Orozco (District 3) at [email protected] Kristal Salcido (District 4) at [email protected] Casey K. Clark (District 5) at [email protected] Jimmy Dutra (District 6) at [email protected] Ari Parker (District 7) at [email protected] Contact All Members at [email protected] Attachment 4

June 8, 2022
Mr. Josh Ripp
Ceiba Public Schools
215 Locust Street
Watsonville, CA 95076
Re: Traffic Operations Study for the Ceiba College Preparatory Academy in Watsonville, California
Dear Mr. Ripp:

Hexagon Transportation Consultants, Inc. has completed a traffic operations study for the Ceiba College Preparatory Academy located at 215 Locust Street in Watsonville, California. The purpose of this study is to improve traffic operations associated with student drop off and pick up during the peak periods immediately before and after school. The school site is located on Locust Street between Riverside Drive and 2nd Street. As shown in Figure 1, the student pick-up/drop-off zone is located along the south side of the school. After school is dismissed, students wait in an enclosed raised patio located on the east side of the school. Existing pedestrian pathways are striped within the at-grade parking lot at the northeast corner of the school site, connecting the school to a trash enclosure, and along the project driveway, connecting the student waiting area to Locust Street. An unmarked crosswalk is shown across Locust Street where a crossing guard typically directs students across the street during the drop off and pick up periods.

Data Collection
Intersection turning-movement counts were conducted at the school driveway’s intersection with Locust Street during the peak periods before and after school (7 – 9 AM and 3 – 5 PM) on a typical school day on Tuesday, May 10, 2022. School begins at 8:30 AM on Monday through Friday. School ends at 2:00 PM on Mondays and at 3:42 PM on Tuesday through Friday. Based on the counts, there are approximately 98 vehicles entering the school and 80 vehicles exiting the school during the AM peak hour of 7:45 – 8:45 AM. This includes approximately 50 vehicles making left turns into the site and 28 vehicles making left turns out of the site. During the PM peak hour of 3:30 – 4:30 PM, there are approximately 68 vehicles entering the school and 61 vehicles exiting the school. This includes 26 vehicles making left turns into the site and 13 vehicles making left turns out of the site. In addition, 128 pedestrians were counted crossing Locust Street during the AM peak hour and 106 pedestrians were counted during the PM peak hour. The intersection turning movement counts are included in Appendix A.

Based on the turning movement counts, vehicle queuing was observed during the AM and PM peak one-hour periods on a typical school day on Wednesday, May 18, 2022, along Locust Street, Riverside Drive, and 2nd Street. The number of vehicles queued were recorded every five minutes. Most on-street queuing occurred between 8:10 – 8:30 AM and 3:45 – 3:55 PM. Student crossings of Locust Street at the school driveway result in vehicle queues midblock. The maximum midblock queue observed along Locust Street at the school driveway occurred during the AM peak hour with seven vehicles in the southbound direction and six vehicles in the northbound direction and one vehicle extending from northbound Locust Street onto westbound Attachment 5

2nd St
W Riverside Dr W Riverside Dr
Ceiba College Ceiba College
Preparatory Preparatory
Academy Academy
Locust St Locust St
Sakata Ln Sakata Ln
2nd St
W Riverside Dr
Ceiba College
Preparatory
Academy
Locust St
Sakata Ln
129
LEGEND
STOP
STOP
= Pick-up/Drop-off Zone
= Student Waiting Area
= Existing Marked Pedestrian Pathway
= Existing Unmarked Pedestrian Crosswalk
= Existing On-Site Stop Sign
Ceiba School Traffic OperaƟons Study
Figure 1
Project Site
Attachment 5

2nd St
W Riverside Dr W Riverside Dr
Ceiba College Ceiba College
Preparatory Preparatory
Academy Academy
Locust St Locust St
Sakata Ln
2nd St
W Riverside Dr
Ceiba College
Preparatory
Academy
Locust St
Sakata Ln
129
= Vehicle in Queue
= Number of Vehicles in Queue
14 11
6 6
1 7
5 2
3 4
6 6
1 X
7 2
3 4
LEGEND
STOP
= Pick-up/Drop-off Zone
= Student Waiting Area
= Existing Marked Pedestrian Pathway
= Existing Unmarked Pedestrian Crosswalk
= Existing On-Site Stop Sign
STOP
Ceiba School Traffic OperaƟons Study
Figure 2
Maximum Observed Vehicle Queues
Attachment 5

Mr. Josh Ripp
June 8, 2022

Riverside Drive (see Figure 2). A maximum of two to five vehicles were observed to queue on each approach to the Locust Street & 2nd Street intersection during either peak hour.

Queuing was also observed on site at the school pick-up and drop-off zone. One line of up to four vehicles formed within the drop-off zone during the AM peak hour. Two lines of up to 11 vehicles formed within the pick-up zone during the PM peak hour. As parents waited to enter the pick-up and drop-off zone, one line with up to 2 vehicles was observed to queue during the AM peak hour and up to 14 vehicles were observed to queue during the PM peak hour.

On-street drop-offs and pick-ups (including both vehicles parking along the curb and stopping in the travel lane) were observed during the AM and PM peak one-hour periods along Locust Street, Riverside Drive, and 2nd Street. A total of 89 vehicles were observed dropping students off on the street during the AM peak hour, which exceeds the number of parents dropping students off on the school site (80 vehicles exiting the site during the AM peak hour). During the PM peak hour, 30 vehicles were observed picking up students along the street, which is only about half the number of parent vehicles that pick students up on the school site (61 vehicles exiting the site during the PM peak hour). In addition, three students were observed to drive and park on-street.

Observations
In addition to the above data collection, Hexagon observed the pick-up and drop-off operations on site on Thursday, May 26, 2022, before and after school.

Morning Drop-off Operations
During the AM drop-off period, the drop-off zone was observed to operate efficiently with traffic cones placed along the outer edge of the drop-off zone (adjacent to the property’s southern fence) to create a single drop-off lane. No crossing guards were present at the drop-off zone. One crossing guard was stationed at the on-site stop sign/crosswalk. The crossing guard generally waited for several students to accumulate before allowing them to cross in larger groups (as opposed to allowing them to cross individually). The inbound queue within the driveway was generally one to two vehicles at the stop sign and never spilled back to Locust Street. One crossing guard was stationed at the Locust Street/school driveway intersection, directing students across the unmarked crossing across Locust Street. The maximum outbound queue within the driveway was observed at 8:20 AM, when it briefly reached the on-site stop sign. However, it cleared quickly and did not spill back to the drop-off zone. Lastly, one staff member was stationed at the Locust Street/2nd Street intersection. The operations of the Locust Street/2nd Street intersection did not affect activity at the school driveway.

Peak congestion was observed to occur between 8:15 – 8:30 AM and was concentrated at the Locust Street/school driveway intersection. Generally, the congestion was not caused by spillback on-site, from either the drop-off zone or the on-site stop sign. One source of congestion was pedestrian activity. The crossing guard stationed at the Locust Street/school driveway intersection generally stopped traffic as soon as a student appeared at the crossing. This was especially disruptive to vehicle traffic after 8:20 AM, when there was a nearly continuous flow of pedestrians crossing Locust Street towards the school (from east to west). Another source of congestion was drop offs on Locust Street (not parked curbside, but double parking), especially along northbound Locust Street. After 8:15 AM, many of the on-street parking spaces on northbound Locust Street between the driveway and Riverside Drive were occupied already, so curbside drop offs were no Attachment 5

Mr. Josh Ripp
June 8, 2022

longer possible. Many of the vehicles along northbound Locust Street would simply stop within the travel lane, at the driveway itself or just south of it, to let students out of the car. Other vehicles behind the stopped vehicle would then let out students onto the street as well, causing even more delay. This also occurred on southbound Locust Street but to a lesser extent, since there were more on-street spaces available for curbside drop-offs compared to the northbound side. Also, the crossing guard, who was positioned at the northwest corner of the Locust Street/school driveway intersection, directed drivers on southbound Locust Street to pull into the driveway and drop off on site, instead of stopping on the street. All students were observed to cross Locust Street with the crossing guard and none were observed crossing on their own.

Afternoon Pick-up Operations
In the afternoon preceding school dismissal, a traffic cone was placed at the on-site stop sign/crosswalk. The purpose of the cone is to prevent vehicles from driving through areas along the north and south side of the school that are used as outdoor recreation areas during the school day. Furthermore, the cone prevents parent vehicles from queuing in the on-site parking lot that could block teacher vehicles that may need to enter or exit the school parking lot. Just before the cone was removed at 3:25 PM, the queue within the driveway consisted of about five vehicles and extended back to Locust Street but did not spillover into Locust Street. The driveway queue cleared immediately when vehicles were permitted to proceed to the pick-up zone. After the cone was removed, a crossing guard was stationed at the on-site stop sign/crosswalk and the inbound queue at the on-site stop sign was generally no more than three vehicles and never extended back to Locust Street. Similar to the AM, crossing guards were also stationed at the Locust Street/school driveway intersection and Locust Street/2nd Street intersection. The outbound queue within the driveway was generally no more than three vehicles and never extended back to the stop sign or pick-up zone.

The operations in the pick-up zone were generally efficient. Students gathered within the waiting area shown on Figure 1. The students would visually identify their parent’s car from the fenced area, then proceed down a ramp to greet a staff member/crossing guard. Students would enter the first three or four vehicles in each lane, and not just the front vehicle. Most drivers and students were attentive, so help from the crossing guard was rarely needed to keep traffic flowing.

The crossing guard was responsible for allowing students to safely cross to the outer lane. It was noted that a majority of students were picked up on site and very rarely did vehicles double park within the travel lane to pick up students. It was also noted that most students were picked up within 15 minutes of school dismissal. The pedestrian volume crossing Locust Street was highest within 10 minutes of dismissal and students crossed in large groups, as opposed to crossing individually or in small groups as observed during the AM. The crossing guard controlled when the crowd would cross, and the crossings were not as disruptive to the traffic on Locust Street compared to the AM. In addition, the school hosts an after-school program on Tuesday through Friday. Approximately 120 students attend this program and are picked up by 5:00 PM.

Recommendations
Based on the traffic and queuing data and field observations, Hexagon has the following recommendations to improve traffic operations during the pick-up and drop-off periods.

Attachment 5

Mr. Josh Ripp
June 8, 2022

High-Visibility Crosswalk at School Driveway
Since many students already cross mid-block on Locust Street under the direction of the crossing guard, Hexagon recommends striping a high-visibility crosswalk on Locust Street at the school driveway and constructing curb extensions (also known as bulb-outs) to reduce the crossing distance and increase visibility of pedestrians. Crossing guards should be present during peak periods before and after school.

Mid-block crosswalks are commonly provided adjacent schools to encourage students to practice safe crossing etiquette by utilizing crosswalks at convenient locations. A mid-block crosswalk with high visibility striping and curb extensions was recently constructed on Lincoln Street adjacent to Watsonville High School.

Crossing Guard/Staff Duties
One major source of congestion is the mid-block pedestrian crossing across Locust Street.

Hexagon recommends instructing the crossing guard stationed at the Locust Street/school driveway intersection to direct students to wait and cross in large groups (i.e. one crossing/minute) rather than stopping traffic as soon as one pedestrian arrives. This will improve traffic flow through the intersection and, as a result, encourage more vehicles to either park curbside or go on-site for drop offs and pick ups.

In addition, Ceiba staff should monitor inbound queuing within the driveway before school dismissal and allow vehicles to use the on-site parking area as necessary to prevent spillback queues extending onto Locust Street. Preventing spillback queues on Locust Street will encourage more parents to drive onsite to utilize the school pick-up zone and will decrease double parking and on-street congestion.

No Double-Parking within Travel Lane
Another major source of congestion is vehicles stopping to load and unload students within the travel lane. California Vehicle Code Section 22500(h) prohibits double parking. Hexagon recommends that the school proactively discourage double parking and enforce no drop offs or pick ups from the travel lane. This could involve an education campaign to communicate proper drop-off/pick-up procedures with parents and students and remind parents that any and all vehicle violations (such as double parking, blocking private driveways, blocking pedestrian crossings, etc.) would be subject to enforcement and citations. In addition, the school could position staff on the east side of Locust Street between the school driveway and Riverside Drive to discourage double parking and consider penalizing students dropped off within the travel lane via detention.

Complete Streets to Schools Improvements
Hexagon recommends implementing the infrastructure improvements recommended in the City of Watsonville Complete Streets to Schools Plan (Chapter 4: School-Level Recommendations and Profiles). Nearby improvements to pedestrian infrastructure would make active transportation modes safer and would encourage more students to walk or bike to school, thereby encouraging less vehicle traffic. Key improvements identified in the Plan include the installation of a sidewalk along the east side of Locust Street between the school driveway and Riverside Drive to fill in the sidewalk gap. In addition, Hexagon recommends installing high-visibility crosswalks and curbextensions at the north leg of Locust Street/Riverside Drive, the north leg of Menker Street/Riverside Drive, the north leg of Walker Street/Riverside Drive, all legs of Locust Street/2nd Attachment 5

Mr. Josh Ripp
June 8, 2022

Street, and all legs of Walker Street/2nd Street as listed in the Plan. In addition, Hexagon recommends installing a raised sidewalk in place of the striped pedestrian pathway along the north side of the school driveway. The section of the Complete Streets to Schools Plan that is relevant to Ceiba College Preparatory Academy is included in Appendix B.

TDM Measures
To further decrease vehicle traffic during the pick-up and drop-off periods, Hexagon recommends considering Transportation Demand Management (TDM) measures for students, parents and staff. TDM is a combination of services, incentives, facilities, and actions that reduce single– occupant vehicle (SOV) trips to help relieve traffic congestion, parking demand, greenhouse gas emissions, and air pollution problems. Hexagon recommends considering the following TDM measures:
• Carpool Matching Program. To help facilitate carpooling, the school should distribute a carpool matching application to all students/parents and staff. The application should match people who live in the same area who may be able to carpool together. Some parents or staff who may be reluctant to reach out individually to find carpool partners may be more likely to fill out a form that will be administered by the school. • Incentives or Promotional Events. To encourage students and staff to use alternative modes of transportation, such as biking and carpooling, the school could provide incentives or host promotional events. Such incentives could include providing subsidized transit passes or cash stipends for carpooling. Promotional events could include a monthly raffle or a point system for those who use alternative modes. TDM measures encouraging active modes of transportation will be more effective if implemented in combination with the Complete Streets to Schools Plan improvements.
• Bicycle Program. Ceiba School currently provides bike racks located at the front entrance with a capacity of 30 bikes. During Hexagon’s field observations, seven bikes were observed parked on the racks during the school day. The school reported that at most 15 to 20 people have been observed to bike to school. To encourage more students and staff to ride bicycles, the school could provide a free bikeshare program, or give away bicycles to the students.

Attachment 5

Mr. Josh Ripp
June 8, 2022

We appreciate the opportunity to review the traffic operations at Ceiba College Preparatory Academy. Please do not hesitate to contact us if there are any questions regarding the traffic operations study.

Sincerely,
HEXAGON TRANSPORTATION CONSULTANTS, INC.

Michelle Hunt
Vice President and Principal Associate
Katie Riutta
Planner
Attachment 5

Appendix A
Traffic Counts
Attachment 5

CEIBA DWY CEIBA DWY LOCUST ST LOCUST ST
(303) 216-2439
www.alltrafficdata.net
Location: 1 LOCUST ST & CEIBA DWY AM
Date: Tuesday, May 10, 2022
Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians Traffic Counts - Motorized Vehicles
Note: Total study counts contained in parentheses.

Peak Hour: 07:45 AM - 08:45 AM
Peak 15-Minutes: 08:15 AM - 08:30 AM
123 87
0 0
126 108
80 98

0.50 N
S
W E

0.48 0.00

0.49 0.57
(149) (105)
()
()
(122)
(94)
(148) (132) 480
1 0
0 0
52 0
28 0
0 74
050580

CEIBA DWY

CEIBA DWY

LOCUST ST

LOCUST ST
128 0
1 17
N
S
W E 0 0
1 0
128 0 0 17
1 0
00 0
0 0
0 0
00 0
0 0
0 1 N
S
W E
1 0
0 0 0 0
1 0
0 0 0
0 Left Thru Right Total
Interval Eastbound
Start Time
Rolling
Hour West East South North
Pedestrian Crossings
U-Turn
Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right 7:00 AM 0 2 3 0 0 1 0 0 0 0 0 0 8 0 0 0 0 2 0 0 0 100
7:15 AM 0 0 2 1 0 6 0 0 0 0 0 0 13 0 0 0 0 0 0 0 4 157
7:30 AM 0 12 2 0 0 5 0 4 0 0 0 0 32 0 0 0 0 4 0 0 5 299 7:45 AM 0 9 10 1 0 5 0 6 0 0 0 0 47 0 0 1 13 7 0 0 9 311 8:00 AM 0 14 7 0 0 8 0 7 0 0 0 0 65 3 0 0 18 12 0 0 17 275 8:15 AM 0 23 33 0 0 46 0 6 0 0 0 0 155 12 0 0 78 29 0 0 18 8:30 AM 0 4 8 0 0 15 0 9 0 0 0 0 44 2 0 0 19 4 0 0 4
8:45 AM 0 1 2 0 0 4 0 4 0 0 0 0 11 0 0 0 1 0 0 0 0
Count Total 0 129 36 0 58 375 0 0 0 0 0 65 67 0 2 0 90 57 17 0 1 Peak Hour 0 28 0 0 0 0 0 50 58 1 0 74 311 52 0 0 48 17 0 1 128 Attachment 5

CEIBA DWY CEIBA DWY LOCUST ST LOCUST ST
(303) 216-2439
www.alltrafficdata.net
Location: 1 LOCUST ST & CEIBA DWY PM
Date: Tuesday, May 10, 2022
Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians Traffic Counts - Motorized Vehicles
Note: Total study counts contained in parentheses.

Peak Hour: 03:30 PM - 04:30 PM
Peak 15-Minutes: 03:45 PM - 04:00 PM
90 82
0 0
95 94
61 68

0.64 N
S
W E

0.78 0.00

0.71 0.63
(126) (148)
()
()
(92)
(95)
(135) (154) 420
1 0
0 0
48 0
13 0
0 47
026680

CEIBA DWY

CEIBA DWY

LOCUST ST

LOCUST ST
106 0
0 24
N
S
W E 0 0
0 0
3 103 21 3
0 0
00 0
0 0
0 0
00 0
0 0
0 0 N
S
W E
0 0
0 0 0 0
0 0
0 0 0
0 Left Thru Right Total
Interval Eastbound
Start Time
Rolling
Hour West East South North
Pedestrian Crossings
U-Turn
Westbound Northbound Southbound
U-Turn Left Thru Right U-Turn Left Thru Right U-Turn Left Thru Right 3:00 PM 0 2 11 0 0 4 0 1 0 0 0 0 20 0 0 0 0 1 0 0 1 199 3:15 PM 0 6 15 3 0 6 0 0 0 0 0 0 34 1 0 0 0 0 0 0 4 242 3:30 PM 0 8 13 0 0 10 0 0 0 0 0 0 49 6 0 0 33 5 0 0 13 245 3:45 PM 0 7 28 1 0 14 0 5 0 0 0 0 96 16 0 0 52 27 0 0 14 240 4:00 PM 0 7 16 0 0 16 0 7 0 0 0 0 63 0 0 0 14 8 0 0 9 176 4:15 PM 0 4 11 0 0 7 0 1 0 0 0 0 37 2 0 0 7 8 0 0 6
4:30 PM 0 3 5 0 0 7 0 13 0 0 0 0 44 2 0 0 3 12 0 0 4
4:45 PM 0 2 16 0 0 5 0 2 0 0 0 0 32 0 0 0 0 5 0 0 2
Count Total 0 109 29 0 66 375 0 0 0 0 0 39 115 0 4 0 69 53 27 0 0 Peak Hour 0 13 0 0 0 0 0 26 68 1 0 47 245 48 0 0 42 24 0 0 106 Attachment 5

Appendix B
Complete Streets to Schools Plan
Attachment 5

P. 34
CHAPTER 4: SCHOOL-LEVEL RECOMMENDATIONS AND PROFILES

CITY OF WATSONVILLE COMPLETE STREETS TO SCHOOLS PLAN
Grade
Levels
Number
of students
Students residing
within one mile
of school
Students qualifying
for free or reducedprice meals
Students using
active transportation
6–12 517 11% 92.3% 31%
Ceiba College Prep
Ceiba is located within the industrial zone of central Watsonville, adjacent to the Highway 152 corridor. Ceiba is a charter school that draws students from neighborhoods throughout Watsonville (see the map that follows).

Attachment 5

P. 35
CHAPTER 4: SCHOOL-LEVEL RECOMMENDATIONS AND PROFILES

CITY OF WATSONVILLE COMPLETE STREETS TO SCHOOLS PLAN
Parent Survey
Ceiba parents were asked to complete a bilingual paper survey about their attitudes toward walking and biking to school in October 2018, and 82 surveys were received. The full survey report is shown in Appendix 2.

The survey asked parents to select the most important issues affecting their decision of whether to allow their child to walk or bike to school. The following graph lists the top five issues for parents whose children do not currently walk or bike to school.

Crash Data
The following map shows bicycle and pedestrian collisions that took place within half a mile of Ceiba from 2006–2016.

During this 10-year period, 52 pedestrian and 23 bicycle collisions occurred. There were 9 severe-injury collisions and 2 fatalities.

Distance from
Home to
School, 81%
Amount of
Traffic Along
Route, 74%
Speed of Traffic
Along Route,
72%
Safety of
Intersections
and Crossings,
72% Concerns About
Violence or
Crime, 68%
60%
65%
70%
75%
80%
85%

TOP FIVE ISSUES FOR CEIBA PARENTS
Attachment 5

P. 36
CHAPTER 4: SCHOOL-LEVEL RECOMMENDATIONS AND PROFILES

CITY OF WATSONVILLE COMPLETE STREETS TO SCHOOLS PLAN
Existing Infrastructure Conditions
Motorist Conditions
• Parents are directed to a drop-off area on the Ceiba school campus. Many parents drop off and pick up students on Locust Street rather than on the school campus.
• Locust Avenue in front of the school grows congested during the school drop-off period, and parents double-park on Locust to drop off students. • Parents reported speeding traffic on Riverside Drive, 2nd Street, and Walker Street, which are all major corridors surrounding the school. • Large truck traffic is common on Walker Street and 2nd Street, while Riverside Drive sees high volumes of commuter traffic.
• There is no school zone signage on Riverside Drive or 2nd Street. • Parents reported that drivers headed eastbound on Walker Street in the morning have the sun in their eyes, creating low visibility.

Pedestrian Conditions
• There is a sidewalk gap on Locust Street across from the school, and sidewalks on Locust Street are generally in poor condition, with vegetation obstructing the sidewalk in several places.
• The intersection of 2nd Street and Locust Street has transverse crosswalks on two sides. The intersection of 2nd Street and Walker Street has a transverse crosswalk on one side.
• There is continuous sidewalk on both sides of 2nd Street between Locust Street and Main Street.
• There is sidewalk with rolled curb on both sides of Walker Street. The sidewalk is sometimes obstructed by parked trucks.
• The intersection of Walker Street and Beach Street has transverse crosswalks on three sides, is bisected by the rail line, and has missing sidewalk on Walker Street between Beach Street and West Lake Avenue.

Attachment 5

P. 37
CHAPTER 4: SCHOOL-LEVEL RECOMMENDATIONS AND PROFILES

CITY OF WATSONVILLE COMPLETE STREETS TO SCHOOLS PLAN
Bicycling Conditions
• There are no bicycle facilities on Riverside Drive, Locust Street, or 2nd Street.
• There are Class II bike lanes on Walker Street/Harkins Slough Road between Green Valley Road and Riverside Drive.
• There are Class II bike lanes on Rodriguez Street between Main Street and Front Street, and on West Beach Street between Lee Road and Walker Street.

Audit Observations
• Ceiba is located in the industrial area of Watsonville, which presents significant challenges for students walking or bicycling to school.

Streets around the school are heavily used by large trucks, and drivers may not be expecting to share the road with bicyclists and pedestrians.
• Parent volunteers act as crossing guards at the intersections of Locust Street and 2nd Street and 2nd Street and Walker Street. • There are no high-visibility or yellow crosswalks located near the school. Crosswalks are unmarked in some locations used by students walking to school, such as Riverside Drive at Menker, Locust, and Walker Streets.
• Broken sidewalks, overgrown vegetation, limited lighting, sidewalk gaps, and truck traffic all contribute to challenging conditions for pedestrians.
• While Ceiba students are dispersed across Watsonville, a cluster of students live along Rodriguez Street. Those students use West Lake Avenue, 2nd Street, and Riverside Drive to walk to school. • Some students are dropped off on the shoulder of Riverside Drive, which parents described as a hazard. They also noted that occasional U-turns occur on Riverside Drive after drivers have dropped off students.

Attachment 5

P. 38
CHAPTER 4: SCHOOL-LEVEL RECOMMENDATIONS AND PROFILES

CITY OF WATSONVILLE COMPLETE STREETS TO SCHOOLS PLAN
Recommended Infrastructure Improvements around Ceiba College Prep The following table lists recommendations for Ceiba College Prep, and the following map shows their locations in relation to the school.

Location Recommendation (where feasible, upon further review) Riverside Drive/Hwy 129 Install S1-1 with W16-6P school zone signs as appropriate.

Riverside Drive/Hwy 129 at Locust
Street
Install high-visibility crosswalk across Locust Street, with curb extensions on both sides of the new crosswalk. Upgrade ramps to meet current standards.

Riverside Drive/Hwy 129 at Menker
Street
Install high-visibility crosswalk across Menker Street, with curb extensions on both sides of the new crosswalk. Upgrade ramps to meet current standards.

Riverside Drive/Hwy 129 at Walker
Street Install high-visibility crosswalk on northwest leg of intersection.

Locust Street between Beach Street
and Riverside Drive/Hwy 129
Install sidewalk to close sidewalk gaps. Trim overgrown vegetation. Install pedestrian-scale lighting. Long-term: Remove sidewalk obstructions and consolidate or remove driveways where feasible.

School driveway Widen painted path on north side of driveway to at least eight feet. Trim vegetation to clear pedestrian space. Long-term: Install raised sidewalk.

Locust Street Install S1-1 with W16-9P School Advance Crossing signs as appropriate.

Locust Street at 2nd Street Install high-visibility crosswalks on all legs. Install curb extensions on all corners and upgrade ramps to meet current standards.

Walker Street at 2nd Street
Install high-visibility crosswalks on all legs. Install curb extensions to reduce crossing distance across 2nd Street. Upgrade ramps to meet current standards.

Short-term: Paint red curb 20’ from each corner to prevent parking encroachment. 2nd Street between Rodriguez
Street and Pine Street
Study the feasibility of Safe Routes to Schools Corridor treatments, especially near school.

Walker Street between Beach Street
and Riverside Drive/Hwy 129 Refresh yellow center lines.

Walker Street between W Lake and
Beach Street Fill sidewalk gaps on west side.

Walker Street at Beach Street
Install ADA-compliant facilities. Reconfigure intersection to shorten both crossings of Walker by installing pedestrian refuge islands and/or curb extensions at SE and NW corner. Add marked crossing on east side of Beach Street. Upgrade ramps to meet current standards. Study additional pedestrian improvements when rail trail segment is constructed.

See citywide recommendations for 2nd Street/Maple Avenue, Rodriguez Street, and Riverside Drive.

Attachment 5

P. 39
CHAPTER 4: SCHOOL-LEVEL RECOMMENDATIONS AND PROFILES

CITY OF WATSONVILLE COMPLETE STREETS TO SCHOOLS PLAN
Recommendations








Riverside Drive/Hwy 129:

Install S1-1 with W16-6P School Advance Crossing signs as appropriate.

Riverside Drive/Hwy 129 at Locust Street:

Install high-visibility crosswalk across Locust Street, with curb extensions on both sides of new crosswalk. Upgrade ramps to current standards.

Riverside Drive/Hwy 129 at Menker Street:

Install high-visibility crosswalk across Menker Street, with curb extensions on both sides of new crosswalk. Upgrade ramps to current standards.

Riverside Drive/Hwy 129 at Walker Street:

Install high-visibility crosswalk on northwest leg of intersection.

Locust Street between Beach Street and Riverside Drive/Hwy 129:

Install sidewalk to close sidewalk gaps. Trim overgrown vegetation. Install pedestrian-scale lighting. Long term: remove sidewalk obstructions and consolidate/remove driveways where feasible.

School driveway:

Widen painted path on north side of driveway to at least eight feet. Trim vegetation to clear pedestrian space. Long term: install raised sidewalk.

Locust Street:

Install S1-1 with W16-9P School Advance Crossing signs as appropriate.

Locust Street at 2nd Street:

Install high-visibility crosswalks on all legs. Install curb extensions on all corners. Upgrade ramps to current standards.

Walker Street at 2nd Street:

Install high-visibility crosswalks on all legs. Install curb extensions to reduce crossing distance across 2nd Street. Upgrade ramps to current standards. Short term: paint red curb 20' from each corner to prevent parking encroachment. 2nd Street between Rodriguez Street and Pine Street:

Study feasibility of Safe Routes to Schools corridor treatments, especially near school.

Walker Street between Beach Street and Riverside Drive/Hwy 129:

Refresh yellow center line.

Walker Street between West Lake and Beach
Street: Fill sidewalk gaps on west side.

Walker Street at Beach Street:

Install ADA-compliant facilities. Reconfigure intersection to shorten both crossings of Walker by installing pedestrian refuge islands and/or curb extensions at SE and NW corner. Add marked crossing on east side of Beach Street. Upgrade ramps to current standards.









Ceiba College Preparatory Academy SRTS Recommendations Map Ceiba College
Preparatory
Academy
N West Riverside Drive
2nd Street
Locust Street
Walker Street
Menker Street
West Beach Street
250 ft 500 ft
Recommended
High-Visibility Crosswalk
Recommended School
Zone Signs
Recommended Curb
Ramp
Recommended Pedestrian
Refuge Island
Recommended Marked
Crosswalk
B D
AHEAD
B D

AHEAD B D
AHEAD
Attachment 5

P. 362
APPENDIX 3 - PRIORITIZED PROJECT LIST

CITY OF WATSONVILLE COMPLETE STREETS TO SCHOOLS PLAN
CC8 Cesar
Chavez
Hammer
Drive between
Pennsylvania Drive
and Arthur Road
Install high-visibility crosswalk with RRFB
and pedestrian refuge island across
Hammer Drive at Winchester Drive.

Narrow vehicle travel lanes to 10' along
the no parking segments
10 30 10 0 0 10 15 75
CC9 Cesar
Chavez
Hammer Drive at
Winchester Drive
Install curb extensions to shorten
crossing distance across Winchester
Drive and upgrade ramps to current
standards.
10 20 10 0 10 10 15 75
CEIBA1 Ceiba
College Prep Riverside Drive Caltrans Install S1-1 with W16-6P School Advance Crossing signs as appropriate 15 0 5 10 0 10 15 55 CEIBA10 Ceiba
College Prep
2nd Street between
Rodriguez Street
and Pine Street
Study feasibility of Safe Routes to
Schools corridor treatments, especially
near school
0 30 10 0 0 10 15 65
CEIBA11 Ceiba
College Prep
Walker Street
between Beach
Street and Riverside
Drive
Refresh yellow center line 15 20 10 10 0 10 15 80
CEIBA12 Ceiba
College Prep
Walker Street
between W Lake
and Beach Street
Fill sidewalk gaps on west side 0 30 10 10 10 10 15 85
CEIBA13 Ceiba
College Prep
Walker Street at
Beach Street
Install ADA-compliant facilities.

Reconfigure intersection to shorten
both crossings of Walker by installing
pedestrian refuge islands and/or curb
extensions at SE and NW corner. Add
marked crossing on east side of Beach
Street. Upgrade ramps to current
standards.
0 30 10 10 10 10 15 85
CEIBA2 Ceiba
College Prep
Riverside Drive at
Locust Street Caltrans
Install high-visibility crosswalk across
Locust Street, with curb extensions on
both sides of new crosswalk. Upgrade
ramps to current standards
10 0 10 10 10 10 15 65
CEIBA3 Ceiba
College Prep
Riverside Drive at
Menker Street Caltrans
Install high-visibility crosswalk across
Menker Street, with curb extensions on
both sides of new crosswalk. Upgrade
ramps to current standards
10 0 0 10 10 10 15 55
CEIBA4 Ceiba
College Prep
Riverside Drive at
Walker Street Caltrans Install high-visibility crosswalk on northwest leg of intersection 15 0 5 10 0 10 15 55 Project
Number School Site Location Jurisdiction Recommendation (where feasible, upon further review) Implementation Safety Community
Identified
Need
Roadway
Type
Connectivity And
Access Proximity Equity Total Score
Attachment 5

P. 363
APPENDIX 3 - PRIORITIZED PROJECT LIST

CITY OF WATSONVILLE COMPLETE STREETS TO SCHOOLS PLAN
CEIBA5 Ceiba
College Prep
Locust Street
between Beach
Street and Riverside
Drive
Install sidewalk to close sidewalk gaps.

Trim overgrown vegetation. Install
pedestrian-scale lighting. Long term:
remove sidewalk obstructions and
consolidate/remove driveways where
feasible.
0 30 10 0 10 10 15 75
CEIBA7 Ceiba
College Prep Locust Street Install S1-1 with W16-9P School Advance Crossing signs as appropriate 15 0 10 0 0 10 15 50 CEIBA8 Ceiba
College Prep
Locust Street at 2nd
Street
Install high-visibility crosswalks on
all legs. Install curb extensions on all
corners and upgrade ramps to current
standards
0 0 10 0 0 10 15 35
CEIBA9 Ceiba
College Prep
Walker Street at 2nd
Street
Install high-visibility crosswalks on all
legs. Install curb extensions to reduce
crossing distance across 2nd Street.

Upgrade ramps to current standards.

Short term: paint red curb 20' from each
corner to prevent parking encroachment.
0 10 10 10 0 10 15 55
EAH1 EA Hall Brewington Avenue
at Orchard Street
Upgrade existing crosswalk to raised
crosswalk and install curb extensions.

Upgrade ramps to current standards.

Install high-visbility crosswalk across
Orchard Street
10 10 5 5 10 10 15 65
EAH2 EA Hall
South side of
Brewington Avenue,
near track
Repair broken sidewalk 10 10 5 5 0 10 15 55
EAH3 EA Hall E Lake Avenue at
Brewington Avenue Caltrans
Install curb extension at existing
crosswalk or refuge island if curb
extension is infeasible. Install
Rectangular Rapid Flashing Beacon.

Upgrade ramps to current standards.
10 20 10 10 10 10 15 85
EAH4 EA Hall E Lake Avenue at
Blackburn Street Caltrans
Consider re-installing crosswalk
across E Lake Avenue on south side of
intersection. If crosswalk is re-installed,
also install refuge island and/or curb
extensions and upgrade ramps to current
standards.
10 30 10 10 10 10 15 95
EAH5 EA Hall
Palm Avenue
between Lincoln
Street & Hill Avenue
Repair broken sidewalks 10 30 10 0 0 10 15 75
Project
Number School Site Location Jurisdiction Recommendation (where feasible, upon further review) Implementation Safety Community
Identified
Need
Roadway
Type
Connectivity And
Access Proximity Equity Total Score
Attachment 5

P. 380
APPENDIX 4 - PROJECT COSTS

CITY OF WATSONVILLE COMPLETE STREETS TO SCHOOLS PLAN
Location Recommendation (where feasible, upon further review) Notes Cost Estimate Riverside Drive Install S1-1 with W16-9P School Advance Crossing signs as appropriate
Consider W16-6P (directional
arrow pointing to school zone on
side street) - there is no school
crossing on Riverside Cost
assumes 1 sign each direction
$1,000
Riverside Drive at Locust
Street
Install high-visibility crosswalk across Locust Street, with curb extensions on both sides of new crosswalk and upgrade ramps to current standards.
$103,000
Riverside Drive at Menker
Street
Install high-visibility crosswalk across Menker Street, with curb extensions on both sides of new crosswalk and upgrade ramps to current standards.
$103,000
Riverside Drive at Walker
Street Install high-visibility crosswalk on northwest leg of intersection $3,000 Locust Street between
Beach Street and Riverside
Drive
Install sidewalk to close sidewalk gaps. Trim overgrown vegetation.

Install pedestrian-scale lighting.

Long term: remove sidewalk
obstructions and consolidate/
remove driveways where
feasible.
$427,000
School driveway Widen painted path on north side of driveway to at least eight feet.

Trim vegetation to clear pedestrian space.

Long term: install raised
sidewalk.
cost unknown
- location
unclear
Locust Street Install S1-1 with W16-9P School Advance Crossing signs as appropriate $1,000
Locust Street at 2nd Street Install high-visibility crosswalks on all legs. Install curb extensions on all corners and upgrade ramps to current standards. $212,000 Walker Street at 2nd Street
Install high-visibility crosswalks on all legs. Install curb extensions to reduce crossing distance across 2nd Street and upgrade ramps to current standards.

Short term: paint red curb 20'
from each corner to prevent
parking encroachment.

Assumed 4 curb extensions.
$212,000
2nd Street between
Rodriguez Street and Pine
Street
Study feasibility of Safe Routes to Schools corridor treatments, especially near school
Other intersections addressed
in other proposals. Assumed 4
curb extensions at Rodriguez;
2 high visibility crosswalks at
Menker, 3 speed humps; curb
ramp construction and 2 high
visibility crosswalks at Pine
$245,000
Walker Street between
Beach Street and Riverside
Drive
Refresh yellow center line $5,600
Walker Street between W
Lake and Beach Street Fill sidewalk gaps on west side $88,000 Walker Street at Beach
Street
Install ADA-compliant facilities. Reconfigure intersection to shorten both crossings of Walker by installing pedestrian refuge islands and/or curb extensions at SE and NW corner. Add marked crossing on east side of Beach Street and upgrade ramps to current standards.
$250,000
See Citywide recommendations
for 2nd/Maple, Rodriguez, and
Riverside
0 Project Costs - Ceiba College Preparatory
Attachment 5

City of Watsonville
“A Community of Opportunities”
Community Development Dept.
250 Main Street
Watsonville, CA 95076
831-768-3050
[email protected]
www.cityofwatsonville.org
June 21, 2022
Josh Ripp
Head of School
Ceiba College Prep
215 Locust Street
Watsonville, CA 95076
Elizabeth Sanborn Falcon
Benchmark Realty Advisors
900 E. Hamilton Avenue, Suite 100
Campbell, CA 95008
Re: Traffic Operations Study for the Ceiba College Preparatory Academy (App #1737) Dear Mr. Josh Ripp and Ms. Elizabeth Sanborn Falcon:

Thank you for the submittal of a traffic operations study by Hexagon Transportation Consultants, Inc. (dated June 8, 2022) for Ceiba College Preparatory Academy located at 215 Locust Street (formerly 260 W. Riverside Drive). This study was undertaken following the April 5, 2022, Planning Commission meeting. During this meeting, members of the public expressed concerns regarding traffic congestion and safety during morning drop-off and afternoon pick-up periods. In previous communications with Ceiba and Hexagon representatives, it was staff’s understanding that this study would further analyze these issues and provide recommendations on how Ceiba would improve conditions.

The purpose of this letter is to provide staff’s comments on the traffic study’s recommendations, including whether or not we concur with the request that the City allow the installation of a highvisibility crosswalk at the school driveway. In addition, this letter further clarifies the City’s expectation that Ceiba adhere to previous conditions requiring student drop-off and pick-up onsite and avoiding traffic backup onto City streets.

TRAFFIC STUDY
The traffic operations study prepared by Hexagon provides information that confirms the congested conditions caused by parents traveling to and from the school during Ceiba’s morning drop-off and afternoon pick-up periods. The study includes intersection turning-movement counts, vehicle queuing observations, and associated congested conditions on a typical school day (Tuesday, May 10, 2022). Based on their observations, Hexagon provides recommendations to Attachment 6

Traffic Operations Study for the Ceiba College Preparatory Academy (App #1737) page 2 of 6
improve traffic operations associated with student drop off and pick up during the peak periods immediately before and after school, which are grouped under the following five headings:

1. High-visibility crosswalk at school driveway

2. Crossing guard/staff duties

3. No double-parking within travel lane

4. Complete Streets to Schools improvements

5. TDM measures
The study has been reviewed by City staff, including the Zoning Administrator, City Engineer and Traffic Operations Manager. Below are staff’s comments on the proposed recommendations.

High-visibility crosswalk at school driveway. The high-visibility mid-block crossing on Locust Street is not recommended. City staff do not support this unapproved crossing for a number of interrelated reasons. As noted in the study, the crossing promotes unsafe behavior. Parents were observed double parking to let students out on NB Locust Street. A crossing guard enables use of this unmarked crossing by directing vehicles to stop. As a consequence, this unapproved crossing causes congestion and is contrary to the school’s condition of approval requiring onsite circulation for dropping off and picking up children and not allowing traffic to backup onto City streets.

While City staff do not support establishing a mid-block crossing on Locust Street, appropriate street crossings exist nearby. The two nearest Locust Street crossings are at the corners of Riverside Drive (SR 129) and at 2nd Street, approximately 180 feet and 380 feet from the driveway entrance, respectively. No additional pedestrian crossings are warranted nor recommended by City staff.

With respects to the Watsonville High School installation, this mid-block crossing is in a very different situation, in that Lincoln Street is closed during school hours, it is not within an active industrial area, any residential access is limited, and the crossing has existed for many decades providing a continuous through pedestrian path (with the curb ramps on each side) to connect existing campus facilities on either side of the street.

Crossing guard/staff duties. As addressed above, the Locust Street mid-block crossing practice is to be discontinued to help reduce congestion. City staff do agree, however, that Ceiba staff should be present at their driveway to ensure parents are following the approved drop-off and pick-up protocol, including not double parking/dropping students off on the street. Crossing guards need to be trained so that they understand their roles and responsibilities and to ensure they are following the best safety practices and understand applicable laws. More information on school crossing guard training is available online at http://www.casaferoutestoschool.org/adultcrossing-guard-training/. For further information and advice, please speak with Traffic Operations Manager Adolfo Gonzales.

No double-parking within travel lane. Staff concurs with the recommendation for Ceiba to proactively discourage double parking and enforce no drop-offs or pick-ups from the travel lane.

Complete Streets to Schools Improvements. Staff has identified various improvements consistent with the Complete Streets to Schools Plan recommendations as part of the conditions Attachment 6

Traffic Operations Study for the Ceiba College Preparatory Academy (App #1737) page 3 of 6
of approval. Staff supports Ceiba in making a commitment to install further improvements identified in the plan. As identified in the traffic study, these include installing the following:
 New/replaced sidewalk along the east side of Locust Street between the school driveway and Riverside Drive to fill in the sidewalk gap;
 High-visibility crosswalks and curb-extensions at the north leg of Locust Street/Riverside Drive, the north leg of Menker Street/Riverside Drive, the north leg of Walker Street/Riverside Drive, all legs of Locust Street/2nd Street, and all legs of Walker Street/2nd Street; and
 A new raised sidewalk in place of the striped pedestrian pathway along the north side of the school driveway.

Staff will incorporate these recommendations as new or modified conditions of approval, as follows (shown in underlined and strikethrough text):

31. Pedestrian Crossings Upgrades on Nearby City Streets. Street crossings nearby to the school site shall be upgraded to include high-visibility crosswalks along with appropriate in-street signs per CA MUTCD standards. School Administration staff shall submit an Encroachment Permit to the City of Watsonville for upgrading the following location(s) to provide high-visibility crosswalks and appropriate signage:
 Locust Street and Second Street;
 Walker Street and Second Street;
 Pine Street and Second Street; and
 Pine Street and W. Beach Street. (PWD)

32. Accessible Ramps and Sidewalks on Nearby City Streets. School Administration staff shall submit an Encroachment Permit to the City of Watsonville for upgrading ramps at the above location(s), as necessary, to meet current Americans with Disability Act (ADA) standards.

In addition, School Administration staff shall submit an Encroachment Permit to the City of Watsonville for filling in sidewalk gaps along the east side of Locust Street between the school driveway and Riverside Drive. (PWD)

33. Accessible Path-of-Travel. School Administration staff shall provide an accessible route from Locust Street to the school building. Pursuant to CBC Chapter 11A, Section 1116A.5, when a walk crosses or adjoins a vehicular way, the walking surface shall be separated from the vehicular area by curbs, railings or other elements, or the boundary between the pedestrian areas and the vehicular areas shall be defined by a continuous detectable warning 36 inches wide minimum. In accordance with the recommendations in the Traffic Operations Study prepared by Hexagon (dated June 8, 2022), the school shall install a raised sidewalk in place of the striped pedestrian pathway along the north side of the school driveway. (CDD-E)
Attachment 6

Traffic Operations Study for the Ceiba College Preparatory Academy (App #1737) page 4 of 6

35. Caltrans Facilities Enhancements: Riverside Drive School Zone Signs, Accessible Ramps, and Crosswalk Upgrades. Due to the proximity of the school to the State Route 129, School Administration staff shall submit an Encroachment Permit to Caltrans for (a) establishing of a School Zone on Riverside Drive, (b) upgrading existing crosswalk(s) at Riverside Drive and Walker Street to school crosswalks, and (c) upgrading existing ramps at Riverside Drive and Locus Street, and (d) installing high-visibility crosswalks and curb extensions at Riverside Drive and Menker Street to meet current ADA standards. (Caltrans, PWD)
TDM measures. Staff concurs with the recommendations for Ceiba to implement a carpool matching program, provide incentives and/or promotional events encouraging students and staff to use alternative modes of transportation, and implementing a bicycle program to encourage more students and staff to ride bikes. Please note that Condition #44 requires the school to make use of marketing and promotional tools to educate and inform school staff of transportation options and the effects of their travel choices, Condition #45 requires designated five parking spaces near the main entrance to incentivize carpooling, and Condition #46 requires that staff be provided a transit subsidy. Staff will enhance Condition #43 based on Hexagon’s recommendations to further clarify that a special focus shall be in implementing a carpooling matching program and bicycle program, as follows:

43. Mandatory Travel Behavior Change Program. The applicant shall implement a mandatory travel behavior change program to reduce the number of staff members from driving along to and from work. Key components include: (a) developing a travel behavior change program that targets individuals’ attitudes, goals, and travel behaviors; (b) educating participants on the impacts of their travel choices and the opportunities to alter their habits; and (c) providing a web site that allows employees to research other modes of transportation for commuting. In accordance with the recommendations in the Traffic Operations Study prepared by Hexagon (dated June 8, 2022), the school shall implement (a) a carpool matching program incentivize carpooling and (b) a bicycle program to encourage more students and staff to ride bicycles to and from the premises. The applicant shall provide the City with the contact information for the School Administration staff member responsible for implementing the travel behavior change program. (CDD-P)
Staff will also include the three recommended measures as new conditions of approval as follows:
[#] Carpool Matching Program. To help facilitate carpooling, School Administration staff shall distribute a carpool matching application to all students/parents and staff. The application shall be used to match people who live in the same area who may be able to carpool together. An objective of this project is to reach parents or staff who may be reluctant to reach out individually to find carpool partners and may be more likely to fill out a form that will be administered by the school. (CDDP) Attachment 6

Traffic Operations Study for the Ceiba College Preparatory Academy (App #1737) page 5 of 6
[#] Incentives or Promotional Events. To encourage students and staff to use alternative modes of transportation, such as biking and carpooling, School Administration staff shall provide incentives or host promotional events. Such incentives shall include, but are not limited to, providing subsidized transit passes or cash stipends for carpooling. Promotional events could include a monthly raffle or a point system for those who use alternative modes. TDM measures encouraging active modes of transportation will be more effective if implemented in combination with the Complete Streets to Schools Plan improvements. (CDDP) [#] Bicycle Program. To encourage more students and staff to ride bicycles, School Administration staff shall provide a free bikeshare program, or give away bicycles to the students. Ceiba School currently provides bike racks located at the front entrance with a capacity of 30 bikes. During Hexagon’s field observations, seven bikes were observed parked on the racks during the school day. As of May 2022, school staff reported that at most 15 to 20 people have been observed to bike to school. (CDD-P)

CITY EXPECTATIONS
In accordance with the school’s conditions of approval, Ceiba is responsible for providing information to parents on appropriate drop-off and pick-up procedures. Staff notes that a Safe Routes to School (SRTS) document with drop-off and pick-up procedures was prepared in 2014 and shared with the City at that time (Attachment 1). There is no record, however, that a SRTS document has been maintained or provided thereafter to families at the beginning of each school year to inform them of appropriate, designated safe routes to school. Please note that Condition #28 specifies that this document shall be provided to the City Engineer and/or Traffic Operations Manager for review and approval and posted on the school’s website where parents can access it throughout the year. Condition #29 also includes the stipulation that school staff, crossing guards and volunteers shall adhere to the SRTS plan to ensure appropriate onsite drop off and pick up locations. Further, school staff, crossing guards and volunteers are responsible for ensuring that the queuing of vehicles are onsite and traffic does not back up onto City streets, thereby avoiding causing traffic congesting and unsafe conditions. Any issues arising from poor traffic control shall be remedied by the school upon notification from City staff.

City staff did not find a reference to the 2014 SRTS document or any subsequent updates online or available to families for their information. In parallel to bringing the request to establish the school use on the premises on a permanent basis, please coordinate with City Engineer Maria Esther Rodriguez and Traffic Operations Manager Adolfo Gonzales in preparing an update to the 2014 SRTS document to better address ongoing traffic congestion issues identified in Hexagon’s traffic operations study and discussed in this letter.

NEXT STEPS
Staff will move forward with preparing your application for consideration by Council at a public hearing, including making changes to the above conditions of approval. Please note that an agenda packet typically is prepared three weeks prior to a meeting, to allow sufficient time for Attachment 6

Traffic Operations Study for the Ceiba College Preparatory Academy (App #1737) page 6 of 6
review by City staff, including the City Manager and Attorney. Staff will make every effort to prepare the item for the July 12 Council meeting. Staff will also respond to any further requests or additional information, which may delay further the project. If you have any questions regarding the contents of this letter, please contact me at [email protected] or 831-768- 3077. Thank you for your time.

Sincerely,
Justin Meek, AICP, Principal Planner / Zoning Administrator Community Development Department
Maria Esther Rodriguez, P.E., Assistant Public Works Director / City Engineer Public Works and Utilities Department
Adolfo Gonzales, Traffic Operations Manager
Public Works and Utilities Department
Cc: City Manager
City Attorney
Attachments:

1. Ceiba Safe Route to School (SRTS) Drop-off and Pick-up Procedures (August 27, 2014) P:\CURPLAN\Projects\260 Riversdie Drive - CEIBA Rezone\CEIBA Letter 062022.docx Attachment 6

P:\CURPLAN\Projects\260 Riversdie Drive - CEIBA Rezone\CEIBA Listening Session memo 013123.docx 1

MEMORANDUM
DATE: January 31, 2023
TO: File
FROM: Suzi Merriam, Community Development Director
Justin Meek, AICP, Principal Planner
RE: Ceiba Listening Session: Q&A

OVERVIEW & PURPOSE
On Thursday, September 29, 2022, from 6:00 to 7:30 PM, the City of Watsonville (City) and Ceiba College Preparatory Academy (Ceiba) held a joint information and listening session concerning Ceiba’s general plan amendment and rezoning application. The purpose of this meeting was to provide community members information on the current status of the project and also to answer questions from the community. The meeting was held in the City Council Chambers with additional seating and live video streaming in the Watsonville Community Rooms located at 275 Main Street, 4th Floor. Spanish translation and interpretation services were provided along with child care for children ages 5-10 years old.

MEETING AGENDA
The agenda for the meeting was as follows:

1. Introductions

2. Intent of the meeting (Rene Mendez, City Manager)

3. Status of the Ceiba general plan and rezoning application and next steps (Suzi Merriam, Community Development Director)

4. Ceiba College Prep presentation and information (Josh Ripp, Head of School)

5. Public comment/questions

QUESTIONS/REQUESTS FOR FURTHER INFORMATION & ANSWERS
A number of the parents in attendance at the meeting expressed support for Ceiba and inquired about when its application would move forward for consideration by the City Council for approval.

In response, City Manager Mendez noted that a date has not been set but all interested parties would be notified ahead of time.

Below is a list of questions raised during the meeting concerning impacts to the neighborhood.

Answers are provided in blue italic text.

1. Nick Bulaich requested that staff confirm the number of parking spaces provided at the school site.

As shown on Existing Site Plan (sheet A101), the site provides 63 parking spaces, including 3 ADA spaces. However, as noted on the plan, the area representing spaces 50-57 is not Attachment 7

P:\CURPLAN\Projects\260 Riversdie Drive - CEIBA Rezone\CEIBA Listening Session memo 013123.docx 2 used for parking; rather, existing pavement markings indicate this area is used by children as an outside play area. (Site visits confirmed that children play outside in this area.) Therefore, the site has 55 parking spaces for staff and visitor use.

2. During Head of School Ripp’s presentation, he also indicated that 128 students were observed walking or biking to school during the traffic operations study conducted by Hexagon on June 8, 2022. Nick Bulaich requested that this figure be confirmed.

This figure was based on the Traffic Operations Study prepared on June 8, 2022 by Hexagon for the school. This study indicates that “128 pedestrians were counted crossing Locust Street during the AM peak hour and 106 pedestrians were counted during the PM peak hour.”
As shown on Figure 2 (Maximum Observed Vehicle Queues) and included in Appendix A (Traffic Counts), these crossings occurred mid-block at the driveway leading into the school site. The study further clarifies that many students were dropped off or picked up on nearby streets, which may account for the large number of students crossing the street to go to and from school, stating: “On-street drop-offs and pick-ups (including both vehicles parking along the curb and stopping in the travel lane) were observed during the AM and PM peak one-hour periods along Locust Street, Riverside Drive, and 2nd Street.” Hexagon staff observed a total of 89 vehicles dropping students off on the street in the morning, more than the number of parents dropping students off on the school site (80 vehicles exiting the site during the AM peak hour). In addition, Hexagon staff observed 30 vehicles picking up students along the street in the afternoon, which was about half the number of parent vehicles that picked students up on the school site (61 vehicles exiting the site during the PM peak hour). In addition, three students were observed to drive and park on-street. One bicyclist was observed entering the site in the morning time.

3. A member of the public raised traffic and parking concerns, and inquired about the number of students that drive to school.

According to the Traffic Operations Study prepared by Hexagon, three students were observed driving to school and parking on the street.

4. Marta Bulaich asked City staff and Ceiba officials to confirm whether using Riverside Drive (SR 129) between Walker Street and Sakata Lane is an appropriate, safe drop-off location.

As a follow-up question, Ms. Bulaich inquired about whether a condition of approval would require drop-offs onsite.

One of the conditions of approval indicates that school access for student drop off and pick up shall be limited to the driveway off of Locus Street, and that the Riverside Drive access shall not be utilized. The intent of this condition is for parents to drop off and pick up their children onsite.

Other conditions require the school to prepare a plan that identifies safe routes to school and for school administration staff to be responsible for traffic flow to and from the site during drop off and pick up periods. The City’s Traffic Operations Manager has reviewed and approved the updated safe routes to school plan along with crossing guard training materials. This plan shows drivers entering and existing the site via the Locust Street Attachment 7

P:\CURPLAN\Projects\260 Riversdie Drive - CEIBA Rezone\CEIBA Listening Session memo 013123.docx 3 driveway. Please note, however, that according to the City’s Traffic Operations Manager, whether parents choose to follow said routes is not something that the City can control.

While Riverside Drive is not considered a safe drop-off location, currently there is a posted 25 mph speed limit in the area of the school. Ceiba is also conditioned to apply for an encroachment permit with Caltrans to establish a “school zone” in this area, in accordance with the California Manual on Uniform Traffic Control Devices (CA MUTCD) guidelines.

5. Imelda inquired about the process for rezoning the site from industrial to institutional and, noting that Ceiba is looking into solutions to traffic congestion, asked what else might impede the requested approval.

Please refer to the Planning Commission staff report dated April 5, 2022 under the heading “Process” for a description about changing the site’s general plan designation and zoning.

In short, an amendment to the City’s General Plan Land Use Diagram and Zoning Map may be changed by the City Council according to procedures in the Watsonville Municipal Code whenever the public necessity, the general community welfare, and good zoning practices permit such amendment. WMC §§ 14-12.700 et seq., 14-12.800 et seq.

The project site is designated Industrial on the General Plan Land Use Diagram and is within the General Industrial (IG) Zoning District. Ceiba is a public charter school on land designated for industrial-type uses. As discussed on pages 7-8 of the staff report under the heading “General Plan / Zoning Amendment,” public and quasi-public uses, such as elementary, junior and high schools, are not intended to be located in areas of the City designated for industrial uses. In addition, elementary, junior high and high schools are not an allowed use in the IG Zoning District. These types of educational facilities, however, are allowed in areas designated as Public/Quasi-Public on the General Plan Land Use Diagram and zoned Institutional (N). Since Ceiba was permitted to establish at the site on a temporary basis, has made substantial improvements to the existing building, and has not found another site for purchase, the proposed amendments to the General Plan Land Use Diagram and Zoning Map would enable the formal recognition of the existing school use on the premises. Therefore, the project includes changing the site’s land use designation and zoning as follows:
 Genera Plan: Industrial  Public/Quasi-Public
 Zoning: IG (General Industrial)  N (Institutional)
The purpose of the Public/Quasi-Public designation is to allow government or quasi-public buildings or facilities, including schools. Educational facilities for school-age children are allowed in N Zoning District with issuance of a Special Use Permit and may be operated by a public or private entity. WMC § 14-16.802(a)(6).

6. A member of the public inquired whether people can park in the lot across the street? No, people may not park in the vacant lot across the street.

Attachment 7

P:\CURPLAN\Projects\260 Riversdie Drive - CEIBA Rezone\CEIBA Listening Session memo 013123.docx 4 Attachment 1
Letter to Community Members
Attachment 7

Riverside Drive

WALKING - CAMINANDO
Cross at 2nd Street and Locust
Cruce en 2nd Street y Locust
Cross at Riverside and Locust
Cruz en Riverside y Locust

DO NOT CROSS IN FRONT OF
THE DRIVEWAY.

NO CRUCE POR DELANTE DE
LA CALZADA.

Cross at Crosswalks - Cruce
por los pasos de peatones
(Yellow Lines
Líneas amarillas)
2nd St.

Locust St.

Ceiba SSRT Slide 1 /Diapositiva 1
Attachment 8

Locust St.

Riverside Drive

DRIVING - CONDUCIR
Turn right into Ceiba.

Gire a la derecha en Ceiba.

Turn right out of Ceiba.

Gire a la derecha para salir de Ceiba.

Turn right onto Riverside Drive.

Gire a la derecha en Riverside Drive.

Please be extra cautious at the cross
walks and follow the crossing guards at
all times.

Por favor, extreme las precauciones en
los pasos de peatones y siga a los
guardias de cruce en todo momento.
2nd St.

Student drop-off and pick-up
Dejar y recoger a los estudiantes
Ceiba SSRT Slide 2 /Diapositiva 2
Attachment 8

Riverside Drive
Walking? Cross here.

Walking? Cross here.
2nd St. Locust St.

1. Do not drop off Ceiba students on
Locust St.

No deje a los alumnos de Ceiba en la
calle Locust.

2. Do not turn left exiting the Ceiba
driveway.

No gire a la izquierda saliendo de la
entrada de Ceiba.

3. Do not turn left entering the Ceiba
driveway
No gire a la izquierda entrando en la
entrada de Ceiba

4. Do not turn left onto Riverside
No gire a la izquierda en Riverside
Dr.

5. Do not drop-off or pick-up your kids
on Riverside. No deje ni recoja a sus
hijos en Riverside
Ceiba SSRT Slide 3 /Diapositiva 3
1 2
3 4
5 Attachment 8

School Crosswalk / Cruce escolar
Crossing Guard / Guardia de cruces
Walking Route to school / Ruta a pie a la escuela
Alternativa de entrega/recogida
Personal para ayudar a
cruzar en la entrada
Staff person to assist
students crossing driveway
Ceiba Crossing Locations and Alternative Drop-Off and Pick-up Locations Lugares de paso y lugares alternativos para dejar y recoger a los alumnos Alternative Drop-off/Pick-up Location
Attachment 8

Crossing Guard Training
Ceiba / Safe Routes to School
Attachment 9

Riverside Drive

WALKING - CAMINANDO
Cross at 2nd Street and Locust
Cruce en 2nd Street y Locust
Cross at Riverside and Locust
Cruz en Riverside y Locust

DO NOT CROSS IN FRONT OF
THE DRIVEWAY.

NO CRUCE POR DELANTE DE
LA CALZADA.

Cross at Crosswalks - Cruce
por los pasos de peatones
(Yellow Lines
Líneas amarillas)
2nd St.

Locust St.

Ceiba SSRT Slide 1 /Diapositiva 1
Attachment 9

Locust St.

Riverside Drive

DRIVING - CONDUCIR
Turn right into Ceiba.

Gire a la derecha en Ceiba.

Turn right out of Ceiba.

Gire a la derecha para salir de Ceiba.

Turn right onto Riverside Drive.

Gire a la derecha en Riverside Drive.

Please be extra cautious at the cross
walks and follow the crossing guards at
all times.

Por favor, extreme las precauciones en
los pasos de peatones y siga a los
guardias de cruce en todo momento.
2nd St.

Student drop-off and pick-up
Dejar y recoger a los estudiantes
Ceiba SSRT Slide 2 /Diapositiva 2
Attachment 9

Riverside Drive
Walking? Cross here.

Walking? Cross here.
2nd St. Locust St.

1. Do not drop off Ceiba students
on Locust St.

No deje a los alumnos de Ceiba
en la calle Locust.

2. Do not turn left exiting the
Ceiba driveway.

No gire a la izquierda saliendo
de la entrada de Ceiba.

3. Do not turn left entering the
Ceiba driveway
No gire a la izquierda entrando
en la entrada de Ceiba

4. Do not turn left onto Riverside
No gire a la izquierda en
Riverside Dr.

Ceiba SSRT Slide 3 /Diapositiva 3
1 2
3 4
Attachment 9

School Crosswalk / Cruce escolar
Crossing Guard / Guardia de cruces
Walking Route to school / Ruta a pie a la escuela
alternativa de entrega/recogida
Personal para ayudar a
cruzar en la entrada
Staff person to assist
students crossing driveway
Ceiba Crossing Locations and Alternative Drop-Off and Pick-up Locations Lugares de paso y lugares alternativos para dejar y recoger a los alumnos Alternative Drop-off/Pick-up Location
Ceiba SSRT Slide 4 /Diapositiva 4
Attachment 9

Riverside Drive
All Duty Locations:
● Vehicles cannot double park; or
park next to a parked car on the
side of the street
● Vehicles must complete the drop
off, pick-up procedure around the
school (They should not drop off or
pick up on Locust)
A (Riverside & Locust):
● Right turns only in and out of
Locust/Riverside
● Group students before crossing
B (Ceiba Driveway):
● Right turns only into and out of Ceiba
● Group students before they cross
driveway
C (2nd St and Locust):
● Traffic flow is priority, group students to
wait to walk until the traffic goes through
● If traffic on Locust is backed up, radio for B
and C to let cars through
● No drop offs on Locust
D (Driveway entering building):
● Traffic flow is priority, group students to
wait to walk until the traffic goes through
E (2nd St and Walker):
● Traffic flow is priority, group students to
wait to walk until the traffic goes through
2nd St.

Locust St.

A
C
B
D
E
Ceiba SSRT Slide 5 /Diapositiva 5
Attachment 9

Ceiba Crossing Guard Reminders
*These are requirements*

1. Wear bright colored vest so you are easily viewable by vehicles

2. No use of cell phones while crossing students

3. Use only Ceiba issued stop-sign paddles

4. Stop at the curb or edge of the street.

5. Look left, right, then left again for traffic.

6. Look over the shoulder for possible turning vehicles if the pedestrian is standing at an intersection.

7. Walk directly across the street at a consistent pace and continue scanning the street while crossing the street.

8. Cross students in groups to minimize traffic flow disruption.

9. Students should not be crossed across Locust street at the driveway.

10. Crossing guard at the school driveway entrance should assist students coming from Riverside Dr to cross the school driveway into the school walkway.

11. All crossing guards staff or volunteers must obtain crossing guard training.

Attachment 9

Recordatorios de la Guardia de Cruce de Ceiba
*Estos son requisitos*

1. Llevar chaleco de color brillante para que sea fácilmente visible por los vehículos

2. No utilizar teléfonos móviles mientras se cruza a los estudiantes

3. Utilice sólo Ceiba emitidos paletas señal de stop

4. Deténgase en el bordillo o en el borde de la calle.

5. Mire a la izquierda, a la derecha y de nuevo a la izquierda para ver si hay tráfico.

6. Mira por encima del hombro para posibles vehículos que giren si el peatón está de pie en una intersección.

7. Camine directamente al otro lado de la calle a un ritmo constante y continúa escaneando la calle mientras la cruza.

8. Cruce a los estudiantes en grupos para minimizar la interrupción del flujo de tráfico.

9. Los estudiantes no deben cruzar a través de la calle Locust en el camino de entrada.

10. El guardia de cruce en la entrada de la escuela debe ayudar a los estudiantes que vienen de Riverside Dr a cruzar la entrada de la escuela hacia el pasillo de la escuela.

11. Todos los guardias de cruce personal o voluntarios deben obtener entrenamiento de guardia de cruce.

Attachment 9

C:\Program Files\eSCRIBE\TEMP\1338040619\1338040619,,,Resolution - General Plan Amendment.docx 1 of 4

RESOLUTION NO. _______ (CM)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE APPROVING THE TWENTY-EIGHTH (28TH)
AMENDMENT TO THE WATSONVILLE 2005 GENERAL PLAN TO REDESIGNATE ASSESSOR’S PARCEL NUMBER 017-161-51 LOCATED AT 215 LOCUST STREET, WATSONVILLE, CALIFORNIA FROM (I)

INDUSTRIAL TO PUBLIC/QUASI-PUBLIC TO ALLOW THE
PERMANENT ESTABLISHMENT OF A 525-STUDENT CHARTER
SCHOOL FOR GRADES 6-12 IN AN EXISTING 27,000± SQUARE FOOT BUILDING WITH AN 8,500± SQUARE FOOT MEZZANINE ON A 2.1±

ACRE SITE
WHEREAS, Ceiba College Preparatory Academy (“Ceiba”) is a public charter school serving more than 500 students. For its first five years, from 2008 to 2013, Ceiba operated out of two locations in downtown Watsonville. In 2013, Tom Brown on behalf of Ceiba proposed to relocate the school to its current location under one roof.

Ceiba planned on leasing the building on a temporary basis while they looked for a permanent location for purchase; and
WHEREAS, on June 4, 2013, the Planning Commission of the City of Watsonville (“City”) adopted Resolution No. 08-13 (PC), approving Special Use Permit with Environmental Review (PP2012-251), to allow establishment of a 525-student charter school for grades 6-12 in a vacant 27,000± square-foot industrial building at 260 West Riverside Drive (APN 017-161-51). This action allowed Ceiba to use the premises for a period of up to 10 years while a permanent school site was identified for purchase; and
WHEREAS, Ceiba has made substantial improvements to the building. In October 2013, the City issued Ceiba a Building Permit (BP2013-185) for converting the existing industrial building into a school, including adding an 8,500± square-foot mezzanine, toilet rooms, bearing and non-bearing walls, HVAC system, and electrical power and lighting upgrades. Subsequent tenant improvements to the building include

C:\Program Files\eSCRIBE\TEMP\1338040619\1338040619,,,Resolution - General Plan Amendment.docx 2 of 4
new gas service (EP2014-38), fire sprinkler upgrades (FP2014-36), classroom alterations (BP2018-45), new and relocated fire pendants based on new ceiling and classroom partitions (FP2018-62), new smoke and fire alarms (FP2018-76), new carport with solar panels (BP2019-185), and replacement paving and wall studs due to water damage (RP2020-7); and
WHEREAS, on May 27, 2021, Elizabeth Sanborn Falcon, with Benchmark Realty Advisors, on behalf of Ceiba College Preparatory Academy, applicant, and Spinnaker Ventures LLC, property owner, submitted an application for a General Plan Map Amendment (to change the site’s land use designation from Industrial to Public/QuasiPublic), Zoning Map Amendment (to change the site’s zoning designation from IG to N for Institutional), and Special Use Permit (App. No. 1737) to allow the existing school use to remain permanently (“project”); and
WHEREAS, as the subject property is currently designated Industrial on the General Plan Land Use Diagram and is within the IG Zoning District, the proposed amendments would enable the formal recognition of the existing school use on the premises; and
WHEREAS, issuance of the requested Special Use Permit would allow the permanent establishment of a 525-student charter school for grades 6-12 on the subject property; and
WHEREAS, on April 5, 2022, the Planning Commission voted 3-2 to recommend approval to Council. However, an affirmative vote of the majority of the full Commission, not just the members present at the meeting, is required. Therefore, the Commission took no action; and, in effect, made “no recommendation” to the City Council. Since the Planning Commission only makes a recommendation to Council, the project applications are still forwarded to the City Council for final action; and

C:\Program Files\eSCRIBE\TEMP\1338040619\1338040619,,,Resolution - General Plan Amendment.docx 3 of 4
WHEREAS, a twenty-eighth (28th) amendment to the Watsonville 2005 General Plan is proposed which will change the 2005 General Plan Land Use Diagram designation for this parcel from Industrial to Public/Quasi-Public to allow the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street (APN 017-161-51); and
WHEREAS, pursuant to Section 65358(b) of the Government Code, the General Plan may only be amended four (4) times during any calendar year; and WHEREAS, the proposed General Plan Amendment, if adopted, will be the twenty-sixth (28th) amendment to the Watsonville 2005 General Plan and the first (1st) amendment of the 2023 calendar year; and
WHEREAS, notice of time and place of the hearing to consider General Plan Map Amendment, Zoning Map Amendment, and Special Use Permit with Environmental Review (App #1737) was given at the time and in the manner where appropriate public noticing procedures have been followed and a public hearing was held according to Section 14-10.900 of the Watsonville Municipal Code; and WHEREAS, the City Council has considered all evidence received, both oral and documentary, and the matter was submitted for decision.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:

1. That the City Council determines that the project is exempt from the California Environmental Quality Act (CEQA), in that the project would not result in the change, intensification or expansion of an existing use and the allowance of an existing school use on a permanent basis would not result in a significant effect on the environment (CEQA Guidelines § 15301 (Class 1)). The project is also exempt under

C:\Program Files\eSCRIBE\TEMP\1338040619\1338040619,,,Resolution - General Plan Amendment.docx 4 of 4
the “common sense” exemption because it can be seen with certainty that there is no possibility that this action may have a significant effect on the environment (CEQA Guidelines §15061(b)(3)); and

2. Good cause appearing and upon the Findings, attached hereto and incorporated herein as Exhibit “A”, the City Council of the City of Watsonville does hereby approve this amendment to the 2005 General Plan Land Use Diagram, a portion of which is attached hereto and marked as Exhibit B to change the land use designation from Industrial to Public/Quasi-Public to allow the permanent establishment of a 525- student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street, Watsonville, California (APN: 017-161-51).
**********************************************

C:\Program Files\eSCRIBE\TEMP\1338028060\1338028060,,,GPA - Exhibit A Findings.docx 1 of 4

CITY OF WATSONVILLE EXHIBIT A

CITY COUNCIL
Application No: 1737
APN: 017-161-51
Applicant: Ceiba
Hearing Date: February 28, 2023
GENERAL PLAN LAND USE DIAGRAM AMENDMENT FINDINGS (WMC § 14-12.708) The following findings apply to changing the project site’s land use designation from Industrial to Public/Quasi-Public on the General Plan Land Use Diagram.

1. That the proposed amendment is consistent with the policies embodied in the General Plan.

Supportive Evidence
Public and quasi-public uses, such as junior and high schools, are not intended for land designated as Industrial and not allowed in the IG Zoning District. The proposed amendment to the General Plan land use designation from Industrial to Public/Quasi-Public and corresponding amendment to the Zoning Map from IG to N would enable the formal recognition of the existing school use on the premises.

The proposed amendment is also consistent with the following General Plan goals and policies concerning children and youth, safe and efficient vehicle and pedestrian travel, flood hazard reduction, and industrial land preservation for reason discussed further below:
 Children and Youth Element Goal 7.1 Children and Youth – Ensure a secure, healthy, and safe environment for the children and youth of the City of Watsonville and provide opportunities for them to develop to their fullest potential.
 Children and Youth Element Policy 7.A Planning for Children, Youth, and Families – The City of Watsonville is committed to providing and promoting a safe, secure, protective, healthy, and stimulating community environment for its children, youth, and families. With regard to both existing and future conditions, the City of Watsonville shall bear this commitment in mind as it considers the direct and indirect impact of its actions on children, youth, and families as it makes decisions and during the planning processes in all areas of land use, development, zoning, transportation, human services, social services, health services, and mental health services.
 Children and Youth Element Policy 7.E Educational and Training Systems – The City of Watsonville shall collaborate with the Pajaro Valley [Unified] School District, area community college districts, private schools, and the University of California in order to maximize educational, developmental, and learning opportunities for all children, youth, and parents. Through joint use of facilities, cooperative agreements for staffing, sharing of expertise, and provision of programs and services, the City of Watsonville shall participate in the development of innovative methods by which developmentally appropriate

C:\Program Files\eSCRIBE\TEMP\1338028060\1338028060,,,GPA - Exhibit A Findings.docx 2 of 4 activities, educational opportunities, and training can be provided. The City of Watsonville is committed to working with educational, health care, social service, and recreational organizations to provide training opportunities for those professionals who work with children, youth, and families.

The existing public charter school currently provides education services to approximately 500 children. Approval of a Special Use Permit for this project would allow Ceiba to continue to prepare students for college at its current location on a permanent basis, and thereby provide opportunities for academic development.
 Transportation & Circulation Element Goal 10.1 Street and Highway Facilities – Plan and provide for a safe, efficient, and environmentally sensitive network of streets and highways for movement of people and goods.  Transportation & Circulation Element Policy 10.A Street & Highway Improvements – The City shall pursue a program of regularly scheduled maintenance and street improvements, accompanied by the planned extension of roadways to serve new development.
 Transportation & Circulation Element Goal 10.5 Pedestrian Circulation – Recognize the importance of pedestrian travel, alone, or in combination with other travel modes, and to encourage walking.
 Transportation & Circulation Element Policy 10.M Pedestrian Travel – The City shall plan for, and implement a comprehensive network of safe pedestrian facilities in order to promote pedestrian travel.
 Transportation & Circulation Element Policy 10.O Walkway Aesthetics & Safety – Pedestrian walkways should be designed to promote walking by providing a safe and aesthetically pleasing path of travel.  Transportation & Circulation Element Policy 10.P Pedestrian Access – Access for pedestrian travel shall be maintained where it already exists and provided where it does not, in order to prevent or eliminate barriers to pedestrian travel.

As part of the conditions of approval of the Special Use Permit for the project, the applicant is required to install street improvements for identified nearby intersections and enhance the walkway from the sidewalk into the site to be incompliance with the State’s accessibility standards, the adopted Complete Streets to School Plan (2020), and the City’s General Plan aforementioned goals and policies and Implementation Measures 10.N.1 (Construction/Improvement),

10.N.2 (Design of Walkways), 10.O.3 (Accessible Pedestrian Areas) and 10.P.3 (School-Related Walkways).
 Public Safety Element Goal 12.3 Flood Hazard Reduction – Reduce the potential for loss of life and property damage in areas known to be flood prone.

C:\Program Files\eSCRIBE\TEMP\1338028060\1338028060,,,GPA - Exhibit A Findings.docx 3 of 4  Public Safety Element Policy 12.D Flood Hazard Reduction – The City shall pursue the protection of new and existing development from the impacts of flooding up to the 100-year event.

As part of the approval of a Special Use Permit for the project, the applicant is required to flood proof the existing building, in conformance with the provisions for flood hazard reduction in the City’s Floodplain Management Ordinance, the guidelines of FEMA’s National Flood Insurance Program, and General Plan Goal

12.3, Policy 12.D, and Implementation Measure 12.D.1 (Flood Protection).  Land Use Element Goal 4.4 Industrial Land Use – Achieve economic diversification, living wage employment, the preservation of the agricultural economic base of the Pajaro Valley, and maintain a balance among jobs, housing, and other urban land uses.
 Land Use Element Policy 4.D: Industrial Land Use – The City shall promote modernization of existing industrial plants and the location of new industrial facilities on lands planned for industry in Watsonville 2005 General Plan.  Land Use Element Implementation Measure 4.D.4: Industrial Reserve – The City shall maintain a reserve of industrial land sufficient to meet the longterm job creation goals and to enable the City to maximize economic opportunities consistent with the city’s Comprehensive Economic Development Action Plan.

The conversion of this small site does not compromise the reserve of industrial land in the City. The 2.1-acre project site represents approximately 0.4 percent of the 558.1 acres of land designated as Industrial in the General Plan. In addition, the existing site is not currently used for industrial activities. Therefore, changing the designation would reflect the existing school use and represent a small, marginal adjustment to the overall Land Use Plan with minimal changes to the City’s industrial base and the ability to maintain a robust number of jobs in the City.

2. That the proposed amendment is compatible to the extent possible with the actual and general planned use of the adjacent properties.

Supportive Evidence
The proposed amendment to the General Plan Land Use Diagram and Zoning Map would enable the issuance of a Special Use Permit to allow the permanent establishment of the existing school use for Ceiba to continue to operate a public charter school serving 525 students in grades 6-12. The change in the land use designation from Industrial to Public/Quasi-Public on the General Plan Land Use Diagram and corresponding change from IG (General Industrial) to N (Institutional) on the Zoning Map would be compatible with the actual and planned use of the adjacent properties which are Residential and Industrial.

With regard to the Residential uses, the school may be deemed compatible with existing residences nearby with implementation of conditions of approval included as part of the Special Use Permit for the project that address past complaints and health and safety concerns. The City has received nuisance complaints from

C:\Program Files\eSCRIBE\TEMP\1338028060\1338028060,,,GPA - Exhibit A Findings.docx 4 of 4 residents on Locust Street regarding traffic congestion during morning drop-off and afternoon pick-up times, odors from the trash enclosure, and use of the vacant property at 228-234 Locust Street for recreational activities. Conditions of Approval Nos. 27, 28, 29, 30, 41, and 50 for the Special Use Permit are designed to address these issues.

With regard to Industrial uses, the school is near to a beverage distribution facility and two construction trade contractor’s yard. While schools are not often located in industrial areas, these types of business do not represent heavy industrial uses and, therefore, do not generate excessive noise, odor, dust, dirt, smoke, vibration, heat, glare, heavy traffic, and other objectionable influences and from fire, explosion, fumes, radiation, and other hazards. In addition, the school may be considered compatible with these nearby existing industrial uses in that the City has not received any complaints from or about the adjoining industrial uses.

Created By: City of Watsonville GIS, GIS 22-014 | 3/25/2022 10:02 AM This information is provided as-is, with no guarantee, and without warranty of any kind. The City of Watsonville is not responsible for any errors or omission, or for the results obtained from the use of this information.

General Plan Designations
RLD Residential Low Density
<= 7.99 units/net acre
I Industrial
P Public/Quasi-Public
Proposed Amendment of the
General Plan Land Use Diagram
215 Locust St
City of Watsonville
0 45 90 180 270
Feet
W Riverside Dr
Pine St
2nd St
Locust St
215 Locust St
(APN 017-161-51)
Proposed Land Use Designations
W Riverside Dr
Pine St
2nd St
Locust St
215 Locust St
(APN 017-161-51)
Current Land Use Designations
N
Parcels

EXHIBIT B

C:\Program Files\eSCRIBE\TEMP\1338437083\1338437083,,,Ordinance - Rezoning Ceiba Preparatory.docx 1 of 4

ORDINANCE NO. Introduction (CM)

AN UNCODIFIED ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE APPROVING REZONING ON ASSESSOR’S
PARCEL NUMBER 017-161-51 LOCATED AT 215 LOCUST STREET,

WATSONVILLE, CALIFORNIA, TO ALLOW THE PERMANENT
ESTABLISHMENT OF A 525-STUDENT CHARTER SCHOOL FOR
GRADES 6-12 IN AN EXISTING 27,000± SQUARE-FOOT BUILDING WITH AN 8,500± SQUARE-FOOT MEZZANINE ON A 2.1± ACRE SITE,

AND DIRECTING CHANGES TO BE MADE ON THE ZONING MAP OF

THE CITY OF WATSONVILLE
WHEREAS, Ceiba College Preparatory Academy (“Ceiba”) is a public charter school serving more than 500 students. For its first five years, from 2008 to 2013, Ceiba operated out of two locations in downtown Watsonville. In 2013, Tom Brown on behalf of Ceiba proposed to relocate the school to its current location under one roof.

Ceiba planned on leasing the building on a temporary basis while they looked for a permanent location for purchase; and
WHEREAS, on June 4, 2013, the Planning Commission of the City of Watsonville (“City”) adopted Resolution No. 08-13, approving Special Use Permit with Environmental Review (PP2012-251), to allow establishment of a 525-student charter school for grades 6-12 in a vacant 27,000± square-foot industrial building at 260 West Riverside Drive (APN 017-161-51). This action allowed Ceiba to use the premises for a period of up to 10 years while a permanent school site was identified for purchase; and WHEREAS, Ceiba has made substantial improvements to the building. In October 2013, the City issued Ceiba a Building Permit (BP2013-185) for converting the existing industrial building into a school, including adding an 8,500± square-foot mezzanine, toilet rooms, bearing and non-bearing walls, HVAC system, and electrical power and lighting upgrades. Subsequent tenant improvements to the building include new gas service (EP2014-38), fire sprinkler upgrades (FP2014-36), classroom

C:\Program Files\eSCRIBE\TEMP\1338437083\1338437083,,,Ordinance - Rezoning Ceiba Preparatory.docx 2 of 4 alterations (BP2018-45), new and relocated fire pendants based on new ceiling and classroom partitions (FP2018-62), new smoke and fire alarms (FP2018-76), new carport with solar panels (BP2019-185), and replacement paving and wall studs due to water damage (RP2020-7); and
WHEREAS, on May 27, 2021, Elizabeth Sanborn Falcon, with Benchmark Realty Advisors, on behalf of Ceiba College Preparatory Academy, applicant, and Spinnaker Ventures LLC, property owner, submitted an application for a General Plan Map Amendment (to change the site’s land use designation from Industrial to Public/QuasiPublic), Zoning Map Amendment (to change the site’s zoning designation from IG to N for Institutional), and Special Use Permit (App. No. 1737) to allow the existing school use to remain permanently (“project”); and
WHEREAS, as the subject property is currently designated Industrial on the General Plan Land Use Diagram and is within the IG Zoning District, the proposed amendments would enable the formal recognition of the existing school use on the premises; and
WHEREAS, issuance of the requested Special Use Permit would allow the permanent establishment of a 525-student charter school for grades 6-12 on the subject property; and
WHEREAS, on April 5, 2022, the Planning Commission voted 3-2 to recommend approval to Council. However, an affirmative vote of the majority of the full Commission, not just of the members present at the meeting, is required. Therefore, no action was taken and, in effect, the Planning Commission is making “no recommendation” to the City Council. Since the Planning Commission only makes a recommendation to Council, the project applications are still forwarded to the City Council for final action; and

C:\Program Files\eSCRIBE\TEMP\1338437083\1338437083,,,Ordinance - Rezoning Ceiba Preparatory.docx 3 of 4 WHEREAS, notice of time and place of the hearing to consider General Plan Map Amendment, Zoning Map Amendment, and Special Use Permit with Environmental Review (App #1737) was given at the time and in the manner prescribed by the Zoning Ordinance of the City of Watsonville. The matter called for hearing evidence both oral and documentary introduced and received, and the matter submitted for decision; and WHEREAS, the City Council has considered all written and verbal evidence regarding this application at the public hearing and has made Findings, attached hereto and marked as Exhibit “A,” in support of the Zoning Map Amendment (APP #1737) to change the Zoning District from General Industrial (IG) to Institutional (N) for the property with Assessor’s Parcel Number 017-161-51 in order to allow the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street, Watsonville, California (APN 017-161-51).

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1: ENVIRONMENTAL DETERMINATION.

The City Council determines that the project is exempt from the California Environmental Quality Act (CEQA), in that the project would not result the change, intensification or expansion of an existing use and the allowance of an existing school use on a permanent basis would not result in a significant effect on the environment (CEQA Guidelines § 15301 (Class 1)). The project is also exempt under the “common sense” exemption because it can be seen with certainty that there is no possibility that this action may have a significant effect on the environment (CEQA Guidelines §15061(b)(3)).

SECTION 2: REZONING.

C:\Program Files\eSCRIBE\TEMP\1338437083\1338437083,,,Ordinance - Rezoning Ceiba Preparatory.docx 4 of 4

1. That the City Council of the City of Watsonville does hereby adopt a Zoning Map Amendment, changing the zoning from General Industrial (IG) to Institutional (N) for Santa Cruz County Assessor’s Parcel Number 017-161-51 and has made Findings, attached hereto and marked as Exhibit “A”, for the property located at 215 Locust Street, Watsonville, California to allow to allow the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site (APN: 017-161-51).

2. That the City Clerk of the City of Watsonville is hereby authorized and directed to make the changes shown upon the official “Zoning Map of the City of Watsonville” a portion of which is marked as Exhibit “B,” a copy of which is attached hereto, and to designate the effective date and number of the ordinance authorizing the change.

SECTION 3. PUBLICATION.

This ordinance shall be published in the Watsonville Register-Pajaronian and/or Santa Cruz Sentinel in compliance with the provisions of the Charter of the City of Watsonville.

SECTION 4. EFFECTIVE DATE.

This ordinance shall take effect thirty (30) days after its final adoption. **************************************

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CITY OF WATSONVILLE EXHIBIT A

CITY COUNCIL
Application No: 1737
APN: 017-161-51
Applicant: Ceiba
Hearing Date: February 28, 2023
ZONING MAP FINDINGS (WMC § 14-12.708)
The following findings apply to changing the project site’s Zoning District from IG (General Industrial) to N (Institutional) on the Zoning Map.

1. That the proposed amendment is consistent with the policies embodied in the General Plan.

Supportive Evidence
Public and quasi-public uses, such as junior and high schools, are not intended for land designated as Industrial and not allowed in the IG Zoning District. The proposed amendment to the General Plan land use designation from Industrial to Public/Quasi-Public and corresponding amendment to the Zoning Map from IG to N would enable the formal recognition of the existing school use on the premises.

The proposed amendment is also consistent with the following General Plan goals and policies concerning children and youth, safe and efficient vehicle and pedestrian travel, flood hazard reduction, and industrial land preservation for reason discussed further below:
 Children and Youth Element Goal 7.1 Children and Youth – Ensure a secure, healthy, and safe environment for the children and youth of the City of Watsonville and provide opportunities for them to develop to their fullest potential.
 Children and Youth Element Policy 7.A Planning for Children, Youth, and Families – The City of Watsonville is committed to providing and promoting a safe, secure, protective, healthy, and stimulating community environment for its children, youth, and families. With regard to both existing and future conditions, the City of Watsonville shall bear this commitment in mind as it considers the direct and indirect impact of its actions on children, youth, and families as it makes decisions and during the planning processes in all areas of land use, development, zoning, transportation, human services, social services, health services, and mental health services.
 Children and Youth Element Policy 7.E Educational and Training Systems – The City of Watsonville shall collaborate with the Pajaro Valley [Unified] School District, area community college districts, private schools, and the University of California in order to maximize educational, developmental, and learning opportunities for all children, youth, and parents. Through joint use of facilities, cooperative agreements for staffing, sharing of expertise, and provision of programs and services, the City of Watsonville shall participate in the development of innovative methods by which developmentally appropriate

C:\Program Files\eSCRIBE\TEMP\1338457787\1338457787,,,Rezoning - Exhibit A Findings.docx 2 of 4 activities, educational opportunities, and training can be provided. The City of Watsonville is committed to working with educational, health care, social service, and recreational organizations to provide training opportunities for those professionals who work with children, youth, and families.

The existing public charter school currently provides education services to approximately 500 children. Approval of a Special Use Permit for this project would allow Ceiba to continue to prepare students for college at its current location on a permanent basis, and thereby provide opportunities for academic development.
 Transportation & Circulation Element Goal 10.1 Street and Highway Facilities – Plan and provide for a safe, efficient, and environmentally sensitive network of streets and highways for movement of people and goods.  Transportation & Circulation Element Policy 10.A Street & Highway Improvements – The City shall pursue a program of regularly scheduled maintenance and street improvements, accompanied by the planned extension of roadways to serve new development.
 Transportation & Circulation Element Goal 10.5 Pedestrian Circulation – Recognize the importance of pedestrian travel, alone, or in combination with other travel modes, and to encourage walking.
 Transportation & Circulation Element Policy 10.M Pedestrian Travel – The City shall plan for, and implement a comprehensive network of safe pedestrian facilities in order to promote pedestrian travel.
 Transportation & Circulation Element Policy 10.O Walkway Aesthetics & Safety – Pedestrian walkways should be designed to promote walking by providing a safe and aesthetically pleasing path of travel.  Transportation & Circulation Element Policy 10.P Pedestrian Access – Access for pedestrian travel shall be maintained where it already exists and provided where it does not, in order to prevent or eliminate barriers to pedestrian travel.

As part of the conditions of approval of the Special Use Permit for the project, the applicant is required to install street improvements for identified nearby intersections and enhance the walkway from the sidewalk into the site to be incompliance with the State’s accessibility standards, the adopted Complete Streets to School Plan (2020), and the City’s General Plan aforementioned goals and policies and Implementation Measures 10.N.1 (Construction/Improvement),

10.N.2 (Design of Walkways), 10.O.3 (Accessible Pedestrian Areas) and 10.P.3 (School-Related Walkways).
 Public Safety Element Goal 12.3 Flood Hazard Reduction – Reduce the potential for loss of life and property damage in areas known to be flood prone.

C:\Program Files\eSCRIBE\TEMP\1338457787\1338457787,,,Rezoning - Exhibit A Findings.docx 3 of 4  Public Safety Element Policy 12.D Flood Hazard Reduction – The City shall pursue the protection of new and existing development from the impacts of flooding up to the 100-year event.

As part of the approval of a Special Use Permit for the project, the applicant is required to flood proof the existing building, in conformance with the provisions for flood hazard reduction in the City’s Floodplain Management Ordinance, the guidelines of FEMA’s National Flood Insurance Program, and General Plan Goal

12.3, Policy 12.D, and Implementation Measure 12.D.1 (Flood Protection).  Land Use Element Goal 4.4 Industrial Land Use – Achieve economic diversification, living wage employment, the preservation of the agricultural economic base of the Pajaro Valley, and maintain a balance among jobs, housing, and other urban land uses.
 Land Use Element Policy 4.D: Industrial Land Use – The City shall promote modernization of existing industrial plants and the location of new industrial facilities on lands planned for industry in Watsonville 2005 General Plan.  Land Use Element Implementation Measure 4.D.4: Industrial Reserve – The City shall maintain a reserve of industrial land sufficient to meet the longterm job creation goals and to enable the City to maximize economic opportunities consistent with the city’s Comprehensive Economic Development Action Plan.

The conversion of this small site does not compromise the reserve of industrial land in the City. The 2.1-acre project site represents approximately 0.4 percent of the 558.1 acres of land designated as Industrial in the General Plan. In addition, the existing site is not currently used for industrial activities. Therefore, changing the designation would reflect the existing school use and represent a small, marginal adjustment to the overall Land Use Plan with minimal changes to the City’s industrial base and the ability to maintain a robust number of jobs in the City.

2. That the proposed amendment is compatible to the extent possible with the actual and general planned use of the adjacent properties.

Supportive Evidence
The proposed amendment to the General Plan Land Use Diagram and Zoning Map would enable the issuance of a Special Use Permit to allow the permanent establishment of the existing school use for Ceiba to continue to operate a public charter school serving 525 students in grades 6-12. The change in the land use designation from Industrial to Public/Quasi-Public on the General Plan Land Use Diagram and corresponding change from IG (General Industrial) to N (Institutional) on the Zoning Map would be compatible with the actual and planned use of the adjacent properties which are Residential and Industrial.

With regard to the Residential uses, the school may be deemed compatible with existing residences nearby with implementation of conditions of approval included as part of the Special Use Permit for the project that address past complaints and health and safety concerns. The City has received nuisance complaints from

C:\Program Files\eSCRIBE\TEMP\1338457787\1338457787,,,Rezoning - Exhibit A Findings.docx 4 of 4 residents on Locust Street regarding traffic congestion during morning drop-off and afternoon pick-up times, odors from the trash enclosure, and use of the vacant property at 228-234 Locust Street for recreational activities. Conditions of Approval Nos. 27, 28, 29, 30, 41, and 50 for the Special Use Permit are designed to address these issues.

With regard to Industrial uses, the school is near to a beverage distribution facility and two construction trade contractor’s yard. While schools are not often located in industrial areas, these types of business do not represent heavy industrial uses and, therefore, do not generate excessive noise, odor, dust, dirt, smoke, vibration, heat, glare, heavy traffic, and other objectionable influences and from fire, explosion, fumes, radiation, and other hazards. In addition, the school may be considered compatible with these nearby existing industrial uses in that the City has not received any complaints from or about the adjoining industrial uses.

Created By: City of Watsonville GIS, GIS 22-014 | 3/25/2022 10:27 AM This information is provided as-is, with no guarantee, and without warranty of any kind. The City of Watsonville is not responsible for any errors or omission, or for the results obtained from the use of this information.

Proposed Amendment of the
Zoning Map
215 Locust St
City of Watsonville
0 45 90 180 270
Feet
Zoning Designations
IG General Industrial
N Institutional
R-1 Residential Low Density
W Riverside Dr
Pine St
2nd St
Locust St
215 Locust St
(APN 017-161-51)
Proposed Zoning Districts
W Riverside Dr
Pine St
2nd St
Locust St
215 Locust St
(APN 017-161-51)
Current Zoning Districts
N
Parcels

EXHIBIT B

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RESOLUTION NO. _______ (CM)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WATSONVILLE APPROVING SPECIAL USE PERMIT WITH
ENVIRONMENTAL REVIEW (APP #1737) TO ALLOW THE
PERMANENT ESTABLISHMENT OF A 525-STUDENT CHARTER
SCHOOL FOR GRADES 6-12 IN AN EXISTING 27,000± SQUARE-FOOT BUILDING WITH AN 8,500± SQUARE-FOOT MEZZANINE ON A 2.1± ACRE SITE LOCATED AT 215 LOCUST STREET, WATSONVILLE,
CALIFORNIA (APN 017-161-51)
WHEREAS, Ceiba College Preparatory Academy (“Ceiba”) is a public charter school serving more than 500 students. For its first five years, from 2008 to 2013, Ceiba operated out of two locations in downtown Watsonville. In 2013, Tom Brown on behalf of Ceiba proposed to relocate the school to its current location under one roof.

Ceiba planned on leasing the building on a temporary basis while they looked for a permanent location for purchase; and
WHEREAS, on June 4, 2013, the Planning Commission of the City of Watsonville (“City”) adopted Resolution No. 08-13, approving Special Use Permit with Environmental Review (PP2012-251), to allow establishment of a 525-student charter school for grades 6-12 in a vacant 27,000± square-foot industrial building at 260 West Riverside Drive (APN 017-161-51). This action allowed Ceiba to use the premises for a period of up to 10 years while a permanent school site was identified for purchase; and WHEREAS, Ceiba has made substantial improvements to the building. In October 2013, the City issued a Building Permit (BP2013-185) for converting the existing industrial building into a school, including adding an 8,500± square-foot mezzanine, toilet rooms, bearing and non-bearing walls, HVAC system, and electrical power and lighting upgrades. Subsequent tenant improvements to the building include new gas service (EP2014-38), fire sprinkler upgrades (FP2014-36), classroom

C:\Program Files\eSCRIBE\TEMP\1338774963\1338774963,,,Resolution - Special Use Permit.docx 2 of 4 alterations (BP2018-45), new and relocated fire pendants based on new ceiling and classroom partitions (FP2018-62), new smoke and fire alarms (FP2018-76), new carport with solar panels (BP2019-185), and replacement paving and wall studs due to water damage (RP2020-7); and
WHEREAS, on May 27, 2021, Elizabeth Sanborn Falcon, with Benchmark Realty Advisors, on behalf of Ceiba College Preparatory Academy, applicant, and Spinnaker Ventures LLC, property owner, submitted an application for a General Plan Map Amendment (to change the site’s land use designation from Industrial to Public/QuasiPublic), Zoning Map Amendment (to change the site’s zoning designation from IG (General Industrial) to N (Institutional), and Special Use Permit with Environmental Review (App. No. 1737) to allow the existing school use to remain permanently (“project”); and
WHEREAS, as the subject property is currently designated Industrial on the General Plan Land Use Diagram and is within the IG Zoning District, the proposed amendments would enable the formal recognition of the existing school use on the premises; and
WHEREAS, issuance of the requested Special Use Permit would allow the permanent establishment of a 525-student charter school for grades 6-12 on the subject property; and
WHEREAS, on April 5, 2022, the Planning Commission voted 3-2 to recommend approval to Council. However, an affirmative vote of the majority of the full Commission, not just of the members present at the meeting, is required. Therefore, the Commission took no action; in effect it is making no recommendation to the City Council. Since the

C:\Program Files\eSCRIBE\TEMP\1338774963\1338774963,,,Resolution - Special Use Permit.docx 3 of 4 Planning Commission only makes a recommendation to Council, the project applications are still forwarded to the City Council for final action; and WHEREAS, notice of time and place of the hearing to consider General Plan Map Amendment, Zoning Map Amendment, and Special Use Permit with Environmental Review (App #1737) was given at the time and in the manner prescribed by the Zoning Ordinance of the City of Watsonville. The matter called for hearing evidence both oral and documentary introduced and received, and the matter submitted for decision; and WHEREAS, the City Council has considered all written and verbal evidence regarding this application at the public hearing and has made Findings, attached hereto and marked as Exhibit “A,” in support of the Special Use Permit with Environmental Review (APP #1737) to allow the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street, Watsonville, California (APN 017-161-51).

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:

1. The City Council determines that the project is exempt from the California Environmental Quality Act (CEQA), in that the project would not result the change, intensification or expansion of an existing use and the allowance of an existing school use on a permanent basis would not result in a significant effect on the environment (CEQA Guidelines § 15301 (Class 1)). The project is also exempt under the “common sense” exemption because it can be seen with certainty that there is no possibility that this action may have a significant effect on the environment (CEQA Guidelines §15061(b)(3)); and

C:\Program Files\eSCRIBE\TEMP\1338774963\1338774963,,,Resolution - Special Use Permit.docx 4 of 4

2. Good cause appearing, and based upon the Findings, attached hereto and incorporated herein as Exhibit “A”, the City Council does hereby approve the Special Use Permit with Environmental Review (App #1737), attached hereto and marked as Exhibit “C,” subject to the Conditions of Approval attached hereto and marked as Exhibit “B,” to allow the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street, Watsonville, California (APN 017-161-51).
**********************************************

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CITY OF WATSONVILLE EXHIBIT A

CITY COUNCIL
Application No: 1737
APN: 017-161-51
Applicant: Ceiba
Hearing Date: February 28, 2023
SPECIAL USE PERMIT FINDINGS (WMC § 14-12.513)
The following findings apply to allowing the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street, Watsonville, California (APN 017-161-51).

1. That the proposed use at the specified location is consistent with the policies of the General Plan and the general purpose and intent of the applicable district regulations.

Supportive Evidence
Public and quasi-public uses, such as junior and high schools, are not intended for land designated as Industrial and not allowed in the IG Zoning District. Therefore, to allow the permanent establishment of a school use on the premises, the project requires an amendment of the General Plan Land Use Diagram from Industrial to Public/Quasi-Public and an amendment of the Zoning Map from IG to N for the property with Assessor’s Parcel Number 017-161-51. The re-designation and rezoning of this property enables the formal recognition of the existing school use with issuance of a Special Use Permit and appropriate conditions of approval to address past complaints and safety concerns.

The purpose of the Public/Quasi-Public designation is to allow government or quasi-public buildings or facilities, including schools. Educational facilities for school-age children are allowed in N Zoning District with issuance of a Special Use Permit and may be operated by a public or private entity.

The proposed project is also consistent with the following General Plan goals and policies concerning children and youth, safe and efficient vehicle and pedestrian travel, flood hazard reduction, and industrial land preservation for reason discussed further below:
 Children and Youth Element Goal 7.1 Children and Youth – Ensure a secure, healthy, and safe environment for the children and youth of the City of Watsonville and provide opportunities for them to develop to their fullest potential.
 Children and Youth Element Policy 7.A Planning for Children, Youth, and Families – The City of Watsonville is committed to providing and promoting a safe, secure, protective, healthy, and stimulating community environment for its children, youth, and families. With regard to both existing and future conditions, the City of Watsonville shall bear this commitment in mind as it

C:\Program Files\eSCRIBE\TEMP\1338732953\1338732953,,,Special Use Permit - Exhibits A B C .docx 2 of 15 considers the direct and indirect impact of its actions on children, youth, and families as it makes decisions and during the planning processes in all areas of land use, development, zoning, transportation, human services, social services, health services, and mental health services.
 Children and Youth Element Policy 7.E Educational and Training Systems – The City of Watsonville shall collaborate with the Pajaro Valley [Unified] School District, area community college districts, private schools, and the University of California in order to maximize educational, developmental, and learning opportunities for all children, youth, and parents. Through joint use of facilities, cooperative agreements for staffing, sharing of expertise, and provision of programs and services, the City of Watsonville shall participate in the development of innovative methods by which developmentally appropriate activities, educational opportunities, and training can be provided. The City of Watsonville is committed to working with educational, health care, social service, and recreational organizations to provide training opportunities for those professionals who work with children, youth, and families.

The existing public charter school currently provides education services to approximately 500 children. Approval of this project would allow Ceiba to continue to prepare students for college at its current location on a permanent basis, and thereby provide opportunities for academic development.  Transportation & Circulation Element Goal 10.1 Street and Highway Facilities – Plan and provide for a safe, efficient, and environmentally sensitive network of streets and highways for movement of people and goods.  Transportation & Circulation Element Policy 10.A Street & Highway Improvements – The City shall pursue a program of regularly scheduled maintenance and street improvements, accompanied by the planned extension of roadways to serve new development.
 Transportation & Circulation Element Goal 10.5 Pedestrian Circulation – Recognize the importance of pedestrian travel, alone, or in combination with other travel modes, and to encourage walking.
 Transportation & Circulation Element Policy 10.M Pedestrian Travel – The City shall plan for, and implement a comprehensive network of safe pedestrian facilities in order to promote pedestrian travel.
 Transportation & Circulation Element Policy 10.O Walkway Aesthetics & Safety – Pedestrian walkways should be designed to promote walking by providing a safe and aesthetically pleasing path of travel.  Transportation & Circulation Element Policy 10.P Pedestrian Access – Access for pedestrian travel shall be maintained where it already exists and provided where it does not, in order to prevent or eliminate barriers to pedestrian travel.

C:\Program Files\eSCRIBE\TEMP\1338732953\1338732953,,,Special Use Permit - Exhibits A B C .docx 3 of 15 As conditioned, the applicant is required to install street improvements for identified nearby intersections and enhance the walkway from the sidewalk into the site to be incompliance with the State’s accessibility standards, the adopted Complete Streets to School Plan (2020), and the City’s General Plan aforementioned goals and policies and Implementation Measures 10.N.1 (Construction/Improvement),

10.N.2 (Design of Walkways), 10.O.3 (Accessible Pedestrian Areas) and 10.P.3 (School-Related Walkways).
 Public Safety Element Goal 12.3 Flood Hazard Reduction – Reduce the potential for loss of life and property damage in areas known to be flood prone.  Public Safety Element Policy 12.D Flood Hazard Reduction – The City shall pursue the protection of new and existing development from the impacts of flooding up to the 100-year event.

As conditioned, the applicant is required to flood proof the existing building, in conformance with the provisions for flood hazard reduction in the City’s Floodplain Management Ordinance, the guidelines of FEMA’s National Flood Insurance Program, and General Plan Goal 12.3, Policy 12.D, and Implementation Measure

12.D.1 (Flood Protection).
 Land Use Element Goal 4.4 Industrial Land Use – Achieve economic diversification, living wage employment, the preservation of the agricultural economic base of the Pajaro Valley, and maintain a balance among jobs, housing, and other urban land uses.
 Land Use Element Policy 4.D: Industrial Land Use – The City shall promote modernization of existing industrial plants and the location of new industrial facilities on lands planned for industry in Watsonville 2005 General Plan.  Land Use Element Implementation Measure 4.D.4: Industrial Reserve – The City shall maintain a reserve of industrial land sufficient to meet the longterm job creation goals and to enable the City to maximize economic opportunities consistent with the city’s Comprehensive Economic Development Action Plan.

The conversion of this small site does not compromise the reserve of industrial land in the City. The 2.1-acre project site represents approximately 0.4 percent of the 558.1 acres of land designated as Industrial in the General Plan. In addition, the existing site is not currently used for industrial activities. Therefore, changing the designation would reflect the existing school use and represent a small, marginal adjustment to the overall Land Use Plan with minimal changes to the City’s industrial base and the ability to maintain a robust number of jobs in the City.

2. That the proposed use is compatible with and preserves the character and integrity of adjacent development and neighborhoods and includes improvements or modifications either on-site or within the public rights-ofway to mitigate development related adverse impacts such as traffic, noise, odors, visual nuisances, or other similar adverse effects to adjacent development and neighborhoods. These improvements or modifications

C:\Program Files\eSCRIBE\TEMP\1338732953\1338732953,,,Special Use Permit - Exhibits A B C .docx 4 of 15 may include, but shall not be limited to, the placement or orientation of buildings and entryways, parking areas, buffer yards, and addition of landscaping, walls, or both, to mitigate such impacts.

Supportive Evidence
The proposed project involves an amendment to the General Plan Land Use Diagram and Zoning Map that would enable the issuance of a Special Use Permit to allow the permanent establishment of the existing school use for Ceiba to continue to operate a public charter school serving 525 students in grades 6-12.

The school may be deemed compatible with existing residences nearby with implementation of conditions of approval included as part of the Special Use Permit for the project that address past complaints and safety concerns. The City has received nuisance complaints from residents on Locust Street regarding traffic congestion during morning drop-off and afternoon pick-up times, odors from the trash enclosure, and using the vacant property at 228-234 Locust Street for recreational activities. Conditions of Approval Nos. 27, 28, 29, 30, 41, and 50 for the Special Use Permit are designed to address these issues.

In addition, as the site does not have a path of travel for pedestrians separate from the vehicular way into the site, Condition of Approval No. 33 requires the applicant to modify the pedestrian path of travel in accordance with California Building Code (CBC) Chapter 11A, Section 1116A.

With regard to compatibility with nearby industrial uses, the school is next to a beverage distribution facility and two construction trade contractor’s yard. While schools are not often located in industrial areas, these types of business do not represent heavy industrial uses and, therefore, do not generate excessive noise, odor, dust, dirt, smoke, vibration, heat, glare, heavy traffic, and other objectionable influences and from fire, explosion, fumes, radiation, and other hazards. To date, the City has not received any complaints from or about the adjoining industrial uses and no improvements or modifications are required to the existing building, parking areas, fencing or other features to the site are called for to address compatibility concerns that address adverse impacts

3. That the proposed use will not generate pedestrian or vehicular traffic which will be hazardous or conflict with the existing and anticipated traffic in the neighborhood.

Supportive Evidence
In 2020, the City of Watsonville adopted the Complete Streets to Schools Plan (Resolution No. 24-20). This Plan was prepared in partnership between the City of Watsonville, Santa Cruz County Public Health, PVUSD, and Ecology Action and has two main goals: (1) improving the safety and comfort of students and families walking and biking to school; and (2) reducing school congestion by improving the efficiency of drop-off & pick-up at all schools citywide. The Plan includes detailed recommendations for Ceiba, consisting of a range of infrastructure projects that would improve safety for families that are walking and biking to school and encourage more active transportation trips.

C:\Program Files\eSCRIBE\TEMP\1338732953\1338732953,,,Special Use Permit - Exhibits A B C .docx 5 of 15 These improvements are needed to address the nuisance complaints from residents on Locust Street regarding traffic congestion during morning drop-off and afternoon pick-up times and provide a path of travel separate from the vehicular way into the site. As conditioned, the proposed project would improve on- and offsite pedestrian and vehicular circulation to address safety concerns identified in the Complete Streets to School Plan (2020).

In December 2022, the School Administration staff prepared an updated Safe Routes to School (SRTS) Plan (Attachment 8) and new crossing guard training manual (Attachment 9) for identifying designated safe routes to school and giving clear directions for how to manage traffic flow for parents dropping off and picking up their children. The SRTS Plan is provided to all families attending the school and included on the school’s website where parents can access it throughout the year. These materials have been reviewed and approved by the City’s Traffic Operations Manager Adolfo Gonzalez.

4. That the proposed use incorporates roadway improvements, traffic control devices or mechanisms, or access restrictions to control traffic flow or divert traffic as needed to reduce or eliminate development impacts on surrounding neighborhood streets.

Supportive Evidence
As previously discussed, the City has received nuisance complaints from residents on Locust Street regarding traffic congestion during morning drop-off and afternoon pick-up times and the Complete Streets to School Plan (2020) identifies needed roadway improvements to improve safety. With implementation of Condition of Approval Nos. 31, 32 and 35, the proposed project would improve nearby intersections with high-visibility crosswalks, curb extensions and accessible ramps, as necessary, in accordance with the Complete Streets to School Plan (2020) and current state accessibility standards. In addition, the project is conditioned to require that the driveway off Locust Street shall be the main access point for student drop-offs and pick-ups onsite (#27) and that school staff shall be responsible for traffic flow to and from the site (#29). School Administration staff will institute a policy that no student drop off or pick up is to take place along Riverside Drive.

5. That the proposed use incorporates features to minimize adverse effects, including visual impacts and noise, of the proposed special use on adjacent properties.

Supportive Evidence
The existing trash enclosure is located in the northeast corner of the site within close proximity to adjoining residences. As shown in Attachment 6 to the staff report, the enclosure does not meet the City’s current standards and, at times, is poorly maintained resulting in odor complaints.

As conditioned, the applicant is required to (a) install a metal roof on the existing trash to prevent stormwater flowing through this area and (b) routinely clean and secure the trash enclosure to prevent nuisance conditions and complaints

C:\Program Files\eSCRIBE\TEMP\1338732953\1338732953,,,Special Use Permit - Exhibits A B C .docx 6 of 15 concerning odors emanating from garbage and rotting food scraps in the trash enclosure area.

6. That the proposed special use complies with all additional standards imposed on it by the particular provisions of this chapter and all other requirements of this title applicable to the proposed special use and uses within the applicable base zoning district.

Supportive Evidence
The existing school site does not provide parking spaces that meet the City’s minimum parking requirements for a junior high or high school facility. A Parking Study prepared for Ceiba confirms that available parking onsite is insufficient and street parking is utilized to satisfy the school’s parking demand. As there no room onsite to provide additional parking spaces to meet minimum parking requirements, the project is conditioned to reduce the school’s parking demand and avoid spillover effects on nearby streets (#43-49).

In addition, as conditioned, the proposed project is required to meet current accessibility standards and flood-proofing requirements.

7. That the proposed special use will not be materially detrimental to the public health, safety, convenience and welfare, and will not result in material damage or prejudice to other property in the vicinity.

Supportive Evidence
The proposed project would allow the permanent establishment of the existing school use. To promote public safety and to minimize public and private losses due to flooding, Condition of Approval No. 48 requires that the existing building be flood-proofed in accordance with the standards for reducing flood hazards set forth in WMC Section 9-2.500. To prevent nuisance conditions from odors emanating from garbage and rotting food scraps in the trash enclosure area, the applicant is required to routinely clean the trash enclosure and secure it at night. To reduce traffic congestion on nearby streets, the applicant is required to prepare and implement a Safe Routes to Schools Plan. In addition, as conditioned, the applicant shall implement measures to reduce the school’s parking demand and spillover onto nearby streets.

C:\Program Files\eSCRIBE\TEMP\1338732953\1338732953,,,Special Use Permit - Exhibits A B C .docx 7 of 15

CITY OF WATSONVILLE EXHIBIT B

CITY COUNCIL
Application No: 1737
APN: 017-161-51
Applicant: Ceiba
Hearing Date: February 28, 2023

SPECIAL USE PERMIT

CONDITIONS OF APPROVAL
These conditions of approval apply to the Special Use Permit to allow the permanent establishment of a 525-student charter school on a 2.1± acre site located at 215 Locust Street (formerly 260 Riverside Drive). For the purpose of these conditions, the term “applicant” shall also mean Ceiba College Preparatory Academy (Ceiba), inclusive of the school’s owners and administrators.

Standard Conditions:

1. Approval. This approval applies to the application for the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street (APN 017-161-51). This approval applies to plans titled "Existing Site Plan, Planning Exhibit, Ceiba Public Schools" (prepared by WR&D Architects, dated 11/3/2021), received by the Community Development Department on November 9, 2021, and filed by Elizabeth Sanborn Falcon with Benchmark Realty Advisors for Ceiba College Preparatory Academy, applicant, on behalf of Spinnaker Ventures LLC, property owner. (CDD-P)

2. Conditional Approval Timeframe. This Special Use Permit shall be null and void if not acted upon within 24 months from the effective date of the approval thereof.

Time extensions may be considered upon receipt of written request submitted no less than forty-five (45) days prior to expiration and in accordance with the provisions of Section 14-10.1201 of the Watsonville Municipal Code (WMC). (CDD-P)

3. Findings. Approval is subject to the findings and supportive evidence in accordance with WMC Section 14-12.513 of the Zoning Ordinance with said Findings set forth in Exhibit “A” and made a part of this Permit. (CDD-P)

4. Modifications. Modifications to the project or conditions imposed may be considered in accordance with WMC Sections 14-12.1000 and 14-10.1305. All revisions shall be submitted prior to field changes and are to be clouded on plans. (CDD-P)

5. Substantial Conformance & Grounds for Review. The project shall be in compliance with the conditions of approval, all applicable local, State and Federal codes and ordinances, appropriate development standards, and current City policies. Any deviation will be grounds for review by the City and may possibly result in revocation of the Special Use Permit, pursuant to Part 13 of WMC Chapter 14-10, or other code enforcement actions, pursuant to WMC Chapter 14-14. (CDD-P)

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6. Appeal Period/Effective Date. This Permit shall not be effective until 14 days after approval by the final decision-making body or following final action on any appeal. (CDD-P)

7. Necessary Actions. The applicant shall take all actions necessary to comply with all conditions of approval, including, but not limited to, submitting subsequent applications for upgrading pedestrian crossings on nearby streets, developing a Safe Routes to School Plan, implementing a travel behavior change program, and flood-proofing the existing building. (CDD-P)

8. Conditions of Approval. A copy of the final conditions of approval must be printed on the first or second sheet of plans submitted for future permits. Plans without the conditions of approval printed directly on the first or second page shall not be accepted at the plan check phase. (CDD-P)

9. Indemnity Agreement. The applicant shall agree in writing to indemnify and defend the City in case of legal challenge arising out of the City approving the project. Said agreement shall be subject to approval of the City Attorney. (CAT) Building and Fire-related Conditions:

10. Required Permits. The applicant shall obtain all required building permits (Building, Electrical, Plumbing, Mechanical, Grading, etc.) for this project and any new tenant improvements (e.g., new framing, electrical, plumbing, etc.). All construction shall comply with all State Building Codes and Municipal codes in effect at the time of plan submittal for building permits resulting in construction. (CDD-B, -E)

11. Building Code. Project construction shall comply with the California Building Code as adopted by the City. (CDD-B)

12. Fire Code. Project construction shall comply with California Fire Code as adopted by the City. (WFD)

13. Historic Code. Project construction shall comply with California Historical Code as adopted by the City. (CDD-B)

14. Energy Efficiency. The project design shall conform with energy conservation measures articulated in Title 24 of the California Administrative Code and will address measures to reduce energy consumption such as low-flow shower heads, flow restrictors for toilets, low consumption lighting fixtures, and insulation and shall use drought tolerant landscaping. (CDD-B)
At time of building permit application, the following shall be complied with:

15. Any signage proposed for the school shall require a separate sign permit. (CDD-P)

16. Comprehensive detailed construction plans are required at the time of submittal to be reviewed for adequate content prior to intake by the Building Official. (CDD-B)

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17. The project shall comply with all applicable provisions of the California State Building Code (Title 24) Part 2 Chapter 11B for Disabled Access. Plans must show compliance with all requirements. (CDD-B)

18. Comply with all applicable provisions of the California State Building Code (Title 24) Part 2 Chapter 11B Division I, II & III for Disabled Access. Plans must show compliance in sufficient information and detail to determine compliance was noted for the following:
a. Path of travel from Public Transportation (main entry to the public sidewalk). b. Disabled parking requirements:

1. Van Accessible Parking (requires 8’-0” unloading area).

2. Number of spaces (1 for 1st 25, 2 for the next 50 see table 11B-6).

3. Path of travel from accessible parking to any elevators.

4. Slopes at parking & unloading areas must not exceed 1:50.

5. Proper disabled signage, lettering and stripping is required. (CDD-B)

19. Main building entrances and required exits must be accessible. Design professional must provide written verification of compliance for existing disabled access features or facilities noted on plans. (CDD-B)

20. The building shall have Automatic Fire Sprinklers installed, complying with NFPA installation standards. The fire sprinkler contractor shall submit three sets of plans and calculations for a separate fire permit prior to installation of the system. (CDDB, WFD)

21. The project shall comply with the current CBC and CFC regulations for fire issues. (CDD-B, WFD)

22. A UL central station shall monitor all fire sprinkler systems. The monitoring shall provide water flow notification to the hearing and visually impaired. The monitoring contractor shall submit three sets of plans for a separate fire permit prior to installation of the system. (CDD-B, WFD)

23. The building shall be provided with KNOX-BOX or keyed entry for emergency access at all times. (CDD-B, WFD)

24. All buildings shall be provided with the required size and number of fire extinguishers. Exterior doors providing access to the fire risers and alarm panel shall have proper signage installed. (CDD-B, WFD)

25. Work Hours. No work for which a building permit is required shall be performed within the hours of 7:00 p.m. to 7:00 a.m. Monday through Friday, nor prior to 10:00 a.m. or after 4:00 p.m. on Saturday. No work shall occur on Sunday. A sign shall be posted at a conspicuous location near the main entry to the site, prominently displaying these hour restrictions and identifying the phone # of the Job Superintendent. (CDD-B)