Agenda packet — Watsonville City Council, February 28, 2023 (part 3 of 4)

C:\Program Files\eSCRIBE\TEMP\1338732953\1338732953,,,Special Use Permit - Exhibits A B C .docx 10 of 15 Ongoing Conditions:

26. Parking. Only School Administration staff, teachers, volunteers and visitors may park onsite. Students shall not be allowed to park at the facility. (CDD-P, WPD)

27. Driveway Access. The school access for student drop off and pick up shall be limited to the driveway off of Locust Street. The Riverside Drive access shall not be utilized. (CDD-P, WFD)

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)

29. On- and Off-Site Traffic Circulation. School Administration staff shall prioritize management of 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 onsite and that traffic does not back up onto City streets, thereby avoiding causing traffic congestion and unsafe conditions. Any issues arising from poor traffic control, due to Ceiba’s management of traffic flow, shall be remedied by the school upon notification from City staff.

School Administration staff will institute a policy that no student drop off or pick up is to take place along Riverside Drive. (CDD-P, PWD)

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)

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 months of the approval of the Special Use Permit 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

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In addition, School Administration staff shall submit an Encroachment Permit to the City of Watsonville within 12 months of the approval of the Special Use Permit 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 within 12 months of the approval of the Special Use Permit. 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. 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)

34. Accessibility Signage. The applicant shall install accessible path-of-travel signs per CBC Section 1110A.2. (PWD)

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 within 12 months of the approval of the Special Use Permit 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 Locust Street, (d) installing highvisibility crosswalks and curb extensions at Riverside Drive and Menker Street to meet current ADA standards, and (e) establishing a no-parking zone on Riverside Drive between Walker Street and Locust Street. (Caltrans, PWD)

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. LID0004A, B; and  Provide gravel energy dissipation at all bioswale curb cut inlets per City Standard Drawing No. LID-002. (CDD-E, PWD)

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37. Landscape and Irrigation Requirements. Landscape and irrigation designs shall comply with the California Model Water Efficient Landscape Ordinance. (PWD)

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)

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)

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)

41. Trash Enclosure Maintenance. To prevent nuisance conditions and complaints concerning odors emanating from garbage and rotting food scraps in the trash enclosure area, the applicant shall routinely clean the trash enclosure (at minimum on a monthly basis) and secure it at night. (PWD)

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)

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 within 12 months of the approval of the Special Use Permit (a) a carpool matching program to incentivize carpooling and (b) a bicycle program to encourage more students and staff to ride bicycles to and from the premises. Further details on the programs are outlined in Conditions nos. 44-46.

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)

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

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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)

46. Bicycle Program. To encourage more students and staff to ride bicycles, School Administration staff shall implement a free bikeshare program and/or provide free bicycles to 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)

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)

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)

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 fullreimbursed transit ticket. (CDD-P)

50. Offsite Vacant Land. 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. (CDD-P)

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, as approved by the City’s Building Official. (CDD-E)

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

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Key to Department Responsibility
CDD-B – Community Development Department (Building)
CDD-P – Community Development Department (Planning)
CDD-E – Community Development Department (Engineering)
PWD – Public Works Department
WFD – Watsonville Fire Department
WPD – Watsonville Police Department
CAT – City Attorney
Caltrans – California Department of Transportation

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CITY OF WATSONVILLE EXHIBIT C

CITY COUNCIL
Application No: 1737
APN: 017-161-51
Applicant: Ceiba
Hearing Date: February 28, 2023
Applicant: Ceiba College Preparatory Academy, 215 Locust Drive, Watsonville, CA 95076
Property Owner: Spinnaker Ventures LLC c/o Skip Ely, 1729 Seabright Avenue, Suite A, Santa Cruz, CA 95062
Project: Special Use Permit
Location: 215 Locust Street, Watsonville, CA 95076
Purpose: Allow existing school use on a permanent basis A Special Use Permit (App #1737) to allow 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), was reviewed by the Planning Commission at a public hearing on April 5, 2022; and was reviewed by the City Council at a public hearing on February 28, 2023, and was conditionally approved by adoption of Resolution No. ___- 23 (CM) together with findings and conditions of approval attached hereto and made a part of this permit.

CITY OF WATSONVILLE
City Council
Suzi Merriam
Community Development Director

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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

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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 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.

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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,

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odors, visual nuisances, or other similar adverse effects to adjacent development and neighborhoods. These improvements or modifications 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

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would improve safety for families that are walking and biking to school and encourage more active transportation trips.

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.

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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 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.

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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

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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)

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)

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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)

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)

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Ongoing Conditions:

26. Parking. Only School Administration staff, teachers, volunteers and visitors may park onsite. Students shall not be allowed to park at the facility. (CDD-P, WPD)

27. Driveway Access. The school access for student drop off and pick up shall be limited to the driveway off of Locust Street. The Riverside Drive access shall not be utilized. (CDD-P, WFD)

29. On- and Off-Site Traffic Circulation. School Administration staff shall prioritize management of traffic flow to and from the site during student drop off and pick up.

School Administration staff will institute a policy that no student drop off or pick up is to take place along Riverside Drive. (CDD-P, PWD)

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32. Accessible Ramps and Sidewalks on Nearby City Streets. School Administration staff shall submit an Encroachment Permit to the City of Watsonville within 12 months of the approval of the Special Use Permit for upgrading ramps at the above location(s), as necessary, to meet current Americans with Disability Act (ADA) standards.

34. Accessibility Signage. The applicant shall install accessible path-of-travel signs per CBC Section 1110A.2. (PWD)

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 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)

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)

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)

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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)

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52. CEIBA will make available through its website a form for neighbors and residents to use for complaints. CEIBA will respond to the complainant within 7 days. (CDD-P)

53. Within 60 days of approval, CEIBA will hold a meeting with business owners to discuss any outstanding issues. CEIBA will continue to have community meetings biannually thereafter. (CDD-P)

54. For three years from the date of approval, CEIBA will provide a quarterly update to the City, including information such as the City complaint log, updates on conditions of approval, outreach to the business community and residents, any training provided or certifications for crossing guards, status of implementation for safe routes for schools. The City will provide the information to Council. After three years, reports will be provided on an annual basis. (CDD-P)

55. 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)
Key to Department Responsibility
CDD-B – Community Development Department (Building)
CDD-P – Community Development Department (Planning)
CDD-E – Community Development Department (Engineering)
PWD – Public Works Department
WFD – Watsonville Fire Department
WPD – Watsonville Police Department
CAT – City Attorney
Caltrans – California Department of Transportation

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CITY OF WATSONVILLE EXHIBIT C

CITY OF WATSONVILLE
City Council
Suzi Merriam
Community Development Director

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Ceiba College Preparatory Academy
General Plan Amendment
Zoning Map Amendment
Special Use Permit
Hearing
February ǽȃ, ǽǻǽǾ
Watsonville City Council

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Hearing
Agenda
2 Who is Ceiba?
Ceiba’s Zoning Request
1

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Preparing students in
Watsonville and the surrounding
community to graduate from
four-year colleges and
universities

CEIBA MISSION

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Who does Ceiba serve?
The majority of Ceiba students come from
socioeconomically disadvantaged families
CEIBA PVUSD California

93.4% SED 78.1% SED 62.5% SED

13.9% SPED 14.96% SPED 12.97% SPED

86.2% Ever ELs 64.6% Ever ELs 37.2% Ever ELs
SOURCE: DataQuest ǽǻǼȄ-ǽǻ Enrollment Data SED: Socioeconomically Disadvantaged SPED: Special Education
EL: English Learner

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Ceiba History
Fall 2008
Ceiba opens for Ǽȁǻ ȁth and
Ȃth Graders at ǾǼȀ Main St
Spring 2015
Ceiba celebrates first high
school graduates
Fall 2020
Ceiba’s charter unanimously
approved for Ȁ-year renewal
by PVUSD Board of Trustees
Fall 2014
Entire Grade ȁ-Ǽǽ school
moves to ǽȁǻ W. Riverside
(Now ǽǼȀ Locust St)
Spring 2020
ǿǻ% of ǽǻǼȀ Ceiba graduates
graduate from college*
*National Student Clearinghouse: 2020 StudentTracker for High Schools Aggregate Report Page 345 of 889 Taxpayer funds used to
complete renovations and improvements
$ȁ.Ǿ Million
Renovation in
ǽǻǼǾ-Ǽǿ
If zoning is not changed,
and Ceiba is forced to
vacate the building, the
improvements will have no
value. Page 346 of 889
$ȀȀǻ,ǻǻǻ
ǽǻǼȂ-Ǽȃ
Science Lab Installation
Further building improvements that will have no value if zoning is not approved

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Ceiba High School Graduates
Year Ceiba HS
Graduates &
Grad Rate
Met UC A-G
Requirements
Started at
two-year college
the following Fall
Started at
four-year college
the following Fall
2015 43 (100%) 43 (100%) 20 (48%) 22 (52%)
2016 58 (97%) 56 (97%) 31 (53%) 27 (46%)
2017 59 (100%) 59 (100%) 27 (46%) 32 (54%)
2018 62 (98%) 62 (100%) 22 (37%) 38 (63%)
2019 61 (100%) 61 (100%) 33 (46%) 28 (54%)
2020 56 (100%) 53 (95%) 35 (63%) 18 (32%)
2021 62 (98%) 50 (81%) 36 (57%) 27 (43%)
2022 60 (98%) 48 (80%) 31 (52%) 24 (40%)
Totals 461 (99%) 432 (93%) 235 (50%) 216 (46%) Page 348 of 889 Why is Ceiba here today?
● June ǿ, ǽǻǼǾ: The Watsonville Planning Commission voted ȁ-ǻ to unanimously approve a Ǽǻ-year special use-permit to operate ǽȁǻ W.

Riverside Dr (now ǽǼȀ Locust St)
● May ǽǻǽǼ: Ceiba submits application to rezone since no suitable site found ● April Ȁ, ǽǻǽǽ: The Watsonville Planning Commission voted Ǿ-ǽ to approve Ceiba’s zoning request, but ǿ votes were needed (Ǽ commissioner absent, Ǽ seat vacant)
● February ǽȃ, ǽǻǽǾ: Ceiba is requesting that the Watsonville City Council amend the zoning ordinance and general use plan to allow our school to permanently operate at ǽǼȀ Locust St
● June ǿ, ǽǻǽǾ: The Ǽǻ-year special use permit that permits Ceiba to operate at ǽǼȀ Locust St, expires Page 349 of 889
Ceiba’s Search for a Permanent Home
Permanent School Site Criteria 2018-Present
Appropriately Zoned Properties
N Institutional PF Public Facility
41 N exist in entire City
7 PF exist in entire City
(none available)
Since no N or PF zoned properties were available, Ceiba searched for commercial as well as residential properties meeting the following criteria:

Within boundaries of Pajaro Valley Unified School District 17+ Appropriately Sized
35,000 - 40,000 sq ft Building

2.25 to 3 acres
Suitable Circulation & Parking Area
Adequate Outdoor Recreation Area
Convenient Location for student population
Ceiba began intensive search Ȁ years prior to end of lease term - June Ǿǻ, ǽǻǽǾ

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Permanent Site Concerns Encountered
Potential Sites Concern(s)
Former Orchard Supply
Hardware Store
Former KMart Building
● All paved areas are common areas used by
all tenants, which means no dedicated area
for drop-off, pick-up, or outdoor recreation.
● Shared common area presents student
safety concern.
● Issues with airport proximity.

Penny Lane Site
● Infeasible lot configuration.
● Building too small.
● Issues with airport proximity
Various single tenant retail
buildings
● Same Concerns as above and/or
● No response from owners
Churches with residential
zoning and excess land
● Same Concerns as above and/or
● No response from building owners

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Ceiba Traffic Studies
2013 Traffic Projection Study
Hexagon
2022 Traffic Observation Study
Anticipated AM Peak Hour
Car Trips 471 Actual AM Peak Car Trips (Ȃ:ǿȀ-ȃ:ǿȀ):
311
Anticipated PM Peak Hour
Car Trips: 313 Actual PM Peak Car Trips (Ǿ:Ǿǻ-ǿ:Ǿǻ):
245
Anticipated students
walking or riding to school 40* Actual Students walking or riding to school 128 *Study assumed ǼǼ% of Ceiba students lived within .Ȁ mile (Ȁȃ students) and Ȃǻ% of those students walk (ǿǻ students) Page 352 of 889
Watsonville Planning Commission
Hearing Date: Tuesday April 5, 2022 6:00 PM
Hearing Outcome: 3-2 in favor (1 absent, 1 seat vacant); need majority of total (6 members) Concern 3:

Neighborhood
Compatibility
Ceiba commissioned additional traffic study
& Ceiba took action to reduce congestion
Ceiba acquired additional parking
& Began Travel Behavior Change Program
Surrounding neighborhood is
primarily residential, similar to
other public schools
Concern 1:

Traffic
Congestion
Concern 2:

Insufficient
Parking

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Traffic Operations Study Findings:

June 8th, 2022
Study confirmed congestion consisted of:
● Peak congestion: 8:15 – 8:30 AM and 3:45 – 3:55 PM
● Maximum of 7 vehicles queued on Locust
● Maximum 2 to 5 vehicles queued on approaches to
Locust Street & 2nd Street intersection
● Maximum wait time less than 1 minute
Concern 1:

Traffic
Congestion

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June 2022 Traffic Operations
Recommendations:

1. Eliminate mid-block crossings

2. Have students cross intersections in groups

3. Further training of crossing-guards

4. Prohibit double-parking

5. Update Safe Routes to School Plan
Concern 1:

Traffic
Congestion

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Ceiba Addressing Traffic Congestion
School Year Action
2022-23 ● Begin implementation of travel behavior change program ● Encourage Staff Carpooling
● Encourage students to walk or bicycle to school
2023-24 ● Ceiba Bike-share Program
● Implement Carpool Matching Program for Ceiba families Concern 1:

Traffic
Congestion

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Ceiba Addressing Parking
School Year Action
2022-23
● Encourage Staff Carpooling
● Encourage students to walk or bicycle to school
● Acquired additional off-site parking spaces
2023-24
● Further Implement walking, bicycling, and carpooling program ● Reserve preferred carpool spaces
Concern 2:

Insufficient
Parking

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Neighborhood Compatibility
Ceiba is located on a residential street near at least 73 residences IG: General Industrial
Olivera Plastering
Only industrial user with ǽǻǻ Block Locust St access
R-1: Single Family Residential
Low Density
IG: General Industrial
REQUESTED N: Institutional
Ceiba College Prep
Zoning IG: General Industrial
Occupancy: Residential
IG
Concern 3:

Neighborhood
Compatibility

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Ceiba Neighborhood Compatibility
Ceiba Cares Group
Ceiba Students, Staff, Parents regularly clean-up neighborhood Concern 3:

Neighborhood
Compatibility

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Date of
Complaint
Complainant Name
and Contact Info
Complaint Description Complaint Resolution Date Complaint Resolved
11/14/22 Redacted
-4 balls thrown over fence
-Redacted returned balls to property
-Students threw balls over again and
cussed at neighbor
-Head of School spoke with Redacted
that day
-Obtained video of incident
-Had student write apology letter
-Complaint reviewed with lunch
supervision staff
-11/14/2022
1/31/23 Redacted
-Ball went over fence
-Student knocked on neighbor’s door to
ask for ball, but was told they didn’t have
the ball
-Student proceeded to walk onto
neighbor’s property without permission
-Head of School, Josh Ripp, spoke with
neighbor
-Student wrote apology note
-Student delivered apology note in
person to neighbor on 2/1/23
-Student received reflection for action
-2/1/2023
2022-23
Ceiba Neighbor Complaints
Concern 3:

Neighborhood
Compatibility

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SY 2021-2022
Concern 3:

Neighborhood
Compatibility

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Public Comment Concern: SAFETY
CONCERN DETAIL CEIBA Response
SAFETY ● Riverside arrival and
departure
● Ceiba policy - no arrival or departures along
Riverside Dr
● Establish School Zone through CalTrans
● Establish no parking area along Riverside
between Walker and Locust St through CalTrans
● Install Curb Extensions at Riverside and Menker
Concern 4:

SAFETY

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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

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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

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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
Ceiba SSRT Slide 3 /Diapositiva 3
1 2
3 4
5

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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

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CEIBA Financed Crosswalks &
Street Signs
● Ceiba to finance:
○ High-visibility crosswalks
○ School zone signs with lights
○ Handicap accessibility ramps
● Greater than $500,000 investment for
Locust St neighborhood
Concern 4:

SAFETY

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Cold Storage Facilities Near Ceiba
Concern 4:

SAFETY
February 24, 2023
“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.”
Stephen John Martinelli
Chairman of the Board
Martinelli’s

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Ammonia Storage Facilities and Nearby Land Uses
Cold Storage and Food Processing Plants with Ammonia Storage (Source: Martinelli, 2023) School Facility
Residential Areas

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California Accidental Release Prevention Program
https://scceh.com/NewHome/Programs/HazardousMaterialsWaste/CaliforniaAccidentalReleasePrevention.aspx Environmental
Health is
responsible for
implementing the
California
Accidental Release
Prevention (Cal
ARP) program
Cal ARP covers
businesses that
handle certain
amounts of
regulated
substances
(i.e., ammonia)
According to
County Health,
Anhydrous
Ammonia is one of
the most common
regulated
substances in Santa
Cruz County
State Threshold for
Ammonia is 500
lbs. Federal
Threshold is 10,000
lbs.

Covered facilities
must develop a
Risk Management
Plan (RMP) and
implement an
accidental release
prevention
program

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What is a Risk Management Plan (RMP)?
Purpose of RMP:
“The purpose of this program is to minimize the risk of an off-site release of a regulated substance that would
adversely impact the surrounding community.”

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What happens in the event of ammonia release?
Source facility
notifies
Emergency Responders
Local authorities issue
Shelter in Place
Advisory
Ceiba initiates
Shelter-in-Place
Immediate Action Response

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Shelter in Place
When Initiated:

To separate people from external airborne
contaminants
Examples:

Ash, smoke, natural gas in air outside
Procedures
● Close windows, close doors
● Shut off HVAC system
● Continue to work inside building, PE
move inside

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Implications of Zoning Decision
By approving Ceiba’s requested zoning:
✔ȀǽȀ underserved students can continue to access
their high-quality, college preparatory education
✔Ceiba will make Locust neighborhood safer
through pedestrian crossing improvements
✔Locust St neighborhood families will continue to
have access to a high quality school in their
neighborhood
✔Ȁȁ Ceiba staff members continue to be employed
By denying Ceiba’s requested zoning:
✘ȀǽȀ underserved students face the certainty of no
longer having access to the educational programs offered by Ceiba at the end of the ǽǻǽǽ-ǽǾ school year
✘ $Ȃ million of facility improvements will have no value ✘Ceiba will not be able to provide pedestrian crossing
improvements for Locust St neighborhood
✘Locust neighborhood families will lose access to a high quality school
✘Ȁȁ Ceiba staff members lose their jobs

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Thank you
for your
consideration

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Ceiba College Prep
General Plan / Zoning Map Change
& Special Use Permit (App #1737)
CITY COUNCIL | February 28, 2023
215 Locust Street

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Overview
● Proposed project
● Procedure
● Discussion
● CEQA
● Findings
● Public comment
● Recommendation

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Proposed Project
● Project: Allow permanent establishment of a 525-student charter school ● Applicant: Ceiba College Preparatory Academy
● Grades: 6 – 12

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Project Location
● Address: 215 Locust Street (formerly 260 W Riverside Dr) ● Site size: 2.1± acres
● APN: 017-161-51
● Facilities: 27,000± sf building w/ 8,500± sf mezzanine ● Previous use(s):
○ Storage (for Nordic Naturals)
○ Shipping facility (for DHL International)

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Site Plan

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Project
Location

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Existing
Land Use
Designation

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Project Approvals
● General Plan Map (aka Land Use Diagram) Amendment
○ Existing: Industrial
○ Proposed: Public/Quasi-Public
● Zoning Map Amendment
○ Existing: IG (General Industrial)
○ Proposed: N (Institutional)
● Special Use Permit with Environmental Review

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General Plan & Zoning Map Changes

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Procedure
● General Plan Map may be
amended by Council
whenever the public
necessity, the general
community welfare, and good
zoning practices permit such
amendment. WMC § 14-

12.700
● Zoning Map may be amended
according to the same
procedures. WMC § 14-12.802

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Procedure
● Special Use Permit required
for school use in a N District.

WMC § 14-16.802(a)(6)
● Environmental Review
required for projects subject
to the California Environmental Quality Act (CEQA)

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Discussion
● Compatible use
● General Plan consistency
● Zoning consistency
● Parking
● Site access / circulation
● Accessible path of travel
● Safe routes to school
● Flood proofing
● Environmental review

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Compatible Use
● Schools not often located in industrial areas
● Existing businesses do not represent heavy industrial uses ● Conditions of approval are intended to address complaints ○ Traffic congestion during morning drop-off and afternoon pick-up times ○ Odors from the trash enclosure
○ Use of nearby vacant land for recreational activities ○ See Conditions 27, 28, 29, 30, 41 and 50

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General Plan: Children & 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…
● 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 parent… Page 391 of 889 General Plan: 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
● Policy 10.M Pedestrian Circulation – Recognize the importance of pedestrian travel, alone, or in combination with other travel modes, and to encourage walking

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General Plan: 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
● 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

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General Plan: 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

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General Plan: Land Use Element
● Policy 4.D – 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 4.3.4 Industrial Reserve – The City shall maintain a reserve of industrial land sufficient to meet the long-term job creation goals and to enable the City to maximize economic opportunities consistent with the City’s Comprehensive Economic Development Action Plan

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General Plan Consistency
● The project would provide:
○ Educational services to 500+ children
○ Opportunities for academic development
● The project is required to:
○ Install street improvements
○ Enhance the site’s walkway
○ Flood proof the existing building
● The project represents:
○ A small conversion of industrially designated land
○ Minimal changes to the City’s industrial base

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Zoning Consistency
● Consistent with allowed uses with issuance of a SUP
● Conforms with minimum development standards for setbacks

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Parking
● Inconsistent with minimum parking requirements
● No room to add sufficient parking onsite
● Study confirms inadequate supply

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Parking-related Conditions
● Mandatory travel behavior change (#43)
● Carpool matching program (#44)
● Incentives or promotional events (#45)
● Bicycle program (#46)
● Promotions and marketing (#47)
● Preferential carpool / vanpool parking spaces (#48)
● Transit subsidies (#49)
Conditions intended to reduce school’s parking demand and spillover effects on nearby streets

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Site Access / Circulation
● Two driveway approaches
● Only one off Locust St may be used by parents & their children (#27) ● School shall prepare a Safe Routes to School (SRTS) Plan (#28) ● Enhance school responsibility required to address congestion (#29) ● Improve crossing guard training (#30)

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SRTS Plan

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Accessible Path of Travel
● Entry didn’t separate pedestrians from cars
● Possible modifications include:
○ Raised curb and paving
○ Railings
○ Detectable warning 36" wide

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Accessible Path of Travel
Image date: Feb. 8, 2023

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Safe Routes to School
● Complete Streets to Schools Plan
(2020) main goals:
○ Improve safety and comfort
○ Reduce congestion
● Identified detailed recommendations
● Conditions require enhancements at:
○ Locust Street and Second Street
○ Walker Street and Second Street
○ Pine Street and Second Street
○ Pine Street and W Beach Street

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Condition #31: Pedestrian Crossing Upgrades
Street crossings nearby to the school site shall be upgraded to include highvisibility 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 months of the approval of the Special Use Permit 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)

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Condition #32: Accessible Ramps on Nearby Streets
School Administration staff shall submit an Encroachment Permit to the City of Watsonville within 12 months of the approval of the Special Use Permit for upgrading ramps at the above location(s), as necessary, to meet current Americans with Disability Act (ADA) standards.

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Environmental Review
● Project is exempt from CEQA because…
● No change, expansion or intensification
of existing use (CEQA Guidelines § 15301)
● Allowing school use on permanent basis
would not result in a significant effect on
the environment (CEQA Guidelines §
15061(b)(3))

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Public Comments
The following individuals have written in opposition to the project:
● Fay Hilt, Pajaro Valley Electric
● Mark Clough, Pajaro Valley Electric
● Anka Bulaich, resident
● Nick Bulaich, resident
● Marta Bulaich, resident
● Guadalupe Flemate and Mara Rodriguez, resident
● Mr. and Mrs. Johnny Howard Clark Jr., resident
● Paul Lauesen, resident
● Mark DeBolske, Riva Marble & Granite

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Public Comments
The following individuals have written in opposition to the project:
● Peter Bobeda, Pajaro Valley Cold Storage Co.
● Mark Pista, Pajaro Valley Cold Storage Co.
● Ronald Chauvel, Chauvel & Glatt
● Edward Kelly, K&M Enterprises
● John Martinelli, Martinelli & Company
● Chrsi Dixon, Mizkan America, Inc.
● James C. Jeffery, III, Traffic & Civil Engineering Consulting Services ● Grant P. Johnson, TE, Prism Engineering
● James T. Wells, PhD, PG, LEA Environmental
● Bill Seligmann, Law Offices of Wm. R. Seligmann Page 411 of 889 Public Comments
The following individuals have written in support to the project:
● Takashi Mizuno, resident
● David Ray, teacher
● William Farr, resident
● Jennifer Fernandez, resident
● Lesley Gin, resident
● Maria Angeles, resident
● Monica Fernandez, resident
● Adrian Moran, student
● Carmen Kotto, teacher
● Victoria Bañales, resident
● Maura Lenor, resident
● Jesse Fernandez, resident

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Required Findings
● Conditions intended to address previously identified issues ● Evidence provided in support of required Findings
● As conditioned, the City Council may make the required General Plan Map Amendment, Zoning Map Amendment, and Special Use Permit findings in support of the project
● The project is exempt from further environment review per CEQA Guidelines §§ 15301; 15061(b)(3).

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Recommendation
As conditioned, staff recommends that the City Council:

1. Approve a General Plan Map Amendment and Zoning Map Amendment

2. Approve a Special Use Permit (App #1737) to allow the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± sf building with an 8,500± sf mezzanine on a 2.1± acre site located at 215 Locust Street (APN 017-161-51)

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2/27/23, 12:16 PM City of Watsonville Mail - Ceiba Application - Examples of Schools Located in Industrial Areas https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1758840560220096675&simpl=msg-f%3A1758840560… 1/2 Irwin Ortiz <[email protected]>
Ceiba Application - Examples of Schools Located in Industrial Areas Elizabeth Sanborn Falcon <[email protected]> Sat, Feb 25, 2023 at 1:37 PM To: "Montesino, Eduardo" <[email protected]>, Vanessa Quiroz-Carter <[email protected]>, Maria Orozco <[email protected]>, Kristal Salcido <[email protected]>, Casey Clark <[email protected]>, Jimmy Dutra <[email protected]>, Ari Parker <[email protected]> Cc: Irwin Ortiz <[email protected]>, Justin Meek <[email protected]>, Suzi Merriam <[email protected]>, Josh Ripp <[email protected]> Dear Honorable Mayor Montesino and City of Watsonville Councilmembers, I am the land use consultant and real estate broker for Ceiba and I wanted to share some information with you. For the last 20 years my primary focus has been on locating sites and securing financing and governmental approvals for school properties. This effort has involved not only charter schools, but also private schools as well as school districts and community colleges that have wanted to open smaller more focused schools.

What I have found is that the properties most conducive to school use are often industrially zoned properties, and to a lesser extent, large box single use commercially zoned parcels. The reason for this is that these sites generally have the building floor plates (25,000+ square feet ) and lot sizes (1.75 - 2 acres minimum) to accommodate school use. As a result, there has been a nationwide trend of renovating industrial and commercial buildings for educational use.

Attached to this email is a .pdf file showing a few examples of greater Bay Area schools that have located in industrial areas. Please note that one of them is located right next to the EGGO Waffle Plant near 101 in San Jose.

Each school listed chose the industrial location because there were no other suitable locations available. Said another way, it was either the industrial location or no location at all, which is exactly the situation Ceiba finds itself in.

I respectfully ask that you take this information into consideration when making your decision on Ceiba's zoning request application.

Please feel free to contact me if you would like additional information.

Elizabeth Sanborn Falcon
Benchmark Realty Advisors
900 E. Hamilton Ave. Suite 100
Campbell, CA 95008
408-885-1110 (Office)
831-402-3900 (Cell)
CA BRE# 00468326

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1402 Monterey Highway, San Jose
Downtown College Prep
Former Southern Lumber Warehouse
60,000 SF Building Rehab on 3.78 Acre Site
1,000 +/- students
San Jose Unified SD purchased and leased to DCP

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370 Wooster, San Jose
Rocketship Discovery Prep
22,000 +/- SF New Construction

1.75 Acre Land Site
500 Students Grades 1-5
Next to EGGO Waffle Plant EGGO Waffle
Plant
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1009 66th Avenue, Oakland
Aspire Golden State College Prep
47,000 SF Rehab/New Construction
450+ students

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150 Jefferson Drive,Menlo Park
Tide Academy Sequoia Union HSD
Bohannon Business Park
450 +/- Students Grades 9-12
40,000 SF +/- new construction
2 Acre Land Site
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Lighthouse School
444 Hegenberger Rd, Oakland
Oakland Airport Industrial Park
70,000 SF Building Rehab on 3.5 Acre Site
K-12 850+/- students

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Lodestar School
735 105th, Oakland
500 +/- Students Grades 6-12
45,000 SF on 3.9 Acre Site

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Aspire Public Schools
Langston Hughes and Port City Academies
2050 West Lane, Stockton
Former Meeks lumber warehouse and yard.
60,000 SF New Construction
1000+/- Students Grades K-12
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Summit Prep Hi
890 Broadway,
25,000 SF Build
430 +/- Students
Sequoia Union H
2/27/23, 9:35 AM City of Watsonville Mail - "Public Comment" https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permmsgid… 1/1 City Council <[email protected]>
"Public Comment"
Paul Lauesen <[email protected]> Sat, Feb 25, 2023 at 2:56 PM To: "[email protected]" <[email protected]> Item 3a; General Plan Map Amendment, Zoning Map Amendment and Special Use Permit With Environmental Review (App #1737) to Allow Permanent Establishment Of A 525-Student Charter School Located At 215 Locust Street (APN 017-161-51). a.k.a. Ceiba Charter School Zoning Agenda item February 28,2023
I request that the Council DENY the General Plan, Zoning map and Special use permit amendments for the above referenced agenda item.

This "school" invaded the industrial neighborhood without notice to those impacted ten years ago and have failed to mitigate issues presented to them as problematic.

Traffic volume being an overwhelming issue.

Traffic control being a problem, using parents to stop traffic for children crossing the streets without consideration for traffic flow. I'm assuming they have had little to no training on this subject. I have called the school and local authorities regarding this issue with no significant change or effort witnessed.

I'm guessing those responsible for the charter school have not done their due diligence regarding finding a permanent compatible facility in a commercial/residential neighborhood. There are plenty of vacancies throughout Watsonville that would be better suited to this use.

I have no objection to the charter school and their claims of success regarding providing education to selected children, the location and lack of response to neighborhood issues cannot be ignored.

Why would you locate a school in an industrial area ever. I question the initial logic of temporary occupation allowed by the city in this location.

I urge you to DENY this request for general plan, zoning and use amendments.

Respectfully submitted,
Paul Lauesen
Property owner 316 Second Street

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2/27/23, 9:35 AM City of Watsonville Mail - Public comment https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permmsgid… 1/1 City Council <[email protected]>
Public comment
Carol Pista <[email protected]> Sun, Feb 26, 2023 at 10:41 AM To: "[email protected]" <[email protected]> RE: Ceiba Charter School Zoning Amendment item February 28,2023 Members of the Council
I am the owner of a building at 131 Walker Street and a shareholder in Pajaro Valley Cold Storage. Both of these buildings are zoned industrially and the businesses in operation therein, are industrial in nature. We have owned these properties since the early 1920s.

Putting a charter school in the midst of an industrial complex is a very bad idea fraught with serious potential problems.

The council is proposing a zoning change for the school which would cause a serious negative impact on my property and its use. As a result, I request that the council deny the zoning amendment.

Sincerely,
Mark Pista

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2/27/23, 12:15 PM City of Watsonville Mail - Letter from the PVUSD Dated February 13, 2023 https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1758943160949228337&simpl=msg-f%3A1758943160… 1/1 Irwin Ortiz <[email protected]>
Letter from the PVUSD Dated February 13, 2023
Marta Bulaich <[email protected]> Sun, Feb 26, 2023 at 4:48 PM To: [email protected], Vanessa Quiroz <[email protected]>, [email protected], [email protected], [email protected], [email protected], [email protected] Cc: Irwin Ortiz <[email protected]>
Dear Members of the Council:

Submitted herewith is a letter from me which explains an unusual situation regarding an important letter from PVUSD Superintendent Dr. Michelle Rodriguez. Included is a copy of the Superintendent's letter.

Sincerely,
Marta
--
Marta J. Bulaich
+1 415 816 1665
@martahari
022623 Letter to Watsonville Council Members.pdf
1296K

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VIA ELECTRONIC EMAIL
Watsonville City Council
City of Watsonville
275 Main Street
Suite 400 (4th Floor)
Watsonville, CA 95076
2546 Rolling Hills Ct.

Alamo, CA 94507
February 26, 2023
Re: Ceiba College Preparatory Academy Zoning Amendment
February 28, 2023, Agenda Item 3(a) - Watsonville City Council Meeting Members of the Council:

Very soon, the Council will be deciding on the Ceiba agenda item during the upcoming meeting. I have obtained a copy of a letter (dated February 13, 2023) in which the sender is the PVUSD Superintendent Michelle Rodriguez and the intended recipient is the Watsonville City Council.

The letter presents the current PVUSD policy position in regard to the Ceiba rezoning issue. I obtained a copy of the letter through a public records document request.

The letter is clearly an influential factor in any Council Member's decision-making for such a complex legislative act. I have noticed that the letter is not in the Agenda packet for the Ceiba agenda item, even though it is a public document and was sent on February 13, 2023, which is quite some time ago. This is an irregularity for which I do not have an explanation.

In light of the severe time constraints with this situation, I am providing all the Council Members with a copy of this letter for benefit of all parties involved.

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From: Michelle Rodriguez on behalf of Michelle Rodriguez <[email protected]> To: Eduardo Montesino; Rene Mendez
Subject: PVUSD Response to Ceiba College Preparatory Academy Rezoning Petition Date: Monday, February 13, 2023 6:37:16 PM
Attachments: PVUSD Letter to Watsonville City Council Regarding Ceiba Facilities Permit.pdf Good Evening Eduardo and Rene,
Please find PVUSD's response to Ceiba College Preparatory Academy Rezoning Petition. Let me know if you would like to discuss further.

Thank you,
[I]

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OFFICE OF THE

SUPERINTENDENT
Dr. Michelle Rodriguez
Superintendent
Board of Education
Jennifer Holm
President
Georgia Acosta
Vice President/Clerk
Daniel Dodge Jr.

Olivia Flores
Kimberly De Serpa
Oscar Soto
February 13, 2023
By U.S. Mail & E-Mail: [email protected] Watsonville City Council
275 Main Street, Suite 400
Watsonville, CA 95076
Re: Ceiba College Preparatory Academy Rezoning Petition (215 Locust Street) Dear Members of the Watsonville City Council,
As you may be aware, the Parajo Valley Unified School District (“PVUSD”) is the charter authorizer for the Ceiba College Preparatory Academy (“Ceiba”). As Ceiba’s authorizer, PVUSD is intimately familiar with its history and operations, and is in a unique position to offer insight and context to help inform the City Council’s upcoming consideration of Ceiba’s request to rezone the location of its current school site from industrial to institutional (the “rezoning petition”). In addition, to the extent that Ceiba remains at its current facility, I urge the City of Watsonville and Ceiba to work closely to resolve public safety concerns that have recently been brought to my attention. Conversely, should Ceiba be unable to remain at its current site, PVUSD will remain a committed civic partner and be available to serve and any and all pupils who wish to enroll.

By way of background, the PVUSD Board of Trustees initially granted Ceiba its school charter in October 2007, and Ceiba began offering its educational program in the 2008-2009 school year. Since that time, the PVUSD Board of Trustees has renewed Ceiba’s charter for three (3) additional five-year terms, the most recent renewal occurring in October 2020. While Ceiba initially operated within PVUSD facilities, in May of 2013, the parties entered a facilities memorandum of understanding (“MOU”) through which Ceiba moved into its current facility located at 215 Locust Street.

The terms of the MOU provided Ceiba with the certainty of having a home for its operations through the end of the 2023-2024 school year. As you may be aware, the City was a stakeholder in this process, having granted Ceiba a ten-year special use permit to operate in an area otherwise zoned for general industrial use. Importantly, the MOU provided that, in exchange for several concessions from PVUSD, Ceiba waived its statutory right to request facilities from PVUSD through the end of the 2023-2024 school year. This is a critical provision of the MOU as it means that should the City Council deny the rezoning petition, Ceiba may find itself without facilities for the 2023-2024 school year and, according to Ceiba, face closure.

While Ceiba has had a stable facilities arrangement since it entered the MOU with PVUSD, it is PVUSD’s understanding that Ceiba’s current residency has not been without issue. Members of the community have alleged that there is a dangerous condition along Highway 129 near Locust Street where Ceiba students are dropped-off and picked-up at the start and end of school days. To this point, I urge City officials and Ceiba leadership to work collaboratively to remediate any potentially dangerous conditions.

UMlflfO SCHOOL OISllltl

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I recognize that the opinions and considerations the City Council must weigh in its present deliberations are myriad, and PVUSD will remain neutral to allow the City Council, Ceiba, and the local community to seek a resolution. To the extent that the parties are unable to resolve this matter, PVUSD is has sufficient capacity throughout its 16 secondary school sites and is prepared to welcome any and all of the approximately 520 existing Ceiba students who may wish to attend PVUSD schools.

I hope this letter helps inform the City Council of the context underlying Ceiba’s relationship with PVUSD, and I remain available should you or the City Council have any questions. cc: Josh Ripp, Head of School
Ceiba College Preparatory Academy
Sincerely,
Dr. Michelle Rodriguez
Superintendent of Schools

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2/27/23, 9:35 AM City of Watsonville Mail - Public Comment https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permmsgid… 1/1 City Council <[email protected]>
Public Comment
Mark Clough <[email protected]> Mon, Feb 27, 2023 at 6:35 AM To: "[email protected]" <[email protected]> Ceiba Charter School Zoning (APP #1737)
I request that the Council DENY the General Plan, Zoning map and Special use permit amendments for the abovementioned agenda items.

Being a business and building owner in the immediate area for over 30 years we are forced to deal with the impacted traffic flow in the mornings and afternoon for the past 10 years when the students are arriving and departing the school.

The increased traffic and student foot traffic is making deliveries for material very difficult during these times. We have contacted the City and made complaints of vendors double parked on narrow streets, students crossing the streets without any caution for truck or vehicle traffic, but the issues still remain. The school has been trying to disguise the situation by having the students dropped off at different locations around the area to reduce the traffic on Locust Street.

This failed attempt to make things better just moves the traffic issue elsewhere on the narrow streets in the area and fails when the weather turns bad, and the students then need to be dropped of in front of the school. During drop off and pickup times the cars are parked along Riverside Drive/State Highway 129 making it very difficult to make a right turn onto the highway from Locust Street. Not to mention the student’s safety leaving and entering the vehicles. The school has a right turn only arrow when leaving the school onto Locust Street, the majority of the time the drivers disregard the sign and turn left anyway. The school does not monitor the traffic patterns or seems to care! The school has been there for about ten years now and has had a huge impact on the industrial area. Please DENY them to continue to use the school in a residential/industrial area and have them relocate to a better location so they can continue to provide an education for the students in a much safer environment.

Mark Clough
Pajaro Valley Electric
220 Pine Street, Watsonville, CA 95076
Tel. # 831-724-4757
Fax # 831-724-0324
Cell # 831-320-2659
email [email protected]
http://www.pveinc.com

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2/27/23, 9:35 AM City of Watsonville Mail - CEIBA
https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permmsgid… 1/2 City Council <[email protected]>
CEIBA
Fay Hilt <[email protected]> Mon, Feb 27, 2023 at 7:43 AM To: "[email protected]" <[email protected]> Good morning, council members.

I am writing this email with great concern to you regarding the change in zoning for CEIBA. I work in the area on Pine Street and this school does not belong in a highly industrial area.

Schools belong in residential areas where the attendees live! The disruption to the neighborhood is great. The school has no control of the children they walk out between cars, if there are crossing guards, they pay no attention to them. On multiple occasions I have had them step right out in front of me.

The parents park illegally for example they park to close to the corner of Riverside and Locust street forcing you to pull into the slow lane to see if there is oncoming traffic before turning onto Riverside. They continue to double park. They pay no attention to the signage regarding (No Left Turn). When the kids get out of the car, they open the car doors on the traffic side. Just a small example of violations.

We have kids loitering in front of our building even sitting on the steps and smoking at our front door. This is not an inviting situation for our clients! Also, there are a lot of times I am in the office by myself, and I have the door locked because I do not feel safe.

Being industrial electrical contractors, we have material and equipment delivered to our shop with the change in curbs you are planning it will make it impossible for larger trucks to get to our shop, it is difficult enough right now. This is not even considering the streets are narrow and there is only room for one truck to drive down the street, the increase to traffic and the kids on the streets.

It is only a matter of time before someone gets hurt or killed and it will be on your shoulders if decide to change the zoning and allow this school to continue to operate on Locust Street.

Regards
Fay Hilt
Pajaro Valley Electric, Inc.
220 Pine Street
Watsonville, CA
Phone: )831) 724-4757
Email: [email protected]

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2/27/23, 9:35 AM City of Watsonville Mail - CEIBA
https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permmsgid… 2/2

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2/27/23, 9:36 AM City of Watsonville Mail - Letter in Support of Ceiba https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permmsgid… 1/1 City Council <[email protected]>
Letter in Support of Ceiba
Victoria Bañales <[email protected]> Mon, Feb 27, 2023 at 8:00 AM To: "[email protected]" <[email protected]>, "[email protected]" <[email protected]>
Dear Watsonville City Councilmembers: Please support Ceiba College Prep's request to remain in its current location. My son, Yan, attended Ceiba as a high schooler (class of 2020), and I am so impressed with the academic rigor and support offered. Today, he is thriving at Cabrillo, preparing to transfer to a UC or Cal State, where he plans to complete his B.S. in Engineering. We have fond memories of the school whose staff, teachers, and administrators bend over backward to ensure their students receive the best education possible. Also, many schools are located in residential areas. Yes, traffic is a nuisance for those of us who live near schools (it happens to me all the time near Starlight), but we adjust, and life goes on. Not to undermine people's complaints, but to be fair, the traffic only happens twice a day (early morning & late afternoon). Please support Ceiba. It's a remarkable school, and our Watsonville youth depend on it! Sincerely, Dr. Victoria Bañales
72 Alisa Circle
Watsonville, CA 95076
(831) 22-8321
--
Victoria M. Bañales, Ph.D.

English Department
Cabrillo College
6500 Soquel Dr.

Aptos, CA 95003
(831) 479-6112

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2/27/23, 12:31 PM City of Watsonville Mail - Ceiba School Rezoning Amendment-February 28, 2023 Watsonville City Council Meeting-Agenda Item … https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permmsgid… 1/1 City Council <[email protected]>
Ceiba School Rezoning Amendment-February 28, 2023 Watsonville City Council Meeting-Agenda Item 3(a)
Ed Kelly <[email protected]> Mon, Feb 27, 2023 at 12:26 PM To: "[email protected]" <[email protected]> Please see attached letter regarding Ceiba School Rezoning Amendment-February 28, 2023 Watsonville City Council Meeting-Agenda Item 3(a).

Thank you.
scan1537.pdf
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February 27, 2023 K & M ENTERPRISES, LLC • Post Office Box 1464 • Watsonville, CA 95077 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 Celba College Preparatory School 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 staff and students.

In the same way that I would never be allowed to build a cooler next to E.A. Hall School (nor should I be allowed), we should not place a school In the middle of an industrial zone. Our Industrial community Is one of the primary contributors to our local economy, and any threat to our businesses is a threat to all the citizens of Watsonville. Expansion of Institutional/neighborhood/public zoning, In the middle of an Industrial area, should never be considered by planning staff when there are opportunities to relocate and expand this facility closer to where the majority of our residents live in Watsonville.

Putting Ceiba College Preparatory School in this location permanently exposes students and staff to hazardous materials risk factors and is a degradation of the functional industrial land reserve. Every day I see kids being dropped off and picked up In dangerous areas along the highway. Cars are double parked and making u-turns in the middle of a highway which is just one of the many ways this location creates an unsafe environment for everyone.

Watsonville City management has been trying to move S. Martinelli and Company from their plant on 227 East Beach for years, claiming the Inherent conflicts that the Industrial activities create with Watsonville High School across the street. This same logic can be applied to the Ceiba location .... there are too many Inherent conflicts with the industrial activities for which the area is zoned.

This project is Incompatible with the current industrial zoning and is inconsistent with the General Plan.

This Is the time for Watsonville to take a long look at how best practice zoning designations should be applied to our long-term general plan. Mixing a children's school with heavy industrial use Is simply not good planning. I hope that you will deny the zoning amendment and I encourage you to find a compatible location for Ceiba to continue their good work.

Thank you for your consl~
Edward Kelly c5
K&M Enterprises, LLC

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2/27/23, 4:08 PM City of Watsonville Mail - February 28, 2023 Watsonville City Council Meeting - Agenda Item 3(a) https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1759019868173320789&simpl=msg-f%3A1759019868… 1/1 Irwin Ortiz <[email protected]>
February 28, 2023 Watsonville City Council Meeting - Agenda Item 3(a) 1 message
James Wells <[email protected]> Mon, Feb 27, 2023 at 1:07 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: "[email protected]" <[email protected]>, "[email protected]" <[email protected]>, Marta Bulaich <[email protected]> Dear City Council,
Please find attached comments on environmental matters related to the Ceiba Academy matter to be addressed at tomorrow’s council meeting. We provide these comments on behalf of neighborhood stakeholders.

Jim Wells, PhD, PG
LEA Environmental, Inc.
220 West Gutierrez Street
Santa Barbara, CA 93101
805-880-9302 (office)
805-570-0267 (mobile)
www.everettassociates.net
LEA_2023_02_Comment_Letter_re_Ceiba.pdf
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February 27, 2023
Watsonville City Council
City of Watsonville
275 Main Street, 4th Floor
Watsonville, CA 95076
Subject: Rezoning for Ceiba College Preparatory Academy Honorable Mayor Montesino and Members of the Council,
I am writing on behalf of neighborhood stakeholders that retained my firm to evaluate environmental matters in and around the Ceiba College Preparatory Academy. This school is approximately ½ block from the former California Spray and Chemical Company (CalSpray) which occupied 135 Walker Street in Watsonville, California. In fact, the newly acquired parcel that the school intends to use for a gymnasium was part of the active cleanup of this facility. In 2010, I served as an expert in a legal case involving the CalSpray facility. As part of my work in that case, I reviewed all available technical documentation and data regarding soil conditions at the site. I also directed a soil sampling program for shallow soil in the surrounding residential parcels. I found clear evidence of elevated lead and arsenic levels in shallow soil, extending up to 1,000 meters (approximately 0.6 miles) from the former facility. While remedial actions have been conducted at the CalSpray site itself, the responsible party has never cleaned up the offsite impacts.

Background and Qualifications
Currently, I am President and Principal Geologist at LEA Environmental, Inc., an environmental hydrogeology and remediation company. I am a Professional Geologist (CA PG #7212), licensed by the California Board for Engineers, Land Surveyors and Geologists. I received a PhD in Geological Sciences from the University of Washington in 1990. I received a Master’s of Science Degree in Geological Sciences from the University of Washington in 1986. I received a Bachelor’s Degree in Earth Sciences from Dartmouth College in 1981. I have more than 30 years of professional experience as an environmental geologist. During the course of my career, I have evaluated soil, soil vapor and groundwater at dozens of sites around the country. My professional work experience includes conducting subsurface investigations to define the nature and extent of contamination in soil and groundwater, groundwater modeling, conducting contaminant fate and transport studies, and evaluating remediation strategies.

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I was appointed by the State of California Department of Toxic Substances Control and South Coast Air Quality Management District to serve as the Technical Advisor to the Exide Community Advisory Group. The Exide residential cleanup is the largest soil remediation project ever undertaken in California. In this capacity, I serve as technical liaison between community stakeholders and state regulators for this project involving evaluation and cleanup of up to 10,000 homes impacted by lead emissions from a secondary lead smelter. I have provided expert testimony on this case before a legislative hearing at the state capitol in Sacramento. I have also twice testified before the U.S. House of Representatives Natural Resource Committee on environmental matters.

Comments
CalSpray, a predecessor of Chevron Chemical Company, was formed in 1907 to produce lead arsenate insecticide spray, principally for apple orchards. The facility also produced other chemicals used in pesticides such as strychnine. Manufacturing of the lead arsenate was discontinued at the site in 1929, although warehousing operations continued until the early 1950s. See Figure 1 for a drawing of the historical CalSpray facility. The lead arsenate production process resulted in a filter cake that required drying, grinding, and packaging. This was long before modern environmental rules so the lead and arsenic-rich dust created by the manufacturing process was dispersed into the environment, leaving a legacy of soil contamination on-site and in the surrounding neighborhood that persists to this day. The Pajaro River also experienced a number of major floods that spread contamination from the site by sediment transport.

Due to the persistence of legacy contamination from
CalSpray, I recommend a focused soil sampling
program and a comprehensive human health risk
assessment be conducted for the existing school site
and the proposed gymnasium site. It is likely that such an assessment would find that the average lead and
arsenic levels in shallow soil in the neighborhood
surrounding the former CalSpray facility exceed safe
levels for sensitive land uses such as a school.

Gymnasium Site
The property on Locust Street purchased by Ceiba Academy for use as a gymnasium is immediately adjacent to CalSpray and was grossly contaminated with lead and arsenic from the historical pesticide operations. During the site investigation and cleanup, Chevron

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had designated this property as “Area 2” and “Area 4.”1 Two homes were demolished in
2001 to allow for excavation of 1,579 cubic yards of contaminated soil from Areas 2 and 4.

For perspective, the capacity of a standard dump truck is approximately 15 cubic yards, so more than 100 truck loads of contaminated soil were removed from the gymnasium site.

After backfilling the excavations with clean soil, it is possible that the gymnasium site is reasonably safe for the intended use, especially if the site is to be entirely paved, precluding physical contact with the soil. However, I recommend an updated analysis of site conditions using modern environmental standards. The cleanup standards that were applied when this site was remediated up more than 20 years ago were permissive by today’s standards. If the cleanup were to take place today, Chevron almost certainly would have been held to stricter standards and would have been required to excavate even more contaminated soil from the gymnasium site. For example, Chevron used a cleanup goal of 210 mg/kg (milligrams per kilogram which is equivalent to parts-per million) for lead in soil at this site. In 2009, DTSC established a state-wide screening level of 80 mg/kg for lead at residential sites. According to DTSC, the 80 mg/kg lead level should be met in shallow soil in order for a site to qualify for unrestricted, land use (i.e., in order to be considered suitable for a school, day care, hospital or homes).

Similarly, CalSpray’s cleanup standard for arsenic in 2002 was 18 mg/kg. Since the CalSpray cleanup, DTSC has conducted extensive studies of arsenic in California soil.

Reasons for these studies include the fact that numerous evaluations around the state have documented that arsenic in soil is often a major source of environmental risk to students, teachers and staff at school sites. In addition, many California soils contain relatively high 1 CH2MHill (on behalf of Chevron), 2002, Remedial Action Implementation Report, 228 Locust Street (Former Cal Spray Site Area 2) Watsonville, CA; CH2MHill (on behalf of Chevron), 2002, Remedial Action Implementation Report, 228 Locust Street (Former Cal Spray Site Area 4) Watsonville, CA.

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levels of natural arsenic, which can complicate the assessment of arsenic contamination.

Thus, the City of Watsonville faces a dilemma knowing that arsenic is often the risk driver for toxic exposure at school sites and yet is being asked to approve a new school facility directly abutting a former lead-arsenic pesticide plant that (last century) pumped tons of arsenic into the environment. It is reasonable to demand that a thorough assessment of this potential health risk is completed before moving ahead with what seems to be a poorlysituated project. DTSC has found that the average arsenic concentration in southern California soil is about 2.4 mg/kg (it is assumed that the average concentration in central California would be about the same).2 The current risk-based screening level for arsenic in residential and school soil is even lower, at 0.11 mg/kg.3 As noted above, the cleanup standard for arsenic at the gymnasium site was 18 mg/kg, which we now know was not sufficient to fully clean up the site to background or pre-industrial conditions.

It is notable that even by 2002 standards, the CalSpray property itself (immediately adjacent to the gymnasium site) could not meet the cleanup levels needed for unrestricted land use. On-site residual arsenic and lead concentrations are so high that the owner (Chevron) was required to record a land use covenant prohibiting (in perpetuity) residential development as well as schools, hospitals and day care centers.4 This restriction applies to the land that shares a property line with the proposed gymnasium site.

Neighborhood Impacts
There are numerous potential sources of lead in urban environments including lead-based paint, the legacy from leaded gasoline emissions and other industrial sources. However, the colocation of elevated lead and arsenic in this part of Watsonville is compelling evidence that most of the contamination in this part of town is due to historical releases from CalSpray.

Over the years, many off-site soil samples have been collected in the neighborhoods surrounding CalSpray, including sampling conducted in 2010 by my team. We found clear evidence of elevated lead and arsenic in shallow soils at distances up to 1,000 meters (approximately 0.6 miles) from CalSpray. Both the current Ceiba Academy site and the gymnasium site are well within this impact zone. For the area within a 1,000 meter radius from CalSpray, the average off-site lead concentration was 216 mg/kg with isolated hot spots over 1,000 mg/kg. A summary of these findings for lead is included in Figure 2. 2 DTSC, 2020, Human Health Risk Assessment (HHRA) Note Number 11: Southern California Ambient Arsenic Screening Level.
3 DTSC, 2022, DTSC, Human Health Risk Assessment (HHRA) Note Number 3: DTSC-modified Screening Levels.
4 DTSC, 2002, Covenant to Restrict Use of Property, Environmental Restriction.

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Lead and arsenic levels of this magnitude on a school site would generally require remediation. The California Department of Toxic Substances Control (DTSC) has a welldeveloped program for screening potential public school sites for legacy contamination.5 Almost all new schools and school expansions participate in this program. However, certain school projects, including certain charter schools, are able to bypass DTSC review.6 In the absence of DTSC involvement, a focused sampling program followed by a comprehensive human health risk assessment would help decision makers become more informed about the site-specific risks to students, teachers and staff posed by operating a school in this area of legacy contamination.

Thank you for the opportunity to provide these comments. Please feel free to contact me if you have questions or would like additional information.

Sincerely,
LEA Environmental, Inc.

James T. Wells, PhD, PG
President
cc: Rene Mendez, City Manager
Suzi Merriam, Community Development Director
Marta Bulaich
5 See: https://dtsc.ca.gov/evaluating-cleaning-up-school-sites 6 School sites that will not use state funds for acquisition or construction, including those being developed by project proponents other than school districts, are not required to participate in the DTSC program. There may be other exemptions, as well.

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Site for
Proposed
Gymnasium
Figure 1. Configuration of former CalSpray lead arsenate pesticide facility, Watsonville, CA.

Source: CH2MHill, 2000, Remedial Investigation and Feasibility Study, Cal Spray Site, 135 Walker Street, Watsonville, CA

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Former
Cal Spray
Pesticide
Plant
Ceiba
Academy
Gymnasium
Site

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2/27/23, 4:09 PM City of Watsonville Mail - Letter to City Council--Ceiba parking issues-February 28, 2023 Council Meeting https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1759024867774633468&simpl=msg-f%3A1759024867… 1/1 Irwin Ortiz <[email protected]>
Letter to City Council--Ceiba parking issues-February 28, 2023 Council Meeting 1 message
nick bulaich <[email protected]> Mon, Feb 27, 2023 at 2:27 PM To: Irwin Ortiz <[email protected]>
Dear Irwin: Please add the attached letter to the Agenda Packet for the February 28, 2023 Special City Council Meeting regarding the Ceiba school issue.

Can you please give a copy to the following departments:

City Manager
City Attorney
Community Development
Public Works
If you have any questions, feel free to contact me.

Thank you,
Nick Bulaich
Ltr to Council--Ceiba-parking issues--council meeting Feb 28 2023.pdf 2882K

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2/27/23, 4:10 PM City of Watsonville Mail - (no subject) https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1759024737527819154&simpl=msg-f%3A1759024737… 1/1 Irwin Ortiz <[email protected]>
(no subject)
1 message
Maura Leonor <[email protected]> Mon, Feb 27, 2023 at 2:25 PM To: "[email protected]" <[email protected]>, "[email protected]" <[email protected]>
Sent from Mail for Windows
Good Afternoon Edwardo, I hope your doing great. I’ve attached a letter in hopes to get your support for CEIBA to get rezone and stay in its current location. I know that it’s been quite a process to get to this point, but were down to that decision. However I did find out that Martinallie’s send a letter of concern about Ammonia they use within the factory business. If they are concern about children they need to make a public notification. Ammonia travels up to 600 miles and can last up to 1week. So they really need to alert everyone around them like Jacobs Heart treat Cancer patients, families and notify all new construction that is taking place around the area, and other schools, and childcare facilities in the areas.

Thank you for you dedication to our community Edwardo we all really appreciate your time and efforts.

Maura Letter to City Council Memb. V2.docx
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Dear City Council Members,
My name is Maura Leonor. I’m a proud Ceiba College Prep parent of two young men one is 17yrs old Omari Kruz Leonor that will be graduating this year 2023. My other son is 12yrs old Davian Joel Leonor will remain at Ceiba into the 8th grade if we can count on your YES Vote. Ceiba has supported both of my sons that have learning deficits by implementing IEP/ILP accommodations and in RSP to support them in class, and are on track to graduate.

Just to highlight some of the success that Ceiba has had. 99% of our students graduate from HS, and since 2015 97% of Ceiba College Prep. Students are accepted into Colleges and Universities. Ceiba College Prep. has a meticulous curriculum that works for students, and has seen the success for those who continue to venture out in the community to future careers. Soon you will be faced to make a decision on Ceiba’s future that could impact 525 Student and Staff.

Since my boys have been at Ceiba I’ve noticed them become better students with healthier study habits. Learning hasn't been easy for my boys both supported by ILP/IEP/RSP since elementary due to their processing disability. However Ceiba staff have worked with us giving my boys the tools to help them feel less challenged. For them the school has been a safe and welcoming learning environment helped them adapt to good learning habits. The effective learning plan in place for students give them a chance to make up work during the breaks in work groups, and my children have flourished into better learning habits that they didn’t have before. Now they are motivated when they come home to take the innovative and start on their own.

In the past few months I’ve seen how devoted Mr. Josh Ripp has been regardless the stress brought upon the school, and keeping all the families informed what’s happening with the school. Mr. Ripp has been able to remain professional, and composed at all times. Mr. Ripp has found ways for us to collaborate with our Ceiba neighbors. Working on finding solutions that have been brought to his attention. Ceiba’s continued community connection provides relationships, and opportunity for students to increase social cultural awareness by working together.

I have had conversations with people from the neighborhood that love to see the neighborhood come alive with scholars, and many love to interact with the students including businesses. Ceiba students contribute to our community by volunteering in many non-profit organizations that ask them to come back because they are kind and wellmannered. The students have learned to work together in inclusive ways without passing judgment. Now If Ceiba has to move from its location this will be a traumatic impact on the children’s learning, and on what they have already established. This will affect their mental well-being and will need a series of social and emotional of therapy.

Commented [ML1]:

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In the Second and Locust St. community the Bulaich family has complain about numerous same old petty topics. The focus should be children’s safety not blaming the children for what the Ice-cream man does, parking, too many cars, speeding, and garbage on the ground. On numerous occasions the family has come out to take pictures, and record the children while they’re walking or were parents are parked or picking up the children.

Honestly they continue to complain about the same thing when we are trying to work with them they aren’t. Street parking is free to the public they can’t claim it as their own parking if want to claim a space they should make enough parking for their tenants.

The Second St. Neighborhood community have complains about the Bulaich family, neighbors have stated that it’s the Bulaich tents from the corner homes on Locust and Second St. that making garbage fly everywhere during garbage day on Thursday night from the overfilled waste cans. The families on Second St and Locust st are happy with the Ceiba College Prep, and they want to continue to seeing the children around. They greatly appreciate the children coming out and picking up garbage.

We ask you support Ceiba with your vote Tuesday 2/28/2023. A Yes vote will keep 525 children at Ceiba, improve the neighborhood Safer Street plan, make the local economy stronger, and help our community thrive. A no vote fixes nothing simply makes the school go away and knocks off 15min. traffic in the morning and afternoon and makes one family happy that owns two blocks of property on Second and Locust St. Seeding will still be a problem and no four way stop. To end this matter I would like you to greatly think how your decision will affect the over 525 students, and teachers that will be displaced if you vote no to rezone Ceiba College Prep. mental and emotional health. We value our neighbors and respect their concerns and staying connected to our neighboring community is important to continue our implacable efforts.

Thank You for your time and commitment to our City,
Maura Carrasco Leonor

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2/27/23, 4:11 PM City of Watsonville Mail - PUBLIC COMMENT CEIBA ZONING https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permthid=t… 1/1 City Council <[email protected]>

PUBLIC COMMENT CEIBA ZONING
1 message
Mark DeBolske <[email protected]> Mon, Feb 27, 2023 at 1:43 PM To: "[email protected]" <[email protected]> Dear Council Members,
I am sending this email in regards to the vote tomorrow (Tuesday the 28th) on changing The industrial zoning to a school zoning.

I have a business located on Riverside and Grove street. We have been for here 27 years. In the last ten years since the school opened I have noticed unsafe conditions and a negative impact in this area. Mostly with cars and pedestrians on highway 129 and Walker Street. I don’t think it is a good idea to have a school located in an industrial zoned area for many obvious reasons.

I am not against the charter school. Just the opposite. My daughter attends a charter school in Santa Cruz and is receiving a great educational experience. Her school is located on a another public school campus. The campus is at safe location. kids, families and teachers walk, ride and drive to school each morning in pleasant non stressed manor. No fast driving cars or big rigs.

I believe that building was designed to be a cold storage or at the very least a agriculture related structure. A fair amount of my customers are related to the agriculture industry. I don’t think it’s a good idea to push this industry out of this area.

There has to be a better location for the school. Rather than spending time changing the zoning, I think your time would better spent finding a location that would have a better environment for a school.

In conclusion, its my opinion that the council should DENY changing industrial Zoning to school zoning.

Sincerely,
Mark DeBolske
Riva Marble & Granite
149 Grove Street
Watsonville, CA. 95076
831-722-2241

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2/27/23, 4:11 PM City of Watsonville Mail - CEIBA School - Rezoning 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 School - Rezoning
1 message
Jesse Fernandez <[email protected]> Mon, Feb 27, 2023 at 2:41 PM To: "[email protected]" <[email protected]> Cc: "[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]> February 27, 2023
Dear Watsonville City Council Members,
Re: CEIBA College-Prep Rezoning
I am parent of a student attending CEIBA I am writing to you to express my support for the rezoning of the plot of land the school is in our community (CEIBA College-Prep). The school is currently situated on a plot of land that is zoned for INDUSTRIAL USE, but I urge you to vote YES on February 28, 2023, to rezone the land to INSTITUTIONAL USE the benefits that come with it are high.

The school has a college preparatory curriculum, which is a significant benefit for our youth. The education and training they receive from the school will help them become productive members of society and contribute to the growth and development of our community.

The school has a positive impact on the environment. Most of the student body is within walking distance of the school, which means that they use less private transport. This reduces pollution and the carbon footprint of our community. If the school were to be closed, students would have to drive farther to other schools, increasing pollution and traffic congestion in other the areas/neighborhoods.

Moreover, if the school is not rezoned, the land may become a vacant eyesore. This could lead to a decline in the surrounding property values and potentially increase the crime rate in the area. By rezoning the land to INSTITUTIONAL USE, we can ensure the school continues to operate, and the land remains an attractive and productive asset to the community.

Furthermore, the school gives our city a good reputation. The presence of a high-quality educational institution in our community makes us an attractive destination for families looking for excellent educational opportunities for their children.

In conclusion, I urge you to vote YES to the rezoning of the plot of land that holds CEIBA CollegePerp School from industrial to institutional use. Doing so will ensure that the school can continue to provide quality education to our children and contribute to the growth and development

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2/27/23, 4:11 PM City of Watsonville Mail - CEIBA School - Rezoning https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permthid=t… 2/2 of our community. The benefits of the school, such as college preparatory curriculum, environmental impact, and reputation, are just a few reasons why the school is essential to our community.

Thank you for your consideration.

Sincerely,
Jesse Fernandez
CEIBA Parent
831-229-1151
Dear Watsonville City Council Members-CEIBA School.pdf
439K

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2/27/23, 4:12 PM City of Watsonville Mail - Public Comment 3.a - CEIBA Academy General Plan https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permthid=t… 1/1 City Council <[email protected]>
Public Comment 3.a - CEIBA Academy General Plan
1 message
Pete Michelle <[email protected]> Mon, Feb 27, 2023 at 2:43 PM To: [email protected]
Attention: Watsonville City Council
Please see attached Public Comment.
--
Peter Bobeda
Plant Manager
Pajaro Valley Cold Storage
831-722-9791
CEIBA Watsonville City Council 2.27.23.pdf
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2/27/23, 4:12 PM City of Watsonville Mail - PUBLIC COMMENT: Proposed Zoning Amendment App #1737 https://mail.google.com/mail/b/ACtqoJImnfjeUhtwjzBY_giOo2MmgRWo1wIrpT3wGEcyXC2Ci-sI/u/0/?ik=75b13c09ef&view=pt&search=all&permthid=t… 1/1 City Council <[email protected]>
PUBLIC COMMENT: Proposed Zoning Amendment App #1737
1 message
Deborah Cross <[email protected]> Mon, Feb 27, 2023 at 2:54 PM To: "[email protected]" <[email protected]> Cc: Deborah Cross <[email protected]>
City Council Members:

For the upcoming Public Hearing on Feb. 28, 2023, regarding the proposed zoning amendment (App #1737), Jose Sanchez, Plant Manager at Mizkan America’s Watsonville, CA, facility, will be in attendance to read the attached letter on behalf of Mizkan’s Vice President of Operations, Chris Dixon.

Thank you for the opportunity to share our concerns regarding the proposed amendment.

Kind regards,
Deborah Cross
Director of Communications
Mizkan America, Inc.

Watersonville CA Zoning Proposal Response Letter 2-28-23 FINAL.pdf 248K

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Mizkan America, Inc. | Suite 100 | 1661 Feehanville Drive, Mount Prospect, IL 60056 | 847-590-0059 February 28, 2023
RE: Public Comment On Proposed Zoning/Permitting Amendments (APP #1737) To City of Watsonville, CA, City Council:

Mizkan America, Inc., which maintains a production facility at 46 Walker Street, Watsonville, CA, 95076, would like to express our strong opposition to the zoning/permitting amendments proposed below:

Our opposition to the proposed amendments is two-fold:

1. The proposed zoning change may create potential safety hazards which could negatively impact our team members, visitors, transportation partners as well as other members of the public.

2. Highway 129 is a major route into the city for both commercial and non-commercial traffic. We believe that re-zoning this portion of that route will have a negative impact on all businesses who have operated under the current zoning rules for many years.

Should you have any questions about the information contained in this letter, please don’t hesitate to reach out to me.

Sincerely,
Chris Dixon
Vice President, Operations
Mizkan America, Inc.

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2/28/23, 9:59 AM City of Watsonville Mail - CEIBA
https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1759034070832153457&simpl=msg-f%3A1759034070… 1/1 Irwin Ortiz <[email protected]>
CEIBA
1 message
Maribel Rocha <[email protected]> Mon, Feb 27, 2023 at 4:53 PM To: "[email protected]" <[email protected]> Good afternoon,
This email concerns the possible closure of CEIBA. As a mother of two is extremely important to have safe and reliable education for my kids. My son, a 6th grader at CEIBA, has found HIS school, and he is a happy 11-year-old that looks forward to attending school every day.

These past years have been challenging, and we should not make it harder for kids, especially regarding education.

I live in a very traffic-congested area, and I've had to adjust; WE all have to adapt and understand Watsonville is not the same small town it was 10-15 years ago.

We now have more traffic not just on LOCUS and 2nd but in Watsonville in general; what would take a 5- minute drive now takes a 15-20 minute drive. Yes, it's frustrating for us as adults to deal with traffic and other factors, but these kids should not suffer the consequences and have their school closed.

My son is now wondering where he will attend school and how he would now adjust to change, and unfortunately, I don't have those answers. All we ask is to take a step back and look at what we are asking.

As parents and students, we are asking to keep the school open, not to close the door to opportunity. We must remind ourselves that these kids will be the future of Watsonville. So none the less we should support them and keep the school open for generations to come.

Thank you
Maribel Rocha

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2/28/23, 10:20 AM City of Watsonville Mail - Fwd: 215 Locust Phjase 1 and 224 Locust DTSC letter https://mail.google.com/mail/b/ACtqoJK-Jst3T58YgYyy-UEr0RVxH2S3Py8gSuxEp9eUeFrygj-Y/u/0/?ik=75b13c09ef&view=pt&search=all&permthid=th… 1/2 City Council <[email protected]>
Fwd: 215 Locust Phjase 1 and 224 Locust DTSC letter
1 message
Irwin Ortiz <[email protected]> Mon, Feb 27, 2023 at 5:03 PM To: Rene Mendez <[email protected]>, Samantha Zutler <[email protected]> Bcc: [email protected]
Dear Council,
We received the attached letter earlier today. I was asked to forward this to you. I've made it part of the agenda packet. ---------- Forwarded message ---------
From: Justin Meek <[email protected]>
Date: Fri, Feb 24, 2023 at 5:26 PM
Subject: Fwd: 215 Locust Phjase 1 and 224 Locust DTSC letter To: Irwin Ortiz <[email protected]>, Samantha Zutler <[email protected]>, Denise Bazzano <[email protected]>, Rene Mendez <[email protected]> Irwin and Sam,
Please find enclosed the Phase I ESA, DTSC letter, and California spray and chemical map findings provided by the applicant's representative, Elizabeth Sanborn Falcon.

Justin
---------- Forwarded message ---------
From: Elizabeth Sanborn Falcon <[email protected]>
Date: Fri, Feb 24, 2023 at 5:01 PM
Subject: 215 Locust Phjase 1 and 224 Locust DTSC letter To: Justin Meek <[email protected]>
Cc: Josh Ripp <[email protected]>
Hi Justin, attached is the phase I (pages 1-25) on 215 Locust. The entire report is 1100+ pages and too large to e-mail, but I did include the detail on the Cal Spray case status from the Exhibits. For reference, 224-228 Locust St. sites were are areas 2 and 4 of that project. I’ve also included the letter from the DTSC indicating that the 224-228 Locust sites are approved for unrestricted future use.

Let me know if you have any problems getting into the dropbox.

Best,
Elizabeth
Justin Meek, AICP I Principal Planner
City of Wat son ville
250 Main Street
Watsonville, CA 9507 6
p, 831.768,3077

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2/28/23, 10:20 AM City of Watsonville Mail - Fwd: 215 Locust Phjase 1 and 224 Locust DTSC letter https://mail.google.com/mail/b/ACtqoJK-Jst3T58YgYyy-UEr0RVxH2S3Py8gSuxEp9eUeFrygj-Y/u/0/?ik=75b13c09ef&view=pt&search=all&permthid=th… 2/2 Elizabeth Sanborn Falcon
Benchmark Realty Advisors
900 E. Hamilton Ave. Suite 100
Campbell, CA 95008
408-885-1110 (Office)
831-402-3900 (Cell)
CA BRE# 00468326
--
Irwin I. Ortiz, City Clerk
City Clerk's Office (831) 768-3048
275 Main Street, Suite 400, Watsonville, CA 95076
FAX: 831-761-0736
E-mail: [email protected]
Open Monday - Friday 8:00 AM to 5:00 PM
**Public Records Requests (PRR) submitted via email, fax, USPS, or dropoff after 5:00 p.m. on a business day, Saturday, Sunday, holidays, will be processed as received on the next open business day. The 10-day response period begins when the PRR is received.
3 attachments
Reduced 215 Locust Phase I 4 22.pdf
2924K
228 and 234 Locust Street nfa letter_03_15_2022.pdf
180K
S103628943 (Cal Spray).pdf
55K
Irwin I. Ortiz, CMC
City Clerk
Office: (831) 768- 3040
Direct: (831) 768-3048
Fax: (831) 761 - 0736
275 Main St, Suite 400, Watsonville, CA 95076

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Printed on Recycled Paper
March 15, 2022
Mr. Josh Ripp
Ceiba College Preparatory Academy
260 West Riverside Drive
Watsonville, California 95076
[email protected]
Mr. Josh Ripp:

In a February 1, 2022 email, your consultant Melanie Seydel of Cornerstone Earth Group contacted the Department of Toxic Control (DTSC) because you were considering purchasing the 228 and 234 Locust Street properties in Watsonville, California, for the purpose of redeveloping the site with a school gymnasium building.

These two properties were part of a remedial cleanup associated with the California Spray and Chemical Company (CalSpray) Voluntary Cleanup Program (VCP) site, which was comprised of four properties in total.

The 228 and 234 Locust Street properties were remediated to site-specific soil cleanup levels for arsenic and lead of 18 mg/kg and 210 mg/kg, respectively. The arsenic soil cleanup level was based on background soil samples collected in areas surrounding the Site during the remedial investigation/remedial study (RI/FS). It is standard practice in risk assessment to evaluate inorganic chemicals based on background concentrations and/or screening. The lead soil cleanup level was based on DTSC’s Lead Risk Assessment Spreadsheet, Version 7 (LeadSpread 7). The cleanup level was based on the concentration in soil and dust that will result in a 99th percentile estimate of blood lead less than 10 micrograms per deciliter in children. e
Jared Blumenfeld
Secretary for
Environmental Protection
Department of Toxic Substances Control
Meredith Williams, Ph.D., Director
700 Heinz Avenue
Berkeley, California 94710-2721
Gavin Newsom
Governor

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Three different statistical methods were used to calculate each of the properties sitewide average arsenic and lead concentrations in soil based on the 95% upper confidence limits of the mean (UCL). These methods include: 1) a normal UCL, 2) a lognormal UCL, and 3) a bootstrap-t UCL. Based on the data set the bootstrap-t method appears to be the most appropriate for calculating the upper confidence limits of the mean.

At 228 Locust Street, twenty-eight verification samples were analyzed and the concentrations of arsenic in soil ranged from 1.52 mg/kg to 36 mg/kg, and the concentrations of lead in soil ranged from 5.3 mg/kg to 128 mg/kg. The 95% UCL of the mean concentrations (based on bootstrap-t method) for arsenic and lead in soil are 11.8 mg/kg and 49.6 mg/kg, respectively. At 234 Locust Street, twenty-seven verification samples were analyzed and the concentrations of arsenic in soil ranged from not detected (reporting limit of 4.0 mg/kg) to 41 mg/kg, and the concentrations of lead in soil ranged from not detected (reporting limit of 5 mg/kg) to 150 mg/kg. The 95% UCL of the mean concentrations (based on bootstrap-t method) for arsenic and lead in soil are 14.5 mg/kg and 67.3 mg/kg, respectively. These levels are below the arsenic and lead cleanup levels identified in the March 2001Removal Action Workplan.

DTSC certified completion of site cleanup on July 26, 2002. Under the DTSC certification, the 228 and 234 Locust Street properties were approved for “unrestricted” future land use.

As of June 2020, the DTSC-modified screening levels for lead is 80 mg/kg, and the sitespecific calculated background for arsenic is 18 mg/kg. Since the calculated mean concentrations for these properties located at 228 and 234 Locust Street are still below the respective updated cleanup levels, no further action is required as it pertains to the 228 and 234 Locust Street properties.

If you have any questions, please contact Claude Jemison by phone at (510) 540-3803 or by email at [email protected].

Sincerely,
Ms. Julie Pettijohn, Branch Chief
Site Mitigation and Restoration Program-Berkeley Office Department of Toxic Substances Control
cc: see next page

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cc: (via email)
Melanie Seydel
Cornerstone Earth Group
[email protected]

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151 CORNERSTONE

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TYPE OF SERVICES Phase I Environmental Site Assessment
LOCATION 215 Locust Street
Watsonville, California
CLIENT Ceiba College Preparatory Academy
PROJECT NUMBER 1315-2-1
DATE April 15,2022

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Type of Services Phase I Environmental Site Assessment
Location 215 Locust Street
Watsonville, California
Client Ceiba College Preparatory Academy
Client Address 260 W. Riverside Drive
Watsonville, California 95076
Project Number 1315-2-1
Date April 15, 2022
Melanie J. Sey el, P.E.

Project Engineer
Kurt M. Soenen, P.E.

Senior Principal Engineer
1259 Oakmead Parkway I Sunnyvale. CA 94085
T 4082454600 I F 4082454620
www.cornerstoneearth.com
1220 Oakland Boulevard, Suite 220 I Walnut Creek, CA 94596 T 925 988 9500 I F 925 988 9501
•

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Table of Contents
SECTION 1: INTRODUCTION ......................................................................................... 1

1.1 PURPOSE ............................................................................................................... 1

1.2 SCOPE OF WORK ................................................................................................. 1

1.3 ASSUMPTIONS ...................................................................................................... 2

1.4 ENVIRONMENTAL PROFESSIONAL ................................................................... 2 SECTION 2: SITE DESCRIPTION ................................................................................... 2

2.1 LOCATION AND OWNERSHIP ............................................................................. 2

2.2 CURRENT/PROPOSED USE OF THE PROPERTY .............................................. 3

2.3 SITE SETTING AND ADJOINING PROPERTY USE ............................................. 3 SECTION 3: USER PROVIDED INFORMATION ............................................................. 3

3.1 ENVIRONMENTAL LIENS OR ACTIVITY AND USE LIMITATIONS .................... 4

3.2 SPECIALIZED KNOWLEDGE AND/OR COMMONLY KNOWN OR
REASONABLY ASCERTAINABLE INFORMATION ................................................... 4 SECTION 4: RECORDS REVIEW .................................................................................... 4

4.1 STANDARD ENVIRONMENTAL RECORD SOURCES ........................................ 4

4.1.1 On-Site Database Listings ............................................................................. 5

4.1.2 Nearby Spill lncidents .................................................................................... 5

4.2 ADDITIONAL ENVIRONMENTAL RECORD SOURCES ...................................... 5

4.2.1 City and County Agency File Review ........................................................... 5

4.2.2 Oil, Gas and Geothermal Resources Maps .................................................. 6 SECTION 5: PHYSICAL SETTING .................................................................................. 6

5.1 RECENT USGS TOPOGRAPHIC MAP ................................................................. 6

5.2 HYDROGEOLOGY ................................................................................................. 6 SECTION 6: HISTORICAL USE INFORMATION ............................................................ 6

6.1 HISTORICAL SUMMARY OF SITE ........................................................................ 7

6.2 HISTORICAL SUMMARY OF SITE VICINITY ....................................................... 7 SECTION 7: SITE RECONNAISSANCE .......................................................................... 8

7.1 METHODOLOGY AND LIMITING CONDITIONS .................................................. 8

7.2 OBSERVATIONS ................................................................................................... 8

7.2.1 Site Photographs ............................................................................................ 9 SECTION 8: INTERVIEWS ............................................................................................. 10 ENVIRONMENTAL QUESTIONNAIRE/ OWNER INTERVIEW ................................ 10

8.1 OCCUPANT INTERVIEW ..................................................................................... 10

8.2 INTERVIEWS WITH PREVIOUS OWNERS AND OCCUPANTS ........................ 11 SECTION 9: FINDINGS, OPINIONS AND CONCLUSIONS (WITH
RECOMMENDATIONS) ................................................................................................. 11

9.1 HISTORICAL SITE USAGE ................................................................................. 11

9.2 CHEMICAL STORAGE AND USE ....................................................................... 11

9.3 AGRICULTURAL USE ......................................................................................... 11

9.4 LEAD-BASED PAINT AND TERMITE CONTROL PESTICIDES ........................ 12

9.5 POTENTIAL ENVIRONMENTAL CONCERNS WITHIN THE SITE VICINITY ..... 12

9.6 ASBESTOS CONTAINING BUILDING MATERIALS (ACBMS) .......................... 12

9.7 DATA GAPS ......................................................................................................... 12

9.8 DATA FAILURES ................................................................................................. 13

9.9 RECOGNIZED ENVIRONMENTAL CONDITIONS .............................................. 13 SECTION 10: LIMITATIONS .......................................................................................... 13 215 Locust Street
Watsonville. California
1315·2-1
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FIGURE 1 - VICINITY MAP
FIGURE 2 - SITE PLAN

APPENDIX A - TERMS AND CONDITIONS

APPENDIX B - DATABASE SEARCH REPORT

APPENDIX C - HISTORICAL AERIAL PHOTOGRAPHS AND MAPS

APPENDIX D - LOCAL STREET DIRECTORY SEARCH RESULTS
215 Locust Street
Watsonoville. California
1315-2-1
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Type of Services
Location
SECTION 1: INTRODUCTION
Phase I Environmental Site Assessment
215 Locust Street
Watsonville, California
This report presents the results of the Phase I Environmental Site Assessment (ESA) performed at 215 Locust Street in Watsonville, California (Site) as shown on Figures 1 and 2. This work was performed for Ceiba College Preparatory Academy in accordance with our March 11 , 2022 Agreement (Agreement).

1.1 PURPOSE
The scope of work presented in the Agreement was prepared in general accordance with ASTM E 1527-13 titled, "Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process" (ASTM Standard). The ASTM Standard is in general compliance with the Environmental Protection Agency (EPA) rule titled, "Standards and Practices for All Appropriate Inquiries; Final Rule" (AAI Rule). The purpose of this Phase I ESA is to strive to identify, to the extent feasible pursuant to the scope of work presented in the Agreement, Recognized Environmental Conditions at the property.

As defined by ASTM E 1527-13, the term Recognized Environmental Condition means the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to any release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not Recognized Environmental Conditions.

Cornerstone Earth Group, Inc. (Cornerstone) understands that Ceiba College Preparatory Academy intends to purchase the Site for continued use as a school. We performed this Phase I ESA to support Ceiba College Preparatory Academy in evaluation of Recognized Environmental Conditions at the Site. This Phase I ESA is intended to reduce, but not eliminate, uncertainty regarding the potential for Recognized Environmental Conditions at the Site.

1.2 SCOPE OF WORK
As presented in our Agreement, the scope of work performed for this Phase I ESA included the following:
• A reconnaissance of the Site to note readily observable indications of significant hazardous materials releases to structures, soil or groundwater. 215 Locust Street
Watsonville, California
1315-2-1

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• Drive-by observation of adjoining properties to note readily apparent hazardous materials activities that have or could significantly impact the Site. • Acquisition and review of a regulatory agency database report of public records for the general area of the Site to evaluate potential impacts to the Site from reported contamination incidents at nearby facilities.
• Review of readily available information on file at selected governmental agencies to help evaluate past and current Site use and hazardous materials management practices. • Review of readily available maps and aerial photographs to help evaluate past and current Site uses.
• Interviews with persons reportedly knowledgeable of existing and prior Site uses. • Preparation of a written report summarizing our findings and recommendations.

The limitations for the Phase I ESA are presented in Section 1 O; the terms and conditions of our Agreement are presented in Appendix A.

1.3 ASSUMPTIONS
In preparing this Phase I ESA, Cornerstone assumed that all information received from interviewed parties is true and accurate. In addition, we assumed that all records obtained by other parties, such as regulatory agency databases, maps, related documents and environmental reports prepared by others are accurate and complete. We also assumed that the boundaries of the Site, based on information provided by Ceiba College Preparatory Academy, are as shown on Figure 2. We have not independently verified the accuracy or completeness of any data received.

1.4 ENVIRONMENTAL PROFESSIONAL
This Phase I ESA was performed by Stason I. Foster, P.E. and Kurt M. Soenen, P.E., Environmental Professionals who meet the qualification requirements described in ASTM E 1527-13 and 40 CFR 312 § 312.10 based on professional licensing, education, training and experience to assess a property of the nature, history and setting of the Site.

SECTION 2: SITE DESCRIPTION
This section describes the Site as of the date of this Phase I ESA. The location of the Site is shown on Figures 1 and 2. Tables 1 through 3 summarize general characteristics of the Site and adjoining properties. The Site is described in more detail in Section 7, based on our on-Site observations.

2.1 LOCATION AND OWNERSHIP
Table 1 describes the physical location, and ownership of the property, based on information provided by Ceiba College Preparatory Academy.
215 Locust Street
Watsonville. California
1315-2-1
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Table 1. Location and Ownership
Assessor's Parcel No. (APN) 017-161-51
Reported Address/Location 215 Locust Street, Watsonville, California Owner Soinnaker Ventures LLC
Approximate Lot Size 2.1 acres
Approximate Blda. Size 35,545 square feet
In addition to the current address listed in Table 1, the Site formerly was known as 260 West Riverside Drive. This historical address also was researched during this Phase I ESA.

2.2 CURRENT/PROPOSED USE OF THE PROPERTY
The current and proposed uses of the property are summarized in Table 2.

Table 2. Current and Proposed Uses
Current Use Ceiba Colleqe Preoaratorv Academv
Proposed Use Continued use as a school by Ceiba College Preparatory Academy

2.3 SITE SETTING AND ADJOINING PROPERTY USE
Land use in the general Site vicinity appears to be a mix of residential and commercial properties. Based on our Site vicinity reconnaissance, adjoining Site uses are summarized below in Table 3.

Table 3. Adjoining Property Uses
Northeast Residential. Oliveira Plastering occupied a commercial property across Locust Street.

Northwest Residential
Southeast Commercial properties occupied by Oliveira Plastering and Suoerior Hvdro Seedina
Southwest Commercial properties occupied by Golden Brands (beer distribution)
SECTION 3: USER PROVIDED INFORMATION
The ASTM standard defines the User as the party seeking to use a Phase I ESA to evaluate the presence of Recognized Environmental Conditions associated with a property. For the purpose of this Phase I ESA, the User is Ceiba College Preparatory Academy. The "All Appropriate Inquiries" Final Rule (40 CFR Part 312) requires specific tasks be performed by or on behalf of the party seeking to qualify for Landowner Liability Protection under CERCLA (i.e., the User).

Per the ASTM standard, if the User has information that is material to Recognized Environmental Conditions, such information should be provided to the Environmental Professional. This information includes: 1) specialized knowledge or experience of the User, 2) commonly known or reasonably ascertainable information within the local community, and 3) knowledge that the purchase price of the Site is lower than the fair market value due to 215 Locust Street
Watsonville, California
1315-2-1

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contamination. A search of title records for environmental liens and activity and use limitations also is required.

3.1 ENVIRONMENTAL LIENS OR ACTIVITY AND USE LIMITATIONS An environmental lien is a financial instrument that may be used to recover past environmental cleanup costs. Activity and use limitations (AULs) include other environmental encumbrances, such as institutional and engineering controls. Institutional controls (ICs) are legal or regulatory restrictions on a property's use, while engineering controls (ECs) are physical mechanisms that restrict property access or use.

The regulatory agency database report described in Section 4.1 did not identify the Site as being in 1) US EPA databases that list properties subject to land use restrictions (i.e., engineering and institutional controls) or Federal Superfund Liens or 2) lists maintained by the California Department of Toxic Substances Control (DTSC) of properties that are subject to AULs or environmental liens where the DTSC is a lien holder.

ASTM E 1527-13 categorizes the requirement to conduct a search for Environmental Liens and AULs as a User responsibility. A search of land title records for environmental liens and AULs was not within the scope of the current Phase I ESA.

3.2 SPECIALIZED KNOWLEDGE AND/OR COMMONLY KNOWN OR REASONABLY

ASCERTAINABLE INFORMATION
Based on information provided by or discussions with Ceiba College Preparatory Academy, we understand that Ceiba College Preparatory Academy does not have specialized knowledge or experience, commonly known or reasonably ascertainable information regarding the Site, or other information that is material to Recognized Environmental Conditions.

SECTION 4: RECORDS REVIEW

4.1 STANDARD ENVIRONMENTAL RECORD SOURCES
Cornerstone conducted a review of federal, state and local regulatory agency databases provided by Environmental Data Resources (EDR) to evaluate the likelihood of contamination incidents at and near the Site. The database sources and the search distances are in general accordance with the requirements of ASTM E 1527-13. A list of the database sources reviewed, a description of the sources, and a radius map showing the location of reported facilities relative to the project Site are attached in Appendix B.

The purpose of the records review was to obtain reasonably available information to help identify Recognized Environmental Conditions. Accuracy and completeness of record information varies among information sources, including government sources. Record information is often inaccurate or incomplete. The Environmental Professional is not obligated to identify mistakes or insufficiencies or review every possible record that might exist with the Site. The customary practice is to review information from standard sources that is reasonably available within reasonable time and cost constraints.
215 Locust Street
Watsonville. California
1315-2-1
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4.1.1 On-Site Database Listings
Mindham Company, First Vehicle Services Inc. and Airborne Express were identified at the Site address on the Hazardous Waste Tracking System (HWTS) databases, which contain data extracted from copies of hazardous waste manifests received each year by the DTSC. First Vehicle Services Inc. also was identified on the HAZNET database, which contains data extracted from the copies of hazardous waste manifests received each year by the DTSC.

Wastes disposed between 2000 and 2003 were categorized as unspecified organic liquid mixtures.

Airborne Express was listed on the Waste Discharge System (WDS) database, which lists sites that have been issued waste discharge requirements by the State Water Resources Control Board. OHL Express was listed at the Site address on the California Integrated Water Quality System (CIWQS) database. These listings appears to be associated with the Water Board's stormwater program that regulates stormwater discharges from some industrial activities.

4.1.2 Nearby Spill Incidents
Based on the information presented in the agency database report, no off-Site spill incidents were reported that appear likely to significantly impact soil, soil vapor or groundwater beneath the Site. The potential for impact was based on our interpretation of the types of incidents, the locations of the reported incidents in relation to the Site and the assumed groundwater flow direction.

4.2 ADDITIONAL ENVIRONMENTAL RECORD SOURCES
The following additional sources of readily ascertainable public information for the Site also were reviewed during this Phase I ESA.

4.2.1 City and County Agency File Review
Cornerstone requested available files pertaining to 215 Locust Street at the following public agencies: the Watsonville Building Department (BO) and the Santa Cruz County Department of Environmental Health (DEH). The information reviewed is summarized in Table 4.

Table 4. File Review Information
Agency
Name Date
BD 1998
DEH 2003 and 2004
DEH 2003, 2004
and 2005
DEH 2004, 2005,
2006, 2007
and 2008
215 Locust Street
Watsonville, California
1315-2-1
Occuoant
Airborne
Express
First Vehicle
Services
First Vehicle
Services
DHUAirborne
Express
Remarks
Permits to construct concrete walls, install sprinkler
system and other tenant improvements.

Permits for hazardous materials storage.

Chemical inventories listing transmission fluid, motor
oil, antifreeze, used motor oil and waste antifreeze
(reported to have been stored in 55 gallon drums
and/or above ground storage tanks. Grease, brake
fluid and brake cleaner, lubricants, and Safety Kleen
oarts washina solvent also were listed on the inventorv.

Permits for hazardous materials storage.

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Agency
Name Date
OEH 2005
OEH 2009
BO 2011
BO 2011
8D 2013/2014
BO 2018 to 2021
BO 2020
Occupant Remarks
First Vehicle Inspection reports noting that the business closed and Services that all wastes had been removed. An associated letter stated that First Vehicle Services was a vehicle
maintenance contractor for OHL and operated in a
oortion of the building.

OHUAirborne Inspection report noting that the business closed.

Exoress
Fox Shox Permit to establish a warehouse and shipping
ooeration for Fox Shox.

Fox lnsoection reoorts for pallet rack anchor installation.

School Permits to convert an existing industrial building into a charter school.

Ceiba Permits for various tenant improvements and fire safety College system modifications.

Preparatory
Academy
Ceiba Permit for caroort with solar svstem.

4.2.2 Oil, Gas and Geothermal Resources Maps
To evaluate the presence of oil or gas wells on-Site and in the immediate Site vicinity, maps available on-line at the California Department of Conservation, Geologic Energy Management Division (CalGEM) were reviewed. Review of the available map for the Site area did not show oil or gas wells on-Site or on the adjacent properties.

SECTION 5: PHYSICAL SETTING
We reviewed readily available geologic and hydrogeologic information to evaluate the likelihood that chemicals of concern released on a nearby property could pose a significant threat to the Site and/or its intended use.

5.1 RECENT USGS TOPOGRAPHIC MAP
A 1995 USGS 7. 5 minute topographic map was reviewed to evaluate the physical setting of the Site. The Site's elevation is approximately 25 feet above mean sea level; topography in the vicinity of the Site slopes downward gently to the southwest towards Monterey Bay.

5.2 HYDROGEOLOGY
Based on information presented in the California Geotracker database pertaining to nearby properties, groundwater beneath the Site is likely present at depths of approximately 20 to 30 feet. A perched groundwater zone reportedly was encountered at depths as shallow as 12 feet.

Regionally, groundwater likely flows toward the southwest; variable flow directions, however, have been reported in the Site vicinity.

SECTION 6: HISTORICAL USE INFORMATION
The objective of the review of historical use information is to develop a history of the previous uses of the Site and surrounding area in order to help identify the likelihood of past uses having led to Recognized Environmental Conditions at the property. The ASTM standard requires the 215 Locust Street Page 6
Watsonville, California
1315-2-1

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identification of all obvious uses of the property from the present back to the property's first developed use, or back to 1940, whichever is earlier, using reasonably ascertainable standard historical sources.

6.1 HISTORICAL SUMMARY OF SITE
The historical sources reviewed are summarized below. The results of our review of the.se sources are summarized in Table 5.
• Historical Aerial Photographs: We reviewed aerial photographs dated between 1937 and 2016 obtained from EDR of Shelton, Connecticut; copies of aerial photographs reviewed are presented in Appendix C.
• Historical Topographic Maps: We reviewed USGS 15-minute and 7.5-minute historical topographic maps dated 1912, 1914, 1954, 1968, 1980, 1987, 1994, 1995 and 2012; copies of historical topographic maps reviewed are presented in Appendix C. • Historical Fire Insurance Maps: We reviewed Sanborn fire insurance maps dated 1902, 1908, 1920, 1940, 1950, 1956 and 1962 obtained from EDR; copies of Sanborn maps are presented in Appendix C.
• Local Street Directories: We reviewed city directories obtained from EDR that were researched at approximately 5 year intervals between 1960 and 2017 to obtain information pertaining to past Site occupants. The city directory summary is presented in Appendix D.

Table 5. Summary of Historical Source Information for Site Date Source Comment
1902 and 1908 Sanborn maps The Site is shown to be undeveloped. 1912 and 1914 Topographic The Site is shown to be undeveloped. maps
1920, 1940, Sanborn maps The northeast portion of the Site, fronting Locust Street, is shown to 1950, 1956 and be developed with a residence. The remainder of the Site is shown 1962 to be undevelooed.
1937 to 1993 Aerial The northeast portion of the Site, fronting Locust Street, is shown to photographs be developed with a residence. The remainder of the Site is shown to be used for agricultural purposes (row crops) or as undeveloped land.
1954 to 1995 Topographic The northeast portion of the Site is shown within the urban maps developed area of Watsonville. The remainder of the Site is shown to be undevelooed.
2000 and 2005 Citv directories Occuoant of 260 West Riverside Drive listed Butler Fleet Services 2006 to 2016 Aerial The Site appears to be developed with the existing structure and ohotoQraphs associated oaved oarkinQ areas.
2014 and 2017 City directories Occupant of 260 West Riverside Drive listed Fox Factorv* • The 2017 listing appears to be incorrect. Fox was a former tenant. Ce1ba College Preparatory Academy was an occupant by 2017.

6.2 HISTORICAL SUMMARY OF SITE VICINITY
Based on our review of the information described in Section 6.1, the general vicinity to the northeast and northwest of the Site was developed mainly with residences by the early 1900s. 215 Locust Street
Watsonville, California
1315-2-1
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The properties to the southeast and southwest historically were used for agricultural purposes until approximately the 1940s and 1990s, respectively, when they were developed for commercial use.

SECTION 7: SITE RECONNAISSANCE
We performed a Site reconnaissance to evaluate current Site conditions and to attempt to identify Site Recognized Environmental Conditions. The results of the reconnaissance are discussed below. Additional Site observations are summarized in Table 6. Photographs of the Site are presented in Section 7.2.1.

7.1 METHODOLOGY AND LIMITING CONDITIONS
To observe current Site conditions (readily observable environmental conditions indicative of a significant release of hazardous materials), Cornerstone staff Stason I. Foster, P.E. visited the Site on April 6, 2022. The Site reconnaissance was conducted by walking representative areas of the Site, including the interior of the on-Site structure, the periphery of the structure and the Site periphery. Cornerstone staff only observed those areas that were reasonably accessible, safe, and did not require movement of equipment, materials or other objects. Physical obstructions that limited our ability to view the ground surface at the Site included the existing building and associated asphalt paved parking areas and vehicle drives (typical of developed properties).
7 .2 OBSERVATIONS
At the time of our visit, the Site was developed with a single story commercial building that had been converted into a charter school and was occupied by Ceiba College Preparatory Academy.

The building was observed to be used predominantly for classroom and school administrative purposes. A cafeteria and food service kitchen also were present. Exterior areas were observed to consist of fenced playground areas covered by artificial turf, as well as asphalt paved vehicle drives and parking areas.

A variety of organic and inorganic laboratory chemicals used for science classroom activities were observed to be stored in two small metal storage cabinets (for flammable materials and corrosive materials), as well as on storage room shelving. Most were stored in containers with capacities of less than one quart. Several one- and five-gallon containers of paint, along with janitorial products were observed in a custodial storage closet. No evidence of chemical spills was readily apparent.

Electricity and/or natural gas fuel sources appeared to be used for building heating/cooling purposes. Potable water appeared to be supplied by the local water service provider. The building presumably is connected to the publicly owned sanitary sewer system; no on-Site septic systems were obvious. An electrical transformer owned by PG&E was observed on a concrete pad on the southern portion of the Site. No evidence of transformer oil leaks was observed.
215 Locust Street
Watsonville, California
1315-2-1

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Table 6. Summary of Readily Observable Site Features
General Observation Comments
Abovearound Storaqe Tanks Not Observed
Aaricultural Wells Not Observed
Air Emission Control Svstems Not Observed
Boilers Not Observed
Burnina Areas Not Observed
Chemical Mixing Areas Not Observed
Chemical Storaae Areas Observed as described above
Clean Rooms Not Observed
Drainaae Ditches Not Observed
Elevators Not Observed
Emeraencv Generators Not Observed
Eauioment Maintenance Areas Not Observed
Fill Placement Not Observed
Groundwater Monitoring Wells Not Observed
Hiah Power Transmission Lines Not Observed
Hoods and Ductinq A chemical fume hood was oresent in a science classroom Hvdraulic Lifts Not Observed
Incinerator Not Observed
Petroleum Pioelines or Wells Not Observed
Ponds or Streams Not Observed
Railroad Lines Not Observed
Row Groos or Orchards Not Observed
Stockoiles of Soil or Debris Not Observed
Sumos or Clarifiers Not Observed
Transformers Observed as described above
Underaround Storaae Tanks Not Observed
Vehicle Maintenance Areas Not Observed
Vehicle Wash Areas Not Observed
Wastewater Neutralization Svstems Not Observed
The comment "Not Observed" does not warrant that these features are not present on-Site; ,t only indicates that these features were not readily observed during the Site visit.

7.2.1 Site Photographs
Photograph 1. View of the on-Site building looking
southwest.
215 Locust Street
Watsonville, California
1315-2-1
Photograph 2. View of the on-Site building looking
northwest.

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Photograph 3. Building interior.

Photograph 5. Building interior (cafeteria)
SECTION 8: INTERVIEWS
Photograph 4. Building interior .

Photograph 6. Chemical storage in science
classroom.

ENVIRONMENTAL QUESTIONNAIRE/ OWNER INTERVIEW
To help obtain information on current and historical Site use and use/storage of hazardous materials on-Site, we provided an environmental questionnaire for completion by the Site owner.

The completed questionnaire was not returned to us as of the date of this report.

8.1 OCCUPANT INTERVIEW
During our Site visit, we interviewed Mr. Josh Ripp, Head of School, with Ceiba College Preparatory Academy. Mr. Ripp was not aware of any below ground storage tanks or sumps or other issues of environmental concern associated with the Site. The Site reportedly was previously occupied by OHL Express Delivery Service and a Fox bicycle components warehouse. Ceiba College Preparatory Academy was noted to have occupied the Site since 2014.
215 Locust Street
Watsonville, California
1315-2-1

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8.2 INTERVIEWS WITH PREVIOUS OWNERS AND OCCUPANTS
Contact information for previous Site owners and occupants was not provided to us. Therefore, interviews with previous Site owners and occupants could not be performed.

SECTION 9: FINDINGS, OPINIONS AND CONCLUSIONS (WITH

RECOMMENDATIONS)
Cornerstone performed this Phase I ESA in general accordance with ASTM E1527-13 to support Ceiba College Preparatory Academy in evaluation of Recognized Environmental Conditions. Our findings, opinions and conclusions are summarized below.

9.1 HISTORICAL SITE USAGE
Based on the information obtained during this study, the Site historically was used for agricultural purposes (row crops). The northeast portion of the Site, fronting Locust Street, was developed with a residence by 1920. The existing building was constructed during the 1990s and initially occupied by Airborne Express, an express delivery company. Airborne Express was acquired by OHL in 2003. OHL ceased operations at the Site in 2009. First Vehicle Services, a vehicle maintenance contractor for OHL concurrently operated in a portion of the building during the 2000s. Butler Fleet Services also was identified as an occupant between 2000 and 2005. Fox Factory Inc. occupied the building for warehouse and shipping purposes from approximately 2011 to 2013. The building was renovated for occupancy by Ceiba College Preparatory Academy in 2014.

9.2 CHEMICAL STORAGE AND USE
A variety of automotive related hazardous materials previously were used and stored at the Site by First Vehicle Services, which supported delivery operations by OHUAirborne Express. No reports of chemical spills were identified within the data sources researched during this study.

First Vehicle Services ceased operations at the Site in 2005 and all wastes were reported to have been removed.

9.3 AGRICULTURAL USE
The Site was used for agricultural purposes for several decades. Pesticides may have been applied to crops in the normal course of farming operations. Residual pesticide concentrations may remain in on-Site soil. Because the Site is capped by the existing structure and associated pavements and landscaping, risk to human health from residual pesticides, if any, is significantly reduced. However, if elevated concentrations of agricultural chemicals are present, mitigation or soil management measures may be required during construction/earthwork activities. If earthwork activities are planned, or if a higher degree of confidence regarding soil quality is desired, soil sampling should be performed to evaluate if agricultural chemicals are present. 215 Locust Street
Watsonville, California
1315-2-1

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9.4 LEAD-BASED PAINT AND TERMITE CONTROL PESTICIDES
In 1978, the Consumer Product Safety Commission banned lead-containing paints and coatings sold for consumer use. Some lead-containing products, such as industrial coatings, however, are still allowed. Based on the age of the existing structure, lead-containing paint is not likely to be present within the existing structure.

Soil adjacent to structures that are painted with lead-containing paint can become impacted with lead as a result of the weathering and/or peeling of painted surfaces. Soil near wood framed structures also can be impacted by pesticides historically used to control termites. No information was identified during this study documenting the use of lead based paint or termite control pesticides on-Site; however, if used, residual pesticide and lead concentrations may remain in on-Site soil. Lead and/or pesticides often are identified in soil near old residences, such as those historically located on the northeast portion of the Site (fronting Locust Street). If earthwork activities are planned in this area, or if a higher degree of confidence regarding soil quality is desired, soil sampling should be performed to evaluate if lead and/or pesticides are present.

9.5 POTENTIAL ENVIRONMENTAL CONCERNS WITHIN THE SITE VICINITY Based on the information obtained during this study, no hazardous material spill incidents have been reported in the Site vicinity that would be likely to significantly impact the Site.

9.6 ASBESTOS CONTAINING BUILDING MATERIALS (ACBMS)
Based on the age of the existing structure, it is unlikely that the building materials contain asbestos. However, if demolition, renovation, or re-roofing of the building is planned, an asbestos survey may be required by local authorities or National Emissions Standards for Hazardous Air Pollutants (NESHAP) guidelines. NESHAP guidelines require the removal of potentially friable ACBMs prior to building demolition or renovation that may disturb the ACBM.

9.7 DATA GAPS
ASTM Standard Designation E 1527-13 requires the Environmental Professional to comment on significant data gaps that affect our ability to identify Recognized Environmental Conditions. A data gap is a lack of or inability to obtain information required by ASTM Standard Designation E 1527-13 despite good faith efforts by the Environmental Professional to gather such information.

A data gap by itself is not inherently significant; it only becomes significant if it raises reasonable concerns. The following data gaps were identified:
• Contact information for the former occupants and owners of the Site was not provided to us. Thus, former occupants and owners were not interviewed during this study. The general environmental setting of the Site appears to have been established based on the information reviewed from other data sources. We do not consider this data gap to be significant.
• The environmental questionnaire provided for completion by the Site owner was not returned to us as of the date of this report. The general environmental setting of the Site appears to have been established based on the information reviewed from other data sources. We do not consider this data gap to be significant. 215 Locust Street
Watsonville. California
1315-2-1

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9.8 DATA FAILURES
As described by ASTM Standard Designation E 1527-13, a data failure occurs when all of the standard historical sources that are reasonably ascertainable and likely to be useful have been reviewed and yet the historical research objectives have not been met. Data failures are not uncommon when attempting to identify the use of a Site at five year intervals back to the first use or to 1940 (whichever is earlier). ASTM Standard Designation E 1527-13 requires the Environmental Professional to comment on the significance of data failures and whether the data failure affects our ability to identify Recognized Environmental Conditions. A data failure by itself is not inherently significant; it only becomes significant if it raises reasonable concerns.

No significant data failures were identified during this Phase I ESA.

9.9 RECOGNIZED ENVIRONMENTAL CONDITIONS
Cornerstone has performed a Phase I ESA in general conformance with the scope and limitations of ASTM E 1527-13 of 215 Locust Street, Watsonville, California. This assessment identified the following Recognized Environmental Conditions 1. • The Site historically was used for agricultural purposes. There is a potential that residual pesticides could remain in Site soil. If present, this soil may require appropriate management.
• Soil adjacent to structures that are painted with lead-containing paint can become impacted with lead as a result of the weathering and/or peeling of painted surfaces. Soil near wood framed structures also can be impacted by pesticides historically used to control termites. There is a potential that residual lead and pesticide concentrations could remain in on-Site soil resulting from prior on-Site structures.

This assessment did not identify any Controlled2 or Historical3 Recognized Environmental Conditions.

SECTION 10: LIMITATIONS
Cornerstone performed this Phase I ESA to support Ceiba College Preparatory Academy in evaluation of Recognized Environmental Conditions associated with the Site. Ceiba College Preparatory Academy understands that no Phase I ESA can wholly eliminate uncertainty regarding the potential for Recognized Environmental Conditions to be present at the Site. This Phase I ESA is intended to reduce, but not eliminate, uncertainty regarding the potential for Recognized Environmental Conditions. Ceiba College Preparatory Academy understands that 1 The presence or likely presence of hazardous substances or petroleum products on the Site: 1) due to any release to the environment; 2) under conditions indicative of a release to the environment; or 3) under conditions that pose a material threat of a future release to the environment.
2 A Recognized Environmental Condition that has been addressed to the satisfaction of the applicable regulatory agency with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls or restrictions.
3 A past Recognized Environmental Condition that has been addressed to the satisfaction of the applicable regulatory agency or meeting unrestricted use criteria established by the applicable regulatory agency without subjecting the Site to required controls or restrictions.
215 Locust Street
Watsonville, California
1315-2-1

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the extent of information obtained is based on the reasonable limits of time and budgetary constraints.

Findings, opinions, conclusions and recommendations presented in this report are based on readily available information, conditions readily observed at the time of the Site visit, and/or information readily identified by the interviews and/or the records review process. Phase I ESAs are inherently limited because findings are developed based on information obtained from a non-intrusive Site evaluation. Cornerstone does not accept liability for deficiencies, errors, or misstatements that have resulted from inaccuracies in the publicly available information or from interviews of persons knowledgeable of Site use. In addition, publicly available information and field observations often cannot affirm the presence of Recognized Environmental Conditions; there is a possibility that such conditions exist. If a greater degree of confidence is desired, soil, groundwater, soil vapor and/or air samples should be collected by Cornerstone and analyzed by a state-certified laboratory to establish a more reliable assessment of environmental conditions.

Cornerstone acquired an environmental database of selected publicly available information for the general area of the Site. Cornerstone cannot verify the accuracy or completeness of the database report, nor is Cornerstone obligated to identify mistakes or insufficiencies in the information provided (ASTM E 1527-13, Section 8.1 .3). Due to inadequate address information, the environmental database may have mapped several facilities inaccurately or could not map the facilities. Releases from these facilities, if nearby, could impact the Site.

Ceiba College Preparatory Academy may have provided Cornerstone environmental documents prepared by others. Ceiba College Preparatory Academy understands that Cornerstone reviewed and relied on the information presented in these reports and cannot be responsible for their accuracy.

This report, an instrument of professional service, was prepared for the sole use of Ceiba College Preparatory Academy and may not be reproduced or distributed without written authorization from Cornerstone. It is valid for 180 days. An electronic transmission of this report may also have been issued. While Cornerstone has taken precautions to produce a complete and secure electronic transmission, please check the electronic transmission against the hard copy version for conformity.

Cornerstone makes no warranty, expressed or implied, except that our services have been performed in accordance with the environmental principles generally accepted at this time and location.
215 Locust Street
Watsonville, California
1315-2-1

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WAT60NVIU.E

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Vicinity Map
215 Locust Street
Watsonville, CA
~Mll'llltl
N
Project Number
1315-2-1
Flgu,. Number
Figure 1
Dale April 2022 Or"wn By RRN

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Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
D16 CALIFORNIA SPRAY & CHEMICAL ENVIROSTOR S103628943
NE 135 WALKER STREET VCP N/A
< 1/8 WATSONVILLE, CA 95076 DEED
Relative:

Higher
Actual:
28 ft.

0.078 mi.
410 ft. Site 2 of 7 in cluster D
ENVIROSTOR:

Name: CALIFORNIA SPRAY & CHEMICAL
Address: 135 WALKER STREET
City,State,Zip: WATSONVILLE, CA 95076
Facility ID: 44280006
Status: Certified / Operation & Maintenance
Status Date: 06/20/2002
Site Code: 200984
Site Type: Voluntary Cleanup
Site Type Detailed: Voluntary Cleanup
Acres: 3.2
NPL: NO
Regulatory Agencies: SMBRP, DEPARTMENT OF HEALTH SERVICES, SANTA CRUZ COUNTY Lead Agency: SMBRP
Program Manager: Claude Jemison
Supervisor: Cheryl Prowell
Division Branch: Cleanup Berkeley
Assembly: 30
Senate: 17
Special Program: Voluntary Cleanup Program
Restricted Use: YES
Site Mgmt Req: ASP, DAY, HOS, LUC, EX, NOWN, SCH, FOOD, RES Funding: Responsible Party
Latitude: 36.90517
Longitude: -121.7588
APN: 017-162-06, 017-162-15, 017-162-16, 017-162-26
Past Use: MANUFACTURING - PESTICIDES, MANUFACTURING - PESTICIDES, MANUFACTURING - PESTICIDES, MANUFACTURING - PESTICIDES
Potential COC: Arsenic Lead Arsenic Lead Arsenic Lead Arsenic Lead Confirmed COC: Arsenic Lead Arsenic Lead Arsenic Lead
Potential Description: SOIL, SOIL, SOIL, SOIL
Alias Name: CALIFORNIA SPRAY & CHEMICAL #2
Alias Type: Alternate Name
Alias Name: Calspray
Alias Type: Alternate Name
Alias Name: 017-162-06
Alias Type: APN
Alias Name: 017-162-15
Alias Type: APN
Alias Name: 017-162-16
Alias Type: APN
Alias Name: 017-162-26
Alias Type: APN
Alias Name: 110033617352
Alias Type: EPA (FRS #)
Alias Name: 200984
Alias Type: Project Code (Site Code)
Alias Name: 44280006
Alias Type: Envirostor ID Number
Completed Info:

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Land Use Restriction - Site Inspection/Visit Page: 1

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Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
Completed Date: 03/26/2009
Comments: Upon inspection, the asphalt cap in the Granite Rock Service Yard and area adjacent to Dixon & Son Tires appeared to be in good condition, with no cracking or signs of deterioration observed. Additionally, no activities were observed that were prohibited by the Deed Restriction.

Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Land Use Restriction - Site Inspection/Visit Completed Date: 04/22/2010
Comments: Upon inspection, the asphalt cap in the Granite Rock Service Yard and area adjacent to Dixon & Son Tires appeared to be in good condition, with no cracking or signs of deterioration observed. Additionally, no activities were observed that were prohibited by the Deed Restriction.

Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 09/28/2021
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Correspondence
Completed Date: 03/05/2021
Comments: Effective March 5, 2021, Chevron and Arcadis assigned new project managers for the Site. Maryline Laugier-Diamond, P.E. Arcadis 320 Commerce, Suite 200 Irvine, California 92602 Office: 510.388.9035 Email: [email protected] Tamra Melgoza Chevron Environmental Management Company 6001 Bollinger Canyon Road, Room V1022B San Ramon, CA. 94583 Office: 925.842.7947 Email:
[email protected]
Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: 5 Year Review Reports
Completed Date: 01/03/2007
Comments: no Problems noted in the report.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Plan Completed Date: 04/26/2002
Comments: O&M Plan approved by DTSC for Area 1. An Asphalt Cap was installed as part of the DTSC-approved remedial action at the site. The operation and maintenance of the Cap shall include annual visual inspection of the asphalt pavement for cracks or signs of deterioration, provisions to repair any significant crack(s) or signs of deterioration immediately, maintenance of sloping or grading to promote proper drainage, application of a seal or coating over the Asphalt Cap, or repaving with a minimum 2 or 2-1/2 inches of overlay every 15 years.

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Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
shed, asphalt and concrete demolition, fence removal, limited soil excavation, construction of an 11-inch asphalt cap with drainage structures, followed by installation of perimeter retaining walls and fencing. The shed modifications, which included raising the shed on three sides, were performed to allow equipment access after asphalt cap construction. The concrete and asphalt demolition was performed to facilitate the cap construction. Soil excavation was performed in limited areas to prepare trenches for construction of the retaining walls and drainage structures. An 11-inch asphalt cap was constructed over the impacted soil because this alternative allowed for the lowest short-term risk and provided high long-term protection by preventing direct exposure to impacted soil and minimizing precipitation infiltration. This alternative was also the easiest to implement, the least costly, and provided the greatest
benefit-to-cost ratio. An Operation and Maintenance Agreement (executed 5/13/02) requires quarterly groundwater monitoring and annual asphalt cap inspection. Deed Restriction (recorded 6/19/02) requires restricted property use for commercial / industrial enterprises only and non-interference with the installed asphalt cap and onsite groundwater monitoring wells.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Removal Action Workplan
Completed Date: 04/04/2001
Comments: Approved Removal Action Workplan (RAW) requiring the installation of an engineered asphalt cap over Area 1 and excavation and offsite disposal of all material exceeding residential standards for Areas 2 and 4, and for the southern portion of Area 3.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Remedial Investigation / Feasibility Study Completed Date: 04/03/2000
Comments: Lead and arsenic in soil are the only constituents of potential concern at the Cal Spray site. The extent of arsenic- and lead-impacted soil is limited to Area 1, the southern and eastern portions of Area 2, the southwestern corner of Area 3, and the northern and southern portion of Area 4. With the exeption of limited areas on Area 1 and Area 2, arsenic- and lead-impacted soil is found at maximum depths of 5 to 6 feet below grade.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Phase 1
Completed Date: 04/27/1989
Comments: Not reported
Completed Area Name: Area 2
Completed Sub Area Name: Not reported
Completed Document Type: Removal Action Completion Report Completed Date: 06/20/2002
Comments: The remedial action consisted of structure demolition (illegally constructed two-story wooden structure), excavation and off-site disposal of approximately 975 cubic yards of lead and
arsenic-impacted soil, followed by backfilling with clean soil, leveling and grading with baserock, and installation of perimeter fencing. The residentail soil cleanup standards were met on all portions of Area 2.

Page: 3

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Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
Completed Area Name: Area 3
Completed Sub Area Name: Not reported
Completed Document Type: Removal Action Completion Report Completed Date: 06/20/2002
Comments: The soil remedial action consisted of asphalt concrete demolition, excavation and off-site disposal of approximately 270 cubic yards of lead and arsenic-impacted soil, followed by backfilling with clean soil, leveling and grading with baserock. For the excavation area just south of the existing Scotts Valley Sprinkler and Pipe Supply Company building, four inches of asphalt concrete was placed over the compacted aggregate base and the area was restored as a parking lot.

Site restoration activities also included the installation of a concrete retaining wall and commercial chain link fencing along the eastern property boundary. The property continues productive use as the location of Scotts Valley Sprinkler and Pipe Supply Company operations and storage.

Completed Area Name: Area 4
Completed Sub Area Name: Not reported
Completed Document Type: Removal Action Completion Report Completed Date: 06/20/2002
Comments: The remedial action consisted of structure demolition, excavation and off-site disposal of approximately 604 cubic yards of lead and arsenic-impacted soil, followed by backfilling with clean soil, leveling and grading with baserock, and installation of perimeter fencing. The residential soil cleanup standards were met on all portions of Area 4.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Fact Sheets
Completed Date: 12/27/2000
Comments: Spanish and English hand carried to residences along Walker and Locust Streets. Mailed to DTSC-approved mailing list.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Public Notice
Completed Date: 12/26/2000
Comments: Published in the Register Pajaronian 12/29/2000.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Fact Sheets
Completed Date: 07/27/2001
Comments: Hand-carried to individuals along Walker and Locust Streets (Spanish and English) along with a letter from the City of Watsonville.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Fact Sheets
Completed Date: 11/03/2003
Comments: Hand-carried work notice for water line repairs to residences / industries immediately adjacent to Area 1.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Other Report
Completed Date: 09/24/2004
Page: 4

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Comments: No problems noted during inspection.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Monitoring Report
Completed Date: 06/25/2003
Comments: Quarterly groundwater monitoring conducted as a part of Operation and Maintenance activities did not detect lead or arsenic at concentrations exceeding action levels for four consecutive quarters.

Based on these results as well as concurrence from the Central Coast Regional Water Quality Control Board, groundwater monitoring was discontinued in June 2003.

Completed Area Name: Area 4
Completed Sub Area Name: Not reported
Completed Document Type: Fact Sheets
Completed Date: 11/07/2001
Comments: Distributed to residences and businesses along Walker and Locust Streets on 11/7/2001.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Other Report
Completed Date: 12/22/2005
Comments: Summary of DTSC Cap Inspection conducted 12/12/05.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 01/24/2006
Comments: Report contains recommendations concerning maintenance activities that need to be completed.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: 5 Year Review Reports
Completed Date: 03/30/2012
Comments: Not reported
Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 12/24/2007
Comments: DTSC recommends that clearing of the grate and catch basin be done immediately.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 01/24/2007
Comments: Report noted only minor cleaning and repairs on a grate and catch basin. No other problems were noted.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Monitoring Report
Completed Date: 02/23/2003
Comments: Not reported
Page: 5

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Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: 5 Year Review Reports
Completed Date: 01/05/2017
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 02/10/2011
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 01/23/2013
Comments: The recommendations made based on the inspections are the following:
1) Repair surficial cracks observed in the asphalt cap using an asphalt sealant; 2) Remove sediment from the storm water drain inlet grate located along Riverside Drive. These corrective actions will be conducted in April or May 2013.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 12/20/2013
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 07/31/2015
Comments: ARCADIS, on the behalf of Chevron Environmental Management Company, performed an annual asphalt cap inspection at the site on May 27, 2015 as required by the Operation & Maintenance Agreement.

Maintenance activities performed on the site in connection with the inspection included removal of sediment from the stormwater drains along Riverside Drive and Locust Street, installation of new anchor bolts to secure the metal grates for the stormwater drain along Riverside Drive, and removal of vegetation from a fence line and sidewalk along Locust Street. Application of asphalt sealant to minor surficial cracking was proposed to be performed during 2016.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Page: 6

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Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
Completed Date: 06/22/2016
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 08/01/2017
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 09/26/2018
Comments: Arcadis performed an annual cap inspection on July 12, 2018 on the behalf of Chevron Environmental Management Company. Some corrective actions were completed during the inspection, including clearing the area around some stormwater grates and collection basins and removing and/or trimming vegetation. During the next visit scheduled for spring 2019, Arcadis will apply sealant to minor surficial cracks observed in the asphalt surface.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 10/14/2019
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Financial Assurance Documentation Completed Date: 01/23/2014
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 07/17/2014
Comments: RP conducted a cap inspection on May 20, 2014 as required of the May 13, 2002 Operations and Maintenance Agreement. DTSC concurs with the recommendations and hereby approves the report.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Financial Assurance Documentation Completed Date: 05/26/2015
Comments: The financial assurance cost estimate and mechanism were reviewed and found to be satisfactory.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Land Use Restriction
Completed Date: 06/19/2002
Comments: Restrictions and requirements that run with the capped Area 1 property are as follows: Asphalt cover not to be disturbed without approval; Day care center prohibited; No excavation or activities which disturb the soil at any depth without DTSC approval; Raising of food prohibited; Hospital use prohibited; Notify DTSC after change of property owner; Residence use prohibited; Public or private school for persons under 21 prohibited.

Page: 7

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Elevation Site Database(s) EPA ID Number
Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Operation & Maintenance Order/Agreement Completed Date: 05/13/2002
Comments: O&M Agreement formally executed between DTSC and the Chevron Chemical Company for the 2.5 acre property more specifically described as Santa Cruz County Assessor’s Parcel Number 017-162-26.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: CEQA - Initial Study/ Neg. Declaration Completed Date: 02/23/2001
Comments: Negative Declaration has been prepared and approved in accordance with the California Environmental Quality Act.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Standard Voluntary Agreement
Completed Date: 07/28/1997
Comments: The purpose of this Agreement is for the Proponent, Chevron Chemical Company, to take necessary corrective action to determine the extent of the release of hazardous substances by the former California Spray & Chemical Company ("CalSpray"), adequately characterize CalSpray contamination at the Site, prepare a Remedial Action Plan (RAP) or Removal Action Workplan (RAW), and complete the necessary removal actions or remedial actions for such contamination under the oversight of DTSC.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: * Discovery
Completed Date: 04/01/1988
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Land Use Restriction - Site Inspection/Visit Completed Date: 10/20/2006
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Certification
Completed Date: 06/20/2002
Comments: The Department has determined that all appropriate response actions have been completed, that all acceptable engineering practices were implemented and that no further removal/remedial action is necessary for Areas 2, 3, and 4. The Department has determined that all appropriate removal/remedial actions have been completed and all acceptable engineering practices have been implemented, but the site requires ongoing operation and maintenance for Area 1.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Amendment - Order/Agreement
Completed Date: 12/18/1998
Comments: VCA Amendment for Chapter 6.5 transition.

Completed Area Name: Area 1
Page: 8

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Completed Sub Area Name: Not reported
Completed Document Type: Land Use Restriction - Site Inspection/Visit Completed Date: 03/28/2008
Comments: The cap is in good condition.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 11/05/2018
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 10/05/2020
Comments: Emailed cost estimate letter on 10/5/2020. -EC, 10/5/2020 Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Land Use Restriction - Site Inspection/Visit Completed Date: 01/24/2012
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 09/19/2012
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 09/19/2013
Comments: A letter providing the RP/owner cost estimate of DTSC’s oversight cost for fiscal year 2013/2014.

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- June 30, 2018)
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 12/15/2011
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 09/30/2009
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: * Land Use Restriction Monitoring Report Completed Date: 01/25/2011
Comments: Not reported
Future Area Name: PROJECT WIDE
Future Sub Area Name: Not reported
Future Document Type: 5 Year Review Reports
Future Due Date: 2022
Schedule Area Name: Not reported
Schedule Sub Area Name: Not reported
Schedule Document Type: Not reported
Schedule Due Date: Not reported
Schedule Revised Date: Not reported
VCP:

Name: CALIFORNIA SPRAY & CHEMICAL
Address: 135 WALKER STREET
City,State,Zip: WATSONVILLE, CA 95076
Facility ID: 44280006
Site Type: Voluntary Cleanup
Site Type Detail: Voluntary Cleanup
Site Mgmt. Req.: ASP, DAY, HOS, LUC, EX, NOWN, SCH, FOOD, RES Acres: 3.2
National Priorities List: NO
Cleanup Oversight Agencies: SMBRP, DEPARTMENT OF HEALTH SERVICES, SANTA CRUZ COUNTY Lead Agency: SMBRP
Lead Agency Description: DTSC - Site Cleanup Program
Project Manager: Claude Jemison
Supervisor: Cheryl Prowell
Division Branch: Cleanup Berkeley
Site Code: 200984
Assembly: 30
Senate: 17
Special Programs Code: Voluntary Cleanup Program
Status: Certified / Operation & Maintenance
Status Date: 06/20/2002
Restricted Use: YES
Funding: Responsible Party
Lat/Long: 36.90517 / -121.7588
APN: 017-162-06, 017-162-15, 017-162-16, 017-162-26
Past Use: MANUFACTURING - PESTICIDES, MANUFACTURING - PESTICIDES, MANUFACTURING - PESTICIDES, MANUFACTURING - PESTICIDES
Potential COC: 30001, 30013, 30001, 30013, 30001, 30013, 30001, 30013 Page: 10

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Elevation Site Database(s) EPA ID Number
Confirmed COC: 30001,30013,, ,30001,30013,, ,30001,30013 Potential Description: SOIL, SOIL, SOIL, SOIL
Alias Name: CALIFORNIA SPRAY & CHEMICAL #2
Alias Type: Alternate Name
Alias Name: Calspray
Alias Type: Alternate Name
Alias Name: 017-162-06
Alias Type: APN
Alias Name: 017-162-15
Alias Type: APN
Alias Name: 017-162-16
Alias Type: APN
Alias Name: 017-162-26
Alias Type: APN
Alias Name: 110033617352
Alias Type: EPA (FRS #)
Alias Name: 200984
Alias Type: Project Code (Site Code)
Alias Name: 44280006
Alias Type: Envirostor ID Number
Completed Info:

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Land Use Restriction - Site Inspection/Visit Completed Date: 03/26/2009
Comments: Upon inspection, the asphalt cap in the Granite Rock Service Yard and area adjacent to Dixon & Son Tires appeared to be in good condition, with no cracking or signs of deterioration observed. Additionally, no activities were observed that were prohibited by the Deed Restriction.

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Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Removal Action Completion Report Completed Date: 06/20/2002
Comments: The remedial action consisted of modifications to an existing pole shed, asphalt and concrete demolition, fence removal, limited soil excavation, construction of an 11-inch asphalt cap with drainage structures, followed by installation of perimeter retaining walls and fencing. The shed modifications, which included raising the shed on three sides, were performed to allow equipment access after asphalt cap construction. The concrete and asphalt demolition was performed to facilitate the cap construction. Soil excavation was performed in limited areas to prepare trenches for construction of the retaining walls and drainage structures. An 11-inch asphalt cap was constructed over the impacted soil because this alternative allowed for the lowest short-term risk and provided high long-term protection by preventing direct exposure to impacted soil and minimizing precipitation infiltration. This alternative was also the easiest to implement, the least costly, and provided the greatest
benefit-to-cost ratio. An Operation and Maintenance Agreement (executed 5/13/02) requires quarterly groundwater monitoring and annual asphalt cap inspection. Deed Restriction (recorded 6/19/02) requires restricted property use for commercial / industrial enterprises only and non-interference with the installed asphalt cap and onsite groundwater monitoring wells.

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concern at the Cal Spray site. The extent of arsenic- and lead-impacted soil is limited to Area 1, the southern and eastern portions of Area 2, the southwestern corner of Area 3, and the northern and southern portion of Area 4. With the exeption of limited areas on Area 1 and Area 2, arsenic- and lead-impacted soil is found at maximum depths of 5 to 6 feet below grade.

Completed Area Name: Area 3
Completed Sub Area Name: Not reported
Completed Document Type: Removal Action Completion Report Completed Date: 06/20/2002
Comments: The soil remedial action consisted of asphalt concrete demolition, excavation and off-site disposal of approximately 270 cubic yards of lead and arsenic-impacted soil, followed by backfilling with clean soil, leveling and grading with baserock. For the excavation area just south of the existing Scotts Valley Sprinkler and Pipe Supply Company building, four inches of asphalt concrete was placed over the compacted aggregate base and the area was restored as a parking lot.

Page: 13

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Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Other Report
Completed Date: 09/24/2004
Comments: No problems noted during inspection.

Based on these results as well as concurrence from the Central Coast Regional Water Quality Control Board, groundwater monitoring was discontinued in June 2003.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Other Report
Completed Date: 12/22/2005
Comments: Summary of DTSC Cap Inspection conducted 12/12/05.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Page: 14

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Elevation Site Database(s) EPA ID Number
Completed Document Type: 5 Year Review Reports
Completed Date: 03/30/2012
Comments: Not reported
Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 12/24/2007
Comments: DTSC recommends that clearing of the grate and catch basin be done immediately.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Monitoring Report
Completed Date: 02/23/2003
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Fieldwork
Completed Date: 11/27/2007
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 01/23/2009
Comments: DTSC has reviewed the Annual Asphalt Cap Inspection Report. DTSC has no comments.

Page: 15

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Map ID MAP FINDINGS
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Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 12/20/2013
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 07/31/2015
Comments: ARCADIS, on the behalf of Chevron Environmental Management Company, performed an annual asphalt cap inspection at the site on May 27, 2015 as required by the Operation & Maintenance Agreement.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 06/22/2016
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 08/01/2017
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Operation and Maintenance Report Completed Date: 09/26/2018
Comments: Arcadis performed an annual cap inspection on July 12, 2018 on the behalf of Chevron Environmental Management Company. Some corrective actions were completed during the inspection, including clearing the area around some stormwater grates and collection basins and removing and/or trimming vegetation. During the next visit scheduled for spring 2019, Arcadis will apply sealant to minor surficial cracks observed in the asphalt surface.

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Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
Completed Document Type: Operation and Maintenance Report Completed Date: 07/17/2014
Comments: RP conducted a cap inspection on May 20, 2014 as required of the May 13, 2002 Operations and Maintenance Agreement. DTSC concurs with the recommendations and hereby approves the report.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Operation & Maintenance Order/Agreement Completed Date: 05/13/2002
Comments: O&M Agreement formally executed between DTSC and the Chevron Chemical Company for the 2.5 acre property more specifically described as Santa Cruz County Assessor’s Parcel Number 017-162-26.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: * Discovery
Completed Date: 04/01/1988
Comments: Not reported
Page: 17

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Map ID MAP FINDINGS
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Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Land Use Restriction - Site Inspection/Visit Completed Date: 10/20/2006
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Certification
Completed Date: 06/20/2002
Comments: The Department has determined that all appropriate response actions have been completed, that all acceptable engineering practices were implemented and that no further removal/remedial action is necessary for Areas 2, 3, and 4. The Department has determined that all appropriate removal/remedial actions have been completed and all acceptable engineering practices have been implemented, but the site requires ongoing operation and maintenance for Area 1.

Completed Area Name: Area 1
Completed Sub Area Name: Not reported
Completed Document Type: Land Use Restriction - Site Inspection/Visit Completed Date: 03/28/2008
Comments: The cap is in good condition.

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Map ID MAP FINDINGS
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Elevation Site Database(s) EPA ID Number
cost for fiscal year 2013/2014.

Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 10/15/2014
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 10/09/2015
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 09/30/2016
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 10/03/2017
Comments: DTSC oversight cost estimate for fiscal year 2017/2018 (July 1, 2017 - June 30, 2018)
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 12/15/2011
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: Annual Oversight Cost Estimate Completed Date: 09/30/2009
Comments: Not reported
Completed Area Name: PROJECT WIDE
Completed Sub Area Name: Not reported
Completed Document Type: * Land Use Restriction Monitoring Report Completed Date: 01/25/2011
Comments: Not reported
Future Area Name: PROJECT WIDE
Future Sub Area Name: Not reported
Future Document Type: 5 Year Review Reports
Future Due Date: 2022
Schedule Area Name: Not reported
Schedule Sub Area Name: Not reported
Schedule Document Type: Not reported
Schedule Due Date: Not reported
Schedule Revised Date: Not reported
DEED:

Name: CALIFORNIA SPRAY & CHEMICAL
Address: 135 WALKER STREET
City,State,Zip: WATSONVILLE, CA 95076
Page: 19

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Map ID MAP FINDINGS
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Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
Envirostor ID: 44280006
Area: AREA 1
Sub Area: Not reported
Site Type: VOLUNTARY CLEANUP
Status: CERTIFIED / OPERATION & MAINTENANCE
Agency: Not reported
Covenant Uploaded: Not reported
Deed Date(s): 06/19/2002
File Name: Envirostor Land Use Restrictions
Page: 20

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2/28/23, 10:03 AM City of Watsonville Mail - Regarding: Ceiba School Rezoning Amendment – February 28, 2023 – Watsonville City Council Meetin… https://mail.google.com/mail/b/ACtqoJK-Jst3T58YgYyy-UEr0RVxH2S3Py8gSuxEp9eUeFrygj-Y/u/0/?ik=75b13c09ef&view=pt&search=all&permthid=th… 1/1 City Council <[email protected]>
Regarding: Ceiba School Rezoning Amendment – February 28, 2023 – Watsonville City Council Meeting Agenda Item 3(a)
1 message
Tom Am Rhein <[email protected]> Mon, Feb 27, 2023 at 5:24 PM To: "[email protected]" <[email protected]> Dear City Clerk,
Please forward the attached letter regarding "Ceiba School Rezoning Amendment – February 28, 2023 – Watsonville City Council Meeting Agenda Item 3(a)" to the Members of the City Council.

Thank you,
Thomas AmRhein
Confidentiality Notice:

This is a transmission from Naturipe Berry Growers, Inc. The message and any attached documents may be confidential and are intended only for the use of the addressee. If you are not the intended recipient, any disclosure, copying, or distribution of this information is strictly prohibited. If you received this transmission in error, please accept our apologies and notify the sender. Thank you.

Ceiba Letter.pdf
297K

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Thomas R. Am Rhein, Vice-President
1611 Bunker Hill Way, Suite 200, P.O. Box 4280 Salinas, CA 93912-4280 Mobile: 831-970-7919 E-mail: [email protected]
Monday, February 27, 2023
To: Watsonville City Council Members
Regarding: Ceiba School Rezoning Amendment – February 28, 2023 – Watsonville City Council Meeting Agenda Item 3(a)
Dear City Council Members,
Naturipe Berry Growers, Inc. is a grower owned berry marketing and farming company that has served the needs of area strawberry growers for over 100 years. Naturipe has a long history of ownership by recent immigrant farmers.

Naturipe has also long been a supporter of scholarships, athletic programs and health services for the families who work in the farming operations we serve.

Our facility at 305 Industrial Rd. not only serves our growers, but also provides a base of operations for other unrelated entities that provide processing and marketing functions for our local agricultural industry. Over the course of a year, hundreds of local people find gainful employment at the location.

We are dedicated to a long term commitment to our operations here in Watsonville. As a measure of our confidence that Watsonville would continue to be a place we could do business, we are completing construction on one of the largest solar projects in the City at this time, representing millions of dollars in investment.

So, it is with great concern that we address the proposed zoning amendment and use permit for the Ceiba School. There are many serious problems with this proposal including risk factors related to hazardous materials, disruption of state highway traffic, and exposure of young pedestrians to unsafe road conditions.

The proposal represents a real degradation of the functional industrial land base in the City of Watsonville, which provides employment and economic activity to so many.

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Therefore, while we support the laudable goals of Ceiba, we respectfully ask that the City Council deny the Rezoning Amendment and that the City Council take steps to guide Ceiba to a more compatible location that is consistent with the General Plan and sound land use planning principles.

Sincerely,
Vice-President
Naturipe Berry Growers, Inc.

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2/28/23, 9:32 AM City of Watsonville Mail - Letter
https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1759036173049387634&simpl=msg-f%3A1759036173… 1/1 Irwin Ortiz <[email protected]>
Letter
1 message
Silvia Fernandez <[email protected]> Mon, Feb 27, 2023 at 5:25 PM To: [email protected]
Cc: [email protected]
Good afternoon,
Kindly, please see letter attached from Dick Peixoto.

Thank you,
Silvia Fernandez in care of
Dick Peixoto
Executive Administrative Assistant
Lakeside Organic Gardens, LLC
25 Sakata Lane, Watsonville, CA 95076
Office 831.722.6266 Ext. 106 | Fax 831.722.6286
[email protected] | www.lakesideorganic.com

CONFIDENTIALITY NOTICE
The information contained in this communication is confidential, may constitute inside information, may be attorney-client privileged and is intended only for the use of the named recipient. If the reader of this e-mail message is not the intended recipient, or the employee or agent responsible for delivery of the message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is prohibited. If you have received this e-mail in error, please notify the sender immediately by telephone at 831-722-6266 or by reply e-mail and destroy and/or permanently delete all copies of the original message.

Letter_01.pdf
706K

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2/28/23, 10:06 AM City of Watsonville Mail - Public Comment Re: Rezoning of 215 Locust St for Ceiba College Prep Academy https://mail.google.com/mail/b/ACtqoJK-Jst3T58YgYyy-UEr0RVxH2S3Py8gSuxEp9eUeFrygj-Y/u/0/?ik=75b13c09ef&view=pt&search=all&permthid=th… 1/1 City Council <[email protected]>
Public Comment Re: Rezoning of 215 Locust St for Ceiba College Prep Academy 1 message
David Rose <[email protected]> Mon, Feb 27, 2023 at 9:28 PM To: "[email protected]" <[email protected]> To whom it may concern,
Please find attached a letter to the City Council of Watsonville discussing my opposition and concerns regarding the rezoning of the property at 215 Locust St from an Industrial Usage Zone to an Institutional Usage Zone.

Thank you,
David Rose
Owner/Partner
Massa – Rose Industrial Park
320 Industrial Rd.

Watsonville, CA 95076
COW Ceiba.pdf
56K

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Massa – Rose Industrial Park
320 Industrial Road
PO Box 1215
Watsonville, CA 95077
February 27, 2023
Watsonville City Council
Re: Public Comment on rezoning 215 Locust Street for Ceiba College Preparatory Academy.

Dear City Council Members,
I am opposed to rezoning of Parcel 017-161-51 located at 215 Locust Street currently occupied by Ceiba College Preparatory Academy from Industrial usage to Institutional usage. Ceiba is a great school that offers our community an excellent high school education with the goal of attaining a 4-year college education, however it shouldn’t be at the risk of the students’ safety.

Changing the Zoning from Industrial use to Institutional use doesn’t remove the potential hazards that are involved in an industrial area. These hazards include, but aren’t limited to, heavy vehicle usage as well as the potential for hazardous accidents. The industrial area is highly traveled by semis and other heavy hauling vehicles that can’t just stop on a dime if an unaware student walks out onto the road to catch their ride or cross the street. The other potential hazard in the area is held within the cold storage buildings that surround the location. These cold storage buildings use ammonia gas to bring their rooms down to the proper temperature for whatever product they are storing. These companies go through detailed annual inspections to ensure everything is in working order as well as having a plan in place with procedures on how to handle situations should something go wrong. Even with these inspections and plans in place an ammonia leak can occur and could jeopardize the safety of the students and faculty of the school due to its location.

Cieba Academy is a great school for our community, and I support it’s mission 100%, but changing the zoning and risking the safety of the students is not the right answer to the problem.

Thank you for your consideration,
David Rose
David Rose
Owner/Partner

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2/28/23, 10:26 AM City of Watsonville Mail - Matter of CEIBA Permit Renewal for 02/28/2023 https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1759094307956583061&simpl=msg-f%3A1759094307… 1/1 Irwin Ortiz <[email protected]>
Matter of CEIBA Permit Renewal for 02/28/2023
1 message
Vanessa Infante <[email protected]> Tue, Feb 28, 2023 at 8:50 AM To: "[email protected]" <[email protected]>, "[email protected]" <[email protected]>
Hello Ms. Parker,
I am writing to you in regards to the council meeting that will be held today concerning Ceiba College Prep and their permit renewal.

I was part of the first graduating class from Ceiba in 2015 but began my journey with Ceiba in middle school. I can say without a shadow of a doubt that I would not be where I am right now without Ceiba and their amazing staff. I would not be a college graduate, independent and much less thousands of miles from home with a career that I love.

Ceiba is part of Watsonville and without it not only will the students' lives be changed but so will the town. It is a place that prepares students for not only the rigorous academics that will come with going to college/university but it teaches students how to navigate through life and all the unexpected things it throws at you. The idea that Ceiba may not have their permit renewed deeply saddens me. A piece of me will always be with Ceiba and I hope and pray that it will be a part of many future students' lives.

If you would like to speak on this matter further please feel free to reach out to me via email or at my direct number, 831-254-6157.

Thank you for your time,
-Vanessa Infante

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2/28/23, 9:56 AM City of Watsonville Mail - Ceiba Application Additional Information on the Cal Spray Site https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1759095612052043025&simpl=msg-f%3A1759095612… 1/2 Irwin Ortiz <[email protected]>
Ceiba Application Additional Information on the Cal Spray Site 1 message
Elizabeth Sanborn Falcon <[email protected]> Tue, Feb 28, 2023 at 9:11 AM To: "Montesino, Eduardo" <[email protected]>, Vanessa Quiroz-Carter <[email protected]>, Maria Orozco <[email protected]>, Kristal Salcido <[email protected]>, Casey Clark <[email protected]>, Jimmy Dutra <[email protected]>, Ari Parker <[email protected]> Cc: Justin Meek <[email protected]>, Irwin Ortiz <[email protected]>, Josh Ripp <[email protected]>
Dear Honorable Mayor Montesino and Watsonville Council Members, I am writing as Ceiba’s land use consultant to provide more detailed information regarding clean up at the Cal Spray site.

The site was comprised of 4 areas. Please see map attached. Area 1 (135 Walker) was used for many years as a fertilizer plant by a predecessor company of Chevron. Areas 2,3 and 4 were not used in the Cal Spray operation but areas of soil on these areas were contaminated with lead and arsenic, most likely as a result of storm water runoff.

The clean up was a voluntary clean up with DTSC (CA Department of Toxic Substances Control) oversight. The clean up consisted of removal of impacted soil from areas 2,3 and 4 and encapsulation of the soil on Parcel 1. The DTSC certified the clean up as complete in November 2001 and approved areas 2,3, and 4 for “unrestricted future use.” An operations and maintenance plan was put into place for Area 1 which consisted of annual inspections of the asphalt “cap”, groundwater monitoring, which was discontinued in 2003, full reporting to the DTSC every 5 years and recordation of a deed restriction limiting that parcel to industrial uses.

I have provided Justin and Irwin the most recent 5 year report (October, 2021). It is too large to attach to this e-mail, but I have attached the first 11 pages which include the background and executive summary. Justin will put the full report on the website and the above pages include the table of contents if you wish to review any areas of the report in more detail.

I also have attached a letter from the DTSC indicating that the parcels 2 and 4, the properties at 224 and 228 Locust, which were recently acquired by Ceiba, meet current standards.

Ceiba would like to use the property at 224-228 Locust at some point in the future but there are no current plans and it is not part of this application. If and when plans are complete, Ceiba will work with the City to comply with all applicable governmental regulations regarding its use.

Please feel free to contact me if you need further clarification.

Elizabeth Sanborn Falcon
Benchmark Realty Advisors
900 E. Hamilton Ave. Suite 100
Campbell, CA 95008

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Printed on Recycled Paper
March 15, 2022
Mr. Josh Ripp
Ceiba College Preparatory Academy
260 West Riverside Drive
Watsonville, California 95076
[email protected]
Mr. Josh Ripp:

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DTSC certified completion of site cleanup on July 26, 2002. Under the DTSC certification, the 228 and 234 Locust Street properties were approved for “unrestricted” future land use.

If you have any questions, please contact Claude Jemison by phone at (510) 540-3803 or by email at [email protected].

Sincerely,
Ms. Julie Pettijohn, Branch Chief
Site Mitigation and Restoration Program-Berkeley Office Department of Toxic Substances Control
cc: see next page

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cc: (via email)
Melanie Seydel
Cornerstone Earth Group
[email protected]

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CalSpray 5-Year Review Submittal Letter_10282021
Arcadis U.S., Inc.
320 Commerce
Suite 200
Irvine
California 92602
Tel 714 730 9052
Fax 714 730 9345
www.arcadis.com
Page:
1/2
Mr. Claude Jemison
Department of Toxic Substances Control
700 Heinz Avenue, Suite 200
Berkeley, California 94710-2721
Subject:

Fourth Five-Year Review Report
Former California Spray and Chemical Company Site
Watsonville, California
EPA ID No.: HAS-A 01/02-127
Dear Mr. Jemison:

On behalf of Chevron Environmental Management Company (CEMC), Arcadis U.S., Inc. (Arcadis) is submitting the Fourth Five-Year Review Report dated October 28, 2021 for the former California Spray and Chemical Company (Cal Spray) Site located in Watsonville, California. This report summarizes the results of the Five-Year Review process performed for the former Cal Spray Site. The triggering action for this Five-Year Review was the Final Third Five-Year Review Report that was due and completed on November 15, 2016.

If you should have any questions have any comments on this report, please contact me at 510.388.9035 or by e-mail at [email protected].

Sincerely,
Arcadis U.S., Inc.

Maryline Laugier-Diamond, P.E.

Senior Environmental Engineer

ENVIRONMENT
Date:

October 28, 2021
Contact:

Maryline Laugier-Diamond,
P.E.

Phone:
510.388.9035
Email:

Maryline.Laugier
@arcadis.com
Our ref:
30062740

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arcadis.com
CalSpray 5-Year Review Submittal Letter_10282021
Mr. Claude Jemison
October 28, 2021
Page:
2/2
Copies:

Tamra Melgoza, CEMC, San Ramon, CA
John Amato, CEMC, San Ramon, CA
Richard Hammond, The Richard Hammond Company, Carmel, CA

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Chevron Environmental Management Company

FOURTH FIVE-YEAR REVIEW REPORT
Former California Spray and Chemical Company Site
Watsonville, California
October 28, 2021

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FOURTH FIVE-YEAR REVIEW REPORT
arcadis.com
CalSpray Fourth 5-Year Review_10282021

FOURTH FIVE-YEAR

REVIEW REPORT
Former California Spray and Chemical
Company Site
Watsonville, California
Prepared for:

Tamra Melgoza
Operations Lead, West
Chevron Environmental Management Co.
6001 Bollinger Canyon Road
San Ramon, California 94583
Prepared by:

Arcadis U.S., Inc.
320 Commerce
Suite 200
Irvine
California 92602
Tel 714 730 9052
Fax 714 730 9345
Our Ref.:
30062740
Date:

October 28, 2021
This document is intended only for the use of
the individual or entity for which it was
prepared and may contain information that is
privileged, confidential and exempt from
disclosure under applicable law. Any
dissemination, distribution or copying of this
document is strictly prohibited.

Maryline Laugier-Diamond, P.E.

Senior Environmental Engineer

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FOURTH FIVE-YEAR REVIEW REPORT
arcadis.com
CalSpray Fourth 5-Year Review_10282021 i

CONTENTS
Five-Year Review Summary Form ............................................................................................................... iv Executive Summary ................................................................................................................................. ES-1 1 Introduction ............................................................................................................................................. 1 2 Site Setting and Background .................................................................................................................. 2

2.1 Site Setting ...................................................................................................................................... 2

2.1.1 Regional Geology and Hydrogeology.................................................................................. 2

2.1.2 Site Geology ........................................................................................................................ 3

2.2 Site Background.............................................................................................................................. 4

2.2.1 Historical Site Use ............................................................................................................... 4

2.2.2 Site Investigations ............................................................................................................... 6

2.3 Summary of Results from Site Investigations ............................................................................... 12 3 Site Chronology..................................................................................................................................... 16 4 Remedial Actions .................................................................................................................................. 20

4.1 Remedial Selection ....................................................................................................................... 20

4.1.1 Feasibility Study ................................................................................................................ 20

4.1.1.1 Identification of Soil Remedial Action Alternatives .................................................. 20

4.1.1.2 Technologies ........................................................................................................... 20

4.1.1.3 Implementation of Remedial Action ......................................................................... 21

4.1.2 Risk Assessment ............................................................................................................... 21

4.2 Voluntary Cleanup Agreement ...................................................................................................... 23

4.3 Remedial Implementation ............................................................................................................. 23

4.3.1 Area 1 ................................................................................................................................ 23

4.3.1.1 Summary of Construction Activities ......................................................................... 23

4.3.1.2 Excavation ............................................................................................................... 23

4.3.1.3 Asphalt Cap Construction ........................................................................................ 24

4.3.2 Area 2 ................................................................................................................................ 24

4.3.2.1 Summary of Construction Activities ......................................................................... 24

4.3.2.2 Excavation ............................................................................................................... 25

4.3.3 Area 3 ................................................................................................................................ 27

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FOURTH FIVE-YEAR REVIEW REPORT
arcadis.com
CalSpray Fourth 5-Year Review_10282021 ii

4.3.3.1 Summary of Construction Activities ......................................................................... 27

4.3.3.2 Excavation ............................................................................................................... 27

4.3.4 Area 4 ................................................................................................................................ 30

4.3.4.1 Summary of Construction Activities ......................................................................... 30

4.3.4.2 Excavation ............................................................................................................... 30

4.4 Operation and Maintenance ......................................................................................................... 33

4.4.1 Operation and Maintenance Agreement ........................................................................... 33

4.4.1.1 Operation and Maintenance of the Asphalt Cap ..................................................... 33

4.4.1.2 Operation and Maintenance of Groundwater Monitoring Wells .............................. 34

4.4.1.3 Sampling and Analysis Plan .................................................................................... 34

4.4.2 Groundwater Monitoring and Well Destruction ................................................................. 34

4.4.3 Site / Remedial Cap Inspections ....................................................................................... 35 5 Five-Year Review Process .................................................................................................................... 37

5.1 Administrative Components .......................................................................................................... 37

5.2 Document Review ......................................................................................................................... 37

5.3 Data Review .................................................................................................................................. 37

5.4 Site Inspection .............................................................................................................................. 37

5.5 Interviews ...................................................................................................................................... 37 6 Assessment of Selected Remedy ......................................................................................................... 38

6.1 Remedy Effectiveness .................................................................................................................. 38

6.2 Potential Concerns........................................................................................................................ 38

6.2.1 New MCL for Arsenic......................................................................................................... 38

6.3 Remedy Validation ........................................................................................................................ 39 7 Recommendations ................................................................................................................................ 40 8 Protectiveness Statement ..................................................................................................................... 41 9 References ............................................................................................................................................ 42 TABLE
Table 1 .......................................................................................................... Groundwater Analytical Results

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FOURTH FIVE-YEAR REVIEW REPORT
arcadis.com
CalSpray Fourth 5-Year Review_10282021 iii

FIGURES
Figure 1.................................................................................. Topographic Map of Site Location and Vicinity Figure 2............................................................................................................................................. Site Plan

APPENDIX
Appendix A ................................................................................................................ Cap Inspection Reports

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FOURTH FIVE-YEAR REVIEW REPORT
arcadis.com
CalSpray Fourth 5-Year Review_10282021 iv

FIVE-YEAR REVIEW SUMMARY FORM

SITE IDENTIFICATION
Site Name (from WasteLAN): California Spray & Chemical Site EPA ID (from WasteLAN): HAS-A 01/02-127
Region: IX State: CA City/County: Watsonville/Santa Cruz County

SITE STATUS
NPL Status: Final Deleted Other (specify):
________________________________________
Remediation Status (choose all that apply): Under construction Operating Complete
Multiple OUs?*
YES NO Construction Completion Date: November 2, 2001
Has site been put into reuse? YES NO

REVIEW STATUS
Lead Agency: EPA State Tribe Other Federal Agency
_______________________
Author Name:

Author Title: Author Affiliation:

Review Period:** To:

Date(s) of Site Inspection:

Type of Review:

Post-SARA Pre-SARA NPL-Removal only NPL
State/Tribe-lead
Non-NPL Remedial Action Site Regional Discretion
Review Number: 1 (first) 2 (second) 3 (third) Other (specify) Fourth __________________
Triggering Action:

Actual RA Onsite Construction at OU # _____ Actual RA Start at OU # _____ Construction Completion
Previous Five-Year Review Report
Other (specify)
Triggering Action Date (From WasteLAN): November 15, 2016

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FOURTH FIVE-YEAR REVIEW REPORT
arcadis.com
CalSpray Fourth 5-Year Review_10282021 v
Due Date (five years after triggering action date): November 15, 2021 *[“OU” refers to operable unit.]
** [Review period should correspond to the actual start and end dates of the Five-Year Review in WasteLAN.]

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FOURTH FIVE-YEAR REVIEW REPORT
arcadis.com
CalSpray Fourth 5-Year Review_10282021 ES-1

EXECUTIVE SUMMARY
Chevron Environmental Management Company (CEMC) has completed the Fourth Five-Year Review of the remedial action implemented at the former California Spray and Chemical Company (Cal Spray) Site, located in Watsonville, California. Arcadis was retained by CEMC to prepare this Final Fourth Five-Year Review Report, which summarizes the results of the Five-Year Review conducted for the Cal Spray Site (the Site). The triggering action for this Five-Year Review was the previous Five Year Review Report that was due and completed on November 15, 2016.

The purpose of the Five-Year Review is to evaluate if the remedies implemented at the former Cal Spray Site are protective of human health and the environment. The methods, findings, and conclusions of reviews are documented in Five-Year Review reports. In addition, the Five-Year Review reports identify any deficiencies found during the review process and provide recommendations for addressing them. This document was prepared in accordance with the United States Environmental Protection Agency (USEPA’s) Comprehensive Five-Year Review Guidance dated June 2001 and OSWER Directive 9355.7-18, entitled Recommended Evaluation of Institutional Controls: Supplement to the Comprehensive Five-Year Review Guidance dated September 13, 2011.

The Cal Spray Site is comprised of four areas. The property at 135 Walker Street, herein referred to as Area 1, is the historical location of the Cal Spray operations. The property is approximately two acres in size, fenced, and paved primarily with asphalt. There is one structure on the northern portion of the property.

Area 1 is bounded on the north by Walker Street, on the east by Riverside Drive, and on the south by Locust Street. Two parcels bound the property to the west. The southernmost property, located at 228 Locust Street, is vacant. This property is herein known as Area 2. The northernmost property, located at 131 Walker Street, is paved and contains one building. This parcel is herein known as Area 3. Area 4, located at 234 Locust Street, is west of Area 2 and south of Area 3. This property is currently vacant.

The selected remedies for the Site included the installation of an asphalt cap, and soil removal and off-site disposal. Area 1 was covered with an engineered asphalt cap, and a deed restriction was placed on the area allowing only commercial/industrial land use. The structural integrity of the cap is intact, and the potential for direct exposures to residual concentrations of arsenic and lead in soil beneath the cap does not exist. There are no potentially complete exposure pathways and the remedy for Area 1 is effective.

Furthermore, the asphalt cap serves as an impermeable layer which prevents storm water infiltration.

Additional features constructed during the remedial activities are retaining walls which serve to provide storm water containment and protect the asphalt edge integrity, and drainage grates and piping. During remedial actions for Areas 2, 3, and 4, approximately 1,849 cubic yards (yd3) of soil with arsenic and lead concentrations that exceeded the cleanup criteria was excavated and transported offsite. In addition, approximately 150 yd3 of soil were excavated from Area 1. Excavated areas were backfilled with clean soil and land was restored to productive use. The remedy for these areas is effective in that the source of constituents of concern in soil has been removed, and there is no potential for complete exposure pathways.

On July 26, 2002, California Department of Toxic Substances Control (DTSC) certified completion of site cleanup. Under the DTSC certification, the three parcels (Areas 2, 3, and 4) have been approved for “unrestricted” future land use. Area 1 was certified after the asphalt cap was constructed in November 2001.

A deed restriction was recorded allowing only commercial and industrial uses for this parcel.

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FOURTH FIVE-YEAR REVIEW REPORT
arcadis.com
CalSpray Fourth 5-Year Review_10282021 ES-2
Per the Operation and Maintenance Plan, a visual inspection of the asphalt cap is performed on an annual basis. During the five-year period since the Third Five-Year Review Report was submitted on November 15, 2016, Arcadis has conducted annual site inspections on May 31, 2017, July 12, 2018, June 27, 2019, May 20, 2020, and July 1, 2021. In addition to the site inspections, Arcadis has completed maintenance activities to address cracks and vegetation within the asphalt cap, including removal of sediment from and repairs to the stormwater drains along Riverside Drive and Locust Street and application of sealant to minor surficial cracks observed within the asphalt surface within the portion of Area 1 leased by Oliveria Plastering. Additionally, as the owner of the parcels that comprise Area 2 and Area 4, weed abatement and fence repair has been conducted.

CEMC believes that the remedy at the Cal Spray site currently protects human health and the environment because exposure pathways that may result in unacceptable risks and hazards are not complete. CEMC recommends continuing the requirement of a deed restriction by limiting land use of Area 1 to commercial/industrial use only; and the operation and maintenance of the engineered asphalt cap and stormwater drains.

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2 SITE PLAN

CHEVRONENVIRONMENTAL MANAGEMENT COMPANY

SAN RAMON, CALIFORNIA

FORMER CALSPRAY SITE

WATSONVILLE, CALIFORNIA
GATE
GATE
GATE

CHAIN-LINK
FENCE

CORRUGATED
STEEL
CANOPY

LEASED BY

OLIVEIRA PLASTERING,
LATHING & DRYWALL, INC.

LEASED BY

DIXON & SON
TIRES, INC.

G:\ENVCAD\Irvine\ACT\B0048108\WATSONVILLE\FIGURE 2.PDF SAVED: 03/09/2016 BY: LOVING, JEFF

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2/28/23, 10:01 AM City of Watsonville Mail - Public Comment - February 28, 2023 - Agenda Item 3(a) Ceiba Zoning Amendment (Expansion Plans) https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permthid=thread-f%3A1759096200898888314&simpl=msg-f%3A1759096200… 1/1 Irwin Ortiz <[email protected]>
Public Comment - February 28, 2023 - Agenda Item 3(a) Ceiba Zoning Amendment (Expansion Plans)
1 message
Marta Bulaich <[email protected]> Tue, Feb 28, 2023 at 9:20 AM To: [email protected], Vanessa Quiroz <[email protected]>, Maria Orozco <[email protected]>, [email protected], [email protected], [email protected], [email protected], [email protected] Dear City Clerk and Members of the Council:

Submitted herewith is a letter from me and an attachment titled "A History of Ceiba's Expansion Plans." This provides a summary of Ceiba's plans to expand its footprint in both the residential and industrial zones.

For the City Clerk, please consider this email a request to include this email and the attached documents in the Agenda packet for the February 28, 2023 Special Council Meeting.

If you have any questions, please feel free to contact me.

Sincerely,
Marta
--
Marta J. Bulaich
+1 415 816 1665
@martahari
022823 A History of Ceibas Expansion Plans mjb.pdf
022823 Email CoW Letter Re Expansion.pdf
357K

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2546 Rolling Hills Ct.

Alamo, CA 94507
February 28, 2023

VIA HAND DELIVERY AND EMAIL
Watsonville City Council
City of Watsonville
275 Main Street
Suite 400 (4th Floor)
Watsonville, CA 95076
Re: Ceiba College Preparatory Academy Zoning Amendment
February 28, 2023, Agenda Item 3(a) - Watsonville City Council Meeting Members of the Council:

For the past decade, Ceiba has been working to secure additional real estate for its school enterprise of 525 students and 63 staff members in Watsonville’s industrial zone.

Ceiba currently operates on a site that lacks adequate capacity for the number of students and staff. Consequently, Ceiba has always been planning to expand, and there is extensive evidence to verify that.

Attached is a document titled “A History of Ceiba’s Expansion Plans - A Decade of a Land and Expand Strategy.” In this document, I chronicle publicly-available emails, documents, and videos demonstrating Ceiba’s intention of expanding to the Chevron Properties on Locust Street and to the vacant lot by the Annie Glass business on Highway 129. Remarkably, documents exist which verify that the City of Watsonville is “pushing” Ceiba to “move or expand to” the Golden Brands building at 270 W. Riverside Drive, right in the heart of the industrial zone.

Ceiba has no shortage of cash available via charter school bonds. The school appears to have planned to secure a $14,000,000 bond, and that bond money is intended to purchase their leased school property, as well as finance construction of a school gymnasium across the street on the Chevron properties. Ceiba’s plan is a fragmented, albeit forceful, approach to expanding and building a much larger campus.

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Watsonville City Council
February 28, 2023

Page 2 ends

What is most disconcerting is the School’s intention to mislead the City Planning Department, the City Council, and the Public. While all of the emails and documents reveal much, here are some highlights:

1. Page 51-52: Email dated March 11, 2022, where Elizabeth Sanborn Falcon, Ceiba’s real estate broker, instructs Principal Josh Ripp as follows:
“We shouldn’t say anything at this point about the Chevron property because it might hold up our current approval. Also, I know that cities in general do not like crosswalks in the middle of a block. Let me know how you make out. My guess is that when we go for the approval on Chevron, they are going to require that we direct pedestrian traffic to cross at Riverside Dr. and we will probably have to put in a crosswalk there.” (emphasis added)

2. Pages 58-60: Notes regarding the April 5, 2022, Planning Commission Meeting.

Both Principal Planner Justin Meek and Principal Josh Ripp skirted the issue of Chevron Properties. When asked by Commissioner Eddie Acosta, Ripp never mentioned the Chevron Properties, which were under contract eight days later and purchased on May 10, 2022.

3. Page 78: Email dated April 19, 2022, from Sanborn to Meek and Suzi Merriam:
“Hi Justin and Suzi, in giving this more thought, Ceiba would like to apply now for GP and Zoning Amendments for the Chevron properties changing the land use designation to PQP and the zoning designation to N to be heard at the same time as the current application. They will hold off applying for a CUP until their plans are more solidified.” Neither Meek nor Ripp elaborated on this planned real estate expansion to the Planning Commissioners on April 5, 2022.

4. Page 97-100: These pages include email exchanges between Ripp, Sanborn, Meek, and Merriam, showing that Ceiba had every intention of bundling the Chevron Properties with its existing application to avoid CEQA. What is troubling is that Sanborn finds Meek’s reaction surprising and even instructs Ripp to “avoid any further contact with Justin” adding “he may be about to leave or he may be in a tenuous position with the department.” (emphasis added)

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Watsonville City CouncilFebruary 28, 2023

Watsonville City Council
February 28, 2023