Watsonville City Council
April 11, 2023

STATE OF CALIFORNIA – DEPARTMENT OF FINANCE

PAYEE DATA RECORD
(Required when receiving payment from the State of California in lieu of IRS W-9 or W-7) STD 204 (Rev. 03/2021)

GENERAL INSTRUCTIONS
Type or print the information on the Payee Data Record, STD 204 form. Sign, date, and return to the state agency/department office address shown in Section 6.

Prompt return of this fully completed form will prevent delays when processing payments.

Information provided in this form will be used by California state agencies/departments to prepare Information Returns (Form1099).

NOTE: Completion of this form is optional for Government entities, i.e. federal, state, local, and special districts.

A completed Payee Data Record, STD 204 form, is required for all payees (non-governmental entities or individuals) entering into a transaction that may lead to a payment from the state. Each state agency requires a completed, signed, and dated STD 204 on file; therefore, it is possible for you to receive this form from multiple state agencies with which you do business.

Payees who do not wish to complete the STD 204 may elect not to do business with the state. If the payee does not complete the STD 204 and the required payee data is not otherwise provided, payment may be reduced for federal and state backup withholding. Amounts reported on Information Returns (Form 1099) are in accordance with the Internal Revenue Code (IRC) and the California Revenue and Taxation Code (R&TC).

Section 1 – Payee Information
Name – Enter the name that appears on the payee's federal tax return. The name provided shall be the tax liable party and is subject to IRS TIN matching (when applicable).
• Sole Proprietor/Individual/Revocable Trusts – enter the name shown on your federal tax return. • Single Member Limited Liability Companies (LLCs) that is disregarded as an entity separate from its owner for federal tax purposes - enter the name of the individual or business entity that is tax liable for the business in section 1. Enter the DBA, LLC name, trade, or fictitious name under Business Name. • Note: for the State of California tax purposes, a Single Member LLC is not disregarded from its owner, even if they may be disregarded at the Federal level. • Partnerships, Estates/Trusts, or Corporations – enter the entity name as shown on the entity’s federal tax return. The name provided in Section 1 must match to the TIN provided in section 3. Enter any DBA, trade, or fictitious business names under Business Name.

Business Name – Enter the business name, DBA name, trade or fictitious name, or disregarded LLC name.

Mailing Address – The mailing address is the address where the payee will receive information returns. Use form STD 205, Payee Data Record Supplement to provide a remittance address if different from the mailing address for information returns, or make subsequent changes to the remittance address.

Section 2 – Entity Type
If the Payee in Section 1 is a(n)… THEN Select the Box for… Individual ● Sole Proprietorship ● Grantor (Revocable Living) Trust disregarded for federal tax purposes Sole Proprietor/Individual Limited Liability Company (LLC) owned by an individual and is disregarded for federal tax purposes Single Member LLC-owned by an individual Partnerships ● Limited Liability Partnerships (LLP) ● and, LLC treated as a Partnership Partnerships Estate ● Trust (other than disregarded Grantor Trust) Estate or Trust Corporation that is medical in nature (e.g., medical and healthcare services, physician care, nursery care, dentistry, etc. ● LLC that is to be taxed like a Corporation and is medical in nature Corporation-Medical
Corporation that is legal in nature (e.g., services of attorneys, arbitrators, notary publics involving legal or law related matters, etc.) ● LLC that is to be taxed like a Corporation and is legal in nature Corporation-Legal
Corporation that qualifies for an Exempt status, including 501(c) 3 and domestic non-profit corporations. Corporation-Exempt Corporation that does not meet the qualifications of any of the other corporation types listed above ● LLC that is to be taxed as a Corporation and does not meet any of the other corporation types listed above Corporation-All Other
Section 3 – Tax Identification Number
The State of California requires that all parties entering into business transactions that may lead to payment(s) from the state provide their Taxpayer Identification Number (TIN). The TIN is required by R&TC sections 18646 and 18661 to facilitate tax compliance enforcement activities and preparation of Form 1099 and other information returns as required by the IRC section 6109(a) and R&TC section 18662 and its regulations.

Section 4 – Payee Residency Status
Are you a California resident or nonresident?
• A corporation will be defined as a "resident" if it has a permanent place of business in California or is qualified through the Secretary of State to do business in California.
• A partnership is considered a resident partnership if it has a permanent place of business in California. • An estate is a resident if the decedent was a California resident at time of death. • A trust is a resident if at least one trustee is a California resident. o For individuals and sole proprietors, the term "resident" includes every individual who is in California for other than a temporary or transitory purpose and any individual domiciled in California who is absent for a temporary or transitory purpose. Generally, an individual who comes to California for a purpose that will extend over a long or indefinite period will be considered a resident. However, an individual who comes to perform a particular contract of short duration will be considered a nonresident.

For information on Nonresident Withholding, contact the Franchise Tax Board at the numbers listed below:

Withholding Services and Compliance Section: 1-888-792-4900 E-mail address: [email protected] For hearing impaired with TDD, call: 1-800-822-6268 Website: www.ftb.ca.gov Section 5 – Certification
Provide the name, title, email address, signature, and telephone number of individual completing this form and date completed. In the event that a SSN or ITIN is provided, the individual identified as the tax liable party must certify the form. Note: the signee may differ from the tax liable party in this situation if the signee can provide a power of attorney documented for the individual.

Section 6 – Paying State Agency
This section must be completed by the state agency/department requesting the STD 204.

Privacy Statement
Section 7(b) of the Privacy Act of 1974 (Public Law 93-579) requires that any federal, state, or local governmental agency, which requests an individual to disclose their social security account number, shall inform that individual whether that disclosure is mandatory or voluntary, by which statutory or other authority such number is solicited, and what uses will be made of it. It is mandatory to furnish the information requested. Federal law requires that payment for which the requested information is not provided is subject to federal backup withholding and state law imposes noncompliance penalties of up to $20,000. You have the right to access records containing your personal information, such as your SSN. To exercise that right, please contact the business services unit or the accounts payable unit of the state agency(ies) with which you transact that business.

All questions should be referred to the requesting state agency listed on the bottom front of this form.

DocuSign Envelope ID: F74358CF-6871-48E2-A9B8-82774D245566 Attachment 1

Reso No. (CM)
Meeting Date: 041123 SWZ ______ RM ______ WPL ______
1 RESOLUTION NO. __________ (CM)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE ACCEPTING A $13,416 GRANT FROM THE CALIFORNIA STATE
LIBRARY; AUTHORIZING AND DIRECTING THE CITY MANAGER TO
EXECUTE ANY NECESSARY GRANT DOCUMENTS; AND

APPROPRIATING SUCH FUNDS TO THE SPECIAL GRANTS FUND
WHEREAS, the City of Watsonville was awarded a $13,416 grant from the California State Library for the “Learning Adventure” program that will provide access and education about State Parks to under-resourced community members; and WHEREAS, the funds will be utilized for staff time, State Park interpreters, marketing/learning materials and charter buses.

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

1. Adopting a Resolution accepting a grant from the California State Library does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.

2. That the Council hereby accepts the California State Library Grant, in the amount of $13,416 for the “Learning Adventure” program.

3. That the City Manager is hereby authorized and directed to execute said Agreement for and on behalf of the City of Watsonville, any and all documents required by the California State Library including, but not limited to, the grant agreement, with minor revisions that may be approved by the City Manager and the City Attorney, and any reports, extensions or amendments as necessary to implement this grant.

Reso No. (CM)
Meeting Date: 041123 2

4. That the $13,416 grant is hereby appropriated to the Special Grants Fund [0260].
********************************

1 Reso No. ______ (CM)
Meeting Date: 041123
RESOLUTION NO.__________ (CM)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WATSONVILLE NOMINATING MEMBER TO THE COUNTY OF SANTA

CRUZ LATINO AFFAIRS COMMISSION
WHEREAS, the Board of Supervisors of the County of Santa Cruz established the Latino Affairs Commission and has requested that the City Council of the City of Watsonville nominate two (2) at-large members.

WHEREAS, on January 17, 2023, the City Council adopted Resolution No. 15-23 (CM) nominating Council Member Salcido to the County of Santa Cruz Latino Affairs Commission, which term ended on April 1, 2023.

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

1. Adopting a Resolution nominating a member to the Latino Affairs Commission does not meet CEQA's definition of a “project,” because the action does not have the potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment.

2. That Council Member Kristal Salcido is hereby nominated by Council to the County of Santa Cruz Latino Affairs Commission, which term will end April 1, 2027, coinciding with the term for County Supervisorial District 5.

3. That the City Clerk is hereby directed to transmit a copy of this Resolution to the person nominated and to the Board of Supervisors of Santa Cruz County. ********************************

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx Agenda Report
MEETING DATE: Tuesday, April 11, 2023
TO: City Council
FROM: COMMUNITY DEVELOPMENT DIRECTOR MERRIAM

PRINCIPAL PLANNER ORBACH
THROUGH: CITY MANAGER MENDEZ
SUBJECT: ADOPTION OF AN INITIAL STUDY/MITIGATED NEGATIVE

DECLARATION AND MITIGATION MONITORING AND

REPORTING PROGRAM IN COMPLIANCE WITH THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT; APPROVAL OF A

SPECIAL USE PERMIT WITH DESIGN REVIEW AND
ENVIRONMENTAL REVIEW (APP. NO.

RECOMMENDED ACTION:

The Planning Commission recommends that the City Council adopt resolutions taking the following actions:
a) Adopting the Initial Study/Mitigated Negative Declaration (“IS/MND”) and Mitigation Monitoring and Reporting Program (“MMRP”)prepared for the project in compliance with the California Environmental Quality Act (CEQA); and
b) Approving a Special Use Permit with Design Review and Environmental Review (App.

No. 2138) to allow the construction of a new warehousing and distribution facility totaling 155,847± square feet on an 11.5± acre site located at 200 Manabe Ow Road (APN 018- 711-33) and approving a Public Improvement Agreement for the Design of Two Roundabouts and fair share contribution towards construction of the roundabouts and authorizing the City Manager to execute the Agreement.
c) Approving an amendment to the Manabe Ow Business Park Specific Plan to remove two internal streets from the Land Use Plan and Circulation Plan.

BASIC PROJECT DATA:

APPLICATION NO.: 2138 APN: 018-711-33
LOCATION: 200 Manabe Ow Road
LOT SIZE: 11.5± acres

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx PROJECT DESCRIPTION:

The applicant proposes to construct a new distribution facility totaling 155,847± square feet on an 11.5± acre site (“project”). The overall project development includes drive aisles and parking areas, stormwater detention facilities, landscaping, bicycle racks, and trash enclosure as well as construction of a 12-foot-wide access road and dedication of a City access easement along the inside of the south and west property lines and outside of the north property line to Manabe Ow Road for maintenance of the regional drainage channel that runs inside the western property line. Project entitlements consist of a Special Use Permit with Design Review and Environmental Review. The applicant is also seeking a Specific Plan Amendment.

BACKGROUND:

In 2006, the city and the property owners of this property and other nearby properties entered into an annexation agreement which stipulated the land uses the property could be developed for and requirements for a planning process that included preparation of a specific plan.

Subsequently, the Manabe Ow Specific Plan was prepared and approved by the City Council on October 26, 2010.

Prior to 2013, the property was in agricultural production. In 2015, the property owner of the land north of the subject property received development and building permits to construct a 200,000-square-foot Federal Express (FedEx) sortation facility. The project applicant constructed the backbone infrastructure envisioned by the Specific Plan along the northern boundary of the subject property. The infrastructure consists of utilities, storm drains, and street improvements from Ohlone Parkway to the FedEx site at 300 Manabe Ow Road.

On December 15, 2015, the City of Watsonville Public Works Department issued Excavation & Grading Permit #EG2015-6 for the placement of up to 145,000 cubic yards (CU) of engineered fill on the West Ohlone parcels (APN: 018-711-5, 25, & 26) including the project parcel at what is now 200 Manabe Ow Road. This work was completed before November 2016. The engineered fill covered the project site almost in its entirety (except the regional drainage ditch along the western property boundary).

In June 2018, Benjamin Ow, on behalf of Ow Family-Ohlone Parkway, LLC, previous owner of the subject property, applied for an unconditional Certificate of Compliance (COC) for three parcels on Manabe Ow Road. A COC is a document where the City affirms that the parcels which are the subject of the COC are legal lots of record that may be developed. A COC was requested by the owner because a potential tenant of the property required a legal lot of record guarantee.

On July 16, 2018, the application for a Minor Land Division (PP2018-164) to adjust property boundaries for APNs 018-711-05, -29, & -30 at 100-298 Manabe Ow Road, was approved by the Minor Land Division Committee, and the COC was recorded with the Santa Cruz County Recorder’s Office on July 24, 2018, under document numbers 2018-0022647 (Parcel 1), 2018- 0022648 (Parcel 2), and 2018-0022649 (Parcel 3). Assessor’s Parcel Map No. 18-71 was updated, and the three parcels were assigned APN numbers 018-711-33 (Parcel 1), 018-711- 34 (Parcel 2), and 018-711-35 (Parcel 3).

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx On August 12, 2021, the applicant, Lone Oak – Watsonville, L.L.C., submitted Lot Line Adjustment application PP2021-2373 to request approval to adjust the lot line between two adjoining parcels (APNs 018-711-33 and 018-711-34). At the time of the application for the lot line adjustment, the property owner had not initiated the process of address assignment for the properties, so the expected future address for APN 018-711-33, 200 Manabe Ow Road, was used.

On October 18, 2021, the application for a Lot Line Adjustment for APNs 018-711-33 and 018- 711-34 was approved by the Minor Land Division Committee and the COC was recorded with the Santa Cruz County Recorder’s Office on November 1, 2021, under document numbers 2021- 0054519 (APN: 018-711-33) and 2021-0054518 (APN: 018-711-34).

On July 30, 2021, the applicant submitted Application No. 2138 to request approval of a Special Use Permit with Design Review and Environmental Review for a new 155,847-square-foot warehousing and distribution facility on an 11.5-acre parcel located at 200 Manabe Ow Road (APN: 018-711-33). On August 23, 2022, staff informed the applicant that the application was complete. The completeness determination allowed the project to proceed to the next step in the process: preparation and circulation of the Initial Study and Mitigated Negative Declaration for public review and comment.

On October 18, 2022, City Staff filed a Notice of Intent to Adopt a Mitigated Negative Declaration (NOI) for the 200 Manabe Ow Road Distribution Facility Project with the Santa Cruz County Clerk of the Board (Attachment 3).

On October 20, 2022, City Staff posted physical copies of the NOI on-site at 200 Manabe Ow Road as well as at the southwest corner of the Ohlone Parkway/Manabe Ow Road roundabout, and at Seaview Ranch Park (adjacent to the residential neighborhood overlooking the Manabe Ow Business Park Specific Plan area and the subject parcel). Staff mailed the NOI to adjacent property owners, owners and residents/occupants of residential properties within 300 feet of the property, and individuals, agencies, and Native American tribal representatives included on the interested parties list. City Staff posted the NOI electronically on the “Public Hearings & Legal Notices” page of the City website and physically on the public notice board at City Hall. The NOI, IS/MND, Notice of Completion, and Summary Form were also uploaded to the State Clearinghouse (SCH No. 2022100465), with a review period of October 21, 2022, to November 21, 2022.

On October 21, 2022, the 30-day public review period for the Initial Study and Mitigated Negative Declaration for a new distribution facility at 200 Manabe Ow Road began.

On November 21, 2022, the 30-day public review period for the Initial Study and Mitigated Negative Declaration for a new distribution facility at 200 Manabe Ow Road ended.

On November 29, 2022, City Staff received the final draft of the Initial Study and Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (MMRP) from MIG.

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx On March 21, 2023, the City of Watsonville Planning Commission approved Resolution Numbers 03-23 (PC), 04-23 (PC), and 05-23 (PC) by a vote of 6-0-1 (with one abstention) recommending the City Council:
a) Adopt the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the project in compliance with the California Environmental Quality Act (CEQA);
b) Approve a Special Use Permit with Design Review and Environmental Review (App.

No. 2138) to allow the construction of a new warehousing and distribution facility totaling 155,847± square feet on an 11.5± acre site located at 200 Manabe Ow Road (APN 018-711-33); and
c) Approve an amendment to the Manabe Ow Business Park Specific Plan to remove two internal streets from the Land Use Plan and Circulation Plan.

The Planning Commission also included in the recommendation that the City Council consider the neighborhood and residents as part of their deliberation, and recommended additional signage for trucks to follow the designated truck route and stay away from the residential neighborhoods on Ohlone Parkway. Special Use Permit Condition #20 requires the installation of two new truck-route signs at the intersections of Manabe Ow Road and Ohlone Parkway, directing traffic towards West Beach Street.

DISCUSSION:

Standard of Review & Process Overview
The approval of a Special Use Permit with Design Review and Environmental Review is an adjudicative/quasi-judicial decision and requires findings, either for denial, or as recommended, for approval that is supported by substantial evidence. Those findings are included as Exhibit A of the Resolution for approval of the Special Use Permit with Design Review. The Specific Plan Amendment is a legislative decision that must be approved by the City Council, and findings are included in Exhibit A of the Resolution for approval of the Specific Plan Amendment.

Existing Site
The 11.5± acre project site includes the properties located at 200 Manabe Ow Road. Situated along the south side of Manabe Ow Road, the site is adjacent to the Watsonville Slough, Highway 1, the Santa Cruz Regional Transportation Commission (SCRTC) rail corridor, and an adjacent industrial zoned parcel at 100 Manabe Ow Road.

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx FIGURE 1 Aerial view of the project site and surrounding Area Source: Santa Cruz County GIS, 2020
The site was in agricultural production through 2015 and has been vacant since. Significant grading occurred on the property in 2016 concurrent with construction of the FedEx distribution facility at 300 Manabe Ow Road and the supporting infrastructure that included the bridge over Watsonville Slough and Manabe Ow Road.

The site topography is predominantly flat, with steeper terrain along the south, west, and north property boundaries. Elevations range from 15 to 25 feet above mean sea level (AMSL). The FEMA Base Flood Elevation for the site is 23 feet. According to the Geotechnical Engineering Investigation prepared by Intertek PSI, the site is underlain by Holocene-aged (Quaternary) basin deposits, including approximately 170 feet of alluvium (Qa) with roughly 320 feet of Aroma Red Sands of Allan (Qal), with the Purisima Formation (Tpa) below.

The site is currently undeveloped with no site improvements, grassland vegetation covering most of the site, and dense brush occurring in areas along Watsonville Slough to the north and an existing drainage ditch to the west.

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx Prior to 2012, the Watsonville Slough adjacent to the property was little more than an agricultural drainage ditch at the bottom of the bluff separating the residential neighborhoods and the adjacent farmland. However, in 2006, the Manabe-Burgstrom property owners dedicated 25 acres of land to the City of Watsonville for wetland rehabilitation as part of the annexation agreement for the area that would become the Manabe-Ow Business Park Specific Plan area.

Phase 1 of the restoration, which took place in the upstream reaches of the slough, was completed in 2007. Then, in 2012, the City of Watsonville, with funding and support from the Resource Conservation District of Santa Cruz County, the Santa Cruz Regional Transportation Commission (RTC), State Water Resources Control Board (SWRCB), and Caltrans, undertook Phase 2 of the wetland rehabilitation program that widened the waterway, introduced native plants, and established the thriving slough ecosystem visible today.

Proposed Project
Project Overview
The project proposes to construct a rectangular two-story industrial warehouse structure totaling 155,847 square feet of floor area, including a two-story office within the building containing approximately 15,900 square feet of office space and a 555-square foot receiving office. A new 12-foot, six-inch tall screen wall would be constructed along the northwestern boundary of the proposed truck court, and a nine-foot tall decorative security fence would be constructed around the western, southern, and eastern boundary of the truck court area and exit driveway.

The proposed warehouse would operate as a distribution facility that operates 24 hours per day, Monday through Friday. Proposed operations would include multiple shifts of warehouse, delivery, and office employees.

The property owner, Reyes Holdings, acquired the Golden Brands business in 2020 and is proposing to invest to continue to grow and modernize the business. The legacy operations had long outgrown their current facility located at 270 West Riverside Drive in Watsonville as the business changed over the years. Refrigerated storage space, dock doors, and truck parking spaces are now bottlenecks to safe and efficient operations at that location. The new facility will alleviate the bottlenecks and provide a state-of-the-art operation, which highlights Reyes’ commitment to its employees, the environment, and the community. The move would also make a strategically located industrial building along West Riverside Drive/CA-129 available for a new tenant. A comparison of the existing and proposed facilities is included in Table 1 below.

Table 1 Existing vs. Proposed Reyes Holdings Facilities Existing Facility Proposed Facility
Structure Leased Owned
Building 59,700 sq. ft. 155,847 sq. ft.

Truck Docks 3 + Exterior Ramp 20
Truck Parking 15 positions 33 positions
Refrigerated Storage 900 sq. ft. 15,750 sq. ft.

Truck Service None 4,500 sq. ft.

Employee Amenities Minimal  Fitness Center

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx  Hospitality/Training Center
 EV Charging
 Outdoor Amenity Space
 Bike Access
Sustainability Solutions Minimal  Solar
 LED Light/Controls
 EV Service Vehicles
 Water conservation
 Increased insulation
 Electric MHE
 Efficient, natural
refrigerants for Keg
storage
Circulation and Parking
The project would include two un-signalized access driveways along the northern border of the site. One full access (two-way) driveway for passenger vehicles and delivery vans would be located at the northeast corner of the site on Manabe Ow Road, and one wider full access (twoway) driveway primarily for trucks and heavy vehicles would be located at the elbow on Manabe Ow Road south of the bridge, in the northern portion of the site. The project would be required to construct a small traffic circle or center median in the knuckle/partial cul-de-sac at the truck/heavy vehicle entrance. The two driveways connect to two-way drive aisles that form a loop around the periphery of the site and provide access to parking stalls along the east and north sides of the building, as well as to truck trailer parking areas and loading bays on the west side of the building. The location of the truck trailer parking spaces and loading bays on the west side of the building, facing away from the nearby residential areas to the northeast, will reduce noise and improve aesthetics for residents and pedestrians utilizing the walking paths along the slough.

The project also includes a 12-foot-wide access road along the southern, western, and northern property lines to provide access for City of Watsonville Public Works crews performing quarterly maintenance of the regional drainage ditch that runs the length of the property just inside the western property line. A proposed condition of approval would require the applicant to record a 29-foot-wide storm drain easement along the western property line that will include the regional drainage ditch and the 12-foot-wide City access road. The project also proposes an access road for City vehicles across the City property adjacent to the northwestern lot line to allow City vehicles to exit after maintaining the regional drainage ditch.

The project proposes to provide the following parking facilities:
 93 Automobile parking stalls
 20 Truck dock stalls
 33 Truck trailer parking stalls
 10 Bicycle stalls (in racks)

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx  10 Long-term bicycle lockers
 8 Accessible parking spaces
 10 Electric vehicle (EV) parking spaces
 16 Clean air/vanpool electric vehicle parking stalls
Short-term bicycle racks would be located at the front of the building, and long-term bicycle storage lockers would be located inside the building.

Landscaping
The project would remove existing brush and shrubs on the site and install new landscaping including turf, shrubs, groundcover and trees around the borders of the site, and trees within the parking areas. Approximately 102, 24-inch box trees are proposed along the perimeter and within the automobile parking areas of the site, with a total area of approximately 106,325 square feet of landscaping. The proposed landscaping includes approximately 40,209 square feet of bio-retention areas as part of the project’s onsite stormwater runoff treatment system.

Based on early feedback from Watsonville Wetlands Watch, the project was modified to include 1,286 square feet of native riparian vegetation plantings off-site in a five-foot-wide buffer strip along the City access road adjacent to the slough. The native riparian vegetation is proposed to include coyote brush, California grey rush, yellow monkeyflower, deer grass, California coffee berry, and blue-eyed grass.

Lighting
Outdoor lighting for the project would be provided using 20- and 35-foot pole-mounted LED fixtures in the parking areas. The number of fixtures per pole would vary with the location of the pole but would be determined by the lighting plan included in the project. All of the fixtures would be cut-off type, with light being directed downward. The proposed building would have LED architectural wall sconces, with the number and location of the fixtures determined by the lighting plan (Attachment 1, Sheet ES-100 & ES-101). All proposed lighting is designed in conformance with City standards.

Grading
The project site is relatively flat, however, grading would be required for the construction of the proposed facilities. The proposed cut is approximately 10,800 cubic yards (CY) of material, with a proposed fill of approximately 24,800 CY, requiring an import of 14,000 CY of fill. The import of fill would be required to create elevated building pads to construct finished floor elevations two feet above the base flood elevation of 23 feet.

Construction
Construction is anticipated to last approximately 14 months, beginning in summer 2023.

Manabe Ow Business Park Specific Plan
The proposed project is located in the West Business Park Planning Area of the Manabe-Ow Business Park Specific Plan (MOBPSP). Adopted in 2010, the MOBPSP governs 95 acres, including the FedEx property, the vacant land on the south side of Watsonville Slough wrapping

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx around the Seaview Ranch subdivision, Stone Creek Apartments, and Las Brisas subdivision, and the Sunshine Gardens subdivision.

FIGURE 2 Manabe-Ow Specific Plan Boundary Line
Source: Manabe-Ow Business Park Specific Plan, 2010
Measure U (2002) identified the property as being suited for annexation and development with a mix of job-generating office, flexible-use, and light industrial uses, commercial retail, and workforce housing. The City expected the area to help meet its economic growth objectives by accommodating up to 2,100 new jobs over a 25-year period. Deed restrictions prohibited “Big box” retail stores on the site, and a 25-acre portion of the site was set aside for environmental protection and expansion of the Watsonville slough system.

The Project Vision for the business park described the area as follows:

The 95 gross-acre (53 net acres of business park and retail) Manabe-Ow Business Park (MOBP) Specific Plan is anticipated to be the primary new employment and economic development area in the City of Watsonville over the next 25 years.

Within the commercial areas, a business park setting is envisioned. Varying building sizes and architectural styles will be constructed to support the needs of existing and future local and regional businesses, from corporate headquarters to small light industrial and manufacturing start-ups.

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx FIGURE 3 Existing & Surrounding Land Uses
Source: Manabe-Ow Business Park Specific Plan, 2010
Land Use Plan
Figure 3-2: Land Use Plan (Figure 4 below) in the MOBPSP illustrates the location and relationship of the permitted land uses within the MOBP, including business park, open space, retail, residential, and roadways. The Land Use Plan serves as the main reference for all planning work and implementation activities within the MOBP. The four land use zoning districts established for the MOBP site include:

1. Business Park District;

2. Retail Overlay District;

3. Workforce Housing District; and

4. Environmental/Open Space District

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx FIGURE 4 Land Use Plan
Source: Manabe-Ow Business Park Specific Plan, 2010
Circulation Plan
The Circulation Plan in the MOBPSP describes the circulation improvements, including vehicular, bicycle, pedestrian, and public transportation desired by the City to serve the business park. Figure 4-1: Street Network (Figure 5 below) illustrates the hierarchical pattern of various street types serving the transportation needs of the site. The MOBPSP acknowledges that modifications to the circulation requirements and standards contained within the chapter “may be approved by the City Council if deemed necessary to facilitate development of the business park” (p.4-1).

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx FIGURE 5 Circulation Plan
Source: Manabe-Ow Business Park Specific Plan, 2010
Creativity and Flexibility
The MOBPSP acknowledges the challenges facing future developers of the site, with the location in the floodplain requiring up to eight feet of fill and new infrastructure such as roads, utilities, and a bridge over Watsonville Slough being required for site development. Due to these challenges, multiple sections of the specific plan call out that “development of the site requires creativity and flexibility in density, product type, design, and entitlement processing to help the City meet its economic (job growth) objectives.” Section 1.5, Specific Plan Purpose and Authorization, also states that “the MOBP is not intended to be a rigid document; rather it has been developed to provide as much flexibility as allowed by State law and by local ordinance.” The specific plan specifically identifies several methods to encourage economically feasible development that include “construction of infrastructure that is only required to functionally serve the project” (p.3-1). This desire for creativity and flexibility is an important factor in reviewing the proposed project’s consistency with the specific plan.

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx Development Standards Review
The table below illustrates how the project complies with the development standards of the Business Park District Development Standards found in MOBPSP Table 3-2.

Table 2 MOBPSP Plan Business Park District Development Standards Table 3-2: BP District Development Standards
Required Proposed
Minimum Lot Area & Dimension Requirements
Area (Interior Lot) 20,000 sq. ft. 502,319 sq. ft.

Street Frontage (Interior) 75-100 ft. 417 ft.

Minimum Yard Setback Requirements
Front Yard 10 ft. 121 ft.

Rear Yard 0 ft. 156 ft.

Side Yard - East 0 ft. 60 ft.

Side Yard - West 0 ft. 211 ft.

Landscape Requirements
Site Coverage 10% of Total Area 21% (106,325 sq. ft.)
Perimeter Landscaping
(Parking adjacent to a public
street)
5 ft. >5 ft. (Varies)
Other Requirements
Maximum Building Height 50 ft. 48 ft.

Floor Area Ratio (FAR) 0.3 0.32
Parking – Wholesaling with
Stock (with Warehousing)
5 spaces plus 1 space for
each employee on the shift
with the maximum number of
personnel – 40 spaces
40 spaces
Parking – Office 1 space per 300 sq. ft. – 53
spaces
53 spaces
Total Parking 93 spaces 93 spaces
Bicycle Storage Facilities 2% of total parking spaces – 2 spaces
10 Bicycle stalls (racks)
10 Long-term bicycle lockers
Driveway Entrances Driveways from public
roadways shall be spaced at
100 ft. minimum
260 ft.

Permitted Uses Warehousing exceeding 30%
of the floor area of a
business requires a Special
Use Permit (SUP)
Special Use Permit
Requested
Special Use Permit
Section 3.5 of the MOBPSP includes a requirement that “any warehousing exceeding 30% of the floor area of a business will require a Special Use Permit.” Ninety percent (90%) of the floor area of the proposed warehouse/distribution center is warehousing use, so the project requires a Special Use Permit.

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx 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 provided that 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). On March 21, 2023, the Planning Commission adopted Resolution No. 04-23 (PC) recommending the City Council approve a Special Use Permit with Design Review and Environmental Review (App. No. 2138) to allow the construction of a new warehousing and distribution facility totaling 155,847± square feet on an 11.5± acre site located at 200 Manabe Ow Road (APN 018-711-33).

With approval of a Special Use Permit, the proposed project complies with the development standards for the Manabe-Ow Business Park Specific Plan.

Design Review
All new construction, exterior remodeling, additions, or changes in use requiring additional parking, which involve structures used for multi-family residential, commercial, industrial or public purpose are subject to Design Review (WMC §14-12.400). No Building Permit shall be issued for a development subject to Design Review until a Design Review Permit has been approved in accordance with WMC Chapter 14-12 and conditions of approval have been met.

When considering applications for Design Review, the Planning Commission and/or City Council shall evaluate the impact of the Design Review on and its compatibility with surrounding properties and neighborhoods to ensure the appropriateness of the development and make the findings set forth in WMC §14-12.403. The findings for a Design Review Permit are substantially similar to those required for Special Use Permits, except for the finding set forth in WMC §14-

12.403(e), which requires that additional design elements be addressed.

The project design includes siting towards the rear of the lot away from nearby residential areas and truck loading bays that face Highway 1 rather than the residential neighborhoods nearby or other adjacent uses in order to minimize noise impacts. The building frontage, with the clearly defined entry with unique architectural features, faces the nearby residential neighborhoods.

The bulk, height, and color of the structure are comparable to the bulk, height, and color, of other existing and proposed industrial structures in the immediate neighborhood. The building design, features, and materials are suitable and appropriate for the industrial use and create an interesting and distinctive architectural character, with an attractive and easily identifiable entrance from the public roadway.

Little to no light would spill over onto residential properties across the slough or into nearby riparian habitat, so the project would not create a visual impact. Any spillover light would be further obscured from view by landscape plantings and fencing. Stormwater detention basins and landscaping surround the warehouse/distribution facility and parking lot, further mitigating the visual impacts of the development. Therefore, the project is not anticipated to create a new source of potential light spillover or glare nuisance.

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx Based on the information above, Staff determined that the proposed project complies with the Design Review standards.

Specific Plan Amendment
As designed, the proposed project would not comply with the Land Use Plan and Circulation Plan because the building footprint is situated in the location of the planned Business Park Road South and Connection Road as identified in the MOBPSP. According to the Circulation Plan, the purpose of Business Park Road South is to “provide connectivity between the West and North Business Park Planning Areas,” and the purpose of Connection Road is “providing access to the southern areas adjacent to the Southern Pacific Railway” (p.4-1). The proposed development at 200 Manabe Ow Road follows the model of the FedEx development in the North Business Park, which has one large warehousing and distribution facility in the middle of the parcel instead of Business Park Road North surrounded by multiple smaller businesses. The proposed development on the adjacent parcel at 100 Manabe Ow Road follows the same pattern of development, with one large, centrally-located, warehouse/distribution facility taking up the majority of the parcel. Connectivity between the West and North Business Park Planning Areas is provided by Manabe Ow Road and the bridge over the Watsonville Slough. As such, Business Park Road South and Connection Road are currently barriers to development in the West Business Park Planning Area. Chapter 4.1 (Circulation Plan) of the Manabe-Ow Business Park Specific Plan states that “modifications to the circulation requirements and standards contained in this chapter (with certain exceptions noted) may be approved by the City Council if deemed necessary to facilitate development of the business park” (p.4-1).

The applicant is proposing a Specific Plan Amendment to remove Business Park Road South and Connection Road from the Manabe-Ow Business Park Specific Plan to facilitate development of the proposed warehousing and distribution facility. Removing the two internal streets requires the removal or modification of several maps and figures, as well as some related text, including:

1. p.1-8 - Figure: Illustrative build-out of MOBP - Internal roads removed

2. p.3-3 - Illustrative Plan - Internal roads removed

3. p.3-5 - Land Use Plan - Internal roads removed

4. p.3-11 - Figure: Relationship to the Southern Pacific Railway ("Connection Road ROW" replaced with "Manabe Ow Road")

5. p.3-11 - Figure: Relationship to Sea View Ranch – Figure removed

6. p.3-28 - 3.3.1 Retail Overlay District Development Standards – Replace “the Connection Road” with “Manabe Ow Road”

7. p.3-29 - Figure: RO District development standards diagram – Remove “Connection Road”

8. p.3-31 - Figure: Conceptual retail site design - Connection Road removed

9. p.3-59 - Phasing Plan - Option 1 - Internal roads removed

10. p.3-60 - Phasing Plan Option 2 – Remove “the Connection Road and”

11. p.3-61 - Phasing Plan - Option 2 - Internal roads removed

12. p.3-62 - Phasing Plan - Option 3 - Internal roads removed

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13. p.4-1 - Vehicular Circulation – Remove “Within the West Business Park, a connector loop road will be constructed providing access to the southern areas adjacent to the Southern Pacific Railway. A north south road will also be constructed parallel to Highway 1.”

14. p.4-3 - Street Network - Internal roads removed

15. p.4-6 - Industrial Street - Business Park Road (North and South) - Whole page, text and figure, removed

16. p.4-7 - Figure: Business Park Road (North and South) Cross Section - Whole page, text and figures, removed

17. p.4-8 - Figure: Key Map - Slough Overpass Bridge - Internal roads removed

18. p.4-10 - Figure: Key Map - Slough Road (West and East) - Internal roads removed

19. p.4-12 - Industrial Street - Connection Road - Whole page, text and figure, removed

20. p.4-13 - Figure: Connection Road Cross Section - Whole page, text and figure, removed

21. p.4-14 - Figure: Key Map – Residential Street - Internal roads removed

22. p.4-18 - 4.3 Pedestrian, Bicycle and Trail Circulation – Remove “two,” “s,” and “and Business Park Road North/South.”

23. p.4-19 - Pedestrian & Bicycle Circulation - Internal roads removed

24. p.5-2 - Wet Utilities Plan - Internal roads removed Redlined and clean copies of the proposed Specific Plan Amendment are located at:
https://cityofwatsonville.org/DocumentCenter/Index/157 under Planning Documents > Projects > 200 Manabe Ow Rd – Distribution Facility > Specific Plan Amendment.

In order to approve the Specific Plan Amendment, the City Council must make the findings in WMC §14-12.904. The findings with Staff analysis are below. a) That the proposed location of the development and proposed conditions under which it will be operated or maintained is consistent with the goals and policies embodied in the General Plan;
Staff Analysis: The City’s participation in Action Pajaro Valley (APV) resulted in grass roots community organization which put Measure U on the November 5, 2002, ballot.

Measure U established the City’s current urban growth boundary including the 95-acre Manabe Ow site. Measure U was approved by over 60% of the voters and was integrated into the 2005 General Plan in 2002. The 95-acre Manabe Ow properties were specifically annexed in 2006 to serve as a job creation area in accordance with policies of the 2005 General Plan that supported the development of light industrial properties that provide jobs and establish a small workforce housing component.

The plan establishes specific guidance for the development of the circulation network and infrastructure necessary to serve the specific plan area. It provides specific development standards and land use processes for new buildings that can be proposed by future developers and establishes specific design guidelines for building design, landscaping, streetscape, and other critical components.

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx The Specific Plan approval process provides the public process necessary to inform residents of future plans for the site and identifies conditions for development that achieve the goals and policies of the General Plan.

The proposed Specific Plan Amendment, which removes Business Park Road South and Connection Road, does not modify or remove the design guidelines or development standards of the adopted Manabe-Ow Business Park Specific Plan. In addition, Staff reviewed the proposed project at 200 Manabe Ow Road and determined, based on substantial evidence, that the project was consistent with the goals, policies, and implementation measures of the 2005 General Plan (Special Use Permit Resolution, Exhibit A).
b) That the proposed development is in accordance with the purposes and objectives of this title and, in particular, will further the purposes stated for each zoning district; Staff Analysis: The MOBPSP established distinct requirements for the Business Park Development Standards, Retail Overlay District, and the Workforce Development District.

The plan provides specific guidance including development standards, land use standards, design guidelines, and infrastructure standards to clearly identify how future projects will integrate with existing surrounding land use development. The MOBPSP provides significantly more guidance than the existing zoning districts in the area and provides clear environmental impact analysis of potential improvements as part of a Master Environmental Impact Report for the site.

The MOBPSP, as amended by the proposed Specific Plan Amendment, contains all of the required contents identified in WMC §14-12.902(b), and is consistent with the purpose of the Industrial Park (IP) zoning district, as described in WMC §14-16.500. Removal of the Business Park Road South and Connection Road will allow for the development of two new job-generating and state-of-the-art industrial warehousing and distribution facilities.
c) That the development will not be detrimental to the public health, safety or welfare of persons residing or working in or adjacent to such a development and properties or improvements in the vicinity or to the general welfare of the City.

Staff Analysis: The Master Environmental Impact Report (MEIR) for the MOBPSP clearly indicated that the development of the specific plan area, with the suggested mitigation measures, will not create significant environmental impacts. The Initial Study and Mitigated Negative Declaration (IS/MND) for this project, which would build a new warehousing and distribution facility at 200 Manabe Ow Road, determined that the proposed project, with the suggested mitigation measures, will not create any significant new environmental impacts not analyzed in the MOBPSP MEIR.

The development and land use guidelines in the specific plan establish clear processes that future projects must follow in order to obtain approvals from the City. The MOBPSP outlines how the plan area will be developed over the 25-year timeframe of the plan and

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx establishes thresholds where specific improvements are required to reduce impacts on the surrounding community.
d) That the Specific Plan and resulting development will be consistent with the provisions of Article 8 of Chapter 3 of Division I of Title 7 of the California Government Code, commencing with Section 65450.

Staff Analysis: The Specific Plan was developed in accordance with Section 65450 of the California Government Code and includes all the required sections and analysis required by the State and the City’s Specific Plan Ordinance, WMC §14-12.900. The Specific Plan includes a General Plan Consistency analysis, a land use analysis that identifies distribution, location, intensity, and the extent of land use impacts on surrounding areas.

The Specific Plan identifies necessary infrastructure required to serve the project, including circulation, wet utilities, dry utilities, and financing mechanisms to develop these improvements. The Specific Plan also identifies design guidelines and environmental resource protection plans to make sure the project fits within the surrounding land uses and establishes an implementation program to work with the property owners to create the infrastructure necessary to move the project forward over the life of the Specific Plan.

All these sections meet the requirements of Section 65450 of the California Government Code.

These findings are included in Exhibit A of the resolution for the Specific Plan Amendment.

Traffic Analysis
The main impact of the proposed project requiring consideration in relation to the issuance of a Special Use Permit is traffic. Traffic impacts were analyzed in a Transportation Impact Study (TIS) provided by Kimley-Horn.

Recent changes in the California Environmental Quality Act require lead agencies to analyze vehicle trips created by a project under Vehicle Miles Travelled (VMT) rather than Level of Service (LOS). The project VMT impacts were evaluated in the IS/MND utilizing the City’s adopted VMT Policy (Resolution No.205-22), which established the following: VMT as the appropriate metric for evaluating transportation-related impacts under CEQA, VMT thresholds of significance, screening criteria, transportation demand management (TDM) strategies, and a VMT Mitigation Banking Program. The project impacts were determined to be “Less Than Significant with Mitigation Incorporated.” Mitigation includes a combination of TDM measures and payment of a VMT Mitigation Banking Program fee of $114,315.42 that will fund currently unfunded bicycle and pedestrian infrastructure projects identified in City planning documents.

The VMT Mitigation Banking Program fee was calculated by multiplying the number of employees by the 1.0 VMT per employee times $1,524.21 per VMT (75 employees x 1.0 VMT per employee x $1,524.21 per VMT = $114,315.42).

The City of Watsonville 2005 General Plan, however, utilizes LOS rather than VMT to evaluate the impacts of traffic generated by a proposed development. General Plan Policy 10.C requires the City to “maintain a minimum LOS D on all arterial and collector streets serving the City” and Implementation Measure 10.C.2 requires developments that would contribute to a deterioration

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx of existing service levels below LOS D to “provide the necessary improvements, contribute to their provisions through the payment of traffic impact fees, or otherwise mitigate impacts to maintain at least an LOS D.” The Kimley-Horn TIS determined that the project would bring additional employee vehicle trips to the area, which would decrease the LOS at two intersections along Ohlone Parkway to below LOS D. Therefore, in order for the City Council to make General Plan consistency findings, the project needs to address the deterioration of LOS at the affected intersections.

The Manabe-Ow Business Park Specific Plan envisioned up to 1,025,000 sq. ft. of new development in the business park area. Based on this level of development and the associated traffic impacts, the Master Environmental Impact Report (MEIR) for the Manabe-Ow Business Park Specific Plan called for the installation of roundabouts at the Ohlone Parkway/Loma Vista Drive and Ohlone Parkway/Lighthouse Drive intersections once development in the area crossed certain square footage thresholds, as described in the following mitigation measures:
 Mitigation Measure - MM-3.12-2 - A roundabout at the intersection of Ohlone Parkway/Lighthouse Drive shall be constructed when approximately 825,000 square feet of the proposed project has been constructed. The estimated cost of this improvement is approximately $300,000 dollars. This traffic mitigation project would be funded by a new traffic fee ordinance which would raise sufficient funds to construct the traffic mitigation projects which are the sole obligation of the project once the square footage triggers are reached.
 Mitigation Measure - MM-3.12-5 - Prior to the construction of 720,000 square feet of the proposed project, a roundabout shall be constructed at the intersection of Ohlone Parkway/Loma Vista Drive. The estimated cost of this improvement is approximately $300,000 dollars. This traffic mitigation project would be funded by a new traffic fee ordinance which would raise sufficient funds to construct the traffic mitigation projects which are the sole obligation of the project once the square footage triggers are reached.

Due to the current development pattern, with several large industrial warehouse structures rather than many smaller structures, at full build-out the proposed and projected developments will not exceed the 720,000 sq. ft. (70%) or 825,000 sq. ft. (80%) square footage thresholds requiring installation of roundabouts. However, the LOS impacts to those intersections will still occur, as documented in the project’s Transportation Impact Study. As such, the roundabouts are necessary to mitigate the deterioration of LOS at the affected intersections.

Following the General Plan goals, policies, and implementation measures and the MOBPSP MEIR Mitigation Measures, staff adjusted the thresholds based on the as-built and projected development in the MOBPSP planning area, based on the large industrial warehouse development patterns, which will only reach approximately 660,000 sq. ft. Utilizing this approach, the 720,000 sq. ft. (70%) threshold became 461,805 sq. ft. and the 825,000 sq. ft. (80%) threshold became 527,777 sq. ft.

The total square footage of the existing development at 300 Manabe Ow Road (FedEx) and the proposed development at 200 Manabe Ow Road (Reyes) would total approximately 345,847 sq. ft., which does not exceed the 461,805 sq. ft. threshold for the installation of the roundabout at

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx Ohlone Parkway/Loma Vista Drive. To distribute the design, construction, and funding of the two roundabouts in an equitable manner and expedite the roundabout design and construction process, the proposed conditions of approval require the applicant to design the roundabouts for both the Ohlone Parkway/Loma Vista Drive and Ohlone Parkway/Lighthouse Drive intersections and pay fair share contributions to the construction of both roundabouts. Future developments in the Manabe-Ow Business Park Specific Plan area will construct the two roundabouts as they cross the 70% and 80% square footage thresholds. This approach complies with the applicable General Plan goals, policies, and implementation measures and reflects the intent of the mitigation measures of the Manabe-Ow Business Park Specific Plan Master Environmental Impact Report (MEIR).

The project will also generate truck trips, but those trucks will utilize the truck route that leads from the project site towards West Beach Street and away from the nearby residential areas. A condition requiring the applicant to install additional truck route signage directing truck traffic towards West Beach Street to ensure truck drivers follow the correct route has been included in the conditions of approval.

The MOBPSP MEIR identified seven additional intersections with unacceptable levels of service (LOS) during the weekday AM and PM peak hours and traffic improvements needed to mitigate the Manabe-Ow Business Park project impacts. The MEIR included mitigation measures with estimated traffic improvement costs and fair share contribution amounts for the future traffic trips generated by the project. Those mitigation measures, with corresponding intersections, traffic improvement costs, and fair share contributions are listed below.

1. Mitigation Measure 3.12-3 – West Beach Street/Walker Street, $300,000, 77.1%

2. Mitigation Measure 3.12-4 – Main Street/West Riverside Drive, $200,000, 11.5%

3. Mitigation Measure 3.12-6a – Highway 1 NB Ramps/Highway 129 – Riverside Drive, $250,000, 12.2%

4. Mitigation Measure 3.12-6b – Highway 1 NB Ramps/Highway 129 – Riverside Drive, $250,000, 53%

5. Mitigation Measure 3.12-7 – Ohlone Parkway/Main Street, $200,000, 19.9%

6. Mitigation Measure 3.12-10 – Green Valley Road/Main Street, $1,000,000, 11%

7. Mitigation Measure 3.12-11 – Highway 1 NB Ramp/Harkins Slough Road, $520,000,

0.7%
To determine the project’s fair share contribution, Staff first multiplied the traffic improvement costs by the identified fair share contribution percentage for the Manabe-Ow Business Park project. Staff then multiplied the resulting cost by 90.8%, which is the Manabe-Ow Business Park percentage of trip generation versus the residential portion (Sunshine Gardens), and then divided the resulting amount by the total estimated square footage of development for the park (1,025,577) to get a cost per square foot. Then, to get the fee per square foot for the proposed project, Staff multiplied by the total proposed square footage of the project (155,847) by the cost per square foot to get the project’s fair share contribution towards the traffic improvements. An example calculation for Mitigation Measure 3.12-3 is below.  Mitigation Measure 3.12-3 – W. Beach / Walker Signal

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx o 77.1% of 300,000 = $231,300
o $231,300 X 90.8% = $210,020.40
o $210,020.40 / 1,025,577 SF = $0.20478 per square foot o $0.20478 X 155,847 SF = $31,914.35
Condition of Approval #27 requires the applicant to pay a total of $78,749.49 in order to mitigate the proposed project’s impacts on the intersections identified in the MOBPSP MEIR mitigation measures.

General Plan
The project site is designated Industrial on the General Plan Land Use Diagram and is within the Industrial Park (IP) Zoning District. The purpose of the Industrial designation is to serve the industrial needs of the community. Allowed uses include: wholesale sales; storage; heavy commercial; transportation services; warehousing; construction; fabrication and trade shops; general manufacturing; food processing; and related services, businesses, and uses.

The proposed project is consistent with the following General Plan goals, policies, and implementation measures concerning industrial land use, local employment, land use suitability, street and highway facilities, truck transportation, natural resources, air quality, water quality, soil conservation, and archaeological resources:
 Goal 4.4: Industrial Land Use – Achieve economic diversification, living wage employment, the preservation of agricultural economic base of the Pajaro Valley, and maintain a balance among jobs, housing, and other urban land uses.  Goal 4.6: Local Employment – Promote a variety of employment opportunities within the city providing living wage jobs to Watsonville residents. Stimulate creation of 7,500 additional jobs by 2005. Pursue opportunities for job skill training.  Goal 4.7: Land Use Suitability – Ensure that the orderly development of land for the needs of the existing and projected population within the City Limit and Sphere of Influence is based on the land’s overall suitability, including: the accessibility of existing and proposed public facilities, services, and utilities; physical and financial constraints; and/or growth inducing impacts.
 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.
 Implementation Measure 4.D.2: Design and Open Space – The City shall require that new industrial development be designed to blend with the natural environment and incorporate adequate open space and landscaping to provide aesthetically pleasing buffer from residential land use. Additionally, on-site recreational space for employees and resource protection for environmentally sensitive habitats shall be required, where appropriate.

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx  Implementation Measure 4.D.6: Street and Roadside Improvements – The City will develop a plan for the improvement of streets and roadsides within the Redevelopment District to better facilitate movement within the district and to decrease negative commercial and industrial traffic impacts and associated health and safety impacts.  Policy 4.F: Economic Development – The City shall plan for economic development.  Implementation Measure 4.F.3: Balanced Land Uses – The City shall encourage local employment opportunities by maintaining a balance among major land uses.  Policy 4.G: Land Use Suitability – The City shall encourage the development of urban uses on those lands best suited for urban uses and discourage it on lands unsuited for urban uses.
 Implementation Measure 4.G.4: Environmental Management – The City shall not permit new development to encroach upon lands zoned for Environmental ManagementOpen Space (EM-OS).  Policy 4.I: Land Use Regulation – The City shall regulate future urban development to be consistent with the goals of this General Plan.
 Implementation Measure 4.I.4: Environmental Review – The City shall use the environmental review process to ensure that project mitigations sustain and implement the policies of this General Plan, reduce environmental impacts to acceptable levels, and make adequate provisions for public safety.
 Implementation Measure 4.I.6: Traffic Mitigations – The City shall place traffic impact mitigations on new development consistent with the policies of the Transportation and Circulation chapter (10) and City standards for access, parking, and roadway improvements.
 Goal 10.1: Street and Highway Facilities – Plan and provide for a safe, efficient, and environmentally sensitive network of streets and highways for the movement of people and goods.
 Goal 10.8: Truck Transportation – Recognize the importance of truck transportation to the Watsonville area and to plan for the safe, unobtrusive movement of trucks.  Implementation Measure 10.A.2: Costs of Improvements – The City shall use the development review process to ensure that new development projects creating a need for additional roadway improvements pay an appropriate share of the costs, based on traffic impact fees and assessment districts.
 Policy 10.C: Level of Service – The City shall maintain a minimum Level of Service D (LOS D) on all arterial and collector streets serving the City except for those accepted to

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx operate at less than an LOS D in the 1988-2005 Major Streets Master Plan as updated in 1992.
 Implementation Measure 10.C.2: Project Funding – The City shall require as a condition of approval that all development or rezoning which would contribute to a deterioration of existing service levels below LOS D, provide the necessary improvements, contribute to their provision through the payment of traffic impact fees, or otherwise mitigate impacts to maintain at least an LOS D. Where existing conditions are already below LOS D, any new development must mitigate traffic conditions to the extent of preventing further deterioration in level of service or, if possible, improving level of service.
 Policy 10.E: Planning for Transit – The City shall use its land use planning authority to enhance the use of transit.
 Implementation Measure 10.F.4: Transportation Systems Management – The City shall encourage major public and private employers to prepare and implement a Transportation Systems Management program (TSM), which may include, but is not limited to, ride sharing, van pooling, preferential parking, flex-time, employee bus pass programs, and other incentives for transit use.
 Policy 10.U: Truck Facilities and Routing – Commodity movement utilizing trucks shall be encouraged and facilitated while related impacts on City streets are minimized to the extent possible.
 Implementation Measure 10.U.1: On-Site Facilities – The City shall use the development review process to ensure that new development which depends on large truck transportation provides on-site facilities sufficient to mitigate the impacts related to truck size, weight, and noise.
 Implementation Measure 10.U.2: Access Improvements – The City shall require developers of commercial and industrial property to improve the street immediately adjacent to the project access point to standards which accommodate the weight and length of trucks entering the project site.
 Implementation Measure 10.U.4: Truck Maneuvering – The City shall use the development review process to require that commercial and industrial development projects provide adequate on-site commercial delivery space that does not block access to adjacent streets, or require backing maneuvers on public roads for either entering or leaving.
 Policy 10.V: Commercial Truck Routes – The City shall take all reasonable actions to prevent heavy truck traffic from using neighborhood collector streets.

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C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx  Implementation Measure 10.V.2: Truck Route Signing – The City shall continue efforts to clearly designate appropriate truck routes and discourage the use of neighborhood collector streets for commercial truck use.
 Goal 9.3: Natural Resources – Identify and protect the natural resources of the Watsonville Planning Area.
 Implementation Measure 9.B.6: Environmental Review – The City shall conduct an appropriate environmental review process and require that proposed projects adjacent to, surrounding, or containing wetlands be subject to a site-specific analysis which will determine the appropriate size and configuration of areas to buffer wetlands from urban development.
 Goal 9.4: Air Quality – Maintain or improve the present air quality level within the Pajaro Valley.
 Policy 9.C: Air Quality – The City shall cooperate with the Monterey Bay Unified Air Pollution Control District (MBUAPCD) to maintain and improve regional air quality.  Implementation Measure 9.C.4: Design Review – The City shall require new development to include considerations for transit, Transportation Demand Management (TDM), and alternative travel modes in project designs including but not limited to transit stops, car and van pool preferred parking, and bicycle access and storage facilities.  Implementation Measure 9.C.5: Industrial and Commercial Development – The City shall as part of its development review process and CEQA process place conditions on new industrial and commercial development responding to the stationary and transportation related air quality impacts.
 Implementation Measure 9.C.9: Environmental Review – The City shall use the environmental review process to determine both stationary source and transportation related potential air quality impacts for project proposals.  Implementation Measure 9.C.10: Construction-related Impacts – The City shall require construction contractors to implement a dust abatement program to reduce the effect of construction on local PM10 concentrations.
 Goal 9.5: Water Quality – Ensure that surface and groundwater resources are protected.  Implementation Measure 9.D.5: Wetland Protection – Where drainage from developments involves discharge into sloughs or wetlands, grease, sediment traps, or other protection measures shall be required. Mitigation monitoring shall be required and enforced by the City to ensure performance as appropriate.  Goal 9.6: Soil Conservation – Preserve and protect the soil resources throughout the community and minimize the environmental degradation caused by soil erosion,

4/6/2023 3:13:30 PM
C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx construction impacts on soils, and deterioration of water quality caused by suspended solids.
 Goal 9.10: Archaeological Resources – Identify and protect prehistoric resources for their scientific, educational, and cultural values.
 Policy 9.H: Archaeological Resources – The City shall foster and provide for the preservation of cultural resources and artifacts of historic and prehistoric human occupation within the Pajaro Valley.
 Implementation Measure 9.H.2: Protection Measures – The City shall notify the Regional Office, California Archaeological Site Survey, and the Ohlone Indian Cultural Association of projects within identified archaeological sensitive areas. An archaeological site survey by a professional archaeologist may also be required.

Supportive evidence of the proposed project’s consistency with these General Plan goals, policies, and implementation measures is located in Exhibit A of the Special Use Permit Resolution.

The project would create a new warehousing/distribution use in an existing industrial zone and the site abuts existing utilities that can serve the project.

The project is also consistent with all development regulations of the Industrial Park (IP) Zoning District and the development regulations of the Business Park District of the Manabe-Ow Business Park Specific Plan.

The proposed project does not encroach on land designated Environmental Management.

However, staff is proposing as a condition of approval a requirement that the project install an access road for City vehicles across the City property adjacent to the northwestern lot line to allow vehicles to exit after maintaining the regional drainage channel that runs within the project’s western boundary. If approved, the property owner will be granting an access easement along the entirety of the southern and western lot lines to the City to allow for access to a water main along the southern lot line and maintenance of the regional drainage channel along the western lot line. The property owner will install native drought-tolerant vegetation along the northern side of the access road adjacent to the slough to support biological resources and improve the aesthetics of the access road by screening it from the view of pedestrians utilizing the nearby walking path along the Watsonville Slough.

Pursuant to WMC Section 6-3-535, the project is also required to comply with the City’s postconstruction stormwater requirements, which are intended to minimize stormwater pollution and thereby protect receiving waterbodies, such as rivers, creeks, and wetlands.

In summary, Staff has reviewed and analyzed the project thoroughly, and based on a review of the General Plan’s goals and policies, Staff has determined that the proposed project is in harmony with the overall intent of the City’s General Plan goals and policies, including those pertaining to industrial land use, local employment, land use suitability, street and highway

4/6/2023 3:13:30 PM
C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx facilities, truck transportation, natural resources, air quality, water quality, soil conservation, and archaeological resources.

A Resolution approving a Special Use Permit with Design Review and Environmental Review (App. No. 2138) to allow the construction of a new warehousing and distribution facility totaling 155,847± square feet on an 11.5± acre site located at 200 Manabe Ow Road (APN 018-711-33) is included for consideration by the City Council.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
An Initial Study has been prepared for the project in accordance with the provisions of CEQA.

The Initial Study addresses the potential physical environmental effects of the project for each of the environmental topics outlined in Appendix G of the CEQA Guidelines.

Impacts to biological resources, cultural resources, hazards and hazardous materials, noise, transportation and tribal cultural resources were found to be potentially significant but mitigable to less than significant. Impacts to other resource areas and environmental topics were found to be less than significant without mitigation.

The Initial Study was made available for public review and comment from October 21, 2022, to November 21, 2022.

The Public Review Draft of the Initial Study is located on the City website at:
https://cityofwatsonville.org/DocumentCenter/View/19933/200-Manabe-Ow-Road-DistributionFacility-ISMND Table 2 provides a list of the federal, state, regional and/or local agencies along with private organizations and individuals that commented on the Initial Study.

Table 2 List of Commenters
Commenter Agency/Group/Organization
Federal Agencies
None
State Agencies
California Department of Fish and Wildlife
California Department of Transportation
Regional and Local Agencies
John Gerbrandt County of Santa Cruz Environmental Health Division
Organizations, Businesses, and Individuals
Gary Ho Blum Collins & Ho, LLP, on behalf of Golden
State Environmental Justice Alliance
Donna Bradford Watsonville Wetlands Watch
Valentin Lopez Amah Mutsun Tribal Band
Response to Comments

4/6/2023 3:13:30 PM
C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx City Staff received six public comment letters on the Initial Study. One of those comment letters, from Blum Collins & Ho, LLP on behalf of the Golden State Environmental Justice Alliance, was subsequently withdrawn. Despite being withdrawn, the comments from that letter were addressed with the rest of the comments in the Response to Comments, Errata, and Mitigation Monitoring and Reporting Program (MMRP).

Errata
The Errata document provides the changes to the final IS/MND that were identified as being needed during the analysis and preparation of responses to comments received during the public review period to clarify or amplify the information provided in the Public Draft IS/MND. The changes provide revisions to various sections of text, tables, and mitigation measures contained in the Public Draft IS/MND.

Recirculation
Per Section 15073.5 of the CEQA Guidelines, a lead agency is required to recirculate a negative declaration when the document must be substantially revised after public notice of its availability has previously been given, but prior to its adoption. A “substantial revision” of the negative declaration that would require recirculation is defined in the Guidelines as when:
1) A new, avoidable significant effect is identified and mitigation measures or project revisions must be added in order to reduce the effect to insignificance, or 2) The lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required.

None of the changes to the 200 Manabe Ow Road Distribution Facility Project IS/MND contained in the Errata document and none of the information included in the related Response to Comments document amount to substantial revisions as defined in Section 15073.5 of the CEQA Guidelines. All of the changes reflected in the Errata document and information provided in the Response to Comments document amount to minor modifications which merely clarify, amplify, and make insignificant modifications to the IS/MND and as such there is no requirement to recirculate the IS/MND for additional public review and comment on account of the changes made to the IS/MND via the Errata document and new information provided via the Response to Comments document.

The Response to Comments, Errata, and MMRP are located on the City website at:
https://cityofwatsonville.org/DocumentCenter/Index/157 under Planning Documents > Projects > 200 Manabe Ow Rd – Distribution Facility > Environmental Review.

The City, has prepared an IS/MND for the project, which includes the original IS/MND, the Response to Comments document, and the IS/MND Errata document.

A Resolution to adopt the IS/MND and required findings, in accordance with Public Resources Code section 21080(c) and CEQA Guidelines section 15074, is included for consideration by the City Council. The Resolution and its findings adopt and impose feasible mitigation measures to reduce the identified significant environmental impacts of the project. A Mitigation Monitoring and Reporting Program (MMRP) for the project is included as part of this action (Exhibit A of the

4/6/2023 3:13:30 PM
C:\Program Files\eSCRIBE\TEMP\15132590306\15132590306,,,Report - 200 Manabe Ow Road Warehouse Distribution Facility.docx Resolution). The purpose of the MMRP is to ensure the mitigation measures adopted in the findings for the project are implemented in accordance with CEQA requirements.

All identified mitigation measures are incorporated as conditions of approval.

STRATEGIC PLAN:

This project is consistent with the following Strategic Plan Priorities:
3-Infrastructure & Environment
4-Economic Development
FINANCIAL IMPACT:

The Project applicant would pay certain development impact fees . These one-time fees paid to the City by developers are used to offset additional costs, such as extending public services to a site along with partially funding road improvements.

ALTERNATIVE ACTION:

The Council may deny the requested Special Use Permit with Design Review and Environmental Review (App. No. 2138) and the Specific Plan Amendment and not adopt the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the project, provided the Council provides substantial evidence contrary to making required findings.

ATTACHMENTS AND/OR REFERENCES (If any):
1 – 200 Manabe Ow Road – Plan Set – 09/01/2022
2 – 200 Manabe Ow Road – Standard of Review and Process Overview 3 – NOI to Adopt IS/MND for 200 Manabe Ow Road
4 – 200 Manabe Ow Road Public Improvement Agreement

PROJECT TEAM

ARCHITECT OF RECORD

CIVIL ENGINEER
RYAN A+E, INC.
4275 EXECUTIVE SQUARE, SUITE 370

LA JOLLA, CA
PHONE: (858) 812-7910

LORI JOHNSON
[email protected]
GBxMB AT WATSONVILLE, CA 95706

ELECTRICAL

BOWMAN & WILLIAMS CIVIL ENGINEERS

AND LAND SURVEYORS
3949 RESEARCH PARK COURT, SUITE 100
SOQUEL, CA 95073
PHONE: (831) 426-3560

JOEL RICCA
[email protected]
KRAEMER CONSULTING ENGINEERS, P.L.L.C.
2050 WEST WHISPERING WIND DR., SUITE 158
PHOENIX, AZ 85085
PHONE: (602) 285-1669
JAMES JONES, JR.
[email protected]

LANDSCAPE ARCHITECT
SSA LANDSCAPE ARCHITECTS, INC.
303 POTRERO ST., SUITE 40-C
SANTA CRUZ, CA 95060
PHONE: (831) 459-0455

CHRISTIAN HARRIS
[email protected]
OWNER

PROJECT MANAGER

DESIGN/BUILDER
RYAN COMPANIES US, INC.
4275 EXECUTIVE SQUARE, SUITE 370

LA JOLLA, CA
PHONE: (858) 812-7910

MICHAEL BEADLE
[email protected]
RYAN COMPANIES US, INC.
533 SOUTH THIRD STREET, SUITE 100
MINNEAPOLIS, MN 55415
PHONE: (612) 492-4679

MARK SHEFCHIK
[email protected]
LONE OAK-WATSONVILLE, L.L.C
6250 NORTH RIVER ROAD
ROSEMONT, IL 60018
(847) 430-9766

PEHR PETERSON
[email protected]

PROJECT LOCATION MAP(S)

LEGAL DESCRIPTION
PARCEL 1:

SITUATE IN THE CITY OF WATSONVILLE, COUNTY OF SANTA CRUZ, STATE OF

CALIFORNIA AND

BEING A PORTION OF THE LANDS CONVEYED TO OW FAMILY-OHLONE PARKWAY, LLC , A CALIFORNIA LIMITED LIABILITY COMPANY, BY GRANT DEED RECORDED OCTOBER 13, 2015 AT 11:28 AM IN DOCUMENT NO. 2015-0041365 OFFICIAL RECORDS OF SANTA CRUZ COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT ON THE NORTHWESTERN BOUNDARY OF THE LANDS

CONVEYED TO THE SANTA CRUZ COUNTY REGIONAL TRANSPORTATION COMMISSION BY QUITCLAIM DEED RECORDED OCTOBER 12, 2012 AT 8:36 AM IN DOCUMENT NO. 2012-0050154 OFFICIAL RECORDS OF SANTA CRUZ COUNTY FROM WHICH THE

INTERSECTION OF SAID NORTHWESTERN BOUNDARY WITH THE EASTERN BOUNDARY OF CALIFORNIA STATE HIGHWAY ROUTE NO. 1 AS SHOWN ON THAT CERTAIN MAP ENTITLED "RECORD OF SURVEY - MANABE WETLANDS RESTORATION PROJECT" FILED FOR RECORD MAY 22, 2015 IN VOLUME 123 OF MAPS, PAGE 21, SANTA CRUZ COUNTY RECORDS BEARS SOUTH 51° 10' 29" WEST 455.11 FEET DISTANT; THENCE FROM SAID

POINT OF BEGINNING AND LEAVING SAID NORTHWESTERN BOUNDARY OF THE SANTA CRUZ COUNTY REGIONAL TRANSPORTATION COMMISSION NORTH 29° 28' 42" WEST 766.89 FEET TO THE SOUTHERN BOUNDARY OF MANABE OW ROAD, A CITY STREET 78

FEET WIDE, AS CONVEYED TO THE CITY OF WATSONVILLE, A MUNICIPAL CORPORATION BY GRANT DEED RECORDED SEPTEMBER 1, 2016 AT 7:47 AM IN DOCUMENT NO. 2016- 0032795 OFFICIAL RECORDS OF SANTA CRUZ COUNTY; THENCE ALONG SAID SOUTHERN BOUNDARY THEREOF SOUTH 53° 27' 55" WEST 90.14 FEET TO A POINT OF CURVATURE; THENCE ALONG A TANGENT CURVE TO THE LEFT WITH A RADIUS OF 31.00 FEET, THROUGH A CENTRAL ANGLE OF 26° 55' 45" AND AN ARC LENGTH OF 14.57 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 52.00 FEET, THROUGH A CENTRAL ANGLE OF 152° 53' 17" AND AN ARC LENGTH OF 138.76 FEET TO THE END OF SAID CURVE; THENCE NORTH 36°
36' 52" WEST 4.47 FEET TO THE SOUTHERN BOUNDARY OF THE LANDS CONVEYED TO

THE CITY OF WATSONVILLE, A MUNICIPAL CORPORATION, BY GRANT DEED RECORDED JANUARY 30, 2012 AT 8:07 AM IN DOCUMENT NO. 2012-0004808 OFFICIAL RECORDS OF SANTA CRUZ COUNTY; THENCE LEAVING SAID MANABE OW ROAD AND ALONG THE

LAST SAID SOUTHERN BOUNDARY CONVEYED TO THE CITY OF WATSONVILLE THEREOF SOUTH 53° 27' 55" WEST 268.38 FEET TO THE INTERSECTION WITH THE AFOREMENTIONED EASTERN BOUNDARY OF CALIFORNIA STATE HIGHWAY ROUTE NO. 1; THENCE LEAVING THE LANDS OF THE CITY OF WATSONVILLE AND ALONG SAID EASTERN BOUNDARY THEREOF SOUTH 29° 28' 42" EAST 808.19 FEET AND SOUTH 24° 48' 19" EAST 56.38 FEET TO THE HEREINABOVE SAID NORTHWESTERN BOUNDARY OF THE

LANDS CONVEYED TO THE SANTA CRUZ COUNTY REGIONAL TRANSPORTATION COMMISSION; THENCE LEAVING CALIFORNIA STATE HIGHWAY ROUTE NO. 1 AND ALONG SAID NORTHWESTERN BOUNDARY THEREOF NORTH 51° 10' 29" EAST 455.11 FEET TO THE POINT OF BEGINNING OF THIS DESCRIPTION.

THIS LEGAL DESCRIPTION IS MADE PURSUANT TO THAT CERTAIN CERTIFICATE OF COMPLIANCE RECORDED JULY 24, 2018, AS INSTRUMENT NO. 2018-022647 OF OFFICIAL RECORDS.

PARCEL 2:

SITUATE IN THE CITY OF WATSONVILLE, COUNTY OF SANTA CRUZ, STATE OF

CALIFORNIA AND

BEING A PORTION OF THE LANDS CONVEYED TO OW FAMILY-OHLONE PARKWAY, LLC ,

A CALIFORNIA LIMITED LIABILITY COMPANY, BY GRANT DEED RECORDED OCTOBER 13, 2015 AT 11:28 AM IN DOCUMENT NO. 2015-0041365 OFFICIAL RECORDS OF SANTA CRUZ COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT ON THE NORTHWESTERN BOUNDARY OF THE LANDS

CONVEYED TO THE SANTA CRUZ COUNTY REGIONAL TRANSPORTATION COMMISSION BY QUITCLAIM DEED RECORDED OCTOBER 12, 2012 AT 8:36 AM IN DOCUMENT NO. 2012-0050154 OFFICIAL RECORDS OF SANTA CRUZ COUNTY FROM WHICH THE

INTERSECTION OF SAID NORTHWESTERN BOUNDARY WITH THE EASTERN BOUNDARY OF CALIFORNIA STATE HIGHWAY ROUTE NO. 1 AS SHOWN ON THAT CERTAIN MAP ENTITLED "RECORD OF SURVEY - MANABE WETLANDS RESTORATION PROJECT" FILED FOR RECORD MAY 22, 2015 IN VOLUME 123 OF MAPS, PAGE 21, SANTA CRUZ COUNTY RECORDS BEARS SOUTH 51° 10' 29" WEST 925.48 FEET DISTANT; THENCE FROM SAID

POINT OF BEGINNING AND LEAVING SAID NORTHWESTERN BOUNDARY OF THE SANTA CRUZ COUNTY REGIONAL TRANSPORTATION COMMISSION NORTH 21° 38' 53" WEST 641.87 FEET TO THE SOUTHERN BOUNDARY OF MANABE OW ROAD, A CITY STREET 78

FEET WIDE, AS CONVEYED TO THE CITY OF WATSONVILLE, A MUNICIPAL CORPORATION BY GRANT DEED RECORDED SEPTEMBER 1, 2016 AT 7:47 AM IN DOCUMENT NO. 2016- 0032795 OFFICIAL RECORDS OF SANTA CRUZ COUNTY; THENCE ALONG SAID SOUTHERN BOUNDARY THEREOF SOUTH 68° 21' 07" WEST 392.77 FEET TO A POINT OF CURVATURE; THENCE ALONG A TANGENT CURVE TO THE LEFT WITH A RADIUS OF 627.00 FEET, THROUGH A CENTRAL ANGLE OF 14° 53' 18" AND AN ARC LENGTH OF 162.93 FEET TO THE END OF SAID CURVE; THENCE LEAVING SAID MANABE OW ROAD SOUTH 29° 28' 42" EAST 766.89 FEET TO THE INTERSECTION WITH THE

HEREINABOVE DESCRIBED NORTHWESTERN BOUNDARY OF THE LANDS CONVEYED TO THE SANTA CRUZ COUNTY REGIONAL TRANSPORTATION COMMISSION; THENCE ALONG SAID NORTHWESTERN BOUNDARY THEREOF NORTH 51° 10' 29" EAST 470.37 FEET TO THE POINT OF BEGINNING OF THIS DESCRIPTION.

THIS LEGAL DESCRIPTION IS MADE PURSUANT TO THAT CERTAIN CERTIFICATE OF COMPLIANCE RECORDED JULY 24, 2018, AS INSTRUMENT NO. 2018-022648 OF OFFICIAL RECORDS.

PARCEL 3:

SITUATE IN THE CITY OF WATSONVILLE, COUNTY OF SANTA CRUZ, STATE OF

CALIFORNIA AND

BEING A PORTION OF THE LANDS CONVEYED TO OW FAMILY-OHLONE PARKWAY, LLC , A CALIFORNIA LIMITED LIABILITY COMPANY, BY GRANT DEED RECORDED OCTOBER 13, 2015 AT 11:28 AM IN DOCUMENT NO. HYPERLINK "https://docs.clarityfirst.com/meta/index? m=ff1877e0-016d-4b55-bc91-
a8998e85a21a&q=q7WmzVDH640n1ptZiJogyYeyptH4GTjjaHRy9FkwhuuKqo%3d&h= 9b9e526b-1058-47ef-90d4-a4e10995cff1"2015-0041365 OFFICIAL RECORDS OF SANTA CRUZ COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT ON THE NORTHWESTERN BOUNDARY OF THE LANDS

CONVEYED TO THE SANTA CRUZ COUNTY REGIONAL TRANSPORTATION COMMISSION BY QUITCLAIM DEED RECORDED OCTOBER 12, 2012 AT 8:36 AM IN DOCUMENT NO.

HYPERLINK "https://docs.clarityfirst.com/meta/index?m=ff1877e0-016d-4b55-bc91- a8998e85a21a&q=q7WmzVDH640n1ptZiJogyXtvlAWUrdIWNfpCcfvbJL0%3d&h= 90327197-b699-4a7f-9edc-c72eb77b9565"2012-0050154 OFFICIAL RECORDS OF SANTA

CRUZ COUNTY FROM WHICH THE INTERSECTION OF SAID NORTHWESTERN

BOUNDARY WITH THE EASTERN BOUNDARY OF CALIFORNIA STATE HIGHWAY ROUTE NO. 1 AS SHOWN ON THAT CERTAIN MAP ENTITLED "RECORD OF SURVEY - MANABE WETLANDS RESTORATION PROJECT" FILED FOR RECORD MAY 22, 2015 IN HYPERLINK "https://docs.clarityfirst.com/meta/index?m=ff1877e0-016d-4b55-bc91- a8998e85a21a&q=q7WmzVDH640n1ptZiJogybiCj38y6qeajouFPRIZ3XE%3d&h= 428b5998-34c7-422e-837a-416ad648abf7"VOLUME 123 OF MAPS, PAGE 21, SANTA CRUZ COUNTY RECORDS BEARS SOUTH 51° 10' 29" WEST 925.48 FEET DISTANT; THENCE

FROM SAID POINT OF BEGINNING AND LEAVING SAID NORTHWESTERN BOUNDARY OF THE SANTA CRUZ COUNTY REGIONAL TRANSPORTATION COMMISSION NORTH 21° 38' 53" WEST 641.87 FEET TO THE SOUTHERN BOUNDARY OF MANABE OW ROAD, A CITY STREET 78 FEET WIDE, AS CONVEYED TO THE CITY OF WATSONVILLE, A MUNICIPAL CORPORATION BY GRANT DEED RECORDED SEPTEMBER 1, 2016 AT 7:47 AM IN DOCUMENT NO. HYPERLINK "https://docs.clarityfirst.com/meta/index?m=ff1877e0-016d-4b55- bc91-a8998e85a21a&q=q7WmzVDH640n1ptZiJogydpT8uccyptvd0SrE7Ik2RDLfk% 3d&h=d513f7a6-b843-4a54-ab5b-f8e2ddd87c04"2016- HYPERLINK "https://docs.clarityfirst.com/meta/index?m=ff1877e0-016d-4b55-bc91- a8998e85a21a&q=q7WmzVDH640n1ptZiJogydpT8uccyptvd0SrE7Ik2RDLfk% 3d&h=d513f7a6-b843-4a54-ab5b-f8e2ddd87c04"0032795 OFFICIAL RECORDS OF SANTA CRUZ COUNTY; THENCE ALONG SAID SOUTHERN BOUNDARY THEREOF NORTH 68° 21' 07" EAST 632.96 FEET TO A POINT OF CURVATURE; THENCE ALONG A NONTANGENT CURVE TO THE RIGHT WITH A RADIAL BEARING OF SOUTH 12° 47' 23" EAST, A

RADIUS OF

55.50 FEET, THROUGH A CENTRAL ANGLE OF 37° 09' 23'' AND AN ARC LENGTH OF 35.99 FEET TO THE END OF SAID CURVE; THENCE LEAVING SAID CURVE SOUTH 65° 38' 00" EAST 5.34 TO THE WESTERN BOUNDARY OF OHLONE PARKWAY, A CITY STREET 110 FEET WIDE) AS SHOWN ON THE ABOVE SAID RECORD OF SURVEY MAP; THENCE

LEAVING MANABE OW ROAD AND ALONG SAID WESTERN BOUNDARY OF OHLONE PARKWAY SOUTH 22° 12' 23" EAST 414.00 FEET TO THE INTERSECTION WITH THE

HEREINABOVE DESCRIBED NORTHWESTERN BOUNDARY OF THE LANDS CONVEYED TO THE SANTA CRUZ COUNTY REGIONAL TRANSPORTATION COMMISSION; THENCE ALONG SAID NORTHWESTERN BOUNDARY THEREOF SOUTH 51° 10' 29" WEST 703.47 FEET TO THE POINT OF BEGINNING OF THIS DESCRIPTION.

THIS LEGAL DESCRIPTION IS MADE PURSUANT TO THAT CERTAIN CERTIFICATE OF COMPLIANCE RECORDED JULY 24, 2018, AS INSTRUMENT NO. 2018-022649 OF OFFICIAL RECORDS.

PROJECT INFORMATION
ZONING: MANABE OW SPECIFIC PLAN IL -INDUSTRIAL
ASSESSOR'S PARCEL NUMBER: 018-711-33
LANDSCAPE AREA: 106,325 SQ.FT.

SITE SUMMARY:

GROSS SITE AREA: +/- 502,319 SQ.FT. (11.5 ACRES)
FAR CALCULATION:

BUILDING FOOTPRINT: +/- 147,380 SQ.FT. (@25.8%)
MEZZANINE: +/- 8,467 SQ.FT.

PROJECT DESCRIPTION:
± 11.5 AC OF THE TOTAL SITE WILL BE DEVELOPED FOR A NEW DISTRIBUTION FACILITY. THE BUILDING IS ±155,847 SF. THERE WILL BE A ±7,950 SF MEZZANINE FOR THE OFFICE. NEW LANDSCAPING, NEW PARKING, NEW SITE LIGHTING, NEW STORM WATER DETENTION. 9' TALL SECURITY FENCING WILL BE PLACED AROUND THE TRUCK COURT.

INDUSTRIAL USE WAREHOUSE AND DISTRIBUTION
CURRENT LAND USE: VACANT COMMERCIAL LAND LOCATED IN
THE MANABE OW SPECIFIC PLAN AREA. SITE

IS DESIGNATED AS BUSINESS PARK WITH
INDUSTRIAL USE.

PROPOSED LAND USE:

DETENTION AREA: +/- 40,209 SQ.FT. (@ 8.5%)
TOTAL BUILDING AREA: +/- 155,847 SQ.FT.

FAR = G/B
FAR = 502,319 / 155,847
FAR = .32
PARKING SUMMARY:

AUTO STALLS REQUIRED:

TRUCK DOCKS PROVIDED: 20 STALLS
TRAILER STALL PROVIDED: 33 TRAILERS
106,325 SQ.FT. / 502,319 SQ.FT = 21%
LEGAL DESCRIPTION: REFER TO TITLE SHEET
DRIVE AISLE AREA: +/- 226,474 SQ.FT.

TOTAL REQUIRED = 93 STALLS
BUILDING TYPE: TYPE IIIB FULLY SPRINKLERED ESFR
BUILDING OCCUPANCY: PRIMARY S-2 ACCESSORY S-1, B, A
UNLIMITED BUILDING AREA PER CBC 507
BUILDING SUMMARY:

AUTO STALLS PROVIDED: 93 STALLS @ .7/1000
BICYCLE STALLS PROVIDED: RACKS

LONG TERM LOCKERS
ADA STALLS:

EV STALLS:

CLEAN AIR/VANPOOL/EV STALLS:

REQUIRED: 7 PROVIDED: 8
REQUIRED: 9 PROVIDED: 9
REQUIRED: 12 PROVIDED: 12
REQUIRED: 9 PROVIDED: 10
REQUIRED: 9 PROVIDED: 10
OFFICE:
0 TO 20,000 SQUARE FEET FLOOR AREA, 1 SPACE FOR EACH 300 SF FLOOR AREA, PLUS 1 SPACE FOR EACH 500 SF FLOOR AREA IN EXCESS OF 20,000 SQUARE FEET = 53 STALLS
WAREHOUSE:
5 SPACES, PLUS 1 SPACE FOR EACH EMPLOYEE ON THE SHIFT WITH THE MAXIMUM NUMBER OF PERSONNEL = 40 STALLS
TRAILER BAY: 2 STALLS
GRADE DOORS: 6
HARDSCAPE AREA: +/- 207,776 SQ.FT.

RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076
G-1
Author Checker
701-048 2022-07-21

TITLE SHEET
Lone
Oak-Watsonville,
L.L.C.
1 07-27-21 DESIGN REVIEW SUBMITTAL
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL
4 04-18-22 DESIGN REVIEW RESUBMITTAL
5 07-15-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

W
B-50 - Interm
e
diate
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mi-Trailer W
B-5
0 - Interm
ediate
Semi-Trailer
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F
WA
TS
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VIL
L
E
2 0
1 2
-
0 0
0 4
8 0
8 CITY W
OF
AT2S0O1NVILLE 2-0004808
25' STORM DRAIN EASEMENT 2405 O.R. 616
WELL
NO. 26 SP
SP

CLEAN AIR/

VANPOOL/ EV
VEVE
V
EVEVE
EL
B
ISSECC
A
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A
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E

CLEAN AIR/

VANPOOL/ EV

CLEAN AIR/

VANPOOL/ EV

CLEAN AIR/

VANPOOL/ EV

CLEAN AIR/

VANPOOL/ EV

CLEAN AIR/

VANPOOL/ EV

CLEAN AIR/

VANPOOL/ EV

CLEAN AIR/

VANPOOL/ EV

CLEAN AIR/

VANPOOL/ EV

CLEAN AIR/

VANPOOL/ EV

CLEAN AIR/

VANPOOL/ EV
T
X v
F.E. F.E. F.E. F.E.

F.E.

F.E.

F.E. F.E.

F.E.

F.E.

F.E.

F.E. F.E. F.E. F.E.

DN
UP
UP
10 LONG TERM BIKE

LOCKERS
10 SHORT

TERM BIKE
STALLS
ADA
STALL
ADA
STALL
ADA
STALL
ADA
VAN
STALL

MONUMENT SIGN

TRANSFORMER MANABE
OW
ROAD

STORM WATER

DECORATIVE ENTRY

CARD ACCESS
ISLAND
10' STREET LIGHTS AND

FIBER OPTICS EASEMENT
2016
-0032796

WAREHOUSE
FOOTPRINT: +/
- 148,444 SF
CLEAR HEIGHT: 36'
2 STORY OFFICE
FOOTPRINT: +/
- 15,900 SF

TRUCK SHOP
FOOTPRINT: +/
- 1,077 SF
9' TALL GATE

RETAINING WALL
(SEE CIVIL FOR MORE

INFORMATION)

COMPACTOR
A-75
STORM
WATER

ADA ACCESS

OUTDOOR

BREAK AREA

GENERATOR

TRASH ENCLOSURE
PER S602B
12' WATERLINE EASEMENT

KEG BOX
FOOTPRINT: +/
- 15,384 SF

RECIEVING OFFICE
FOOTPRINT: +/- 555 SF
(7) WAREHOUSE FORKLIFT CHARGING
(7) WAREHOUSE

PALLET JACKS
(32) DRIVER JACKS
123456789
10 11
12 13
14 15
16 17
18 19
20 33 TRAILERS
12'
-6" TALL

SCREEN WALL

DECORATIVE ENTRY
75' - 7" 8' - 5"
12' ACCESS WAY

RAIL LINE
1 2
'
AC
C
E
S
S
W
AY

STORM WATER
95' - 0"
A-78
A-71
ADA
VAN
STALL
ADA
VAN
STALL

KNOX BOX

KNOX BOX

KNOX BOX

KNOX BOX
A-71 9' TALL SLIDING

DECORATIVE GATE

DEF TANK

DIRECTIONAL SIGN

CONCRETE

ROUNDABOUT

RETAINING WALL
(SEE CIVIL FOR MORE

INFORMATION)
9' TALL DECORATIVE
SECURITY FENCE A-71
9'
-0" DECORATIVE

SECURITY FENCE
9'
-0" DECORATIVE
SECURITY FENCE A-71
A-71
9'
-0" DECORATIVE

SECURITY FENCE
A-71
EV

CLEAN AIR/

VANPOOL/ EV

PROJECT INFORMATION
ZONING: MANABE OW SPECIFIC PLAN IL
-INDUSTRIAL
ASSESSOR'S PARCEL NUMBER: 018
-711
-33
LANDSCAPE AREA: 106,325 SQ.FT.

SITE SUMMARY:

GROSS SITE AREA: +/
- 502,319 SQ.FT. (11.5 ACRES)
FAR CALCULATION:

BUILDING FOOTPRINT: +/
- 147,380 SQ.FT. (@25.8%)
MEZZANINE: +/
- 8,467 SQ.FT.

PROJECT DESCRIPTION:
± 11.5 AC OF THE TOTAL SITE WILL BE DEVELOPED FOR A NEW DISTRIBUTION FACILITY. THE BUILDING IS ±155,847 SF. THERE WILL BE A ±7,950 SF MEZZANINE FOR THE OFFICE. NEW LANDSCAPING, NEW PARKING, NEW SITE LIGHTING, NEW STORM WATER DETENTION. 9'
-0" TALL SECURITY FENCING
WILL BE PLACED AROUND THE TRUCK COURT.

INDUSTRIAL USE WAREHOUSE AND DISTRIBUTION
CURRENT LAND USE: VACANT COMMERCIAL LAND LOCATED IN
THE MANABE OW SPECIFIC PLAN AREA. SITE

IS DESIGNATED AS BUSINESS PARK WITH
INDUSTRIAL USE.

PROPOSED LAND USE:

DETENTION AREA: +/
- 40,209 SQ.FT. (@ 8.5%)
TOTAL BUILDING AREA: +/
- 155,847 SQ.FT.

FAR = G/B
FAR = 502,319 / 155,847
FAR = .32
PARKING SUMMARY:

AUTO STALLS REQUIRED:

TRUCK DOCKS PROVIDED: 20 STALLS
TRAILER STALL PROVIDED: 33 TRAILERS
106,325 SQ.FT. / 502,319 SQ.FT = 21%
LEGAL DESCRIPTION: REFER TO TITLE SHEET
EMPLOYEE SCHEDULE:

DELIVERY
- GROUP A
8 MONDAY THRU FRIDAY 4:00AM TO 1:00PM

DELIVERY
- GROUP B
8 MONDAY THRU FRIDAY 5:30AM TO 2:30PM

DELIVERY
- GROUP C
8 MONDAY THRU FRIDAY 7:00AM TO 4:00PM

WAREHOUSE
- DAY
6 MONDAY THRU FRIDAY 5:00AM TO 2:00PM

WAREHOUSE
- SWING
3 MONDAY THRU FRIDAY 11:00AM TO 8:00PM

WAREHOUSE
- NIGHT 15 SUNDAY THRU

THURSDAY
6:00PM TO 4:00AM
DRIVE AISLE AREA: +/
- 226,474 SQ.FT.

TOTAL REQUIRED = 93 STALLS
BUILDING TYPE: TYPE IIIB FULLY SPRINKLERED ESFR
BUILDING OCCUPANCY: PRIMARY S
-2 ACCESSORY S
-1, B, A
UNLIMITED BUILDING AREA PER CBC 507
BUILDING SUMMARY:

AUTO STALLS PROVIDED: 93 STALLS @ .7/1000
BICYCLE STALLS PROVIDED: RACKS

LONG TERM LOCKERS
ADA STALLS:

EV STALLS:

CLEAN AIR/VANPOOL/EV STALLS:

REQUIRED: 7 PROVIDED: 8
REQUIRED: 9 PROVIDED: 9
REQUIRED: 12 PROVIDED: 12
REQUIRED: 9 PROVIDED: 10
REQUIRED: 9 PROVIDED: 10
SALES 25
ADMIN
2 MONDAY THRU FRIDAY 8:00AM TO 5:00PM
OFFICE:
0 TO 20,000 SQUARE FEET FLOOR AREA, 1 SPACE FOR EACH 300 SF FLOOR AREA, PLUS 1 SPACE FOR EACH 500 SF FLOOR AREA IN EXCESS OF 20,000 SQUARE FEET = 53 STALLS
WAREHOUSE:
5 SPACES, PLUS 1 SPACE FOR EACH EMPLOYEE ON THE SHIFT WITH THE MAXIMUM NUMBER OF PERSONNEL = 40 STALLS
TRAILER BAY: 2 STALLS
GRADE DOORS:
6 N/A N/A
HARDSCAPE AREA: +/
- 207,776 SQ.FT.

RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076
AS
-
1 Author Checker
701
-048 2022
-07
-21

SITE PLAN
Lone
Oak-Watsonville,
L.L.C.
1" = 50'-0" AS-1

SITE PLAN - DESIGN REVIEW
1 N
0 25'
50'100'250'
1"=50'
1 07
-27
-21 DESIGN REVIEW SUBMITTAL
2 09
-30
-21 DESIGN REVIEW RESUBMITTAL
3 01
-14
-22 DESIGN REVIEW RESUBMITTAL
4 04
-18
-22 DESIGN REVIEW RESUBMITTAL
GENERAL NOTES:

1. ALL GATES WILL REQUIRE THE INSTALLATION OF KNOX OVERRIDE SWITCHES.

2. EMERGENCY RESPONDER RADIO COVERAGE SYSTEM WILL BE REQUIRED.

3. ALL FIRE HYDRANTS WILL BE PRIVATE HYDRANTS AND WILL BE PAINTED SAFETY RED AND MAINTAINED IN ACCORDANCE WITH NFPA 20 & 24.

4. CLASS I STANDPIPES SHALL BE INSTALLED.

5. NO TRUCK WASHING WILL BE PERFORMED ON SITE, NO SEWER ALLOWED IN TRUCK AREA. 5 07
-15
-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

DW
DN
UP
UP
F.E. F.E. F.E. F.E.

F.E.

F.E.F.E. F.E.

F.E.

F.E. F.E. F.E. F.E. F.E. F.E.

J
J
11 I I H H G G F F E E 22 33 44 55 66 D D C C B B A A 77 3 A-5
2 A-5
1 A-5
4 A-5
1 A-61
A-6
2 A-6
2 A-6
A-31
4 A-6
4 A-6
37' - 0" 47' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 476' - 0"
60' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0"
310' - 0"
56' - 0"
33 33
33 25
34 34
33 33
8 8
39 38
3518 SF

STORAGE
103
291 SF

FIRE PUMP
ROOM
107
463 SF

ELECTRICAL
ROOM
108

SHIPPING

RECIEVING
228
Not Enclosed

SHIPPING
ENTRY
226
Not Enclosed

RESTROOM
227
Not Enclosed

RESTROOM
225
Not Enclosed

EQUIPMENT PARTS OFFICE BREAK

TRUCK SHOP RESTROOM

STORAGE

SCRUBBER
933 SF

STORAGE
161
3427 SF
CTW
113
15558 SF

KEG BOX
112
892 SF

STORAGE
114

COMBINED NUMBER OF OCCUPANTS

EXITING FROM SMALLER SPACE INTO

LARGER SPACE

NUMBER OF OCCUPANTS EXITING FROM
SPACE

NUMBER OF OCCUPANTS

UTILIZING EXITING FROM
SPACE
50 501
50 NUMBER OF OCCUPANTS

EXITING FROM ANOTHER LEVEL

INDICATES EGRESS
PATH

INDICATES EGRESS EXIT

TRAVEL DISTANCE
EGRESS
EXIT ACCESS TRAVEL DISTANCE PER:

WITH SPRINKLERS:

OCCUPANCY MAX. TRAVEL DISTANCE
BUSINESS AREAS (B) 300'
ASSEMBLY: NO FIXED SEATING (A
-2) 250'
STORAGE: ACCESSORY (S
-1) 400'

STORAGE (S
-2) 400'
UTILITY / MISC. SERVICES (U
-1) 400'

OCCUPANCY

OCCUPANCY FLOOR AREA

BUSINESS AREAS (B)

ASSEMBLY (A
-2)(A
-3)

NO FIXED SEATING
- CONCENTRATED (CHAIRS) - STANDING SPACE - UNCONCENTRATED 7 NET
5 NET
15 NET
150 GROSS

ASSEMBLY (A
-5)
NO FIXED SEATING 15 NET

STORAGE (ACCESSORY) (S
-1) 500 GROSS

STORAGE (S
-2) 500 GROSS
CIRCULATION N.O.

VERTICAL CIRCULATION N.O.

RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076 A-1
Author Checker
701
-048 2022
-07
-15

FLOOR PLAN
Lone
Oak-Watsonville,
L.L.C.
1/32" = 1'-0" A-1
DESIGN REVIEW - LEVEL 1 OVERALL FLOOR PLAN
1 OCCUPANCY LOAD 1ST FLOOR
Rm. No.

Name
Occupancy
Type
Area
S.F. Per PersonPersons
103 STORAGE 3518 SF
106 RE-PACK Not Placed
107 FIRE PUMP ROOM 291 SF
108 ELECTRICAL ROOM 463 SF
112 KEG BOX 15558 SF
113 CTW 3427 SF
114 STORAGE 892 SF
115 DRAFT Not Placed
116 TRUCK SHOP 4523 SF
117 STORAGE 192 SF
118 WAREHOUSE Not Placed
118 WAREHOUSE 114836 SF
119 RESTROOM 01 68 SF
120 WOMEN'S RESTROOM Not Placed
120 RESTROOM 02 68 SF
121 SHIPPING &

RECEIVING OFFICE
303 SF
122 DRIVERS OFFICE Not Placed
127 WAREHOUSE S-1 Not Placed 500
139 FIRE RISER ROOM Not Placed 100
140 ELECTRICAL ROOM Not Placed 100
141 DRAFT S-2 Not Placed 500
142 RE-PACK S-2 Not Placed 500
153 ELEVATOR Not Placed
153 ELEVATOR 55 SF
154 MECH. Not Placed
154 PANEL ROOM 29 SF
155 MECH ROOM Not Placed
155 DRAFT Not Placed
156 FUTURE OFFICE Not Placed
156 BIKE LOCKER Not Placed
156 BIKE LOCKER 238 SF
157 SCRUBBER 64 SF
158 WAREHOUSE Not Placed
160 ELEVATOR Not Placed
160 ELEVATOR 55 SF
161 STORAGE 933 SF
162 SHIPPING &

RECEIVING OFFICE
454 SF
250 SCRUBBER B 121534 SF 100 1215
1215
1 07
-27
-21 DESIGN REVIEW SUBMITTAL
0 15'
30'60'150'
1"=30'
N
2 09-30-21 DESIGN REVIEW RESUBMITTAL
RAMP
OCCUPANT LOAD 39 x .15 = 5.85"
72" PROVIDED
OCCUPANT LOAD 34 x .15 = 5.1"
36" PROVIDED
OCCUPANT LOAD 8 x .15 = 1.2"
36" PROVIDED
OCCUPANT LOAD 34 x .15 = 5.1"
36" PROVIDED
OCCUPANT LOAD 33 x .15 = 4.95"
36" PROVIDED
OCCUPANT LOAD 33 x .15 = 4.95"
36" PROVIDED
OCCUPANT LOAD 33 x .15 = 4.95"
36" PROVIDED
OCCUPANT LOAD 33 x .15 = 4.95"
36" PROVIDED
OCCUPANT LOAD 33 x .15 = 4.95"
36" PROVIDED
OCCUPANT LOAD 25 x .15 = 3.75"
36" PROVIDED
OCCUPANT LOAD 8 x .15 = 1.2"
36" PROVIDED
RAMP

ACCESSIBLE ENTRY
OCCUPANT LOAD 38 x .15 = 5.7"
36" PROVIDED
3 01
-14
-22 DESIGN REVIEW RESUBMITTAL
4 04
-18
-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

DW
DN
DN

COMBINED NUMBER OF OCCUPANTS

EXITING FROM SMALLER SPACE INTO

LARGER SPACE

NUMBER OF OCCUPANTS EXITING FROM
SPACE

NUMBER OF OCCUPANTS

UTILIZING EXITING FROM
SPACE
50 501
50 NUMBER OF OCCUPANTS

EXITING FROM ANOTHER LEVEL

INDICATES EGRESS
PATH

INDICATES EGRESS EXIT

TRAVEL DISTANCE
EGRESS
EXIT ACCESS TRAVEL DISTANCE PER:

WITH SPRINKLERS:

OCCUPANCY MAX. TRAVEL DISTANCE
BUSINESS AREAS (B) 300'
ASSEMBLY: NO FIXED SEATING (A
-2) 250'
STORAGE: ACCESSORY (S
-1) 400'

STORAGE (S
-2) 400'
UTILITY / MISC. SERVICES (U
-1) 400'

OCCUPANCY

OCCUPANCY FLOOR AREA

BUSINESS AREAS (B)

ASSEMBLY (A
-2)(A
-3)

NO FIXED SEATING
- CONCENTRATED (CHAIRS) - STANDING SPACE - UNCONCENTRATED 7 NET
5 NET
15 NET
150 GROSS

ASSEMBLY (A
-5)
NO FIXED SEATING 15 NET

STORAGE (ACCESSORY) (S
-1) 500 GROSS

STORAGE (S
-2) 500 GROSS
CIRCULATION N.O.

VERTICAL CIRCULATION N.O.

J
J
11 I I H H G G F F E E 22 33 44 55 66 D D C C B B A A 77 3 A-5
2 A-5
1 A-5
4 A-5
1 A-61
A-6
2 A-6
2 A-6
A-32
4 A-6
4 A-6
60' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0"
37' - 0" 47' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 310' - 0"
476' - 0"
38 39

TRUCK SHOP MEZZANINE
RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076 A-2
Author Checker
701
-048 2022
-07
-15

MEZZANINE
PLAN
Lone
Oak-Watsonville,
L.L.C.

Occupancy Tabulation Per 2003 IBC Table 1004.12 MEZZ LEVEL Rm. No.

Name
Room
Occupancy
Occupancy
Type
Area
S.F. Per PersonPersons
250 SCRUBBER Business Areas B 121534
SF
100 1215
1215
1/32" = 1'-0" A-2

DESIGN REVIEW - MEZZANINE PLAN
1 N
0 15'
30'60'150'
1"=30'
1 07
-27
-21 DESIGN REVIEW SUBMITTAL
2 09
-30
-21 DESIGN REVIEW RESUBMITTAL
3 01
-14
-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

F.E. F.E. F.E.
6 5 4 3 2 1
B B
A A
7 60' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0" 310' - 0"
56' - 0"
56' - 0"
OFFICE
120
130 SF
OFFICE
119
130 SF
OFFICE
118
130 SF
CONF
ROOM
117
211 SF
OPEN
AREA
116
1020 SF
DRIVER

LOCKERS
115
270 SF
MEN'S

RESTROOM
114
206 SF

WOMEN'S

RESTROOM
113
207 SF

RESTROOM
/ SHOWER
112
99 SF

RESTROOM
/ SHOWER
111
98 SF
GYM
110
795 SF
OFFICE
105
162 SF
OFFICE
106
119 SF
OFFICE
107
119 SF

WELLNESS
ROOM
109
72 SF OPEN
OFFICE
108
428 SF
BREAK
ROOM
101
805 SF
LOBBY
100
516 SF
?
?
?
COPY /
PRINT
103
Redundant Room
SMALL
CONF.
104
193 SF

SHOWER FACILITIES
6 5 4 3 2 1
B B
A A
7 56' - 0"
60' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0"
310' - 0"
56' - 0"

OPEN TO BELOW

TRAINING ROOM W/ BAR

STORAGE CONFERENCE

BOARD ROOM

WOMEN'S

RESTROOM
MEN'S

RESTROOM

SMALL CONFERENCE

ELEVATOR

PRINT OFFICE OFFICE OFFICE

EXECUTIVE
OFFICE
1469 SF
152 SF 259 SF
359 SF
207 SF 207 SF
223 SF
65 SF
104 SF 116 SF 116 SF 116 SF 229 SF

OCCUPANCY

OCCUPANCY FLOOR AREA

BUSINESS AREAS (B)
ASSEMBLY (A-2)(A-3)

NO FIXED SEATING
- CONCENTRATED (CHAIRS)
- STANDING SPACE
- UNCONCENTRATED
7 NET
5 NET
15 NET
150 GROSS
ASSEMBLY (A-5)
NO FIXED SEATING 15 NET
STORAGE (ACCESSORY) (S-1) 500 GROSS
STORAGE (S-2) 500 GROSS
CIRCULATION N.O.

VERTICAL CIRCULATION N.O.

RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076
A-3
Author Checker
701-048 2022-07-15

ENLARGED

FLOOR PLANS
Lone
Oak-Watsonville,
L.L.C.
1/16" = 1'-0" A-3
DESIGN REVIEW - LEVEL 1 ENLARGED PLAN 1
1/16" = 1'-0" A-3
DESIGN REVIEW - MEZZANINE ENLARGED PLAN 2
N
0 8' 16' 32
'
64 '
1/16"=1'-0"
N
1 07-27-21 DESIGN REVIEW SUBMITTAL
2 09-30-21 DESIGN REVIEW RESUBMITTAL
0 8' 16' 32
'
64 '
1/16"=1'-0"
3 01-14-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

J
J
11 I I H H G G F F E E 22 33 44 55 66 D D C C B B
A
A
77 SLOPE DOWN
1/4" PER FOOT

SLOPE DOWN
1/4" PER FOOT

SLOPE DOWN
1/4" PER FOOT

SLOPE DOWN
1/4" PER FOOT

RIDGELINE

RIDGELINE
1 2
6 7
35,000 SQFT
FUTURE
SOLAR
5 CONDENSING UNIT FOR

COOLER BOX BELOW
34 34

ROOF SHALL BE ENGINEERED TO
SUPPORT 35,000 SQFT OF FUTURE

SOLAR PANELS AND RACKING
3 PRIMARY ROOF DRAIN 4 SECONDARY ROOF DRAIN 5 TAPERED INSULATION CRICKET

ROOF PLAN KEYNOTES
2 4'
-0" x 8'
-0" SKYLIGHT
1 SINGLE PLY ROOF WITH REFLECTIVE MEMBRANE 6 MECHANICAL UNIT 7 APPX LOCATION OF FUTURE SOLAR PANELS

ADDITIONAL NOTES PER ROOF PLAN

GENERAL NOTES
DIMENSIONS:

1. SUBCONTRACTOR TO VERIFY DIMENSIONS AND

CONDITIONS SHOWN ON THESE DRAWINGS ANY

OMISSIONS, DISCREPANCIES, OR CONFLICTS

MUST BE REPORTED TO THE DESIGN BUILD
IMMEDIATELY.

2. DIMENSIONS ARE AT 3'
-0" ABOVE FINISHED

FLOOR AND FROM FACE OF FINISHED PARTITION
UNLESS NOTED OTHERWISE.

3. DRAWINGS SHOULD NOT BE SCALED
-
DIMENSIONS GOVERN. LARGE SCALE

DRAWINGS GOVERN OVER SMALL SCALE
DRAWINGS.

1. REFER TO STRUCTURAL DRAWINGS FOR SLAB

ON GRADE CONSTRUCTION, CONTROL AND
ISOLATION JOINTS.

2. COORDINATE UNDERGROUND AND UNDER SLAB

UTILITIES WITH RELEVANT TRADES PRIOR TO
SLAB POUR. COORDINATE ALL SLEEVES

THROUGH/UNDER FOOTING AND FOUNDATION
W/ STRUCTURAL ENGINEER.

3. ALL WALLS TO ROOF DECK TO BE

CONSTRUCTED TO ACCOMMODATE DEFLECTION
OF ROOF STRUCTURE.

4. REFER TO STRUCTURAL ENGINEERING

DRAWINGS FOR ADDITIONAL INFORMATION

PERTAINING TO STRUCTURAL COMPONENT

SIZES, LOCATIONS, CONFIGURATIONS, AND
CAPACITIES.

5. STAIR SUPPLIER SHALL BE RESONSIBLE FOR

CODE COMPLIANCE AND STRUCTURAL
INTEGRITY FOR ALL MATERIALS FURNISHED.

6. PROVIDE FIRE EXTINGUISHERS OF SIZE AND

TYPE AND LOCATION AS REQUIRED BY THE FIRE
MARSHALL.

7. ROOFING SYSTEM TO BE 60
-MIL TPO

MECHANICALLY FASTENED ROOFING SYSTEM
OVER 1/2" RETRO
-FIT BOARD AND 2 LAYERS OF
2 1
/
2" POLY ISO INSULATION (R
-30).

8. ALL EQUIPMENT SHOWN FOR REFERENCE ONLY.

REFER TO MECHANICAL AND ELECTRICAL

DRAWINGS FOR EXACT EQUIPMENT, SIZE AND
LOCATION.

4. DIMENSIONS AT EXTERIOR WALLS ARE TAKEN TO

EXTERIOR FACE OF CONCRETE WALL OR TO

EXTERIOR SIDE OF SHEATHING UNLESS NOTED
OTHERWISE.

5. DIMENSIONS AT INTERIOR WALLS ARE TAKEN TO
FACE OF GYP UNLESS NOTED OTHERWISE.

RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076 A-4
Author Checker
701
-048 2022
-07
-15

ROOF PLAN
Lone
Oak-Watsonville,
L.L.C.
1/32" = 1'-0" A-4
DESIGN REVIEW - ROOF PLAN1
N
0 15'
30'60'150'
1"=30'
1 07
-27
-21 DESIGN REVIEW SUBMITTAL
2 09
-30
-21 DESIGN REVIEW RESUBMITTAL
3 01
-14
-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

LEVEL 1
0"

MEZZANINE
15' - 0"
1 ROOF
42' - 10"
2 3 4 5 6 7
TOP 4806
48' - 6"
50' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0" 60' - 0"

ADDRESS SIGNAGE
A1 C4 C1 D2 A1 B1 C1 B1 A4
C4 C1 F6 E5
B1
D2
B1
D2
C4
E5
G3
A1
TOP 4300
43' - 0"
TOP 4600
46' - 0"
TOP 4400
44' - 0"
TOP 4500
45' - 0"
LEVEL 1
0"

MEZZANINE
15' - 0"
J
ROOF
42' - 10"

I H G F E D C B
A
TOP 4800
48' - 0"
37' - 0" 47' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" B1 A4 A1 B1 A4 D2 A1 B1 A1 B1 A1 B1 A1 F6 E5
TOP 4300
43' - 0"
TOP 4600
46' - 0"
TOP 4400
44' - 0"
TOP 4500
45' - 0"
LEVEL 1
0"

MEZZANINE
15' - 0"
1 ROOF
42' - 10"
6 5 4 3 2
TOP 4800
48' - 0"
7 60' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0" 50' - 0" A4 B1 C1 B1 A1 C4 G3 D2 A1 A1 B1
TENANT SIGNAGE.

REFER TO SHEET A-9
TOP 4300
43' - 0"
TOP 4600
46' - 0"
TOP 4400
44' - 0"
TOP 4500
45' - 0"
LEVEL 1
0"

MEZZANINE
15' - 0"
J
ROOF
42' - 10"

A B C D E F G H I
TOP 4800
48' - 0"
56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 56' - 0" 47' - 0" 37' - 0" A1 C4 B1 A4 A1 B1 A4 B1 A1 A1 A4
TOP 4300
43' - 0"
TOP 4600
46' - 0" TOP 4400
44' - 0"
TOP 4500
45' - 0"

COLOR LEGEND
PT-1 SHERWIN WILLIAMS SNOWBOUND MATTE 7004
PT-2 SHERWIN WILLIAMS ARGOS MATTE 7065
PT-3 SHERWIN WILLIAMS WEB GRAY MATTE 7075

KAWNEER CLEAR ANODIZED ALUMINUM

ALPOLIC METAL COMPOSITE MATERIAL AZZ QUARTZ ZINC
ALPOLIC TIMBER SERIES TEAK 4-QBB-30 LRV N/A
VITRO GLASS SOLAR BAN 60 SOLARGRAY + CLEAR
A
B
C
D
E
F
G

MATERIAL LEGEND
1 TILT-UP CONCRETE

ALUMINUM STOREFRONT
1" INSULATED GLAZING
3/4" 'V' REVEAL

ALUMINUM COMPOSITE PANEL METAL FINISH

ALUMINUM COMPOSITE PANEL WOOD FINISH
2 3
4 5
6 RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076
A-5
Author Checker
701-048 2022-07-15

EXTERIOR

ELEVATIONS
Lone
Oak-Watsonville,
L.L.C.
1/16" = 1'-0" A-5
DESIGN REVIEW - NORTH ELEVATION 1
1/16" = 1'-0" A-5
DESIGN REVIEW - EAST ELEVATION 2
1/16" = 1'-0" A-5
DESIGN REVIEW - SOUTH ELEVATION 3
1/16" = 1'-0" A-5
DESIGN REVIEW - WEST ELEVATION 4
0 8' 16' 32
'
64 '
1/16"=1'-0"
1 07-27-21 DESIGN REVIEW SUBMITTAL
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

LEVEL 1
0"

MEZZANINE
15' - 0"
J
ROOF
42' - 10" I H G F E D C B A
TOP 4800
48' - 0"
LEVEL 1
0"

MEZZANINE
15' - 0"
1 ROOF
42' - 10"
6 5
4 3
2 TOP 4800
48' - 0"
7 36' - 0" CLEAR
LEVEL 1
0"

MEZZANINE
15' - 0"
A
B

MANABE ROAD
LEVEL 1
0"

MEZZANINE
15' - 0"
ROOF
42' - 10"
7 6
TOP 4806
48' - 6"
STATE
HIGHWAY 1
RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076 A-6
Author Checker
701
-048 2022
-07
-15

BUILDING

SECTIONS
Lone
Oak-Watsonville,
L.L.C.
1/16" = 1'-0" A-6

DESIGN REVIEW - N/S BUILDING SECTION
1 1/16" = 1'-0" A-6

DESIGN REVIEW - E/W BUILDING SECTION
2 1/16" = 1'-0" A-6

DESIGN REVIEW - NORTH SIGHT STUDY
3 1/16" = 1'-0" A-6
DESIGN REVIEW - WEST SITE STUDY4
1 07
-27
-21 DESIGN REVIEW SUBMITTAL
2 09
-30
-21 DESIGN REVIEW RESUBMITTAL
0 8' 16' 32'
64'
1/16"=1'-0"
3 01
-14
-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

10' - 0"
21' - 4"
A-7
4 10' - 0"
1' - 6"
6" HIGH X 12" WIDE

SIDE CONCRETE CURB
6" HIGH X 12" WIDE

REAR CONCRETE CURB

SIDE MOUNT

VEGETATION TRELLIS

METAL FRAME GATE

WITH ARCHITECTURAL
WIRE MESH. INSTALL
HEAVY DUTY HINGES.
(SHALL BE CAPABLE TO
OPEN TO 170 DEG)
A-7
3 8"x 8"x 16" PAINTED

CMU WALL
BOLT SLEEVE, TYP.

FULL WIDTH
1% MAX SLOPE
1% MAX SLOPE
6" THICK CONCRETE
SLAB
6" BOLLARD
4" SANITARY SEWER

FLOOR DRAIN

TRASH BIN RECYCLE BIN

SIDE MOUNT

VEGETATION TRELLIS

RAMP DOWN
1% MAX SLOPE
4' - 0"
4' - 0"
5' - 0"
5' - 0"
14' - 8"
BOLT SLEEVE, TYP.
6" CONCRETE

WALKWAY
A-7
6 A-7
7 FRONT
REAR

CURB SIDE

ANGLE BRACE
2" X 2" X 3/16" BEVEL
ENDS TO 45 DEG.

GATE HINGE: GUARDIA
GATE HARDWARE #2062
3"
SWINGING GATES 2" X 2" GALV STEEL

TUBE PAINTED

METAL FRAME GATE WITH

ARCHITECTURAL WIRE
MESH. INSTALL HEAVY DUTY
HINGES. (SHALL BE CAPABLE
TO OPEN TO 170 DEG)
8"
8"
21' - 4"
4" 5' - 8"
6' - 0"
A-7
4 4' - 0"
3" X 3" GALV STEEL

TUBE PAINTED
3" X 6" GALV STEEL

TUBE PAINTED
1/2" BARSTOCK DROP RODS
3" EMBEDMENT IN CONCRETE
8"x 8"x 16" PAINTED CMU WALL
6" DIA. BOLLARD
3" X 3" GALV STEEL

TUBE PAINTED
3" X 6" GALV STEEL

TUBE PAINTED

CORRUGATED GALVENIZED

METAL ROOF PAINTED

SIDE MOUNT

VEGETATION TRELLIS
8"x 8"x 16" PAINTED

CMU WALL
21' - 4" 6" THICK CONCRETE

SIDE WALK

OPENING
4' - 0"
5' - 0"
6' - 0" 3' - 3" +/-
5' - 0"
6"
6" THICK CONCRETE

WALKWAY WITH RAMP

CORRUGATED GALVENIZED

METAL ROOF PAINTED
FRONT
REAR
#4 BARS @ 8" ON CENTER
(GROUT CELLS SOLID FULL HEIGHT)
#4 DOWELS @ 48" OC 4"

EMBEDMENT GROUT SOLID
3"
10" MIN.
6" THICK CONCRETE PAD 2" MIN. 6"
2' - 0"

BAR B PER SCHEDULE
1' - 6" MIN.

PROVIDE 4" OPENING AT

LOW POINT WHERE

FLOOR SLOPES BACK
INTO BIN RECEPTACLE.

SPACES AT 10'-0" O.C.
8"x 8"x 16" PAINTED CMU WALL
3"

H BAR A W BAR B
UP TO 4'-0"
4'-1"-6'-0"
6'-1"-8'-0"
8'-1"-10'-0"
10'-1"-12'-0"
8" WALL/FOOTING SCHEDULE 15.8
PSF WIND LOAD 90 MPH/EXP C
#5 AT 48" O.C.
#5 AT 48" O.C.
#5 AT 48" O.C.

EACH FACE
#5 AT 48" O.C.

EACH FACE
#5 AT 48" O.C.

EACH FACE
1'- 8"
2"- 2"
2"- 8"
3"- 3"
4"- 0"
2 #5
2 #5
2 #5
3 #5
4 #5

FINISH GRADE AS OCCURS

BAR A CENTERED
6" DIA. STEEL POST
SCHEDULE 40 GALVENIZED
24" DIA W/ 4--#5 &
#3 TIES @ 12" OC
2' - 9" 2' - 9" 6"
2"x2"X1/4" ANGLE BRACE GALV.
2"x2" METAL TUBE GALV, PT-1
1 1/2" THICK GALV METAL
PANEL, PT-1
2"x2" METAL TUBE GALV, PT-1
2"x2"X1/4" ANGLE BRACE
GALV. AT 45 DEG
2"x2"X1/4" ANGLE BRACE
GALV. @ 45 DEG
3" 1' - 3"
1/2" DIA BARSTOCK DROP RODS
3" EMBEDMENT IN CONCRETE
1/2" DIAMETER

GALV PIPE, WELD

BOTH SIDES
6" CONCRETE SLAB 6" CONCRETE SLAB 6' - 0"
30" M
NI .
4' - 6" 6"
4" MIN. 4" MIN.
6" DIA. STEEL POST,
SCHEDULE 40, GALVENIZED
24" DIA W/ 4--#5 &
#3 TIES @ 12" OC
6" CONC.

SLAB
6" CONC.

SLAB

FILL WITH GROUT AND

STEEL WELDED TOP
6" REFLECTIVE ENGINEERS
TAPE (3M HIGH DENSITY

YELLOW PRESSURE

SENSITIVE TAPE OR

APPROVED EQUIVALENT)
6" 1"
4" MIN. 4" MIN.
30" MIN.
4' - 6" 6" 6' - 0"
1"
7' - 8"
9' - 0"
8' - 7"
5"
2"
5"
BLACK 8' X 3.5" X 3.5"

GATE POSTS

GALVANIZED STEEL

DRIVEWAY GATE

PANELS WITH BLACK

POWDER PAINT
LM114 0.75" REGULAR
HINGE

GALVANIZED STEEL

FENCE WITH BLACK

POWDER PAINT

FINISH GRADE
SW-SNOWBOUND MATTE 7004 SW-ARGOS MATTE 7065 3/4 'V' REVEAL TILT-UP CONCRETE SW-SNOWBOUND MATTE 7004 TILT-UP CONCRETE 12' - 6"
3' - 0"
FINISH GRADE 95' - 0"

CORRUGATED GALVENIZED

METAL ROOF PAINTED

SIDE MOUNT

VEGETATION TRELLIS
1/4" PER FOOT SLOPE
14' - 8"
1/4" PER FOOT SLOPE

CORRUGATED GALVENIZED

METAL ROOF PAINTED
3" X 3" GALV STEEL

TUBE PAINTED
3" X 6" GALV STEEL

TUBE PAINTED

SIDE MOUNT

VEGETATION TRELLIS
8"x 8"x 16" PAINTED

CMU WALL

CURB RAMP
5' - 0"
6"
3" X 3" GALV STEEL

TUBE PAINTED
8"x 8"x 16" PAINTED

CMU WALL
3" X 6" GALV STEEL

TUBE PAINTED

CURB SIDE
RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076
A-7
Author Checker
701-048 2022-07-15
TRASH

ENCLOSURE,

SCREEN WALLS,

AND FENCES
Lone
Oak-Watsonville,
L.L.C.
1/4" = 1'-0" A-7
TRASH ENCLOSURE ENLARGED PLAN 5
1/4" = 1'-0" A-7
TRASH ENCLOSURE FRONT/REAR ELEVATIONS 6
1 1/2" = 1'-0" A-7
TRASH ENCLOSURE CMU WALL DETAIL 2
1/2" = 1'-0" A-7
TRASH ENCLOSURE GATE DETAIL 4
1/2" = 1'-0" A-7
TRASH ENCLOSURE BOLLARD DETAIL 3 N.T.S. A-7
DECORATIVE FENCE/GATE 1
1/4" = 1'-0" A-7
SCREEN WALL 8
1/4" = 1'-0" A-7
TRASH ENCLOSURE SIDE ELEVATIONS 7
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076
A-8
Author Checker
701-048 2022-07-15
BUILDING 3D
VIEWS
Lone
Oak-Watsonville,
L.L.C.

A-8
NORTH-EAST CORNER BUILDING PERPECTIVE 1
A-8
SOUTH-WEST CORNER BUILDING PERPECTIVE 2
A-8
NORTH BUILDING PERPECTIVE 3
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

1' - 7"
7' - 4"
5' - 6"

40.0 SQFT
FABRICATE (1) NON-ILLUMINATED WALL SIGN.
.080 ALUMINUM FACE WITH 2” RETURNS.

RAIL-MOUNTED FLUSH WITH WALL SURFACE.

PRINTED VINYL GRAPHICS.

RETURNS PAINTED BLACK.

MOUNTED ON TOP OF NORTH AND SOUTH ELEVATION PANEL,
CENTERED VERTICALLY AT BETWEEN CONCRETE PANEL JOINTS.

EXAMPLE SIGNAGE FOR REFERENCE ON EXISTING BUILDING
1' - 4"
6' - 5"
4' - 9"

30.0 SQFT
FABRICATE (1) DOUBLE-FACED NON-ILLUMINATED MONUMENT SIGN. .080 ALUMINUM FACE WITH 2” RETURNS.

STUD MOUNTED TO EXISTING MONUMENT.

PRINTED VINYL GRAPHICS.

RETURNS PAINTED BLACK.

EXAMPLE MONUMENT SIGNAGE FOR REFERENCE ON AN EXISTING BUILDING 0000
9"
1' - 11"

1.4 SQFT
FABRICATE (1) SET OF ADDRESS NUMBERS.
.5” ACRYLIC PAINTED SATIN BLACK.

STUD MOUNTED TO EXISTING MONUMENT
ON STREET SIDE.

RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
Kraemer Consulting Engineers, PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158
Phoenix, Arizona 85085-2864
(602) 285-9450 - fax
(602) 285-1669
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2022 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.07.15
WATSONVILLE, CA 95076
A-9
Author Checker
701-048 2022-07-15

EXAMPLE

SIGNAGE
Lone
Oak-Watsonville,
L.L.C.
1" = 1'-0" A-9
BUILDING SIGNAGE 1
1" = 1'-0" A-9
MONUMENT SIGNAGE 2
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

DESIGN REVIEW - CIVIL IMPROVEMENT PLANS
GBxMB WATSONVILLE
200 MANABE OW ROAD, WATSONVILLE, CALIFORNIA
Know what'sbelow. Callbefore you dig.

R

PRELIMINARY

NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 cover.dwg, C0, 7/15/2022 11:42:26 AM,DWG To PDF.pc3, 1:1 Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 existing conditions.dwg, C1.0, 7/15/2022 11:43:18 AM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 existing conditions.dwg, C1.1, 7/15/2022 11:46:12 AM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 demo.dwg, C1.2, 7/15/2022 1:23:09 PM, DWG To PDF.pc3, 1:1
Attachment 1

T Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 site.dwg, C2.0, 7/15/2022 11:50:45 AM, DWG To PDF.pc3, 1:1
Attachment 1

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K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 site.dwg, C2.1, 7/15/2022 11:51:27 AM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 site.dwg, C2.2, 7/15/2022 11:52:33 AM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 site.dwg, C2.3, 7/15/2022 11:54:51 AM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 striping.dwg, C2.4, 7/15/2022 11:55:28 AM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 grading.dwg, C3.0, 7/15/2022 1:31:09 PM, DWG To PDF.pc3, 1:1
Attachment 1

T Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 grading.dwg, C3.1, 7/15/2022 11:59:15 AM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 grading.dwg, C3.2, 7/15/2022 11:59:50 AM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 grading.dwg, C3.3, 7/15/2022 12:00:23 PM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 grading.dwg, C3.4, 7/15/2022 12:02:08 PM, DWG To PDF.pc3, 1:1
Attachment 1

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Attachment 1

T Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 drainage.dwg, C4.0, 7/15/2022 12:04:31 PM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 drainage.dwg, C4.1, 7/15/2022 12:55:11 PM, DWG To PDF.pc3, 1:1
Attachment 1

T Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 utility.dwg, C5.0, 7/15/2022 1:04:32 PM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 erosion.dwg, C6.0, 7/15/2022 1:14:37 PM, DWG To PDF.pc3, 1:1
Attachment 1

0.00 1 0.00 2 0.00 7

0.00 12

0.00 14

0.00 15

0.00 17

0.00 19

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CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 erosion.dwg, C6.1, 7/15/2022 1:15:35 PM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 erosion.dwg, C6.2, 7/15/2022 1:15:56 PM, DWG To PDF.pc3, 1:1
Attachment 1

Know what'sbelow. Callbefore you dig. R PRELIMINARY NOT FOR CONSTRUCTION 2" X 2" X 36" WOODEN STAKES PLACED 10' O.C. SECTION NTS PLAN NTS NOTES: 1. ALL MATERIAL TO MEET FILTREXX® SPECIFICATIONS. 2. FILTER MEDIA™ FILL TO MEET APPLICATION REQUIREMENTS. 3. COMPOST MATERIAL TO BE DISPERSED ON SITE, AS DETERMINED BY ENGINEER. 12" MIN FILTREXX® SEDIMENT CONTROL NTS FILTREXX® SOXX™ (12" TYPICAL) BLOWN/PLACED FILTER MEDIA™ WORK AREA AREA TO BE PROTECTED WORK AREA AREA TO BE PROTECTED 2" X 2" X 36" WOODEN STAKES PLACED 10' O.C. FILTREXX® SOXX™ (12" TYPICAL) WATER FLOW TYPICAL SITE DRAIN INLET SECTION COMPOST SOCK STORM GRATE WIRE TIES, (TYP.) TYPICAL SITE DRAIN INLET PLAN COMPOST SOCK (OMIT FOR INLETS IN BIOSWALE AREA) CATCH BASIN CATCH BASIN STREET DRAIN INLET SECTION STORM GRATE STREET DRAIN INLET PLAN CURB INLET FILTER K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 erosion.dwg, C6.3, 7/15/2022 1:16:18 PM, DWG To PDF.pc3, 1:1
Attachment 1

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PRELIMINARY

NOT FOR

CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 DETAILS.dwg, C7.1, 7/15/2022 1:17:30 PM,DWG To PDF.pc3, 1:1 Attachment 1

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PRELIMINARY

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K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 DETAILS.dwg, C7.2, 7/15/2022 1:17:51 PM,DWG To PDF.pc3, 1:1 Attachment 1

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PRELIMINARY

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CONSTRUCTION
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PRELIMINARY

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CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 drainage details.dwg, C7.4, 7/15/2022 1:18:52 PM,DWG To PDF.pc3, 1:1 Attachment 1

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PRELIMINARY

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CONSTRUCTION
K:\28503 - Ryan - 0 Manabe Ow Road\Dwg\old\2022 06 07\28503 drainage details.dwg, C7.5, 7/15/2022 1:19:09 PM,DWG To PDF.pc3, 1:1 Attachment 1

1 07-27-21 DESIGN REVIEW SUBMITTAL
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL
4 04-18-22 DESIGN REVIEW RESUBMITTAL
5 07-15-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

1 07-27-21 DESIGN REVIEW SUBMITTAL
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL
4 04-18-22 DESIGN REVIEW RESUBMITTAL
5 07-15-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

3/4" PIPE, LS 2551

0.00 1

0.00 2

0.00 3

0.00 4

0.00 7

0.00 8

0.00 9

0.00 11

0.00 12

0.00 14

0.00 15

0.00 17

0.00 19

0.00 53

0.00 540.00 580.00 59

CLEAN AIR/ VANPOOL/ EV
T

EV EV EV EV EV ACCESSIBLEEV
VAN

ACCESSIBLE
EV EV

CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV T R
T R

SITE TREES SIZE QTY WUCOLS
ACER RUBRUM / RED MAPLE 24" BOX 102 MED

ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE LOW

JACARANDA MIMOSIFOLIA / JACARANDA MED
LAGERSTROEMIA INDICA X FAURIEI `NATCHEZ` / NATCHEZ CRAPE MYRTLE LOW

PISTACIA CHINENSIS / CHINESE PISTACHE LOW

PLATANUS X ACERIFOLIA 'COLUMBIA' / COLUMBIA LONDON PLANE TREE MED

QUARCUS AGRIFOLIA / COAST LIVE OAK LOW
PLANTING AREAS 61,898 SF
AGAVE ATTENUATA / FOXTAIL AGAVE 5 GAL VERY LOW
AGAVE PARRYI HUACHUCENSIS / ARTICHOKE PARRY'S AGAVE 5 GAL LOW ANIGOZANTHOS X `BUSH DAWN` / BUSH DAWN KANGAROO PAW 5 GAL LOW ARCTOSTAPHYLOS X 'PACIFIC MIST' / PACIFIC MIST MANZANITA 1 GAL LOW BACCHARIS PILULARIS `PIGEON POINT` / PIGEON POINT COYOTE BRUSH 1 GAL LOW DIETES BICOLOR / FORTNIGHT LILY 1 GAL LOW
LANTANA MONTEVIDENSIS / TRAILING LANTANA 1 GAL LOW
LOMANDRA LONGIFOLIA `BREEZE` TM / BREEZE MAT RUSH 1 GAL LOW MUHLENBERGIA RIGENS / DEER GRASS 5 GAL LOW
SENECIO MANDRALISCAE / BLUE FINGERS 1 GAL LOW
BIOSWALE 40,150 SF
ACHILLEA X `MOONSHINE` / MOONSHINE YARROW 1 GAL LOW
CAREX DIVULSA / EUROPEAN GREY SEDGE 1 GAL LOW

CAREX PANSA / SANDDUNE SEDGE FLATS MED
CERCIS OCCIDENTALIS / WESTERN REDBUD 15 GAL VERY LOW
JUNCUS PATENS / CALIFORNIA GRAY RUSH 1 GAL LOW
MUHLENBERGIA RIGENS / DEER GRASS 5 GAL LOW
RHAMNUS CALIFORNICA `EVE CASE` / CALIFORNIA COFFEEBERRY 5 GAL LOW

NATIVE RIPARIAN VEGETATION
BACCHARIS PILULARIS / COYOTE BUSH 5 GAL 1,286 LOW
JUNCUS PATENS / CALIFORNIA GRAY RUSH 1 GAL LOW
MIMULUS GUTTATUS / YELLOW MONKEYFLOWER 1 GAL LOW
MUHLENBERGIA RIGENS / DEER GRASS 5 GAL LOW
RHAMNUS CALIFORNICA 'EVE CASE' / CALIFORNIA COFFEEBERRY 5 GAL LOW SISYRINCHIUM BELLUM / BLUE EYED GRASS 1 GAL VERY LOW

CONCEPT PLANT SCHEDULE
N o r t h
0 30 60 120

EXISTING FENCING

TO REMAIN

PROPOSED PAVEMENT

BY OTHERS

OUTDOOR BREAK AREA PER

ENLARGEMENT, THIS SHEET

PROPOSED SITE TREE

PER CONCEPT PLANT
SCHEDULE, TYP.

PROPOSED BIORETENTION PER CIVIL
PLANS, TYP. REFER TO CONCEPT

PLANT SCHEDULE FOR PROPOSED

PLANT SPECIES
PROJECT FENCING. TYP.

PROJECT FENCING AT
PROPERTY LINE, TYP.

OUTDOOR BREAK AREA ENLARGEMENT
SCALE: 1" = 10'-0"
6' BENCH, TYP.
36" PLANTER
POT , TYP.

TABLE & CHAIRS, TYP.

SHADE UMBRELLA, TYP.
18" HIGH SEAT WALL, TYP.

PRIVACY FENCE, TYP.

PROPOSED ACCENT PAVING:

STAMPED COLORED

CONCRETE OR EQUIVALENT

1. PLANT COUNTS SHOWN ARE FOR BIDDING REFERENCE ONLY. CONTRACTOR SHALL SUPPLY ALL PLANTS REQUIRED TO FULFILL DESIGN INTENT AS SHOWN. ADDITIONALLY, IF A GROUNDCOVER SYMBOL OR

PATTERN IS SHOWN STOPPING AT THE EDGE OF A TREE OR SHRUB CANOPY SYMBOL, THE INTENT IS THAT

THE GROUNDCOVER CONTINUE UNDERNEATH THE CANOPY SYMBOL(S) TO PROVIDE AN EVENLY COVERED GROUND PLANE.

2. CONTRACTOR SHALL PROTECT AND MAINTAIN ALL PLANT MATERIAL FROM THE TIME OF DELIVERY TO THE TIME OF PROJECT ACCEPTANCE. THE OWNER SHALL NOT BE RESPONSIBLE FOR LOSSES DUE TO VANDALISM, THEFT, OR SEVERE WEATHER.

3. CONTRACTOR SHALL PLACE PLANT MATERIALS SO THEY DO NOT INTERFERE WITH IRRIGATION SYSTEM OR INHIBIT REQUIRED COVERAGE. PLANT LOCATIONS MAY BE ADJUSTED AS LONG AS DESIGN IS NOT ALTERED SIGNIFICANTLY. CONTRACTOR SHALL SET OUT PLANT MATERIAL IN THEIR CONTAINERS AS SHOWN AND

RECEIVE ACCEPTANCE FROM PROJECT MANAGER WITH RESPECT TO PLANT HEALTH/APPEARANCE AND LOCATION PRIOR TO INSTALLATION. CONTRACTOR SHALL GIVE A MINIMUM OF 2 WORKING DAY NOTICE FOR

INSPECTION/OBSERVATION AND SHALL HAVE ALL MATERIAL IN SPECIFIED LOCATIONS FOR REVIEW AT ONE TIME.

4. ALL NON-TURF PLANTING AREAS SHALL RECEIVE A PRE-EMERGENT HERBICIDE TREATMENT AND A 3" LAYER OF MAHOGANY COOLOR PRO CHIP MULCH TOP DRESS (1-3" PIECES-SUBMIT SAMPLES) AVAILABLE AT SOUTH BAY MATERIALS, SAN JOSE. REFER TO SPECIFICATIONS FOR ADDITIONAL INFORMATION.

5. ALL PLANTING AREAS SHALL BE MAINTAINED IN A WEED FREE CONDITION UNTIL PROJECT ACCEPTANCE.

6. PLANTS CAN BE INSPECTED AND REJECTED UPON DELIVERY.

PLANTING NOTES

1. A HORTICULTURAL SOIL ANALYST TEST SHALL BE CONDUCTED AT A MINIMUM OF (3) LOCATIONS

THROUGHOUT THE PROJECT SITE, IN ADDITION TO AN ANALYSIS OF ANY TOP SOIL IMPORTED TO PROJECT PLANTING AREAS. CONTRACTOR TO FOLLOW AMENDMENT RECOMMENDATIONS FROM A QUALIFIED SOILS LABORATORY BASED ON TEST RESULTS.

2. SOIL AMENDMENT AND COMPOST TO BE ADDED TO PLANTING AREAS AT A RATE OF 4 CUBIC YARDS PER 1,000 SF. INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.

3. A MINIMUM (3") LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS. REFER TO PLANTING PLAN FOR MULCH SPECIFICATION.

4. REFER TO CIVIL IMPROVEMENT PLANS FOR PLANTING AREA GRADING.

5. A LANDSCAPE IRRIGATION AUDIT SHALL BE CONDUCTED BY EIEHR A LOCAL AGENCY LANDSCAPE IRRIGATION AUDITOR OR A THIRD PARTY LANDSCAPE IRRIGATION AUDITOR PER SECTION 492.12 OF THE CITY OF WATSONVILLE WATER EFFICIENT LANDSCAPE ORDINANCE.

6. LANDSCAPE CONTRACT TO INSTALL THIS IRRIGATION SYSTEM PER PLAN AND PER ALL REQUIREMENTS OF THE CITY OF WATSONVILLE WATER EFFICIENT LANDSCAPE ORDINANCE.

I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN.

X______________________________________________________________________________________________

WELO NOTES

DECORATIVE ACCENT
PAVING , TYP.

RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2021 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.06.28
Kraemer Consulting Engineers,
PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158 Phoenix, Arizona 85085-2864 (602) 285-9450 - fax
(602) 285-1669
WATSONVILLE, CA 95076
L-1.0
RT CH
210020.00 2022-06-28

CONCEPTUAL

LANDSCAPE
PLAN
GBxMB
Watsonville
1 07-27-21 DESIGN REVIEW SUBMITTAL
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL

ISSUE RECORD
ISSUE # DATE DESCRIPTION
4 04-15-22 DESIGN REVIEW RESUBMITTAL

NATIVE RIPARIAN VEGETATION PER

CONCEPT PLAN SCHEDULE BELOW
RECESSED WALL LIGHT, TYP. REFER TO
SHEET L-4.0 FOR MORE INFORMATION

STABILIZED DECOMPOSED

GRANITE PAVING WITH
PICNIC TABLE, TYP.
5 07-15-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

3/4" PIPE, LS 2551

0.00 1

0.00 2

0.00 3

0.00 4
61 64

23.25 119
pto+ns
428427426
450
457506

0.00 7

0.00 8

0.00 9

0.00 11

0.00 12

0.00 14

0.00 15

0.00 17

0.00 19

0.00 53

0.00 540.00 580.00 59

X X X X

CLEAN AIR/ VANPOOL/ EV
X X
X X
T

EV EV EV EV EV ACCESSIBLEEV
VAN

ACCESSIBLE
EV EV
X X

X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X
X
XX
X X X

CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV CLEAN AIR/ VANPOOL/ EV T R
MAWA = 1,113,529.09 GAL/YEAR
ETWU = 1,047,022.74 GAL/YEAR
MAWA = (ETo) (0.62) [(0.45 X LA) + (0.3 X SLA)]
= (37.7) (0.62)[(0.45 X 105,884) + (0.3 X 0)]
= (23.37)(47,647.80)
=1,113,529.09
ETWU = (ETo) (0.62) [(PF X HA)/IE + SLA]
= (37.7) (0.62) [44,802+ 0]
= (23.37)(44,802)
= 1,047,022.74

WATER USE CALCULATION
4 3

PF X HA
(SQ.FT)

PF X HA /
(IE)
PLANT

WATER USE
PLANT

FACTOR (PF)

HYDROZONE AREA
(SQ. FT.) (HA)

IRRIGATION
METHOD

IRRIGATION

EFFICIENCY (IE)
TOTALS

HYDROZONE

0.81 0.81
105,884 44,802
LOW
LOW
2 LOW BUBBLERS 0.81
1 LOW 0.3 33,757 0.81 12,502
1,700 1,049
12,218 6,033
28,141 10,422

0.5 0.4

0.3 8,442
4,887
850
10,127
5 LOW BUBBLERS 0.5 850 425 0.81 525

HYDROZONE LEGEND
SYMBOL
HYDROZONE 1
HYDROZONE #
HYDROZONE 2
HYDROZONE 3
HYDROZONE 4
HYDROZONE 5

NORTH EASTERN

ASPECT - SHRUBS &

GROUNDCOVERS

DESCRIPTION

NORTH EASTERN

ASPECT - TREES

NORTHERN ASPECT -

BIORETENTION

SOUTH WESTERN

ASPECT - SHRUBS &

GROUNDCOVERS

SOUTH WESTERN

ASPECT - TREES
33,757

LANDSCAPE
AREA
1,700
12,218
28,141
850
HYDROZONE 6

SOUTHERN

ASPECT -

BIORETENTION
27,932
DRIP
DRIP
DRIP

IRRIGATION STATEMENT
CONTRACTOR TO PROVIDE AN AUTOMATIC IRRIGATION SYSTEM TO EFFECTIVELY WATER ALL PLANTS SHOWN ON LANDSCAPE PLAN. THE

DESIGN OF THE IRRIGATION IMPROVEMENTS SHALL CONSIST OF DRIP IRRIGATION AND LOW FLOW ROTARY NOZZLES THAT WILL

SUFFICIENTLY IRRIGATE THE PROPOSED PLANT MATERIAL IN COMPLIANCE WITH CALIFORNIA'S UPDATED MODEL WATER EFFICIENT LANDSCAPE ORDINANCE AB 1881 AND CITY OF WATSONVILLE REQUIREMENTS. HYDROZONES WILL BE DESIGNATED BASED ON SOLAR EXPOSURE, PLANT WATER REQUIREMENTS, SOIL TYPE, AND MICROCLIMATES. 0 30 60 120

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY PSI DETAIL
RAIN BIRD RWS-B-C 1401 - 40
ROOT WATERING SYSTEM WITH 4.0" DIAMETER X 36.0"

LONG WITH LOCKING GRATE, SEMI-RIGID MESH TUBE,
AND CHECK VALVE. RAIN BIRD BUBBLER OPTION AS
INDICATED: 1401 0.25 GPM, 1402 0.5 GPM, 1404 1.0 GPM,
1408 2.0 GPM.

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY DETAIL
RAIN BIRD XCZ-150-LCS - HIGH FLOW CONTROL ZONE KIT, FOR LARGE COMMERCIAL DRIP ZONES. 1-1/2" PEB GLOBE VALVE WITH
SINGLE 1-1/2" PRESSURE REGULATING (40PSI)
QUICK-CHECK BASKET FILTERS. FLOW RANGE: 15-62GPM.

AREA TO RECEIVE DRIP EMITTERS

RAIN BIRD XB-PC - SINGLE OUTLET, PRESSURE COMPENSATING DRIP EMITTERS. FLOW RATES OF 0.5GPH=BLUE,

1.0GPH=BLACK, AND 2.0GPH=RED. COMES WITH A
SELF-PIERCING BARB INLET X BARB OUTLET.

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY DETAIL
RAIN BIRD PEB-PRS-D - 1", 1-1/2", 2" PLASTIC INDUSTRIAL VALVES. LOW FLOW OPERATING CAPABILITY, GLOBE CONFIGURATION. WITH
PRESSURE REGULATOR MODULE.

RAIN BIRD 44-LRC - 1" BRASS QUICK-COUPLING VALVE, WITH

CORROSION-RESISTANT STAINLESS STEEL SPRING,
LOCKING THERMOPLASTIC RUBBER COVER, AND 2-PIECE
BODY.

SHUT OFF VALVE - KBI BTU-E PVC BLOCKED TRUE UNION BALL VALVE 1/2" TO 2" SAME SIZE AS PIPE
GRISWOLD DWS 2" - BRASS, IN-LINE, ON-OFF, SOLENOID CONTROL VALVE, NORMALLY OPEN, AVAILABLE IN 3/4", 1", 1-1/4", 1-1/2", & 2".

RAIN MASTER EGP-48-S - 48 STATION CONTROLLER
CREATIVE SENSOR TECHNOLOGY FSI-T20-001 - 2" (50MM) PVC TEE TYPE FLOW SENSOR W/SOCKET ENDS, FLOW RANGE 2.8-170 GPM.

POINT OF CONNECTION -
IRRIGATION LATERAL LINE: PVC SCHEDULE 40 -
IRRIGATION MAINLINE: PVC SCHEDULE 40 - PIPE SLEEVE: PVC CLASS 315 SDR 13.5 - 1401 1402 1404 1408
ValYe NumEer
ValYe FloZ
ValYe Size
ValYe Callout
#
#" #

IRRIGATION SCHEDULE
A
L-3.0
C
L-3.0
E
L-3.0
F
L-3.0
G
L-3.0
H
L-3.0
I
L-3.0
A
L-3.1
B
L-3.1
E
L-3.0
N o r t h
RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2021 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.06.28
Kraemer Consulting Engineers,
PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158 Phoenix, Arizona 85085-2864 (602) 285-9450 - fax
(602) 285-1669
WATSONVILLE, CA 95076
L-2.0
RT CH
210020.00 2022-06-28

CONCEPTUAL

IRRIGATION
PLAN
GBxMB
Watsonville

ISSUE RECORD
ISSUE # DATE DESCRIPTION
6 LOW DRIP 0.4 27,932 11,173 0.81 13,794
HYDROZONE 7 NATIVE RIPARIAN

VEGETATION
1,286
7 LOW DRIP 0.3 1,286 386 0.81 477
1 07-27-21 DESIGN REVIEW SUBMITTAL
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL
4 04-15-22 DESIGN REVIEW RESUBMITTAL
5 07-15-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

6" MIN. 12" MAX. TYP. 24" TYP. 18"
6" MIN.
6" MIN. OVERLAP TYP. 18" TYP. 6" 24" COVER

METALLIC WARNING
TAPE TYP.

FINISH GRADE SOIL

COMPACTED NATIVE,
TYP.

LATERAL TYP.

MAIN SUPPLY AND
WIRES TYP.

MAIN ONLY
SHARED
TRENCH
NOTES:

1. REFER TO DRAWINGS AND SPECIFICATIONS FOR ADDITIONAL INFO.

2. TAPE AND BUNDLE 24 V. CONDUCTORS AT 10' INTERVALS. DO NOT TAPE IN SLEEVES.

3. "SNAKE" WIRE AND PIPING SIDE TO SIDE IN TRENCH TO ALLOW FOR EARTH EXPANSION/CONTRACTION.

4. PIPING AND TRENCHING UNDER INCOMING PAVING SHALL BE BACKFILLED WITH CLEAN NATIVE SOIL AND SHALL BE COMPACTED TO 90% RC UNLESS NOTED OTHERWISE. ALL IRRIGATION PIPING UNDER ANY PAVING SHALL HAVE A MINIMUM OF 24 INCHES OF COVER. IN PLANTING AREAS, COMPACT TRENCH TO 85% RC UNLESS NOTED OTHERWISE.

5. WIRES TO BE INSTALLED IN CONDUIT.

A.C. PAVING REPLACED IN KIND AND MADE
FLUSH W/ ADJACENT AT SAWCUTS TYP.

CONCRETE PLUG (4
SACK MIX MIN.)
WARNING TAPE TYP.

FILL SAND TYP.
24 V. WIRES TYP.

MAIN SUPPLY
LATERAL TYP.

LATERAL
LINES

LATERAL ONLY

UNDER EXISTING
A.C. PAVING 6" MIN.

TRENCHING A SCALE: N.T.S. 3" 6" MIN. 12" MAX.

VALVE BOX WITH BOLT-DOWN COVER

USE EXTENSIONS AS NECESSARY AND
SIZE TO FIT (MINIMUM 12" X 17")
PVC SCH. 40 MALE ADAPTER TYP.

SUPPLY LINE TYP.
12" MIN. DEPTH 3/4" DRAIN ROCK

STANDARD BRICKS, TWO IF ROUND BOX -
FOUR IF RECTANGLE.

TRUE UNION VALVE: SEE IRRIGATION SCHEDULE FOR
TYPE AND SIZE 1 1/2"

BALL VALVE
SCALE: N.T.S.

CONSTRUCT GALVANIZED AVIARY WIRE
GOPHER BARRIER. LAP EDGES UP INTO
VALVE BOX TO TOP OF DRAIN ROCK.

C FLOW

PVC MALE ADAPTER
GUARDSHACK GS LIFT-OFF CAGE WITH LOCK SHIELD BRACKETS.

COLOR: HUNTER GREEN. SIZE PER BACKFLOW

REDUCED PRESSURE BACKFLOW
DEVICE 12' MIN.

NEW CONCRETE PAD: 4"

THICK, CAST IN PLACE,
SLEEVE RISERS. 6" MIN.
3" ALL
SIDES 1"

PVC MAIN PER PLANS

COPPER TYPE 'K' RISER
(TYP.)

BRASS FITTINGS & UNIONS

BACKFLOW PREVENTER
B SCALE: NTS
RECTANGULAR VALVE BOX SIZE AS NECESSARY.

MINIMUM 12" X 17" OR MATCH (E)
PLAN VIEW 12" MIN.
12" TYP. 12" TYP. 12" TYP.

EDGE OF LAWN, WALK, CURB, ETC
NOTES:

1. CENTER VALVE BOX OVER REMOTE CONTROL VALVE OR GATE VALVE TO FACILITATE SERVICING VALVE.

2. SET BOXES 1/2" ABOVE FINISH GRADE IN LAWN AREAS AND 1-1/2" ABOVE FINISH GRADE IN SHRUB AREAS.

3. SET BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE OF WALL.

4. AVOID HEAVILY COMPACTING SOIL AROUND VALVE BOXES TO PREVENT COLLAPSE AND DEFORMATION OF VALVE BOX SIDES.

5. INSTALL EXTENSION BY VALVE BOX MANUFACTURER AS REQUIRED TO COMPLETELY ENCLOSE ASSEMBLY FOR EASY ACCESS.

6. VALVE BOXES TO BE CARSON MODEL 1419 BOLT DOWN FOR REMOTE CONTROL VALVES AND CARSON MODEL 910 FOR ROUND BOXES OR APPROVED EQUAL.

7. LOCATE VALVES IN SHRUB AREAS, NOT LAWN.

VALVE BOX LAYOUT D SCALE: N.T.S.
12" 24" 24" MINIMUM.

MASTER VALVE AS

SPECIFIED

WATER PROOF

CONNECTORS
PVC SCH 80
PIPING

PVC MAIN LINE
PVC SCH 80 PIPING
3/4" CRUSHED STONE, MIN. 6"
THICK, EXTENDING 6" BEYOND
BOX

FLOW SENSOR AS
SPECIFIED (2 WIRES

TO CONTROLLER)

FINISHED GRADE

IN SHRUBS

SPECIFIED RECTANGULAR VALVE BOXES WITH

EXTENSIONS AS NEEDED
PVC SCH 80 NIPPLE
1/2" GALV. AVIARY WIRE WRAPPED
UP SIDES OF EACH BOX 6"

FINISHED GRADE
IN TURF 2"

MASTER CONTROL VALVE & FLOW SENSOR ASSEMBLY
SCALE: N.T.S.

FROM BACKFLOW

PREVENTION DEVICE
NOTE:

1. WIRES FROM FLOW SENSOR TO

CONTROLLER SHALL BE SHIELDED,

DIRECT BURIAL, TWISTED PAIR
CABLE PER MANUFACTURER.

E W3-37 3" 3" MIN
3-M DBY CONNECTORS.

TO BE KOTE BRAND PER
CITY (TYP.)
(2) 24" COILED EXTRA
WIRE TYP.

PVC SCH. 80
UNION

IRRIGATION

LATERAL TO
HEADS
SUPPLY LINE TYP.

VALVE-SEE IRRIGATION LEGEND
PVC SCH.80 90 DEGREE ELL (TXT)

HIGH DENSITY POLYETHYLENE VALVE

BOX W/ BOLT-DOWN COVER
SIZE TO FIT (MINIMUM 12" X 17" X 12"
DEEP). HEAT BRAND 1
1 2
" LETTERS

INDICATING RESPECTIVE OPERATING

CIRCUIT NUMBER
PVC SCH.80 NIPPLE (LENGTH AS REQUIRED
TYP.)
12" MIN. DEPTH 1-1/2" DRAIN ROCK
STD. BRICK EA. CORNER-4 TOTAL
PVC SCH. 40 TEE (SXSXT) OR ELL SXT)

CONTROL AND COMMON WIRES
TO BE INSTALLED IN CONDUIT 1 1/2"

TOP OF SOIL VARIES

SEE SPECIFICATIONS
SHRUB

CONDITION
TURF

CONDITION
NOTE:

ALL CONTROL VALVES TO HAVE BALL VALVES
IN THEIR ASSEMBLY.

KBI BTU-E PVC BLOCKED TRUE UNION

BALL VALVE

REMOTE CONTROL VALVE
SCALE: N.T.S.

CONSTRUCT GALVANIZED

AVIARY WIRE GOPHER
BARRIER. LAP EDGES FROM

VALVE BOX TO BOTTOM OF
DRAIN ROCK.

F

FINISH GRADE

PVC LATERAL TO HEADS

VALVE BOX WITH BOLT-DOWN COVER

USE EXTENSIONS AS NECESSARY AND
SIZE TO FIT (MINIMUM 12" X 17")

PRESSURE REGULATOR

REMOTE CONTROL VALVE

SEE IRRIGATION SCHEDULE
STD. BRICK EACH CORNER - 4 TOTAL 3" MIN. 4" MIN.
12" MIN. DEPTH, 1-1/2" DRAIN ROCK
PVC SCH. 80

NIPPLE (LENGTH

AS REQUIRED
TYP.)

CONTROL WIRE

COMMON & CONTROL
WIRES
3-M DBY WIRE
CONNECTORS TYP.
24" COILED
EXTRA WIRE TYP.

FILTER - POSITION DOWNWARD (AS DRAWN) OR TO THE SIDE
PVC SCH. 80,
90 DEGREE

ELL (TXT)
PVC SCH. 40

TEE (SXSXT)

OR ELL (SXT)
(E) SUPPLY LINE

DRIP ZONE REMOTE CONTROL VALVE KIT
SCALE: 1/2" = 1'-0"

CONSTRUCT GALVANIZED AVIARY WIRE
GOPHER BARRIER. LAP EDGES UP INTO
VALVE BOX TO TOP OF DRAIN ROCK.

BALL VALVE
G W3-59 4" MIN. 8" MAX

QUICK COUPLING VALVE PER IRRIGATION

SCHEDULE
1" x 3
16" x 30" ANGLE IRON W/ (2) STAINLESS

STEEL CLAMPS
PVC SCH. 80 NIPPLE (LENGTH AS REQUIRED)
PVC SCH. 80 90 DEGREE ELL (TXT) TYP.
12" MIN. DEPTH 3/4" DRAIN ROCK
STD. BRICK EA. SIDE-2 TOTAL

CONSTRUCT GALVANIZED AVIARY WIRE GOPHER
BARRIER. LAP EDGES UP INTO VALVE BOX TO TOP
OF DRAIN ROCK. 'NOT NECESSARY IN AREAS OF
SYNTHETIC TURF'.

PVC SCH. 80 8" NIPPLE
PVC SCH. 80 3" NIPPLES
PVC SCH. 40 TEE (SXSXT) MID-RUN OR 90

DEGREE ELL (SXT) AT END OF RUN

VALVE BOX W/ BOLT-DOWN COVER

USE EXTENSIONS AS NECESSARY AND SIZE
TO FIT (MINIMUM 10" DIA.) 1 1/2"
PVC SCH. 80 3" NIPPLES
QUICK COUPLING H SCALE: N.T.S.

TREE BUBBLER
SCALE: N.T.S.
6" MAX.

TREE ROOTBALL BUBBLER NOZZLE - SEE IRRIGATION

PLAN FOR LOCATIONS

DEEP ROOT WATERING SYSTEM PER
IRRIGATION SCHEDULE. INSTALL TWO

PER TREE

LATERAL LINE
3 4
" WASHED DRAIN ROCK

CIRCULAR WATERING BASIN

LOCKING GRATE COVER

SWING ASSEMBLY
SOCK
I W3-34
RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2021 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.06.28
Kraemer Consulting Engineers,
PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158 Phoenix, Arizona 85085-2864 (602) 285-9450 - fax
(602) 285-1669
WATSONVILLE, CA 95076
L-3.0
RT CH
210020.00 2022-06-28

CONCEPTUAL

LANDSCAPE

DETAILS
GBxMB
Watsonville

ISSUE RECORD
ISSUE # DATE DESCRIPTION
1 07-27-21 DESIGN REVIEW SUBMITTAL
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL
4 04-15-22 DESIGN REVIEW RESUBMITTAL
5 07-15-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

NOTES:

1. PLACE EMITTERS 3
4 BETWEEN THE TRUNK
AND OUTER DRIPLINE.

2. EVENLY SPACE EMITTERS AROUND PLANT.

3. SEE IRRIGATION PLAN FOR FULL DRIP NOTES.

4. PARTIALLY BURY DRIP TUBING AND COVER

WITH MULCH LAYER
TYPICAL 1
2" DRIP TUBING

TYPICAL COMPRESSION FITTING
1 GALLON
SHRUB (TYP.)
5 GALLON SHRUB

PVC LATERAL LINE
1/2" POLYETHYLENE FLEXIBLE TUBING

SXSXT TEE OR ELL

LATERAL LINE PVC

PLANT ROOTBALL
DRIP STAKE.

FINISHED GRADE
1/2" MHT X BARB
INSERT
1/2" MHT X BARB INSERT.

RAIN BIRD XERI-BUG EMITTER
1/2" POLYETHYLENE FLEXIBLE
TUBING. LENGTH AS REQUIRED
PVC LATERAL PIPE 12" MIN. BELOW GRADE 3" MULCH LAYER ABOVE GRADE FPT TEE, SET 2" ABOVE GRADE
INSIDE WATER WELL.

BARB ELL X MIPT
1/2" DRIP TUBING STAKE (TYP.)
XERI-BUG BARBED EMITTER (TYP.)
TYPICAL DRIP TUBING LAYOUT A SCALE:1/2" = 1'-0" W3-61 24" MIN. COVER 12" MIN. TYP.

NOTE:

INSTALL CONTROLLER AND

PEDESTAL ENCLOSURE AS PER
LOCAL CODES AND MFG.

INSTRUCTIONS. PROVIDE
GROUNDING ROD AND MISC.

FITTINGS PER SAME.

CONTROLLER AND LOCKABLE PEDESTAL ENCLOSURE SEE

IRRIGATION LEGEND AND SPECIFICATIONS

JUNCTION BOX WITH MANUAL AND FUSED SERVICE DISCONNECT

CONTROL WIRES

GROUNDING ROD AND WIRE

ANCHOR BOLTS PER MANUFACTURER'S

RECOMMENDATIONS

FINISH GRADE SOIL VARIES

SEE SPECIFICATIONS

COMPACT SUBGRADE PER MANUFACTURER'S

RECOMMENDATIONS
PVC SCH.80 SWEEP ELL SIZED TO FIT WIRE CAPACITY OF

CONTROLLER INCLUDING COMMON WIRES-ASSUME ALL WIRE AS
#12 GA.

R.M.C. CONDUIT FROM 120 VOLT POWER SUPPLY-ONCE INSIDE

PEDESTAL USE FLEXIBLE METALLIC CONDUIT
CONTROL AND COMMON WIRES TO VALVES, SEE SPECIFICATIONS.

INSTALL IN CONDUIT.

PEDESTAL CONTROLLER
SCALE: N.T.S.
6" CONCRETE SLAB PER DETAIL 6" MIN.

B W3-33

TREE PLANTING
SCALE: N.T.S.

BACKFILL MIX PER SPECS - APPLY

WATER TO SETTLE AND TAMP

DURING BACKFILL INSTALLATION
MULCH ENTIRE PLANTER. KEEP 2" AWAY

FROM TRUNK

FERTILIZER TABLETS PER SPECS

NATIVE SOIL TO FORM PEDESTAL TO

PREVENT SETTLING
6" HIGH MIN. CIRCULAR WATER BASIN IN

PLANTING AREAS ONLY
2" CLR

TREE & PIT

TREE PER PLANTING PLAN PLANT
ROOTBALL 2" ABOVE GRADE, SLOPE TO

DRAIN AWAY FROM TRUNK

SCARIFY SIDES OF PLANT PIT

TREE IRRIGATION PER IRRIGATION

PLAN, REFER TO DETAIL
3X BALL DIA. MIN.

SECTION

FERTILIZER CHART
15 GALLON - 10 TABLETS
24" BOX - 16 TABLETS
36" BOX - 20 TABLETS
TREE
TIE
STAKE
BLACK V.I.T CINCH TREE TIES, 2 PER

TREE - ATTACH TO STAKE WITH TWO
NAILS. TIES TO BE LOOSE TO ALLOW

MORE TREE MOVEMENT

STAKING PLAN
(2) 3" DIA. UNTREATED LODGE POLE PINE STAKES
(TYP.). INSTALL 2" OUTSIDE OF ROOTBALL 10' DIRECTION OF PREVAILING WIND NOTES:

1. DIG ALL PITS

SQUARE & SCARIFY

ROOT BALL BEFORE

PLACEMENT IN PIT

2. FERTILIZER TABLETS

SHALL BE

DISTRIBUTED PER

THE FERTILIZER
CHART

3. AVOID PUTTING

STAKES THROUGH

ROOTBALL

4. FOR TREES IN TURF
AREA, MAINTAIN 2'

DIAMETER MULCH
RING

5. REFER TO DETAIL

FOR ROOT BARRIER
I
L-3.0
F
L-3.1
C W3-21
2 X DIA. OF CONTAINER 6"
PLANT ROOTBALL 1" HIGHER THAN

SURROUNDING GRADE TO ALLOW

FOR SETTLING
3" BARK MULCH, DO NOT BURY

ROOTBALL
3" CIRCULAR WATERING BASIN
BACKFILL MIX PER SHEET L-5.0 AND
SPECS.

SCARIFY ALL SIDES OF PLANT PIT

FERTILIZER TABLETS PER SPECS
NOTE:

SCARIFY ROOT BALL BEFORE
PLACEMENT IN PIT.

SHRUB PLANTING D SCALE: N.T.S. W3-23

EDGE OF PLANTER/CURB/PAVING

SPACING

DISTANCE

EQUAL HALF OF SPACING
EQUAL

HALF OF
SPACING SHRUB, TYP.

NOTES:

1. LOCATE PLANTS AT EQUAL DISTANCE

FROM EACH OTHER

2. FOR SPACING DIMENSION SEE
PLANTING SCHEDULE, SHEET L-5.0
PLANT
TYP.

GROUNDCOVER AND SHRUB SPACING E SCALE: N.T.S. W3-24

INSTALL PANELS W/

GROUND LOCKS & RIBS

ORIENTED TOWARD

ROOT BALL OF TREE

FOR LINEAR APPLICATIONS, LENGTH OF BARRIER ALONG
ADJACENT CURB TO BE 10' LENGTH, CENTERED ON TREE TRUNK.

CONCRETE
CURB

ADJACENT PAVING
SOIL

ASSEMBLE MULTIPLE PANELS

BY SLIDING ONE PANEL INTO
ANOTHER, AS ILLUSTRATED.

NOTES:

1. CONTRACTOR SHALL INSTALL THE ROOT BARRIERS W/ THE NUMBER OF PANELS & IN THE MANNER SHOWN ON THE DRAWINGS. THE VERTICAL ROOT

DEFLECTING RIBS SHALL BE FACING INWARDS TO THE ROOT BALL AND THE DOUBLE TOP EDGE SHALL BE 1/2" ABOVE GRADE.

2. TREE ROOT BARRIERS SHALL BE PRODUCT# UB24-2 AS MANUFACTURED BY DEEP ROOT PARTNERS, SAN FRANCISCO, CA., OR APPROVED EQUAL. DEEP

ROOT TREE ROOT BARRIERS AVAILABLE FROM DEEP ROOT PARTNERS, SAN FRANCISCO, CA (800) 458-7668

3. FOR LINEAR APPLICATIONS, LENGTH OF BARRIER ALONG ADJACENT CURB TO BE 10' LENGTH, CENTERED ON TREE TRUNK.

POSITION ROOT BARRIER
W/ TOP OF PANEL 1/2" ABOVE

FINISHED GRADE
2'-0"x2'-0" ROOT

BARRIER PANEL
PART# UB24-2

LINEAR ROOT BARRIER INSTALLATION DIAGRAM
ROOT BARRIER F SCALE:1/2" = 1'-0" W3-44
RYAN A+E, INC.
4275 Executive Square, Suite 370
La Jolla, CA 92037
858-812-7910 tel
858-812-7930 fax
WWW.RYANCOMPANIES.COM

CONSULTANTS
OWNER
© 2021 RYAN A+E, INC.

DRAWN BY CHECKED BY
JOB NO. DATE

PROJECT INFORMATION

DESIGN REVIEW

RESUBMITTAL
2022.06.28
Kraemer Consulting Engineers,
PLLC.

JOB #
Mechanical and Electrical Engineers
2050 West Whispering Wind Dr., Suite 158 Phoenix, Arizona 85085-2864 (602) 285-9450 - fax
(602) 285-1669
WATSONVILLE, CA 95076
L-3.1
RT CH
210020.00 2022-06-28

CONCEPTUAL

LANDSCAPE

DETAILS
GBxMB
Watsonville

ISSUE RECORD
ISSUE # DATE DESCRIPTION
1 07-27-21 DESIGN REVIEW SUBMITTAL
2 09-30-21 DESIGN REVIEW RESUBMITTAL
3 01-14-22 DESIGN REVIEW RESUBMITTAL
4 04-15-22 DESIGN REVIEW RESUBMITTAL
5 07-15-22 DESIGN REVIEW RESUBMITTAL
Attachment 1

1 Standard of Review and Process Overview
200 Manabe Ow Road

STANDARD OF REVIEW
Whether a particular decision is adjudicative or legislative affects the requirements for findings to support the decision. Legislative decisions involve the adoption of broad policies applicable to many situations (for example, general plan amendments and zoning decisions). Legislative decisions need not be accompanied by findings unless a State law or City ordinance requires them.

Adjudicative (or “quasi-judicial”) decisions, on the other hand, 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.

The decisions before the Planning Commission—a Special Use Permit with Design Review and a Specific Plan Amendment—are adjudicative/quasi-judicial decisions and require findings, either for denial, or as recommended, for approval that is supported by substantial evidence.

Toigo v Town of Ross (1998) 70 Cal App 4th 309
If challenged, a reviewing court will consider whether the decision(s) considered the applicable policies and the extent to which the proposed project conforms with those policies and whether the City made appropriate findings.

PROCESS
Special Use Permit
Article 2(d) of the Deed Restrictions for the Manabe Ow Business Park Specific Plan (MOBPSP) area includes “distribution” and “warehousing” under the definition of “Business Park” as permitted job producing flex-industrial type uses. However, Section 3.5 of the MOBPSP includes a requirement that “any warehousing exceeding 30% of the floor area of a business will require a Special Use Permit.” The Planning Commission is authorized to issue Special Use Permits in accordance with the procedures set forth in WMC §14-12.509 through §14-12.513.

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 provided that 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).

Design Review
All new construction, exterior remodeling, additions, or changes in use requiring additional parking, which involve structures used for multi-family residential, commercial, industrial or public purpose are subject to Design Review (WMC §14-12.400). No Building Permit shall be issued for a development subject to Design Review until a Design Review Permit has been approved in accordance with WMC Chapter 14-12 and conditions of approval have been met.

When considering applications for Design Review, the Planning Commission shall evaluate the impact of the Design Review on and its compatibility with surrounding properties and neighborhoods to ensure the appropriateness of the development and make the findings set Attachment 2

2 forth in WMC §14-12.403. The findings for a Design Review Permit are substantially similar to those required for Special Use Permits, except for the finding set forth in WMC §14-12.403(e), which requires that additional design elements be addressed.

Environmental Review
The California Environmental Quality Act requires local and state governments to consider the potential environmental effects of a project before making a decision on it. CEQA’s purpose is to disclose the potential impacts of a project and suggest methods to minimize those impacts so that decision-makers will have full information upon which to base their decision. Below is a summary of key provisions for the consideration and adoption of a negative declaration or mitigated negative for a project.

1. Consideration prior to approval. Prior to approving a project, the decision-making body shall consider the proposed negative declaration or mitigated negative declaration together with any comments received during the public review process.

2. Standard. The decision-making body can adopt the negative declaration or mitigated negative declaration only if it finds there is no substantial evidence that the project will have a significant effect on the environment.

3. The Record. The lead agency is to specify the location of the documents and materials constituting the record.

4. Mitigation Monitoring and Reporting. When adopting a mitigated negative declaration, the lead agency must also adopt a program for reporting or monitoring the changes it has required or made conditional on approval.

Specific Plan Amendment
California Government Code Sections 65450 to 65456 authorize the preparation of specific plans to implement a jurisdiction’s General Plan. The Manabe-Ow Business Park Specific Plan and the provisions contained within it, which were adopted in 2010, constitute the primary land use and development standards for the project area. Within the Manabe-Ow Business Park (MOBP), the Land Use Plan serves as the main reference for all future planning work and implementation activities within the MOBP, and the development review process is used to determine a proposed development’s consistency with the main components of the specific plan, such as the Land Use Plan and the Circulation Plan.

Amendments to the Specific Plan fall under one of two categories: (1) Administrative Amendments and (2) Other Amendments. Administrative Amendments are considered minor revisions and do not require formal approval by Planning Commission or City Council. Other Amendments are considered significant revisions because they deviate from the overall vision and intent of the MOBP and require formal approval by the Planning Commission and/or City Council. The Specific Plan specifically identifies changes to the Land Use Plan and circulation improvements as examples of Other Amendments.

WMC §14-12.905 requires specific plans to incorporate procedures to make amendments to the plan and identifies two types of amendments: Minor Amendments and Major Amendments.

Minor Amendments may be considered by the Zoning Administrator and Major Amendments are required to be processed in the same manner as an application for original approval of the Specific Plan.

Attachment 2

3 WMC §14-12.903 requires a Specific Plan to be reviewed by the Planning Commission and identifies the City Council, upon recommendation of the Planning Commission, as the final hearing body for Specific Plans. The Commission recommendation and City Council decision are subject to the findings required by WMC §14-12.904.

APPEAL PROCESS
If the Planning Commission’s decision is appealed, the City Council will consider whether the action taken by the Planning Commission was erroneously taken and may sustain, modify, or overrule Planning Commission’s action. In order for the Planning Commission’s decision to be overturned on appeal, the City Council must find that the action taken by the Planning Commission was erroneous and inconsistent with the intent of the Zoning District regulations that regulate the proposed action (WMC § 14-10.1106).

Attachment 2

Attachment 3

Attachment 3

4867-4834-6455v2 1
Recording requested by and when
Recorded return to:

City of Watsonville
Attn: City Clerk
250 Main Street
Watsonville, CA 95076
Exempt From Recording Fees Per
Government Code §27383
(SPACE ABOVE THIS LINE FOR RECORDER’S USE)
APN: 018-711-36

PUBLIC IMPROVEMENT AGREEMENT
This PUBLIC IMPROVEMENT AGREEMENT (this “Agreement”), is entered into as of ________________, 2023 (the “Effective Date”), by and between the CITY OF WATSONVILLE, a Charter City of the State of California (“City”) and LONE OAKWATSONVILLE, L.L.C., a Delaware limited liability company (“Developer”). City and Developer are referred to herein individually as a “Party” and collectively as the “Parties.”

RECITALS
A. Developer owns certain real property located at 200 Manabe Ow Road (APN 018- 711-36), in the City of Watsonville, State of California, more particularly described in legal description attached hereto and hereinafter incorporated by reference as Exhibit A ("Property").

B. On March 21, 2023, after a duly noticed public hearing, the City’s Planning Commission approved Planning Commission Resolution No. 04-23, recommending the City Council approve a Special Use Permit with Design Review and Environmental Review (App. No. 2138) authorizing Developer to develop a new warehousing and distribution facility totaling 155,847± square feet on an 11.5± acre site on the Property (the “Project”).

C. On April 11, 2023, after a duly noticed public hearing, the City Council approved City Council Resolution No. XXX, adopting the Initial Study/ and Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the Project in compliance with the California Environmental Quality Act (CEQA); and Resolution No. XXX approving a Special Use Permit with Design Review and Environmental Review (App. No. 2138) to allow the construction of a new warehousing and distribution facility totaling 155,847± square feet on an 11.5± acre site located at 200 Manabe Ow Road (APN 018-711-36), subject to certain requirements and conditions contained in the Conditions of Approval attached hereto and hereinafter incorporated by reference as Exhibit B (“Conditions of Approval”); and Resolution No. XXX approving an amendment to the Manabe Ow Business Park Specific Plan to remove two internal streets from the Land Use Plan and Circulation Plan.

Attachment 4

4867-4834-6455v2 2
D. Pursuant to Condition of Approval 25, Developer is required to enter into a public improvement agreement for the preparation of plans, specifications and an estimate (“PS&E”) for the completion of the off-site improvements for two roundabouts located at Ohlone Parkway/Loma Vista Drive and Ohlone Parkway/Lighthouse Drive (collectively the “Roundabouts”) as described in the Master Environmental Impact Report (“MEIR”) and associated Mitigation Monitoring Reporting Program (“MMRP”) for the MEIR relating to the Manabe-Ow Business Park Specific Plan (See MEIR and MMRP Impact 3.12-2 and MM-3.1202 (Ohlone Parkway/Lighthouse Drive); Impact 3.12-5 and MM-3.12-5 (Ohlone Parkway/Loma Vista Drive)).

It is anticipated that the Roundabouts shall be installed, constructed, and completed at a future date by a property owner/developer not a party to this Agreement.

E. Pursuant to Condition of Approval 26, Developer is required to pay its fair share contribution of the installation, construction, and completion of the Roundabouts (“Fair Share Contribution”).

F. The City and the Developer desire to enter into this Agreement in order to implement the Conditions of Approval, document the understanding of the Parties with respect to the preparation of the PS&E, and comply with the provisions of the City’s Municipal Code (“Code”).

NOW, THEREFORE, in order to ensure satisfactory performance of the Developer under the Code and Conditions of Approval, Developer and the City agree as follows:

1. Recitals. The above recitals are true and correct, and are incorporated into this Agreement.

2. Developer’s Obligations.
(a) Off-Site Improvements: Developer shall, at its sole cost and expense, furnish all necessary materials, equipment and labor as is required to prepare the PS&E for the construction of the Roundabouts, subject to review and approval by the Director of Public Works (“Director”) and/or the City Engineer in accordance with the provisions of this Agreement, including the deadlines for submittal referenced below in subsection (a)(iv)-(vi). Developer shall, at its sole cost and expense, cause the PS&E for the Roundabouts to be completed by appropriate professionals licensed by the State of California. The PS&E shall be prepared in compliance with all applicable federal, state, and the Code and any other local laws, ordinances, rules, regulations, and policies of the City of Watsonville.
(i) The PS&E for the Roundabouts shall consist of construction plans, specifications, and estimate of construction costs sufficient to construct the Roundabouts.

The construction plans for the PS&E shall be original drawings on standard sheets conforming to modern accepted drafting practices showing necessary details. The specifications for the PS&E shall contain a description of the work, materials, construction methods, method of measurement, basis of payment, and the pay item for each item of work involved in the construction of the Roundabouts. The estimate included in the PS&E shall reflect current and local construction costs and shall include an annual adjustment for Attachment 4

4867-4834-6455v2 3
cost escalation as referenced in the State Department of General Services, California Construction Cost Index CCCI. The PS&E shall conform to the City’s Public Improvement Standards (Resolution 76-13, May 28, 2013, or the most current standards) and any other City standards or regulations for improvements to the public right of way, including those standards in Chapter 15 (Local Hiring) and Chapter 17 (Project Labor Agreements for Public Works Construction Projects) of Title 7 of the Watsonville Municipal Code. Once completed, the City shall diligently review and process the PS&E submitted by Developer.
(ii) The Developer shall include the following while preparing the PS&E and submit to the City as part of the review process and final approval of the PS&E:

A. Survey data including existing topographical data collected at the project sites and final documents from a registered professional land surveyor and provided in a format that shall allow subsequent project managers to use the data to generate staking information;
B. Geotechnical report that includes sampling, testing
recommendations and review and approval of the final PS&E from a registered professional geotechnical engineer;
C. Roundabout design calculations and recommendations from a registered professional civil or transportation engineer. (iii) The Developer shall make various submissions to the Director for review and approval at the 30% (“Initial”), 90% (“Second”), and 100% (“Final”) stage of the preparation of the PS&E. Once submitted, City staff shall review and provide comments for each submittal and the Developer shall incorporate the comments from the Director into each subsequent submittal of the PS&E. A draft Roundabouts design report will be provided at the Initial design submittal stage. A draft geotechnical report shall be provided at the Second design submittal stage. The final design submittals including the design and geotechnical reports and survey data and all other information, data and other documents shall be submitted at the Final stage of the PS&E.
(b) The Initial submittal of the PS&E shall be submitted to the Director within ninety (90) days of the Effective Date of this Agreement. The Second submittal shall be submitted within sixty (60) days after the Director provides his or her comments to the Initial submittal. (i) A grading permit may be issued to Developer at any time after the Effective Date of this Agreement upon City approval of the grading permit application. (ii) Developer shall not request issuance and City shall not issue, a Building Permit for the Project until the Final submittal of the PS&E is received and approved by the City pursuant to subsection (a)(iii) above.
(c) Fair Share of Construction: Developer shall pay to City within thirty days of the issuance of the Building Permit for the Project its Fair Share Contribution of all costs relating to the installation, construction, and completion of the Roundabouts. The percentage of Developer’s Attachment 4

4867-4834-6455v2 4
portion of Construction Costs relative to other projects that will contribute to the funding of the Roundabouts is more particularly described in Exhibit C (“Percentage of Construction”), attached hereto and hereinafter incorporated by reference. Upon approval by the City of the Final PS&E, City shall calculate the Developer’s Fair Share Contribution by multiplying the Percentage of Construction by the total costs of the Construction of the Roundabouts identified in the Final PS&E. The Parties agree that this Fair Share Contribution is necessary to defray the cost of public facilities related to development of the Roundabouts identified in the MEIR and MMRP and represent the Developer’s fair share of estimated costs of installation, construction, and completion of the Roundabouts, which construction is anticipated to be undertaken by a property owner/developer at some point in the future.
(d) Labor Code Compliance. Developer shall comply, and shall use its best efforts to ensure that its contractors, consultants and any subcontractors comply with all applicable State of California Labor Code requirements; the City zoning and development standards; building, plumbing, mechanical and electrical codes; all other provisions of the City of Watsonville Municipal Code; and all applicable disabled and handicapped access requirements, including the Americans With Disabilities Act, 42 U.S.C. Section 12101, et seq., Government Code Section 4450, et seq., Government Code Section 11135, et seq., and the Unruh Civil Rights Act, Civil Code Section 51, et seq relating to the preparation of the PS&E for the Roundabouts.

Developer acknowledges and agrees that the Roundabouts constitute “public works” as defined in Labor Code §1720. Developer and its contractors, consultants and subcontractors shall be required to comply with prevailing wage requirements in connection with the PS&E for the Roundabouts, to the extent required by applicable State of California Labor Code requirements.

Developer shall defend, with counsel reasonably acceptable to City, indemnify and hold harmless City and their respective officials, officers, employees, agents and representatives (“Indemnitees”) from and against any and all liabilities, obligations, orders, claims, damages, governmental fines or penalties, and actual expenses of defense with respect thereto, including reasonable attorneys’ fees and costs (“Claims”) arising out of Developers’ failure to comply with State of California Labor Code requirements in connection with the preparation of the PS&E for the Roundabouts. Further, Developer shall indemnify and hold harmless the Indemnitees with respect to all final judgments or settlements in actions brought by any “contractor” in connection with the preparation of the PS&E for the Roundabouts in which City is (i) determined to be an “awarding body” and (ii) damages are awarded, pursuant to Labor Code sections 1726 or 1781.

Developers’ defense, indemnity and hold harmless obligations under this section shall survive expiration or termination of this Agreement.

3. Extensions. The Developer may request an extension of the time period specified in Section 2(a) for completion of the PS&E by written request to the Director. A request shall include satisfactory evidence, as determined by the Director, to justify the extension, and shall be made upon the Director’s determination that Developer cannot reasonably meet the deadline in the time remaining for completion. The Director may request additional information, and shall in good faith attempt to determine within thirty (30) days of the request whether to grant an extension of time. The Director’s failure to respond within the time specified shall, however, not constitute either a grant or denial of the requested extension. The Director shall not unreasonably withhold a request for an extension. The Director may reasonably condition an extension subject to the Attachment 4

4867-4834-6455v2 5
terms of this Agreement. No extension approved hereunder shall limit or relieve liability, or provide an extension on any future obligation under this Agreement.

4. Indemnification of City. Developer, its successors and assigns, shall defend and indemnify the Indemnitees from and against any and all loss, cost, damage, injury, liability, and claims (“Losses”) to the extent arising from Developer’s breach of or negligent performance (or nonperformance) of this Agreement, except to the extent that such indemnity is void or otherwise unenforceable under applicable law, and except to the extent such Loss is the result of the gross negligence or willful misconduct of City. The foregoing indemnity shall include, without limitation, reasonable fees of attorneys, consultants and experts and related costs, and the City’s cost of investigating any claims against the City.
(a) Limitation on City Liability. The City shall not be an insurer or surety for the design of the PS&E, nor shall any officer or employee thereof be liable or responsible for any accident, loss, or damage happening or occurring during the construction of the Roundabouts, except as may arise due to the gross negligence or willful acts or omissions of the City.

5. Insurance. As of the Effective Date of this Agreement, Developer shall, at its sole cost and expense, procure and maintain in effect, or cause to be procured and maintained in effect by any contractor, consultant or any subcontractor performing work pursuant to this Agreement, insurance coverage for general liability, automobile liability, workers compensation and professional liability against claims which may arise out of or result from the preparation of the PS&E, its agents, employees and contractors, consultants and any subcontractors. The insurance policies shall be provided by a financially responsible insurance company authorized to write business in the State of California and have, at all times, a Best’s rating of “A- VII” (A minus VII) or better by AM Best & Company, and with coverage and policy limits as follows:
(i) The general liability insurance coverage shall have a per occurrence limit of two million and 00/100 dollars ($2,000,000.00) and an aggregate limit of at least five million and 00/100 dollars ($5,000,000.00), and shall be endorsed to (a) include the Indemnitees as additional covered parties providing all required coverages including coverages for both ongoing and completed operations, (b) stipulate that such coverage is primary and is not excess of, or contributing with, any other insurance carried by, or for the benefit of the Indemnitees, (c) apply separately to each insured and additional insured against whom claim is made or suit is brought, except with respect to the limits of the insurer’s liability, (d) waive any and all right of subrogation against the Indemnitees, and (e) contain a cross liability/severability endorsement (unless the base policy contains a separation of insureds clause accomplishing the same result); (ii) The auto liability insurance coverage shall cover all owned, hired and nonowned vehicles utilized by Developer in connection with this Agreement with a per occurrence limit of two million and 00/100 dollars ($2,000,000.00) and an aggregate limit of not less than five million and 00/100 dollars ($5,000,000.00), and shall be endorsed to (a) include the Indemnitees as additional covered parties, (b) stipulate that such coverage is primary and is not excess of, or contributing with, any other insurance carried by, or for the benefit of the Indemnitees, (c) apply separately to each insured and additional covered parties against whom claim is made or suit is brought, except with respect to the limits of Attachment 4

4867-4834-6455v2 6
the insurer’s liability, (d) waive any and all right of subrogation against the Indemnitees, and (e) contain a cross liability/severability endorsement (unless the base policy contains a separation of insureds clause accomplishing the same result); (iii) Worker’s Compensation insurance as required by the State of California which shall be endorsed to waive any and all rights of subrogation against the Indemnitees; further, any and all contractors, consultants and subcontractors shall maintain insurance coverage limits in accordance with state statute which shall also be endorsed to waive any and all rights of subrogation against the Indemnitees;
(b) The professional liability coverage shall have a per occurrence limit of two million and 00/100 dollars ($2,000,000.00) and an aggregate limit of at least five million and 00/100 dollars ($5,000,000.00). Developer shall maintain, or cause to be maintained by its contractors, consultants or subcontractors, professional errors and omissions liability insurance for protection against claims alleging negligent acts, errors or omissions which may arise from Developer’s operations under this Agreement, whether such operations be by Developer or by its employees, contractors, consultants or subcontractors. Developer shall procure, or cause to be procured by its contactors, consultants or subcontractors, the professional errors and omissions liability insurance described herein and shall ensure that the policy provides and allows for a reporting period of at least four (4) years after the professional liability policy expires. (i) Developer shall satisfactorily provide certificates and endorsements of insurance to the City before starting to perform the obligations described herein.

Certificates and policies shall state that the policy shall not be canceled or reduced in coverage without thirty (30) days written notice to City. Approval of insurance by City shall not relieve or decrease the extent to which Developer may be held responsible for payment of damages resulting from services or operations performed pursuant to this Agreement. Developer shall not perform any work under this Agreement until Developer has obtained the required insurance and until the required certificates have been submitted to the City and approved by the City Attorney.

6. Miscellaneous.
(a) Relationship Between the Parties; Authority; Binding Effect. In performing its obligations under this Agreement, the Developer and its contractors, consultants and any subcontractors are not agents or employees of the City. This Agreement does not create any partnership or agency between the Parties, each of which is, and at all times shall remain, solely responsible for all acts of its officials, employees, agents, contractors, consultants and any subcontractors, including any negligent acts or omissions. No Party is an agent of the other, and has no authority to act on behalf of or to bind the other Party to any obligation whatsoever. Each Party executing this Agreement on behalf of a Party represents and warrants that such person is duly and validly authorized to do so on behalf of the entity it purports to bind. Each of the terms, covenants and conditions of this Agreement shall extend to and be binding on and shall inure to the benefit the Parties and each of their respective successors and assigns and all those taking by, under or through it or them.

Attachment 4

4867-4834-6455v2 7
(b) Venue; Attorneys’ Fees. In the event that any action is brought by either Party hereto as against the other Party for the enforcement or declaration of any right or remedy in or under this Agreement or for the breach of any covenant or condition of this Agreement, venue for any such proceeding shall be in the Superior Court of the County of Santa Cruz, State of California.

Should any party hereto institute any action or proceeding in court or other dispute resolution mechanism (“DRM”) to enforce any provision hereof by reason of an alleged breach of any provision of this Agreement, the prevailing party shall be entitled to receive from the losing party, court or DRM costs or expenses incurred by the prevailing party including, without limitation, expert witness fees, document copying expenses, exhibit preparation costs, carrier expenses and postage and communication expenses, and such amount as the court or DRM may adjudge to be reasonable attorneys’ fees for the services rendered the prevailing party in such action or proceeding. Attorneys’ fees under this Section include attorneys’ fees on any appeal, and, in addition, a party entitled to attorneys’ fees shall be entitled to all other reasonable costs and expenses incurred in connection with such action.
(c) Notices.
(i) A notice or communication under this Agreement by either Party to the other (or by or to the Director) shall be sufficiently given or delivered if dispatched by hand or by registered or certified mail, postage prepaid, or via electronic mail, addressed as follows:

In the case of a notice or communication to the Public Works Director:

City of Watsonville
Attn: Public Works Director
25 Main Street
Watsonville, CA 95076
Reference: 200 Manabe Ow
Email: [email protected]
With copies to:

Office of the City Attorney
c/o Burke, Williams & Sorensen, LLP
1 California Street, Suite 3050
San Francisco, CA 94111-5432
Attn: Samantha Zutler, City Attorney
Reference: 200 Manabe Ow
Email: [email protected]
Attachment 4

4867-4834-6455v2 8
And in the case of a notice or communication to the Developer:

Lone Oak – Watsonville, L.L.C.
c/o Reyes Holdings, L.L.C.
6250 North River Road, Suite 9000
Rosemont, Illinois 60018
Attn: General Counsel
Email: [email protected]
(ii) Any mailing address may be changed at any time by giving written notice of such change in the manner provided above at least ten (10) days prior to the effective date of the change. All notices under this Agreement shall be deemed given, received, made or communicated on the date personal receipt actually occurs or, if mailed, on the delivery date or attempted delivery date shown on the return receipt or, if by electronic mail transmission, on the date when sent provided that the sender receives no notice of non-delivery.
(d) Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the permitted successors and assigns of the Parties hereto, and upon such transfer in accordance with the provisions set forth herein, the Developer shall be released from its obligations hereunder. Any assignment of rights and obligations under this Agreement shall be in writing between City, Developer and its assignee, shall clearly identify the scope of the rights and/or obligations assigned and shall be subject to the approval of the Director and City Attorney, including.
(e) Legal and Equitable Relief. Each Party shall have the right (but not the obligation) to prosecute any proceedings at law or in equity against any other Party, or any other person or entity, violating or attempting to violate or defaulting in the performance of any of the provisions contained in this Agreement in order to prevent such party, person or entity from violating or attempting to violate or defaulting in the performance of any of the provisions of this Agreement or to recover damages for any such violation or default. It is agreed that damages would be an inadequate remedy for violation of this Agreement by any party and, therefore, injunctive or other appropriate equitable relief shall be available to the other party. The remedies available under this Section shall include, by way of illustration but not limitation, ex parte applications for temporary restraining orders, preliminary injunctions and permanent injunctions enjoining any such violation or attempted violation or default, and actions for specific performance of this Agreement. The result of every action or omission whereby any covenant, condition or restriction herein contained is violated in whole or in part is hereby declared to be and to constitute a nuisance, and every remedy allowed by law or equity against any party, either public or private, shall be applicable against every such result and may be exercised by any party. (f) Waiver. Failure by a Party to insist upon the strict performance of any of the provisions of this Agreement by another Party, or the failure by a Party to exercise its rights upon the default of another Party, shall not constitute a waiver of such Party’s right to insist upon and demand strict compliance by the other Party with the terms of this Agreement thereafter.

Attachment 4

4867-4834-6455v2 9
(g) Parties in Interest. Nothing in this Agreement, expressed or implied, is intended to or shall be construed to confer upon or to give to any person or entity other than the City and the Developer, any rights, remedies or claims under or by reason of this Agreement or any covenants, conditions or stipulations hereof; and all covenants, conditions, promises, and agreements in this Agreement contained by or on behalf of the City, or the Developer shall be for the sole and exclusive benefit of the named Parties.
(h) Amendment. This Agreement may be amended, from time to time, by written supplement or amendment hereto and executed by the City and the Developer. The Director of Public Works, with the consent and approval of the City Attorney, is authorized to execute on behalf of the City any amendment that the Director determines is in the City’s best interests and does not materially increase the City’s obligations or materially diminish the City’s rights under this Agreement. The foregoing notwithstanding, nothing herein shall preclude the Director from seeking and securing approval or concurrence of any amendment by the City Council. (i) Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original.
(j) Interpretation of Agreement. The recitals above and exhibits attached hereto are incorporated herein by reference and comprise part of this Agreement. This Agreement constitutes the entire agreement between the Parties with respect to the subject matter hereof and no prior oral or written understanding shall be of any force or effect with respect to the matters covered herein.

The titles to the sections of this Agreement are not a part of this Agreement and shall have no effect upon the construction or interpretation of any part of this Agreement. As used in this Agreement, masculine, feminine or neuter gender and the singular or plural number shall each be deemed to include the others where and when the context so dictates. The word “including” shall be construed as if followed by the words “without limitation.” This Agreement shall be interpreted as though prepared jointly by both Parties. The laws of the State of California, without regard to conflict of laws principles, shall govern the interpretation and enforcement of this Agreement.

This Agreement shall be interpreted as though jointly prepared by both Parties. (k) Severability. If any term, provision, condition or covenant of this Agreement or its application to any party or circumstances shall be held, to any extent, invalid or unenforceable, the remainder of this Agreement, or the application of the term, provision, condition or covenant to persons or circumstances other than those as to whom or which it is held invalid or unenforceable, shall not be affected, and shall be valid and enforceable to the fullest extent permitted by law. (l) Recording Agreement. This Agreement shall be recorded against the title of the Property.
(m) Purpose and Effect of Recording. This Agreement shall be recorded for the purpose of providing constructive notice to any future owner of the Property of Developer obligations and responsibilities under this Agreement.
(n) Notice of Termination. At the time all the obligations and requirements specified in this Agreement are fully satisfied as determined by the Director of Public Works in consultation Attachment 4

4867-4834-6455v2 10
with affected City departments, the Parties shall execute and record (if applicable) a Notice of Termination.
[SIGNATURES ON NEXT PAGE]
Attachment 4

4867-4834-6455v2 11
IN WITNESS WHEREOF, the City and Developer have executed this Agreement in one or more copies as of the day and year first above written.

DEVELOPER:

LONE OAK-WATSONVILLE, L.L.C.:

By:
______________________________
Name:

Title:

CITY:

CITY OF WATSONVILLE
__________________________________
René Mendez, City Manager
ATTEST
__________________________________
Irwin Ortiz, City Clerk
APPROVED AS TO FORM:

CITY ATTORNEY
__________________________________
Samantha Zutler, City Attorney
Attachment 4

4867-4834-6455v2 A-1

EXHIBIT A
Legal Description of Property
Attachment 4

Attachment 4

4867-4834-6455v2 B-1

EXHIBIT B
Conditions of Approval
Attachment 4

4867-4834-6455v2 C-1

EXHIBIT C
Percentage of Construction
Attachment 4

MOBPSP Roundabout Fair Share Calculation Summary
Roundabout Installation Threshold Calculation:

1. Square footage for each development area within the MOBPSP area was identified or estimated, and the total square footage was used to determine the adjusted 70% (461,805 sq. ft.) and 80% (527,777 sq. ft.) thresholds at which roundabout installation would be required.

2. Based on the adjusted thresholds, each development area would be subject to the following requirements:
a. 100 Manabe Ow Road - Crosses the 70% threshold for installation of the Ohlone Parkway/Loma Vista Drive roundabout
i. Construct the Ohlone Parkway/Loma Vista Drive roundabout (partly funded by 200 Manabe Ow Road fair share cash contribution)
b. East Business Park – Future Project – Crosses the 80% threshold for installation of the Ohlone Parkway/Lighthouse Drive roundabout
i. Construct the Ohlone Parkway/Lighthouse Drive roundabout (partly funded by 200 Manabe Ow Road fair share contribution)

3. 200 Manabe Ow Road would not cross the threshold for either roundabout installation, but the MOBPSP intended to distribute the costs of roundabout design and installation across all projects in the specific plan area. Therefore, 200 Manabe Ow Road would be subject to the following requirement:
a. 200 Manabe Ow Road
i. Design roundabouts for Ohlone Parkway/Loma Vista Drive and Ohlone Parkway/Lighthouse Drive intersections
ii. Pay fair share cash contribution towards the future construction of both roundabouts
Fair Share Calculation:

1. The Fair Share Contribution for each remaining MOBPSP development area was determined by dividing each project’s identified or estimated square footage by the total square footage of remaining development. The Fair Share Contribution percentages are below. a. 200 Manabe Ow Road (155,847 sq. ft.) – 34%
b. 100 Manabe Ow Road (175,760 sq. ft.) – 38%
c. East Business Park @ 0.3 FAR (133,000 sq. ft.) – 29% (“Fair Share Contribution Percentages”)

2. Once 200 Manabe Ow Road provides roundabout designs and cost estimates for both the Ohlone Parkway/Loma Vista Drive and Ohlone Parkway/Lighthouse Drive roundabouts, those costs will be inserted into the Fair Share Calculation spreadsheet to determine the total project cost for the construction of the two roundabouts (“Total Project Cost”).

3. The Fair Share Contribution Percentages for each project will be multiplied by the Total Project Cost to determine the distributed cost of the construction of the roundabouts for each MOBSP development identified above (“Distributed Cost”).

4. The Requirement Cost totals for each project will then be subtracted from the Distributed Cost to determine the Fair Share Contribution that 200 Manabe Ow Road will be required to pay towards the construction of the two roundabouts.

5. Because the cost of designing the two roundabouts will be less than the cost of constructing either roundabout, 200 Manabe Ow Road will be required to pay a Fair Share Contribution to the construction of the two roundabouts.

Attachment 4

Reso No. _____ (CM) 1
Meeting Date: 041123 SWZ ______ RM ______ CDD ______
RESOLUTION NO. _______ (CM)

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE

ADOPTING THE INITIAL STUDY/MITIGATED NEGATIVE
DECLARATION (APP. NO. 2138) FOR THE CONSTRUCTION OF A NEW 155,847 SQ. FT. WAREHOUSING AND DISTRIBUTION FACILITY ON AN

11.5-ACRE SITE LOCATED AT 200 MANABE OW ROAD (APN: 018-711- 33); AND ADOPTING CONCURRENTLY A MITIGATION MONITORING

AND REPORTING PROGRAM FOR THE PROJECT, IN ACCORDANCE

WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
WHEREAS, in 2006, the City of Watsonville and the property owners of this property and other nearby properties entered into an annexation agreement which stipulated the land uses the property can be developed for and requirements for a planning process that included preparation of a specific plan; and WHEREAS, on October 26, 2010, the Manabe-Ow Business Park Specific Plan (MOBPSP) and the Manabe-Ow Business Park Specific Plan Master Environmental Impact Report (MEIR) were approved and certified respectively by the City Council; and WHEREAS, on July 30, 2021, the applicant, Lone Oak – Watsonville, LLC., submitted application 2138 to request approval of a Special Use Permit with Design Review and Environmental Review for a new 155,847-square-foot warehousing and distribution facility on an 11.5-acre parcel located at 200 Manabe Ow Road (APN: 018- 711-33); and
WHEREAS, on August 12, 2021, the applicant, Lone Oak – Watsonville, LLC., submitted Lot Line Adjustment application PP2021-2373 to request approval to adjust the lot line between two adjoining parcels (APNs 018-711-33 and 018-711-34); and WHEREAS, on October 18, 2021, the application for a Lot Line Adjustment for APNs 018-711-33 and 018-711-34 was approved by the Minor Land Division Committee; and

Reso No. ______ (CM) 2
Meeting Date: 041123
WHEREAS, on November 1, 2021, the Certificate of Compliance was recorded with the Santa Cruz County Recorder’s Office under document numbers 2021-0054519 (APN: 018-711-33) and 2021-0054518 (APN: 018-711-34); and WHEREAS, on August 23, 2022, Application No. 2138 was deemed complete; and
WHEREAS, the California Environmental Quality Act (Public Resources Code section 21000, et seq., and the California Environmental Quality Act Guidelines, 14 California Code of Regulations section 15000, et seq., collectively, “CEQA”) provides that when the initial study for a proposed project reveals that the project may have one or more significant effects on the environment, an EIR is usually required (Public Resources Code sections 21100, 21151; 14 California Code of Regulations sections 15064(f)(2) and 15070(b)). If, however, the project applicant revises the project, or agrees to revise the project, to eliminate or avoid all significant impacts by incorporating mitigation measures into the project, the agency may adopt a “mitigated” negative declaration (Public Resources Code sections 21064.5, 21080(c)(2); 14 California Code of Regulations sections 15064(f)(2) and 15070(b)); and
WHEREAS, an Initial Study was prepared for the proposed project (dated October 2022) by MIG in accordance with Section 15063 of the CEQA Guidelines. The Initial Study addresses the potential physical environmental effects of the proposed project for each of the environmental topics outlined in Appendix G of the CEQA Guidelines. Impacts to biological resources, cultural resources, hazards and hazardous materials, noise, transportation and tribal cultural resources were found to be potentially significant but mitigable to less than significant. Impacts to other resource areas and

Reso No. ______ (CM) 3
Meeting Date: 041123
environmental topics were found to be less than significant without mitigation; and WHEREAS, on October 20, 2022, City staff filed a Notice of Intent to Adopt a Mitigated Negative Declaration (“NOI”) and copies of the Initial Study and proposed Mitigated Negative Declaration (“IS/MND”) with the State Clearinghouse, and thereby initiated the 30-day public review period for the document on Friday, October 21, 2022, which closed at 5:00 p.m. on Monday, November 21, 2022. The NOI was also mailed to property owners and residents in the vicinity of the project site, interested parties, tribal representatives, and relevant state regulatory agencies; uploaded to the California State Clearinghouse; posted physically in three locations in the vicinity of the project site; and posted on the City Hall public notice board; and
WHEREAS, Staff received five comments on the IS/MND during the public review period; and
WHEREAS, after reviewing the proposed project for compliance with the policies of the 2005 General Plan and Manabe-Ow Business Park Specific Plan, Staff recommended the applicant add a Specific Plan Amendment to remove Business Park Road South and Connection Road to the project entitlements; and WHEREAS, on January 12, 2023, the applicant amended their application to include a Specific Plan Amendment to the project entitlements to remove the internal streets (Business Park Road South and Connection Road) from the Land Use Plan and Circulation Plan in the Manabe-Ow Business Park Specific Plan; and WHEREAS, on January 26, 2023, applicant and City executed the first amendment to the reimbursement contract for environmental review of the project,

Reso No. ______ (CM) 4
Meeting Date: 041123
adding an additional $4,140 to the MIG contract for analysis of the Specific Plan Amendment and revisions to the Manabe-Ow Business Park Specific Plan; and WHEREAS, on February 15, 2023, Staff received the Final Initial Study and Mitigated Negative Declaration (IS/MND), including the IS/MND, written responses to comments received on the IS/MND (“Response to Comments” document), an IS/MND Errata and the Mitigation Monitoring and Reporting Program (MMRP) from MIG; and WHEREAS, none of the changes to the 200 Manabe Ow Road Distribution Facility Project IS/MND contained in the Errata document and none of the information included in the related Response to Comments document amount to substantial revisions as defined in Section 15073.5 of the CEQA Guidelines. All of the changes reflected in the Errata document and information provided in the Response to Comments document amount to minor modifications which merely clarify, amplify, and make insignificant modifications to the IS/MND and as such there is no requirement to recirculate the IS/MND for additional public review and comment on account of the changes made to the IS/MND via the Errata document and new information provided via the Response to Comments document; and
WHEREAS, on March 21, 2023, the City of Watsonville Planning Commission approved Resolution No. 03-23 (PC) recommending the City Council adopt the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the project in compliance with the California Environmental Quality Act (CEQA), Resolution No. 04-23 (PC) recommending the City Council approve a Special Use Permit with Design Review and Environmental Review (App. No. 2138) to allow the construction of a new warehousing and distribution facility totaling 155,847± square feet

Reso No. ______ (CM) 5
Meeting Date: 041123
on an 11.5± acre site located at 200 Manabe Ow Road (APN 018-711-33), and Resolution No. 05-23 (PC) recommending the City Council approve an amendment to the Manabe Ow Business Park Specific Plan to remove two internal streets from the Land Use Plan and Circulation Plan; and
WHEREAS, notice of time and place of the hearing to consider the adoption of the Final IS/MND and MMRP was given at the time and in the manner prescribed by the Zoning Ordinance (Part 9: Public Hearing Notice Provisions of Chapter 14-10:

Administration and Procedure) of the Watsonville Municipal Code. The matter called for hearing evidence both oral and documentary introduced and received, and the matter submitted for decision.

WHEREAS, the City Council has considered all evidence received, both oral and documentary, and the matter was submitted for decision.

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

The City Council does hereby adopt the following Findings and MMRP, attached hereto and marked as Exhibit “A,” in support of the Mitigated Negative Declaration for the construction of a 155,847-square-foot warehousing and distribution facility on an

11.5-acre parcel located at 200 Manabe Ow Road, Watsonville (APN: 018-711-33) in compliance with the requirements of CEQA:

1. The City, in its capacity as Lead Agency, has prepared a Final IS/MND for the project, which includes the original IS/MND, the Response to Comments document, and the IS/MND Errata document (“Final IS/MND”). The purpose of the Final IS/MND is to determine whether the project could have a potentially

Reso No. ______ (CM) 6
Meeting Date: 041123
significant effect on the environment and to identify and impose appropriate project mitigation measures to avoid such impacts or reduce them to a less-than significant level;

2. The City Council has reviewed the Final IS/MND and the findings and MMRP and confirms that it reflects the City of Watsonville’s independent judgment and analysis;

3. The Final IS/MND and the MMRP were prepared in accordance with all legal requirements, including all public notice and comment period requirements, set forth in CEQA;

4. The Final IS/MND examined all relevant environmental issues associated with the project, and is a complete and adequate environmental document under the requirements of CEQA. Specifically, the City Council supports the conclusions of the Initial Study and the mitigation measures proposed for the MND, as both documents are supported by substantial evidence in the record; and

5. There is no substantial evidence in the record that the project, as mitigated, will have a significant effect on the environment. As discussed and demonstrated in the Final IS/MND, mitigation measures have been identified in the IS/MND and MMRP that, when implemented, will avoid or reduce all of the project’s potential impacts to less-than-significant levels.
******************************************

1 CITY OF WATSONVILLE EXHIBIT “A”

CITY COUNCIL
Application No: 2138
APN: 018-711-33
Applicant: Lone Oak –
Watsonville, L.L.C.

Hearing Date: 04/11/2023

CEQA FINDINGS AND MITIGATION MONITORING AND REPORTING PROGRAM I. INTRODUCTION TO CEQA FINDINGS
These Findings of Fact are made pursuant to the California Environmental Quality Act (Pub. Res. Code §21000 et seq., CEQA) and the CEQA Guidelines (Cal. Code Regs. title 14, §15000 et seq.) by the City of Watsonville (City), as the lead agency for the 200 Manabe Ow Road Distribution Facility Project (or the “project”). These Findings of Fact pertain to the Initial Study/Mitigated Negative Declaration (IS/MND) (State Clearinghouse No. 2022100465) prepared for the project.

II. LOCATION AND CUSTODIAN OF THE RECORD
The documents and other materials that constitute the record of proceedings on which the City of Watsonville’s Findings of Fact are based on Project #2138 located at 200 Manabe Ow Road, Watsonville, California. The custodian of these documents is Matt Orbach, Principal Planner. This information is provided in compliance with Public Resources Code § 21081.6(a)(2) and 14 Cal. Code Regs. § 15074(c).

For purposes of CEQA and these Findings of Fact, the Record of Proceedings for the project consists of the following documents, at a minimum:
• The Notice of Intent (NOI) to adopt a Mitigated Negative Declaration and all other public notices issued by the City of Watsonville and in conjunction with the project.
• The Initial Study, including appendices and technical studies included or referenced in the Initial Study, including the Mitigation Monitoring and Reporting Program (MMRP) for the project.
• All comments submitted by agencies or members of the public during the public comment period on the Initial Study.
• All comments and correspondence submitted to the City of Watsonville with respect to the project.
• All Findings and resolutions adopted by the City of Watsonville decision makers in connection with the project and all documents cited or referred to therein. • All reports, studies, memoranda, maps, staff reports, or other planning documents relating to the project prepared by MIG, consultant to the City of Watsonville.
• All reports, memoranda, documentation, data output files relating to the land use

2 and transportation modeling for the project.
• All documents and information submitted to the City of Watsonville by responsible, trustee, or other public agencies, or by individuals or organizations, in connection with the project, up through the date the City of Watsonville decision makers approved the project planning entitlements. • Matters of common knowledge to the City of Watsonville, including, but not limited to federal, State, and local laws and regulations. • Any documents expressly cited in these Findings of Fact, in addition to those cited above.

III. MITIGATION MONITORING AND REPORTING PROGRAM
The City of Watsonville decision maker finds that a Mitigation Monitoring and Reporting Program (MMRP) for the project has been prepared and has been adopted concurrently with these Findings of Fact (Public Resources Code, § 21081.6(a)(1)). The MMRP for the project has been prepared in compliance with the requirements of Section 21081.6 of the California Public Resources Code and Section 15073 of the CEQA Guidelines.

The purpose of the MMRP is to ensure the adopted mitigation measures adopted in the Findings of Fact for the project are implemented, in accordance with CEQA requirements. The Findings of Fact adopt feasible mitigation measures to reduce the significant environmental impacts of the project. The mitigation measures adopted in the project Findings of Fact are listed in Section III of these Findings of Fact.

3 200 Manabe Ow Road Distribution Facility Project
Mitigation Monitoring and Reporting Program
This Mitigation, Monitoring and Reporting Program (MMRP) has been prepared pursuant to the CEQA Guidelines, which state:
“When adopting a mitigated negative declaration, the lead agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to mitigate or avoid significant environmental effects” (§15074(d)) and; “The Lead Agency may choose whether its program will monitor mitigation, report on mitigation, or both. “Reporting” generally consists of a written compliance review that is presented to the decision-making body or authorized staff person. A report may be required at various stages during project implementation or upon completion of the mitigation measure. “Monitoring” is generally an ongoing or periodic process of project oversight. There is often no clear distinction between monitoring and reporting and the program best suited to ensuring compliance in any given instance will usually involve elements of both.” (§15097 (c)) The table beginning on the next page list the impacts, mitigation measures, and timing of the mitigation measures (when the measures will be implemented) related to the 200 Manabe Ow Road Distribution Facility Project in the City of Watsonville. All mitigation measures listed here will be implemented by the City and the applicant.

According to CEQA Guidelines section 15126.4 (a) (2), “Mitigation measures must be fully enforceable through permit conditions, agreements, or other legally-binding instruments. In the case of the adoption of a plan, policy, regulation, or other public project, mitigation measures can be incorporated into the plan, policy, regulation, or project design.” Therefore, all mitigation measures as listed in this MMRP will be adopted by the City when the project is approved.

1 Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Biological Resources
Impact BIO-1:

The project could
result in potentially
significant impacts
to the Santa Cruz
Tarplant.

Mitigation Measure BIO-1a: Pre-Activity Focused Survey for Santa Cruz Tarplant.

Prior to initial ground disturbance in grassland and wetland habitats, and during the appropriate blooming period (June to October), a focused survey for Santa Cruz tarplant shall be conducted by a qualified plant ecologist within suitable habitat in the project footprint and a 50-foot buffer around the project footprint, where feasible. The purpose of the survey will be to assess the presence or absence of Santa Cruz tarplant. If Santa Cruz tarplant is not found in the impact area or the identified buffer, then no further mitigation will be warranted. If Santa Cruz tarplant is found in the impact area, then Mitigation Measures BIO-1b shall be implemented. The results of the survey shall be documented.

A qualified plant ecologist is an individual who has a degree in biological sciences or related resource management with a minimum of two seasonal years post-degree experience conducting surveys for special-status plant species that may be present within the project area. During or following academic training, the qualified plant ecologist will have achieved a high level of professional experience and knowledge in biological sciences and special-status species identification, ecology, and habitat requirements.

Implementation:

City of
Watsonville or
the applicant
shall implement
this measure with
a qualified
ecologist.

Timing:

During
construction
activities.

Monitoring:

City of
Watsonville and
a qualified
ecologist.

Initials:
________
Date:
________
Impact BIO-1:

The project could
result in potentially
significant impacts
to the Santa Cruz
Tarplant.

Mitigation Measure BIO-1b. Avoidance Buffers. To the extent feasible, and in consultation with a qualified plant ecologist, the project proponent shall construct the project to avoid impacts on all populations of special-status plant species within the project site or within the identified buffer of the impact area, to the extent feasible.

Avoided special-status plant populations shall be protected by establishing and observing the identified buffer between plant populations and the impact area. All such populations located in the impact area or the identified buffer, and their associated designated avoidance areas, shall be clearly depicted on any construction plans. In addition, prior to initial ground disturbance or vegetation removal, the limits of the Implementation:

City of
Watsonville or
the applicant
shall implement
this measure with
a qualified
ecologist.

Monitoring:

City of
Watsonville and
a qualified
ecologist.

Initials:
________

2 identified buffer around special-status plants to be avoided shall be flagged or fenced.

The flagging will be maintained intact and in good condition throughout project-related construction activities.

If avoidance is not feasible, then CDFW shall be consulted to determine the appropriate mitigation measures, which may include obtaining an Incidental Take Permit (Fish & G.

Code § 2081 (b)) for salvage and relocation of individual plants and/or off-site preservation, enhancement, and management of occupied habitat for the species.

Timing:

During
construction
activities.

Date:
_________
Impact BIO-2:

The project could
result in potentially
significant impacts
to California redlegged frog and/or
western pond
turtle.

Mitigation Measure BIO-2a. Conduct Preconstruction Survey. No more than 24 hours prior to the date of initial ground disturbance, a pre-construction survey for California red-legged frog and western pond turtle shall be conducted within the impact area by a qualified biologist. The survey will consist of walking the limits of impact to ascertain the possible presence of the species. The qualified biologist shall investigate all potential areas that could be used by California red-legged frog and western pond turtle for feeding, sheltering, movement, and other essential behaviors.

A qualified biologist is an individual who shall have a degree in biological sciences or related resource management with a minimum of two seasonal years post-degree experience conducting surveys for each amphibian and reptile special-status species that may be present within the project area. During or following academic training, the qualified biologist shall have achieved a high level of professional experience and knowledge in biological sciences and special-status species identification, ecology, and habitat requirements. Additionally, the qualified biologist must be permitted or authorized to handle and relocate California red-legged frog and western pond turtle.

Implementation:

City of
Watsonville or
the applicant
shall implement
this measure with
a qualified
biologist.

Timing:

During
construction
activities.

Monitoring:

City of
Watsonville and
a qualified
biologist.

Initials:
________
Date:
________
Impact BIO-2:

The project could
result in potentially
significant impacts
to California redlegged frog and/or
western pond
turtle.

Mitigation Measure BIO-2b. Worker Environmental Awareness Program. All construction personnel shall participate in a worker environmental awareness program.

These personnel shall be informed about the possible presence of all special-status species and habitats associated with the species identified here to be potentially present in the parcel and that unlawful take of the animal or destruction of its habitat is a violation of law. Prior to construction activities, a qualified biologist shall instruct all construction personnel about (1) the description and status of the species; (2) the importance of their associated habitats; (3) a list of measures being taken to reduce Implementation:

City of
Watsonville or
the applicant
shall implement
this measure with
Monitoring:

City of
Watsonville and
a qualified
biologist.

3 impacts on these species during project construction and implementation; and (4) measures to be followed if special-status species are encountered during construction activities. A fact sheet conveying this information shall be prepared for distribution to the construction crew and anyone else who enters the project site. a qualified
biologist.

Timing:

Begins prior to
construction
activities.

Initials:
________
Date:
________
Impact BIO-2:

The project could
result in potentially
significant impacts
to California redlegged frog and/or
western pond
turtle.

Mitigation Measure BIO-2c. Install Wildlife Exclusion Barrier. Prior to any ground disturbance in the work area, a temporary wildlife exclusion barrier shall be installed along the limits of disturbance. A qualified biologist shall inspect the area prior to installation of the barrier. The barrier will be designed to allow the California red-legged frog and western pond turtle to leave the work area and prevent them from entering the work area. The fence shall remain in place until all development activities have been completed. This barrier shall be inspected daily and maintained and repaired as necessary to ensure that it is functional and is not a hazard to California red-legged frogs on the outer side of the barrier.

Implementation:

City of
Watsonville or
the applicant
shall implement
this measure with
a qualified
biologist.

Timing:

Begins prior to
construction
activities.

Monitoring:

City of
Watsonville and
a qualified
biologist.

Initials:
________
Date:
_________
Impact BIO-2:

The project could
result in potentially
significant impacts
to California redlegged frog and/or
western pond
turtle.

Mitigation Measure BIO-2d. Vegetation Removal. All vegetation within the work area shall be cut to four inches in height by a high-wheel mower or weed-whip just prior to the initiation of grading to remove cover that might be used by California red-legged frogs and/or western pond turtles. A qualified biologist authorized to handle California red-legged frogs and/or western pond turtles shall walk with the mower/whip to monitor for species during the vegetation removal.

Implementation:

City of
Watsonville or
the applicant
shall implement
this measure with
a qualified
biologist.

Monitoring:

City of
Watsonville and
a qualified
biologist.

Initials:
________

4 Timing:

During
construction
activities.

Date:
_________
Impact BIO-2:

The project could
result in potentially
significant impacts
to California redlegged frog and/or
western pond
turtle.

Mitigation Measure BIO-2e. Construction Monitoring. A qualified biologist or biological monitor shall be onsite during all project activities that may result in take of any special-status species. The qualified biologist shall be given the authority to freely communicate verbally, by telephone, electronic mail, or in writing at any time with construction personnel, any other person(s) at the project site, otherwise associated with the project, and regulatory agencies (e.g., USFWS or CDFW). The qualified biologist or biological monitor shall have oversight over implementation of all the mitigation measures and shall have the authority and responsibility to stop project activities if they determine any of the measures are not being fulfilled.

A biological monitor is an individual who shall have academic and professional experience in biological sciences and related resource management activities as it pertains to this project, experience with construction-level biological monitoring, be able to recognize species that may be present within the project area and be familiar with the habits and behavior of those species.

Implementation:

City of
Watsonville or
the applicant
shall implement
this measure with
a qualified
biologist.

Timing:

During
construction
activities.

Monitoring:

City of
Watsonville and
a qualified
biologist.

Initials:
________
Date:
________
Impact BIO-2:

The project could
result in potentially
significant impacts
to California redlegged frog and/or
western pond
turtle.

Mitigation Measure BIO-2f. Relocation of California Red-legged Frog and Western Pond Turtle. If a red-legged frog or western pond turtle is found during project activities, work shall stop until a qualified biologist that is permitted to handle California red-legged frog or authorized to handle western pond turtle relocates the animal from the impact area before groundwork starts again. Only a qualified biologist shall capture, handle, and move California red-legged frog and western pond turtle. The qualified biologist shall monitor any relocated frog or turtle until it is determined that it is not imperiled by predators or other dangers. See Mitigation Measure BIO-2a for the definition of a qualified biologist.

Implementation:

City of
Watsonville or
the applicant
shall implement
this measure with
a qualified
biologist.

Timing:

Monitoring:

City of
Watsonville and
a qualified
biologist.

Initials:
________
Date:
_________

5 During
construction
activities.

Impact BIO-2:

The project could
result in potentially
significant impacts
to California redlegged frog and/or
western pond
turtle.

Mitigation Measure BIO-2g. Daytime Restriction. No work shall be performed during nighttime hours. If construction is necessary at dawn or dusk, lights shall be directed away from Watsonville Slough and the Cattail Marsh habitats.

Implementation:

City of
Watsonville or
the applicant
shall implement
this measure.

Timing:

During
construction
activities.

Monitoring:

City of
Watsonville.

Initials:
________
Date:
_________
Impact BIO-2:

The project could
result in potentially
significant impacts
to California redlegged frog and/or
western pond
turtle.

Mitigation Measure BIO-2h. Food and Trash. To eliminate an attraction for the predators of the California red-legged frog and western pond turtle, all food-related trash items such as wrappers, cans, bottles, and food scraps shall be disposed of in solid, closed containers (trash cans) and removed at the end of each working day from the entire construction site. Dogs or other pets shall not be allowed on site during construction.

Implementation:

City of
Watsonville or
the applicant
shall implement
this measure.

Timing:

During
construction
activities.

Monitoring:

City of
Watsonville.

Initials:
________
Date:
_________

6 Impact BIO-2:

The project could
result in potentially
significant impacts
to California redlegged frog and/or
western pond
turtle.

Mitigation Measure BIO-2i. Steep-walled Holes and Trenches. To prevent inadvertent entrapment of the California red-legged frog or western pond turtle, a qualified biologist, biological monitor, and/or construction foreman/manager shall ensure that all excavated, steep-walled holes or trenches more than one foot deep are completely covered at the close of each working day by plywood or similar materials or provided with one or more escape ramps constructed of earth fill or wooden planks and inspected by a qualified biologist. Before such holes or trenches are filled, they shall be thoroughly inspected for trapped animals by a qualified biologist and/or construction foreman/manager. If at any time a trapped California red-legged frog or western pond turtle is discovered by a qualified biologist or anyone else, the steps in Mitigation Measure BIO-6 Relocation of California red-legged frog and Western Pond Turtle shall be followed.

Implementation:

City of
Watsonville or
the applicant
shall implement
this measure with
a qualified
biologist.

Timing:

During
construction
activities.

Monitoring:

City of
Watsonville and
a qualified
biologist.

Initials:
________
Date:
_________
Impact BIO-2:

The project could
result in potentially
significant impacts
to California redlegged frog and/or
western pond
turtle.

Mitigation Measure BIO-2j. Prohibition of Plastic Mono-filament Netting. To prevent trapping California red-legged frogs or other species at the project site, erosion control materials containing plastic mono-filament netting or similar material shall not be used, even if it is labeled as biodegradable. Acceptable substitutes include coconut coir matting, straw/coconut finer erosion blanket, straw wattles wrapped in burlap, coir logs, and/or tackifier.

Implementation:

City of
Watsonville or
the applicant
shall implement
this measure.

Timing:

During
construction
activities.

Monitoring:

City of
Watsonville.

Initials:
________
Date:
_________
Impact BIO-3:

The project could
Mitigation Measure BIO-3a: Conduct Pre-construction Surveys for Burrowing Owls. Pre-construction surveys for burrowing owls shall be conducted prior to the Implementation: Monitoring:

7 result in a
potentially
significant impact
to burrowing owl
during
construction
activities.
initiation of all project activities within suitable burrowing owl nesting and roosting habitat (i.e., Wild Oats and Annual Brome Grassland in the 200 Manabe Ow Road project area). Pre-construction surveys shall be completed in conformance with the CDFW’s 2012 guidelines (CDFG 2012), which include the following:
• At least 2 weeks prior to the onset of vegetation mowing/removal or ground disturbing activities, an initial habitat assessment shall be conducted by a qualified biologist to determine if suitable burrowing owl habitat is present.

During the habitat assessment, the biologist shall survey the entire activity area for burrows that could be used by burrowing owls for nesting and roosting, and signs of use (e.g., feathers, pellets, whitewash). • The survey shall also include all areas within 250 feet of the site, as access allows.
• If no suitable burrowing owl habitat is present, no additional surveys shall be required.
• If suitable burrows and signs of activity are found, an additional survey shall be conducted within the 24-hour period prior to the initiation of project activities in any given area.
• The results of the surveys shall be documented.

If burrowing owls are observed during the surveys, then Mitigation Measure BIO-3b shall be implemented.

A qualified biologist is an individual who has a degree in biological sciences or related resource management with a minimum of two seasonal years post-degree experience conducting surveys for burrowing owl. During or following academic training, the qualified biologist will have achieved a high level of professional experience and knowledge in biological sciences and special-status species identification, ecology, and habitat requirements.

City of
Watsonville or
the applicant
shall implement
this measure with
a qualified
biologist.

Timing:

Prior to
construction
activities.

City of
Watsonville and
a qualified
biologist.

Initials:
________
Date:
_________
Impact BIO-3:

The project could
result in a
potentially
significant impact
Mitigation Measure BIO-3b: Implement Buffer Zones for Burrowing Owls. If burrowing owls are present during the nonbreeding season (September 1 to January 31), a 150-foot buffer zone shall be maintained around the occupied burrow(s), if feasible relative to property lines. If maintaining such a buffer is not feasible, then the buffer must be great enough to avoid injury or mortality of individual owls. During the Implementation:

City of
Watsonville or
the applicant
Monitoring:

City of
Watsonville and

8 to burrowing owl
during
construction
activities.
breeding season (February 1 to August 31), a 250-foot buffer, within which no newly initiated project-related activities will be permissible, shall be maintained between project activities and occupied burrows. Owls present between February 1 and August 31 shall be assumed to be nesting, and the 250-foot protected area shall remain in effect until August 31. If monitoring indicates that the owls are no longer nesting or the young owls are foraging independently, the buffer may be reduced, or the owls may be relocated prior to August 31, as determined by a qualified biologist. Relocation of owls shall be completed by a qualified biologist using one-way doors, which should be installed in all burrows within the impact area and left in-place for at least two nights.

These one-way doors should then be removed and the burrows back-filled immediately prior to vegetation mowing/removal or grading.
shall implement
this measure with
a qualified
biologist.

Timing:

During
construction
activities.
a qualified
biologist.

Initials:
________
Date:
_________
Impact BIO-4:

Construction
disturbance during
the avian breeding
season could
cause the
incidental loss of
eggs or nestlings,
or cause the
abandonment of
nests, resulting in
the incidental take
of protected
nesting birds.

Mitigation Measure BIO-4: Pre-Construction/Pre-Disturbance Survey for Nesting Birds.

Avoidance. To the extent feasible, construction activities should be scheduled to avoid the nesting season. If construction activities are scheduled to take place outside the nesting season, all impacts to nesting birds protected under the MBTA and California Fish and Game Code would be avoided. The nesting season for most birds in Santa Cruz County extends from February 1 through September 15.

Pre-Construction Surveys. To avoid impacts to nesting birds and violation of state and federal laws pertaining to birds, all construction-related activities (including but not limited to mobilization and staging, clearing, grubbing, vegetation removal, fence installation, demolition, and grading) should occur outside the avian nesting season (that is, prior to February 1 or after September 15). If construction and construction noise occurs within the avian nesting season (from February 1 to September 15), all suitable habitats located within the project’s area of disturbance, including staging and storage areas plus a 250-foot (passerines) and 1,000-foot (raptor nests) buffer around these areas shall be thoroughly surveyed, as feasible, for the presence of active nests.

The surveys shall be conducted by a qualified biologist no more than five (5) days before commencement of any vegetation trimming, site disturbance activities and equipment mobilization. If project activities are delayed by more than 5 days, an additional nesting bird survey shall be performed. Active nesting is present if a bird is Implementation:

City of
Watsonville or
the applicant
shall implement
this measure with
a qualified
biologist.

Timing:

During
construction
activities.

Monitoring:

City of
Watsonville and
a qualified
biologist.

Initials:
________
Date:
_________

9 building a nest, sitting in a nest, a nest has eggs or chicks in it, or adults are observed carrying food to the nest. The results of the surveys shall be documented.

If pre-construction nesting bird surveys result in the location of active nests, no site disturbance and mobilization of heavy equipment (including but not limited to equipment staging, fence installation, clearing, grubbing, vegetation removal, fence installation, demolition, and grading), shall take place within 250 feet of non-raptor nests and 1,000 feet of raptor nests, unless smaller buffers are determined by a qualified biologist. The buffer shall remain in place until the chicks have fledged. Monitoring will ensure compliance with MBTA and relevant California Fish and Game Code requirements.

Monitoring dates and findings shall be documented.

Impact BIO-5:

The project has
the potential to
result in potentially
significant impacts
due to bird
collisions.

Mitigation Measure BIO-5: Standards for Bird Safe Buildings. The project shall implement the following bird-safe design considerations:
• Use glazing or window coatings/markings that reduce bird strike hazard caused by transparency, reflectance, black hole, or passage effect, etc., such as Guardian Bird1st etch glass or similar. See recommendations by the American Bird Conservatory at https://abcbirds.org/.
• Minimize plants or landscaped areas behind glass.
• Minimize concentrations of plantings adjacent to glass facades.

Implementation:

The project
applicant shall
implement this
measure during
the final design of
the project.

Timing:

Prior to final
approval of the
project design.

Monitoring:

City of
Watsonville.

Initials:
________
Date:
_________
Cultural Resources
Impact CUL-1:

Construction of
the project could
potentially result in
Mitigation Measure CUL‐1: Conduct Archaeological Sensitivity Training for Construction Personnel. The project applicant shall retain a qualified professional archaeologist who meets U.S. Secretary of the Interior’s Professional Qualifications and Standards to conduct an archaeological sensitivity training for construction personnel Implementation:

City of
Watsonville or
Monitoring:

City of
Watsonville and

10 disturbance to
unknown
archaeological
resources.
prior to commencement of excavation activities. The training session shall be carried out by a cultural resource professional with expertise in archaeology, who meets the U.S. Secretary of the Interior’s Professional Qualifications and Standards. The Applicant and/or qualified professional archaeologist shall propose a date for scheduling the training at the pre-construction meeting with City staff. The Applicant shall notify the City at least 48 hours before holding the training and keep a log of all attendees. The training session shall include a handout and shall focus on how to identify archaeological resources that may be encountered during earthmoving activities and the procedures to be followed in such an event, the duties of archaeological monitors, and the general steps a qualified professional archaeologist would follow in conducting a salvage investigation, if one is necessary.
the applicant
shall implement
this measure with
a qualified
archeologist.

Timing:

Prior to
construction
activities.
a qualified
archeologist.

Initials:
________
Date:
_________
Impact CUL-1:

Construction of
the project could
potentially result in
disturbance to
unknown
archaeological
resources.

Mitigation Measure CUL‐2: Conduct Archaeological and Tribal Cultural Monitoring During Ground Disturbing Phases of Construction. Ground-disturbing activities shall be observed by a qualified archaeological monitor either meeting the Secretary of the Interior’s Professional Qualifications Standards, or under the direction of an archaeologist meeting the Secretary of the Interior’s Professional Qualifications Standards. Monitoring activities shall also include a Native American monitor. If archaeological resources are encountered Mitigation Measure CUL-3 will apply.

Archaeological monitoring may be reduced or halted at the discretion of the monitor as warranted by conditions such as encountering bedrock, ground disturbance is occurring in fill, or other indications that discovery is extremely unlikely. If monitoring is reduced to spot-checking, spot-checking shall occur when ground-disturbance moves to a new location within the project site and when ground disturbance will extend to depths not previously reached, unless those depths are within bedrock.

Implementation:

City of
Watsonville or its
applicant shall
implement this
measure with a
qualified
archeologist and
Native American
monitor.

Timing:

During
construction
activities.

Monitoring:

City of
Watsonville and
a qualified
archeologist
and Native
American
monitor.

Initials:
________
Date:
_________
Impact CUL-1:

Construction of
the project could
potentially result in
disturbance to
Mitigation Measure CUL-3: Discovery of cultural, historic, or archaeological resources During Construction. The project applicant shall ensure that if any previously undisturbed cultural, historic, or archaeological resources are uncovered in the course of site preparation, clearing or grading activities that the City of Watsonville Community Development Director is notified and operations within 25 feet of the Implementation:

Applicant shall
implement this
measure with a
Monitoring:

City of
Watsonville and

11 unknown
archaeological
resources.
discovery are halted until such time as a qualified professional archaeologist can be consulted to evaluate the find and recommend appropriate action for collection, recordation, analysis, and reporting. If the find is determined to be significant, appropriate mitigation measures shall be formulated and implemented subject to review and approval by the City of Watsonville Community Development Department. qualified
archeologist.

Timing:

During
construction
activities.
a qualified
archeologist.

Initials:
________
Date:
_________
Impact CUL-4:

Project excavation
could disturb
previously
unknown buried
archaeological
resources and/or
human remains.

Mitigation Measure CUL-4: Inadvertent Discovery of Human Remains If human remains of Native American origin are discovered during ground disturbing activities, the project applicant shall comply with state laws relating to the dispositions of Native American burials, which falls within the jurisdiction of the California Native American Heritage Commission (NAHC) (Public Resources Code, Section 5097.98). If human remains are discovered or recognized in any location other than a dedicated cemetery, there shall be no further excavation or disturbance of the planning area or any nearby area reasonably suspected to overlie adjacent human remains until:
• The Santa Cruz County Sherriff-Coroner has been informed and has determined that no investigation of the cause of death is required, and • If the remains are of Native American origin:
o The descendants from the deceased Native Americans have made a recommendation to the landowner or the person responsible for the excavation work for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave good as provided in the Public Resources Code, Section 5097.98, or
o The California NAHC was unable to identify a descendant, or the descendant failed to make a recommendation within 24 hours after being notified by the NAHC.

Implementation:

Applicant shall
implement this
measure.

Timing:

During
construction
activities.

Monitoring:

City of
Watsonville. In
the event
human remains
are discovered
the County
Coroner shall
be notified and
if appropriate,
the coroner
would notify the
NAHC. The
NAHC would in
turn notify the
Most Likely
Descendent.

Initials:
________
Date:
_________

12 Implementation of mitigation measures Mitigation Measures CUL-1 through CUL-4 would ensure that the project would not have a significant impact on buried archaeological resources.

Hazards and Hazardous Materials
Impact HAZ-1:

Construction of
the project has the
potential to
expose
construction
workers to legacy
agricultural
chemicals and/or
aerially deposited
lead due to past
agricultural uses
in the vicinity and
the site’s proximity
to Highway 1.

Mitigation Measure HAZ-1a: Prior to issuance of grading permits, the project applicant shall collect shallow soil samples in the near surface soil within the proposed project area and test them for organochlorine pesticides and pesticide-based metals such as arsenic and lead to determine if contaminants from previous agricultural operations and aerial deposition occur at concentrations above established construction worker safety and commercial/industrial standard environmental screening levels. The project applicant shall submit a soil sampling report for any proposed preconstruction soil sampling chemical characterization to the Santa Cruz County Environmental Health Division (CSCEHD) irrespective of laboratory results, and to the City of Watsonville Community Development Director or the Director’s designee at the City of Watsonville Community Development Department within 60 days of collecting the soil samples. The copy for SCCEHD shall be submitted electronically directly to John Gerbrant at [email protected].

The soil sampling pattern and the number of samples collected and analyzed should be sufficient to characterize the site. The applicant should utilize California’s Department of Toxic Substances Control’s (DTSC) Interim Guidance for Sampling Agricultural Implementation:

Applicant shall
implement this
measure.

Timing:

Prior to
construction
activities.

Monitoring:

City of
Watsonville.

Initials:
________
Date:
_________

13 Properties (Third Revision), dated August 7, 2008, to determine the appropriate number and pattern of soil samples to sufficiently characterize the site. This document can be found on DTSC’s website at the following web page: https://dtsc.ca.gov/advisoriesguidance/. All testing of soil samples collected shall follow the procedures and protocols determined by the CSCEHD.

The soil sampling results shall be compared to the appropriate and applicable Environmental Screening Levels (ESLs) of the DTSC, California Regional Water Quality Control Board, San Francisco Bay Region, and USEPA, and shall follow appropriate collection and reporting methodologies, as determined by the CSCEHD. The analytical report of the samples collected shall be to the satisfaction of the CSCEHD.

Appropriately licensed and qualified professionals must perform or direct all work requiring engineering, geologic, and/or other professional evaluations or judgments and must properly sign and stamp all reports containing professional evaluations or judgments.

If no contaminants are found above the applicable regulatory environmental screening levels, no further action is required.

Impact HAZ-1:

Construction of
the project has the
potential to
expose
construction
workers to legacy
agricultural
chemicals and/or
aerially deposited
lead due to past
agricultural uses
in the vicinity and
the site’s proximity
to Highway 1.

Mitigation Measure HAZ-1b: If pesticide or lead contaminated soils are found in concentrations above the appropriate regulatory environmental screening levels for the proposed project, the project applicant, current property owner, or responsible party may be required to submit an CSCEHD ECP Application, as determined by the CSCEHD. A Site Management Plan (SMP) shall be prepared and implemented to manage the cleanup of potential contamination. The SMP shall be prepared prior to construction to reduce or eliminate exposure risk to human health and the environment, specifically, potential risks associated with the presence of contaminated soils. Any project-generated soil and water that may contain chemicals of concern must be properly characterized, handled, treated, and/or disposed of in accordance with applicable regulations.

Implementation:

Applicant shall
implement this
measure.

Timing:

Prior to
construction
activities.

Monitoring:

City of
Watsonville and
Santa Cruz
County.

Initials:
________
Date:
_________

14 Transportation
Impact TRN-1:

The project could
result in a
potentially
significant VMT
impact.

Mitigation Measure TRN-1a: Implementation of a TDM Program. Prior to the commencement of any operations on the project site, the project applicant shall develop and implement a TDM Program that includes the following TDM measures to reduce vehicle trips by employees of the project:

1. Rideshare Program

2. Mandatory Travel Behavior Change Program

3. Preferential Carpool Parking Spaces

4. Emergency Ride Home Program

5. Alternative Work Schedule

6. Telecommuting

7. Bicycle Parking per Code and Showers/Changing Rooms
The project applicant shall submit compliance reports describing the implementation status of each of the seven TDM measures to the Community Development Director on an annual basis for five years following project approval (through 2028). Reports shall be due by the end of March.

Implementation:

Applicant shall
implement this
measure.

Timing:

Prior to
commencement
of any operations
on the project
site.

Monitoring:

City of
Watsonville.

Initials:
________
Date:
_________
Impact TRN-1:

The project could
result in a
potentially
significant VMT
impact.

Mitigation Measure TRN-1b: Payment of a VMT Mitigation Banking Fee Program Fee. Prior to the commencement of any operations on the project site, the project applicant shall participate in the Watsonville VMT Mitigation Banking Fee Program by paying the established per vehicle mile traveled by employee fee in effect at the time of participation in the Program.

The combination of the implementation of the proposed Mitigation Measure TRn-1a Implementation of a TDM Program and Mitigation Measure TRN-1b Payment of the VMT Banking Fee Program fee would result in a reduction of VMT generated by the project to a less than significant level, therefore the project would result in a less than significant VMT impact.

Implementation:

Applicant shall
implement this
measure.

Timing:

Prior to
construction
activities.

Monitoring:

City of
Watsonville.

Initials:
________
Date:
_________

15 Tribal Cultural Resources
Impact TRI-1:

Some Native
American artifacts
may not be
considered unique
archaeological
resources under
the CEQA
guidelines.

Mitigation Measure TRI‐1: Consider all Native American Archaeological Discoveries to be Significant Resources. All Native American artifacts (tribal finds) shall be considered as a significant Tribal Cultural Resource, pursuant to PRC 21074 until the lead agency has enough evidence to make a determination of significance. The City shall coordinate with an archaeologist who meets the U.S. Secretary of the Interior’s Professional Qualifications, as well as an appropriate tribe or tribes, as determined by the NAHC, to develop an appropriate treatment plan for the resources.

The plan may include implementation of archaeological data recovery excavations to address treatment of the resource along with subsequent laboratory processing and analysis. An archaeological report will be written detailing all archaeological finds and submitted to the City and the Northwest Information Center.

Implementation:

City of
Watsonville shall
implement this
measure with a
qualified
archeologist.

Timing:

During all grading
and subsurface
excavation
activities when
tribal artifacts are
discovered.
.

Monitoring:

City of
Watsonville and
a qualified
archeologist.

Initials:
________
Date:
_________

Reso No. ______ (CM) 1
Meeting Date: 041123 SWZ ______ RM ______ CDD ______
RESOLUTION NO. _______ (CM)

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE

APPROVING A SPECIAL USE PERMIT WITH DESIGN REVIEW AND
ENVIRONMENTAL REVIEW (APP. NO. 2138) TO ALLOW
CONSTRUCTION OF A NEW 155,847 SQ. FT. WAREHOUSING AND
DISTRIBUTION FACILITY ON AN 11.5-ACRE SITE LOCATED AT 200 MANABE OW ROAD (APN: 018-711-33) AND A PUBLIC

IMPROVEMENT AGREEMENT FOR THE DESIGN OF TWO

ROUNDABOUTS AND FAIR SHARE CONTRIBUTION TOWARD

CONSTRUCTION AND AUTHORIZE THE CITY MANAGER TO

EXECUTE THE AGREEMENT
WHEREAS, in 2006, the City of Watsonville and the property owners of this property and other nearby properties entered into an annexation agreement which stipulated the land uses the property can be developed for and requirements for a planning process that included preparation of a specific plan; and WHEREAS, on October 26, 2010, the Manabe-Ow Business Park Specific Plan (MOBPSP) and the Manabe-Ow Business Park Specific Plan Master Environmental Impact Report (MEIR) were approved and certified respectively by the City Council; and WHEREAS, in 2015, the property owner of the land north of the subject property received entitlements and building permits to construct a 190,000-square-foot Federal Express (FedEx) sortation facility; and
WHEREAS, the FedEx project included construction of the backbone infrastructure envisioned by the MOBPSP along the northern boundary of the subject property, including utilities, storm drains, and street improvements from the new roundabout at the Ohlone Parkway/Manabe Ow Road intersection to the FedEx site at 300 Manabe Ow Road; and
WHEREAS, in June 2018, Benjamin Ow, on behalf of Ow Family-Ohlone Parkway, L.L.C., owners of the subject property, applied for an unconditional Certificate of

Reso No. ______ (CM) 2
Meeting Date: 041123
Compliance (COC) for three parcels on Manabe Ow Road because the potential buyer of one of the properties required a legal lot of record guarantee; and WHEREAS, on July 16, 2018, an application for a Minor Land Division application (PP2018-164) to adjust property boundaries for APNs 018-711-05, -29, & -30 at 100-298 Manabe Ow Road, was approved by the Minor Land Division Committee; and WHEREAS, on July 30, 2021, the applicant, Lone Oak – Watsonville, L.L.C., submitted Application No. 2138 to request approval of a Special Use Permit with Design Review and Environmental Review for a new 155,847-square-foot warehousing and distribution facility on an 11.5-acre parcel located at 200 Manabe Ow Road (APN: 018- 711-33) (“Project”); and
WHEREAS, on August 12, 2021, the applicant, Lone Oak – Watsonville, L.L.C., submitted Lot Line Adjustment application PP2021-2373 to request approval to adjust the lot line between two adjoining parcels (APNs 018-711-33 and 018-711-34); and WHEREAS, on October 18, 2021, the application for a Lot Line Adjustment for APNs 018-711-33 and 018-711-34 was approved by the Minor Land Division Committee; and
WHEREAS, on November 1, 2021, the COC was recorded with the Santa Cruz County Recorder’s Office under document numbers 2021-0054519 (APN: 018-711-33) and 2021-0054518 (APN: 018-711-34); and
WHEREAS, on August 23, 2022, Application No. 2138 was deemed complete; and WHEREAS, the California Environmental Quality Act (Public Resources Code section 21000, et seq., and the California Environmental Quality Act Guidelines, 14 California Code of Regulations section 15000, et seq., collectively, “CEQA”) provides

Reso No. ______ (CM) 3
Meeting Date: 041123
that when the initial study for a proposed project reveals that the project may have one or more significant effects on the environment, an EIR is usually required (Public Resources Code sections 21100, 21151; 14 California Code of Regulations sections 15064(f)(2) and 15070(b)). If, however, the project applicant revises the project, or agrees to revise the project, to eliminate or avoid all significant impacts by incorporating mitigation measures into the project, the agency may adopt a “mitigated” negative declaration (Public Resources Code sections 21064.5, 21080(c)(2); 14 California Code of Regulations sections 15064(f)(2) and 15070(b)); and
WHEREAS, an Initial Study was prepared for the proposed project (dated October 2022) by MIG in accordance with Section 15063 of the CEQA Guidelines. The Initial Study addresses the potential physical environmental effects of the proposed project for each of the environmental topics outlined in Appendix G of the CEQA Guidelines. Impacts to biological resources, cultural resources, hazards and hazardous materials, noise, transportation and tribal cultural resources were found to be potentially significant but mitigable to less than significant. Impacts to other resource areas and environmental topics were found to be less than significant without mitigation; and WHEREAS, on October 20, 2022, City staff filed a Notice of Intent to Adopt a Mitigated Negative Declaration (“NOI”) and copies of the Initial Study and proposed Mitigated Negative Declaration (“IS/MND”) with the State Clearinghouse, and thereby initiated the 30-day public review period for the document on Friday, October 21, 2022, which closed at 5:00 p.m. on Monday, November 21, 2022. The NOI was also mailed to property owners and residents in the vicinity of the project site, interested parties, tribal representatives, and relevant state regulatory agencies; uploaded to the California State

Reso No. ______ (CM) 4
Meeting Date: 041123
Clearinghouse; posted physically in three locations in the vicinity of the project site; and posted on the City Hall public notice board; and
WHEREAS, Staff received five comments on the IS/MND during the public review period; and
WHEREAS, after reviewing the proposed project for compliance with the policies of the 2005 General Plan and Manabe-Ow Business Park Specific Plan, Staff recommended the applicant add a Specific Plan Amendment to remove Business Park Road South and Connection Road to the project entitlements; and WHEREAS, on January 12, 2023, the applicant amended their application to include a Specific Plan Amendment to the project entitlements to remove the internal streets (Business Park Road South and Connector Road) from the Land Use Plan and Circulation Plan in the Manabe-Ow Business Park Specific Plan; and WHEREAS, on January 26, 2023, applicant and City executed the first amendment to the reimbursement contract for environmental review of the project, adding an additional $4,140 to the MIG contract for analysis of the Specific Plan Amendment and revisions to the Manabe-Ow Business Park Specific Plan; and WHEREAS, on February 15, 2023, Staff received the Final Initial Study and Mitigated Negative Declaration (IS/MND), including the IS/MND, written responses to comments received on the IS/MND (“Response to Comments” document), an IS/MND Errata, and the Mitigation Monitoring and Reporting Program (MMRP) from MIG; and WHEREAS, none of the changes to the 200 Manabe Ow Road Distribution Facility Project IS/MND contained in the Errata document and none of the information included in the related Response to Comments document amount to substantial

Reso No. ______ (CM) 5
Meeting Date: 041123
revisions as defined in Section 15073.5 of the CEQA Guidelines. All of the changes reflected in the Errata document and information provided in the Response to Comments document amount to minor modifications which merely clarify, amplify, and make insignificant modifications to the IS/MND and as such there is no requirement to recirculate the IS/MND for additional public review and comment on account of the changes made to the IS/MND via the Errata document and new information provided via the Response to Comments document; and
WHEREAS, Conditions of Approval Nos. 25 and 26 relating to the design of two roundabouts and payment of the Applicant’s fair share contribution towards the construction of the roundabouts requires that the Applicant enter into a Public Improvement Agreement as approved by Council; and
WHEREAS, on March 21, 2023, the City of Watsonville Planning Commission approved Resolution No. 03-23 (PC) recommending the City Council adopt the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the project in compliance with the California Environmental Quality Act (CEQA), Resolution No. 04-23 (PC) recommending the City Council approve a Special Use Permit with Design Review and Environmental Review (App. No. 2138) to allow the construction of a new warehousing and distribution facility totaling 155,847± square feet on an 11.5± acre site located at 200 Manabe Ow Road (APN 018-711-33), and Resolution No. 05-23 (PC) recommending the City Council approve an amendment to the Manabe Ow Business Park Specific Plan to remove two internal streets from the Land Use Plan and Circulation Plan; and
WHEREAS, notice of time and place of the hearing to consider approval of

Reso No. ______ (CM) 6
Meeting Date: 041123
Application No. 2138, including consideration of the Special Use Permit with Design Review and Environmental Review, was given at the time and in the manner where appropriate public noticing procedures have been followed and a public hearing was held according to Part 9: Public Hearing Notice Provisions of Chapter 14-10: Administration and Procedure of the Watsonville Municipal Code; and
WHEREAS, the City Council has considered all evidence received, both oral and documentary, and the matter was submitted for decision.

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

Good cause appearing, the City Council of the City of Watsonville does hereby adopt a resolution making the findings required by Watsonville Municipal Code section 14-12.513, attached hereto and marked as Exhibit “A” and granting approval of a Special Use Permit with Design Review and Environmental Review (App. No. 2138), attached hereto and marked as Exhibit “C,” subject to the Conditions attached hereto and marked as Exhibit “B,” to allow construction of a new 155,847 sq. ft. warehousing and distribution facility on an 11.5-acre site located at 200 Manabe Ow Road (APN: 018-711-33).

BE IT FURTHER RESOLVED, the City Council approves the Public Improvement Agreement for the design of two roundabouts and fair share contribution toward construction , attached hereto and marked as Exhibit “D.” The City Manager is hereby authorized to execute the Agreement, with minor revisions that may be approved by the City Manager and the City Attorney, and to execute any other necessary documents to effectuate the terms of the Agreement.
******************************************

1 CITY OF WATSONVILLE EXHIBIT “A”

CITY COUNCIL
Application No.: 2138
APN: 018-711-33
Applicant: Lone Oak –
Watsonville, L.L.C.

Hearing Date: 04/11/2023
SPECIAL USE PERMIT FINDINGS (WMC §14-12.513)
Section 3.5 of the MOBPSP includes a requirement that “any warehousing exceeding 30% of the floor area of a business will require a Special Use Permit.” Ninety percent (90%) of the floor area of the proposed warehouse/distribution center is for a warehousing use, so the project requires a Special Use Permit. Approval of a Special Use Permit requires the approving body to make the following findings. Project-specific supportive evidence is included under each finding.

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

Supportive Evidence
The project site is designated Industrial on the General Plan Land Use Diagram and is within the Industrial Park (IP) Zoning District. The purpose of the Industrial designation is to serve the industrial needs of the community. Allowed uses include: wholesale sales; storage; heavy commercial; transportation services; warehousing; construction; fabrication and trade shops; general manufacturing; food processing; and related services, businesses, and uses.

The proposed project is consistent with the following General Plan goals, policies, and implementation measures concerning industrial land use, local employment, land use suitability, street and highway facilities, truck transportation, natural resources, air quality, water quality, soil conservation, and archaeological resources:
• Goal 4.4: Industrial Land Use - Achieve economic diversification, living wage employment, the preservation of agricultural economic base of the Pajaro Valley, and maintain a balance among jobs, housing, and other urban land uses.

Consistency Findings:

The City of Watsonville annexed the Manabe-Ow Business Park Specific Plan (MOBPSP) area in order to provide space for job-generating uses and workforce housing. The property owner, Reyes Holdings, LLC, currently operates their Golden Brands warehousing and distribution operation out of a 59,700-square-foot industrial building located at 270 West Riverside Drive. The

2 operation has outgrown the existing facility, which only has three loading docks, 15 truck trailer parking spaces, and 900 square feet of refrigerated storage.

Allowing this successful local operation to relocate and expand into a new 155,847-square-foot facility will allow them to alleviate bottlenecks and expand their operation into a state-of-the-art facility with 20 loading docks, 33 truck trailer parking spaces, and 15,750 square feet of refrigerated storage space. It will also provide employees with a fitness center, a hospitality/training center, EV charging for employee vehicles, outdoor amenity space, bike storage, and shower facilities for bike commuters. In addition, Reyes moving to the new facility will open up the building they currently occupy for a new tenant, creating more employment opportunities for Watsonville residents.

The expansion of an existing industrial business unrelated to the agricultural economy in Watsonville aligns with General Plan Goal 4.4 as the expansion supports local business, achieves economic diversification, and will provide additional jobs for local residents in an area identified for light industrial uses in the General Plan.
• Goal 4.6: Local Employment - Promote a variety of employment opportunities within the city providing living wage jobs to Watsonville residents. Stimulate creation of 7,500 additional jobs by 2005. Pursue opportunities for job skill training.

Consistency Findings:

As mentioned above, the proposed project would allow a successful existing business to scale up their operations, provide more on-site amenities for their employees, conduct job skill training at the hospitality/training center, and build a more sustainable and state-of-the-art facility. Golden Brands also employees a large remote sales force in the local area who can benefit from the hospitality/training center. In addition, the relocation will open up the building Golden Brands currently occupies for a new tenant, creating more employment opportunities for Watsonville residents.
• Goal 4.7: Land Use Suitability - Ensure that the orderly development of land for the needs of the existing and projected population within the City Limit and Sphere of Influence is based on the land's overall suitability, including: the accessibility of existing and proposed public facilities, services, and utilities; physical and financial constraints; and/or growth inducing impacts.

Consistency Findings:

Measure U, passed by voters in 2002, identified the Manabe-Ow Specific Plan area for annexation in the 2005 General Plan to serve as a job-generating industrial park, with a limited amount of retail and residential uses. The City of Watsonville annexed the Manabe-Ow Business Park Specific Plan (MOBPSP) area and adopted the MOBPSP with the explicit intent of supporting jobgenerating uses and workforce housing in the subject area. In doing so, the

3 Watsonville City Council and the 2005 General Plan identified the area as being suitable for commercial, industrial, and residential uses. The permitted uses, identified in the MOBPSP Business Park District Development Standards (p.3- 12), allow for large-scale land uses including warehousing and distribution, such as the proposed project. The MOBPSP included analysis of up to 1,025,000 square feet of new flex-use light industrial commercial development that could accommodate up to 2,100 new jobs. Public facilities, services, and utilities are available and accessible at the site.
• 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.

Consistency Findings:

The proposed project is consistent with Policy 4.D of the 2005 General Plan, as the project would allow an existing industrial warehousing/distribution business to scale up their operations and build a new, modern, sustainable 155,847-square-foot industrial facility within the MOBPSP area. The square footage of the proposed warehousing/distribution facility is well under the maximum 1,025,000 square feet of flex-use light industrial development anticipated in the MOSP.
• Implementation Measure 4.D.2: Design and Open Space - The City shall require that new industrial development be designed to blend with the natural environment and incorporate adequate open space and landscaping to provide an aesthetically pleasing buffer from residential land use. Additionally, on-site recreational space for employees and resource protection for environmentally sensitive habitats shall be required, where appropriate.

Consistency Findings:

The proposed project is a 155,847-square-foot industrial warehousing/distribution facility. However, at 48 feet in height, it is under the maximum height limit of 50 feet as allowed in the MOSP. The building is set back from the Watsonville Slough and the regional drainage channel that runs along the inside of the western property boundary, with bio-retention areas and landscaping between the building and parking areas and the south, west, and north property lines. The truck loading bays face west, away from the closest residential land uses, located approximately 540 feet to the northeast, and the north end of the truck loading bay area has a 12-foot six-inch screen wall to shield the area from view and reduce noise impacts to the north. Landscaping in front of the north side of the building includes 37 trees and four bioretention areas surrounded by large landscaped areas with drought tolerant shrubs, and another 28 trees and outdoor employee break areas with landscaping and picnic tables are located along the eastern side of the building (see Sheet L1.0).

In addition, a five-foot-wide strip of native vegetation will be located between the City access road and the Watsonville Slough to shield the road from view.

4 Based on the design of the building, layout of the site, setbacks from the nearest neighborhood, and landscaping improvements, the proposed project is consistent with Implementation Measure 4.D.2.
• Implementation Measure 4.D.6: Street and Roadside Improvements - The City will develop a plan for the improvement of streets and roadsides within the Redevelopment District to better facilitate movement within the district and to decrease negative commercial and industrial traffic impacts and associated health and safety impacts.

Consistency Findings:

The Master Environmental Impact Report (MEIR) for the MOBPSP established mitigation measures requiring development projects in the specific plan area to pay fair share contributions toward traffic improvement projects to reduce traffic impacts to less than significant at the following intersections:
• West Beach/Walker Street (MM 3.12-3)
• Main Street/West Riverside Drive (MM 3.12-4)
• Highway 1 Northbound Ramps/Highway 129 - Riverside Drive (MM 3.12- 6a)
• Highway 1 Southbound Ramps/Highway 129 - Riverside Drive (MM 3.12- 6b)
• Ohlone Parkway/Main Street (MM 3.12-7)
• Green Valley Road/Main Street (MM 3.12-10)
• Highway 1 Northbound Off Ramp/Harkins Slough Road (MM 3.12-11) A condition of approval has been included requiring the applicant to pay those fair share contributions.

In addition, staff included a condition of approval requiring the applicant to enter into an improvement agreement to design roundabouts for the Ohlone Parkway/Loma Vista Drive and Ohlone Parkway/Lighthouse Drive intersections and pay its fair share contributions towards the construction of those two roundabouts. The two roundabouts are necessary to mitigate the deterioration of Level of Service (LOS) at the affected intersections. These actions will improve LOS at the two intersections, satisfy MEIR Mitigation Measures 3.12- 5 and 3.12-2, and bring the project into compliance with General Plan Policy

10.C and Implementation Measure 10.C.2.
• Policy 4.F: Economic Development - The City shall plan for economic development.

Consistency Findings:

The Project Vision for the MOBPSP anticipated that the plan area would be "the primary new employment and economic development area in the City of Watsonville over the next 25 years" (p.1-3), and produce up to 2,100 jobs. The

5 proposed project reinforces the City's economic development goals and policies by developing a new industrial warehousing and distribution facility within the MOBPSP area.
• Implementation Measure 4.F.3: Balanced Land Uses - The City shall encourage local employment opportunities by maintaining a balance among major land uses.

Consistency Findings:

After the voter approval of Measure U (2002), the City Council adopted an Urban Limit Line (ULL), which limited the areas into which the City could expand. This created competition between residential and commercial/industrial developers for the finite amount of land within the ULL.

To ensure balance between job-generating and residential land uses, Measure U allowed for the annexation of Area F: Manabe/Burgstrom specifically for the creation of industrial job-generating uses. The City of Watsonville annexed the properties in 2006, with the explicit purpose of providing a future job growth area for the City, and in 2010, the City Council passed Resolution No. 174-10 adopting the Manabe Ow Business Park Specific Plan. By producing industrial job-generating uses, the proposed project encourages local employment opportunities by maintaining a balance among major land uses. • Policy 4.G: Land Use Suitability - The City shall encourage the development of urban uses on those lands best suited for urban uses and discourage it on lands unsuited for urban uses.

Consistency Findings:

On October 26, 2010, the Watsonville City Council adopted Resolution No. 173-10 certifying the final Master Environmental Impact Report (MEIR) for the Manabe Ow Business Park Specific Plan and adopting facts, findings, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (MMRP) for the Manabe Ow Business Park Specific Plan.

The Statement of Overriding Considerations acknowledged the significant unavoidable environmental effect of the loss of approximately 88 acres of farmland resulting from ultimate build-out of the Manabe Ow Business Park.

The Statement of Overriding Considerations found that the loss of agricultural land was consistent with the General Plan as amended by Measure U, because Measure U (a voter initiative) established an Urban Limit Line to minimize loss of additional farmland by focusing development inside the designated urban growth boundaries. The City Council also found that the economic, social, technological, and other benefits of the MOBPSP "override the identified significant adverse environmental effect."
• Implementation Measure 4.G.4: Environmental Management - The City shall not permit new development to encroach upon lands zoned for Environmental Management-Open Space (EM-OS).