Watsonville City Council
February 28, 2023

AGENDA

CITY OF WATSONVILLE

SPECIAL CITY COUNCIL MEETING

Working with our community to create positive impact through service with heart.

Values: Teamwork, Integrity, Honesty, Service and Respect Eduardo Montesino, Mayor, District 1
Vanessa Quiroz-Carter, Mayor Pro Tempore, District 2
Maria Orozco, Council Member, District 3
Kristal Salcido, Council Member, District 4
Casey K. Clark, Council Member, District 5
Jimmy Dutra, Council Member, District 6
Ari Parker, Council Member, District 7
Rene Mendez, City Manager
Samantha W. Zutler, City Attorney
Irwin I. Ortiz, City Clerk
Location:

City Council Chambers
275 Main Street, Top Floor
Watsonville, CA 95076
Anyone addressing the City Council is asked to fill out a speaker card and leave it at the podium for recording purposes

IF YOU CHALLENGE ANY ACTION APPEARING ON THIS AGENDA IN

COURT, YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR

SOMEONE ELSE RAISED AT THE PUBLIC MEETING DESCRIBED ON THIS

AGENDA, OR IN WRITTEN CORRESPONDENCE DELIVERED TO THE CITY CLERK PRIOR TO, OR AT, THE PUBLIC MEETING.

Americans with Disabilities Act
The Council Chambers is an accessible facility. If you wish to attend a meeting and you will require assistance in order to attend and/or participate, please call the City Clerk's Office at least three (3) business days in advance of the meeting to make arrangements. The City of Watsonville TDD number is (831) 763-4075.

For information regarding this agenda, please call the City Clerk's Office at (831) 768- 3040
AGENDA

CITY OF WATSONVILLE

SPECIAL CITY COUNCIL MEETING

Location:

City Council Chambers
275 Main Street, Top Floor
Watsonville, CA 95076

Tuesday, February 28, 2023, 5:30 p.m.

Pages

FACE COVERINGS HIGHLY RECOMMENDED

1. ROLL CALL

1.a MOTION TO EXCUSE ABSENT COUNCIL MEMBER(S) (If any)

2. PLEDGE OF ALLEGIANCE

3. PUBLIC HEARINGS, ORDINANCES, & APPEALS

3.a GENERAL PLAN MAP & ZONING MAP AMENDMENTS, & SPECIAL USE

PERMIT WITH ENVIRONMENTAL REVIEW TO ALLOW PERMANENT
ESTABLISHMENT OF A 525-STUDENT CHARTER SCHOOL LOCATED AT 215 LOCUST ST (APN 017-161-51) (Recommended by Community Development Director Merriam)
3 1) Staff Report by Principal Planner Meek
2) City Council Clarifying & Technical Questions
3) Public Comments
4) Motion
5) City Council Deliberation on Motion
6) Action on Resolution Approving the Twenty-Eighth (28th) Amendment to the Watsonville 2005 General Plan to Re-designate Assessor’s Parcel Number 017-161-51 Located at 215 Locust Street, Watsonville, California From (I) Industrial to Public/Quasi-Public to Allow the Permanent Establishment of a 525-Student Charter School for Grades 6-12 in an Existing 27,000± Square Foot Building with an 8,500± Square Foot Mezzanine on a

2.1± Acre Site
7) By Motion, Introduce for First Reading, by Title Only, Waiving the Full Reading of the Text, an Uncodified Ordinance Approving Rezoning on Assessor’s Parcel Number 017-161-51 Located at 215 Locust Street, Watsonville, California, to Allow the Permanent Establishment of a 525- Student Charter School for Grades 6-12 in an Existing 27,000± Square-Foot Building with an 8,500± Square-Foot Mezzanine on a 2.1± Acre Site, and Directing Changes to be Made on the Zoning Map of the City of Watsonville 8) Action on Resolution Approving Special Use Permit with Environmental Review (App #1737) to Allow the Permanent Establishment of a 525-Student Charter School for Grades 6-12 in an Existing 27,000± Square-Foot Building with an 8,500± Square-Foot Mezzanine on a 2.1± Acre Site Located at 215 Locust Street, Watsonville, California (APN 017-161-51)

4. EMERGENCY ITEMS ADDED TO AGENDA

5. ADJOURNMENT
This agenda was posted in accordance with the California Brown Act. The agenda packet can be accessed on the City of Watsonville website at https://www.cityofwatsonville.org/2123/City-Council-Agendas-Minutes and available for public inspection in the City Clerk’s Office (275 Main Street, 4th Floor) during normal business hours). Any materials related to an item on this Agenda submitted to the Council after distribution of the agenda packet will be made available to the public in accordance with Government Section 54957.5.

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C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx Agenda Report
MEETING DATE: Tuesday, February 28, 2023
TO: City Council
FROM: COMMUNITY DEVELOPMENT DIRECTOR MERRIAM

PRINCIPAL PLANNER JUSTIN MEEK, AICP
THROUGH: CITY MANAGER MENDEZ
SUBJECT: GENERAL PLAN MAP AMENDMENT, ZONING MAP

AMENDMENT, AND SPECIAL USE PERMIT WITH

ENVIRONMENTAL REVIEW TO ALLOW THE PERMANENT
ESTABLISHMENT OF A 525-STUDENT CHARTER SCHOOL ON
A 2.1± ACRE SITE LOCATED AT 215 LOCUST STREET (APN
017-161-51) AND FINDING THE PROJE

STATEMENT OF ISSUES
The applicant proposes to allow the permanent establishment of a 525-student charter school for grades 6-12 at Ceiba College Preparatory Academy in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine, previously used as storage for Nordic Naturals and a shipping facility for DHL International, on a 2.1± acre site located at 215 Locust Street (APN 017-161-51). Project entitlements consist of a General Plan Map Amendment, Zoning Map Amendment, and Special Use Permit with Environmental Review (App #1737). On April 5, 2022, the Planning Commission considered the applicant’s request and made, in effect, “no recommendation” to the City Council.

RECOMMENDED ACTION:

Staff recommends that the City Council:
(a) Make a finding that the Project is exempt from the California Environmental Quality Act (CEQA), because the project would not result in the change, intensification or expansion of an existing use and the allowance of an existing school use on a permanent basis would not result in a significant effect on the environment (CEQA Guidelines §§ 15301 & 15061(b)(3)).
(b) Adopt a Resolution approving a General Plan Map Amendment (App #1737) to change the land use designation from Industrial to Public/Quasi-Public for the property with Assessor’s Parcel Number 017-161-51.

2/24/2023 7:49:31 PM
C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx (c) Introduce an Ordinance approving a Zoning Map Amendment (App #1737) to change the Zoning District from General Industrial (IG) to Institutional (N) for the property with Assessor’s Parcel Number 017-161-51.
(d) Adopt a Resolution approving a Special Use Permit with Environmental Review (App #1737) to allow the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street (APN 017-161-51).

BASIC PROJECT DATA
Application: App #1737
Location: 215 Locust Street (formerly 260 West Riverside Drive) (APN: 017-161-51) Lot Size: 2.1± acre
General Plan: Industrial
Zoning: General Industrial (IG)
Surrounding: Industrial in the IG Zoning District (east & south), Residential Low Density in the Single-Family Residential Low Density (R-1) Zoning District (north & west)
Existing Use: Charter school for grades 6-12
Proposed: Charter school for grades 6-12
Surrounding: Industrial, residential (single-family dwellings) Flood Zone: The project site is within the 100-year floodplain with a base flood elevation of 28 feet (FEMA Flood Map Panel 0394E, Map No. 06087C0394E, revised May 16, 2012)
CEQA Review: The project is exempt from CEQA, in that the project would not result in the change, intensification or expansion of an existing use and the allowance of an existing school use on a permanent basis would not result in a significant effect on the environment (CEQA Guidelines §§ 15301(Class 1) & 15061(b)(3)).

Applicant: Josh Ripp, Ceiba College Preparatory Academy, 215 Locust Street, Watsonville, CA 95076
Owner: Spinnaker Ventures LLC c/o Skip Ely, 1729 Seabright Avenue, Suite A, Santa Cruz, CA 95062

BACKGROUND
Founded in 2008, Ceiba College Preparatory Academy is a public charter school serving more than 500 students.1 For its first five years, Ceiba operated out of two locations in downtown Watsonville. In 2013, Tom Brown on behalf of Ceiba proposed to relocate the

1 Ceiba website, https://www.ceibafoundation.org/story (visited on February 15, 2022).

2/24/2023 7:49:31 PM
C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx school to its current location under one roof at 215 Locust Street. Ceiba planned to lease the building on a temporary basis while they looked for a permanent location for purchase.

On June 4, 2013, the Planning Commission of the City of Watsonville adopted Resolution No. 08-13, approving Special Use Permit with Environmental Review (PP2012-251), to allow establishment of a 525-student charter school in a vacant 27,000± square-foot industrial building at 260 West Riverside Drive (now 215 Locust Street) (APN 017-161-51). This action allowed Ceiba to use the premises for a period of up to 10 years while a permanent school site was identified for purchase.

Upon careful review of the Planning Commission’s approval of the project in 2013, staff has determined that key information provided in the staff report was incorrect (Attachment 2.3).

The correct procedure involves the one undertaken now. While the Planning Commission should not have approved the Special Use Permit for a school in the IG Zoning District, because it was an unlisted use allowed in another zoning district, the City has an amendment procedure as a means of adding new uses to the list of permitted or specially permitted uses.

WMC §§ 14-10.107, 14-12.800.

In addition, while the correct procedure for establishing a school use on the premises was not followed, the Planning Commission’s approval of the Special Use Permit was not appealed to the City Council. An appeal would have allowed the Council to determine whether the action taken was erroneous and inconsistent with the intent of the zoning district regulations that regulate the then proposed action, WMC § 14-10.1106. Any interested person who considers an action taken by the Planning Commission to be erroneous may appeal such action within 14 days following the date of the decision. WMC §§ 14-10.1100, 14-10-11102(b). The now existing school use is not considered illegal.

Ceiba has made substantial improvements to the building for a school use. In October 2013, the City issued Ceiba a Building Permit (BP2013-185) for converting the existing industrial building into a school, including adding an 8,500± square-foot mezzanine, toilet rooms, bearing and non-bearing walls, HVAC system, and electrical power and lighting upgrades.

Subsequent tenant improvements to the building include new gas service (EP2014-38), fire sprinkler upgrades (FP2014-36), classroom alterations (BP2018-45), new and relocated fire pendants based on new ceiling and classroom partitions (FP2018-62), new smoke and fire alarms (FP2018-76), new carport with solar panels (BP2019-185), and replacement paving and wall studs due to water damage (RP2020-7).

On May 27, 2021, Elizabeth Sanborn Falcon, with Benchmark Realty Advisors, on behalf of Ceiba College Preparatory Academy, applicant, and Spinnaker Ventures LLC, property owner, submitted an application for a General Plan Map Amendment (to change the site’s land use designation from Industrial to Public/Quasi-Public), Zoning Map Amendment (to change the site’s zoning designation from IG to N for Institutional), and Special Use Permit (App. No. 1737) to allow the existing school use to remain permanently (“project”).

On May 10, 2022, Ceiba’s Principal, Josh Ripp, submitted an application (App. #3539) for a General Plan Map Amendment and Zoning Map Amendment for the two vacant properties

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C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx at 228-234 Locust Street (APNs 017-162-15 and -16) to allow the future establishment of a recreational facility. Mr. Ripp withdrew this application on May 19, 2022.

PROCESS
The applications to amend the General Plan Land Use Diagram and Zoning Map may be amended by Council whenever the public necessity, the general community welfare, and good zoning practices permit such amendment, in accordance with procedures established in Chapter 14-12 (Zoning Permits) of the Watsonville Municipal Code (WMC). The establishment of a school use in the N Zoning District is allowable with approval of a Special Use Permit with Environmental Review. These applications are combined as one for review and consideration by the City Council.

DISCUSSION
Existing Site
The project site is a single 2.1± acre parcel located at 215 Locust Street (formerly 260 West Riverside Drive). Built in 1999, the existing 27,000± square-foot building was once used as storage for Nordic Naturals and a shipping facility for DHL International, and since 2014 has been used by Ceiba as a 525-student charter school for grades 6-12. Driveways provide vehicle access from Locust Street and Riverside Drive (SR 129). The site includes small outside eating and play areas, 55 parking stalls (including 3 ADA spaces), lighting, fencing, a trash enclosure, and stormwater drainage facilities (Attachment 2.2).

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C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx FIGURE 1 Aerial view of the project site and surrounding area Source: Watsonville GIS Viewer, 2022
The surrounding area contains a mix of industrial and residential development. Adjacent and to the west and south of the site are existing industrial businesses on land designated for industrial use, including the Elyxir distribution beverage business at 270 West Riverside Drive, Superior Hydroseeding, Inc. at 250 West Riverside Drive, and Oliveira Plastering at 209 Locust Street. To the north and east of the project site are existing single-family residences fronting Locust and 2nd Streets.

The site and much of the surrounding area is within the 100-year floodplain. The property is within a FEMA designated Special Flood Hazard Area with a base flood elevation (BFE) of 28 feet. The ground surface is nearly flat and ranges from approximately 24 to 28 feet. The school building’s first floor and the lowest elevation of equipment servicing the building is

28.2 feet (Attachment 2.4).

Beverage warehousing &
distribution facility
Ceiba
Construction trade
contractors yard
Single-family
residences
Single-family
residences
vacant

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C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx Proposed Project
The application proposes to obtain approval for Ceiba to remain at 215 Locust permanently.

The project does not involve any additional development or improvements on- or off-site.

However, the existing site does not provide adequate recreational facilities and Ceiba representatives have indicated an interest in pursuing a project to build a gymnasium on nearby vacant land at 228-234 Locust Street (APNs 017-162-15 and -16). Any expansion of the school on- or off-site would require separate review process and entitlements.

The existing school has a student body of 525 students (in grades 6 through 12) and 63 staff members, 15 percent of which are part time. Current operations are 7:30 AM to 5:00 PM five days a week with occasional weekend and evening events.

According to the applicant, students of driving age are not allowed to park onsite and approximately 20 percent of staff carpool.

Planning Commission Meeting and Public Comment
On April 5, 2022, the Planning Commission considered all written and verbal evidence regarding this application at a public hearing. Eight members of the public wrote letters in opposition of the project prior to the meeting (Attachment 3). Two students and three community members spoke in support of the project and two nearby residents spoke in opposition to the project. Attachment 1 provides a copy of the minutes for the hearing, and Attachment 2 provides the packet of written materials, including the staff report to the Planning Commission along with attachments. Following the hearing, more individuals submitted letters concerning the project, expressing views in support and opposition to Ceiba (Attachment 4).

Project Analysis in the Staff Report to the Planning Commission The staff report to the Planning Commission provides a discussion of the following:
 The purpose of the requested changes to General Plan Land Use Diagram and Zoning Map to enable the formal recognition of the existing school use (see pages 7-8);  The project’s compatibility with nearby land uses and the proposed conditions to address nuisance complaints (see page 9);
 The project’s consistency with General Plan goals and policies concerning children and youth, safe and efficient vehicle and pedestrian travel, flood hazard reduction, and industrial land preservation (see pages 9-11);
 The project’s consistency with minimum development regulations for the N Zoning District for a school, except parking requirements (see pages 11-13);  The requirement that Ceiba use Locust Street for site access—i.e., for the purpose of parents dropping off and picking up their children from school (see page 13);  The requirement that Ceiba provide an accessible path of travel from the sidewalk to the school building to separate pedestrians from vehicular traffic (see page 13);  The requirement that Ceiba implement Safe Routes to School enhancements, consisting of high-visibility crosswalks, curb extensions and accessible ramps, as necessary, at or across nearby streets (see pages 13-14);  The requirement that Ceiba install a roof on the existing trash enclosure and routinely clean and secure it to prevent nuisance conditions (see page 14);

2/24/2023 7:49:31 PM
C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx  The requirement that Ceiba maintain the site’s existing stormwater features in accordance with the Maintenance Agreement between the City and Ceiba (see page 14);
 The requirement that Ceiba flood-proof the existing building in accordance with the standards for reducing flood hazards set forth in WMC Section 9-2.500 (see page 15); and
 That the project is exempt from CEQA because it would not result in the change, intensification or expansion of an existing use and the allowance of an existing school on a permanent basis would not result in a significant effect on the environment (see page 15).

Planning Commission Deliberation and Action
At the hearing, the Planning Commission did not have two members of the Commission present. The Planning Commission had a variety of questions and concerns about the project, including the following:
 Making pedestrian crossing upgrades on nearby city streets;  Adding a specified time-frame of 12 months for installing pedestrian crossing upgrades and accessible ramps (see Conditions of Approval nos. 31 and 32);  Changing the site’s zoning permanently;
 Compatibility of the school with surrounding uses;
 Making findings for project approval vs. denial; and
 Continuing the item.

Staff discussed these items with the Commission during the public hearing (video recording).

Following the public comment portion of the hearing, Commissioner Dodge made a motion, that was seconded by Commissioner Veitch-Olson, to recommend approval. The Commission voted 3-2 to recommend approval to Council. However, an affirmative vote of the majority of the Commission is required (4 votes), not just a simple majority of the members present at the meeting.2 Therefore, the motion failed and, in effect, the Planning Commission took no action, and thus did not make a recommendation to the City Council.

Since the Planning Commission only makes a recommendation to Council, the project application was forwarded to the City Council for final action.

Additional Project Analysis
This report provides additional information to address the concerns raised during the Planning Commission meeting. Ceiba provided a Traffic Operations Study prepared by Hexagon Transportation Consultants to address traffic conditions and provide recommendations (Attachment 5). While staff did not concur with all of their recommendations, such as installing a high-visibility mid-block crossing on Locust Street at the driveway entrance, staff did agree with the identified crossing guard duties and additional recommended improvements consistent with the Complete Streets to School Plan (2020).

Staff has incorporated these recommendations as new or modified conditions of approval (Attachment 6).

2 See Watsonville Charter §§ 904 and 907(a).

2/24/2023 7:49:31 PM
C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx The City also held a joint information and listening session in the Fall of 2022. The purpose of this meeting was to provide community members with information on the status of the project and to answer questions and hear concerns from the community. Answers to questions not addressed at the meeting and requests for further information are included as Attachment 7, including the number of parking spaces provided at the site, the number of students observed walking or biking to school, the location identified for safely dropping off children, the process of rezoning the site, and whether people can park in the lot across the street.

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 Administration provides the SRTS Plan to all families with children attending the school; the Plan is also 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.

Recommended Changes to Conditions of Approval
Based on recommendations in the Traffic Operations Study, which staff concurs with, the draft Resolution includes new and/or modified conditions of approval, shown in italic underline and strikethrough text as follows:

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 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.

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

2/24/2023 7:49:31 PM
C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx 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)

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, and (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)

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.

2/24/2023 7:49:31 PM
C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx 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)

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)
In addition, the Head of School Josh Ripp has proposed establishing a policy intended to prohibit parents from dropping off or picking up students along Riverside Drive (SR 129), which has been added to Condition of Approval No. 29 as follows:

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)
Environmental Review
The project involves approval of General Plan Map Amendment (from Industrial to Public/Quasi-Public), Zoning Map Amendment (from IG to N), and Special Use Permit to allow the existing school use on a permanent basis, subject to the conditions of approval.

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

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C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx under the “common sense” exemption because it can be seen with certainty that there is no possibility that this action may have a significant effect on the environment (CEQA Guidelines § 15061(b)(3)).

CONCLUSION
The proposed General Plan Amendment, Zone Change, and Special Use Permit with Environmental Review (App #1737) would allow the permanent establishment of a 525- student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street (APN 017- 161-51). The project would recognize the existing school use on the premise while also setting forth conditions intended to address concerns related to safe routes to school, floodproofing, parking spillover, and odor complaints. Staff recommends that the City Council: (a) find that the Project is exempt from CEQA, in that the project would not result in the change, intensification or expansion of an existing use and the allowance of an existing school use on a permanent basis would not result in a significant effect on the environment (CEQA Guidelines §§ 15301 & 15061(b)(3)); (b) adopt a Resolution approving the requested General Plan Map Amendment; (c) introduce an ordinance to approve the Zoning Map Amendment; and (d) adopt a Resolution approving the requested Special Use Permit, subject to findings and conditions.

STRATEGIC PLAN
The purpose of the City of Watsonville’s 2021-2023 Strategic Plan is to help the City prioritize its efforts, allocating both fiscal and human resources to achieve a shared vision and goals.

The 2021-23 Strategic Plan identifies seven goals, concerning housing, fiscal health, infrastructure and environment, economic development, community engagement and wellbeing, public safety, and efficient and well-performing government.

This action is consistent with the City Council’s public safety goal to continue to strive to create a healthy, safe and thriving Watsonville, in that the project applicant would be required to implement enhanced crosswalks and other measures to improve the safety of children and families walking and biking to school.

FINANCIAL IMPACT
The project would have no clear direct fiscal impacts on the City. The costs associated with the implementation of the conditions concerning Safe Routes to Schools would be borne by the applicant.

ALTERNATIVE ACTION

1. The City Council, in the exercise of its independent judgment as the decision-making body for the City of Watsonville as Lead Agency, does not concur that the project is exempt from further review under CEQA. (In this case, Council could direct staff to obtain further CEQA analysis.)

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C:\Program Files\eSCRIBE\TEMP\19491617155\19491617155,,,Report - Ceiba College Preparatory 215 Locust St.docx

2. In response to public testimony, the City Council may modify the Conditions of Approval to address issues raised during the hearing, so long as the modifications are necessary for consistency with the General Plan and Zoning Code and is supported by appropriate findings. For instance, the Council include a condition that the Special Use Permit shall be valid for a period of a few years to allow further time for the school to find an alternative location.

3. If the City Council determines that the project is not consistent with the General Plan and/or the Zoning Code, and therefore the Council cannot make required findings for one or more of the requested project entitlements, the City Council may continue the item and provide direction to staff to develop new findings to deny the project, to be considered at a future hearing.

The City Council may recommend denial of the requested General Plan Map Amendment, Zoning Map Amendment, and Special Use Permit if, based on evidence in the record, the Council cannot make the required findings set forth in WMC Sections 14-12.708 and 14-

12.513. Please note that as the requested General Plan Map Amendment and Zoning Map Amendment are legislative decisions, the Council has broad discretion in their approval or denial. If the Council desires to deny the project, staff recommends that the item be continued to a future date, and that Council direct staff on preparing findings denying the project.

ATTACHMENTS

1. April 5, 2022 Planning Commission public hearing minutes

2. April 5, 2022 Planning Commission meeting packet, consisting of the staff report to the Planning Commission and the following attachments:

2.1. Site and Vicinity Map

2.2. Existing Conditions and Site Plan

2.3. Memorandum re: Special Use Permit with Environmental Review (PP2012-251) & Application #1737

2.4. Elevation Certificate

2.5. Parking Study (Hexagon, November 4, 2021)

2.6. Photographs of Existing Conditions

2.7. Safe Routes to School Plan for Ceiba

2.8. Map Showing Location of Pedestrian Crossings to be Upgraded

3. Public comment letters (prior to Planning Commission meeting)

4. Public comment letters (prior to City Council meeting)

5. Traffic Operations Study for Ceiba (Hexagon, June 8, 2022)

6. Letter to Ceiba re: Traffic Operations Study (June 21, 2022)

7. Memorandum re: Ceiba Listening Session (January 31, 2023)

8. Ceiba Safe Routes to School (SRTS) Plan (December 2022)

9. Ceiba Crossing Guard Training (December 2022)

ADOPTED MINUTES 4.A.

1 M I N U T E S

REGULAR MEETING OF THE PLANNING COMMISSION

OF THE CITY OF WATSONVILLE
April 5, 2022 6:04 PM
In accordance with City policy, all Planning Commission meetings are recorded on audio and video in their entirety and are available for review in the Community Development Department (CDD). These minutes are a brief summary of action taken.

1. ROLL CALL
Chair Jenni Veitch-Olson, Commissioners Ed Acosta, Daniel Dodge, Anna Kammer, and Lucy Rojas were present. Vice-Chair Veronica Dorantes-Pulido was absent.

Motion to excuse absent Planning Commissioners (If any) MOTION: It was moved by Commissioner Kammer, seconded by Commissioner Dodge, and carried by the following vote to excuse Vice-Chair Dorantes-Pulido absence:

AYES: COMMISSIONERS: Veitch-Olson, Acosta, Dodge, Kammer, Rojas NOES: COMMISSIONERS: None
Staff members present were Community Development Director Suzi Merriam, Assistant City Attorney Denise Bazzano, Principal Planner Justin Meek, Public Works & Utilities Assistant Director Maria Esther Rodriguez, Associate Planner Sarah Wikle, Executive Assistant Deborah Muniz, Permit Technician Celia Castro and City Interpreter Angelica Jauregui.

2. PLEDGE OF ALLEGIANCE
Chair Veitch-Olson led the Pledge of Allegiance.

3. PRESENTATIONS & ORAL COMMUNICATIONS
A. ORAL COMMUNICATIONS FROM THE PUBLIC
Tony Nuñez, member of the Board of Directors of the Pajaro Valley Health Care District, shared the sole intention of the board is buying the Watsonville Community Hospital and reestablish public ownership. If the hospital closes it will negatively affect the Central Coast including Santa Cruz and Monterey County. He invited the public to attend their meetings the 1st and 3rd Thursday of the month, at 5:00pm at the Watsonville Community Hospital.

B. ORAL COMMUNICATIONS FROM THE COMMISSION
DocuSign Envelope ID: A694B1A0-C038-4036-9EE0-75C9FCF2EFC4 Attachment 1

ADOPTED MINUTES 4.A.

2 Commissioner Dodge, congratulated the band Los Lobos for their achievements. He stated he is against the Measure U City Urban Limit line, which will be on the ballot of on November 8. He shared it will stunt the growth of Watsonville and City reports found facts and figures that result in the need to expand outside city limits. He encouraged everyone to stay informed.

Commissioner Kammer shared information on water efficient appliances and rebates. Contact the City’s Utility Billing Department at 250 Main Street, (831) 325- 3376 for additional water saving resources.

Chair Veitch-Olson announced the annual Day of the Child will be held April 24th, for children and families at the City Plaza.

4. CONSENT AGENDA
A. MOTION APPROVING MINUTES OF MARCH 1, 2022 REGULAR MEETING MOTION: It was moved by Commissioner Dodge, seconded by Commissioner Rojas, and carried by the following vote to approve the Consent Agenda:

AYES: COMMISSIONERS: Acosta, Dodge, Kammer, Rojas
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Dorantes-Pulido
ABSTAIN: COMMISSIONERS: Veitch-Olson

5. NEW BUSINESS
A. NOMINATION AND ELECTION OF PLANNING COMMISSION CHAIR PERSON

AND VICE-CHAIR
Chair Veitch-Olson made a motion to move Items 5A and 5B to the next meeting on May 3, 2022.

MOTION: It was moved by Chair Veitch-Olson, seconded by Commissioner Acosta, and carried by the following vote to approve moving Items 5A and 5B to the next Planning Commission meeting on May 3, 2022:

AYES: COMMISSIONERS: Acosta, Dodge, Kammer, Rojas, Veitch-Olson NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Dorantes-Pulido

PUBLIC COMMENTS
None

6. PUBLIC HEARINGS
DocuSign Envelope ID: A694B1A0-C038-4036-9EE0-75C9FCF2EFC4 Attachment 1

ADOPTED MINUTES 4.A.

3 A. SPECIAL USE PERMIT WITH ENVIRONMENTAL REVIEW (PP2022-3163) TO

ALLOW THE ESTABLISHMENT OF A PERFORMING ARTS FACILITY IN AN EXISTING 3,486± SQUARE-FOOT COMMERCIAL BUILDING LOCATED AT 375 MAIN STREET (APN 017-111-36)
1) Staff Report
Staff report was given by Community Development Associate Planner Sarah Wikle.
2) Planning Commission Questions
In answering Commissioner Dodge, Associate Planner Wikle confirmed that a Special Use Permit, that require specific permits, will need appropriate applications to be submitted 30 days in advance of the event to the Community Development Department. A one-time Special Use Permit is issued per event. 3) Applicant Presentation
Applicant report was given by Arts Council of Santa Cruz County Deputy Director Mireya Gomez-Contreras
4) Planning Commission Clarifying & Technical Questions In answering Vice-Chair Veitch-Olson, applicant Gomez-Contreras clarified her vision is a 10-year timeline for a State of the Art, Arts & Cultural Center, that is region-wide.
5) Public Hearing
Arts member and community member Graciela Vega spoke in support of establishing the Performing Arts Facility.

Community member Fabian Leonor spoke in support of the arts and the need of a local Performing Arts Facility for youth-development.

Property owner representative Ana Petroutsas spoke in support of the Performing Arts Facility for the growth and awareness of the community. 6) Appropriate Motion
MAIN MOTION: It was moved by Commissioner Dodge, seconded by Commissioner Rojas, to approve the following resolution:

RESOLUTION NO. 06-22

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY

OF WATSONVILLE, CALIFORNIA, APPROVING A SPECIAL
USE PERMIT WITH ENVIRONMENTAL REVIEW (PP2022-363)
DocuSign Envelope ID: A694B1A0-C038-4036-9EE0-75C9FCF2EFC4 Attachment 1

ADOPTED MINUTES 4.A.

4 TO ALLOW THE ESTABLISHMENT OF PERMORMING ARTS
FACILITY IN AN EXISTING 3,486± SQUARE-FOOT
COMMERCIAL BUILDING LOCATED AT 375 MAIN STREET,
WATSONVILLE, CALIFORNIA (APN 017-111-36)
7) Deliberation
Commissioner Dodge thanked everyone in support of this project and spoke in support of establishing the Performing Arts Facility.

Commissioner Kammer shared her support for the arts in this community and supports the project whole-heartedly.

Chair Veitch-Olson shared her excitement and importance of performing arts, including the collaborative spirit for establishment of the Performing Arts Facility. 8) Chair calls for a Vote in Motion(s)
The above motion carried by the following vote:

AYES: COMMISSIONERS: Acosta, Dodge, Kammer, Rojas, VeitchOlson NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Dorantes-Pulido
B. PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL TO ALLOW THE PERMANENT ESTABLISHMENT OF A 525-STUDENT CHARTER SCHOOL ON A 2.1± SQUARE-FOOT COMMERCIAL BUILDING LOCATED AT 215 LOCUST STREET (APN 017-161-51)
1) Staff Report
Staff report was given by Community Development Principal Planner Justin Meek.
2) Planning Commission Clarifying & Technical Questions In answering Commissioner Kammer, Principal Planner Meek clarified the school is responsible for flood-proofing costs. A Safe Routes to School Plan shall be prepared by the School Administration staff for the conditions of approval.

In answering Commissioner Rojas, Principal Planner Meek explained what’s needed for obtaining a Special Use Permit. He further explained the errors made in the original approval in 2013.

In answering Commissioner Dodge, Principal Planner Meek replied that the property located at 228-234 Locust Street is not part of this approval and cannot DocuSign Envelope ID: A694B1A0-C038-4036-9EE0-75C9FCF2EFC4 Attachment 1

ADOPTED MINUTES 4.A.

5 be used for school-related activities. To acquire the property, applicant would have to amend their Use Permit to allow for use of off-site premises. 3) Applicant Presentation
Applicant report was given by Ceiba College Preparatory Head Josh Ripp. 4) Planning Commission Clarifying & Technical Questions In answering Commissioner Rojas, Ceiba College Preparatory Head Ripp replied that they have an architect and the capital to address infrastructure improvements required for the permit, including crosswalks. He added, that they care about the safety of the students.

In answering Commissioner Rojas, Ceiba College Preparatory Head Ripp clarified their community-engagement and interactions.

In answering Commissioner Dodge, Ceiba College Preparatory Head Ripp replied the school can complete all the improvements stated within five years.

There is a current plan that involves Caltrans and the City to meet the improvements in demand.

In answering Commissioner Acosta, Ceiba College Preparatory Head Ripp explained the thorough effort made, over the course of 8-years, to find another site feasible for Ceiba. In conducting the search all sites were under 2 acres or not appropriately zoned. He added, the school will remain at 525-student size.

In answering Commissioner Dodge, Ceiba College Preparatory Head Ripp confirmed that in the search for vacant and compatible parcels, he has been unsuccessful in finding an accommodating site of 2 acres, inside City limits, for Ceiba School.

Commissioner Acosta clarified that there is no adequate space, for Ceiba College Preparatory at the current time.

Commissioner Kammer shared there is vacant space, but not properly zoned.

She added, there is no appropriate zones for school site; the task of the meeting is a rezone that is part of the Planning Commission approval process.

Ceiba Principal thanked Kammer for the clarification. He added, there are a number of considerations that require a charter school to exist, the current site is unique and serves Ceiba’s subsistence.

Commissioner Dodge thanked Ceiba College Prep Head Ripp, and addressed how the matter ties to the Urban Limit Line.
5) Public Hearing
DocuSign Envelope ID: A694B1A0-C038-4036-9EE0-75C9FCF2EFC4 Attachment 1

ADOPTED MINUTES 4.A.

6 Chair Veitch-Olson opened the public hearing.

Students from Ceiba spoke in support of Charter School. Shared the academic and developmental support Ceiba College Prep has offered them.

Student from Ceiba Emily Chavez spoke in support of Charter School.

Fabian Leonor spoke in support to approve permanent establishment of Ceiba at the current location. He shared the positive experience and academic guidance provided to his children.

Community member Daniel Dodge Jr. spoke in support of Ceiba Charter School.

Community member Imelda Hernandez spoke in support of Ceiba Charter School and her experience as a mother. She added, her older son is a Ceiba alumni and now a student at Oregon State University pursuing Civil Engineering.

Resident of Locust Street spoke against the permanent establishment of Charter School. He shared he is not against the merits of the school but the injustice to the neighborhood and traffic issues.

Property owner of 305 Locust Street Ilia Bulaich spoke against the permanent establishment of Charter School. He stated concerns and faults of the project and questioned the mitigations and functionality presented with no evidence of functionality.
6) Appropriate Motion
MAIN MOTION: It was moved by Commissioner Dodge, seconded by Chair Veitch-Olson, and carried by the following vote recommending that the City Council approve the following resolution:

RESOLUTION NO. 07-22

APPROVE A GENERAL PLAN MAP AMENDMENT AND ZONING MAP
AMEMENDMENT.

RESOLUTION NO. 08-22
APPROVE A SPECIAL USE PERMIT (APP# 1737) TO ALLOW
THE PERMAMENT 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) WITH THE FRIENDLY AMENDMENT CHANGE OF THE

TIMEFRAME FOR SUBMITAL OF THE ENCROACHMENT
PERMIT WITHIN 12 MONTHS.

DocuSign Envelope ID: A694B1A0-C038-4036-9EE0-75C9FCF2EFC4 Attachment 1

ADOPTED MINUTES 4.A.

7 7) Deliberation
In answering Commissioner Rojas, Community Development Principal Planner Meek explained the process to track progress related to Condition 31, that reflect improvements of three intersections on Local Street, would be through an encroachment permit. He added, an amendment can be made to existing resolution that includes a time-frame.

Commissioner Rojas requested a friendly amendment to include a time-frame in Condition 31.

In answering Commissioner Rojas, Public Works & Utilities Assistant Director Maria Rodriguez further clarified the reasonable time-frame to an encroachment permit would be six to twelve months. Permits are active for 6 months.

Commissioner Rojas made a friendly amendment to require the submittal of an encroachment permit application within twelve months for installing pedestrian crossing upgrades and accessible ramps on nearby streets per Conditions of Approval nos. 31 and 32, motion was second by Chair Veitch-Olson.

Commissioner Acosta commended everyone who came out in support of the Charter School. He also shared what his concerns are over changing the zoning permanently and voice the concerns of residents around the area.

Commissioner Kammer shared her admiration of the goals of Ceiba Charter School. She clarified that the existence of the Charter School is not in question, but the zoning is. She added what her concerns are reflecting a zone change that is not compatible with the surrounding uses, and included supportive evidence.

In answering Commissioner Dodge, Community Development Principal Planner Meek confirmed that the general plan adopted in the early 1990’s. He shared this is a recommendation to City Council and invited everyone to attend the future meeting if the motion was successful.

Commissioner Acosta added, this matter is going to City Council and to be mindful that the decision will carry on.

Chair Veitch-Olson stated staff has not prepared findings to deny use permit. As a result, the item will continue to the next meeting.

Commissioner Acosta questioned the continuation of the item if the motion is on the table.

Assistant City Attorney Bazzano clarified there is a motion on the table. She clarified that the concerning issue is that the recommendation before the Planning Commission is in a form of a resolution that staff has prepared to support their recommendation, approval of General Plan and Zoning Amendments and Special Use Permit to City Council. If the Planning DocuSign Envelope ID: A694B1A0-C038-4036-9EE0-75C9FCF2EFC4 Attachment 1

ADOPTED MINUTES 4.A.

8 Commission recommends denial, there should be a resolution that supports that recommendation and the bases for that recommendation.

Commissioner Dodge declared that votes are being counted before an action happens.

Commissioner Acosta stated that the action was wrong and shared his concern.

Assistant City Attorney Bazzano clarified that votes are unknown, they are trying to figure out if there are finding to support the determination.

Commissioner Dodge stated there is a motion on the table and advocated to vote on it before moving forward.

Commissioner Acosta shared alarming concern of the halted active motion on the table. He questioned transparency.

Commissioner Kammer directed the Planning Commission’s attention to staff report page 5 of 16, Special Use Permit findings.

In answering Commissioner Rojas, Assistant City Attorney Bazzano clarified that decisions made by Planning Commission need to be based on substantial evidence in a form of a resolution. She continued to explain what the process is if Planning Commission does not support staff recommendation.

In answering Commissioner Rojas, Community Development Director Merriam further clarified it is a common practice to prepare findings for and against and item if there is a concern that an item will not pass. She added, the concern is based on community feedback. Community input was received late which did not allow appropriate time for staff to prepare findings against this item.

Commissioner Dodge, shared their concern in delaying the motion on the table.

Commissioner Acosta apologized to the public for the conduct displayed.

Community Development Director Merriam apologized for the misunderstanding and suggested to vote on the motion and move forward.

In answering Commissioner Rojas, Chair Veitch-Olson clarified that the Planning Commission will vote tonight, if the motion fails, the item will continue to the next meeting with a resolution to adopt.

In answering Commissioner Rojas, Chair Veitch-Olson replied this will impact City Councils schedule.

Commissioner Dodge share his concern on voting with two absent seats.

Commissioner Kammer shared the accountability and process of the Planning Commission.

DocuSign Envelope ID: A694B1A0-C038-4036-9EE0-75C9FCF2EFC4 Attachment 1

ADOPTED MINUTES 4.A.

9 Commissioner Acosta added that the time allocated to read the entire packet is only a few days.
8) Chair calls for a Vote on Motion (s)
The above motion failed by the following vote:

AYES: COMMISSIONERS: Dodge, Rojas, Veitch-Olson
NOES: COMMISSIONERS: Acosta, Kammer
ABSENT: COMMISSIONERS: Dorantes-Pulido
In answering Commissioner Dodge, Community Development Director Merriam clarified the Planning Commission failed to make a positive recommendation and do not have any findings to support the recommendation. The item will go to City Council with a negative recommendation and no bases on the recommendation.

7. REPORT OF THE SECRETARY
Suzy Merriam, Community Development Director, announced the Downtown Specific Plan Advisory Committee meeting on April 14, 2022 will discuss mobility options and pedestrian improvements.

8. ADJOURNMENT
Chair Veitch-Olson adjourned the meeting at 8:20 PM. The next Planning Commission meeting is scheduled for Tuesday, May 3, 2022, at 6:00 PM. ________________________ ________________________________ Suzi Merriam, Secretary Jenni Veitch-Olson, Chair
Planning Commission Planning Commission
DocuSign Envelope ID: A694B1A0-C038-4036-9EE0-75C9FCF2EFC4 Attachment 1

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx Agenda Report
MEETING DATE: Tuesday, April 5, 2022
TO: Planning Commission
FROM: COMMUNITY DEVELOPMENT DIRECTOR MERRIAM

PRINCIPAL PLANNER JUSTIN MEEK, AICP
SUBJECT: PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL TO ALLOW THE PERMANENT ESTABLISHMENT OF A 525-
STUDENT CHARTER SCHOOL ON A 2.1± ACRE SITE LOCATED
AT 215 LOCUST STREET (APN 017-161-51)

STATEMENT OF ISSUES
The applicant proposes to allow the permanent establishment of a 525-student charter school for grades 6-12 at Ceiba College Preparatory Academy in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine, previously used as storage for Nordic Naturals and a shipping facility for DHL International, on a 2.1± acre site located at 215 Locust Street (APN 017-161-51). Project entitlements consist of a General Plan Map Amendment, Zoning Map Amendment, and Special Use Permit with Environmental Review (App #1737).

RECOMMENDED ACTION:

Staff recommends that the Planning Commission:
(a) Adopt a Resolution recommending that the City Council approve a General Plan Map Amendment and Zoning Map Amendment (App #1737) to change the land use designation from Industrial to Public/Quasi-Public and corresponding Zoning District from General Industrial (IG) to Institutional (N) for the property with Assessor’s Parcel Number 017-161-51.
(b) Adopt a Resolution recommending that the City Council approve a Special Use Permit with Environmental Review (App #1737) to allow the permanent establishment of a 525- student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± square-foot mezzanine on a 2.1± acre site located at 215 Locust Street (APN 017-161-51).

BASIC PROJECT DATA
Application: App #1737
Location: 215 Locust Street (formerly 260 West Riverside Drive) (APN: 017-161-51) Lot Size: 2.1± acre
Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx General Plan: Industrial
Zoning: General Industrial (IG)
Surrounding: Industrial in the IG Zoning District (east & south), Residential Low Density in the Single-Family Residential Low Density (R-1) Zoning District (north & west)
Existing Use: Charter school for grades 6-12
Proposed: Charter school for grades 6-12
Surrounding: Industrial, residential (single-family dwellings) Flood Zone: The project site is within the 100-year floodplain with a base flood elevation of 28 feet (FEMA Flood Map Panel 0394E, Map No. 06087C0394E, revised May 16, 2012)
CEQA Review: The project is exempt from the California Environmental Quality Act (CEQA), in that the project would not result the change, intensification or expansion of an existing use and the allowance of an existing school use on a permanent basis would not result in a significant effect on the environment (CEQA Guidelines §§ 15301(Class 1) & 15061(b)(3); PRC § 21080).

Applicant: Elizabeth Sanborn Falcon with Benchmark Realty Advisors for Ceiba College Preparatory Academy, 215 Locust Drive, Watsonville, CA 95076 Owner: Spinnaker Ventures LLC c/o Skip Ely, 1729 Seabright Avenue, Suite A, Santa Cruz, CA 95062

BACKGROUND
Founded in 2008, Ceiba College Preparatory Academy is a public charter school serving more than 500 students.1 For its first five years Ceiba operated out of two locations in downtown Watsonville. In 2013, Tom Brown on behalf of Ceiba proposed to relocate the school to its current location under one roof. Ceiba planned on leasing the building on a temporary basis while they looked for a permanent location for purchase.

On June 4, 2013, the Planning Commission of the City of Watsonville adopted Resolution No. 08-13, approving Special Use Permit with Environmental Review (PP2012-251), to allow establishment of a 525-student charter school in a vacant 27,000± square-foot industrial building at 260 West Riverside Drive (APN 017-161-51). This action allowed Ceiba to use the premises for a period of up to 10 years while a permanent school site is identified for purchase.

Upon careful review of the Planning Commission’s approval of the project in 2013, it has been determined that key information provided in the staff report were erroneous, such as the procedural discussion allowing the issuance of a Special Use Permit for a school use in the IG Zoning District. In addition, evidence provided in support of making required findings lacked appropriate policy and impact analyses. Attachment 3 memorandum describes the procedural

1 Ceiba website, https://www.ceibafoundation.org/story (visited on February 15, 2022).

Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx errors in listing a school use as allowed conditionally in the IG Zoning District with issuance of a Special Use Permit.

In October 2013, Ceiba was issued a Building Permit (BP2013-185) for converting the existing industrial building into a school, including adding an 8,500± square-foot mezzanine, toilet rooms, bearing and non-bearing walls, HVAC system, and electrical power and lighting upgrades. Subsequent tenant improvements to the building include new gas service (EP2014- 38), fire sprinkler upgrades (FP2014-36), classroom alternations (BP2018-45), new and relocated fire pendants based on new ceiling and classroom partitions (FP2018-62), new smoke and fire alarms (FP2018-76), new carport with solar panels (BP2019-185), and replacement paving and wall studs due to water damage (RP2020-7).

On May 27, 2021, Elizabeth Sanborn Falcon with Benchmark Realty Advisors on behalf of Ceiba College Preparatory Academy, applicant, and Spinnaker Ventures LLC, property owner, submitted an application for a General Plan Map Amendment (to change the site’s land use designation from Industrial to Public/Quasi-Public), Zoning Map Amendment (to change the site’s zoning designation from IG to N for Institutional), and Special Use Permit (App. No. 1737) to allow the existing school use to remain permanently.

PROCESS
Overview
The applications to amend the General Plan Land Use Diagram and Zoning Map require review and recommendation by the Planning Commission to the City Council, pursuant to Part 7 (Amendment to General Plan) and Part 8 (Amendment to the Zoning Code and Map) of WMC Chapter 14-12 (Zoning Permits) of the Watsonville Municipal Code (WMC). The establishment of a school use in the N Zoning District is allowed with approval of a Special Use Permit with Environmental Review. These applications are combined as one for review and recommendation by the Planning Commission to the City Council.

Amendment to the General Plan Land Use Diagram
The provisions of the General Plan text and the General Plan Land Use Diagram may be amended by the Council by resolution and according to procedures established in WMC Chapter 14-12 whenever the public necessity, the general community welfare, and good zoning practices permit such amendment. WMC § 14-12.700.

Any proposed amendment to the General Plan Land Use Diagram shall be reviewed by the Planning Commission, at a public hearing noticed in accordance with Part 9 of WMC Chapter 14-10 and conducted in accordance with Part 10 of WMC Chapter 14-10, for recommendation to the City Council. At the conclusion of the public hearing, the Commission shall adopt a resolution, recommending approval or denial of the proposed amendment, by the affirmative vote of the majority of the Commission members, subject to findings required by WMC Section 14-12.708.

Upon forwarding the Commission recommendation, such recommendation shall be accompanied by a complete report of the Commission’s action prepared by the Community Development Department, including a summary of the hearing, its findings, and a copy of the Commission resolution, minutes, along with any other pertinent material or information which Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx will assist the Council in making its final determination in the matter. WMC § 14-12.706. Upon receipt of the Commission’s recommendation, and before adopting any amendment, the Council shall review the matter at a public hearing noticed in accordance with Part 9 of WMC Chapter 14-10 and conducted in accordance with Part 10 of WMC Chapter 14-10.

At the conclusion of the public hearing, the Council shall adopt a resolution approving or denying the proposed amendment, subject to findings set forth in WMC Section 14-12.708.

Amendment to the Zoning Map
The provisions of Title 14 and the Zoning Map may be amended by the Council by ordinance and according to procedures established in WMC Chapter 14-12 whenever the public necessity, the general community welfare, and good zoning practices permit such amendment. Pursuant to WMC Sections 14-12.802 through 14-12.807, the map of the adopted Zoning Code may be amended in the same manner as the General Plan Land Use Diagram.

Special Use Permit
Pursuant to WMC Section 14-16.802(a)(6), a public or private educational facility, such as a public charter school for grades 6-12, is allowed conditionally in the N Zoning District with issuance of a Special Use Permit. The Planning Commission is typically the decision-making body for considering a Special Use Permit application. The Planning Commission is authorized to approve Special Use Permits in accordance with the procedures set forth in WMC Sections 14-12.509 through 14-12.512. However, as the application involves changes to the City’s General Plan Land Use Diagram and Zoning Map, which are required in order to approve the Special Use Permit, the City Council will make the determination on the Special Use Permit and the Planning Commission will make a recommendation to the City Council for approval or denial of the Special Use Permit concerning the proposal to allow Ceiba to remain permanently at its current location.

The purpose of the Special Use Permit is to ensure the proper integration of uses which, because of their special nature, may be suitable only in certain locations or zoning districts or only if such uses are arranged or designed in a particular manner. WMC § 14-12.500. This special review shall be for the purpose of determining that the proposed use is, and will continue to be, compatible with surrounding, existing, or planned uses; and for the further purpose of establishing such special conditions as may be necessary to ensure the harmonious integration and compatibility of uses in the neighborhood and with the surrounding area. WMC § 14-12.501.

The Planning Commission in recommending, and the City Council in making a final decision, shall render its decision based on making findings in WMC Section 14-12.513 and conditions necessary to make the use compatible with surrounding uses. If the appropriateness of the use cannot be assured at the proposed location, the application for a Special Use Permit shall be denied as being incompatible with existing uses or uses permitted by right in the district. WMC § 14-12.510.

Two of the basic criteria guiding the Planning Commission in discharging its function are the “compatibility between the proposed development and adjacent development and neighborhoods” and “protection of the health, safety and general welfare of the citizens of the City.” WMC § 14-10.800.

Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx The concept of public welfare is broad and inclusive. Were the Planning Commission to determine, based on substantial evidence, that it could not make the finding that the project is compatible with adjacent development or protects public health, safety and welfare, then it could not recommend to the City Council approval of the project. The failure to find this or any one of the required findings would cause denial of the requested Special Use Permit.

Environmental Review
The California Environmental Quality Act requires local and state governments to consider the potential environmental effects of a project before making a decision on it. CEQA’s purpose is to disclose the potential impacts of a project and suggest methods to minimize those impacts. Certain classes of projects, however, have been identified that do not have a significant effect on the environment, and are considered categorically exempt from the requirement for the preparation of environmental documents. State CEQA Guidelines § 15300.

In addition, a project is exempt from CEQA if the activity is covered by the commons sense exemption (i.e., CEQA applies only to projects which have the potential for causing a significant effect on the environment). Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. State CEQA Guidelines § 15061(b)(3).

STANDARD OF REVIEW & APPEAL PROCESS
Whether a particular decision is adjudicative or legislative determines the requirements to support the decision. Legislative decisions involve the adoption of broad policies applicable to many situations (for example, general plan and zoning amendments). Legislative decisions generally require few, if any, findings.

Adjudicative (or “quasi-judicial”) decisions, on the other hand, are not policy decisions.

Adjudicative/quasi-judicial decisions apply already adopted policies or standards to individual cases, such as a variance or conditional use permit application. Adjudicative/quasi-judicial decisions are based on evidence and must always be supported by findings.2

The proposed General Plan Map Amendment and Zoning Map Amendment are legislative decisions as they involve amending the General Plan Land Use Diagram and Zoning Map for the site. These legislative decisions require certain findings, as set forth in WMC Section 14-

12.708.

The remaining decisions before the Planning Commission—a Special Use Permit—is an adjudicative/quasi-judicial decision and requires findings, either for denial, or as recommended, for approval and be supported by substantial evidence. Toigo v Town of Ross (1998) 70 Cal App 4th 309
If the Planning Commission’s decision is appealed, the City Council will consider whether the action taken by the Planning Commission was erroneously taken and may sustain, modify or overrule Planning Commission’s action. In order for the Planning Commission’s decision to be overturned on appeal, the City Council must find that the action taken by the Planning

2 Quasi-judicial decisions require the decision-making body to take evidence and use its judgment to make factual as well as legal determinations about whether a particular property or project meets the standards established by the land use ordinance.

Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx Commission was erroneous and inconsistent with the intent of the Zoning District regulations that regulate the proposed action. WMC § 14-10.1106.

DISCUSSION
Existing Site
The project site is a single 2.1± acre parcel located at 215 Locus Street (formerly 260 West Riverside Drive). Built in 1999, the existing 27,000± square-foot building was once used as storage for Nordic Naturals and a shipping facility for DHL International, and since 2014 has been used by Ceiba as a 525-student charter school for grades 6-12. Driveways provide vehicle access from Locust Street and Riverside Drive (SR 129). The site includes small outside eating and play areas, 53 parking stalls, lighting, fencing, a trash enclosure, and stormwater drainage facilities (Attachment 2).

FIGURE 1 Aerial view of the project site and surrounding area Source: Watsonville GIS Viewer, 2022
Ceiba
Beverage warehousing &
distribution facility
Construction trade
contractors yard
Single-family
residences
Single-family
residences
vacant
Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx The surrounding area is a mix of industrial and residential development. Adjacent and to the west and south of the site are existing industrial businesses on land designated for industrial use, including the Elyxir distribution beverage business at 270 West Riverside Drive, Superior Hydroseeding, Inc. at 250 West Riverside Drive, and Oliveira Plastering at 209 Locust Street.

To the north and east of the project site are existing single-family residences fronting Locust and 2nd Streets.

The site and much of the surrounding area is within the 100-year floodplain. It is a FEMA designated Special Flood Hazard Area with a base flood elevation (BFE) of 28 feet. The ground surface is nearly flat and ranges from approximately 24 to 28 feet. The school building’s first floor and the lowest elevation of equipment servicing the building is 28.2 feet (Attachment 4).

Proposed Project
The applicant proposes to obtain approval for Ceiba to remain at 215 Locust permanently. The project does not involve, at this time, any additional development or improvements on- or offsite. However, Ceiba representatives have indicated an interest in converting nearby vacant land at 228-234 Locust Street (APNs 017-162-15 and -16) into additional outside play areas.3 The existing school has a student body of 525 students (in grades 6 through 12) and 63 staff members, 15 percent of which are part time. Current operations are 7:30 AM to 5:00 PM five days a week with occasional weekend and evening events.

According to the applicant, students of driving age are not allowed to park onsite and approximately 20 percent of staff carpool.

General Plan / Zoning Amendment
The project site is designated Industrial on the General Plan Land Use Diagram and is within the General Industrial (IG) Zoning District. The intent of this land use designation is to serve the industrial needs of the community and the purpose of the IG Zoning District is to provide and protect an environment which will encourage sound industrial development. The IG Zoning District regulations are intended to facilitate industrial operations to the highest degree while protecting the district and adjacent land uses, persons, and property from excessive noise, odor, dust, dirt, smoke, vibration, heat, glare, heavy traffic, and other objectionable influences and from fire, explosion, fumes, radiation, and other hazards. WMC § 14-16.600. General categories of allowed uses include both nonmanufacturing and manufacturing industrial uses, such as wholesale sales, manufacturing research and development, heavy commercial, construction and trade contractors, food processing, lumber and wood products, and general manufacturing.

Public and quasi-public uses, such as elementary, junior and high schools, are not intended to be located in areas of the City designated for industrial uses. In addition, elementary, junior high and high schools are not an allowed use in the IG Zoning District. These types of educational facilities, however, are allowed in areas designated as Public/Quasi-Public on the General Plan Land Use Diagram and zoned Institutional (N). Since Ceiba was permitted to establish at the site on a temporary basis, has made substantial improvements to the existing building, and has not found another site for purchase, the proposed amendments to the General Plan Land Use Diagram and Zoning Map would enable the formal recognition of the existing school use on the

3 According to nearby residents, this unimproved land is used informally for recreational activities.

Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx premises. Therefore, the project includes changing the site’s land use designation and zoning as follows:
 Genera Plan: Industrial  Public/Quasi-Public
 Zoning: IG (General Industrial)  N (Institutional)
The purpose of the Public/Quasi-Public designation is to allow government or quasi-public buildings or facilities, including schools. Educational facilities for school-age children are allowed in N Zoning District with issuance of a Special Use Permit and may be operated by a public or private entity. WMC § 14-16.802(a)(6).

FIGURE 2 General Plan land use designations for the project site and surrounding area Source: Watsonville GIS View, 2022
Residential
Low Density
Industrial
Project
Site
Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx Land Use Compatibility
The proposed permanent establishment of a school use is compatible with existing residences nearby with implementation of conditions of approval intended to 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. The draft Resolution includes Conditions of Approval Nos. 27, 28, 29, 30, 41, and 47 to address these issues.

The school is also not incompatible with nearby industrial uses, including to a beverage distribution facility and two construction trade contractor’s yard. While schools are not often located in industrial areas, the types of businesses nearby 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.

General Plan Consistency
The proposed project requires approval from the City Council for a General Plan Map Amendment from Industrial to Public/Quasi-Public to allow the school use on a permanent basis.

As the project does not involve a new or expanded use, the project would not cause a significant environmental impact due to conflict with any applicable land use policies for the purpose of avoiding or mitigating an environmental effect. As conditioned, 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.
 Children and Youth Element Goal 7.1 Children and Youth – Ensure a secure, healthy, and safe environment for the children and youth of the City of Watsonville and provide opportunities for them to develop to their fullest potential.  Children and Youth Element Policy 7.A Planning for Children, Youth, and Families – The City of Watsonville is committed to providing and promoting a safe, secure, protective, healthy, and stimulating community environment for its children, youth, and families. With regard to both existing and future conditions, the City of Watsonville shall bear this commitment in mind as it considers the direct and indirect impact of its actions on children, youth, and families as it makes decisions and during the planning processes in all areas of land use, development, zoning, transportation, human services, social services, health services, and mental health services.
 Children and Youth Element Policy 7.E Educational and Training Systems – The City of Watsonville shall collaborate with the Pajaro Valley [Unified] School District, area community college districts, private schools, and the University of California in order to maximize educational, developmental, and learning opportunities for all children, youth, and parents. Through joint use of facilities, cooperative agreements for staffing, sharing of expertise, and provision of programs and services, the City of Watsonville shall participate in the development of innovative methods by which developmentally Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx 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.
 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.  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.
 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.
 Land Use Element Implementation Measure 4.D.4 Industrial Reserve – The City shall maintain a reserve of industrial land sufficient to meet the long-term job creation goals Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx and to enable the City to maximize economic opportunities consistent with the City’s Comprehensive Economic Development Action Plan.

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.

As further discussed below under “Site Access/Circulation” and “Safe Routes to School” headings, the project 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 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).

As further discussed below under the “Flood Proofing” heading, the project 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 Implementation Measure 12.D.1.

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.

In summary, the proposed project, with implementation of conditions of approval, would be generally consistent with certain policies in the General Plan. Because general plans often contain numerous policies emphasizing differing legislative goals, a project may be consistent with a general plan, taken as a whole, even if the project appears to be inconsistent with some of its policies. While not in harmony with all aspects of the General Plan, the proposed project may be found consistent with provisions pertaining to safe and efficient vehicle and pedestrian travel, flood hazard reduction, and industrial land preservation. It is within the Planning Commission’s purview to decide if the proposed project is consistent or inconsistent with any applicable City goals or policies.

Zoning Consistency
The Zoning Ordinance implements the General Plan, regulates the future growth of the City, and promotes orderly community development.4 It includes the Zoning Map, which sets forth the designations, locations and boundaries of zoning districts.

4 A general plan is a set of long-term goals and policies that a community uses to guide development decisions.

Although the General Plan establishes standards for the location and density of land uses, it does not directly regulate land use. Zoning, on the other hand, is regulatory. Under the zoning ordinance, development must comply with specific, enforceable standards such as minimum parking requirements, minimum lot size, maximum building height, minimum building setback, and a list of allowable uses.

Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx The project site is within the IG Zoning District. As mentioned previously, the purpose of the IG Zoning District is to provide a separate and exclusive district for a variety of nonmanufacturing and manufacturing industrial activities.

The project is consistent with the list of allowable uses for and general purpose of the proposed N Zoning District, in that a school for grades 6-12 is a permitted conditionally with issuance of a Special Use Permit. In addition, the location of the existing building conforms with the following minimum development standards set forth in WMC Section 14-16.801:
 Minimum front yard setback – 10 feet
 Minimum rear yard setback – 10 feet
 Minimum side yard setback – 5 feet
Parking
Pursuant to WMC Section 14-16.803(6)(ii), the City’s parking requirements for school facilities are as follows:
 Elementary or junior high school – 1 space per employee + 1 space for every 20 students of school design capacity.
 High school – 1 space per employee + 1 space for every 7 students of school design capacity.

The existing school site does not provide parking spaces that meet these standards. There is also no room onsite to provide additional parking spaces to meet either standard for junior high or high school facilities. In addition, as the existing school was allowed on a temporary basis, the opportunity to have require additional parking onsite was missed. Therefore, the scope of this analysis focuses on the inadequate parking supply and how to reduce the demand for parking and avoid spillover effects on nearby streets.

Some measures have already been established. Students of driving age are not allowed to park onsite. In addition, according to the applicant, many staff carpool. Although these measures are in place, 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 (Attachment 5).

The school has 63 staff members and 53 onsite parking spaces. The applicant has noted that approximately 20 percent of staff carpool, which comes to 13 of the 63 staff members carpooling and resulting in a need for 50 parking spaces. The parking counts conducted by Hexagon Transportation Consultants demonstrate that while 44 to 50 vehicles are parked onsite, an additional 10 vehicles are parked on the street, for a total parking demand of up to 60 spaces (Attachment 5, Table 1).

The draft Resolution includes Conditions of Approval Nos. 43-46 to reduce the school’s parking demand and spillover onto nearby streets, as follows:
 Mandatory Travel Behavior Change Program. Involves developing a travel behavior change program that targets individuals’ attitudes, goals, and travel behaviors, educating participants on the impacts of their travel choices and the opportunities to alter their Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx habits. Also involves providing a web site that allows employees to research other modes of transportation for commuting.
 Promotions and Marketing. Involves the use of marketing and promotional tools to educate and inform travelers about site- specific transportation options and the effects of their travel choices with passive educational and promotional materials. Marketing and public information campaign to promote awareness of TDM program with an on-site coordinator to monitor program.
 Preferential Carpool / Vanpool Parking Spaces. Reserved carpool / vanpool spaces closer to the building entrance.
 Transit Subsidies. Involves the subsidization of transit fare for employees of the project site (i.e., pays for employees to use local transit). This could either be a discounted ticket or a full-reimbursed transit ticket. (Note that bus service runs along W. Beach Street and Rodriguez Street and that the Watsonville Transit Center is within ½ mile walking distance of the school.)
Site Access/Circulation
The site has two driveway approaches, one off Riverside Drive (SR 129) and the other off Locust Street. As shown on the Site Plan (Attachment 2), parents dropping off or picking up their children from school are to use the driveway off Locust Street and drive around the building in a counter clockwise circulation pattern. The driveway approach off Riverside Drive (SR 129) and associated parking area is intended for staff’s use only. Fencing and a gate restrict access to this driveway. Condition of Approval No. 27 and 29 require that the driveway off Locust Street shall continue to be the main access point for student drop-offs and pick-ups and that school staff shall be responsible for traffic flow to and from the site.

Accessible Path of Travel
The site does not have a path of travel for pedestrians separate from the vehicular way into the site. 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. Alternatively, the boundary between the pedestrian areas and the vehicular areas may be defined by a continuous detectable warning 36 inches wide. As shown in the photographs included as Attachment 6, the pedestrian area is simply delineated by striping. Condition of Approval No. 33 requires the applicant to modify the pedestrian path of travel in accordance with CBC Chapter 11A, Section 1116A.

Safe Routes to School
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:
 Improving the safety and comfort of students and families walking and biking to school; and
 Reducing school congestion by improving the efficiency of drop-off & pick-up at all schools citywide.

Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx Attachment 7 provides excerpts from the Plan concerning Ceiba, including a detailed summary of existing conditions from a motorist, bicyclist and pedestrian perspective along with recommended improvements. These recommendations consist of a range of infrastructure projects that would improve safety for families that are walking and biking to school and encourage more active transportation trips.

Attachment 8 shows the locations of needed enhanced pedestrian crossings near Ceiba.

The draft Resolution includes Conditions of Approval Nos. 31 and 32 requiring the applicant to install high-visibility crosswalks, curb extensions and accessible ramps, as necessary, at or across the following intersections:
 Locust Street and Second Street;
 Pine Street and Second Street;
 Pine Street and West Beach Street.

In addition, Condition of Approval No. 35 requires the applicant to submit an application with Caltrans to establish a School Zone on Riverside Drive, upgrade existing crosswalks at Riverside Drive and Walker Street, and upgrade existing ramps at Riverside Drive and Locust Street to meet current ADA standards.

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

A condition of approval requires that a new metal roof be added to enclosure for the purpose of helping to prevent stormwater flowing through this area, in accordance with City standards.

Another condition of approval requires school staff to routinely clean the trash enclosure and secure it at night to prevent nuisance conditions and complaints concerning odors emanating from garbage and rotting food scraps in the trash enclosure area.

Drainage
A site inspection by Engineering staff found that the site’s existing stormwater features need to be better maintained. In accordance with the Maintenance Agreement between the City and Ceiba, the following corrective actions were identified and included as Condition of Approval No. 36:
 Remove wood, basketball hoops, and other blockages/debris from the bioswale;  Replace missing beehive grates at drainage inlets;
 Provide planting in accordance with the City Standard Drawing Nos. LID-004A, B; and  Provide gravel energy dissipation at all bioswale curb cut inlets per City Standard Drawing No. LID-002.

Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx Flood Proofing
The project site lies within the 100-year floodplain. This means that the site has a one percent chance of being flooded in any given year with floodwaters reaching a certain “base flood elevation” of BFE. In this case, the BFE is 28 feet. For the school to not be considered vulnerable during a 100-year storm event, the school’s bottom floor along with the lowest elevation of the equipment servicing it would need to be at least one foot above the BFE. An elevation certificate confirms that that school building’s bottom floor and the lowest elevation of equipment servicing the building is not greater than one foot above the BFE (Attachment 4).

To promote public safety and to minimize public and private losses due to flooding, the City requires buildings vulnerable to floods be protected against flood damage. The draft Resolution includes Condition of Approval No. 48 requiring that the building to be flood-proofed in accordance with the standards for reducing flood hazards set forth in WMC Section 9-2.500.

According to subsection (c)(2) of WMC Section 9-2.500, flood-proofing would involve making the building watertight and being capable of resisting hydrostatic / hydrodynamic loads and the effects of buoyancy.

Environmental Review
The project involves approval of General Plan Map Amendment (from Industrial to Public/QuasiPublic), Zoning Map Amendment (from IG to N), and Special Use Permit to allow conditionally the existing school use on a permanent basis. The project is exempt from the California Environmental Quality Act (CEQA), in that the project would not result the change, intensification or expansion of an existing use and the allowance of an existing school use on a permanent basis would not result in a significant effect on the environment (CEQA Guidelines §§ 15301 & 15061(b)(3); PRC § 21080).

CONCLUSION
The proposed General Plan Amendment, Zone Change, and Special Use Permit with Environmental Review (App #1737) would allow the permanent establishment of a 525-student charter school for grades 6-12 in an existing 27,000± square-foot building with an 8,500± squarefoot mezzanine on a 2.1± acre site located at 215 Locust Street (APN 017-161-51). The project would recognize the existing school use on the premise while also setting forth conditions intended to address concerns related to safe routes to school, flood-proofing, parking spillover, and odor complaints. As conditioned, staff recommends that the Planning Commission (a) adopt a Resolution recommending that the City Council approve requested General Plan Map Amendment and Zoning Map Amendment and (b) adopt a Resolution recommending that the City Council approve the requested Special Use Permit, subject to findings and conditions

STRATEGIC PLAN
The purpose of the City of Watsonville’s 2021-2023 Strategic Plan is to help the City prioritize its efforts, allocating both fiscal and human resources to achieve a shared vision and goals. The 2021-23 Strategic Plan identifies seven goals, concerning housing, fiscal health, infrastructure and environment, economic development, community engagement and well-being, public safety, and efficient and well-performing government.

This action is consistent with the City Council’s public safety goal to continue to strive to create a healthy, safe and thriving Watsonville, in that the project applicant would be required to Attachment 2

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C:\Program Files\eSCRIBE\TEMP\2065711207\2065711207,,,215 Locust St - Ceiba.docx implement enhanced crosswalks and other measures to improve the safety of children and families walking and biking to school.

FINANCIAL IMPACT
The project would have no clear direct fiscal impacts on the City. Indirect costs associated with staff time responding to nuisance complaints may be reduced with implementation of conditions of approval concerning traffic congestion and odors. In addition, the costs associated with the implementation of the conditions concerning Safe Routes to Schools would be borne by the applicant.

ALTERNATIVE ACTION
The Planning Commission may recommend denial of the requested General Plan Map Amendment, Zoning Map Amendment, and Special Use Permit if, based on evidence in the record, the Commission cannot make the required findings set forth in WMC Sections 14-12.708 and 14-12.513.

ATTACHMENTS

1. Site and Vicinity Map

2. Existing Conditions and Site Plan

3. Memorandum re: Special Use Permit with Environmental Review (PP2012-251) & Application #1737

4. Elevation Certificate

5. Parking Study (Hexagon, November 4, 2021)

6. Photographs of Existing Conditions

7. Safe Routes to School Plan for Ceiba

8. Map Showing Location of Pedestrian Crossings to be Upgraded Attachment 2

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419 A
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Disclaimer: This information has been compiled from many sources and is provided 'as-is', with no guarantee, and without warranty of any kind. The City of Watsonville is not responsible for any errors or omissions, or for the results obtained from the use of this information. Sources: City of Watsonville, Sources: Esri, HERE, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community
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Site Addresses
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Site & Vicinity Map: 215 Locust St
Attachment 2.1

Attachment 2.2

page 1 of 2

FIRE LANE FIRE LANE
FIRE LANE FIRE LANE FIRE LANE FIRE LANE FIRE LANE WEST RIVERSIDE DRIVE (HWY129)

LOCUST STREET QWEQWEQWEQWEQWEQ DETAIL TITLE
FULLSCALE EXISTING BUILDING 1 2 21122 2324252627282930313233343536 201918171615141312111098765432 62 63 61 60 50 51 52 53 54 55 56 57 58 59 46454443424140393837 474849 EXISTING SITE PLAN A10121066-A101 E.D. L.B. TRUE NORTH PLAN NORTH SCALE: EXISTING SITE PLAN 1" = 30'-0" SHEET NAME: SET ISSUED: JOB NO.: 2340 GARDEN ROAD, SUITE 100 MONTEREY, CALIFORNIA 93940 PHONE: 831.649.4642 FAX: 831.649.3530 WWW.WRDARCH.COM SHEET NO.: FILE NAME: DRAWN BY: CHECKED BY: THE USE OF THE PLANS AND SPECIFICATIONS IS RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED, AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE ARCHITECT, AND VISUAL CONTACT WITH THEM CONSTITUTES PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. PLOT DATE: PRINT DATE: 11.3.2021 21066

PLANNING EXHIBIT

CEIBA PUBLIC SCHOOLS

CEIBA COLLEGE PREP ACADEMY
215 LOCUST (F.K.A. 260. W. RIVERSIDE DR.)
WATSONVILLE, CA 95076 017-161-51 A.P.N.: COW PLANNING COMPLETENESS ITEMS 11/3/21 PARKING SPACES (63 TOTAL) FIRE LANE PAVEMENT MARKING WITH CURBS AS OCCUR PAINTED RED. LEGEND # FIRE LANE 10'-0" DROP OFF AND PICK UP ZONE. PEDESTRIAN FLOW. VEHICLE FLOW. PROPERTY LINE EXISTING FENCE LINE PLANTING AREA 1 EXISTING CMU TRASH ENCLOSURE WITH METAL LOCKABLE GATES. OWNER TO INSTALL NEW STEEL POST/JOIST ROOF STRUCTURE WITH STEEL DECK ROOF, SEE DETAIL THIS SHEET EXISTING BICYCLE STORAGE RACKS WITH NEW CHAIN LINK FENCING ENCLOSURE W/ (4 PAIR ) FULL FRONTAL ENTRY GATES AT REAR OF BICYCLES - ENTRY GATES TO STORAGE YARD TO BE OPENED PRIOR TO START OF SCHOOL HOURS, LOCKED DURING SCHOOL HOURS AND REOPENED AT END OF SCHOOL HOURS THEN RELOCKED FOR THE NIGHT 2 THE KEY NOTES THAT FOLLOW APPLY TO THE DRAWING(S) ON THIS SHEET ONLY. REFER TO FOLLOWING SHEETS FOR NOTES THAT ARE APPLICABLE TO THOSE DRAWINGS. KEY NOTES 1 (61 TOTAL PARKING SPACES) SCALE: 1 EXISTING TRASH ENCLOSURE 3/16=1'-0" 6 FOOT HIGH CMU WALL, VERIFY EXISTING MTL GATES 8'-8" VERIFY 18'-8" VERIFY EXISTING CONCRETE SLAB FLOOR AND APRON
6'-0" SCALE: 2 TRASH ENCLOSURE ELEVATIONS 3/16"=1'-0"
7'-2" EXISTING METAL GATES NEW METAL ROOF
8'-1112" EXISTING CMU TRASH ENCLOSURE NEW METAL ROOF FRONT SIDES BACK Attachment 2.2
page 2 of 2
Area not used for parking;rather, existing pavementmarkings indicate thisarea is used by childrenas an outside play area Outdoor activity areas

M:\CDD\PC PACKET\PCPKT 2022\04-05-22\Ceiba\Attachments\3 CEIBA use permit memo.docx 1

MEMORANDUM
DATE: February 4, 2022
TO: File
FROM: Justin Meek, AICP, Zoning Administrator
RE: Special Use Permit with Environmental Review (PP2012-251) & Application #1737

BACKGROUND
On June 4, 2013, the Planning Commission of the City of Watsonville adopted Resolution No. 08- 13, approving Special Use Permit with Environmental Review (PP2012-251), to allow establishment of a 525-student charter school in a vacant 27,000 square-foot industrial building at 260 West Riverside Drive (APN 017-161-51). This action allowed CEIBA charter school to use the premises for a period of up to 10 years while a permanent site is identified for purchase.

There were significant errors made by this action. Key information provided in the staff report are erroneous, such as the procedural discussion allowing the issuance of a Special Use Permit for a school use in the General Industrial (IG) Zoning District. In addition, evidence provided in support of making required findings lack appropriate policy and impact analyses.

On May 27, 2021, Elizbath Sanborn Falcon with Benchmark Realty Advisors on behalf of CEIBA College Preparatory Academy submitted an application for a General Plan Map Amendment (to change the site’s land use designation from Industrial to Public/Quasi-Public), Zoning Map Amendment (to changes the site’s zoning designations from IG to N for Institutional), and Special Use Permit (App. No. 1737).

Subsequently, Ms. Sanborn Falcon has asserted that the General Plan and Zoning Map Amendments are not needed and requested that their application only consists of a request for a Special Use Permit to allow the establishment of a school use on the premises with no term or time limits.

The following is a discussion on specific procedural errors in granting a Special Use Permit for the establishment of a school use in the IG Zoning District.

PROCEDURAL ERRORS
Listing of a School Use in Error
Elementary, junior high and high schools (DLUs 711, 712 and 713) are allowed conditionally in certain zoning districts. For instance, these types of educational facilities are allowed in the PF and N Zoning Districts with issuance of a Special Use Permit and may be operated by a public or private entity. WMC § 14-16.802(a)(6)
Elementary, junior high and high schools are not, however, a permitted use by right or conditionally in the IG Zoning District. While commercial and industrial trade schools (DLUs 651 Attachment 2.3

M:\CDD\PC PACKET\PCPKT 2022\04-05-22\Ceiba\Attachments\3 CEIBA use permit memo.docx 2 and 715) are permitted conditionally, these types of educational facilities are meant for adults learning a professional trade, vocation or skill, such as dancing. WMC § 14-16.603(b) The staff report states under the Procedure heading, “Section 14-16.603 (65) of the Watsonville Municipal Code (WMC) allows the establishment of trade schools and dance studios in the General Industrial Zoning district with approval of a Special Use Permit by the Planning Commission, if it can be found that the Use is compatible with adjacent uses.” The statement omits any mention that a school facility for grades 6-12 (DLUs 712 and 713) is not conditionally permitted use in the IG Zoning District. This statement therefore incorrectly conflates the establishment of charter school for grades 6-12 as that same as the establishment of trade schools and dance studios. These are different types of educational facilities and, as they are in no way similar to one another, fall within different land use classifications.

Issuance of Special Use Permit in Error
While the purpose of granting a conditional use permit is to ensure the proper integration of uses “which, because of their special nature, may be suitable online in certain locations or zoning districts or only provided that such uses are arranged or designated in a particular manner,” the Planning Commission does not have the authority to grant a Special Use Permit for a listed use allowed in a different zoning district than the one under consideration. WMC §§ 14-12.500 et seq. & 14-10.107 et seq.

If school uses had been unlisted, the applicant would have gone through the “determination on unlisted uses” procedures. However, the Zoning Administrator or the Planning Commission shall not determine that a use is permitted in a zone when the use is specifically first listed as permissible in a zone district allowing more intensive uses. WMC § 14-10.107(c).

Therefore, the Planning Commission did not have the authority to issue a Special Use Permit for the establishment of a charter school for grades 6-12, as junior and high school uses are permitted in the PF and N Zoning Districts.

Attachment 2.3

Attachment 2.4

page 1 of 5
U.S. DEPARTMENT OF HOMELAND SECURITY

FEOERAL EMERGENCY MANAGEMENT AGENCY
National Flood lnsurance Program

ELEVATION
lmportant: Read the

CERTIFICATE
instructions on pages l*9.

OMB No. 1660-0008
Expiration Date: July 3'1 , 2015
A1,
SECTION A. PROPERTY INFORMATION
Owner's Name
A2. Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. 260 W. RIVERSIDE DRIVE
City WATSONVILLE State CA ZIP Code 95076
A3. Property Descriplion (Lot and Block Numbers, Tax Parcel Number, Legal Description, etc.) ASSESSOR PARCEL NUMBER: 017 -161 -51

44. A5.

46. 47.

A8.

Building Use (e.9., Residential, Non-Residential, Addition, Accessory, etc.) NON-RESIDENTIAL Latitude/Longitude: Lat.36D54'16.47"N Long. 121D45'37.97"W Horizontal Datum: E NAD1927 X NAD1983 Attach at least 2 photographs of the building if the Certificate is being used to obtain flood insurance.

Building Diagram Number 1A
For a building with a crawlspace or enclosure(s):
a) Square footage of crawlspace or enclosure(s)
b) Number of permanent flood openings in the crawlspace or enclosure(s) within 1.0 foot above adjacent grade
c) Total net area offlood openings in A8.b
d) Engineered flood openings? [ Yes I No
A9. For a building with an attached garage:
a) Square footage ofattached garage NIA sq ft
b) Number of permanent flood openings in the attached garage within 1.0 foot above adjacent grade N/A
c) Total net area of flood openings in Ag.b N/A sq in
d) Engineered flood openings? n Yes X No
N/A sq ft
N/A
N/A sq in
sEcTloN B - FLOOD INSURANCE RATE MAP (F|RM) TNFORMATTON

81. NFIP Community Name & Community Number I 82. County Name | 83. State CITYOFWATSONVILLE ISANTACRUZ ICA

84. Map/Panel Number
06087C/0394

85. Suffix
E

86. FIRM lndex Date
MAY 16.2012

87. FIRM Panel
Effective/Revised Date
MAY 16,2012
BB. Flood
Zone(s)
AH

89. Base Flood Elevation(s) (Zone
AO, use base flood depth)

28.0 FT
810. lndicate the source of the Base Flood Elevation (BFE) data or base flood depth entered in ltem Bg. n FIS Profile X flnu I Community Determined D Other/Source: _ 81 1. lndicate elevation datum used for BFE in ltem 89: E NGVD 1929 X NAVD 1988 E Otherisource: _ B12. ls the building localed in a Coastal Barrier Resources System (CBRS) area or Otherwise Protected Area (OPA)? [] Yes DesignationDale: _ nCBRS IoPA
XNo
sEcTloN c - BUTLDTNG ELEVATTON TNFORMATTON (SURVEY REQUTRED) C1. Building elevations are based on: ! Construction Drawings* fl auitOing Under Construction* *A new Elevation Certificate will be required when construction of the building is complete.

X Finished Construction
C2. Elevations - Zones A1-A30, AE, AH, A (with BFE), VE, V1-V30, V (with BFE), AR, AR/A, AR/AE, AR/A1-A30, AR/AH, AR/AO. Complete ltems C2.a-h below according to the building diagram specified in ltem A7. ln Puerto Rico only, enter melers.

Benchmark Utilized: CITY OF WATSONVILLE R-1 15 Vertical Datum: NAVD88 lndicate elevation datum used for the elevations in items a) through h) below. tr NGVD 1929 tr NAVD 1988 E Other/Source: _ Datum used for building elevations must be the same as that used for the BFE. a) Top of bottom floor (including basemenl, crawlspace, or enclosure {loor) b) Top of the next higher floor
c) Bottom of the lowest horizontal structural member (V Zones only) d) Attached garage (top of stab)
e) Lowest elevation of machinery or equipment servicing the building (Describe type of equipment and location in Comments)
f) Lowest adjacent (finished) grade next to building (LAG) g) Highest adjacent (finished) grade next to building (HAG) h) Lowest adjacent grade al lowesl elevation of deck or stairs, including structural support

28.20 N/A,-
NlA._

28.30 28.20

26.70 28.30

24.40 Check the measurement used.

E feet ! melers
fi feet ! meters
X feet I meters
El feet E meters
El feet I meters
fil teet I meters
El feet n meters
X feet n meters
SECTION D. SURVEYOR, ENGINEER, OR ARCHITECT CERTIFICATION This certification is to be signed and sealed by a land surveyor, englneer, or architect authorized by law to certitr/ elevation information. I ceftily that the information on this Ceftificate represents my best efforts to interpret the data available.

I understand that any false statement may be punishable by fine or imprisonment under 18 U.S. Code, Section 1001.

El Check here if comments are provided on back of form. Were latitude and longitude in Section A provided by a X Check here if attachments. licensed land surveyor? X Yes E No Effiisffi.
ryf?
,ilB.tqC,t
Certifier,s Name GARY IFLAND
Title PRESIDENT
Address 303
License Number LS 7367
Company Name IFLAND SURVEY
State CA ZIP Code 95060
I
Telephone 831 -426-7941
City SANTA CRUZ
FEMA Form 086-0-33 (7/12) See reverse side for continuation. Replaces all previous editions Attachment 2.4

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Attachment 2.4

page 3 of 5
ELEVATION CERTIFICATE, page 3 Building Photographs
See Instructions for ltem 46.

IMPORTANT: In these spaces, copy the corresponding information from Section A.

Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. 260 W. RIVERSIDE DRIVE
City WATSONVILLE State CA ZIP Code 95076 4rrPqrry r\nrv rrurrgsr :
lf using the Elevation Certificate to obtain NFIP flood insurance, affix at least 2 building photographs below according to the instructions for ltem 46. ldentifo all photographs with date taken; "Front VieW' and "Rear Vievy''; and, if required, "Right Side Viev/' and "Left Side View.' When applicable, photographs must show the foundation with representative examples of the flood openings or vents, as indicated in Section A8. lf submitting more photographs than will fit on this page, use the Continuation Page.

SoUTHEASTERLY CORNER - REAR LOADTNG DOCK (03t10t14)
NORTHEASTERLY CORNER LOOKTNG SOUTHEASTERLY ALONG REAR BUt LDTNG (03t 1 0t 1 4) FEMA Form 086-0-33 (7/12) Replaces all previous editions. Attachment 2.4

Continuation Page
ELEVATION CERTIFICATE, page 4 Building Photographs
IMPORTANT: ln these spaces, copy the corresponding information from Section A.

NORTHWESTERLY CORNER |-OOKING SOI.jT|-TEASTERLYALONG FRONT BUILD|NG (03t10t14) SoUTHWESTERLY CORNER LOOKING NORTHEASTERLY ALONG SIDE BUtLD|NG (03/1 0/14) FEMA Form 086-0-33 (7/12) Replaces all previous editions.

Attachment 2.4

Memorandum
Date: November 4, 2021
To: Ms. Elizabeth Sanborn Falcon, Benchmark Realty Advisors From: Katie Riutta, Ollie Zhou
Subject: Parking Study for Ceiba College Preparatory Academy in Watsonville, California Hexagon Transportation Consultants, Inc. has completed a parking study for the Ceiba College Preparatory Academy located at 215 Locust Street in Watsonville, California. The project site is located on the southwest side of Locust Street. The school currently has 525 students in grades 6- 12 and 63 staff members. The Watsonville Municipal Code requires one space per staff member plus 20 additional spaces. The site has 61 spaces.

The purpose of this study is to determine whether sufficient parking is available to support the school’s current parking needs. This memo provides an analysis of the peak parking demand observed at the Ceiba College Preparatory Academy. The surveyed parking demand at the school was compared to the number of existing parking spaces on-site.

Parking Counts
Parking occupancy counts were conducted on three typical weekdays in October 2021 (October 26 – October 28). Hexagon confirmed with the school that operations were normal on those count days, and all students were present (except those that may have been sick). Parking counts were conducted in the on-site parking lot, including the administration parking on Sakata Lane, and along Locust Street (see Figure 1). On-site parking was counted every 15 minutes beginning at 9:00 AM, 30 minutes after the school’s start time at 8:30 AM. Past experience has shown that school parking typically peaks in the morning when any visitors and part-time staff may be present. On-site parking was observed to plateau around 10:00 AM. On-street parking was counted for the purpose of identifying whether staff/students utilize street parking instead of parking within the designated areas on-site. It should be noted that student driving is prohibited per the existing CUP and school policy. People that were observed to park on-street and walk into the school were recorded. Onstreet parking was observed beginning at 8:00 AM, since school starts at 8:30 AM. Approximately 10 vehicles in total were observed to park on-street for school use. This excludes vehicles temporarily parking on-street for drop-off operations.

Based on the peak parking counts conducted at the Ceiba College Preparatory Academy, parking demand ranged from 54 to 60 during the count periods, including 10 vehicles parked on-street and 44 to 50 vehicles parked on-site (see Table 1).

Attachment 2.5

2nd St
W Riverside Dr W Riverside Dr
Ceiba College Ceiba College
Preparatory Academy Preparatory Academy
Locust St Locust St
Sakata Ln Sakata Ln
2nd St
W Riverside Dr
Ceiba College
Preparatory Academy
Locust St
Sakata Ln
129
LEGEND
= Count Locations
Ceiba School Parking Study
Figure 1
Parking Count Locations
Attachment 2.5

Ceiba School Parking Study November 4, 2021
P a g e | 3
Table 1
Peak School Parking Demand
Existing Parking Supply
The school currently has 63 staff members and 61 parking spaces on-site. Based on the City’s parking standards, the school is required to provide 83 parking spaces (one space per staff member plus 20 additional spaces). Thus, the school is currently 22 spaces short of this requirement.

The peak parking demand observed at the Ceiba College Preparatory Academy was found to be 60 vehicles, which is fewer than the existing parking supply of 61 spaces. Therefore, the existing parking supply is sufficient to support the peak parking demand.

Hour
Tuesday
10/26
Wednesday
10/27
Thursday
10/28
9:00 AM 54 55 57
9:15 AM 57 54 59
9:30 AM 57 56 56
9:45 AM 58 55 59
10:00 AM 58 57 60
Notes:

Source: Parking counts conducted from 10/26/2021 - 10/28/2021 Peak School Parking Demand 1

1. Parking demand includes 10 vehicles that were observed to park on-street for school use
Attachment 2.5

ATTACHMENT 2.6
M:\CDD\CC Packet\CCPKT 2023\2-28-23 Special Meeting\Ceiba\Attachments\2.6 photographs of existing conditions.docx ATTACHMENT 2.6 page 1 of 7
Existing Conditions at 215 Locust Street (formerly 260 West Riverside Drive) The following photographs show existing vehicle driveways, pedestrian walkways, parking, drainage/stormwater features, landscaped areas, trash enclosure, and fencing.

FIGURE 1 View of Main Driveway Approach off Locus Street (Image date: August 16, 2021)

M:\CDD\CC Packet\CCPKT 2023\2-28-23 Special Meeting\Ceiba\Attachments\2.6 photographs of existing conditions.docx ATTACHMENT 2.6 page 2 of 7
FIGURE 2 View of School’s Front Entry from Main Driveway (Image date: August 16, 2021)

M:\CDD\CC Packet\CCPKT 2023\2-28-23 Special Meeting\Ceiba\Attachments\2.6 photographs of existing conditions.docx ATTACHMENT 2.6 page 3 of 7
FIGURE 3 View of Bio-retention Swale from Main Driveway (Image date: August 16, 2021)

M:\CDD\CC Packet\CCPKT 2023\2-28-23 Special Meeting\Ceiba\Attachments\2.6 photographs of existing conditions.docx ATTACHMENT 2.6 page 4 of 7
FIGURE 4 Views of Bio-retention Swale (Image date: August 16, 2021)

M:\CDD\CC Packet\CCPKT 2023\2-28-23 Special Meeting\Ceiba\Attachments\2.6 photographs of existing conditions.docx ATTACHMENT 2.6 page 5 of 7
FIGURE 5 View of Trash Enclosure (Image date: August 16, 2021)

M:\CDD\CC Packet\CCPKT 2023\2-28-23 Special Meeting\Ceiba\Attachments\2.6 photographs of existing conditions.docx ATTACHMENT 2.6 page 6 of 7
FIGURE 6 View of Driveway Approach off West Riverside Drive (Image date: August 16, 2021)

M:\CDD\CC Packet\CCPKT 2023\2-28-23 Special Meeting\Ceiba\Attachments\2.6 photographs of existing conditions.docx ATTACHMENT 2.6 page 7 of 7
FIGURE 7 View of Driveway and Parking Lot off Riverside Drive (Image date: August 16, 2021)

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

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

Attachment 2.7

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

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

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

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

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

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

TOP FIVE ISSUES FOR CEIBA PARENTS
Attachment 2.7

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

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

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

Attachment 2.7

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

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

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

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

Attachment 2.7

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Attachment 2.7

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

CITY OF WATSONVILLE COMPLETE STREETS TO SCHOOLS PLAN
Recommendations








Riverside Drive/Hwy 129:

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

Riverside Drive/Hwy 129 at Locust Street:

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

Riverside Drive/Hwy 129 at Menker Street:

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

Riverside Drive/Hwy 129 at Walker Street:

Install high-visibility crosswalk on northwest leg of intersection.

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

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

School driveway:

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

Locust Street:

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

Locust Street at 2nd Street:

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

Walker Street at 2nd Street:

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

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

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

Refresh yellow center line.

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

Walker Street at Beach Street:

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









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

AHEAD B D
AHEAD
Attachment 2.7

P. 362
APPENDIX 3 - PRIORITIZED PROJECT LIST

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

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

Reconfigure intersection to shorten
both crossings of Walker by installing
pedestrian refuge islands and/or curb
extensions at SE and NW corner. Add
marked crossing on east side of Beach
Street. Upgrade ramps to current
standards.
0 30 10 10 10 10 15 85
CEIBA2 Ceiba
College Prep
Riverside Drive at
Locust Street Caltrans
Install high-visibility crosswalk across
Locust Street, with curb extensions on
both sides of new crosswalk. Upgrade
ramps to current standards
10 0 10 10 10 10 15 65
CEIBA3 Ceiba
College Prep
Riverside Drive at
Menker Street Caltrans
Install high-visibility crosswalk across
Menker Street, with curb extensions on
both sides of new crosswalk. Upgrade
ramps to current standards
10 0 0 10 10 10 15 55
CEIBA4 Ceiba
College Prep
Riverside Drive at
Walker Street Caltrans Install high-visibility crosswalk on northwest leg of intersection 15 0 5 10 0 10 15 55 Project
Number School Site Location Jurisdiction Recommendation (where feasible, upon further review) Implementation Safety Community
Identified
Need
Roadway
Type
Connectivity And
Access Proximity Equity Total Score
Attachment 2.7

P. 363
APPENDIX 3 - PRIORITIZED PROJECT LIST

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

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

Upgrade ramps to current standards.

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

Upgrade ramps to current standards.

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

Upgrade ramps to current standards.
10 20 10 10 10 10 15 85
EAH4 EA Hall E Lake Avenue at
Blackburn Street Caltrans
Consider re-installing crosswalk
across E Lake Avenue on south side of
intersection. If crosswalk is re-installed,
also install refuge island and/or curb
extensions and upgrade ramps to current
standards.
10 30 10 10 10 10 15 95
EAH5 EA Hall
Palm Avenue
between Lincoln
Street & Hill Avenue
Repair broken sidewalks 10 30 10 0 0 10 15 75
Project
Number School Site Location Jurisdiction Recommendation (where feasible, upon further review) Implementation Safety Community
Identified
Need
Roadway
Type
Connectivity And
Access Proximity Equity Total Score
Attachment 2.7

P. 380
APPENDIX 4 - PROJECT COSTS

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

Install pedestrian-scale lighting.

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

Trim vegetation to clear pedestrian space.

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

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

Assumed 4 curb extensions.
$212,000
2nd Street between
Rodriguez Street and Pine
Street
Study feasibility of Safe Routes to Schools corridor treatments, especially near school
Other intersections addressed
in other proposals. Assumed 4
curb extensions at Rodriguez;
2 high visibility crosswalks at
Menker, 3 speed humps; curb
ramp construction and 2 high
visibility crosswalks at Pine
$245,000
Walker Street between
Beach Street and Riverside
Drive
Refresh yellow center line $5,600
Walker Street between W
Lake and Beach Street Fill sidewalk gaps on west side $88,000 Walker Street at Beach
Street
Install ADA-compliant facilities. Reconfigure intersection to shorten both crossings of Walker by installing pedestrian refuge islands and/or curb extensions at SE and NW corner. Add marked crossing on east side of Beach Street and upgrade ramps to current standards.
$250,000
See Citywide recommendations
for 2nd/Maple, Rodriguez, and
Riverside
0 Project Costs - Ceiba College Preparatory
Attachment 2.7

Attachment 2.8
page 1 of 1
Source: Maria Esther Rodriguez, Assistant Public Works Director / City Engineer CEIBA

ATTACHMENT 3

LIST OF PUBLIC COMMENTERS
Mark Clough, Pajaro Valley Electric
220 Pine Street
Watsonville, CA 95076
Fay Hilt, Pajaro Valley Electric
220 Pine Street
Watsonville, CA 95076
Anka Bulaich, local resident
305 Second Street
Watsonville, CA 95076
Nick Bulaich, local resident
305 Second Street
Watsonville, CA 95076
Guadalupe Flemate & Mara Rodriguez, local residents
243 Locust Street
Watsonville, CA 95076
Mr. and Mrs. Johnny Howard Clark Jr., local residents
239 Locust Street
Watsonville, CA 95076
Attachment 3

3/29/22, 9:10 AM City of Watsonville Mai! - [CDD] Public Comment Deborah Muniz <[email protected]>
[CDD] Public Comment
2 messages
Mark Clough <mciough@pvein0-com> , Tue, Mar 29. 2022 at 8:50 AM To: "[email protected]" <[email protected]> General Plan Amendment, 525—Student Charter School. APP #1737 l have no objection to the Charter School and their curriculum for the students i think it is a great asset for the students and their families. i do strongly disagree with the location of the school and the traffic issues that the schoot bring with it.

Locust Street is a very narrow two-way street in a residentiai/business area. The parking for vehicles is limited and typically full and makes the street even narrower and the additional traffic makes it very difficult to safely drive down the street. The crossing guards provided on Walker, 2nd and Locust need to be trained as to when to allow the students to cross the street safely. it‘s very apparent that their prime concern is to allow the students to get to school quickly. The crossing guards have no concern for allowing traffic to flow thru the area and to allow the students to cross when there is a break in traffic. The guards wilLstop the traffic before the students even arrive at the intersection, so they don‘t even need to wait, this adds to alreadybongested traffic on the narrow and busy roads. l‘m hoping that someone from the city will spend time in the morning and afternoon to observe the traffic congestion to the area before the Public Hearing.

Mark Clough
Paiaro 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
Attachment 3
page 1 of 13
Attachment 3

-—-—--—- Forwarded message --—-—-- Frets: Fay Hilit <feiit®sseineesnt> Date: Wed Mar 30, 2822 at T237 AMSeleiect.‘ Hearing for Resetting 'fsr ehartet sehosl @ BEE Locust Street is: [email protected] ieityeeumeil@ei’rgstwetsemilleerg} To the Sears
Let me start off it? saying i have nethirig against the charter ssheel. My issue is its lscatieh. lwsrk in the area and have asserted many traffic issues {regarding the schueé, This is a very busy isdustriei area with Eerge trucks earning and geing eil day. We also have multiple vehicles with the business which some ass gs ell day and have issues with the somings goings oi the
students, parents! and stefi.

This sehooi has eizrselstt-Zslt,r no control over the parents picking up or dressing: at students. "they block the street {literally parking es the street) the students do net tisten is the crossing gears they step out ists the street wherever they piessen the see not make a turn ante Riverside without pulling temptetety Sets the tene of {incoming trefiie because the parents perk their cars rig up to the career sloshing any chance e‘f seeing sheathing traffic.i truly believe it is only' a matter e'f time hefsre semesne either gets hurt er killed due to the traffic issues that this schsel has created Sincerely,r
Fey Hilt
Attachment 3
page 2 of 13
Attachment 3

page 3 of 14
305 Second St.

Watsonville, CA 95076
April 2, 2022.
éti {3% ht
Watsonville Planning Commission {mimeaaamm
250 Main St. - ' $mmmmg§eehmem em
Watsonville, CA 95076
RE: General Plan Amendment, Zoning Amendment and Use Permit for Charter School at 215 Locust Street, Watsonville.

Agenda Item 6.b. of April 5, 2022 Planning Commission Meeting.

Members of the Commission:

I request that the Commission deny the General Plan Ammmendment, Zoning Ammendentment and relatEd Special Use Permit as presented to the Commission. The following text will preSent the reasoning for my request.

The charter school was established eight years ago in an existing industrial building situated on industrial zoned land Via a Use Permit of ten year life span to provide a temporary location for the school until a proper permanent location Could. be found.

The school site lacks adequate parking and automobile routing capacity for incoming vehicles. The main entrance of the school prOperty is on Locust Street which is a narrow street with many curbside parked cars. Large commercial trucks typically pass through the street as they serve the local industrial uses and traffic is awkward when those trucks face oncoming traffic.

When the school began operation, several adverse impacts were obvious from the start. School parking demand spilled out on to nearby street parking of other properties. In addition, many parents transport students in automobiles which results in protracted gridlock of the streets two times a day as cars" pour into the narrow street from all over the city.

The school staff regularly place orange traffic cones on the street in front of the driveway to channel cars which blocks larger vehicles.vutomobiles related to the school regularly block driveways of nearby properties.

There are many students at the school who walk to their“classesf” This has attracted mobile food vendors who constantly park on the street to sell candy, ice cream, soda and other items to the students waiting on the sidewalk. The food sales together with the regular loitering of groups of _students on_ the si_dewalks Attachment 3
page 3 of 13
Attachment 3

AB to wpc ’ - 2 - April 2, 2022.
results in litter and trash regularly thrown onto the streets, sidewalks and yards. At opposite ends of Locust Street, there are permanent city signs which prohibit mobile food vendors from operating there, but food vendors violate the restricted area»because theyyget morefisalesiby being closer to the school driveway in order to attract the larger mass of departing students there. Congestion, noise and litter get concentrated in a small area on a narrow street which the signage is supposed to prevent.

Watsonville Police Department places food vendor violations as a low priority enforcement action during school hours due to competing police demands of greater urgency which results in weak enforcement.

Students regularly sit on yard fencing of neighborhood residences while waiting for parents to pick them up from school among w other possible reasons. This leads to thrdwing of litter into yard areas and promotes extended loitering impacts.

The people who live in the neighborhood are mostly working class. It is my sense that most of them are unhappy and disturbed by the negative impact the school-has caused on them.

I know that the city government has received complaints from residents about the toxic impacts from the school, but nothing seems to solve the problems. It seems that many residents have fallen into a sort of despair over the situation. There are probably cultural reasons why more residents don't petition for redress of the impacts more actively.

The Second and Locust Street area is a mix of residential and industrial properties which have cowexisted surprisingly well for more than one hundred years. The charter school has disrupted the previous harmony badly to a degree that I have never seen before in my life.

The proposed Special Use Permit has Conditions of Approval which are offered to mitigate the traffic and parking impacts.

Those Conditions of Approval are inadequate and flawed and won 't resolve the impacts. If the property zoning is changed from Industrial to Institutional, then the school will
transform from a temporary defective and injuriou_s land use into a permanent One.

It seems to me that there was very poor planning used in _ allowing the school to be established at the site. It is~very bad planning to allow the school to continue at the site.

Attachment 3
page 4 of 13
Attachment 3

AB to WPC — 3 April 2, 2022.

Please deny the application and encourage the charter school to find a location which can properly ané realistically accomodate the severe impacts which the school invariably generates.

Sincerely yours,
Anka Bulaich
AB
Attachment 3
page 5 of 13
Attachment 3

305 Second Street
Watsonville, CA 95076
Aprit 4, 2022
Watsonvilie Planning Commission
250 Main Street
Watsonvilie, CA
re: Planning Commission Meeting—April 2022: Item 6.b-Ceiba Charter School.

Dear Watsonviile Planning Commission:

Vote NO on Cieba’s request to have a permanent establishment for their Charter School at 215 Locust Street.

Ceiba’s operations have done a great disservice to the neighborhood from the moment they opened and the situation simply cannot be fixed to make it acceptable to the area residents and businesses.

As stated in the Staff Report, Ceiba’s operations on the property shouid not have been originally approved and it was fully understood that said operations were only to be temporary for a time period not to exceed 10 years. Yet, here we are nearly 10 years later, and Ceiba is seeking to legitimatize an improperly approved project and to be abie to permanently continue their operations at the site.
it appears that Ceiba has made iitlle effort to find a permanent site in the years since they obtained their improper and temporary approval, which makes one wonder what they have might been “told or advised" back"In 2013 when they obtained the initial approval for the project
I have resided in this neighborhood almost my entire life, and without a doubt, Ceiba's operations have been the absolute worst neighbor we have had here.

During my time as a resident in this neighborhood, the type of businesses that have operated here or continue to operate ranged from alcohol distributors, hardwood sellers, a chemical company, mechanic Shops, contractor yards, cabinet shops, bread makers, spice manufacturers, coffee roasters, metal fabrication shops, and trucking companies.

Every singie one of these business Operations have responsibiy co—existed with their residential neighbors. If at any time, any of these establishments had a delivery to be made, whatever product delivered was almost always quickly unloaded, but never 1At this time, it might be better for ail parties involved not to spend too much time revisiting the so—calied’’error” in the City’s improper granting of Ceiba’5 initial permit, but it strains believability that said granting was an innocent human error. For now, Eet's focus on that this project was supposed to be temporary and the time is going to expire.
1 Attachment 3
page 6 of 13
Attachment 3

created a situation in which both sides of the street were plugged up to the point of stopping traffic fiow. Ceiba does just that on a twice a day, every day of school, basis.

Locust Street is a narrow street with street parking on both sides, but it is also a frequently used street. Focusing sotely on the segment of Locust Street from Riverside Drive to Second Street, the length of this segment is approximately 500 feet in length.

During the dropoff and pickup times of Ceiba students, this entire segment is completely congested. The entire 500 feet of street is plugged up! The chaos caused by Ceiba’s car traffic has to be seen to be believed. As an important point to also add, the traffic congestion is NOT just limited to Locust Street between Riverside Drive and Second Street. The congestion extends on Locust Street across Second Street toward Beach Road. in addition, both sides of Second Street from Locust Street can be congested because of such cars seeking to turn onto Locust to head toward the school, and at times the cars will even project into the intersection waiting to get onto Locust Street to head toward the school.

Any kind of emergency that might happen toward the middle of the street during peak congestion time would make it impossible for police or fire to timely arrive at the scene of a possible life threatening emergency. There is no room for the congested cars to move to grant access to emergency vehicles. It is a miracie that an emergency hasn’t yet happened, but this nightmare scenario is on borrowed time.

In addition to havoc caused by the cars, we also have the issue of students standing in driveways blocking attempts for one to get out of or into a personai driveway. To make it even crazier, there is an ice cream vendor van that comes almost on a daily basis and apparently knows in advance when the students have days in which they are released from school earlier than normal. Said ice cream van’s driver will park wherever he can to sell his junk food. Although the city has installed pole signs in the sidewalk stating where such a business cannot Operate within a certain distance from the school, the ice cream operator frequentiy violates the rules and at times blocks people’s driveways until he completes his sales for the day.

As if that wasn’t enough, many of the students upon consuming their purchased ice creams, chips, candy and such, merely throw all of the garbage in people's yards or in the street.

Over the years i have asked numerous students to stop kicking my fence, to move away from the driveway so that I can either enter or exit my vehicle from my driveway of which some students have refused.
in my one interaction with a Ceiba school official in which I complained about some students refusing to move from blocking my driveway so that I could exit it, I also expressed to the school official the horrific problems with the traffic congestion and the garbage thrown alt over the place by the students. His response was that are trying to do something about the traffic and in respect to the garbage he wished that the ice 2 Attachment 3
page 7 of 13
Attachment 3

cream vendor van wasn’t coming every day. This gives you an idea on the type of mentality that exists from Ceiba. To think they believe that it is the ice cream vendor’s fault for the litter because he sells the ice cream and otherjunk food to the students who throw the garbage anywhere they feel tike. The same ice cream vendor frequents the street at other times of the day to sell his food to children in the neighborhood, and our neighborhood kids are not throwing the junk food wrappers in people’s yards or in the street, so we obviously know where the litter problem is originating from.

Of course, Ceiba has done NOTHING to improve the traffic congestion and believe the problem with their students littering is upon the ice cream vendor. What’s the point of even trying to reason with such an organization?
City Staff has proposed a possible path to alleviate some of the traffic congestion problem which is item #29 of Conditions of Approvals from page 106 of the Staff Report.

Said proposal is as follows:

29. On- and Off-Site Traffic Circulation. School Administration staff shall be responsible for traffic flow to and from the site during student drop off and pick up. School staff, crossing guards and volunteers shall adhere to the SRTS plan to ensure appropriate onsite drop off and pick up locations.

School staff, crossing guards and volunteers shall also ensure Queuing of vehicles are onsite and traffic does not back up onto City streets, thereby avoiding causing traffic congesting and unsafe conditions. Any issues arising from poor traffic control shall be remedied by the school upon notification from City staff. (CDD-P, FWD) (Underline added for emphasis.) With the number of cars that arrive every morning to drop off students and come back again in the afternoon, one can see this proposed plan will never work. The idea of “school staff, crossing guards and volunteers” directing cars away from queuing on the streets is ludicrous.

For the twice a day arrival of cars, what is the alternative for cars queuing in the street when the school site is filled with cars? There is only one option: direct the drivers of the cars to drive around the block in the hope of coming back around to access the school’s property.

It is not even remotely plausible to think that parents are going to continually drive around the block in the hope of being able to enter onto school property to drop off or pick up a student, so that means the same awful problem will continue from the past 8 years. Thus, the drivers will either continue to plug up Locust Street or else they will try to get clever and simply plug up Second Street to a far greater degree than they are presently doing.

There is NO realistic solution to alleviate the twice a day traffic nightmare that the school creates, and that by itself is a solid reason to deny approval of the continuation of the school at the named site. The amount of cars that completely plug up a narrow 3 Attachment 3
page 8 of 13
Attachment 3

street, by itself is a deal breaker, and for that reason alone, the City should put an end to this disaster of a project.

In addition, on page 4 of the Staff Report is the following language giving guidance to the Planning Commission for doing their decision making:

Two of the basic criteria guiding the Planning Commission in discharging its function are the “compatibility between the proposed development and adjacent development and neighborhoods” and “protection of the health, safety and general welfare of the citizens of the City." WMC § 14-10800.

As already demonstrated in this letter, Ceiba’s operations are NOT compatible with our neighborhood and with such unacceptable traffic congestion created by Ceiba’s operations, the protection of the health, safety and general welfare of the surrounding neighbors is greatly compromised.

Please, DENY Ceiba’s request to continue their school operations at this site. This project should never have been approved and now is the time to correct a gross injustice that has been inflicted upon the residents and businesses in the area. This nightmare needs to end.

Sincerely yours,
Nick Bulaich
(831) 728-5640
4 Attachment 3
page 9 of 13
Attachment 3

Guadalupe Flemate & Mara Rodriguez
243 Locust St
Watsonville, Ca 95076
April 5th, 2022
Watsonville Planning Commission
250 Main St.

Watsonville, Ca 95076
Re: General Plan Amendment, Zoning Amendment and Use Permit for Ceiba Charter School Located at 215 Locust St, Watsonville, Ca
Agenda Item 6.b of April 5th, 20022, Planning and Commission Meeting Queridos Miembros,
Les escribo esta carta para dejar saber que no estamos contentos con los actos de los estudiantes al igual como el de los padres, al igual la estacuela. Disculpe nuestra franqueza, estas son unas de las cosas que ha hecho obligado a soportar:

1. Los estudiantes tiran basura en frente de la casa y en otras casas

2. Estudiantes no respetan areas privadas de la casa.

3. Los estudiantes y padres de la escuela no muestran mas que una falta de respeto y desprecio por la misma comunidada que su escuela afirma representar.

Tengo mis nietos que mi esposa cuida, mis hijas llegan con mis nietos y los estudiantes se ponen hacer cosas no apropiadas enfrente de mi nietos al tiempo que los dejan en casa. Aparte de que la escuela tiene eventos hasta muy altas horas de la noche. Los padres se ponen a peliar con uno cuando ellos son los que estan bloqueando areas que saben que no deberian de estar estacionados.

Estas son algunas de muchas otras cosas que yo y mi esposa hemos pasado.

Claramente la ubicacion de esta escuela no es adecuada para una functional.

Guadalupe Flemate & Mara Rodriguez
243 Locust St
Watsonville, Ca 95076
April 5th, 2022
Watsonville Planning Commission
250 Main St.

Watsonville, Ca 95076
Re: General Plan Amendment, Zoning Amendment and Use Permit for Ceiba Charter School Located at 215 Locust St, Watsonville, Ca
Agenda Item 6.b of April 5th, 20022, Planning and Commission Meeting Queridos Miembros,
Les escribo esta carta para dejar saber que no estamos contentos con los actos de los estudiantes al igual como el de los padres, al igual la estacuela. Disculpe nuestra franqueza, estas son unas de las cosas que ha hecho obligado a soportar:

1. Los estudiantes tiran basura en frente de la casa y en otras casas

2. Estudiantes no respetan areas privadas de la casa.

3. Los estudiantes y padres de la escuela no muestran mas que una falta de respeto y desprecio por la misma comunidada que su escuela afirma representar.

Tengo mis nietos que mi esposa cuida, mis hijas llegan con mis nietos y los estudiantes se ponen hacer cosas no apropiadas enfrente de mi nietos al tiempo que los dejan en casa. Aparte de que la escuela tiene eventos hasta muy altas horas de la noche. Los padres se ponen a peliar con uno cuando ellos son los que estan bloqueando areas que saben que no deberian de estar estacionados.

Estas son algunas de muchas otras cosas que yo y mi esposa hemos pasado.

Claramente la ubicacion de esta escuela no es adecuada para una functional.

Guadalupe Flemate & Mara Rodriguez
243 Locust St
Watsonville, Ca 95076
April 5th, 2022
Watsonville Planning Commission
250 Main St.

Watsonville, Ca 95076
Re: General Plan Amendment, Zoning Amendment and Use Permit for Ceiba Charter School Located at 215 Locust St, Watsonville, Ca
Agenda Item 6.b of April St“, 20022, Planning and Commission Meeting Queridos Miembros,
Les escribo esta carta para dejar saber que no estamos contentos con los actos de los estudiantes al igual como el de los padres, al igual la estacuela. Disculpe nuestra franqueza, estas son unas de las cosas que ha hecho obligado a soportar:

1. Los estudiantes tiran basura en frente de la casa y en otras casas

2. Estudiantes no respetan areas privadas de la casa.

3. Los estudiantes y padres de la escuela no muestran mas que una falta de respeto y desprecio por la misma comunidada que su escuela afirma representar.

Tengo mis nietos que mi esposa cuida, mis hijas Ilegan con mis nietos y los estudiantes se ponen hacer cosas no apropiadas enfrente de mi nietos al tiempo que los dejan en casa. Aparte de que la escuela tiene eventos hasta muy altas horas de la noche. Los padres se ponen a peliar con uno cuando ellos son los que estan bloqueando areas que saben que no deberian de estar estacionados.

Estas son algunas de muchas otras cosas que yo y mi esposa hemos pasado.

Claramente Ia ubicacion de esta escuela no es adecuada para una functional.

Attachment 3
page 10 of 13
Attachment 3

The Clark Family
239 Locust st
Watsonville Ca, 95076
April 4th, 2022

Watsonville Planning Commission
250 Main St.

Watsonville, CA 95076

Re: General Plan Amendment, Zoning Amendment and Use Permit for Ceiba Charter School Located at 215 Locust St, Watsonville Ca

Agenda Item 6.b of April 5th, 2022, Planning and Commission Meeting Dear Members,
We are writing this letter in hopes that you may hear our voice as residents of Watsonville and as sincerely troubled citizens.

We request that the commission deny the General Plan Amendment, Zoning amendment and related special use permit as presented.

We shall attempt to express via this letter the reason behind our request.

Ceiba School has the following Mission statement up on their website:

CEIBA'S MISSION IS TO PREPARE STUDENTS IN THE WATSONVILLE AREA TO GRADUATE FROM FOUR-YEAR COLLEGES.

Our vision is to create exceptional and sustainable public charter schools that close the college completion gap on California's central coast.

We believe that every student, regardless of background, can prepare for college success in an environment of high expectations, individualized support, and a small school culture that values each student’s unique contribution. Ceiba Public Schools serves as a model to schools and organizations aligned to the same outcome.

In the above mission statement, they site they hope to create a “sustainable” school.

The Clark Family
239 Locust st
Watsonville Ca, 95076
April 4th, 2022

Watsonville Planning Commission
250 Main St.

Watsonville, CA 95076

Re: General Plan Amendment, Zoning Amendment and Use Permit for Ceiba Charter School Located at 215 Locust St, Watsonville Ca

Agenda Item 6.b of April 5th, 2022, Planning and Commission Meeting Dear Members,
We are writing this letter in hopes that you may hear our voice as residents of Watsonville and as sincerely troubled citizens.

We request that the commission deny the General Plan Amendment, Zoning amendment and related special use permit as presented.

We shall attempt to express via this letter the reason behind our request.

Ceiba School has the following Mission statement up on their website:

CEIBA'S MISSION IS TO PREPARE STUDENTS IN THE WATSONVILLE AREA TO GRADUATE FROM FOUR-YEAR COLLEGES.

Our vision is to create exceptional and sustainable public charter schools that close the college completion gap on California's central coast.

We believe that every student, regardless of background, can prepare for college success in an environment of high expectations, individualized support, and a small school culture that values each student’s unique contribution. Ceiba Public Schools serves as a model to schools and organizations aligned to the same outcome.

In the above mission statement, they site they hope to create a “sustainable” school.

The Clark Family
239 Locust st
Watsonville Ca, 95076
April 4th, 2022
Watsonville Planning Commission
250 Main St.

Watsonville, CA 95076
Re: General Plan Amendment, Zoning Amendment and Use Permit for Ceiba Charter School located at 215 Locust St, Watsonville Ca
Agenda Item 6.b opril 5th, 2022, Planning and Commission Meeting Dear Members,
We are writing this letter in hopes that you may hear our voice as residents of Watsonville and as sincerely troubled citizens.

We request that the commission deny the General Plan Amendment, Zoning amendment and related specialuse permit as presented.

We shall attempt to express via this letter the reason behind our request.

Ceiba School has the following Mission statement up on their website:

CEIBA'S MISSION IS TO PREPARE STUDENTS IN THE WATSONVILIE AREA TO GRADUATE FROM FOUR—YEAR COLlEGES.

Our vision is to create exceptional and sustainable public charter schools that close the college completion gap on California's central coast.

We believe that every student, regardless of background, can prepare for college success in an environment ofhigh expectations, individualized support, and a small school culture that values each student’s unique contribution. Ceiba Public Schools serves as a model to schools and organizations aligned to the same outcome.

In the above mission statement, they site they hope to create a “sustainable” school.

Attachment 3
page 1 1 of 13
Attachment 3

They also site an environment of “high expectations” and “a culture that values each students contribution” they go on to say “Ceiba public schools serves as a model to schools and organizations aligned with the same outcome”.

Please excuse our candor but nothing could be further from the truth. My wife has worked from home for the past 6.5 years here are some of the things she has been forced to endure:

1. She has been spat on by kids who attend Ceiba

2. Yelled at by parents using expletives, merely for asking them to not block our driveway or to not park in our driveway.

3. She has had to kick kids out of our yard who take it upon themselves to stay after school to loiter, smoke marijuana and cigarettes, and leave waste behind.

4. The children and parents of this school show nothing but a lack of respect and disregard for the very community their school claims they represent.

We have a 5-year-old daughter that needs to be dropped off and picked up at her Transitional Kinder school, parents have simply refused to pay any mind to the fact that she has to leave our home. They will not move and it is a constant confrontation. It truly is very sad to see this behavior.

When the school has events such as dances, they have no consideration of the neighborhood. Just a few months ago, my wife settled in for a night of homework with our daughter, she had just been complaining about a young couple who stood in our driveway and decided it was the appropriate place to suck on each other’s faces. We hold no judgement to what these kids do on their free time and in private, but when our child who is 5 years old must see this, it boarders on sexual harassment. When my wife asked if they could please leave, they replied with “it’s a free country”. When my wife tried to create a space in our own home to teach our daughter, the music from Ceiba shook our home. My wife calmly went over to the school to complain, several teachers / chaperones simply passed the buck. My wife waited 30 minutes, almost gave up but was able to meet the principal. The principal was the nicest of the bunch but also said “ nobody else has complained” to which my wife replied : “ this is a very humble working class predominantly Spanish speaking neighborhood community, my wife being bilingual assured the principal that the neighborhood consensus is in alignment with hers and that they merely lack the opportunity to complain, since some of them rent they aren’t sure if they are allowed to complain. “However, neighbors complaining should not be the reason the school considers what is going on around them. It is obviously clear they do not care how this neighborhood is being affected and do not take accountability. It is our humble and sincere opinion that Ceiba is an absolute disgrace to this community.

They also site an environment of “high expectations” and “a culture that values each students contribution” they go on to say “Ceiba public schools serves as a model to schools and organizations aligned with the same outcome”.

Please excuse our candor but nothing could be further from the truth. My wife has worked from home for the past 6.5 years here are some of the things she has been forced to endure:

1. She has been spat on by kids who attend Ceiba

2. Yelled at by parents using expletives, merely for asking them to not block our driveway or to not park in our driveway.

3. She has had to kick kids out of our yard who take it upon themselves to stay after school to loiter, smoke marijuana and cigarettes, and leave waste behind.

4. The children and parents of this school show nothing but a lack of respect and disregard for the very community their school claims they represent.

We have a 5-year-old daughter that needs to be dropped off and picked up at her Transitional Kinder school, parents have simply refused to pay any mind to the fact that she has to leave our home. They will not move and it is a constant confrontation. It truly is very sad to see this behavior.

When the school has events such as dances, they have no consideration of the neighborhood. Just a few months ago, my wife settled in for a night of homework with our daughter, she had just been complaining about a young couple who stood in our driveway and decided it was the appropriate place to suck on each other’s faces. We hold no judgement to what these kids do on their free time and in private, but when our child who is 5 years old must see this, it boarders on sexual harassment. When my wife asked if they could please leave, they replied with “it’s a free country”. When my wife tried to create a space in our own home to teach our daughter, the music from Ceiba shook our home. My wife calmly went over to the school to complain, several teachers / chaperones simply passed the buck. My wife waited 30 minutes, almost gave up but was able to meet the principal. The principal was the nicest of the bunch but also said “ nobody else has complained” to which my wife replied : “ this is a very humble working class predominantly Spanish speaking neighborhood community, my wife being bilingual assured the principal that the neighborhood consensus is in alignment with hers and that they merely lack the opportunity to complain, since some of them rent they aren’t sure if they are allowed to complain. “However, neighbors complaining should not be the reason the school considers what is going on around them. It is obviously clear they do not care how this neighborhood is being affected and do not take accountability. It is our humble and sincere opinion that Ceiba is an absolute disgrace to this community.

They also site an environment of“high expectations” and “a culture that values each students contribution”they go on to say “Ceiba public schools serves as a modelto schools and organizations aligned with the same outcome”.

Please excuse our candor but nothing could be further from the truth. My wife has worked from home for the past 6.5 years here are some ofthe things she has been forced to endure:

She has been spat on by kids who attend Ceiba
. Yelled at by parents using expletives, merely for asking them to not block our driveway or to not park in our driveway.

3. She has had to kick kids out of our yard who take it upon themselves to stay after schoolto loiter, smoke marijuana and cigarettes, and leave waste behind.

4. The children and parents ofthis school show nothing but a lack ofrespect and disregard for the very community their school claims they represent.

NI—A
We have a 5—year-old daughter that needs to be dropped off and picked up at her Transitional Kinder school, parents have simply refused to pay any mind to the fact that she has to leave our home. They will not move and it is a constant confrontation. It truly is very sad to see this behavior.

When the schoolhas events such as dances, they have no consideration ofthe neighborhood. Just a few months ago, my wife settled in for a night of homework with our daughter, she had just been complaining about a young couple who stood in our driveway and decided it was the appropriate place to suck on each other’s faces. We hold no judgement to what these kids do on their free time and in private, but when our child who is 5 years old must see this, it boarders on sexualharassment. When my wife asked ifthey could please leave, they replied with “it ’s a free country”. When my wife tried to create a space in our own home to teach our daughter, the music from Ceiba shook our home. My wife calmly went over to the school to complain, several teachers / chaperones simply passed the buck. My wife waited 30 minutes, almost gave up but was able to meet the principal. The principal was the nicest ofthe bunch but also said “ nobody else has complained”to which my wife replied : “this is a very humble working class predominantly Spanish speaking neighborhood community, my wife being bilingual assured the principalthat the neighborhood consensus is in alignment with hers and that they merely lack the opportunity to complain, since some ofthem rent they aren’t sure if they are allowed to complain. “However, neighbors complaining should not be the reason the school considers what is going on around them. It is obviously clear they do not care how this neighborhood is being affected and do not take accountability. It is our humble and sincere opinion that Ceiba is an absolute disgrace to this community.

Attachment 3
page 12 of 13
Attachment 3

Ceiba Charter School does not seem to be putting “high expectations” on their students or parents.

The culture the students and parents display are not that of a “a culture that values each students contribution” if so they would monitor the traffic congestion, the crossing guard’s would actually control and support traffic, there would be more attention on the students as the exited for home and they would be respectful of their community in all of their actions. Ceiba public schools does not serve as a model to schools and organizations. It would be extremely disheartening to see this school continue to exist in its current location.

The location of this school is clearly not suitable for a functional school. It is understandable that the permit was granted as a temporary fix while the school found a permanent home. We strongly feel it is in the best interest for all involved if Ceiba find a permanent home that can accommodate and support their needs.

Sincerely,
Mr. and Mrs. Johnny Howard Clark Jr.

Ceiba Charter School does not seem to be putting “high expectations” on their students or parents.

The culture the students and parents display are not that of a “a culture that values each students contribution” if so they would monitor the traffic congestion, the crossing guard’s would actually control and support traffic, there would be more attention on the students as the exited for home and they would be respectful of their community in all of their actions. Ceiba public schools does not serve as a model to schools and organizations. It would be extremely disheartening to see this school continue to exist in its current location.

The location of this school is clearly not suitable for a functional school. It is understandable that the permit was granted as a temporary fix while the school found a permanent home. We strongly feel it is in the best interest for all involved if Ceiba find a permanent home that can accommodate and support their needs.

Sincerely,
Mr. and Mrs. Johnny Howard Clark Jr.

Ceiba Charter School does not seem to be putting “high expectations” on their students or parents.

The culture the students and parents display are not that ofa “a culture that values each students contribution” if so they would monitor the traffic congestion, the crossing guard’s would actually control and support traffic, there would be more attention on the students as the exited for home and they would be respectful oftheir community in all oftheir actions. Ceiba public schools does not serve as a modelto schools and organizations. It would be extremely disheartening to see this school continue to exist in its current location.

The location ofthis school is clearly not suitable for a functional school. It is understandable that the permit was granted as a temporary fix while the school found a permanent home. We strongly feel it is in the best interest for all involved if Ceiba find a permanent home that can accommodate and support their needs.

Sincerely,
Mr. and Mrs. Johnny Howard Clark Jr.

Attachment 3
page 13 of 13
Attachment 3

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

Alamo, CA 94507
September 27, 2022
Re: City of Watsonville and Ceiba's "Information and Listening Session" Scheduled for September 29, 2022, at the Civic Plaza
Dear Members of the Council,
By way of introduction, I am a former resident of Watsonville, and my immediate family resides in Watsonville. I am also a property owner here and a member of a grassroots movement opposed to the Ceiba College Preparatory Academy ("Ceiba") spot zoning application. Last month, I presented material issues to the City Council regarding Ceiba's aggressive expansion plans and purchase of toxic waste properties.

As you know, the Ceiba charter school, located on industrial land along Riverside Drive, is operating under a temporary Use Permit that expires next year. Ceiba was granted that Use Permit in violation of the Watsonville industrial zone regulations and has been an objectionable adverse impact on the adjacent neighborhood since opening.

The Watsonville City Planning Department has formally acknowledged that the school is not a permitted use and, consequently, has not allowed the Use Permit to be modified regarding the expiration. Instead, the Planning Department has guided the school to pursue an amendment to change their industrial zoning to a children's school zoning.

However, in April of this year, the Planning Commission did not approve that amendment due to neighborhood opposition. Watsonville City Staff has been working with the school officials to try and make things appear better before the matter comes before the City Council for a final decision.

As part of that process, it appears that a sort of a governmental meeting, identified as an "information and listening session", has been arranged for this Thursday at the Civic Plaza building. Some households near the Ceiba school have received letters in the mail announcing that meeting. Some stakeholders, like myself, have not. (A copy of the letter is attached). It is unclear what mailing protocol the City used to notify residents.

There are several issues with the planned meeting and the City's letter.

Attachment 4

City of Watsonville
Watsonville City Council
September 27, 2022
Despite the fact the letter was sent on official Watsonville City Governmental letterhead of the City Manager's office, the Ceiba School Principal's signature, name and title are at the end of the letter along with those of the City Manager.

The Ceiba Principal, Josh Ripp, is not a Watsonville City Official. Josh Ripp and the Ceiba School are the source of adverse impacts that resulted from the failure of urban planning in the Watsonville City Government. The Watsonville City Government is expected to be the guardian which upholds the public safeguards of the Zoning Code.

Placing the school principal's signature on City Government letterhead blurs the distinction between City Government and Ceiba and thus is deceptive to the public. Such deception is both unseemly and objectionable, particularly for an entity that is expected to be an honest broker of a zoning procedure.

It almost appears that the meeting is intended more for the parents of the Ceiba students to explain the status of the process, which is a valid thing to do. But a question arises as to why the notice was mailed to neighborhood residents who oppose the school operation.

If the meeting is intended for those residents as well, then another issue exists. That letter was distributed and written only in English. No one who reported receiving the letter has received a bi-lingual version with a Spanish translation.

Given that most of the adjacent residents are not English fluent, this appears to be a serious disservice to them in fairness and transparency of process.

The Ceiba school was established in the neighborhood through a mass of failed and defective planning procedure. It is notable that defects in your planning procedure regarding Ceiba are still happening now.

I will be reaching out to each of you in the coming weeks to share my ongoing concerns regarding Ceiba.

A
Attachment
Attachment 4

City of Watsonville
~, A ~ of 0~,
September 20, 2022
Dear Valued Community Member,
I am reaching out to invite you to an information and listening session for the Ceiba College Prep general plan amendment and rezoning application_ The purpose of the meeting is to provide you information on the current status of the process and also to answer your questions. The meeting will be held at the City of Watsonville Community Room located at: 275 Main St. 4th Floor on September 29, 2022 from 6:00 PM to 7:00 PM. Spanish translation and interpreter services will be provided. We will also be providing child care services for children ages 5-10 years old during the duration of the meeting.

The agenda for the meeting is as follows:

I. Introductions
II. Intent of the Meeting {Rene Mendez, City Manager)
Ill. Status of the Ceiba general plan amendment and rezoning application and next steps (Suzi Merriam, Community Development Director)
IV. Ceiba College Prep presentation and information (Josh Ripp, Head of School) I realize that you are probably very busy, but hopefully you are able to carve out some time to attend.

Sincerely,
Rene Mendez
City Manager
City of Watsonville
Josh Ripp
Head of School
Ceiba College Prep
\. 831-768-3010
al citymanager@c:ityofwatsonville.org
S www.cityofwatsonville.org
9 Administration
275 Main Street, Suite 400
Watsonville, CA 95076
Attachment 4

VIA HAND DELIVERY
City of WatsonvUle
Watsonvflle City Council
275 Main Street
Suite 400 {4th Floor)
WatsonvHle. CA 95076
2546 Rolling HHls Ct.

AJamo .. CA 94507
October 25, 2022
Ree City of Watsonville and Ceiba's "lnfonnation and Listening Session" Held on September 29, 2022, at the Civic Plaza
Dear Members of the Council and Mayor Parker~
At the last City Council meeting., I reported on multiple issues regarding the City of Watsonvt11e and Ceiba Charter School's "fnfotmation and Listening Session.~ Toda~ l want to address concems regarding statements made related to parking. . .

During the meeting~ Principal Josh Ripp made a false statement regarding CeJba's parking capacity. Principal Ripp maintained Ceiba has 81 parking spaces. However; according to Watsonville City Planning documents, Ceiba has only 53 legal parking spaces onsite.

Additionally~ Principal Ripp did not address the continuing problem with student parking spillover.

City Planning Department Staff did not provide any corrective comments on those defects and misstatements.

The Hexagon Parking Study cited by Principal Ripp during the meeting also contains false infonnation. Please note this is the same parking study cimuiated by the City Planning Department to the Planning Commissioners at the April 5th meeting to influence a land use decision. Those issues will ultimately need to be addressed.

Attachment 4

City of Watsonville
October 25 .• 2022
Page2
These false statements made by Principal Ripp were recited to a public audience of hundreds of people in an event conducted under the official seal" of the Watsonville City Government Watsonville City Government officials had the ability to arrange the infonnation to be presented in an accurate manner. Jt'.S a shame they did not.

Attachment 4

VIA HAND DELIVERY
City of Watsonville
Watsonville City Council
275 Main Street
Suite 400 {4th Floor)
Watsonville, CA 95076
2546 Rolling Hills Ct.

Alamo, CA 94507
November 15, 2022
Re: City of Watsonville and Ceiba Charter School's "Information and Listening Session" Held on September 29, 2022, at the Civic Plaza Members of the Council,
During the City of Watsonville and Ceiba Charter School's "Information and Listening Session" held on September 29th, Principal Josh Ripp referenced two traffic reports in defense of Ceiba's pursuit of an objectionable zoning change.

Transportation Consultant RBF prepared a report in 2013 to predict traffic impact on the neighborhood. That report predicted acceptable levels of traffic impact and was used to justify approval of the Ceiba use permit. Subsequent information showed that the report was defective and that the actual traffic on Locust and Second Streets was gridlocked.

Transportation Consultant Hexagon prepared a report that was a vehicle, bicycle, and pedestrian traffic count conducted in May 2022.

Relying solely on the contents of the Hexagon report, here are the specific information items from that report for the morning peak hour period on May 10th:

1. 98 automobiles entered Ceiba's campus, and 80 exited.

2. 143 vehicles continued straight on Locust Street without entering Ceiba's campus.

Attachment 4

City of Watsonville
November 15. 2022

3. No bicycles entered or exited Ceiba's campus.

4. A total of 129 pedestrians crossed Locust Street in the vicinity of the driveway, and 17 pedestrians crossed the Ceiba driveway.

However, the Hexagon report presents no information on how many pedestrians or students actually entered the Ceiba campus.

Josh Ripp sought to establish a comparison of the predictions of the RBF report with the Hexagon study. However, the RBF predictions and methodology were defective, and the Hexagon counts provide incomplete information.

Therefore, Josh Ripp's comparative analysis is not valid.

The defects of the RBF Report will need to be addressed.

In the end, a more thorough and rational set of observed data, as well as a more competent method of analysis than what Ceiba and the City Staff presented, is needed to determine what is really going on with the Ceiba school and the impacts it has on the neighborhood.

Attachment 4

2/8/23, 9:00 AM City of Watsonville Mail - My piece " Support Ceiba's Permit " in the Pajaronian today https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1751682143121945669&simpl=msg-f%3A1751682143… 1/1 Irwin Ortiz <[email protected]>
My piece " Support Ceiba's Permit " in the Pajaronian today Takashi Mizuno <[email protected]> Thu, Dec 8, 2022 at 1:17 PM To: "[email protected]" <[email protected]> Hi,
It was good to talk with you yesterday.

My piece " Support Ceiba's Permit " was published in the Pajaronian today. https://pajaronian.com/letters-to-the-editor-dec-9/
I have not heard from the person whom you mentioned yesterday. Please forward this mail to him for his reference.

Takashi Mizuno
2/8/23, 9:00 AM City of Watsonville Mail - My piece " Support Ceiba's Permit " in the Pajaronian today https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1751682143121945669&simpl=msg-f%3A1751682143… 1/1 Irwin Ortiz <[email protected]>
My piece " Support Ceiba's Permit " in the Pajaronian today Takashi Mizuno <[email protected]> Thu, Dec 8, 2022 at 1:17 PM To: "[email protected]" <[email protected]> Hi,
It was good to talk with you yesterday.

My piece " Support Ceiba's Permit " was published in the Pajaronian today. https://pajaronian.com/letters-to-the-editor-dec-9/
I have not heard from the person whom you mentioned yesterday. Please forward this mail to him for his reference.

Takashi Mizuno
Attachment 4

2/8/23, 8:57 AM City of Watsonville Mail - FYR : my piece " Support Ceiba's permit "on 12/9/22 in the Pajaronian https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1755145851884487278&simpl=msg-f%3A1755145851… 1/1 Irwin Ortiz <[email protected]>
FYR : my piece " Support Ceiba's permit "on 12/9/22 in the Pajaronian Takashi Mizuno <[email protected]> Sun, Jan 15, 2023 at 6:51 PM To: Eduardo Montesino <[email protected]>, [email protected], Ari Parker <[email protected]>, Jimmy Dutra <[email protected]>, [email protected], [email protected], "[email protected]" <[email protected]> Cc: [email protected], [email protected], Suzi Merriam <[email protected]>, Irwin Ortiz <[email protected]>
Dear the Watsonville City Council members
Some of you may remember that I shared my piece " Support Ceiba's permit " on 12/9/22 in the Pajaronian. https://pajaronian.com/letters-to-the-editor-dec-9 , but I did not have a chance to share it with two new members, Councilwoman Kristal Salcido and Councilman Casey Clark. I hope that you can find time to read it.

After my piece was published , I received a heartfelt " thank you " from one of the parents. She tried to express her feelings and emotion in Spanish but she knew that I did not speak Spanish except several expressions such as banyo which I learned from my daughter's TK and Kinder students who started their first year schooling with no English when I helped her classes.

Sincerely
Takashi Mizuno
2/8/23, 8:57 AM City of Watsonville Mail - FYR : my piece " Support Ceiba's permit "on 12/9/22 in the Pajaronian https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1755145851884487278&simpl=msg-f%3A1755145851… 1/1 Irwin Ortiz <[email protected]>
FYR : my piece " Support Ceiba's permit "on 12/9/22 in the Pajaronian Takashi Mizuno <[email protected]> Sun, Jan 15, 2023 at 6:51 PM To: Eduardo Montesino <[email protected]>, [email protected], Ari Parker <[email protected]>, Jimmy Dutra <[email protected]>, [email protected], [email protected], "[email protected]" <[email protected]> Cc: [email protected], [email protected], Suzi Merriam <[email protected]>, Irwin Ortiz <[email protected]>
Dear the Watsonville City Council members
Some of you may remember that I shared my piece " Support Ceiba's permit " on 12/9/22 in the Pajaronian. https://pajaronian.com/letters-to-the-editor-dec-9 , but I did not have a chance to share it with two new members, Councilwoman Kristal Salcido and Councilman Casey Clark. I hope that you can find time to read it.

After my piece was published , I received a heartfelt " thank you " from one of the parents. She tried to express her feelings and emotion in Spanish but she knew that I did not speak Spanish except several expressions such as banyo which I learned from my daughter's TK and Kinder students who started their first year schooling with no English when I helped her classes.

Sincerely
Takashi Mizuno
Attachment 4

2/8/23, 1:46 PM Letters to the Editor, Dec. 9 - The Pajaronian | Watsonville, CA https://pajaronian.com/letters-to-the-editor-dec-9/ 1/2 Opinion
Letters to the Editor, Dec. 9
By: GUEST COLUMNISTS  December 8, 2022  1  472
Grateful for opportunity to run for PVUSD board
With sincere appreciation to my community, CSEA, KSCO and all that supported my candidacy. I would also like to acknowledge the remarkable and tireless support team that unexpectedly pitched-in with help and guidance. Your generous contributions, personal time and belief in a well-needed change was demonstrated by your commitment.

It is noteworthy receiving 35%-plus of voter support and sends a strong message. For many students,parents and teachers, a significant concern is the lack of classroom teachers, a strive for excellence and academic rigors, as well as safety of our students at school. Concerns included some programs to the curriculum that are not core subjects, programs that will continue to dilute a solid education and will not prepare students to successfully enter the world as adults.

The board has a responsibility to listen to the concerns and issues of the 35%-plus voters and develop viable solutions together. I urge parents and voters to attend the monthly school board meetings, hear the issues and questions from employees, parents and students. You can attend by Zoom or in person to understand what is planned for PVUSD, and make your voice heard.

I am truly grateful for the opportunity to run for a seat on PVUSD Board of Trustees. —Natalain Schwartz, Watsonville
•
2/8/23, 1:46 PM Letters to the Editor, Dec. 9 - The Pajaronian | Watsonville, CA https://pajaronian.com/letters-to-the-editor-dec-9/ 1/2 Opinion
Letters to the Editor, Dec. 9
By: GUEST COLUMNISTS  December 8, 2022  1  472
Grateful for opportunity to run for PVUSD board
With sincere appreciation to my community, CSEA, KSCO and all that supported my candidacy. I would also like to acknowledge the remarkable and tireless support team that unexpectedly pitched-in with help and guidance. Your generous contributions, personal time and belief in a well-needed change was demonstrated by your commitment.

It is noteworthy receiving 35%-plus of voter support and sends a strong message. For many students,parents and teachers, a significant concern is the lack of classroom teachers, a strive for excellence and academic rigors, as well as safety of our students at school. Concerns included some programs to the curriculum that are not core subjects, programs that will continue to dilute a solid education and will not prepare students to successfully enter the world as adults.

The board has a responsibility to listen to the concerns and issues of the 35%-plus voters and develop viable solutions together. I urge parents and voters to attend the monthly school board meetings, hear the issues and questions from employees, parents and students. You can attend by Zoom or in person to understand what is planned for PVUSD, and make your voice heard.

I am truly grateful for the opportunity to run for a seat on PVUSD Board of Trustees. —Natalain Schwartz, Watsonville
•

LETTER TO THE EDITOR
Attachment 4

2/8/23, 1:46 PM Letters to the Editor, Dec. 9 - The Pajaronian | Watsonville, CA https://pajaronian.com/letters-to-the-editor-dec-9/ 2/2 Support Ceiba’s permit
I am in support of the continuation of Ceiba College Preparatory Academy in the current location on Locust Street. I recently learned from my friend whose daughter has been studying at Ceiba that there would be a possibility of closing Ceiba next academic year. A couple of days later I was at the Watsonville City Council meeting. A woman expressed her concerns about Ceiba. I had a chance to talk with her after the meeting.

She said that she was not against Ceiba but she was concerned about the safety of the students due to the closeness of the school to Highway 129.

I had never known about Ceiba previously, so I decided to go and see the safety issues with my own eyes. I saw a driveway in front of and around the school building. I also saw that several staff members managed parents’ cars, though several parents parked their cars on the side of Highway 129. I learned that 40% of the current 520 students come to the school on foot. I also had a chance to talk with Mr. Josh Ripp, the principal, and Mr. Mike Rich, Director of Technology. I learned from them that the vote by the City Council to determine whether to give Ceiba a permanent permit has been delayed until early next year. They told me that they looked into many other locations to move to, but other locations were not suitable for one reason or another and that the current location is the best for the students.

Finally, the information below is very meaningful for me as a community member to make up my mind to support Ceiba’s permanent permit.

According to Ceiba’s website:
• 86% of Ceiba students are economically disadvantaged. • 95% of Ceiba students are of Hispanic or Latino origin. • 35% of Ceiba students are English learners.
• Nearly all of Ceiba’s students will be the first in their family to go to college and many will be the first in their family to graduate high school.

All the students, their parents, administrators, teachers and staff have been put out on a limb for the past several months. I think that it is time for the new City Council to give Ceiba a permanent permit in the current location on Locust Street.
—Takashi Mizuno, Watsonville
2/8/23, 1:46 PM Letters to the Editor, Dec. 9 - The Pajaronian | Watsonville, CA https://pajaronian.com/letters-to-the-editor-dec-9/ 2/2 Support Ceiba’s permit
I am in support of the continuation of Ceiba College Preparatory Academy in the current location on Locust Street. I recently learned from my friend whose daughter has been studying at Ceiba that there would be a possibility of closing Ceiba next academic year. A couple of days later I was at the Watsonville City Council meeting. A woman expressed her concerns about Ceiba. I had a chance to talk with her after the meeting.

She said that she was not against Ceiba but she was concerned about the safety of the students due to the closeness of the school to Highway 129.

I had never known about Ceiba previously, so I decided to go and see the safety issues with my own eyes. I saw a driveway in front of and around the school building. I also saw that several staff members managed parents’ cars, though several parents parked their cars on the side of Highway 129. I learned that 40% of the current 520 students come to the school on foot. I also had a chance to talk with Mr. Josh Ripp, the principal, and Mr. Mike Rich, Director of Technology. I learned from them that the vote by the City Council to determine whether to give Ceiba a permanent permit has been delayed until early next year. They told me that they looked into many other locations to move to, but other locations were not suitable for one reason or another and that the current location is the best for the students.

Finally, the information below is very meaningful for me as a community member to make up my mind to support Ceiba’s permanent permit.

According to Ceiba’s website:
• 86% of Ceiba students are economically disadvantaged. • 95% of Ceiba students are of Hispanic or Latino origin. • 35% of Ceiba students are English learners.
• Nearly all of Ceiba’s students will be the first in their family to go to college and many will be the first in their family to graduate high school.

All the students, their parents, administrators, teachers and staff have been put out on a limb for the past several months. I think that it is time for the new City Council to give Ceiba a permanent permit in the current location on Locust Street.
—Takashi Mizuno, Watsonville
Attachment 4

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

Alamo, CA 94507
January 17, 2023
Re: Release and Settlement Agreement Between the Pajaro Valley Unified School District (PVUSD) and Ceiba College Preparatory Academy (Ceiba) Dear Members of the Council,
In 2013, the Watsonville Planning Commission approved a ten-year temporary conditional use permit, which led to the operation of the Ceiba children's charter school in a heavy industrial zone on State Highway 129 and Locust Street. That land use issue has been controversial ever since and will be arriving at the Council as a zoning amendment agenda item shortly.

In 2022, I presented citizen reports to the Council documenting problems with that zoning proposal. Today I would like to provide the Council with new information which explains more of the events which led to the approval.

Ceiba had its charter school authorized by the PVUSD in 2008 and requested the district to provide physical facilities for its operation. From this, a dispute arose as to whether the school district was complying with its legal obligations under Proposition 39 to provide facilities to Ceiba. While significant details of this dispute have yet to be determined at this time, what is known is that Ceiba and the PVUSD executed a settlement agreement in 2013 to eliminate the legal claims. (A copy of that settlement agreement is attached).

Attachment 4

City of Watsonville
January 17, 2023
Page Two
Under the settlement agreement, the District agreed to loan $2,000,000 to Ceiba and to be a co-lessee on any property lease that Ceiba would enter into for a facility provided by other entities. In consideration, Ceiba waived its Proposition 39 rights for publicly provided facilities through the 2023-2024 school year.

This is the background of events leading up to when Watsonville city government officials made the decision to become involved with Ceiba's quest for educational facilities. At this point, the historical record indicates that a recurring problem of failed public governance arises with the Ceiba charter school. First, the school district appears to have improperly withheld facilities from Ceiba, and then, consequently, Watsonville city government officials violated their zoning code to provide an improvised alternative. The Council should keep this historical perspective in mind as they consider the resolution of the issue.

J Bulaich
Attachment
Attachment 4

RELEASE AND SETTLEMENT AGREEMENT

BETWEEN

THE PAJARO VALLEY UNIFIED SCHOOL DISTRICT
AND

CEIBA COLLEGE PREPARATORY ACADEMY
This Release and Settlement Agreement ("Agreement") is entered into as of May 8, 2013 ("Effective Date") by and between the Pajaro Valley Unified School District ("District"), a California public school district, and Ceiba Public Schools, ("Ceiba" or "Non-Profit"), a nonprofit public benefit corporation operating Ceiba College Preparatory Academy ("Charter School"), a California public charter school operated by Ceiba Public Schools, a nonprofit public benefit corporation in accordance with Education Code section 47604. All references to the Charter School include the Non-Profit. The Charter School and the District are individually referred to herein as "Party" and collectively as "Parties." A. The Charter School's charter ("Charter") was initially granted by the District in October 2007, and the Charter School's first year of operation was 2008-2009. The Charter was renewed by the District's Board of Trustees on February 23, 2011 for a five year term, ending on June 30, 2016.

B. Beginning in November 2007, the Charter School has requested facilities from the DistrictunderProposition39 (Ed. Code§ 47614; Cal. Code Regs., tit. 5, §§ 11969.1- 11969.9; "Prop 39"). Since the 2008-2009 school year, the Charter School has occupied facilities provided by the District. The Charter School contends that for each of the school years between 2008-2009 and 2013-2014, the District has not met its obligations under Prop 39. The District disputes the Charter School's contentions regarding the District's compliance with Prop 39.

C. The Charter School has located a commercial building, located at 260 Riverside Drive, Watsonville, California ("Facility") that the Charter School desires to lease and renovate in order to serve as a long-term facility for the Charter School's programs. The Charter School desires to enter into a long-term lease agreement for the Facility with the owner thereof, with the expectation of completing such renovations and commencing operations of its programs at the Facility by July 31, 2014.

D. As set forth in this Agreement, the Parties agree to resolve any and all disputes the Parties may have relating to the District's obligations to provide the Charter School with facilities pursuant to Prop 39 up to and including the date of execution of this Agreement, and have further agreed that, in exchange for the commitments and mutual promises outlined herein, the Charter School will waive all of its rights to any District facilities for students attending grades 6-12 at the Charter School pursuant to Prop 39 for ten school years beginning 2014-2015 through the 2023-2024 school year. 1 lrh
Attachment 4

NOW, THEREFORE, in consideration of the covenants and conditions of this Agreement, including the recitals hereof, the District and the Charter School hereby agree as follows:

1. District as Co-Lessee. As soon as reasonably feasible following approval by the City of Watsonville of the Charter School's planned use of the Facility, the District and the Charter School shall enter into an agreement for lease of the Facility with the owner thereof ("Lease"). The Lease shall provide that (1) the Charter School shall be primarily responsible for payment of all lease or rental payments for the Facility and any other fees or charges as may become due for the entire term of the Lease; (2) if the Charter School, after an opportunity to cure, defaults on any of its obligations under the Lease, the Charter School's rights under the Lease shall terminate and the District shall assume all of the Charter School's obligations thereunder as sole Lessee; and (3) the District's obligation to act as co-lessee on the Lease shall be limited to a term often (10) school years ending June 30, 2023 or whenever the Renovation Funds, as noted in section [6] below, are paid in full by the Charter School, whichever is earlier.

2. District Advance for Renovations. As the co-lessee with greater access to capital funds, the District shall disburse to the Charter School the amount of Two Million Dollars ($2,000,000) ("Renovation Funds") for the sole purpose of completing such renovations to the Facility as are necessary for the operation of the Charter School's programs at the Facility. Disbursement of the Renovation Funds shall be made pursuant to the "Loan Disbursement Accrued Interest Calculation" set forth at Exhibit A. In no event shall the District be obligated to make a disbursement of Renovation Funds prior to approval by the City of Watsonville of the Charter School's planned use of the Facility, including the Charter School's planned enrollment of 520 students. The Capital Improvement Drawdown Plan also reflects the District's obligation under section 10 hereof to make a payment to the Charter School by July 1, 2013 in the amount of $160,000. The parties expressly agree that such amount may be satisfied by the waiver of fees and charges payable by the Charter School to the District, including but not limited to the pro rata share charges and utilities charges referenced by section 10. The District shall provide the Charter School with a detailed notice of such waiver of fees in the amount of $160,000 on or before July 1, 2013.

Each disbursement of Renovation Funds shall be deposited into a "Renovation Account" to be established by the Charter School and maintained by the Santa Cruz Office of Education, County Treasury or a third party bank or financial institution selected by the Charter School. Within thirty (30) calendar days of opening the Renovation Account, the Charter School will provide written notice to the District of the commencement of that account, the type of account, the financial institution or bank and any identifying account numbers. The Charter School shall be solely responsible for any additional funding necessary to cover completion of renovations to the Facility above and beyond the amount deposited by the District in the Renovation Account. 2 Attachment 4

3. Use of Renovation Account. The Charter School shall have exclusive control over, and responsibility for, the disbursement of funds from the Renovation Account. The Charter School shall disburse and expend funds from the Renovation Account solely to fund the costs of the renovation of the Facility and for no other purpose. Periodically, and upon written request, the Charter School will provide the District with an accounting for all funds expended or disbursed from the Renovation Account. All interest earned by the Charter School in the Renovation Account may be used by the Charter School as additional funds towards the costs of the renovation of the Facility.

4. Charter School Obligation for Renovations. Notwithstanding any other obligations of the District under this Agreement, the Charter School shall be solely responsible for completing all renovations to the Facility in accordance with plans and specifications submitted to and approved by the City of Watsonville and any other governmental entity having jurisdiction over the project. Such renovations shall include, but are not limited to construction of all improvements, repairs, replacements, substitutions, and modifications as are necessary for the operation of the Charter School's programs at the Facility.

Without limiting the foregoing, the Charter School will be responsible for:

5. a. Obtaining all CEQA and other approvals, licenses, and permits required for the renovation of the Facility;
b. Preparing a renovation and construction budget and time schedules; c. Selecting, retaining, supervising, and making payments when due to the architect, the general contractor and all other vendors of goods or services relating to the renovation of the Facility;
d. Entering into all other contracts necessary or desirable for the renovation of the Facility;
e. Obtaining such payment and performance bonds or other assurances of payment and performance as may be necessary or desirable to ensure the timely and lienfree completion of the renovation of the Facility; f. Monitoring the progress of the renovation of the Facility; g. Reviewing and processing applications for payment from the Renovation Account;
h. Insuring, securing and maintaining the Facility during the course of renovations and until occupancy of the Facility by the Charter School; i. Renovating the Facility in compliance with all applicable laws and in a condition acceptable for use as public school facilities; and
J. Obtaining temporary and final certificates of occupancy for the Facility.

Cooperation Between Parties. The District and the Charter School will cooperate with each other with respect to the renovation of the Facility and take reasonable and good faith efforts to assist each other in completing all reports required state or local agencies in connection with the renovation of the Facility or the funding thereof. The District's Maintenance Operations & Facilities Department, as well as other staff, shall assist the Charter School as reasonably necessary to permit the Charter School to carry out the renovations to the Facility.
3 Attachment 4

6. 7.

8. Charter School Reimbursement. As consideration for the District's obligations to the Charter School hereunder, the Charter School agrees to reimburse the District in the total amount of Renovation Funds over ten school years (beginning on July 1, 2014 and ending on June 30, 2024). At least thirty (30) days before each Reimbursement Payment is due, the District shall submit to the Charter School an invoice setting forth the Reimbursement Payment, and reflecting any offset made by the District pursuant to the terms hereof. The first reimbursement payment ("Reimbursement Payment") shall be due on December 1, 2014, and thereafter Reimbursement Payments shall be due in quarterly installments on the first day of each quarter of each fiscal year during the term of the Lease. The outstanding amount of Renovation Funds shall bear interest at a fixed annual rate of

0.84% until the Renovation Funds are repaid in full. A Loan Repayment Schedule is included in Exhibit A. The Charter School may prepay any part of the Renovation Funds obligation without penalty at any time.

Late Payments. Except as offset in accordance with the terms hereof, the Charter School's failure to make a Reimbursement Payment on time may cause the District to incur costs not contemplated by the Parties when entering into this Agreement, the exact nature and amount of which would be extremely difficult and impracticable to ascertain.

Accordingly, on the fifteenth (15th) day after written notice of a late payment and demand to cure is received by the Charter School, the Charter School may be assessed, by way of damages, a late charge in an amount equal to five percent (5%) of the past due amount.

The Parties agree that this late charge represents a fair and reasonable estimate of the costs that may be incurred by the District as the result of a late payment, and the Charter School agrees to immediately pay the late charge. The District's acceptance of late charges will not constitute a waiver of default with respect to the overdue Payment, and will not prevent the District from exercising any other rights available under this Agreement. The Charter School will pay a late charge only once on any late payment.

Payments to be Unconditional. Except as expressly provided for in this Agreement, the Charter School shall not be entitled to any abatement, suspension, deferment, reduction, setoff, counterclaim, or defense with respect to any Reimbursement Payment, nor shall the obligations of the Charter School be affected by reason of:
(a) any failure of the Charter School to complete the renovations necessary for operation of the Charter School's programs at the Facility; (b) any termination of the Lease or breach of warranty or representation by the Charter School with respect to the Facility;
(c) any prohibition, limitation, restriction of the Charter School's use, occupancy or enjoyment of the Facility, or any part thereof, or any interference with such use, occupancy or enjoyment by any person for any reason;
( d) any default by the Charter School under this Agreement or the Lease; ( e) any action for bankruptcy, insolvency, reorganization, liquidation, dissolution or other proceeding relating to or affecting this Agreement or the Charter School; ( f) the impossibility or illegality of performance by the Charter School; (g) any action of any governmental authority or any other person; 4 Attachment 4

(h) the Charter School's acquisition of ownership of all or part of the Facility; or (i) Any other cause or circumstance similar or dissimilar to the foregoing, and whether or not the Charter School has notice or knowledge of any of the foregoing.

9. Charter School Security for Reimbursement Payments. As security for its obligation to make Reimbursement Payments hereunder, the Charter School hereby pledges to the District (1) its interest in the Lease; (2) all inventory and equipment purchased with the Renovations Funds; and (3) the annual in lieu property tax funding owed to the Charter School pursuant to Education Code section 47635 received by District on behalf of Charter School and which would otherwise transferred by District to the Charter School in each fiscal year (such pledged amounts, the "Pledged Assets"). In the event of the Charter School's default or closure, the outstanding amount of the Reimbursement Payments, offset as outlined in Section 12 below, shall be satisfied from the Pledged Assets. To the extent not so paid from the Pledged Assets, the outstanding amount of the Reimbursement Payment shall be paid from any other moneys of Charter School lawfully available therefor.

10. Satisfaction of District Prop. 39 Obligations. In satisfaction of its obligations under Prop 39 to provide the Charter School with facilities during such period, beginning with the 2013-2014 school year and continuing through the 2023-2024 school year the District shall owe the Charter School (1) by July 1, 2013, the sum of One Hundred and Sixty Thousand Dollars ($160,000), and (2) by July 1 of each school year thereafter up to and through 2023-2024, the sum of One Hundred and Fifty Thousand Dollars ($150,000).

Amounts owed to the Charter School by the District hereunder shall be referred to herein as "In Lieu Amounts". The Charter School shall not be obligated to use the In Lieu Amounts to offset lease or rental costs associated with the Facility.

The District and the Charter School have separately entered into a Facilities Use Agreement which calls for the Charter School to pay a pro rata share charge for each of the school years 2011-2012, 2012-2013 and 2013-2014 and a utilities charge for each of the school years 2012-2013 and 2013-2014 school years. The District hereby agrees to waive such charges, and such amounts will be offset against the amount of $160,000 that the District owes the Charter School under this Section 10 due to the Charter School on July 1, 2013. The parties further agree that the District may satisfy its entire obligation to pay the Charter School $160,000 by July 1, 2013 by waiving this and other fees and charges payable by the Charter School to the District.

At its sole option, the District may satisfy its obligations with respect to any In Lieu Amount by either (1) waiving payments owed by the Charter School under any agreement between the District and the Charter School, in the total amount of the In Lieu Amount then due; (2) making a cash payment to the Charter School in the total amount of the In Lieu Amount then due; or (3) off-setting the In Lieu Amount then due against any Reimbursement Payment or Reimbursement Payments then due. Any such waiver, cash payment or off-set shall be indicated by the District on its invoice for each Reimbursement Payment.
5 Attachment 4

In consideration of the District's obligations under this Agreement, including but not limited to this section 10, the Charter School hereby agrees not to request additional facilities under Prop 39 for its in-District enrollment in grades 6-12 for each of the ten school years beginning on July 1, 2014 and ending June 30, 2024. If necessary, the Charter School shall be allowed to request facilities for the 2024-2025 school year under Prop. 39 or any other applicable law (with the application for facilities due to the District during the 2023-2024 school year).

11. Suspension of Agreement. If the City of Watsonville approves the Charter School's development of the Facility and occupancy of the Facility by more than 500 students, then this Agreement shall be valid and enforceable. If the City of Watsonville does not approve the Charter School's development of the Facility, or limits occupancy thereof to less than 500 students, then the Agreement shall be deemed suspended for up to thirty (30) days from the date of such action by the City, and the parties shall meet as soon as reasonably possible thereafter and attempt to renegotiate the terms hereof. If the parties cannot reach a satisfactory agreement within thirty (30) days after the City's action, then this Agreement may be terminated by either party on upon fifteen (15) days' written notice.

12. Charter School Default or Closure. In the event that the Charter School defaults under the Lease or voluntarily ceases operations by surrender of its charter, the District's obligation to provide the In Lieu Amounts shall immediately terminate, notwithstanding the fact that any or all Reimbursement Payments remains outstanding. The sum of any Reimbursement Payments outstanding shall be offset by the appraised value of the improvements made by the Charter School to the Facility at the time of the default or closure, minus the remaining lease payments due on the Lease that the District would be obligated to make in order to maintain the Lease (without any renewal of the Lease). In the event that the District revokes or non-renews the charter during the term of this agreement the District's obligation to provide the In Lieu Amounts shall immediately terminate, notwithstanding the fact that any or all Reimbursement Payment remains outstanding. The sum of any Reimbursement Payments outstanding shall be offset by the value of the improvements made by the Charter School to the Facility without credit for the remaining lease payments. In this case, the value of the improvements shall be determined using straight-line amortization with a beginning value of the total cost of all improvements made by the Charter School to the Facility as reflected in the chart in Exhibit A.

13. Enforceability and Interpretation. This Agreement shall be enforceable only following execution by both Parties and ratification or approval by the governing boards of each of the Parties, and execution by the Parties of all of the following additional agreements: (1) a Memorandum of Understanding between the District and the Charter School; (2) a Special Education Services Agreement between Charter School and the District; and (3) a Facilities Use Agreement between the District and Charter School. To the extent that the terms of this Agreement are inconsistent or in conflict with the provisions of any of the 6 Attachment 4

three agreements listed above, the terms of this Agreement shall prevail.

14. Release. Immediately upon execution of this Agreement, the Charter School hereby releases the District, its Board members, officers, employees, agents and attorneys from any and all claims arising prior to and up to the date of this Agreement related to the District's obligations to provide facilities to the Charter School pursuant to Prop 39, and acknowledges and agrees that the Charter School will not pursue any such claims, that the Charter School regards the resolution and settlement of such claims as entirely fair and reasonable, that the Charter School will never claim otherwise to anyone, privately or publicly, now or in the future, and that the Charter School will indemnify and hold harmless the District, its Board members, officers, employees, agents and attorneys from any and all damages, costs, fees or other losses arising from any claims made prior to and up to the date of this Agreement related to the District's obligations to provide facilities to the Charter School pursuant to Prop 39.

15. Waiver of Claims. Each of the Parties acknowledges and agrees that they have read and understood Civil Code Section 1542, which states:
"A general release does not extend to claims which the creditor does not know or suspect to exist in his or her favor at the time of executing the release, which if known by him or her must have materially affected his or her settlement with the debtor."
Each of the Parties hereby waives any and all rights they may have under Civil Code Section 1542 with respect to the foregoing release (Section [12]) to the full extent that they may lawfully waive such rights, notwithstanding the discovery of any additional claims or facts which they did not know or suspect to exist in their favor at the time they executed this Agreement.

16. No Admission of Liability. This Agreement effects the settlement of claims which are denied and contested, and nothing contained herein nor any actions taken pursuant hereto shall be offered, admitted or construed as an admission by any Party of any liability of any kind or amount to any other Party.

17. Entire Agreement. This Agreement is intended by the Parties as the final expression of their agreement with respect to such terms as are included herein and as the complete and exclusive statement of its terms and may not be contradicted by evidence of any prior agreement or of a contemporaneous oral agreement, nor explained or supplemented by evidence of consistent additional terms.

18. No Representation or Warranty. Each of the Parties acknowledges no one has made any promise, representation or warranty whatsoever, express or implied, written or oral, not contained herein to induce them to enter into this Agreement, and that this Agreement is not executed in reliance upon any such promise, representation or warranty. 7 Attachment 4

19. Amendment. Each of the Parties acknowledges and agrees that this Agreement may be amended only by a writing signed by all of the Parties.

20. Confidentiality. Each of the Parties agrees that the Parties shall maintain this Agreement and the tenns hereof in confidence to the maximum extent pennitted by applicable law.

21. Advice of Counsel. Each of the Parties acknowledges and agrees that they have been represented by independent legal counsel of their own choice throughout the negotiation of this Agreement and that they are entering into this Agreement having had sufficient oppmiunity to investigate the facts and obtain the advice of such counsel.

22. Effectuation of Terms. Each of the Parties agrees to execute and acknowledge such further documents and take such further actions as may be reasonably necessary or appropriate to effectuate the terms of this Agreement.

23. Venue. Any action or proceeding seeking any relief under or with respect to this Agreement shall be brought solely in the Superior Court of the State of California for the County of Santa Cruz, subject to any motion for change of venue.

24. Governing Law. This Agreement shall be governed by and interpreted under the laws of the State of California applicable to instruments, persons, transactions and subject matter which have legal contacts exclusively within the State of California.

25. Dispute Resolution. Any and all disputes regarding this Agreement shall be resolved by the Parties in accordance with the Dispute Resolution provision in the Charter.

26. Communications. All communications regarding this Agreement shall be between the District's Chief Business Officer, or designee, and the Chief Executive Officer of Ceiba, or designee.

By: \..""J){,IY'r'Yl A &I ....... Brown, President Donna Baker, Superintendent a Public Schools, Inc. Pajaro Valley Unified School
District
Date 41M/ Pz, UJl'i;,, Date:
8 Attachment 4

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Attachment 4Page 22 of 90
Attachment 4

Ceiba / PVUSD ExhibitA 5/6/13
260 Riverside, Watsonville Loan Repayment Schedule
10YrSL
After DeprecAsset Loan
Repmt Value From To Beg Bal Interest Pmts End Bal Prin
"!l i A i I
1 Depreciated Asset Value (1 OySL) $3,084,458 0.840% 12/1/14 3/1/15 $2,024,952 $4,085 ($52,722.14) $1,976,314 $48,637 2 $3,005,370 0.840% 3/1/15 6/1/15 $1,976,314 $4,073 ($52,722.14) $1,927,665 $48,649 3 $2,926,281 0.840% 6/1/15 9/1/15 $1,927,665 $3,970 ($52,722.14) $1,878,913 $48,752 4 $2,847,192 0.840% 9/1/15 12/1/15 $1,878,913 $3,824 ($52,722.14) $1,830,015 $48,898 5 $2,768,104 0.840% 12/1/15 3/1/16 $1,830,015 $3,722 ($52,722.14) $1,781,015 $49,000 6 $2,689,015 0.840% 3/1/16 6/1/16 $1,781,015 $3,659 ($52,722.14) $1,731,952 $49,063 7 $2,609,926 0.840% 6/1/16 9/1/16 $1,731,952 $3,555 ($52,722.14) $1,682,785 $49,167 8 $2,530,838 0.840% 9/1/16 12/1/16 $1,682,785 $3,414 ($52,722.14) $1,633,477 $49,308 9 $2,451,749 0.840% 12/1/16 3/1/17 $1,633,477 $3,274 ($52.722.14) $1,584,029 $49,448 10 $2,372,660 0.840% 3/1/17 6/1/17 $1,584,029 $3,242 ($52,722.14) $1,534,549 $49,480 11 $2,293,572 0.840% 6/1/17 9/1/17 $1,534,549 $3,137 ($52,722.14) $1,484,964 $49,585 12 $2,214,483 0.840% 9/1/17 12/1/17 $1,484,964 $2,999 ($52,722.14) $1,435,241 $49,723 13 $2,135,394 0.840% 12/1/17 3/1/18 $1,435,241 $2,864 ($52,722.14) $1,385,383 $49,859 14 $2,056,306 0.840% 3/1/18 6/1/18 $1,385,383 $2,822 ($52,722.14) $1,335,482 $49,901 15 $1,977,217 0.840% 6/1/18 9/1/18 $1,335,482 $2,716 ($52,722.14) $1,285,476 $50,006 16 $1,898,128 0.840% 9/1/18 12/1/18 $1,285,476 $2,582 ($52,722.14) $1,235,336 $50,140 17 $1,819,040 0.840% 12/1/18 3/1/19 $1,235,336 $2,449 ($52,722.14) $1,185,063 $50,273 18 $1,739,951 0.840% 3/1/19 6/1/19 $1,185,063 $2,397 ($52,722.14) $1,134,738 $50,325 19 $1,660,862 0.840% 6/1/19 9/1/19 $1,134,738 $2,291 ($52,722.14) $1,084,307 $50,431 20 $1,581,773 0.840% 9/1/19 12/1/19 $1,084,307 $2,160 ($52.722.14) $1,033,745 $50,562 21 $1,502,685 0.840% 12/1/19 3/1/20 $1,033,745 $2,055 ($52,722.14) $983,078 $50,668 22 $1,423,596 0.840% 3/1/20 6/1/20 $983,078 $1,970 ($52,722.14) $932,325 $50,752 23 $1,344,507 0.840% 6/1/20 9/1/20 $932,325 $1,862 ($52,722.14) $881,466 $50,860 24 $1,265,419 0.840% 9/1/20 12/1/20 $881,466 $1,736 ($52,722.14) $830,479 $50,987 25 $1,186,330 0.840% 12/1/20 3/1/21 $830,479 $1,611 ($52,722.14) $779,368 $51,111 26 $1,107,241 0.840% 3/1/21 6/1/21 $779,368 $1,538 ($52,722.14) $728,184 $51,184 27 $1,028,153 0.840% 6/1/21 9/1/21 $728,184 $1,430 ($52.722.14) $676,892 $51,292 28 $ 949,064 0.840% 9/1/21 12/1/21 $676,892 $1,307 ($52,722.14) $625,477 $51,415 29 $ 869,975 0.840% 12/1/21 3/1/22 $625,477 $1,186 ($52,722.14) $573,941 $51,536 30 $ 790,887 0.840% 3/1/22 6/1/22 $573,941 $1,104 ($52,722.14) $522,323 $51,619 31 $ 711,798 0.840% 6/1/22 9/1/22 $522,323 $994 ($52,722.14) $470,595 $51,728 32 $ 632,709 0.840% 9/1/22 12/1/22 $470,595 $875 ($52,722.14) $418,748 $51,847 33 $ 553,621 0.840% 12/1/22 3/1/23 $418,748 $758 ($52,722.14) $366,784 $51,964 34 $ 474,532 0.840% 3/1/23 6/1/23 $366,784 $665 ($52,722.14) $314,727 $52,057 35 $ 395,443 0.840% 6/1/23 9/1/23 $314,727 $555 ($52,722.14) $262,559 $52,167 36 $ 316,355 0.840% 9/1/23 12/1/23 $262,559 $439 ($52,722.14) $210,277 $52,283 37 $ 237,266 0.840% 12/1/23 3/1/24 $210,277 $330 ($52,722.14) $157,884 $52,392 38 $ 158,177 0.840% 3/1/24 6/1/24 $157,884 $223 ($52,722.14) $105,385 $52,499 39 $ 79,089 0.840% 6/1/24 9/1/24 $105,385 $112 ($52,722.14) $52,774 $52,611 40 $ (0) 0.840% 9/1/24 12/1/24 $52,774 $0 ($52,774.14) $0 $52,774 Attachment 4

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

Alamo, CA 94507
February 7, 2023
Re: Dangerous Condition at Highway 129 and Locust Street Relating to Ceiba College Preparatory Academy Student Drop~Off and Pick~up Dear Members of the Council,
Last month, I shared how Ceiba College Preparatory Academy (Ceiba) was placed in an industrial zone along State Highway 129. Today, I want to show a photo of the result of this decision. Here you can see Ceiba students being dropped off along the highway shoulder, while heavy truck traffic passes by.
-
8:29am 9/29/22
Attachment 4

City of Watsonville
February 7, 2023

What is troubling is that everyone knows this is dangerous.

Here's a timeline:

1. In April 2019, Ecology Action and Ceiba presented a Safe Routes to School update citing heavy traffic and unsafe crossings on Walker Street and Highway 129. Seven months later, two Ceiba students were injured in a crosswalk on Walker Street.

2. In March 2020, the Ctty of Watsonvil.le Complete Streets to School Plan {pag.es 36 and 37) highlighted hazards on Highway 129.

3. In September 2021, Principal Josh Ripp informed his board that Ceiba requested an address change partially because the highway was dangerous.

4. In March 2022, Ripp wrote to Assistant Director/ City Engineer Public Works and Utilities Department Maria Esther Rodriguez, citing concerns about placing a crosswalk along a state highway "where cars travel 55+ mph".

5. In August 2022, even Ceiba's real estate broker, Elizabeth Sanborn Falcon, instructed Ripp to tell parents not to drop off children on Riverside Drive.

6. The National Safe Routes to School Organization in Washington D.C. does not recommend dropping off students on this section of the state highway, where speeds average 45 mph. The organization maintains that ''what's safest for pedestrians is to not mix with motor vehicles at all and when there is mixing, 20 mph speed limits."

7. Ecology Action, which compiled the Complete Streets to School report, does not recommend dropping off students on this section of the state highway.

Yet, Ripp maintains parents have "the prerogative" to drop off and pick up students on a state highway shoulder. That highway shoulder was never intended to accommodate a neighboring school's traffic and parking overspills caused by inadequate site capacity.

Attachment 4

City of Watsonville
February 7, 2023

The Watsonville Planning Department refuses to verify that Ceiba's use of the highway for student loading is safe and appropriate, but it does encourage such use.

Although the Pajaro Valley School District (PVUSD) is the jurisdictional authorizer of Ceiba, the District refuses to acknowledge the danger of the situation.

Although the Santa Cruz County Board of Education has oversight authority of both Ceiba and the PVUSD, that Board chooses to remain uninvolved and does nothing. Ceiba currently has a marginal Safe Routes to School plan. That plan does not even mention Highway 129, let alone designate the highway as a safe route or a pick-up or drop-off area. Nonetheless, Principal Ripp illegitimately claims the Ceiba Safe Routes to School Plan as justification for use of Highway 129. In addition, the Ceiba Safe Routes to School Plan instructs parents not to park on Locust Street and to use a circulation loop, which its own traffic consultant acknowledged was used less than adjacent roadways.

Scattering student traffic across an industrial zone and highway for the purpose of creating the illusion of zoning compliance is illegitimate urban planning. Even worse, such action is reckless and negligent since it places students in significant danger.

The City of Watsonville ranks dead last amongst cities for injuries and fatalities among pedestrians under the age of 15, and 4th worst for pedestrians overall. The preceding information I just provided to you gives a clue as to why that is.

Attachments
1 . Ceiba Safe Routes to School Map

2. Ceiba Traffic Guidance/Drop-off and Pick-up Procedures

3. The Impact of Traffic Violence on the City of Watsonville Attachment 4Page 26 of 90
Attachment 4

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Attachment 4

Attachment 4

Ceiba Drop-off and Pick-up Procedures
Student Pick-Up and Drop-Off:
•
•
•
•
Please pick-up/drop off on the
SOUTH side of the building
Please do not double park (Do not
park next to a parked car on Locust
St or any other street)
Please be respectful of our
neighbors, let them exit their
driveways and businesses as
necessary
Please do not drop your students
off on Locust St
Do not turn left into Ceiba's
driveway or on to Riverside
Attachment 4

Procedimientos de entrega y recogida de alumnus de Ceiba Recogida y entrega de estudiantes:
~ • Por favor, recoja y deje a los
estudiantes en el lado sur del
edificio.
• Por favor, no aparcar en doble fila
(no aparcar al lado de un coche
aparcado en la calle Locust o
cualquier otra calle)
• Por favor, sea respetuoso con
nuestros vecinos, dejelos salir de
sus entradas y negocios cuando sea
necesario
• Por favor no deje a sus estudiantes
en la calle Locust
• No gire a la izquierda en la entrada
de Ceiba o en Riverside
Attachment 4

How Watsonville Compares
Watsonville ranks 1st WORST for injuries and fatalities among pedestrians under the age of 15, and 4th worst for pedestrians overall.*
' When compared to 105 California cities of similar size, 201 4 OTS Rankings Watsonville Travel Mode vs. Traffic Deaths & Serious Injuries Freedon'
HOW

WATSONVILLE
MOVES
/
f o
,
I
L
1°10 19°10
2% .. 46%
85% 35%
Source: ACS 5-year estimates, Commute Mode age 16+; CHP SWITRS 2010-2014 p,,)
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Report by the Community Traffic Safety Coalition and with funding from CA OTS and the Santa Cruz County RTC ~mw._:;r,n " 1~,'El,',Q1:g,",i_i11J2!1Le12 Updated 1/10/1 8 Attachment 4

2/27/23, 9:25 AM City of Watsonville Mail - Ceiba rezoning 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 rezoning
David Ray <[email protected]> Fri, Feb 10, 2023 at 12:12 PM To: [email protected]
Greetings,
I am a teacher at Ceiba Charter School. Ceiba is currently on schedule to be voted on for a rezoning (to ensure it can endure as a provider for these students).

I would like to share that it is my first year here at this school and I’m very honored to work with my colleagues here and support this student body. I believe the unique offerings of this school (smaller class size, uniforms, higher academic expectations) are of great utility to this community. The students I work with are motivated to become more in their life.

They are encouraged to be creative, organized, determined, and authentic. I know you are very busy and there are other voices speaking up in this debate but I would be happier to share why I believe Ceiba is such a beneficial asset for the youth of Watsonville.

All best,
David Ray
831-236-3519
Attachment 4

From: William Farr <[email protected]>
Date: Mon, Feb 13, 2023 at 1:47 PM
Subject: Ceiba Charter School
To: <[email protected]>, <[email protected]> I am writing you to urge your continued support of the Ceiba Charter School at 215 Locust Street. It is my understanding that one family, which owns a number of rental properties in the neighborhood is trying to shut down the school by complaining about traffic congestion during the morning and afternoon commute and portraying the students as bad community members. The complaint is asking you to remove the schools zoning waiver which would kill the school as they don’t have the funds to relocate and start over.

The traffic issues at this school are no different than the congestion you will find at any other school in the city during drop off and pick up times, in my opinion it’s less of a problem than at other schools. I routinely pickup our grandchildren from three schools. This school has gone above and beyond anything that the District does at other schools in the city. The school staff are monitoring the students behavior when transiting thur the neighborhood. My observations show me that the students are well behaved young people.

My understanding is that the people who live in this neighborhood have been asked by the school if they have any issues with the school and that the neighbors have indicated that they have no complaints, problems, or concerns about this school.

This is a college preparatory school serving a largely Hispanic student body. Revoking or not renewing their waiver will permanently close the school and disenfranchise approximately 520 children of the opportunity of a quality education and a shot at future success.

I ask you to support Ceiba Charter School, an asset to our community, and the students, parents, and teachers striving to make a brighter future for these future leaders of our community.

Sent from my iPad
Attachment 4

From: Jennifer Fernandez <[email protected]>
Date: Wed, Feb 15, 2023 at 1:27 PM
Subject: Ceiba College Prep
To: <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]> I am writing you to urge your continued support of the Ceiba Charter School at 215 Locust Street. It is my understanding that one family, which owns a number of rental properties in the neighborhood is trying to shut down the school by complaining about traffic congestion during the morning and afternoon commute and portraying the students as bad community members. This however is not true…. These students are monitored by several parent volunteers as well as school staff. The students are well behaved and respectful. Ceiba works with their students to teach them Academics but also has a huge emphasis on manners as well as emotional support.

I have less traffic issues at Ceiba than any other school I’ve experienced. Ceiba staff have been pro active to reduce the traffic and it shows. Any complaint set forth has been resolved or worked on.

My daughter is a 6th grader at Ceiba and has benefited hugely from her experience so far. She still has the rest of middle school and high school to go. Closing down our school would be a huge disappointment and set back for my daughter as well as the other students. My daughter is an honor roll student along with many of her classmates.My daughter loves going to school and I don’t want that taken away from her. These kids are so motivated to get good grades and excel in school. I find it very disheartening that somone in this community wants to take this away from these children.

And then what? The kids lose their motivation, they lose the help and resources they are getting to become well mannered educated adults. To me the closure of our school will not help the community it will damage our community and the future of it. Ir really just can’t understand this…… I’m at a loss for words.

This school has gone above and beyond anything that the District does at other schools in the city. The school staff are monitoring the students behavior when transiting thur the neighborhood.

From what I know people who live in this neighborhood have been asked by the school if they have any issues with the school and that the neighbors have indicated that they have no complaints, problems, or concerns about this school.

Revoking or not renewing their waiver will permanently close the school and disenfranchise approximately 520 children of the opportunity of a quality education and a shot at future success. Please look at the bigger picture and consider how this school has made so many lives better.

I ask you to support Ceiba Charter School, an asset to our community, and the students, parents, and teachers striving to make a better world for these future leaders of our community.

Sincerely
Jennifer Fernandez
Attachment 4

305 Second Street
Watsonville, CA 95076
February 15, 2023
Watsonville City Council
275 Main Street, Suite 400 (4th Floor)
Watsonville, CA 95076
re: School Land Analysis: Ceiba School Zoning Amendment Agenda Item-Watsonville City Council February 28, 2023.

Dear Council Members:

Coming soon before the Council will be the issue of the Ceiba College Preparatory Academy ("Ceiba") seeking to get a General Plan Map Amendment and Zoning Map Amendment, and approval of Special Use Permit in order for Ceiba to be able to permanently operate at their current temporary site at 215 Locust Street.

Construction of schools usually involves a lengthy and complicated process. Just some of the areas that need to be addressed are as follows: land size, site location, applicable Zoning and General Plan regulations, traffic, parking, compatibility, and environment.

Within the Watsonville City limits are numerous schools that are in the jurisdiction of the Pajaro Valley Unified School District ("PVUSD"). I am fairly certain that all of the Council Members are aware of the locations of these schools and have driven by them.

There is at least one PVUSD school in each City Council District.

In order to show the gross irresponsibility of approving the permanent status for Ceiba onto a small Industrial Zoned lot, I will provide comparison information of lot sizes and other items between Ceiba and various PVUSD schools. For this discussion, I have focused on fourteen different PVUSD schools located within the City limits which include Elementary, Middle and High Schools. Those schools are as follows:

Ann Soldo Elementary
Cesar E. Chavez Middle School
E.A. Hall Middle School
Freedom Elementary School
H.A. Hyde Elementary School
Landmark Elementary School
Linscott Charter
Mintie White Elementary School
Pajaro Valley High School
MacQuiddy Elementary School
Radcliff Elementary School
Rolling Hills Middle School
Starlight Elementary
Watsonville High School
All of these schools have ample parking (whether by onsite or by using lengthy street site frontages), sports' fields, asphalted basketball courts or striped play areas for other outdoor sport related activities. The Middle and High schools have gymnasiums with Watsonville High having a large swimming pool.

School Land Analysis. Ceiba School Zoning Amendment-February 15, 2023 Page 1 Attachment 4

Ceiba is a combination Middle and High School (Grades 6-12) on an Industrial Zoned lot. It does not have a gymnasium, or a swimming pool, or any sports' fields. The site has an inadequate amount of parking spaces as required by the City's Municipal Code and has no street frontage whatsoever (other than driveways).

For some of Ceiba's outdoor activities, a small asphalted area, which was originally designated as parking spaces and a fire lane on the building plans of the project when first constructed, is used for such activities.

Ceiba wants the formerly designated parking spots that are in their current play area to be counted as parking spots toward the City's Municipal Code required amount of parking spots for their school site. Thus, the play area needs to have a dual purpose as a play area and parking/fire lane. This is bad planning and needs to be avoided.

Returning to the earlier mentioned PVUSD schools that are within the City limits, I have prepared a spreadsheet (Attachment "A") to show the inadequately sized lot for a school of the student enrollment size of Ceiba (estimated 511 students for 2021-21 school year) compared to other PVUSD schools.1
The attached spreadsheet lists the land acreage for each school. 2 Each land acreage figure was multiplied by 43,560 square feet (number of square feet in an acre of land) to obtain a total square footage of land area for each school. The total square footage of land area was divided by the number of students at each school to get an average amount of land per student for each school. These figures clearly show a significant lack of land at the Ceiba site compared to the cited PVUSD schools in the City.

For ease of reading, the total square footage of land for each school and square footage of land per student has been rounded off to the nearest whole number.

As shown in the spreadsheet, Ceiba has the lowest amount of land per student with only 179 square feet of land per student. To put it in a perspective that is easy to relate to, this amount of space is about the same of a medium sized bedroom in a house.

The two schools that are closest to Ceiba's extremely low square feet of land per student are Linscott Elementary (293 square feet per student) and Radcliff Elementary (355 square feet per student). Both are very old schools with Linscott constructed in 1928 and Radcliff in 1917.3
1 All enrollment figures for schools are from the 2021-22 school year and were obtained from:
http://www.ed-data.org/district/Santa-Cruz/Pajaro-Valley-Unified 2 All PVUSD school land acreage figures were obtained from the PVUSD 2011 Site Facility Book found at: https://www.pvusd.net/Departments/Business-Services/Maintenance-Operat,ons-andFacilities/PVUSD--2011-Site-Facility-Book/index.html The square footage for Ceiba was obtained from the City of Watsonville "Agenda Report" to the Watsonville Planning Commission from April 5, 2022. 3 See pages 23-24: https://www.cityofwatsonville.org/DocumentCenterNiew/3955/C1ty-of-Watsonv1lleH istoric-Context-Statement-200 7 School Land Analysis. Ceiba School Zoning Amendment-February 15, 2023 Page 2 Attachment 4

It is important to note that during the time of the opening of these two schools, the automobile was not used to such a degree as today so not as much onsite parking was needed as compared to our current hyper-intensified automobile culture.

In addition, Linscott was built for children "assimilating from farm labor communities across the nearby Pajaro River" and Radcliff "was built to serve a growing population on the west side of town.',4 Obviously both of these schools were neighborhood schools in which children would have walked to either school because of the close proximity of their residents to the schools. This is a huge difference when compared to Ceiba. With tiny adjacent population and massive automobile flow, Ceiba does not operate as a neighborhood school.

In respect to the schools that are comparable to Ceiba (Middle or High), the nearest one is Watsonville High School with 655 square feet per student. This is almost four times the amount of land area per student than that of Ceiba. As with Linscott and Radcliff, it is of importance to point out that Watsonville High is an old school. Although the school building was rebuilt after the 1989 earthquake, the school has been at its current site for well over 100 years. Meanwhile, Pajaro Valley High which was built in 2003 has 935 square feet of "usable land" per student which is more than five times the amount of land per student as that of Ceiba. 5
Furthermore, of the fourteen cited PVUSD schools, ten of them were originally built over 50 years ago when different building codes and standards would have been in place. 6 All of the four newer schools (Ann Soldo-1999; Landmark-2003; Pajaro Valley High2003; and Starlight-1988) have significantly more land area per student than that of Ceiba, which would make sense because of newer standards relating to issues such as parking, car traffic issues, and ADA requirements.

To make matters worse, Ceiba is located in a mainly industrial area by the outer limits of the City. There are no plans that I am aware of to suggest that there will be a meaningful increase of housing in the immediate area, thus it is simply not credible to " See page 24: https://www.cityofwatsonv1lle.org/DocumentCenterNiew/3955/C1ty-of-WatsonvilleH istoric-Context-Statement-2007 5 It should be noted that Pajaro Valley High actually has more than twice the amount of land than shown on the attached spreadsheet, but since the excess land is deemed "unusable acreage" by PVUSD, I did not include such land totals in this comparison. According to PVUSD, Cesar Chavez, Landmark, and Starlight also had varying amounts of "unusable acreage" which I also excluded from the spreadsheet totals in order to maintain consistency in the comparison of the schools. 6 The ages of the PVUSD schools at their current sites, other than Watsonville High, were obtained the PVUSD 2011 Site Facility Book found at: https://www.pvusd.net/Departments/BusinessServices/Maintenance-Operations-and-F ac1lities/PVU SD-2011-Site-F acility-Book/index. html The origination year for Watsonville High was obtained from page 5 of the following link:
https://h istory. santacruzpl. org/omeka/files/oriqinal/fc0c15160f2cc 7 586941 e4 fea6234907. pdf School Land Analysis. Ceiba School Zoning Amendment-February 15, 2023 Page 3 Attachment 4

claim it is or can become a "neighborhood" school. As stated earlier, schools such as Linscott and Radcliff were constructed to deal with increasing population growth in the immediate area, thus creating the need for "neighborhood schools." Ceiba does not fall under such a category.

It is most puzzling and disturbing to think that professional planners of any kind could possibly support locating a school at such a site. Even worse, Ceiba is attempting to piece-meal together a larger school campus by purchasing nearby properties that are incompatibly zoned. The historical record shows that Ceiba relies upon violation of public zoning safeguards to make this approach work. This is a horrible way to establish a children's school.

I respectfully ask each and every Council Member to drive by at least some of the schools listed in this letter to recognize the responsible planning and design that went into each school, and then to compare that with the Ceiba proposal before you to recognize the poor and defective planning being done here.

The tragedy with this project is that an entire neighborhood has been negatively impacted by a school that is simply not compatible with the adjacent properties.

There is no logical reason why Ceiba should be given the right to bypass sound planning standards and applicable zoning codes.

Attachment "A"
cc: City Manager
City Clerk
City Attorney
Community Development
Public Works
Register-Pajaronian
Sincerely yours,
7acK~
Nick Bulaich
(831) 728-5640
School Land Analysis. Ceiba School Zoning Amendment-February 15, 2023 Page4 Attachment 4

ATTACHMENT "A"
I YEAR OF SCHOOL ENROLLMENT SITE SIZE IN TOTAL SQ. FT OF SQ. FT OF LAND SCHOOUGRADE LEVELS I SITING 2021-22 YR. USABLE ACRES LAND PER STUDENT Ann Soldo Elementary K-5 1999 392 9.37 408,157 1041
Cesar E. Chavez Middle School 6-8 1972 554 9.00 392,040 708 E.A. Hall Middle School 6-8 1938 601 17.00 740,520 1232 Freedom Elementary School K-5 1946 523 13.00 566,280 1083 - H.A. Hyde Elementary School K-6 1954 468 12.00 522,720 1117 landmark Elementary School K-5 2003 443 6.85 293,386 662 Linscott Charter K-4 1928 253 I 1.70 74,052 293
Mintie White Elementary School K-5 1929 518 6.00 261 ,360 505 Pajaro Valley High School 9-12 2003 1562 33.52 1,460,131 935 MacQuiddy Elementary School K-5 1950 494 8.80 383,328 776 Radcliff Elementary School K-5 1917 456 3.72 162,043 355 Rolling Hills Middle School 6-8 1965 621 18.00 784,080 1263 Starlight Elementary K-5 1988 495 7.00 304,920 616
Watsonville High School 9-12 1894 2396 36.00 1,568,160 655 - CEIBA 6-12 2013 511 2.10 91,476 179 - --- HIGHEST TO LOWEST SQ. FT OF

SCHOOUGRADE LEVELS LAND PER STUDENT
Rolling Hills Middle School 6-8 1263
E.A. Hall Middle School 6-8 1232
H.A. Hyde Elementary School K-6 1117
Freedom Elementary School K-5 1083
Ann Soldo Elementary K-5 1041
Pajaro Valley High School 9-12 935 - -- - MacQuiddy Elementary School K-5 776 Cesar E. Chavez Middle School 6-8 708
landmark Elementary School K-5 662 - Watsonville High School 9-12 655 Starlight Elementary K-5 616
Mintie White Elementary School K-5 505
Radcliff Elementary School K-5 355
Linscott Charter K-4 293 ,_ - CEIBA 6-12 179
School land Analysis. Ceiba School Zoning Amendment-February 15, 2023 Attachment 4

2/23/23, 2:06 PM City of Watsonville Mail - Ceiba Charter school zoning permit https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1758125450620613563&simpl=msg-f%3A1758125450… 1/1 Irwin Ortiz <[email protected]>
Ceiba Charter school zoning permit
Lesley Gin <[email protected]> Fri, Feb 17, 2023 at 4:11 PM To: [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected] To whom it may concern,
I am writing to you to urge you to renew Ceiba charter school’s zoning permit.

The students at Ceiba are respectful and hard working students. It is a largely hispanic student body and many of the students attending Ceiba may even be the first in their families to have the opportunity to go to college. Ceiba is a College Prep school that provides an invaluable opportunity to the families in our community. It is keeping our children off the streets, giving them a valuable education and helping them to fulfill their dreams of a higher education.

Ceiba has put time and money into the facility they currently occupy at 215 Locust st so they can provide space for students to learn and grow. If the zoning permit is not renewed it will cause the school to permanently close as the school does not have the funds to relocate.

Please renew Ceiba charter school's zoning permit so Ceiba can continue to teach and inspire the children in our community.

Thank you
Lesley
Attachment 4

Attachment 4

2/23/23, 2:24 PM City of Watsonville Mail - Dear city Councils https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1758644012391150809&simpl=msg-f%3A1758644012… 1/1 Irwin Ortiz <[email protected]>
Dear city Councils
Maria Angeles <[email protected]> Thu, Feb 23, 2023 at 9:33 AM To: [email protected]
February 23, 2023
Dear City Councils,
I’m starting this letter saying that “WE ALL HAVE A DREAM” I’m a mother of a junior student that is attending CEIBA Collage preparatory for 6 consecutive years. One of her dreams is to graduate from CEIBA and transfer to the university to become a mechanical engineer, all these years she was talking about her graduation and the prom night with her friends. Lately she has been suffering from anxiety. Thinking that this dream might not be possible due to the conditional status of the school.

Please when you vote YES or No consider the social, economic, and emotional impact that your decision is going to affect 525 children having to look for new schools trying to adjust, these kids had enough with the pandemic and now we are dealing with mental health. 50 employes will be without a job this employes have families to support.

When you all were running to be City Council you also had “A DREAM” please do what you think is the best for these students and be part of their “DREAM” Look forward to hear from you,
Maria Marquez
831. 288-9211
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1K
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Attachment 4

Attachment 4

2/24/23, 8:56 AM City of Watsonville Mail - FYR : The Pajaronian 2/24 Ceiba school hopes to make its Watsonville location permanent https://mail.google.com/mail/u/0/?ik=b11e076089&view=pt&search=all&permmsgid=msg-f%3A1758729522429675399&simpl=msg-f%3A1758729522… 1/1 Irwin Ortiz <[email protected]>
FYR : The Pajaronian 2/24 Ceiba school hopes to make its Watsonville location permanent
Takashi Mizuno <[email protected]> Fri, Feb 24, 2023 at 8:12 AM To: Takashi Mizuno <[email protected]>, Eduardo Montesino <[email protected]>, Vanessa Quiroz <[email protected]>, Ari Parker <[email protected]>, Jimmy Dutra <[email protected]>, Tamara Vides <[email protected]>, Irwin Ortiz <[email protected]>, Suzi Merriam <[email protected]>, [email protected], [email protected], [email protected], [email protected], [email protected], Justin Meek <[email protected]> The Pajaronian 2/24
I read the article below this morning. As for the issue of safety, it is good to know that Ceuba administrators have decided to make a rule to not park cars in the sideways of Riverside Drive. .I noticed when I visited the school that there are driveways from Locust Street toward the school building as well as around the school building. I learned that the parents' volunteers have picked the trash around the school and the neighborfood. The article should have been better to read if it had had the voices of the students and the parents. "Ceiba school hopes to make its Watsonville location permanent" https://pajaronian.com/ceiba-school-hopes-make-watsonville-location-permanent/ "Watsonville Principal Engineer Murray Fontes says that the City has identified several areas to improve as a condition of its permit, including having parents follow traffic patterns, and avoiding left turns into and out of the school. In addition, students are told to only use crosswalks.

Fontes said that the school can be considered a compatible use for the area, should the rezoning be approved from industrial to institutional.
“The approach I’ve taken is that the use exists,” Fontes says. “What can we do to ensure that it is compatible with the neighborhood that it’s in? I feel that this is the kind of community situation where the Council has to weigh what’s in the best interest and make that determination.”
If you go
What: The Watsonville City Council to decide on Ceiba College Preparatory Academy Where: City Council Chambers, 275 Main St., Top Floor
When: Tuesday, Feb. 28 at 5:30pm.

Attachment 4

Attachment 4

Received
Watsonville
City Clerk
James C. Jeffery, Ill FE8 24 '23 AHll:53
Traffic and Civil Engineering Consulting Services
PO Box 961
Los Gatos, CA 95031-0961
Office 408.377.6222
[email protected]
Watsonville City Council
City of Watsonville
275 Main Street
Suite 400 ( 4th Floor)
Watsonville, CA 95076
February 21, 2023
Re: Traffic and Safety Analysis of Ceiba College Preparatory Academy Dear Honorable Mayor Montesino and Council Members:

This communication is submitted to provide a professional opinion on traffic-related impacts, particularly safety-related impacts, that both have existed and currently exist as pertaining to Ceiba College Preparatory Academy (Ceiba), a children's charter school located on 215 Locust Street in the City of Watsonville, California. I have been retained by concerned neighborhood stakeholders.

1. Professional Qualifications
I am a registered Civil Engineer (Professional Engineer License No. 1179, California) and a registered Traffic Engineer (Professional Engineer License No. 36644, California). I am also a General Engineering Contractor (License No. 391026). I hold BS Degrees in Engineering Management and Environmental Studies. I am a Professional Traffic Operations Engineer (License No. 197, Transportation Professional Certification Board) and hold California Driver's Licenses in Classes C, A, and Ml. Since 1983, I have been in private practice, offering traffic and civil engineering consulting services; in this practice, I provide consultation, litigation support, and expe1t testimony. While in private practice I have also, at various times, been a consulting City Traffic Engineer. I have worked in traffic engineering and transportation planning, in both the public and private sectors, for nearly 45 years. I was also a Regional Traffic Engineer for the AMBAG region which includes Watsonville. I have worked on behalf of both plaintiffs and defendants, and my expe11 testimony has been accepted in Superior and Federal Courts in several states as well as a Canadian province. I am a Life Fellow of the Institute of Transportation Engineers (ITE). I am frequently retained as an expert witness and Attachment 4

technical witness for the California Board of Professional Engineers and Land Surveyors. I have co-authored several publications on road and school safety, including "Implementing Road Safety Audits in North America," ITE TSC 96-01; "ITE Expert Witness Information Notebook," ITE IR-099; and "Survey of Traffic Circulation & Safety at School Sites."

2. Information Sourcing
As pa1t of the engagement, I have reviewed Ceiba's site, adjacent streets, and conducted a review of the following materials: (1) RBF Traffic Study dated January 2013; (2) the April 5, 2022 City of Watsonville Planning Commission Meeting Agenda folio; (3) photographs and videos of school traffic spanning from July 27, 2022 to date; (4) transcript of the City of Watsonville and Ceiba's September 29, 2022 "Information and Listening Session" of Q&A involving Watsonville Traffic Coordinator Adolfo Gonzalez and Ceiba Principal Josh Ripp; (5) five different Ceiba Safe Routes to School plans; (6) pamphlet titled "Impact of Traffic Violence on the City of Watsonville" from the City's own website; (7) communications between the City of Watsonville and Ceiba; (8) communications from neighborhood stakeholders; (9) City of Watsonville letter dated June 21, 2022 to Ceiba regarding new conditions of approval; ( 10) City of Watsonville letter dated September 10, 2021 to Ceiba regarding conditions of approval; (11) Hexagon Transportation Consultants, Inc. (Hexagon) Traffic Operations Study dated June 8, 2022; (12) Hexagon Parking Study dated November 4, 2022; and (13) flyer titled "Safety Tips for Parents/School Drop-off and Pick-up" provided to Ceiba by Maria Esther Rodriguez, Assistant Public Works Director, on December 15, 2015; and (14) the KSBW news article dated December 11, 2019, regarding two Ceiba students hit by a minivan in a crosswalk.

3. Site Location and Land Entitlement
Ceiba operates its school in an industrial building, on an industrial-zoned parcel within an industrial-zoned corridor situated along State Highway 129. The Ceiba site is partially surrounded by rows of single-family dwellings along Locust and Second Streets. It is on a functionally classified local street, Locust Street. Ceiba is adjacent to a beer distributor (Golden Brands/Elyxir), a plastering contractor (Oliveira Plastering), across the street from an industrial toxic site used by Oliveira for large vehicle parking,1 and across Highway 129 from agricultural land. Ceiba has applied for a General Plan Map Amendment, Zoning Map Amendment, and Special Use Permit with Environmental Review (App #1737) to allow the permanent establishment of its 525-student chatter 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 (App #1737)).2
1 135 Walker Street, Watsonville, across the street from Ceiba's Locust access, is listed as a toxic site on the California Department Toxic Substance Control Envirostar website. Land restrictions list that public and private schools for persons under 21 are prohibited. 2 Ceiba has also acquired two properties, 228 and 234 Locust Street, with plans to build a gymnasium across from its entrance on 215 Locust Street. These properties were previously owned by Chevron and were the subject of high-profile litigation regarding PAGE2
James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-096 I
408-377-6222
[email protected]
Attachment 4

4. Safe Routes to School
Watsonville City officials and corresponding school officials utilize methods of identifying and recommending safe walking and bicycling paths for students. These methods are referred to as Safe Routes to School (SRTS) and their related documents are referred to as SRTS plans. An SRTS plan walking path ( or route) will guide pedestrians for optimal safety and will typically have a map and text. Most of Ceiba students live in residential zones distant from the school.

This forces student pedestrians to traverse railways, truck routes, loading zones, and other hazards in order to get to school.

From 2014 to 2022, Ceiba maintained a basic SRTS plan walking route that merely instructed student pedestrians to enter the school along Locust Street. The hazards of using Ceiba's industrial location for the school together with negligible safe walking route guidance were demonstrated in December 2019 when two Ceiba students were injured in the industrial zone in a crosswalk, while walking to school. In 2022, it appears that revision to walking path recommendations was being considered.

One SRTS document (and related email) was provided by Ceiba to the City on June 30, 2022, which was merely a map of Watsonville's Central Walking Routes, "photoshopped" to superimpose a route for Ceiba along a quiet street. It does not appear that Ceiba posted this on its website. It is uncertain if this document was ever distributed to Ceiba parents and students:

Its effectiveness is unknown.

5. Locust Street
Locust Street is the center of the traffic activity that is associated with Ceiba and will be analyzed through a series of specific sections.

A. Description
Ceiba is situated on the western side of the southern block of Locust Street, a two-lane local street running north-south from Highway 129 to West Beach Street, spanning two blocks. It has a significant intersection with Second Street. The speed limit along Locust Street is 25 miles per hour. Locust Street is a substandard, narrow street with a width of slightly less than 34 feet, less than the City's street standard of 34 feet. Ceiba's SRTS plan designates the southern block of Locust Street as a recommended walking path and bike path.3 There are no bicycle lanes on toxic waste from pesticides manufacturing. They are currently zoned residential. This present study does not address traffic and safety impacts from the use of these additional properties. However, it should be noted that Ceiba applied to have these properties included in its current application without a CEQA or traffic analysis. Given that the building is intended to be a gymnasium, a CEQA and traffic study should be conducted to determine the impact to the neighboring stakeholders. 3 Per the proposed "Conditions of Approval," Ceiba was to provide their Safe Routes to School Plan to the City Engineer prior to the start of the 2022-23 school year.

PAGE3
James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4

Second or Locust streets. Bicycling on Locust Street is not safe due to the extremely narrow space with parked cars, traffic congestion, and poor visibility.

Locust Street is a narrow, substandard street; no room or potential room for bicycle lanes.

B. Use of Orange Traffic Cones
Since commencing operations at its site, Ceiba has used a procedure of placing and removing a row of orange traffic cones at some distance near the median of Locust Street. This placement and removal was done in the vicinity of their driveway several times each day with the apparent goal of forcing school vehicle traffic into temporary channels. The use of any traffic control devices on public property in California is under the purview of professional engineers and police. Improper placement of traffic cones can create hazardous conditions for drivers and pedestrians, and may even result in accidents or injury.

Submittals by residents described that large trucks became blocked by the cones. It is my understanding that Ceiba never obtained an encroachment permit to place cones on the street; therefore the school was doing this improvised traffic management without the benefit of a permit. City Staff were informed of this in April 2022. The practice was not addressed until a public records request was submitted regarding permitting the cones in August 2022. While the practice of placing cones appears to have stopped, it is noted that the city tolerated and enabled hazardous and disruptive use of the cones for a remarkably long time span. Since mid-August 2022, the cones are no longer being used.

PAGE4
James C. Jeffery III, P.E., PTOE
P.O. Box 961 Los Gatos, CA 95031-0961
408-377-6222
[email protected]
Attachment 4