Agenda packet — Watsonville City Council, October 10, 2023 (part 4 of 10)

229
CHAPTER 8—INFRASTRUCTURE
Section 8.3

SANITARY
SEWER area is calculated assuming 95% of
the estimated water demand enters
the wastewater collection system.

The calculated water demand due to
development within the Plan area is

0.76 MGD. Thus, the estimated sewage
flow is approximately 0.72 MGD, as
shown in Table 8–3 below.

The wastewater treatment facility
has adequate capacity to serve
development within the Plan area.

Waste Water
The City owns and operates its own sanitary sewer collection system, comprised of 13 sub-basins that discharge to the Watsonville Wastewater Treatment Facility. Sewer within the Plan area are PVC, HDPE, VCP or TP and range in size from 6 to 27-inches in diameter. Existing facilities are shown in Figure 8–2. A portion of the Plan area is within Sub-Basin 7, and Sub-Basin 7 has been identified as prone to flooding during wet weather events in the Sub-Basin 7 Sanitary Sewer Assessment Study (Sub-Basin-7 Report).

The Sanitary Sewer System Capacity
Evaluation and Assurance Plan was
completed by MWH in February 2007
(2007 Report), and the Sub-Basin-7
Report was completed by HydroScience
Engineers, Inc in December 2020. The
2007 Report includes an evaluation
of the existing City’s sanitary sewer
collection system, and the Sub-Basin 7
Report expands upon the 2007 Report
to further develop the Sub-Basin 7
system model and incorporate all
existing pipes within Sub-Basin 7.

Both reports contain recommendations
for improvements to ensure adequate
capacity for existing and future
development. Several improvements
have been made to the sanitary sewer
system since the 2007 Report was
prepared. The City plans to complete
an updated Sanitary Sewer System
Capacity Evaluation and Assurance
Plan in the future, which will include
updated hydraulic modeling of the
City’s sewer system.

The existing sewage treatment
capacity is 12.0 MGD average dry
weather flow, and the current flow
treated at the plant is approximately

5.3 MGD. The proposed sewage flow
due to development within the Plan
Table 8–3 Future Plan Sewage Load
Type of Use Total Units Sewer Load Total Load
(gpd)
Total Load
(MGD)
Residential 3,886 du 165 gpd/du 642,356 0.64
Commercial 231,151 sf 0.1 gpd/sf 21,959 0.02
Industrial 379,827 sf 0.13 gpd/sf 50,517 0.05
Public 114,572 sf 0.059 gpd/sf 6,748 0.01
Total 0.72
* 95% of water usage
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FACILITIES & RECOMMENDED IMPROVEMENTS
Source: City of Watsonville (2022); Santa Cruz County (2021); ESRI (2022).

W
8"
6" PVC
6" VCP
8" 8"
6"
VCP 6" V
CP
6" VCP
6"
8" PVC
8"
8"
6" HDPE
6" V
CP
8" VCP
6" VCP
6" VCP
6" VCP
8" VCP
8" TP
6" VCP
8" PVC
8" VCP
6" VCP 6" VCP
8" HDPE
10"
VCP
10" 10" TP
6"
6" VCP 6" V
CP
8" VCP
6" VCP
8" PV
C
10" VCP
8" VCP
6" HDPE
8" TP
10" PVC
8" TP8"
8" TP 6" VCP
8" HDPE 8" PVC
10" PVC
15"
27"
10" 8" TP
8" TP
6" TP
10" HDPE 8" HDPE 10" HDPE 30"
15"
6" VCP 8" TP
8" TP
8"
21"
6" 6" HDPE PVC
VCP
21"
6" VCP
12"
VCP
8" TP
8"
6" PVC 6" VCP
TP
10"
27" VCP 27" VCP
15" VCP 15" VCP
8"
8" VCP
10" 6" VCP
10" VCP
15" VCP
12" VCP
6" VCP (PV
C
LINED)
6" VCP
6" VCP
6" VCP
12"
VCP
10" TP
10" TP
8" CIP
Waterway
Sanitary Sewer Service Production Well
Priority #1: Upsize Per Sub-Basin 7 Report (High Priority) Priority #2: Upsize Per Sub-Basin 7 Report (Mid Priority) Priority #3: Potential upsizing to 8” minimum Diameter
W
Recommended Sanitary Sewer Improvements
Main St
Main St
Main St
Freedom Blvd
Walker St
Locust St
W Lake Ave E Lake Ave
2nd St Maple Ave
Grant St
Elm St
W Riverside Dr
E Riverside Dr
E 5th St
E Beach St
Center St
E Front St
W Front St
Union St
Grove St
Rodriguez St
W Beach St
Rodriguez St
Brennan St
Sudden St
Hyde St
Western Dr
Jefferson St
Marchant St
Carr St
Walker St
W
Riverside
Dr
W 5th St
6th St
Ford St
Kearney St
Watsonville
Plaza
Pa aj ro River
Watsonvil el S ol ugh
0 100’
200’
400’
downtown N 500’
watsonville
specific plan
D
W
8"
6" PVC
6" VCP
8" 8"
6"
VCP 6" V
CP
6" VCP
6"
8" PVC
8"
8"
6" HDPE
6" V
CP
8" VCP
6" VCP
6" VCP
6" VCP
8" VCP
8" TP
6" VCP
8" PVC
8" VCP
6" VCP 6" VCP
8" HDPE
10"
VCP
10" 10" TP
6"
6" VCP 6" V
CP
8" VCP
6" VCP
8" PV
C
10" VCP
8" VCP
6" HDPE
10" PVC
8" TP8"
8" TP 6" VCP
8" HDPE 8" PVC
10" PVC
15"
27"
10" 8" TP
8" TP
6" TP
10" HDPE 8" HDPE 10" HDPE 30"
15"
6" VCP 8" TP
8" TP
8"
21"
6" 6" HDPE PVC
VCP
21"
6" VCP
12"
VCP
8" TP
8"
6" PVC 6" VCP
TP
10"
27" VCP 27" VCP
15" VCP 15" VCP
8"
8" VCP
10" 6" VCP
10" VCP
15" VCP
12" VCP
6" VCP (PV
C
LINED)
6" VCP
6" VCP
6" VCP
12"
VCP
10" TP
10" TP
8" CIP
Waterway
Sanitary Sewer Service Production Well
Priority #1: Upsize Per Sub-Basin 7 Report (High Priority) Priority #2: Upsize Per Sub-Basin 7 Report (Mid Priority) Priority #3: Potential upsizing to 8” minimum Diameter
W
Recommended Sanitary Sewer Improvements
Main St
Main St
Main St
Freedom Blvd
Walker St
Locust St
W Lake Ave E Lake Ave
2nd St Maple Ave
Grant St
Elm St
W Riverside Dr
E Riverside D
E 5th St
E Beach St
Cente
E Front St
Union St
Grove St
Rodriguez St
W Beach St
Rodriguez St
Brennan St
Sudden St
Hyde St
Western Dr
Marchant St
Carr St
Walker St
W
Riverside
Dr
W 5th St
6th St
Ford St
Kearney St
Watsonville
Plaza
Watsonvil el S ol ugh
0 downtown N
watsonville
specific plan
D
Sanitary Sewer Service
Priority #2 Upsizing Per SubBasin 7 Report (Mid Priority) Priority #1 Upsizing Per SubBasin 7 Report (High Priority) Priority #3 Potential Upsizing to
8” Minimum Diameter
Zones
Specific Plan Boundary
Building Footprint
Waterway
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231
CHAPTER 8—INFRASTRUCTURE
Waste Water
The sewage flow generated by future
development within the Plan area
(0.72 MGD) is relatively insignificant
compared to the available treatment
capacity (10.30 MGD).

The results of flow and hydraulic
modeling within the Sub-Basin
7 Report indicate that sections of
sanitary sewer within the Plan
area have capacity deficiencies.

Recommended improvements to
increase capacity within the Plan area
are listed below and depicted in Figure
8–3: Sanitary Sewer: Existing and
Recommended Facilities.

Recommendations
Recommended improvements to
increase capacity within the Plan area
are prioritized below based on input
from the City and identified in Figure
8-2: Sanitary Sewer: Existing and
Recommended Facilities.
• Priority #1: Upsize per Sub-Basin 7
Report (high priority)
a. Freedom/Main Street - Upsize
8/10-inch to 12/15-inch pipe.
b. East Lake Avenue - Upsize 6/8-inch
(northern line) to 10-inch pipe.

Upsize 10-inch (southern line) to
15-inch pipe.
• Priority #2: Upsize per Sub-Basin 7
Report (mid priority)
a. Palm/Sudden Street - Upsize 6/8-
inch to 10-inch pipe.
b. Brennan Street - Upsize 8-inch to
10-inch pipe.
• Priority #3: Potential upsizing
of 4- and 6-inch mains to 8-inch
minimum PVC to comply with
current City standards.

PHOTO CAPTION—Planting native vegetation is one strategy to manage stormwater runoff
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232 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Section 8.4

STORMWATER
Much of the Plan area is impervious
(approximately 90-95%) consisting
of buildings, roadways, parking lots,
drives, etc. Development within the
Plan area will not likely increase
impervious area, but impervious
area will be replaced, requiring
water quality treatment and runoff
reduction. In addition, impervious area
will be replaced within Watershed
Management Zone 1 (see Figure 8–3),
which requires peak runoff to be
managed, water quality treatment and
runoff reduction. Because impervious
area will likely not increase, peak
runoff will not increase, and peak
controls may not be required within
Watershed Management Zone 1.

Projects within the Plan area may
be eligible to achieve reduced
runoff retention requirements or
alternative (off-site) compliance by
documenting technical infeasibility
due to site conditions and/or space
constraints (redevelopment project/
high-density development). Although
the City currently does not have an
approved Urban Sustainability Area
(USA) through the Water Board, it
is understood that projects within
a USA are able to provide off-site
compliance for water quality treatment
and retention requirements without
documenting technical infeasibility. In
addition, projects in a USA only need to
provide retention equivalent to the preproject runoff volume retained. In any case, water quality treatment is still
required, but can be provided off-site,
or below-ground, if needed.

Storm sewer infrastructure within the Plan area is primarily reinforced concrete pipe (RCP) or corrugated metal pipe (CMP) and range in size from 8 to 60 inches in diameter. See Figure 8–3:

Stormwater: Existing and Recommended Facilities.

PHOTO CAPTION—Fox Theater on a rainy day in Downtown Watsonville Attachment 3
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W
18"
RCP 24"
24"
RCP
24" RCP
24"
30" CMP 30"
30"
15" 18" 21"
8"
24"
RCP
48" RCP
30" RCP
24" RCP
18"
RCP
18"
12" RCP
48" RCP
18"
RCP
(2)10" PVC
54" RCP 48" RCP
12" TP
(2)30"
60"
CPP
24"
24" RCP
54' RCP
15"
RCP
15"
15" RCP
15" RCP
15" RCP
0 100’
200’
400’
500’
N
Main St
Main St
Main St
Freedom Blvd
Walker St
Locust St
W Lake Ave E Lake Ave
2nd St Maple Ave
Grant St
Elm St
W Riverside Dr
E Riverside Dr
E 5th St
E Beach St
Center St
E Front St
W Front St
Union St
Grove St
Rodriguez St
W Beach St
Rodriguez St
Brennan St
Sudden St
Hyde St
Western Dr
Jefferson St
Marchant St
Carr St
Walker St
W
Riverside
Dr
W 5th St
6th St
Ford St
Kearney St
Watsonville
Plaza
Pa aj ro River
Watsonvil el S ol ugh
Waterway
Production Well
Watershed Zone 1 Boundary (Approximate)
Stormwater Service W
Recommended Stormwater Improvements
downtown
watsonville
specific plan
D Specific Plan Boundary
Building Footprint
Parcel
Rail Line 233
Figure 8–3
STORMWATER: EXISTING FACILITIES &

RECOMMENDED IMPROVEMENTS
Source: City of Watsonville (2022); Santa Cruz County (2021); ESRI (2022).

W
18"
RCP 24"
24"
RCP
24" RCP
24"
30" CMP 30"
30"
15" 18" 21"
8"
24"
RCP
48" RCP
30" RCP
24" RCP
18"
RCP
18"
12" RCP
48" RCP
18"
RCP
(2)10" PVC
54" RCP 48" RCP
12" TP
(2)30"
60"
CPP
24"
24" RCP
54' RCP
15"
RCP
15"
15" RCP
15" RCP
15" RCP
0 100’
200’
400’
500’
N
Main St
Main St
Main St
Freedom Blvd
Walker St
Locust St
W Lake Ave E Lake Ave
2nd St Maple Ave
Grant St
Elm St
W Riverside Dr
E Riverside Dr
E 5th St
E Beach St
Center St
E Front St
W Front St
Union St
Grove St
Rodriguez St
W Beach St
Rodriguez St
Brennan St
Sudden St
Hyde St
Western Dr
Jefferson St
Marchant St
Carr St
Walker St
W
Riverside
Dr
W 5th St
6th St
Ford St
Kearney St
Watsonville
Plaza
Pa aj ro River
Watsonvil el S ol ugh
Waterway
Production Well
Watershed Zone 1 Boundary (Approximate)
Stormwater Service W
Recommended Stormwater Improvements
downtown
watsonville
specific plan
D Specific Plan Boundary
Building Footprint
Parcel
Rail Line
Stormwater Service
Watershed Zone 1 Boundary
(Approximate)
Zones
Specific Plan Boundary
Building Footprint
Waterway
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234 DOWNTOWN WATSONVILLE SPECIFIC PLAN
NPDES Program and Construction
General Permit
The NPDES program is a provision
of the Federal Clean Water Act and
requires each project that disturbs
one or more acres of soil to obtain
coverage under the Construction
General Permit. The Construction
General Permit is regulated by the
State Water Resources Control Board
and controls stormwater discharges
associated with construction activities.

Projects that disturb less than one acre
but are part of a larger common plan
of development that in total disturbs
one or more acres are also required
to obtain permit coverage. The
Construction General Permit requires
a Stormwater Pollution Prevention
Plan (SWPPP) to be prepared and
submitted to the State Water Resources
Control Board.

In addition, projects with a
disturbance area greater than 5,000
square feet (greater than 15,000 square
feet for detached single-family homes)
are required to submit a Stormwater
Control Plan (SWCP) to the City. For
projects with a disturbance area less
than one acre, a SWPPP is not required
to be submitted and instead an Erosion
and Sediment Control Plan (ESCP) must
be submitted to the City of Watsonville.

Both requirements are mandated by
the State Water Resources Control
Board.

City of Watsonville Stormwater
Post Construction Requirements
All new and redeveloped projects
within the Plan area that contain
storm sewer improvements must
comply with the City of Watsonville’s
Stormwater Post Construction
Standards. The City of Watsonville’s
Stormwater Post Construction
requirements are summarized below:
• Threshold: greater than 2,500
square feet. All projects that create
and/or replace > 2,500 square feet of
impervious surface (collectively over
the project site), including detached
and single-family home projects,
are required to implement design
strategies that limit disturbance,
minimize impervious area and
minimize stormwater runoff by
Stormwater
Stormwater discharges in the City of Watsonville are under the jurisdiction of the State Water Resources Control Board, regulated through the Central Coast Regional Water Quality Control Board under the National Pollutant Discharge Elimination System (NPDES) Small Municipal Separate Storm Sewer System (MS4) Phase II permit.

Regulatory Requirements
PHOTO CAPTION—Storm drain signage
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235
CHAPTER 8—INFRASTRUCTURE
implementing one or more specified
design measures: directing roof
runoff into cisterns, rain barrels
or vegetated areas, directing
runoff from sidewalks, walkways,
patios, driveways and uncovered
parking lots to vegetated areas, or
constructing bike lanes, driveways
and walkways with permeable
surfaces.
• Threshold: greater than 5,000
square feet. All projects, except
detached single-family homes, >
5,000 square feet of Net Impervious
Area, and detached single-family
homes > 15,000 square feet of Net
Impervious Area, are required to
provide water quality treatment.

Net impervious area is the total
(including new and replaced) postproject impervious areas, minus any reduction in total imperviousness
from the pre-project to post-project
condition. The total required water
quality treatment volume can be
decreased by reducing the total
impervious surfaces. Water quality
treatment can be provided through
Low Impact Development (LID),
biofiltration, or non-retention-based
treatment systems. Non-retentionbased treatment systems include flow-through treatment systems
such as media filters.
• Threshold: greater than 15,000
square feet. All projects, except
detached single-family homes,
which create and/or replace >
15,000 square feet of impervious
surface (collectively over the entire
project site) and detached singlefamily homes > 15,000 square feet of Net Impervious Area, are
required to meet the runoff retention
performance requirements.
° If a redevelopment project is
located within an approved
Urban Sustainability Area, the
total amount of runoff volume
to be retained from replaced
impervious surfaces shall be
equivalent to the pre-project
runoff volume retained.
° Per the Central Coast Regional
Water Quality Board, an Urban
Sustainability Area should
encompass redevelopment, high
density, and transit-oriented
development projects that are
intended to promote infill of
existing urban areas and reduce
urban sprawl.
° If a project can demonstrate
that it is technically infeasible
to infiltrate the full runoff
retention volume, full retention
of the runoff retention volume
is not required and instead the
project can provide retention of
no less than 10% of the project’s
equivalent impervious area.

The Water Quality Treatment
Performance Requirement is
not subject to this adjustment.

Off-site mitigation is required
when regulated projects fail
to demonstrate technical
infeasibility of full retention
or demonstrate technical
infeasibility but fail to dedicate
at least ten percent of the
project’s equivalent impervious
surface area to retention-based
stormwater control measures.
• Threshold: greater than 22,500
square feet. The City requires all
projects that create and/or replace
>22,500 sf of impervious surface
in Watershed Management Zone 1
to manage peak stormwater runoff
and meet water quality treatment
and runoff retention performance
requirements.
• Special Circumstances. The
City may designate special
circumstances to certain projects
based on site/receiving water
conditions. Special circumstances
include discharging stormwater
to highly altered channels or
existing flow control facilities and
projects located where there was
once a historic lake or wetland.

These special circumstances are
exempt from runoff retention
and peak management, but water
quality treatment performance
requirements still apply.
• Alternative Compliance.

Certain projects can also receive
alternative compliance (off-site
compliance) if the project can
demonstrate technically infeasibility,
or if the project is located within a
Watershed/Regional Plan or Urban
Sustainability Area (USA). Alternative
compliance refers to Water Quality
Treatment, Runoff Retention and
Peak Management Performance
Requirements that are achieved
off-site through mechanisms such as
developer fee-in-lieu arrangements
and/or use of regional facilities.

Technical infeasibility includes site
conditions such as shallow depth
to seasonally high groundwater,
shallow depth to bedrock, poor
soils, and space constraints.

Space constraints includes some
redevelopment projects and highdensity development.

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236 DOWNTOWN WATSONVILLE SPECIFIC PLAN
• The following items must be
prepared for and require approval
from the listed party:

1.Central Coast Regional
Water Quality Control Board
(CCRWQCB):
a. Notice of Intent (NOI)
b. Stormwater Pollution Prevention
Plan (SWPPP)
i. Description of erosion and
sediment control measures and
BMPs
ii.Plan of erosion and sediment
control measures

2.City of Watsonville:
a. Stormwater Control Plan (SWCP).
b. Erosion and Sediment Control
Plan (ESCP) worksheet is required
regardless of size where soil
disturbance will occur.

PHOTO CAPTION—Planters outside of Civic Plaza
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237
CHAPTER 8—INFRASTRUCTURE
PHOTO CAPTION—Bioretention filter
Low Impact Development
As stated above, all projects subject to water quality treatment are required to treat runoff by utilizing Low Impact Development (LID) treatment systems that implement harvesting and use, infiltration and evapotranspiration control, biofiltration treatment systems, or non-retention-based treatment systems. LID treatment systems that could be utilized are bioretention filters, green roofs, vegetated swales, roof leader disconnection, cisterns, and permeable pavers. Nonretention-based systems that could be utilized are flow-through media filters that could be located entirely below-ground.

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238 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Chapter 9:

IMPLEMENTATION

AND FINANCING

9.1—Strategic Early Implementation Actions

9.2—Funding and Financing Needs

9.3—Funding Sources
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Attachment 3 239
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240 DOWNTOWN WATSONVILLE SPECIFIC PLAN

THIS CHAPTER

DESCRIBES

IMPLEMENTATION

ACTIONS AND FUNDING

OPTIONS NEEDED TO

ACHIEVE THE GOALS
OF THE SPECIFIC PLAN.

Implementation of the Plan
will require a comprehensive
approach that includes private
sector development, City actions,
and coordination with partners
and stakeholders. Together, these
projects and actions will support
the incremental transformation
of downtown into a more vibrant
mixed-use urban neighborhood
with increased housing options,
new workplaces, and additional
retail opportunities.
240 DOWNTOWN WATSONVILLE SPECIFIC PLAN Attachment 3
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Section 9.1

STRATEGIC EARLY

IMPLEMENTATION ACTIONS
The Downtown Watsonville Specific Plan envisions that the City of Watsonville will undertake a suite of early-stage strategic implementation actions to promote new public and private investment and development in the Plan area. As part of Specific Plan implementation, the City will establish departmental roles and responsibilities, along with a prioritization of efforts and scheduling that balances new downtown improvements with other needed local capital projects and ongoing public facilities maintenance obligations.

Promote Roadway and Streetscape
Improvements on Main Street
Main Street presents a key opportunity
to become a strengthened commercial
backbone of downtown with
streetscape enhancements, ground
floor activations, facade enhancements,
and travel lane reductions. A key goal
of the plan is to re-design Main Street
with traffic calming measures to
increase the emphasis on active uses
and the greater pedestrian activity
(Policy 10.2: Main Street). The City will
work with the California Department
of Transportation (Caltrans) to reimagine SR 152 to function as a Downtown Street with priority given
to pedestrians and destination traffic
(Policy 10.3: Caltrans Facilities). To
promote implementation actions
related to Main Street improvements,
City Staff will seek a City Council
resolution on the matter, coordinate
with Caltrans on project planning,
and take additional steps to support
Caltrans in the pursuit of funding
through the state’s SHOPP process.

Progress Planning for Downtown
Civic Core Facilities
The Civic Core has several Citycontrolled, vacant, and underutilized sites on Main Street which present
an important opportunity to evolve
the city center into a thriving civicanchored mixed-use area within downtown. Opportunity sites in the
Civic Core area include the City Hall,
Police Station, Fire Station, and US
Post Office sites. The Specific Plan
identifies the potential for a “civic
campus” where site redevelopment
could include a mix of market-rate
and affordable housing types and
new commercial uses, and also
accommodate existing City Hall
functions. Including the Post Office
site, the land assemblage has the
potential to function as an important
“gateway” into downtown.

To progress this vision, City staff may
undertake facilities needs assessment
studies and facilities planning efforts,
including considering relocation of
City Police facilities to another location.

Additional efforts may be undertaken
to advance planning and design
for the sites, potentially including
environmental site assessments,
infrastructure/utilities conditions
studies, and other due diligence to
evaluate the redevelopment potential
of the sites. Ultimately, these planning
and due diligence activities may
inform the preparation of a Request
of Proposals or support another type
of procurement/developer solicitation
process that leads to new investment in
the City’s Civic Core.
241
CHAPTER 9—IMPLEMENTATION AND FINANCING
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Fund Downtown Signage and Wayfinding
Improvements
Signage, wayfinding improvements,
parklets, public art, and other lowcost improvements to the Plan area can bring identity and thus have
the potential to catalyze downtown
investment. Key to evolving downtown,
these cost-effective improvements will
improve aesthetics, increase usability,
and enhance visitor experience. The
City is already funding parklets, and
staff may seek additional funding from
City and outside sources for other costeffective streetscape improvements that can be made in the near term. Some
signage and wayfinding investments
may be early implementation
action items, while other signage
and wayfinding improvements
may be phased in later, along with
broader roadway reconfigurations or
infrastructure projects.

Parking District Expansion
The Specific Plan includes expansion
of the Downtown Parking District,
with the primary goal of altering
on-site parking requirements for
new commercial development. In
the future, the Downtown Parking
District could also seek to deliver new
parking facilities that support growth
and investment in downtown. By
developing larger parking facilities
that serve multiple parking demands,
physical and cost-related “economies
of scale” may be achieved that lower
financial burden of parking for new
development and growth.

To further this concept, City staff will
continue to evaluate future downtown
parking needs and potential parking
solutions, with the goal of potentially
preparing a parking facility strategy
and possibly introducing new,
consolidated parking facilities. Along
with parking program planning and
evaluation, the City also may consider
a range of potential sources of funding
for parking projects, including needed
construction and maintenance cost
obligations. One potential source of
funding is a parking in-lieu fee that
would be paid by new development
to fulfill parking requirements. The
City would use the funding to build
and maintain required parking. Other
types of public parking facilities,
along with funding and financing
approaches also may be considered,
including possibly creating another
parking district downtown to serve
existing and new commercial uses.

Adding this public parking requires
capital investment and operations
funding from a broader payer base
than just new development projects,
potentially a new special tax or
assessment on downtown property.18

18. Section 9.3 discusses Community Facilities Districts and Benefit Assessment Districts.
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Develop Accountability Reporting
The City of Watsonville is committed
to the successful implementation
of the Specific Plan. To ensure that
progress is made in a timely and
orderly manner, and potentially to
identify new strategic implementation
actions, generally increase efforts,
or “course correct” during the
implementation of the Plan, the City
will develop a program of regular
reporting on key Plan objectives.

For example, tracking public and
private investment, new housing
units, business openings, or other
implementation metrics could
illustrate Plan progress for a range of
audiences, including City staff, elected
officials, residents, and businesses.

In some cases, staff can leverage
current reporting procedures (e.g.,
Public Works can report on Plan
implementation when department
staff brings new projects to Council
for approval). Status updates may be
produced on a regular interval and
could be presented to City Council,
and also discussed as part of ongoing
City outreach efforts related to
downtown Watsonville.

Ongoing Capacity Building and Public Outreach
City staff should continue outreach
to residents and businesses to
increase awareness of Plan objectives
and to build support for public
improvements, including on Main
Street. Business roundtable events
are one of the possible outreach
programs to be undertaken. Other
ways of disseminating information or
collecting feedback include the City’s
website or social media, surveys, and
community events. Incorporating the
input of local community members
and local businesses facilitates a more
equitable process and is likely to
increase support for the Plan. Pursuing
this action early in the implementation
process creates the opportunity to
fine tune implementation efforts to
better meet the needs of residents
and businesses. Furthermore, these
activities build capacity and trust with
downtown community members who
may be impacted by changes.
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Section 9.2

FUNDING AND FINANCING NEEDS
This section describes the specific infrastructure improvements required to meet the vision of the Specific Plan. The proposed public improvements can be updated and refined over time as projects move forward and the downtown evolves. The costs presented here are initial planning-level estimates which will be confirmed with more detailed project-specific engineering and design work in the future. In total, the plan envisions nearly $50 million in public realm improvements, including roadway, streetscape, and utilities investments. Table 9–1 summarizes the major public facilities costs by type.

Table 9–1 Summary of Public Improvement Costs (2022 Dollars) Description Cost Estimate
Roadway, Pedestrian, and Bicycle Improvements $10.5 M
Streetscape Improvements $8.3 M
Utilities Improvements $30.0 M
Total $48.8 M
Roadway, Pedestrian, and Bicycle
Improvements
Plan area roadway, pedestrian, and bicycle improvements are described in detail below. Table 9–2 summarizes the anticipated cost to develop these public improvements, including planning and design efforts.

Table 9–2 Roadway, Pedestrian & Bicycle Improvement Costs* Description Cost Estimate
Main Street Road Diet19 $2.7 M
One-Way to Two-Way Conversions $ 0.7 M
Rodriguez Street Road Diet (between Beach & Main) $0.6 M Intersection Improvements $0.3 M
Mid-Block Crossings $2.0 M
Paseo Improvements $3.2 M
Bike Lanes $1.0 M
Total $10.5 M
* Costs are presented in 2022 dollars and include a planning and design allowance.

19. Section 9.3 discusses State funding from the California Department of Transportation that likely will be available for the Main Street road diet project.
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Roadway Network
Improvements to the roadway network include “road diet” projects, oneway to two-way traffic conversions, which are achieved through restriping and complemented by expanded sidewalks, new and improved bike lanes, intersection upgrades, and street lighting. Key roadway improvements include:
• Reducing the number of automobile travel lanes on Main Street from four lanes to two lanes, adding a landscaped median and leaving one travel lane in each direction.
• Converting East Lake Avenue and East Beach Street from one-way “couplet” streets to two-way streets.
• Reducing the number of travel lanes for Rodriguez Street to widen bicycle lanes and sidewalks between Beach and Lake streets.

Pedestrian Network Improvements
The Specific Plan identifies pedestrian network improvements and best practices for sidewalk design. Key improvements include:
• Intersection improvements are proposed at various locations and will include curb extensions, upgraded curb ramps, and high visibility crosswalks. • A network of paseos at various locations, with unique pavers and planters and scaled to a minimum width of 12 feet.
• Enhanced midblock crossings (e.g., pedestrian refuge islands, rapid flashing beacons, pavement markings and signage) to connect the new paseos at intersecting arterial streets.

Recommended Bicycle Network Improvements
New bike lane striping and bike lane buffers (e.g., delineator cones) throughout the Plan area, to improve bicycle connections and safety, including:
• New Class 3 signed bicycle route on Marchant Street between East Beach Street and the proposed Levee Trail.
• New Class 3 signed bicycle route on Brennan Street/Union Street. • Improved wider bicycle lanes on Rodriguez Street, including an enhanced buffer between adjacent vehicular travel lanes and the bicycle lane. • New Class 2 bicycle lanes on 5th Street and Class 3 bicycle lanes on 2nd Street.

Streetscape Improvements
Streetscape improvements in the Plan Area, including new parklets, street trees, street lighting, and furnishings, are described in detail below. Table 9–3 summarizes the anticipated cost to develop these public improvements, including planning and design efforts.

Table 9–3 Streetscape Improvement Costs*
Description Cost Estimate
Parklets $1.0 M
Street Trees $1.3 M
Street Lighting $5.5 M
Street Furnishings $0.5 M
Total $8.3 M
* Costs are presented in 2022 dollars and include a planning and design allowance.

Parklets
Parklets are encouraged in key locations along Main Street and East Beach Street in the Historic Downtown Core character area. These parklets will allow for expanding space for outdoor dining at key locations.

Street Trees
Streets in the Plan area will accommodate additional street trees and landscaping to establish a consistent public realm experience while also reducing heat island concerns. The improvements will be made in coordination with the city’s existing Street Tree Program, Urban Greening Plan, and Caltrans. 245
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Water Supply, Wastewater, and Storm Water
Improvements to City utilities include
new, upsized water supply and
sanitary sewer pipes, in addition
to project-specific stormwater
improvements. An engineer’s
analysis finds that the City’s water
and wastewater systems generally
have adequate capacity to serve
development within the Plan area,
though wastewater pipes may need
to be upsized for major projects in
some locations. In addition to localized
wastewater capacity constraints,
the results of flow and hydraulic
modeling indicate that sections of the
water supply system and sanitary
sewers serving the Plan area have
existing deficiencies. Recommended
improvements to improve system
reliability and to increase water and
sewer capacity within the Plan area
include numerous pipe upsizing
projects. The engineer’s report
concludes that approximately $30
million in pipe replacement projects
will be needed in the Plan area in the
future, as shown in Table 9–4.

Table 9–4 City Public Utilities Improvements*
Description Cost Estimate
Water System Upgrades $16.6 M
Sanitary Sewer System Upgrades $13.3 M
Total $30.0 M
* Costs are presented in 2022 dollars and include a planning and design allowance.

In addition, development within the Plan area will require water quality treatment and runoff reduction investments. Importantly, however, some projects may not create a net increase impervious surfaces (i.e., over baseline conditions), and thus new controls may not be required. In some cases, projects within the Plan area may be eligible to achieve reduced runoff retention requirements offsite. Regardless, when stormwater infrastructure improvements are needed to achieve compliance, requirements will be conditions of approval and associated costs will be borne directly by project developers.

Street Lighting
Lighting will be incorporated throughout the Plan area but will be concentrated at activity nodes and along public circulation paths in the heart of downtown.

Street lighting at activity nodes, gateways, parklets, and public facilities will support a comfortable walking, cycling, and driving experience while also improving visibility at intersections, and adding to street character.

Street Furnishings
Street furnishings will be incorporated at activity nodes, public spaces, and along active paths. Furnishing will include a range seating, bicycle racks, and trash receptacles that accommodate pedestrians and cyclists while also catering to visitors, residents, and employees of downtown.
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Section 9.3

FUNDING SOURCES
There is a range of funding sources and financing options available to serve infill development in California. The most frequently used funding and financing approaches rely on the creation of new real estate value, including development-based funding (e.g., fees and exactions) and land-secured financing (e.g., Mello-Roos Community Facilities Districts). In addition, tax increment financing (TIF) instruments that funnel property tax into new public facilities can be helpful in some instances, particularly as a complement to development-based and land-secured approaches, though this method relies on General Fund revenue that otherwise would go toward municipal services. Despite the presence of numerous funding sources and financing techniques, options are limited when real estate value creation is constrained by market factors, regulatory requirements, and other economic factors.

In downtown Watsonville, history
has shown that real estate investment
potential is negatively affected by
added marginal development costs (e.g.,
higher development impact fees). The
success of the downtown vision hinges
on new private-sector investment, and
accordingly, the Plan seeks to limit
additional cost burdens on real estate
development, at least in the near term.

Importantly, while the Specific Plan
envisions significant modifications
and upgrades to public roadways,
streetscapes, and utilities, as discussed
above, real estate development and
Plan implementation can move forward
in most cases independent of these
public realm investments. As such, the
Plan’s implementation strategy does
not seek to rely on new area-specific
development impact fees, special taxes,
or other funding approaches that add
new costs burdens on private sector
projects within the Plan area.

Existing Development Impact Fees
The City of Watsonville currently charges development impact fees, including:
• City-Wide Traffic Impact Fee
• Recreation and Parks Facilities Fee
• Public Facilities Impact Fee
• Fire Impact Fee
• Carbon Fund Impact Fee
• Sanitary Sewer Connection Fee
• Water Service Connection Fee
• Groundwater Impact Fee
• Storm Drainage Fee
• Impervious Area Impact Fee
• Public Art Fee
The Plan anticipates that the City of Watsonville will continue to charge development impact fees and implement its fee programs, investing in capital improvements throughout the City and in the Plan area. In time, the City will undertake technical work to update fees, at which point downtown improvements may be prioritized in capital improvement plans that underly the fee programs. For example, the roadway conversions envisioned by the Plan are a major shift of streets that improves vehicular flows and may be an appropriate use of the City’s existing Traffic Impact Fee revenue.
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Enterprise Funds
The City of Watsonville operates
three utility enterprises, including
water and sewer enterprises. These
enterprises collect revenues associated
with the services provided and have
a commitment to fund replacement
of critical infrastructure and
rehabilitation of water and sewer
assets within these city systems. While
there are various near-term priorities,
including sewer plant upgrades, pump
station projects, new reservoirs, and
additional wells, the upgrading and
upsizing of existing water and sewer
lines throughout the city is regularly
undertaken by the utility enterprises.

Since water and sewer infrastructure
capacity within the Plan area is
sufficient to serve future development
under the Plan in most cases,
replacement of existing water and
sewer lines likely will occur over time,
based on systemwide priorities and the
availability of enterprise funding.

Reimbursement Agreements
In some locations downtown, a
major development project may
trigger the need for wastewater pipe
upsizing. While the City is prioritizing
infrastructure investments to avoid
capacity constraints that could
temporarily limit new development,
there may be situations where new
projects seek to expedite City pipe
replacement upgrades. Should such
a case arise, the City may consider
allowing developers to fund
(and construct) needed public facilities
upgrades. In such cases, the City could
choose to enter into a reimbursement
agreement through which the
developer would be compensated for
the public improvements over time. In
these situations, the City could agree to
reimburse the developer on a schedule,
providing sufficient time for the City
to accrue enterprise or other funds for
the needed upsizing project.

Grants and Other Non-Local Funding
The City will seek funding from outside sources to advance implementation of the Specific Plan. State and federal funding for roadways and other public infrastructure will be pursued strategically on an ongoing basis. Caltrans is anticipated to be a major funding source for Main Street improvements, along with other non-local funding opportunities that become available over time.

California Department of Transportation
The City has gained support from Caltrans for roadway improvements on Main Street. It is anticipated that state funding through Caltrans will be available for the “road diet” project that will reduce the number of travel lanes. Through Caltran’s State Highway Operations and Protection Program (SHOPP), the City anticipates the California Transportation Commission (CTC) will approve funding to support implementation of these Specific Plan improvements, as well as other upgrades to State Route 152. The City Council supports the road diet and passed a Resolution at its September 13, 2022, meeting related to working with Caltrans to forward the initiative.

Community Development Block Grant (CDBG)
The Parklet Program in Downtown Watsonville will fund the construction of two parklets in the downtown. The City already has devoted $65,000 in Community Development Block Grant funding to the program. In addition to construction of the two parklets, additional funding may be made available to businesses and property owners.
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Other Grant Programs
Active Transportation Program (ATP) Grants—ATP is a California grant program that encourages bicycling and walking, especially for children traveling to school and for residents of disadvantaged communities. Safe Routes to School grants are awarded through the ATP, and school-based projects and programs are highly competitive for ATP funding based on the program criteria.

Safe Streets and Roads for All (SS4A) Grants—The SS4A program, a new United States Department of Transportation program, offers competitive funding for planning and construction of roadway safety projects. Implementation projects need to be identified in an Action Plan, and the City may update its Vision Zero Action Plan to improve competitiveness for funding. The City recently partnered with other regional agencies on an SS4A grant for planning purposes.

Regional Early Action Planning (REAP) Grants—Administered by the California Department of Housing and Community Development, in collaboration with other state agencies, this grant program offers $600 million to California cities to implement improvements identified in their regional plans, with particular focus on projects that encourage infill development and/or reduce vehicle miles traveled (VMT).

Other Public Funding and Financing Tools
Current planning for the Specific Plan implementation does not contemplate the introduction of new fees, special taxes, or City formation of any district that devotes tax revenue to Plan area infrastructure development or operations. In the future, however, if downtown development and associated public improvements fail to materialize, additional public funding and financing tools may be studied and potentially brought to bear. Common public funding financing tools in California include:
• Area Development Impact Fees—
Impact fees are ordinancebased, one-time charges on new development, including “area fees”
which are charged within distinct
city subareas. Impact fees cover
new development’s “proportionalshare” of the total capital cost of necessary for supporting public
infrastructure and facilities (as
codified in California Government
Code Section 66000 - the Mitigation
Fee Act). Development impact fees
can be imposed through adoption
of a local enabling ordinance and
may be charged for a particular
improvement (e.g., transportation
improvements) or include multiple
infrastructure improvement
categories. These fees become
development project costs and
may have a negative effect on the
financial feasibility of new real
estate development.
• Mello-Roos Community Facilities
District Special Taxes—Since
the mid-1980s the Mello-Roos
Community Facilities District (CFD)
has been a well-used infrastructure
finance tool, though it is not
particularly well suited for most
infill applications due to voting
requirements. Two-thirds voter
approval is needed to form CFDs
in areas that have more than 12
residents. If approved, however,
owners or users of real estate pay
additional “special taxes” that can
be used to fund new public facilities
and operations. The special taxes add
to the cost of property ownership
and may have a negative effect on
the financial feasibility of new real
estate development.
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• Benefit Assessment Districts—
Special benefit assessment districts
establish a mechanism for charging
properties that benefit from specific
public improvements or services.

The formation of assessment districts
requires majority approval of the
affected property owners. Benefit
assessments can fund a wide range
of infrastructure improvements
or services, so long as a direct and
measurable benefit can be identified
for the benefitting properties. There
are numerous forms of special
benefit assessments in the California
statutes, including Lighting and
Landscape Assessment Districts.

However, in 1996, Proposition
218 effectively curtailed the
use of Assessment Districts in
California by limiting the methods
by which local governments may
exact revenue from taxpayers
without their consent. In addition,
recent court rulings have further
tightened the requirements for
demonstration of “special benefit”
thus further reducing the flexibility
of assessment districts.
• Local Tax Increment Financing
(TIF)—Local agencies may establish
a TIF district to capture incremental
increases in property tax revenue
from future development and direct
those funds to public facilities
development. In the absence TIF,
these public revenues would accrue
to the city’s General Fund (or other
property-taxing entity revenue
fund). In general, TIF funds can
be used for public infrastructure,
including roads and utilities, parks,
and affordable housing. While any
tax increment investment in support
infrastructure, no matter how
small, could benefit a marginally
financially feasible project, it is
important to consider that the use
of local property tax to support new
development has fiscal implications,
resulting from limiting the tax
revenue funding for new public
services costs associated with
development.
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D downtown
watsonville
speci f ic plan Attachment 3
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A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

WATSONVILLE, CALIFORNIA, RECOMMENDING TO THE CITY

COUNCIL TO ADOPT AND CERTIFY A FINAL ENVIRONMENTAL

IMPACT REPORT FOR THE DOWNTOWN WATSONVILLE SPECIFIC
PLAN; AND ADOPTING CONCURRENTLY ENVIRONMENTAL

FINDINGS, A MITIGATION MONITORING AND REPORTING PROGRAM

AND STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE

PROJECT, IN ACCORDANCE WITH THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
Project: Downtown Watsonville Specific Plan
WHEREAS, the Downtown Watsonville Specific Plan (DWSP) is a planning tool to implement the General Plan and to guide development in a specific area; and WHEREAS, the DWSP is intended to be a tool for developers, property owners, City staff and decision makers by providing strong and clear policies, development standards, and a vision that guides land use decisions, infrastructure improvements, design, and economic development activities in the project area; and WHEREAS, the overarching goals of the DWSP are to facilitate housing production and preservation; increase retail-entertainment activity; encourage higherdensity mixed-use residential projects; add visitor-oriented uses; support a greater range of civic and cultural activities; improve the safety and comfort of pedestrians; enhance bicycle infrastructure and connections; and target uses and activities that appeal to a wide range of Watsonville’s residents and employees; and
WHEREAS, the DWSP establishes new zones and overlays, which are intended to concentrate urban activity and intensity in the center of downtown and allows development to transition to existing lower-intensity neighborhood settings at the periphery of the DWSP plan area and to industrial activity to the south; and DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 2 WHEREAS, the new zones consist of the Downtown Core and Downtown Neighborhood Zones; and
WHEREAS, the Downtown Core Zone is an active, walkable environment, characterized by buildings up to six stories. This is the heart of Downtown—generally flanking Main Street—where the most active and intense development patterns and uses are anticipated. Upper floors contain residential units or office space. Buildings are close to the sidewalk and have little-to-no side setbacks; and WHEREAS, the Downtown Neighborhood Zone is characterized by smaller scale buildings than those of the Downtown Core Zone and generally includes a similar mix of active and residential uses; and
WHEREAS, as part of implementing the DWSP, it is anticipated that the City will amend the Zoning Map to reflect the boundaries of the DWSP plan area; and WHEREAS, as part of implementing the DWSP, it is anticipated that the City will amend the Zoning Code (Title 14 of the Watsonville Municipal Code) to create a new DWSP district and reference the permitted uses and development standards in Chapter 6 of the adopted DWSP document; and
WHEREAS, as the DWSP’s zoning is inconsistent with the Watsonville General Plan, the General Plan is being updated concurrent with the Specific Plan to ensure consistency between the two documents; and
WHEREAS, as part of implementing the DWSP, it is anticipated that the City will adopt a General Plan Amendment to add two new mixed-used land use designations and align the General Plan land use diagram by changing the existing land use designations of the DWSP plan area to correspond with the zones shown on the Regulating Plan, Figure 6-1, of the DWSP; and
DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 3 WHEREAS, the proposed General Plan Amendment also includes amending implementation measures 4.A.3, 4.C.6 and 10.C.2; and
WHEREAS, pursuant to Section 14-12.700 of the Watsonville Municipal Code, the General Plan text and land use diagram may be amended whenever the public necessity, the general community welfare, and good zoning practice permit such an amendment to the General Plan; and
WHEREAS, the City prepared an Initial Study, in 2022, to evaluate potential impacts of the DWSP (or “project”) in accordance with the California Environmental Quality Act (CEQA). Following preparation of the Initial Study, the City determined the potential for the proposed project to result in potentially significant impacts; and WHEREAS, on October 7, 2022, the City prepared a Notice of Preparation (NOP) stating that an Environmental Impact Report (EIR) for the project would be prepared. This NOP, along with the accompanying Initial Study was circulated to the public, local, state, and federal agencies, and other interested parties to solicit comments on the project through November 25, 2022. Concerns raised in response to the NOP were considered during preparation of the Draft EIR; and
WHEREAS, on May 12, 2023, the City published a Notice of Availability (NOA) for the Draft EIR, which started a 45-day public review period. The NOA was filed with the California Office of Planning and Research under State Clearinghouse No. 2022100602.

The review period for the Draft EIR ended on June 26, 2023; and WHEREAS, pursuant to State CEQA Guidelines Section 15086, the City consulted with and requested comments from all responsible and trustee agencies, other regulatory agencies, and others during the public review and comment period; and DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 4 WHEREAS, the City received two letters or emails from public agencies and two letters or emails from individual members of the public during the 45-day Draft EIR public review and comment period; and
WHEREAS, the City prepared written responses to the comments received during the comment period and included these responses in a separate volume entitled DWSP Final EIR. The Final EIR includes a list of those who commented on the Draft EIR, copies of written comments, written responses to comments regarding the environmental review, and errata with minor text changes made to the Draft EIR as a result of comments. The Final EIR was made available for public review on August 11, 2023; and WHEREAS, the Draft EIR and Final EIR, consisting of the comments received during the 45-day public review and comment period on the Draft EIR, written responses to those comments, and revisions to the Draft EIR constitute the EIR prepared for the DWSP (SCH #2022100602). For the purposes of this Resolution, the EIR shall refer to the Draft EIR, as revised by the Errata to the Draft EIR, which is included as chapter 3 in the Final EIR document; and
WHEREAS, the EIR identified certain significant and potentially significant adverse effects on the environment what would result from implementing the DWSP; and WHEREAS, the EIR outlined various mitigation measures that would substantially lessen or avoid many of the project’s significant effects on the environment, as well as alternatives to the project as proposed that would provide some environmental advantages; and
WHEREAS, the City is required to adopt all feasible mitigation measures or feasible project alternatives that can substantially lessen or avoid any significant environmental effects of the project; and
DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 5 WHEREAS, the EIR analyzed the project alternatives, including a No Project Alternative (#1), Repurposed Walker Street Industrial Uses Alternative (#2), and Reduced Density Alternative (#3); and
WHEREAS, pursuant to Public Resources Code §21081 and CEQA Guidelines §15091, a lead agency, before approving a project for which an EIR has been prepared and certified, must adopt findings specifying whether mitigation measures and, in some instances, alternatives discussed in the EIR, have been adopted or rejected as infeasible; and
WHEREAS, a set of Findings of Fact are attached with this Resolution in order to satisfy Public Resources Code §21081 and CEQA Guidelines §15091; and WHEREAS, all of the alternatives would not sufficiently satisfy the project objectives. For example, the Reduced Density Alternative (#3) would not fulfill to the same or better level objectives related to creating inclusive housing opportunities, promoting local economic prosperity, or innovate mobility options and connections. Additionally, lowered density housing may be less financially feasible; and WHEREAS, the Planning Commission has determined that none of the alternatives addressed in the EIR would be both feasible and environmentally superior to the proposed project; and
WHEREAS, the Planning Commission specifically finds that where more than one reason for approving the proposed project and rejecting alternatives and suggested mitigation measures is given in its findings or in the record, and where more than one reason is given for adopting the Statement of Overriding Considerations, the Planning Commission would have made its recommendation on the basis of any one of those reasons; and
DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 6 WHEREAS, the Planning Commission desires, in accordance with CEQA, to declare that, despite the potential for significant environmental effects that cannot be substantially lessened or avoided through the adoption of feasible mitigation measures or feasible alternatives, there exist certain overriding economic, social, and other considerations for approving the proposed Project that the Planning Commission believes justify the occurrence of those impacts; and
WHEREAS, all the requirements of CEQA and the State CEQA Guidelines have been satisfied by the City in the EIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the proposed project have been adequately evaluated.

WHEREAS, notice of time and place of the hearing to consider the adoption a Mitigation Monitoring and Reporting Program, adoption of a Statement of Overriding Considerations, and certification EIR for the project was given at the time and in the manner where appropriate public noticing procedures have been followed and a public hearing was held according to Section 14-10.900 of the Watsonville Municipal Code; and WHEREAS, the Planning Commission has considered all evidence received, both oral and documentary, and the matter was submitted for decision.

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

1. The foregoing recitals are true and correct and they are hereby incorporated by reference into this Resolution.

2. Good cause appearing, and upon the Findings, attached hereto and incorporated herein as Exhibit “A”, the Planning Commission of the City of Watsonville does hereby recommend adoption and certification of the Final EIR for the DWSP, and adoption concurrently a Mitigation Monitoring and Reporting Program and Statement of DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 7 Overriding Considerations for the project, in accordance with the California Environmental Quality Act, which are attached hereto and incorporated herein by this reference.

I HEREBY CERTIFY that the foregoing Resolution was introduced at a regular meeting of the Planning Commission of the City of Watsonville, California, held on the 5th of September 2023, by Commissioner Vega, who moved its adoption, which motion being duly seconded by Commissioner Rojas, was upon roll call, carried and the resolution adopted by the following vote:

Ayes: Commissioners: Acosta, Dodge, Radin, Rojas, Sencion, Vega, Veitch-Olson Noes: Commissioners: None

Absent: Commissioners: None
_________________________________ _______________________________ Suzi Merriam, Secretary Daniel Dodge, Chairperson
Planning Commission Planning Commission
DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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PLANNING COMMISSION

CEQA FINDINGS OF FACT & STATEMENT OF OVERRIDING CONSIDERATIONS I. INTRODUCTION TO CEQA FINDINGS
The City of Watsonville (City) prepared a Final Environmental Impact Report (EIR) for the proposed Downtown Watsonville Specific Plan (DWSP or project). The Final EIR, which is comprised of the Draft EIR; Responses to Public Comments; Errata to the Draft EIR; and appendices and supporting technical studies and reports, addresses the potential environmental effects associated with implementation of the DWSP, including potential construction and operation impacts of the development and land uses envisioned in the DWSP.

The Findings and Statement of Overriding Considerations (Findings) set forth below are presented for adoption by the City Council, as the City' s findings under the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) and the CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.) relating to the project. The Findings provide the written analysis and conclusions of this Planning Commission regarding the project’s environmental impacts, mitigation measures, alternatives to the project, and the overriding considerations, which in this Planning Commission’s view, justify approval of the proposed project, despite significant and unavoidable environmental effects.

A. Project Location
Watsonville is in the southern area of Santa Cruz County, approximately 14 miles southeast of the city of Santa Cruz, approximately 16 miles north of the city of Salinas, and approximately 22 miles northeast of the city of Monterey. Watsonville is bordered by the unincorporated communities of Freedom to the north, Interlaken to the east, and Pajaro to the south. The Monterey Bay/Pacific Ocean is approximately three miles west of the City.

The DWSP plan area encompasses approximately 195.5 acres within Downtown Watsonville, located in the southeastern portion of the City. Approximately 55.5 acres (28 percent) of the DWSP plan area is dedicated to streets and rights-of-way. Downtown is centered on Main Street and extends west to the edge of existing neighborhoods and the industrial district, south to Pajaro, and several blocks east to the existing neighborhoods.

State Route 152 runs through the approximate center of the DWSP plan area and operates along portions of Main Street and as a one-way couplet along E Lake Avenue and E Beach Street. Riverside Drive on the south end of the DWSP plan area is a part of State Route 129.

B. Project Description Summary
The proposed project consists of the Downtown Watsonville Specific Plan (DWSP).

Generally, a specific plan is a regulatory tool that local governments use to implement their General Plan and to guide development in a localized area. The proposed DWSP has been developed to articulate a community vision and a planning framework for the downtown area of Watsonville that would serve as a guide for the City and other public DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 9 agency decision makers, community members, and stakeholders over the next 20 to 30 years. The proposed DWSP provides a land use and mobility plan along with development and design regulations to guide future public and private development projects in the downtown area. Additionally, the DWSP includes an implementation strategy and mechanisms to ensure development is coordinated and satisfying the intent of the DWSP. Implementation of the DWSP would require an amendment to the City’s current General Plan.

The land use components of the DWSP would help the City achieve its objective of incorporating higher density commercial and housing opportunities by accommodating additional residential uses in a compact and active mixed-use environment through both new construction and adaptive reuse of historic or existing buildings. The DWSP envisions the addition of up to 3,886 new residential units, 231,151 square feet of commercial development, 376,827 square feet of industrial development, and 114,572 square feet of civic space within the downtown area. Because the planning area is mostly developed with commercial buildings and established residential neighborhoods, the DWSP directs future potential growth toward a limited number of vacant or under-utilized sites that could be redeveloped.

The mobility components of the DWSP focus on the provision of multi-modal transportation options in the downtown area, such as vehicle, transit, bicycle, and pedestrian mode options. It includes design concepts for downtown streets, as well as bicycle and pedestrian network improvements. In addition, the mobility component identifies mobility goals, such as the provision of complete streets, effective and sufficient parking, curb management, a road diet, a roundabout, and travel demand management strategies.

C. Project Objectives
The DWSP would encourage higher-intensity, mixed-use neighborhoods by coalescing the City’s Downtown with adjacent industrial and residential areas to create walkable and complete neighborhoods with a mix of retail, services, amenities, employment, and residential uses that would help to activate the Downtown area. The DWSP establishes the following guiding principles and objectives for Downtown Watsonville:
 Preserve key elements that make Downtown unique
 Establish a varied choice of uses and experiences for our diverse community  Create diverse and inclusive housing opportunities
 Promote local economic prosperity
 Create a vibrant, safe, and active Downtown
 Foster a healthy, inclusive, & culturally connected community where all can thrive  Re-imagine and innovate mobility options and connections  Incorporate sustainable design elements to improve community health D. Procedural Compliance with CEQA
The City of Watsonville prepared an Initial Study to evaluate potential impacts of the proposed project. Following preparation of the Initial Study, the City determined the potential for the proposed project to result in potentially significant impacts. The City prepared a Notice of Preparation (NOP) on October 7, 2022, stating that an EIR for the project would be prepared. This NOP, along with the accompanying Initial Study was circulated to the public, local, state, and federal agencies, and other interested parties to DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 10 solicit comments on the project through November 25, 2022. Concerns raised in response to the NOP were considered during preparation of the Draft EIR. The Notice of Availability for the Draft EIR was published on May 12, 2023. The Draft EIR was published for public review and comment on May 12, 2023 and was filed with the California Office of Planning and Research under State Clearinghouse No. 2022100602. The review period for the Draft EIR ended on June 26, 2023.

The City prepared written responses to the comments received during the comment period and included these responses in a separate volume entitled Downtown Watsonville Specific Plan Final Environmental Impact Report. The Final EIR includes a list of those who commented on the Draft EIR, copies of written comments (coded for reference), written responses to comments regarding the environmental review, and errata with minor text changes made to the Draft EIR as a result of comments. The Final EIR was made available for public review on August 11, 2023.

E. Consideration and Incorporation of the Environmental Impact Report In adopting these Findings, the Planning Commission finds that the Final EIR was presented, which reviewed and considered the information in the Final EIR prior to approving the proposed project. By these Findings, the Planning Commission ratifies, adopts, and incorporates the analysis, explanations, findings, responses to comments, and conclusions of the Final EIR. The Planning Commission finds that the Final EIR was completed in compliance with the California Environmental Quality Act. The Final EIR represents the independent judgment and analysis of the City.

The City finds, accordingly, that the Final EIR was published, circulated and reviewed in accordance with the requirements of CEQA, the State CEQA Guidelines, and constitutes an accurate, objective, and complete Final EIR. The Final EIR is hereby incorporated by reference into these Findings of Fact.

F. Requirements for CEQA Findings
Pursuant to Public Resources Code §21081 and CEQA Guidelines §15091, no public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant effects on the environment that would occur if the project is approved or carried out unless the public agency makes one or more of the following findings with respect to each significant impact:
1) Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. 2) Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency.
3) Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report.

The City of Watsonville has made one or more of these specific written findings regarding each significant impact associated with the DWSP. Those findings are presented below, along with a presentation of facts in support of the Findings of Fact. The City of Watsonville Planning Commission finds that these Findings of Fact are based on full DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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These Findings of Fact are based on evidence contained in the totality of the administrative record before the City Council, including but not limited to the Final EIR supporting evidence cited herein.

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 are located at 250 Main Street, Watsonville, California. The custodian of these documents is Justin Meek, AICP, Principal Planner. This information is provided in compliance with Public Resources Code § 21081.6(a)(2) and 14 Cal. Code Regs. § 15091(e).

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 Initial Study, Notice of Preparation, and all other public notices issued by the City of Watsonville and in conjunction with the project.  The Draft and Final EIRs, including appendices and technical studies included or referenced in the Draft and Final EIRs, 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 Draft EIR.
 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 Rincon Consultants, Inc., consultant to the City of Watsonville.
 All reports, memoranda, documentation, data output files relating to the land use 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 City Council approved the project.
 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.
 Any other materials required to be in the Record of Proceedings by Public Resources Code § 21167.6(e).

III. FINDINGS FOR IMPACTS IDENTIFIED AS POTENTIALLY SIGNIFICANT BUT

MITIGATED TO A LESS THAN SIGNIFICANT LEVEL
The City of Watsonville Planning Commission hereby finds that the following mitigation measures identified in the EIR which will avoid or substantially lessen the following environmental impacts reducing them to a less than significant level, have been required DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 12 in or incorporated into the project. These findings are based on the discussion of impacts in the detailed impact analyses in Chapter 4 of the Draft EIR, as well as relevant responses to comments in the Final EIR. The findings below are for impacts where implementation of the project may result in the following significant environmental impacts that will be reduced to less than significant levels following mitigation:

A. Air Quality

1. The development envisioned in the DWSP would not expose sensitive receptors to substantial pollutant concentrations. Impacts would be less than significant with implementation of mitigation measures. (EIR Impact AQ-3)
a) Potential Impact. The development envisioned in the DWSP could incorporate generators, other permitted sources of toxic air contaminants, potentially unpermitted sources and potentially heavy-duty truck traffic in excess of 100 vehicles per day. Emissions from these sources could expose sensitive receptors to substantial pollutant concentrations, such as concentrations of diesel exhaust.
b) Mitigation Measures. Project mitigation measures AQ-3(a) through AQ-3(b) are hereby adopted and will be implemented as provided by the Mitigation Monitoring and Reporting Program (MMRP).
c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Effects of Mitigation. The impacts related to sensitive receptors exposure to substantial pollutant concentrations will be mitigated to a less than significant level by requiring the use of specialized construction equipment, such as Tier 4 equipment, and preparation of the Health Risk Assessment to identify and design the measures necessary to reduce pollutant concentrations at receptors.
(2) Remaining Impacts. Remaining impacts related to sensitive receptors exposure to substantial pollutant concentrations would not be significant.
d) Supporting Evidence. Please refer to pages 4.2-20 through 4.2-23 of the Draft EIR.

B. Biological Resources

1. Project activities could disturb known special status species or their associated habitat, including migratory nesting birds. Impacts would be less than significant with implementation of mitigation. (EIR Impact BIO-1) a) Potential Impact. The proposed project would remove habitat suitable for special-status wildlife species, such as Santa Cruz tarplant, and could directly impact these species if present within the suitable habitat during construction.

Additionally, removal of vegetation cover during construction could impact nesting migratory bird species or their nests.
b) Mitigation Measures. Project mitigation measures BIO-1 and BIO-2 are hereby adopted and will be implemented as provided by the MMRP. c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(3) Effects of Mitigation. The impacts related to special-status species and nesting migratory birds, including their habitats, will be mitigated to a DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 13 less than significant level by requiring surveys to conducted by a qualified biologist prior to construction, relocation of Santa Cruz tarplant, and excluding construction access from both tarplant and active migratory nest sites.
(4) Remaining Impacts. Remaining impacts related to special-status species, nesting migratory birds, and their habitat would not be significant.
d) Supporting Evidence. Please refer to pages 4.3-6 through 4.3-8 of the Draft EIR.

C. Cultural Resources

1. Future development facilitated by the DWSP would have the potential to encounter subsurface resources as excavation required for construction could occur in undisturbed soil. Damage or destruction of archaeological resources would be a potential adverse change in the significance of archaeological resources. Accordingly, project impacts would be potentially significant, and mitigation is required. (Draft EIR Appendix A- Initial Study Section 5, Cultural Resources)
a) Potential Impact. Construction of the development envisioned in the DWSP, including new buildings and infrastructure, would involve excavation and ground disturbance. Ground-disturbing activities would have the potential to unearth previously unidentified archaeological resources. b) Mitigation Measures. Project mitigation measures CUL-1, CUL-2, and CUL-3 are hereby adopted and will be implemented as provided by the MMRP. c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Effects of Mitigation. The impacts related to archaeological resources will be mitigated to a less than significant level by requiring construction activities to halt near archaeological finds until further evaluated and protected, as applicable, by a qualified archaeologist. (2) Remaining Impacts. Remaining impacts related to archaeological resources would not be significant.
d) Supporting Evidence. Please refer to pages 19 through 21 of the Initial Study, which is provided as Appendix A to the Draft EIR.

D. Geology and Soils

1. Future development facilitated by the DWSP would have the potential to encounter subsurface paleontological resources as excavation required for construction could occur in undisturbed soil. Damage or destruction of paleontological resources would be a potentially significant impact, and mitigation is required. (Draft EIR Appendix A: Initial Study Section 7, Geology and Soils)
a) Potential Impact. Construction of the development envisioned in the DWSP, including new buildings and infrastructure, would involve excavation and ground disturbance. Ground-disturbing activities would have the potential to unearth and damage or destroy paleontological resources. b) Mitigation Measures. Project mitigation measure GEO-1 is hereby adopted and will be implemented as provided by the MMRP.

DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 14 c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Effects of Mitigation. The impacts related to paleontological resources will be mitigated to a less than significant level by stopping construction work in the area of uncovered paleontological resources until evaluation by a paleontologist is completed and treatment has been applied consistent with the direction of the paleontologist.
(2) Remaining Impacts. Remaining impacts related to paleontological resources would not be significant.
d) Supporting Evidence. Please refer to pages 29 through 30 of the Initial Study, which is provided as Appendix A to the Draft EIR.

E. Hazards and Hazardous Materials

1. Implementation of the DWSP could accommodate development on or near hazardous materials sites pursuant to Government Code Section 65962.5.

However, compliance with applicable regulations and implementation of mitigation measures would reduce impacts to less than significant. (EIR Impact HAZ-1)
a) Potential Impact. Development envisioned in the DWSP would occur on hazardous sites, depending on the property or properties where specific projects are proposed within the DWSP plan area. Construction on these hazardous sites could expose workers to hazardous materials. Operation of the development could expose people to hazardous materials on these sites. b) Mitigation Measures. Project mitigation measures HAZ-1(a) and HAZ-1(b) are hereby adopted and will be implemented as provided by the MMRP. c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Effects of Mitigation. The impacts related to hazardous materials sites will be mitigated to a less than significant level by requiring a Phase I and/or Phase II Environmental Site Assessment, and as applicable, a soil management plan and soil remediation activities to remove hazardous materials.
(2) Remaining Impacts. Remaining impacts related to hazardous materials sites would not be significant.
d) Supporting Evidence. Please refer to pages 4.5-8 through 4.5-11 of the Draft EIR.

F. Tribal Cultural Resources

1. Development envisioned in the DWSP would have the potential to adversely change tribal cultural resources. Implementation of Mitigation Measure TCR1 would reduce the impact to less than significant. (EIR Impact TCR-1) a) Potential Impact. Subsurface excavation and grading required for the construction of the development envisioned in the DWSP would have the potential to uncover and either damage or destroy unknown or unidentified tribal cultural resources, if present.
b) Mitigation Measures. Project mitigation measure TCR-1 is hereby adopted and will be implemented as provided by the MMRP.
c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:

DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 15 (1) Effects of Mitigation. The impacts related to tribal cultural resources will be mitigated to a less than significant level by requiring construction work to halt around discovery of a potential tribal cultural resource, and development of a mitigation plan is the resource is determined to be a tribal cultural resource, in consultation with a representative from the applicable Native American tribe.
(2) Remaining Impacts. Remaining impacts related to tribal cultural resources would not be significant.
d) Supporting Evidence. Please refer to pages 4.9-4 through 4.9-5 of the Draft EIR.

IV. FINDINGS FOR IMPACTS IDENTIFIED AS SIGNIFICANT AND UNAVOIDABLE The City of Watsonville Planning Commission hereby finds that the following environmental impacts would be significant and unavoidable. These findings are based on the discussion of impacts in the detailed impact analyses in Chapter 4 of the Draft EIR, as well as relevant responses to comments in the Final EIR. The findings below are for impacts where implementation of the project may result in the following significant environmental impacts that will remain significant following mitigation, and therefore are also unavoidable:

A. Air Quality

1. The proposed project would introduce additional housing to the area and contribute to population growth that conflicts with the growth assumptions in the Air Quality Management Plan. Impacts would be significant and unavoidable. (EIR Impact AQ-1)
a) Potential Impact. The proposed project would add an estimated 3,866 additional residential units, which would increase the City’s population by 13,679 to approximately 64,348. According to AMBAG’s population forecast, the City’s population would be 56,344 in 2045. Therefore, the estimated population of 64,348 with buildout of the DWSP would exceed AMBAG’s population forecasts for 2045 by approximately 8,004 people. Since the anticipated increase in population would be inconsistent with long-term growth projections for the county, implementation of the DWSP would conflict with an air quality plan. Additionally, emissions from operation of the development envisioned in the DWSP would exceed regional threshold of ROG, CO and PM10.
b) Mitigation Measures. Project mitigation measure AQ-1, as set forth in Draft EIR Section 4.2, Air Quality, is hereby adopted and will be implemented as provided by the MMRP. After implementation of mitigation measure AQ-1, the impact will still be considered significant and unavoidable. c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Mitigation is Feasible. Mitigation measure AQ-1 is determined to be the only feasible measures the City can impose to reduce the proposed development’s impacts resulting from conflicts with an air quality plan.

Mitigation measure AQ-1 requires project level analysis of air pollutant emissions and development of project specific mitigation to reduce those emissions below applicable thresholds established by the DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 16 Monterey Bay Air Resources District. This mitigation measure applies to discretionary projects in the DWSP plan area that are not exempt from CEQA.
(2) Remaining Impacts. There are no feasible mitigation measures available to reduce population and employment and be consistent with the objectives of the DWSP. Reducing the growth envisioned in the DWSP would not necessarily reduce population growth because people could still move to the region or Basin, but would reside outside of the DWSP plan area. Additionally, as the AQMP is updated to reflect new growth assumptions, the anticipated growth from the DWSP would be accounted for in the next AQMP emissions calculations. However, as the growth forecasts are currently inconsistent with AQMP projections, impacts would remain significant and unavoidable until that time. (3) Overriding Considerations. The environmental, economic, social, and other benefits of the project override remaining significant adverse impacts of the project resulting in potential conflicts with an air quality plan, as more fully stated in the Statement of Overriding Considerations in Section IX, below.
d) Supporting Evidence. Please refer to pages 4.2.16 through 4.2-17 of the Draft EIR.

2. Construction and operation of development envisioned by the DWSP would result in the temporary and long-term generation of air pollutants, which would affect local air quality and exceed MBARD thresholds. Therefore, this impact is significant and unavoidable. (EIR Impact AQ-2) a) Potential Impact. Long-term operation of the development envisioned in the DWSP would generate emissions attributed to vehicle trips (mobile emissions), the use of natural gas and electricity (energy source emissions), and consumer products, architectural coatings, and landscape maintenance equipment (area source emissions) from development envisioned in the DWSP. The emissions from operational sources would exceed Monterey Bay Air Resources District’s significance thresholds for ROG, CO, and PM10. Construction emissions would be below these thresholds.
b) Mitigation Measures. Project mitigation measure AQ-1, as set forth in Draft EIR Section 4.2, Air Quality, is hereby adopted and will be implemented as provided by the MMRP. After implementation of mitigation measure AQ-1, the impact will still be considered significant and unavoidable. c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Mitigation is Feasible. Mitigation measure AQ-1 is determined to be the only feasible measures the City can impose to reduce the proposed development’s impacts resulting from operational air pollutant emissions. Mitigation measure AQ-1 requires project level analysis of air pollutant emissions and development of project specific mitigation to reduce those emissions below applicable thresholds established by the Monterey Bay Air Resources District. This mitigation measure applies to discretionary projects in the DWSP plan area that are not exempt from CEQA.

DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 17 (2) Remaining Impacts. While mitigation measure AQ-1 is feasible and would be implemented, impacts would remain significant and unavoidable because the cumulative emissions of the development envisioned in the DWSP could still exceed thresholds established by the Monterey Bay Air Resources District.
(3) Overriding Considerations. The environmental, economic, social, and other benefits of the project override remaining significant adverse impacts of the project resulting in the generation of air pollutant emissions, as more fully stated in the Statement of Overriding Considerations in Section IX, below.
d) Supporting Evidence. Please refer to pages 4.2-17 through 4.2.20 of the Draft EIR.

3. The DWSP would have a cumulatively considerable contribution to a significant cumulative impact related to emissions of air pollution and conflicts with an applicable air quality management plan. (EIR Impact AQC1) a) Potential Impact. Long-term operation of the development envisioned in the DWSP would generate emissions attributed to vehicle trips (mobile emissions), the use of natural gas and electricity (energy source emissions), and consumer products, architectural coatings, and landscape maintenance equipment (area source emissions) from development envisioned in the DWSP. The cumulative total emissions from operational sources would exceed Monterey Bay Air Resources District’s significance thresholds for ROG, CO, and PM10.

Additionally, cumulative population growth in the region would exceed AMBAG’s population forecasts for 2045.
b) Mitigation Measures. Project mitigation measures AQ-1, AQ-3(a), and AQ3(b), as set forth in Draft EIR Section 4.2, Air Quality, are hereby adopted and will be implemented as provided by the MMRP. After implementation of mitigation measures AQ-1, AQ-3(a), and AQ-3(b), the impact will still be considered significant and unavoidable.
c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Mitigation is Feasible. Mitigation measures AQ-1, AQ-3(a), and AQ3(b) are determined to be the only feasible measures the City can impose to reduce the proposed development’s impacts resulting from cumulative population growth and air pollutant emissions. Mitigation measure AQ-1 requires project level analysis of air pollutant emissions and development of project specific mitigation to reduce those emissions below applicable thresholds established by the Monterey Bay Air Resources District. Mitigation measures AQ-3(a) and AQ-3(b) require specialized construction equipment, such as Tier 4 equipment, and project-specific health risk assessments to ensure sensitive land uses are not exposed to concentrations of toxic pollutants that exceed regulatory thresholds. These mitigation measures apply to discretionary projects in the DWSP plan area that are not exempt from CEQA. (2) Remaining Impacts. While mitigation measures AQ-1, AQ-3(a), and AQ-3(b) are feasible and would be implemented, impacts would remain significant and unavoidable because the cumulative emissions of the DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 18 development envisioned in the DWSP could still exceed thresholds established by the Monterey Bay Air Resources District. Likewise, these mitigation measures would not prevent cumulative population growth, which would exceed current AMBAG’s population projections for 2045. (3) Overriding Considerations. The environmental, economic, social, and other benefits of the project override remaining significant adverse cumulative impact of the project resulting in the generation of air pollutant emissions and population growth, as more fully stated in the Statement of Overriding Considerations in Section IX, below. d) Supporting Evidence. Please refer to page 4.2-24 of the Draft EIR.

B. Cultural Resources

1. Development envisioned in the DWSP could adversely affect known and previously unidentified historical resources. Impacts to historical resources would be significant and unavoidable. (EIR Impact CUL-1) a) Potential Impact. Development under the proposed project could impact historical resources through construction activities associated with buildout.

Future infill development could consist of modern-style architecture, which if located near a historic building, could adversely change the historic context or setting in which the historic building occurs. Moreover, if future infill development would involve redevelopment/demolition of existing structures, it is possible that such structures could have historical significance (as determined by site specific evaluation) given the presence of structures that are over 50 years old within the DWSP plan area. Redevelopment or demolition could result in the permanent loss of or permanent adverse changes to historic structures.
b) Mitigation Measures. Project mitigation measures CUL-1(a), CUL-1(b), and CUL-1(c), as set forth in Draft EIR Section 4.4, Cultural Resources, are hereby adopted and will be implemented as provided by the MMRP. After implementation of mitigation measures CUL-1(a), CUL-1(b), and CUL-1(c), the impact will still be considered significant and unavoidable. c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Mitigation is Feasible. Mitigation measures CUL-1(a), CUL-1(b), and CUL-1(c) are determined to be the only feasible measures the City can impose to reduce the proposed development’s impacts to historic resources. Mitigation measure CUL-1(a) requires a historic resources evaluation for individual projects in the DWSP plan area. Mitigation measure CUL-1(b) requires treatment of historic properties consistent with standards of the Secretary of the Interior. Mitigation measure CUL1(c) requires site-specific documentation of historic resources if impacts to those resources are unavoidable. Other measures were considered but rejected because they were deemed infeasible on ineffective, including complete avoidance of historic and potentially historic resources in the DWSP plan area. However, complete avoidance of these resources would prohibit much of the development envisioned I the DWSP, resulting in the inability to achieve project objectives.

Accordingly, mandatory avoidance of the existing and potential historic resources is infeasible.

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 19 (2) Remaining Impacts. While mitigation measures CUL-1(a), CUL-1(b), and CUL-1(c) are feasible and would be implemented, impacts would remain significant and unavoidable because the DWSP envisions development that would require unavoidable changes to historic or potentially historic resources.
(3) Overriding Considerations. The environmental, economic, social, and other benefits of the project override remaining significant adverse impacts of the project resulting in the demolition or loss of a historic resource, as more fully stated in the Statement of Overriding Considerations in Section IX, below.
d) Supporting Evidence. Please refer to pages 4.4-15 through 4.4-17 of the Draft EIR.

2. The DWSP would have a cumulatively considerable contribution to a significant cumulative impact on historic-era cultural resources. (EIR Impact CUL-C1)
a) Potential Impact. Development envisioned in the DWSP would alter or demolish historic structures or alter the setting in which historic structures occur within the DWSP plan area. Other development in Watsonville but outside of the DWSP plan area could also impact historic resources. Because the proposed project would result in direct significant impacts to historic resources in the DWSP plan area, and historic resources elsewhere in Watsonville could also be impacts, there would be fewer historic resources remaining in the City of Watsonville.
b) Mitigation Measures. Project mitigation measures CUL-1(a), CUL-1(b), and CUL-1(c), as set forth in Final EIR Section 4.4, Cultural Resources, are hereby adopted and will be implemented as provided by the MMRP. After implementation of mitigation measures CUL-1(a), CUL-1(b), and CUL-1(c), the impact will still be considered significant and unavoidable. c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Mitigation is Feasible. Mitigation measures CUL-1(a), CUL-1(b), and CUL-1(c) are determined to be the only feasible measures the City can impose to reduce the proposed development’s impacts to historic resources. Other measures were considered but rejected because they were deemed infeasible on ineffective, as set forth in Finding III.B.1(c)(1) above, incorporated herein by this reference.
(2) Remaining Impacts. There are no mitigation measures that would meet the objectives of the DWSP while retaining the historic resources. While mitigation measures CUL-1(a), CUL-1(b), and CUL-1(c) are feasible and would be implemented, impacts would remain significant and unavoidable because the DWSP envisions development that would require unavoidable changes to historic or potentially historic resources. (3) Overriding Considerations. The environmental, economic, social, and other benefits of the project override remaining significant adverse impacts of the project resulting in the demolition or loss of a historic resource, as more fully stated in the Statement of Overriding Considerations in Section IX, below.

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C. Noise

1. Construction of development envisioned by the DWSP would temporarily increase noise levels at nearby noise-sensitive receptors. Operation of development envisioned by the DWSP would introduce new onsite noise sources and contribute to increases in traffic noise. Construction and onsite operational noise could exceed standards. This impact would be significant and unavoidable even with mitigation. (EIR Impact NOI-1) a) Potential Impact. Construction of the development envisioned in the DWSP would require heavy machinery and power tools, which would generate noise that exceeds thresholds of significance. Likewise, operation of the development would also generate noise that exceeds thresholds, such as noise from vehicle travel.
b) Mitigation Measures. Project mitigation measures NOI-1(a) and NOI-1(b), as set forth in Draft EIR Section 4.6, Noise, are hereby adopted and will be implemented as provided by the MMRP. After implementation of mitigation measures NOI-1(a) and NOI-1(b), the impact will still be considered significant and unavoidable.
c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Mitigation is Feasible. Mitigation measures NOI-1(a) and NOI-1(b) are determined to be the only feasible measures the City can impose to reduce the proposed development’s impacts related to noise. Other measures were considered but rejected because they were deemed infeasible or ineffective, such as prohibiting construction. Prohibiting construction is not feasible because it would prevent development envisioned in the DWSP, thereby preventing implementation of the DWSP.
(2) Remaining Impacts. There are no mitigation measures that would meet the objectives of the DWSP while avoiding noise that exceeds thresholds of significance. While mitigation measures NOI-1(a) and NOI1(b) are feasible and would be implemented, impacts would remain significant and unavoidable because the DWSP envisions development that would require heavy machinery for construction and subsequent operational activities that produce noise.
(3) Overriding Considerations. The environmental, economic, social, and other benefits of the project override remaining significant adverse impacts of the project resulting from the generation of noise, as more fully stated in the Statement of Overriding Considerations in Section IX, below.
d) Supporting Evidence. Please refer to pages 4.6-9 through 4.6-13 of the Draft EIR.

2. Construction of development envisioned by the DWSP would temporarily generate groundborne vibration. If required for construction, pile driving or use of a vibratory roller could potentially exceed FTA vibration thresholds DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 21 and impact people or buildings. This impact would be significant and unavoidable even with mitigation. (EIR Impact NOI-2)
a) Potential Impact. Construction of the development envisioned in the DWSP would require heavy machinery that would generate groundborne vibration that could damage buildings or disturb sensitive receptors.
b) Mitigation Measures. Project mitigation measure NOI-2, as set forth in Draft EIR Section 4.6, Noise, is hereby adopted and will be implemented as provided by the MMRP. After implementation of mitigation measure NOI-2, the impact will still be considered significant and unavoidable.
c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Mitigation is Feasible. Mitigation measure NOI-2 is determined to be the only feasible measures the City can impose to reduce the proposed development’s impacts related to groundborne vibration. Mitigation measure NOI-2 requires the development of a groundborne vibration plan for specific projects in the DWSP plan area if they would utilize certain construction equipment in proximity to certain land uses and structures. The vibration control plan must include measures to reduce vibration below significance thresholds, or to avoid structural damage where reduction of vibration is not possible. Other measures were considered but rejected because they were deemed infeasible or ineffective, such as prohibiting construction activities involving heavy machinery. Prohibiting construction with heavy machinery is not feasible because it would prevent development envisioned in the DWSP, thereby preventing implementation of the DWSP.
(2) Remaining Impacts. There are no mitigation measures that would meet the objectives of the DWSP while preventing groundborne vibration in excess of thresholds of significance. While mitigation measure NOI-2 is feasible and would be implemented, impacts would remain significant and unavoidable because the DWSP envisions development that would require heavy machinery for construction.
(3) Overriding Considerations. The environmental, economic, social, and other benefits of the project override remaining significant adverse impacts of the project resulting from the generation of groundborne vibration, as more fully stated in the Statement of Overriding Considerations in Section IX, below.
d) Supporting Evidence. Please refer to pages 4.6-13 through 4.6-16 of the Draft EIR.

3. The construction activities for the development envisioned in the DWSP would have a cumulatively considerable contribution toward a significant cumulative impact on noise. (EIR Impact NOI-C1)
a) Potential Impact. Construction of the development envisioned in the DWSP plus construction in Watsonville but outside of the DWSP plan area would require heavy machinery that would generate noise levels in excess of thresholds of significance.
b) Mitigation Measures. Project mitigation measures NOI-1(a) and NOI-1(b), as set forth in Draft EIR Section 4.6, Noise, are hereby adopted and will be implemented as provided by the MMRP. After implementation of mitigation DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 22 measures NOI-1(a) and NOI-1(b), the cumulative impact will still be considered significant and unavoidable.
c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Mitigation is Feasible. Mitigation measures NOI-2 is determined to be the only feasible measures the City can impose to reduce the proposed development’s impacts related to groundborne vibration. Other measures were considered but rejected because they were deemed infeasible or ineffective, such as prohibiting construction activities involving heavy machinery. Prohibiting construction with heavy machinery is not feasible because it would prevent development envisioned in the DWSP, thereby preventing implementation of the DWSP.
(2) Remaining Impacts. There are no mitigation measures that would meet the objectives of the DWSP while preventing noise levels from exceeding thresholds of significance. While mitigation measure NOI1(a) and NOI-1(b) are feasible and would be implemented, cumulative noise impacts would remain significant and unavoidable because the DWSP envisions development that would require heavy machinery for construction alongside other development in Watsonville requiring similar machinery.
(3) Overriding Considerations. The environmental, economic, social, and other benefits of the project override remaining significant adverse impacts of the project resulting from the generation of cumulative noise levels, as more fully stated in the Statement of Overriding Considerations in Section IX, below.
d) Supporting Evidence. Please refer to pages 4.6-16 through 4.6-18 of the Draft EIR.

D. Transportation

1. Development envisioned in the DWSP would conflict with or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b). Impacts would be significant and unavoidable. (EIR Impact TRA-2)
a) Potential Impact. Residential development envisioned in the DWSP would generate vehicle miles traveled (VMT), but residential VMT would not exceed applicable thresholds of significance. However, commercial and industrial development envisioned in the DWSP would generate VMT that exceeds thresholds of significance. Specifically, commercial/office development would generate 9.0 VMT per employee, which is less than the 9.6 VMT under existing conditions but still above the significance threshold of 7.4 VMT. Industrial development would generate 13.5 VMT per employee, which would be less than 14.2 VMT per employee under existing conditions but still exceed the significance threshold of 11 VMT.
b) Mitigation Measures. Project mitigation measure TRA-1, as set forth in Draft EIR Section 4.8, Transportation, are hereby adopted and will be implemented as provided by the MMRP. After implementation of mitigation measure TRA-1, the impact will still be considered significant and unavoidable. c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 23 (1) Mitigation is Feasible. Mitigation measure TRA-1 is determined to be the only feasible measure the City can impose to reduce the proposed development’s impacts related to VMT per employee. Mitigation TRA-1 requires each individual office and industrial development project in the DWSP plan area to have a corresponding transportation demand management (TDM) plan and monitoring program developed by the applicant or developer of the project. Other measures were considered but rejected because they were deemed infeasible or ineffective, such as prohibiting commercial/office and industrial development. Prohibiting these land uses is not feasible because it would prevent implementation of the DWSP and block its objectives from implementation. (2) Remaining Impacts. There are no mitigation measures that would meet the objectives of the DWSP while avoiding VMT per employee that exceeds thresholds of significance. While mitigation measure TRA-1 is feasible and would be implemented, impacts would remain significant and unavoidable because the DWSP envisions a full range of land uses in the DWSP plan area to promote walkability and active modes of transportation.
(3) Overriding Considerations. The environmental, economic, social, and other benefits of the project override remaining significant adverse impacts of the project resulting from the generation VMT per employee, as more fully stated in the Statement of Overriding Considerations in Section IX, below.
d) Supporting Evidence. Please refer to pages 4.8-14 through 4.8-16 of the Draft EIR.

2. The DWSP would have a cumulatively considerable contribution to a significant cumulative VMT impact related to a conflict or inconsistency with CEQA Guidelines section 15064.3, subdivision (b). (EIR Impact TRA-C1) a) Potential Impact. Residential development envisioned in the DWSP would generate vehicle miles traveled (VMT), but residential VMT would not exceed applicable thresholds of significance, even when combined with VMT generated from other residential growth in Watsonville and Santa Cruz County through 2040. However, commercial and industrial development envisioned in the DWSP would generate VMT that exceeds thresholds of significance when combined with VMT from other commercial and industrial development in Santa Cruz County. Specifically, cumulative commercial/office development would generate 8.5 VMT per employee in 2040, which would exceed the significance threshold of 7.4 VMT. Cumulative industrial development in Santa Cruz County, including the DWSP plan area, would generate 12.8 VMT per employee, which would exceed the significance threshold of 11 VMT.
b) Mitigation Measures. Project mitigation measure TRA-1, as set forth in Draft EIR Section 4.8, Transportation, are hereby adopted and will be implemented as provided by the MMRP. After implementation of mitigation measure TRA-1, the cumulative impact will still be considered significant and unavoidable. c) Findings. Based on the Final EIR and the entire record before this Planning Commission, the Planning Commission finds that:
(1) Mitigation is Feasible. Mitigation measure TRA-1 is determined to be the only feasible measure the City can impose to reduce the proposed DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 24 development’s impacts related to VMT per employee. Mitigation TRA-1 requires each individual office and industrial development project in the DWSP plan area to have a corresponding transportation demand management (TDM) plan and monitoring program developed by the applicant or developer of the project. Other measures were considered but rejected because they were deemed infeasible or ineffective, such as prohibiting commercial/office and industrial development. Prohibiting these land uses is not feasible because it would prevent implementation of the DWSP and block its objectives from implementation. (2) Remaining Impacts. There are no mitigation measures that would meet the objectives of the DWSP while avoiding VMT per employee that exceeds thresholds of significance. While mitigation measure TRA-1 is feasible and would be implemented, impacts would remain significant and unavoidable because the DWSP envisions a full range of land uses in the DWSP plan area to promote walkability and active modes of transportation.
(3) Overriding Considerations. The environmental, economic, social, and other benefits of the project override remaining significant adverse impacts of the project resulting from the generation VMT per employee, as more fully stated in the Statement of Overriding Considerations in Section IX, below.
d) Supporting Evidence. Please refer to pages 4.8-16 through 4.8-17 of the Draft EIR.

V. FINDINGS REGARDING ALTERNATIVES
A. Legal Requirements for Alternatives
CEQA requires that environmental impact reports assess feasible alternatives or mitigation measures that may substantially lessen the significant effects of a project prior to approval Public Resources Code Section 21002). Apart from the "no project" alternative, the specific alternatives or types of alternatives that must be assessed are not specified. CEQA establishes no categorical legal imperative as to the scope of alternatives to be analyzed in an EIR. Each case must be evaluated on its own facts, which in turn must be reviewed in light of the statutory purpose. (Citizens of Goleta Valley v. Board of Supervisors, 52 Cal.3d. 553, 556 1990]). The legislative purpose of CEQA is to protect public health and welfare and the environment from significant impacts associated with all types of development by ensuring that agencies regulate activities so that major consideration is given to preventing environmental damage while providing a decent home and satisfying living environment for every Californian Public Resources Code Section 21000).

In short, the objective of CEQA is to avoid or mitigate environmental damage associated with development. This objective has been largely accomplished in the project through the inclusion of project modifications and mitigation measures that reduce the potentially significant impacts to an acceptable level. The courts have held that a public agency “may approve a developer's choice of a project once its significant adverse environment effects have been reduced to an acceptable level— that is, all avoidable significant damage to the environment has been eliminated and that which remains is otherwise acceptable” (Laurel Hills Homeowners Assoc. v. City, 83 Cal.App.3d 515, 521 [ 1978]).

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 25 B. Identification of Project Alternatives
The CEQA Guidelines state that the “range of potential alternatives to the project shall include those that could feasibly accomplish most of the basic purposes of the project and could avoid or substantially lessen one of more of the significant effects” of the project (CEQA Guidelines Section 15126.6(c)). Thus, consideration of the project objectives is important to determining which alternatives should be assessed in the EIR.

The EIR identifies the following objectives for the DWSP:
 Preserve key elements that make Downtown unique
 Establish a varied choice of uses and experiences for our diverse community  Create diverse and inclusive housing opportunities
 Promote local economic prosperity
 Create a vibrant, safe, and active Downtown
 Foster a healthy, inclusive, and culturally connected community where all can thrive
 Re-imagine and innovate mobility options and connections  Incorporate sustainable design elements to improve community health The City evaluated the alternatives listed below in the EIR:
 Alternative 1: No Project Alternative
 Alternative 2: Repurposed Walker Street Industrial Uses Alternative  Alternative 3: Reduced Density Alternative
Given that the main purpose of the DWSP is to provide a comprehensive land use and mobility plan, along with development and design regulations, to guide future public and private development in the downtown area of Watsonville, it would not be feasible to evaluate an alternative location (i.e., another city of location in Watsonville). The DWSP must, by its nature, guide future development located in the DWSP plan area, which is downtown Watsonville. CEQA Guidelines Section 15126.6(a) allows for consideration of alternatives to a project, or its location (emphasis added), but does not mandate inclusion of a location alternative in an EIR. Accordingly, to evaluate another location for downtown development would not be meaningful for the purposes of informing a decision about the proposed DWSP, and a Location Alternative was not discussed or evaluated further in the EIR.

C. Findings on Alternatives

1. No Project Alternative
a. Description. Under the No Project Alternative, the proposed DWSP would not be adopted or implemented. Therefore, the City’s General Plan would not need to be amended to reflect the DWSP. Thus, any new development in the DWSP plan area would occur consistent with the existing land use designations and the allowed uses within each designation in the City’s General Plan.

Development under this alternative is anticipated to be less intensive and result in greater low-density development within the DWSP plan area compared with the DWSP, because the proposed DWSP envisions increased density compared to the General Plan. Specifically, under this alternative, the DWSP plan area would have approximately 64 housing units, approximately 1.6 million square feet of commercial space, and approximately 809,000 square feet of DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 26 industrial space, all of which includes existing development already in the DWSP plan area. The transportation and mobility improvements envisioned in the DWSP would also not occur under this alternative. For example, as describe in Table 2.2 in Section 2, Project Description, of the Draft EIR, the proposed DWSP envisions uncoupling East Lake Avenue and East Beach Street as pair one-way streets in opposing directions and instead making each a two-way street. The current General Plan does not envision this mobility improvement.
b. Findings and Rationale. The No Project Alternative is a feasible alternative but it would not achieve the project objectives as listed on page 5-1 of the Draft EIR. The objectives of the proposed project center on encouraging and facilitating growth in the DWSP plan area, which consists of the downtown area of Watsonville. The City’s General Plan also facilitates growth in the DWSP plan area, and therefore, Alternative 1 is consistent with this component of the project objectives. However, Alternative 1 would not satisfy specific project objectives about the types and density of growth within the DWSP plan area.

For example, Alternative 1 includes only 64 housing units in the DWSP plan area, which would fail to meet the objective of creating diverse and inclusive housing opportunities. Because the DWSP would provide more density in the DWSP plan area compared with the General Plan, Alternative 1 could also fail to promote economic prosperity and a vibrant and active downtown when compared with the DWSP. Additionally, because the General Plan does not envision the mobility improvements contained in the DWSP, Alternative 1 would also not meet the project objective to re-imagine and innovate mobility options in the DWSP plan area.
c. Supporting Evidence – Please refer to pages 5-2 through 5-4 of the Draft EIR.

2. Repurposed Walker Street Industrial Uses Alternative a. Description – Under the Repurposed Walker Street Industrial Uses Alternative, the Walker Street corridor would be changed into an active transitoriented area. The transit-oriented area would include new housing in proximity to transit and new retail, galleries, breweries, coffee roasters, and coffee shops, as well some creative offices and makerspaces. The existing industrial uses on Walker Street would be phased out over time. Specifically, over time, Alternative 2 would remove approximately 7,300 square feet of existing retail space and approximately 375,827 square feet of industrial space. The General Plan and zoning designations for this area would be Downtown Mixed Use and Downtown Neighborhood, respectively. These designations would allow for a mix of residential and retail uses, including within the same building. Other parts of the DWSP plan area would remain as envisioned in the proposed DWSP. b. Findings and Rationale – The Repurposed Walker Street Industrial Uses Alternative is a feasible alternative, but it would not achieve most of the project objectives, as listed on page 5-1 of the Final EIR. The objectives of the proposed project center on encouraging and facilitating growth in the DWSP plan area, which consists of the downtown area of Watsonville. Alternative 2 would also facilitate growth in the DWSP plan area, and therefore, Alternative 2 is consistent with this component of the project objectives. Alternative 2 could fulfill select objectives to a greater extent than the DWSP, such as establishing a varied choice of uses and experiences downtown and creating diverse and DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 27 inclusive housing opportunities. Alternative 2 could better fulfill these objectives because it would facilitate more housing and mixed-use development within the DWSP plan area compared with the DWSP. However, Alternative 2 would fail to satisfy select objectives as well as the DWSP. For example, Alternative 2 could be less successful at promoting local economic prosperity, because it would remove much of the industrial development and employment from the DWSP plan area.
c. Supporting Evidence – Please refer to pages 5-4 through 5-7 of the Draft EIR.

3. Reduced Density Alternative
a. Description – The Reduced Density Alternative would reduce the residential and non-residential development density facilitated by the proposed DWSP such that approximately 25 percent fewer new residential dwelling units and 25 percent less office, commercial, dining, and industrial development square footage would be created. Development would occur within the same areas where development would occur under the proposed DWSP, only at a reduced density. Generally, this would be achieved by reducing the height of new residential buildings by a story and the overall size of other types of new buildings in the DWSP plan area compared with the heights or FAR proposed or envisioned in the DWSP.
b. Findings and Rationale – The Reduced Project Alternative is a feasible alternative, but it would not achieve some of the project objectives, as listed on page 6-1 of the Final EIR. The objectives of the proposed project center on encouraging and facilitating growth in the DWSP plan area, which consists of the downtown area of Watsonville. The Reduced Project Alternative would also facilitate growth in the DWSP plan area, but development would occur at reduced density. Therefore, compared with the DWSP, the Reduced Project Alternative would fulfill several objectives to a lesser extent. For example, Alternative would not fulfill to the same or better level objectives related to creating inclusive housing opportunities, promoting local economic prosperity, or innovate mobility options and connections. Alternative 3 would not fulfill the objective to innovate mobility options and connections as well as the DWSP because it would place fewer residents downtown where many goods and services are easily reached by active transportation modes, such as walking and cycling.
c. Supporting Evidence – Please refer to pages 5-7 through 5-10 of the Draft EIR.

D. Environmentally Superior Alternative
The environmentally superior alternative is discussed on page 5-11 of the Draft EIR.

Under CEQA Guidelines Section 15126.6(e)(2), if the environmentally superior alternative is the No Project Alternative, another environmentally superior alternative must be identified. For the EIR analysis, the Reduced Density Alternative is the environmentally superior alternative. The Reduced Density Alternative is also referred to as “Alternative 3” in the Draft EIR.

The Reduced Density Alternative would reduce or slightly reduce impacts to air quality, cultural resources, and noise, compared to the DWSP. However, compared with the DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 28 DWSP, the Reduced Density Alternative would result in a slightly more severe impact related to transportation. The Reduced Density Alternative would be the most effective alternative to reduce the potentially significant impacts of the DWSP. For this reason, the Reduced Density Alternative is identified as the environmentally superior alternative among the other alternatives considered and evaluated in the EIR. The Reduced Density Alternative would be feasible to implement. However, as discussed above in Findings V.C.3.b, compared with the DWSP, the Reduced Density Alternative would fulfill several objectives to a lesser extent. For example, the Reduced Density Alternative would not fulfill to the same or better level objectives related to creating inclusive housing opportunities, promoting local economic prosperity, or innovate mobility options and connections. Additionally, lowered density housing may be less financially feasible.

Based on the foregoing findings, and even though the Reduced Density Alternative is the environmentally superior alternative, the Commission rejects that Alternative 3.

VI. FINDINGS REGARDING ALTERNATIVES AND MITIGATION MEASURES

PROPOSED IN DRAFT EIR COMMENTS
Comments received on the Draft EIR did not recommend alternatives to the DWSP. Some comments on the Draft EIR suggested revisions to the mitigation measures included in the Draft EIR. In response to Draft EIR comments, some mitigation measures were revised, including mitigation measures BIO-1 and BIO-2. The revisions to mitigation measures BIO-1 and BIO-2 were for purposes of clarification and do not constitute “significant new information” requiring recirculation. (See Public Resources Code Section 21092.1; CEQA Guidelines Section 15088.5.)
VII. FINDINGS ON RESPONSES TO COMMENTS ON THE DRAFT EIR AND

REVISIONS TO THE FINAL EIR
Appendix 1 of the Final EIR includes the comments received on the Draft EIR and responses to those comments. The focus of the responses to comments is on the disposition of significant environmental issues as raised in the comments, as specified by CEQA Guidelines § 15088(b). The Final EIR also incorporates information obtained and produced after the Draft EIR was completed, including additions, clarifications and modifications. The Planning Commission has reviewed and considered the Final EIR and all of this information.

The Planning Commission finds that responses to comments made on the Draft EIR (Chapter 2 to the Final EIR) and revisions contained in the Errata to the Draft EIR (Chapter 3 to the Final EIR) merely clarify, amplify or make insignificant modifications to the analysis presented in the document and do not trigger the need to recirculate per CEQA Guidelines §15088.5(b). Revisions made to the Draft EIR are shown in Section 3 of the Final EIR in strikethrough and underline text to denote deletions and additions, respectively.

VIII. MITIGATION MONITORING AND REPORTING PROGRAM
The Planning Commission finds that a Mitigation Monitoring and Reporting Program (MMRP) for the DWSP EIR has been prepared and has been adopted concurrently with DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 29 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 Sections 15091(d) and 15097 of the CEQA Guidelines.

The purpose of the MMRP is to ensure the adopted mitigation measures adopted in the Findings of Fact for the DWSP EIR 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 DWSP EIR Findings of Fact are listed in their entirety in the MMRP. The MMRP is available at City Hall at the address provided in Section II.

IX. STATEMENT OF OVERRIDING CONSIDERATIONS RELATED TO THE DWSP

FINDINGS
The City is the lead agency under CEQA, responsible for the preparation, review and certification of the Final EIR for the Downtown Watsonville Specific Plan. As the lead agency, the City is also responsible for determining the potential environmental impacts of the proposed action and which of those impacts are significant. CEQA also requires the lead agency to balance the benefits of a proposed action against its significant unavoidable adverse environmental impacts in determining whether or not to approve the proposed action.

In making this determination the lead agency is guided by the CEQA Guidelines Section 15093, which provides as follows:
a) “CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits, including region -wide or statewide environmental benefits, of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits, including region - wide or statewide environmental benefits, of a proposal project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered ` acceptable,”
b) “When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its action based on the final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record."
c) “If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination ....”
In addition, Public Resources Code Section 21081(b) requires that where a public agency finds that economic, legal, social, technical, or other reasons make infeasible the mitigation measures or alternatives identified in the EIR and thereby leave significant DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$57c0b6696154$4AE09B5AF46149558FAAAB0ABC7E1161.docx ri 9/8/2023 12:37:38 PM AJS ______ MDH ______ CDD ______ 30 unavoidable adverse project effects, the public agency must also find that overriding economic, legal, social, technical or other benefits of the project outweigh the significant unavoidable adverse effects of the project.

The Final EIR identified a number of alternatives to the proposed DWSP, and the administrative record of proceedings, including without limitation the Final EIR and these findings, determined the extent to which these alternatives meet the basic project objectives, while avoiding or substantially lessening any significant adverse impacts of the proposed DWSP.

Analysis in the Final EIR for the Downtown Watsonville Specific Plan has concluded that the proposed project will result in air quality, historic resources, noise, and transportation impacts that cannot be mitigated to a less than significant level. These impacts are set forth in Section III, above, which is incorporated herein by this reference. All other potential significant adverse project impacts have been mitigated to a level less than significant based on mitigation measures identified in the EIR.

In accordance with CEQA Guidelines Section 15093 and other applicable law, the City has, in determining whether or not to approve the DWSP, balanced the economic, social, technological, and other benefits of the DWSP against its unavoidable environmental risks, and finds that each of the benefits of the project set forth below outweigh and make acceptable the significant adverse environmental effects that are not mitigated to lessthan-significant levels. This statement of overriding considerations is based on the City' s review of the Final EIR and other information in the administrative record.

Each of the benefits identified below provides a separate and independent basis for overriding the significant environmental effects of the project. The benefits of the project are as follows:
 Facilitating a diverse mix of housing production and preservation in the DWSP plan area
 Encouraging higher-density mixed-use residential development in the DWSP plan area
 Increasing retail-entertainment activity in the DWSP plan area  Adding visitor-oriented uses to the DWSP plan area
 Supporting a greater range of civic and cultural activities in the DWSP plan area  Improving the safety and comfort of pedestrians
 Enhancing bicycle infrastructure and connections
 Highlighting Watsonville’s unique setting and resources to make downtown a regional attraction
 Enhancing commercial activity in the DWSP plan area as a driver for downtown’s economic vitality and growth
 Targeting uses and activities that appeal to a wide range of Watsonville’s residents and employees and providing these uses and activities in the DWSP plan area Effectively, the benefits of the project would be to improve the livability of downtown Watsonville by increasing infill potential and mobility and providing a full range of land uses and services in proximity to one another.

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Based on the objectives identified for the project, review of the project, review of the EIR, and consideration of public and agency comments, the Planning Commission has determined that the project should be approved and that any remaining unmitigated environmental impacts attributable to the project are outweighed by the specific social, environmental, land use, and other overriding considerations.

The Planning Commission has determined that any environmental detriment caused by the proposed DWSP has been minimized to the extent feasible through the mitigation measures identified herein and, where mitigation is not feasible, has been outweighed and counterbalanced by the significant social, environmental, and land use benefits to be generated to the City. Accordingly, the Planning Commission hereby adopts the Statement of Overriding Considerations set forth above and finds that the benefits of the project outweigh the benefits of other examined alternatives.

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Air Quality
AQ-1. Conduct Project Specific Air Quality Analysis.

The City shall require future projects that are subject to discretionary approval and that are not found to be
exempt from CEQA review to evaluate potential air quality impacts as part of project-level CEQA analysis and
implement respective mitigation measures to minimize
impacts that exceed MBARD project level thresholds.

Ensure non-exempt CEQA
projects evaluate air quality
impacts and implement
mitigation, if applicable.

Prior to issuance of
grading or building
permits.

Once prior to start
of construction,
and if applicable,
annually in
accordance with
respective
mitigation
measures.

City of
Watsonville.

AQ-3(a). Construction Equipment
The project applicant for individual developments or
projects envisioned in the DWSP shall ensure the
following requirements are incorporated into applicable bid documents, purchase orders, and contracts.

Contractors shall confirm the ability to supply the
compliant construction equipment prior to any grounddisturbing and construction activities:
 Mobile off-road construction equipment (wheeled or
tracked) greater than 50 hp used during construction
of the project shall meet the U.S. EPA Tier 4 final
standards. In the event of specialized equipment use
where Tier 4 equipment is not commercially available
at the time of construction, the equipment shall, at a
minimum, meet the Tier 3 standards. Zero-emissions
construction equipment may be incorporated in lieu of
Tier 4 final equipment. A copy of each equipment’s
certified tier specification or model year specification shall be available to the City upon request at the time of mobilization of each piece of equipment.
 Mobile off-road construction equipment less than 50
hp used during construction of the individual projects
shall be electric or other alternative fuel type. A copy of each unit’s certified tier specification or model year specification shall be available to the City upon
request at the time of mobilization of each applicable
unit of equipment.
 Electric hook-ups to the power gird shall be used
instead of temporary diesel- or gasoline-powered
generators, whenever feasible during construction of
development or projects envisioned in the DWSP. If
generators need to be used, the generators shall be
non-diesel generators.

Ensure that all bid
documents, purchase
orders, and contracts for
projects confirm that
contractors can supply
compliant construction
equipment.

Prior to issuance of
grading or building
permits.

Once prior to start
of construction,
then as needed
during
construction
activities.

City of Watsonville
- Public Works
Engineering/
Building
Inspectors.

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AQ-3(b). Operational Health Risk Assessment
The City shall require all applicants for development
projects in the plan area that are within the buffer
distances cited in the CARB’s Air Quality and Land Use
Handbook: A Community Health Perspective April 2005,
and incorporate any of the following features, to conduct an operational health risk assessment. The health risk
assessment shall follow MBARD and the Office of
Environmental Health Hazards Assessment guidelines.

The health risk analysis shall mitigate the risk in
exceedance of regulatory thresholds to below the
regulatory thresholds. The features that shall require an operational health risk analysis include:
 Incorporation of unpermitted sources (such as
industrial processes that emit TACs);
 Incorporation of diesel heavy duty-vehicles greater
than 100 trips per day; or
 Incorporation of more than 300 hours per week of
diesel transportation refrigeration unit operations.

For individual projects
where construction
activities would occur within
the buffer distances cited in
the CARB’s Air Quality and
Land Use Handbook,
prepare an operational
health risk assessment to
determine potential risk and
compare the risk to MBARD
thresholds.

Prior to
construction.

Once. City of
Watsonville.

Biological Resources
BIO-1. Pre-Disturbance Santa Cruz Tarplant Survey
and Mitigation Planting
Prior to commencement of construction activities on
property with undeveloped areas or unmaintained
landscaping within the plan area, an experienced
botanist, familiar with the native plant communities of Santa Cruz County, shall conduct a focused Santa Cruz
tarplant survey during the blooming period of the species, from June to October. The surveys shall occur throughout the entire project area where potential Santa Cruz
tarplant habitat has been identified, prior to the initiation of construction and the results shall be included in the project environmental document. Surveys shall be
conducted according to CDFW’s Protocols for Surveying
and Evaluating Impacts to Special-Status Native Plant
Populations and Natural Communities.

If Santa Cruz tarplant is detected or likely to occur within the project area, additional measures may be needed to
avoid, minimize, and/or mitigate potential project impacts.

Measures may include work stoppage, flagging and
avoidance of occurrences, collection of propagation
material, and/or site restoration. In the event that StateEnsure qualified biologist conducts pre-construction
surveys using specified
protocol and methods.

If species is found during
surveys, ensure biologist
prepares a Habitat
Mitigation and Monitoring
Plan that includes
information specified in
measure.

If applicable, ensure
replacement population is
established at ratio
specified by CDFW or 1:1;
whichever is greater, and
monitored according to the
Habitat Mitigation and
Monitoring Plan.

Ensure annual monitoring
reporting is provided to the
City.

Implement surveys,
as described in the
mitigation measure,
prior to the start of
construction.

If applicable,
establish mitigation
population or other
mitigation
determined by
CDFW following
project construction.

If applicable,
implement success
monitoring annual,
following
established of
mitigation
population.

Once prior to start
of construction,
and if applicable,
annually in
accordance with
the Habitat
Mitigation and
Monitoring Plan.

City of Watsonville
– qualified
biologist.

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listed plants cannot be avoided during construction, the project proponent shall obtain an ITP pursuant to Fish
and Game Code section 2081, subdivision (b) (See cal.

Code Regs., tit. 14, §§ 783.4 & 786.9). If a population of Santa Cruz tarplant is found, mitigation for the loss of individuals shall be conducted. Mitigation shall be
achieved by establishing a new population of Santa Cruz tarplant in an area approved by the USFWS and CDFW.

This area shall not be developed and shall contain
suitable habitat types for establishing a new population.

Mitigation shall be a 1:1 ratio (impact mitigation) of plant establishment on an acreage basis.

Monitoring of the new mitigation population shall occur annually. Annual monitoring shall include quantitative
sampling of the Santa Cruz tarplant population to
determine the number of plants that have germinated and set seed. This monitoring shall continue annually or until success criteria have been met; once annual monitoring
has documented that a self-sustaining population of this annual species has been successfully established on site, this mitigation measure shall be determined to have been met and the project applicant released from further
responsibility.

Establishment of the plant population shall be subject to a Habitat Mitigation and Monitoring Plan. To ensure the
success of mitigation sites required for compensation of permanent impacts on Santa Cruz tarplant, the project
applicant for specific development projects in the plan area for which this mitigation measure applies shall retain a qualified biologist to prepare a Habitat Mitigation and Monitoring Plan. The Habitat Mitigation and Monitoring
Plan shall be submitted to the City of Watsonville for
review and approval prior to the start of construction. The Habitat Mitigation and Monitoring Plan shall include, at a minimum, the following information:
 A summary of habitat and species impacts and the
proposed mitigation for each element
 A description of the location and boundaries of the
mitigation site(s) and description of existing site
conditions
 A description of any measures to be undertaken to
enhance (e.g., through focused management) the
mitigation site for special-status species
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 Identification of an adequate funding mechanism for
long-term management
 A description of management and maintenance
measures intended to maintain and enhance habitat
for the target species (e.g., weed control, fencing
maintenance)
 A description of habitat and species monitoring
measures on the mitigation site, including specific,
objective performance criteria, monitoring methods,
data analysis, reporting requirements, monitoring
schedule, etc. Monitoring will document compliance
with each element requiring habitat compensation or
management. At a minimum, performance criteria will
include a minimum 1:1 mitigation ratio for the number
of plants in the impacted population (at least one plant preserved for each plant impacted).
 A contingency plan for mitigation elements that do not meet performance or final success criteria within
described periods; the plan will include specific
triggers for remediation if performance criteria are not met and a description of the process by which
remediation of problems with the mitigation site (e.g., presence of noxious weeds) will occur
 A requirement that the project proponent will be
responsible for monitoring, as specified in the Habitat Mitigation and Monitoring Plan, for at least three (3)
years post-construction; during this period, annual
reporting will be provided to the City’s Supervising
Environmental Planner. At the request of CDFW or
USFWS, the annual reporting shall also be provided to
these agencies.

BIO-2. Nesting Bird Avoidance
To the extent feasible, construction activities shall be scheduled to avoid the nesting season. The nesting
season for most birds in Santa Cruz County extends from February 1 through August 31. If Project-related work is scheduled during the nesting season (typically February 15 to August 30 for small bird species such as
passerines; January 15 to September 15 for owls; and
February 15 to September 15 for other raptors), a
qualified biologist shall conduct two surveys for active nests of such birds within 14 days prior to the beginning of project construction, with a final survey conducted
Ensure qualified biologist
conducted pre-construction
nesting bird surveys.

If applicable, ensure
construction-free buffers
are established and
maintained until the end of
nesting season (August 31)
or until a biologist
determines the young have
fledged the nest.

No more than seven
days prior to the
initiation of
construction
activities and prior
to tree removal, tree
trimming, or other
vegetation clearing.

Prior to start of
project
construction.

Ongoing
throughout
construction
occurring during
the nesting bird
season.

City of
Watsonvillequalified biologist.

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within 48 hours prior to construction. Appropriate
minimum survey radii surrounding the work area are
typically the following: i) 250 feet for passerines; ii) 500 feet for small raptors such as accipiters; and iii) 1,000 feet for larger raptors such as buteos. Surveys shall be
conducted at the appropriate times of day and during
appropriate nesting times. These surveys shall be
conducted no more than seven days prior to the initiation of construction activities and shall be conducted prior to tree removal, tree trimming, or other vegetation clearing.

During the survey, the biologist shall inspect all trees and other potential nesting habitats, including trees, shrubs, ruderal grasslands, and buildings in and immediately
adjacent to the impact areas for nests.

If the qualified biologist documents active nests within the project area or in nearby surrounding areas, a species
appropriate buffer between the nest and active
construction shall be established by the biologist. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct
baseline monitoring of the nest to characterize “normal” bird behavior and establish a buffer distance which allows the birds to exhibit normal behavior. The qualified
biologist shall monitor the nesting birds daily during
construction activities and increase the buffer if the birds show signs of unusual or distressed behavior (e.g.,
defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist shall have the authority to cease all construction work in the area until the young have fledged, and the nest is no longer active.

Cultural and Tribal Resources
CUL-1. Archaeological Resources Investigation
At the time of application for discretionary land use
permits that involve grading, trenching, or other ground disturbance in native soil with the potential for
encountering unknown archaeological resources, the
project applicant shall retain a qualified archaeologist meeting the Secretary of the Interior standards in
archaeology to complete a Phase 1 cultural resources
The project applicant shall
hire a qualified professional
to investigate the potential
to disturb archaeological
resources on a project site.

A Phase 1 cultural
resources study shall be
performed by a qualified
The City shall
review and approve
the relevant Phase
1, 2, and/or 3
technical report
prior to
implementation of
recommendations.

Once City of
Watsonvillequalified
archaeologist.

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assessment of the development site. A Phase 1 cultural
resources assessment shall include an archaeological
pedestrian survey of the development site, if possible, and sufficient background archival research and field
sampling to determine whether subsurface prehistoric or historic remains may be present. Archival research shall include a current (no more than one-year old) records
search from the Northwest Information Center (NWIC)
and a Sacred Lands File (SLF) search conducted with the Native American Heritage Commission (NAHC).

Identified prehistoric or historic archaeological remains shall be avoided and preserved in place where feasible.

Where preservation is not feasible, the significance of each resource shall be evaluated for significance and
eligibility for listing in the CRHR through a Phase 2
evaluation. A Phase 2 evaluation shall include any
necessary archival research to identify significant
historical associations as well as mapping of surface
artifacts, collection of functionally or temporally diagnostic tools and debris, and excavation of a sample of the
cultural deposit to characterize the nature of the sites, define the artifact and feature contents, determine
horizontal boundaries and depth below surface, and
retrieve representative samples of artifacts and other
remains.

Cultural materials collected from the sites shall be
processed and analyzed in the laboratory according to
standard archaeological procedures. The age of the
materials shall be determined using radiocarbon dating
and/or other appropriate procedures; lithic artifacts, faunal remains, and other cultural materials shall be identified and analyzed according to current professional
standards. The significance of the sites shall be evaluated according to the criteria of the CRHR. The results of the investigations shall be presented in a technical report following the standards of the California Office of Historic Preservation publication “Archaeological Resource
Management Reports: Recommended Content and
Format (1990 or latest edition)”
(http://ohp.parks.ca.gov/pages/1054/files/armr.pdf). Upon completion of the work, all artifacts, other cultural
remains, records, photographs, and other documentation
shall be curated an appropriate curation facility. All
professional meeting the
Secretary of the Interior’s
PQS for archaeology.

If necessary, a Phase 2
and/or 3 evaluation(s) shall
be conducted.

The City shall approve the
appropriate technical
report(s) and the project
applicant shall implement
the recommendations.

Prior to issuance of
building permits.

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fieldwork, analysis, report production, and curation shall be fully funded by the applicant.

If the resources meet CRHR significance standards, the
City shall ensure that all feasible recommendations for mitigation of archaeological impacts are incorporated into the final design and permits issued for development. If necessary, Phase 3 data recovery excavation, conducted
to exhaust the data potential of significant archaeological sites, shall be carried out by a qualified archaeologist meeting the SOI standards for archaeology according to a research design reviewed and approved by the City
prepared in advance of fieldwork and using appropriate
archaeological field and laboratory methods consistent
with the California Office of Historic Preservation Planning Bulletin 5 (1991), Guidelines for Archaeological Research Design, or the latest edition thereof.

As applicable, the final Phase 1 Inventory, Phase 2
Testing and Evaluation, and/or Phase 3 Data Recovery
reports shall be submitted to the City prior to issuance of construction permit. Recommendations contained therein
shall be implemented throughout all ground disturbance
activities.

CUL-2. Archaeological Resources Construction
Monitoring
During construction of development envisioned in the
Specific Plan, construction activities involving ground disturbance such as grading or excavation shall be
monitored by a qualified archaeologist. Archaeological
monitoring shall be performed under the direction of an archaeologist meeting the Secretary of the Interior’s
Professional Qualification Standards for archaeology
(National Park Service, 1983). Should the construction
site be determined to have little if any potential to yield subsurface cultural resources deposits, the qualified
archaeologist may recommend that monitoring be
reduced or eliminated after consulting with the City and Native American representatives.

Ensure qualified
archaeologist is present to
monitor all ground
disturbing construction
activities.

Concurrent with the
start of project
construction.

Ongoing
throughout project
construction
involving ground
disturbance.

City of
Watsonvillequalified
archaeologist.

CUL-3. Unanticipated Discovery of Archaeological
Cultural Resources
In the event that archaeological resources are
unexpectedly encountered during ground-disturbing
Stop work upon discovery
of archaeological
resources.

Concurrent with the
start of project
construction.

Ongoing
throughout project
construction
City of
Watsonvillequalified
archaeologist.

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activities, work within 50 feet of the find shall halt and an archaeologist meeting the Secretary of the Interior’s
Professional Qualifications Standards for archaeology
(National Park Service 1983) shall be contacted
immediately to evaluate the find. If the resource is
determined by the qualified archaeologist to be
prehistoric, then a Native American representative shall also be contacted to participate in the evaluation of the resource. If the qualified archaeologist and/or Native
American representative determines it to be appropriate, archaeological testing for CRHR eligibility shall be
completed. If the resource proves to be eligible for the CRHR and impacts to the resource cannot be avoided via
project redesign, a qualified archaeologist shall prepare a data recovery plan tailored to the physical nature and
characteristics of the resource, per the requirements of CCR Guidelines Section 15126.4(b)(3)(C).

Ensure qualified
archaeologist evaluates the
discovery for significance.

If required, prepare a
treatment plan and
archaeological testing.

If resource is determined
significant, implement
additional mitigation
determined by qualified
archaeologist.
involving ground
disturbance.

Geology and Soils
GEO-1. Unanticipated Discovery of Paleontological
Resources
In the event an unanticipated fossil discovery is made
during project development, work in the immediate vicinity of the find shall be stopped, and a qualified professional paleontologist shall be retained to evaluate the discovery, determine its significance, and identify if mitigation or treatment is warranted. Significant paleontological
resources found during construction monitoring shall be prepared, identified, analyzed, and permanently curated in an approved regional museum repository. Work around
the discovery shall only resume once the find is properly documented and authorization is given to resume
construction work.

Stop work upon discovery
of fossils and contact
qualified paleontologist.

Ensure qualified
paleontologist evaluates the
fossils for significance
before work resumes.

If the fossil or fossils are
scientifically significant, the
find shall be recovered
under supervision of the
qualified paleontologist.

Ensure significant fossils
are identified, prepared for
curation, and curated in a
scientific institution with a
permanent paleontological
collection.

If determined necessary by
the qualified paleontologist,
implement and adhere to a
Paleontological Mitigation
and Monitoring Program.

Concurrent with the
start of project
construction and
during project
construction.

Ongoing
throughout project
construction
involving ground
disturbance.

City of
Watsonvillequalified
paleontologist.

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Hazards and Hazardous Materials
HAZ-1(a). Property Assessment – Phase I and II ESAs
Prior to the start of construction (demolition or grading) on a known hazardous site within the plan area, project
applicants shall retain a qualified environmental
professional (EP), as defined by ASTM E-1527, to
complete one of the following.

If the project is not listed in DTSC (GeoTracker) or
SWRCB (EnviroStor) resources or other database
comprising Government Code Section 65962.5, and
requires more than five feet of excavation, then the
proponent shall retain a qualified environmental
consultant, California Professional Geologist (PG) or
California Professional Engineer (PE), to prepare a Phase I ESA. If the Phase I ESA identifies recognized
environmental conditions or potential concern areas, a
Phase II ESA shall be prepared.

If the project site is currently listed, previously listed, or un-listed with a regulatory closure or no further action letter in DTSC (GeoTracker) or SWRCB (EnviroStor)
resources or other database comprising Government
Code Section 65962.5, then the project proponent shall
retain a qualified environmental consultant, California Professional Geologist (PG) or California Professional
Engineer (PE), to prepare a Phase II ESA to project
proponent shall test to confirm that there are no existing hazardous materials posing a risk to human health. The
Phase II ESA shall determine whether the soil,
groundwater, and/or soil vapor has been impacted at
concentrations exceeding regulatory screening levels for commercial/industrial land uses. All recommended
actions included in the Phase II ESA shall be followed.

This may include the preparation of a Soil Management
Plan (SMP) for Impacted Soils (see below) prior to project construction and/or completion of remediation at the
proposed project prior to onsite construction.

The completed ESAs shall be submitted to the lead
agency for review and approval prior to issuance of
building or grading permits.

Soil Management Plan Requirements: The SMP, or
equivalent document, shall be prepared to address onsite handling and management of impacted soils or other
impacted wastes, and reduce hazards to construction
workers and offsite receptors during construction. The
Ensure that for projects
located on known
hazardous sites, project
applicants retain a qualified
EP to complete a Phase I
and/or II ESA.

Ensure that the measures
specified in the ESA are
adhered to.

Prior to the start of
construction; prior
to issuance of
building or grading
permits; prior to
demolition and
grading activities;
prior to soil removal.

Once prior to
permit issuance;
then periodically
throughout
construction, as
needed.

City of Watsonville
– qualified
environmental
professional, as
defined by ASTM
E-1527.

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plan shall be submitted to the lead agency and must
establish remedial measures and/or soil management
practices to ensure construction worker safety, the health of future workers and visitors, and the off-site migration of contaminants from the site. These measures and
practices may include, but are not limited to:
 Stockpile management including stormwater pollution
prevention and the installation of BMPs
 Proper disposal procedures of contaminated materials
 Monitoring and reporting
 A health and safety plan for contractors working at the site that addresses the safety and health hazards of
each phase of site construction activities with the
requirements and procedures for employee protection
The health and safety plan shall also outline proper soil handling procedures and health and safety requirements
to minimize worker and public exposure to hazardous
materials during construction.

The lead agency shall review and approve the
development site Soil Management Plan for Impacted
Soils prior to demolition and grading (construction).

Soil Remediation Requirements: If soil present within
the construction envelope at the development site
contains chemicals at concentrations exceeding
hazardous waste screening thresholds for contaminants
in soil (California Code of Regulations [CCR] Title 22, Section 66261.24), the project proponent shall retain a qualified environmental consultant (PG or PE), to conduct additional analytical testing and recommend soil disposal recommendations, or consider other remedial engineering controls, as necessary.

The qualified environmental consultant shall utilize the development site analytical results for waste
characterization purposes prior to offsite transportation or disposal of potentially impacted soils or other impacted wastes. The qualified environmental consultant shall
provide disposal recommendations and arrange for
proper disposal of the waste soils or other impacted
wastes (as necessary), and/or provide recommendations
for remedial engineering controls, if appropriate.

Remediation of impacted soils and/or implementation of
remedial engineering controls, may require additional
delineation of impacts; additional analytical testing per DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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landfill or recycling facility requirements; soil excavation; and offsite disposal or recycling.

The City shall review and approve the development site
disposal recommendations prior to transportation of
waste soils offsite and review and approve remedial
engineering controls, prior to construction.

HAZ-1(b). Phase I/II Environmental Site Assessment
If groundwater is encountered during construction on
properties included on a list compiled pursuant to
Government Code Section 65962.5 or through a Phase I
or Phase II ESA pursuant to Mitigation Measure HAZ-1,
an Environmental Professional shall be called to the site to determine safe handling procedures. The groundwater
shall be pumped into appropriate containers and samples shall be obtained for chemical analysis of the
Contaminants of Potential Concern in accordance with
the requirements of the waste disposal facility to which the material would be sent. If water sample analytical
results indicate the water is free of all detectable
concentrations of Contaminants of Potential Concern,
such water can be re-used at the site if deemed
appropriate by the RWQCB. If water sample analytical
results indicate the water contains concentrations of
Contaminants of Potential Concern above appropriate
RWQCB screening levels, such water shall not be reused at the site. The contractor and the Environmental Professional shall elect to: (a) treat the groundwater
onsite to render it free of detectable concentrations of Contaminants of Potential Concern (e.g., by activated
carbon filtration); or, (b) transport the groundwater to a local treatment or disposal facility for appropriate
handling.

Ensure that if groundwater
is discovered, it is handled
in accordance with the
requirements of the waste
disposal facility.

Verify that if groundwater is
determined to be
contaminated, it is treated
or transported from the site.

Prior to the
issuance of building
or grading permits.

Once. City of Watsonville
– qualified
environmental
professional, as
defined by ASTM
E-1527.

Noise
NOI-1(a). Conduct Construction Noise Analysis
The City shall require future projects that are subject to discretionary approval and that are not found to be
exempt from CEQA review to evaluate potential
construction noise impacts on nearby sensitive uses as
part of project-level CEQA analysis and implement
respective mitigation measures to minimize impacts on
Conduct a site-specific
Construction Noise
Analysis.

Pending outcome of sitespecific analysis, if noise
reduction is determined
necessary, implement noise
reduction actions, such as
 Prior to issuance
of grading or
building permits;
prior to
construction; and
as-needed
throughout
groundEnsure noise
reducing actions
are implemented
prior to
commencement of
construction and
then periodically
City of
Watsonville.

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these uses. Examples of mitigation measures to reduce
construction noise include, but are not limited to:
 Mufflers. During excavation and grading construction
phases, construction equipment, fixed or mobile, shall
be operated with closed engine doors and shall be
equipped with properly operating and maintained
mufflers consistent with manufacturers’ standards.
 Stationary Equipment. Stationary construction
equipment shall be placed so that emitted noise is
directed away from the nearest sensitive receptors.
 Equipment Staging Areas. Equipment staging shall
be located in areas that will create the greatest
distance feasible between construction-related noise
sources and noise-sensitive receptors.
 Electrically-Powered Tools and Facilities. Electrical power shall be used to run air compressors and similar
power tools and to power any temporary structures,
such as construction trailers or caretaker facilities.
 Smart Back-up Alarms. Mobile construction
equipment shall have smart back-up alarms that
automatically adjust the sound level of the alarm in
response to ambient noise levels. Alternatively, backup alarms shall be disabled and replaced with human spotters to ensure safety when mobile construction
equipment is moving in the reverse direction.
 Signage. For the duration of construction, the
applicant or contractor shall post a sign in a
construction zone that includes contact information for individuals who desire to file a noise complaint.
 Temporary Noise Barriers. Where necessary to meet
the FTA criterion of 80 dBA Leq(8 Hr) for daytime
construction affecting residential uses, erect temporary noise barriers at a height of 12 feet minimum to block
the line-of-sight between construction equipment and
receptors. Barriers shall be constructed with a solid
material that has a density of at least 1.5 pounds per
square foot with no gaps from the ground to the top of
the barrier.
 Noise Disturbance Coordinator. The project
applicant shall designate a “noise disturbance
coordinator” responsible for responding to any local
complaints about construction noise. The disturbance
coordinator shall determine the cause of any noise
complaint (e.g., starting too early, bad muffler, etc.) examples listed in
mitigation measures.
disturbing
activities and
project
construction.
throughout project
construction.

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and shall require that reasonable measures be
implemented to correct the problem. A telephone
number for the disturbance coordinator shall be posted
at the construction site.

The City shall confirm that these measures are
implemented during construction by monitoring the
project at least once per month.

NOI-1(b). Conduct Stationary Operational Noise
Analysis
The City shall require future development projects that are subject to discretionary approval to evaluate potential onsite operational noise impacts as part of project-level CEQA analysis on nearby noise-sensitive uses and to
implement any required mitigation measures to minimize
impacts on these uses. Examples of mitigation measures
to reduce onsite noise include, but are not limited to, operational restrictions, selection of quiet equipment, equipment setbacks, enclosures, silencers, and/or
acoustical louvers. The effectiveness of noise reducing measures shall be monitored to confirm effectiveness.

Conduct a site-specific
Stationary Operational
Noise Analysis.

Prior to issuance of
grading or building
permits.

Periodically
throughout project
construction.

City of
Watsonville.

NOI-2. Vibration Control Plan
Based on the attenuation distances of vibration from
standard construction equipment, prior to issuance of a building permit for a project requiring pile driving during construction within 135 feet of fragile structures such as historical resources, 100 feet of non-engineered timber and masonry buildings (e.g., most residential buildings), or within 75 feet of engineered concrete and masonry (no plaster); a vibratory roller within 25 feet of any structure; or a dozer or other heavy earthmoving equipment within
15 feet of any structure, the project applicant shall
prepare a vibration analysis to assess and mitigate
potential vibration impacts related to these activities. This vibration analysis shall be conducted by a qualified and experienced acoustical consultant or engineer. The
vibration levels shall not exceed FTA architectural
damage thresholds (e.g., 0.12 in/sec PPV for fragile or historical resources, 0.2 in/sec PPV for non-engineered timber and masonry buildings, and 0.3 in/sec PPV for
engineered concrete and masonry). If vibration levels
would exceed this threshold, alternative uses such as
Prepare a Vibration Control
Plan which shall be
provided to the City upon
request.

Submit Statement of
Compliance signed by the
applicant and to the City
Building Department.

Prior to the
issuance of any
permits and prior to
construction.

Once. City of
Watsonville.

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drilling piles as opposed to pile driving, static rollers as opposed to vibratory rollers, and lower horsepower
dozers shall be used. If necessary, construction vibration monitoring shall be conducted to ensure vibration
thresholds are not exceeded.

Where vibration monitoring is determined to be
necessary, a pre-construction baseline survey shall be
conducted at buildings and structures within the
screening distances by a licensed structural engineer.

The condition of existing potentially affected properties shall be documented by photos and description of
existing condition of building facades, noting existing cracks. A vibration monitoring and construction
contingency plan shall be developed to identify where
monitoring would be conducted, set up a vibration
monitoring schedule, and define structure-specific
vibration limits. Construction contingencies would be
identified for when vibration levels approach the limits. If vibration levels approach limits, the contractor shall
suspend construction and implement contingencies to
either lower vibration levels or secure the affected
structure.

Where historic structures are involved, the engineer shall provide a shoring design or other methods to protect such buildings and structures from potential damage. At the
conclusion of vibration causing activities, the qualified structural engineer hired by the applicant shall issue a follow-up letter describing damage, if any, to impacted buildings. The letter shall include recommendations for repair, as may be necessary, in conformance with the
Secretary of the Interior Standards. Repairs shall be
undertaken and completed by the contractor and
monitored by a qualified structural engineer in
conformance with all applicable codes including the
California Historical Building Code (Part 8 of Title 24).

A Statement of Compliance signed by the applicant and
owner is required to be submitted to the City of
Watsonville Building Division at plan check and prior to the issuance of any permit. The Vibration Control Plan, prepared as outlined above, shall be documented by a
qualified structural engineer, and shall be provided to the City upon request. A Preservation Director shall be
designated, and this person’s contact information shall be posted in a location near the project site that is clearly DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 4

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visible to the nearby receptors most likely to be disturbed.

The Director would manage complaints and concerns
resulting from activities that cause vibrations. The severity of the vibration concern should be assessed by the
Director, and if necessary, evaluated by a qualified noise and vibration control consultant.

Transportation
TRA-1. Transportation Demand Management Program
Each individual office and industrial development project in the DWSP plan area shall have a corresponding
transportation demand management (TDM) plan and
monitoring program developed by the applicant or
developer of the project. This plan shall identify the TDM reductions specific to their project. The monitoring
program shall establish goals and policies to ensure the efficient implementation of the TDM plan and
demonstrate its effectiveness at reducing VMT such that VMT is below the significance thresholds presented in
Table 4.8-2, above. Examples of TDM measures that
could be employed, depending on specific project
conditions and circumstances, include reduced parking
supply, new transit stops, emergency ride home
programs, bike-share programs, and traffic calming
improvements.

Ensure that office and
industrial development
project applicants develop a
TDM program which
reduces VMT below the
identified significance
threshold.

Prior to the final
inspections or
building occupancy.

Once. City of
Watsonville.

Tribal Cultural Resources
TCR-1. Suspension of Work In The Area of Potential
Tribal Cultural Resources
In the event that potential tribal cultural resources, such as archaeological resources of Native American origin or tribal traditional tangible spaces or artifacts (historic-era and pre-contact era), are identified during implementation of a development project within the DWSP plan area,
onsite project activities within 50 feet of the find shall be temporarily suspended or redirected until either an
archaeologist has evaluated the nature and significance of the find (if archaeological) as a pre-contact or Native American-associated resource and an appropriate local
Native American representative is consulted, or an
appropriate local Native American representative is
consulted regarding the significance of the resource (if not archaeological). If the City of Watsonville, in
In the event that cultural
resources of Native
American origin are
encountered during project
construction, stop all work
in the vicinity of the find.

Ensure a Native American
representative is allowed
monitoring access if cultural
resources of or expected to
be of Native American
origin are found.

Concurrent with the
start of project
construction, and
throughout project
construction.

Ongoing
throughout project
construction
involving ground
disturbance.

City of
Watsonville.

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consultation with local Native Americans, determines that the resource is a tribal cultural resource and thus
significant under CEQA, a mitigation plan shall be
prepared and implemented for the specific development
project in accordance with state guidelines and in
consultation with local Native American group(s). The
plan shall include avoidance of the resource or, if
avoidance of the resource is infeasible, the plan shall outline the appropriate treatment of the resource in
coordination with the appropriate local Native American tribal representative and, if applicable, a qualified
archaeologist. Examples of appropriate mitigation for
tribal cultural resources include, but are not limited to, protecting the cultural character and integrity of the
resource, protecting traditional use of the resource,
protecting the confidentiality of the resource or providing Tribal cultural sensitivity training about the resource to applicable City staff if it will be managed, appropriate public outreach regarding the resource, or heritage
recovery (recovering items of tribal cultural heritage
according to established tribal customs).

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Reso No. (PC)
C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 1 RESOLUTION NO. 12-23 (PC)

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

WATSONVILLE, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL TO ADOPT THE TWENTY-NINTH (29TH) AMENDMENT TO
THE WATSONVILLE 2005 GENERAL PLAN TO (1) ADD TWO NEW
MIXED USE LAND USE DESIGNATIONS TO CHAPTER 4 (LAND USE), (2) AMEND THE LAND USE DIAGRAM TO INCLUDE THESE TWO NEW LAND USE DESIGNATIONS, (3) AMEND IMPLEMENTATION
MEASURES 4.A.3, 4.C.6, AND 10.C.2, AND (4) ADD A NEW
IMPLEMENTATION MEASURE 4.A.7
Project: Downtown Watsonville Specific Plan
WHEREAS, the Downtown Watsonville Specific Plan (DWSP) has been prepared as a planning tool to implement the General Plan and to guide development in a specific area; and
WHEREAS, the DWSP is intended to be a tool for developers, property owners, City staff and decision makers by providing strong and clear policies, development standards, and a vision that guides land use decisions, infrastructure improvements, design, and economic development activities in the project area; and WHEREAS, the overarching goals of the DWSP are to facilitate housing production and preservation; increase retail-entertainment activity; encourage higherdensity mixed-use residential projects; add visitor-oriented uses; support a greater range of civic and cultural activities; improve the safety and comfort of pedestrians; enhance bicycle infrastructure and connections; and target uses and activities that appeal to a wide range of Watsonville’s residents and employees; and
WHEREAS, the DWSP establishes new zones and overlays, which are intended to concentrate urban activity and intensity in the center of downtown and allows development to transition to existing lower-intensity neighborhood settings at the periphery of the DWSP plan area and to industrial activity to the south; and DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 5

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Reso No. (PC)
C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 2 WHEREAS, the new zones and overlays consist of the Downtown Core and Downtown Neighborhood Zones; and
WHEREAS, the Downtown Core Zone is an active, walkable environment, characterized by buildings up to six stories. This is the heart of Downtown—generally flanking Main Street—where the most active and intense development patterns and uses are anticipated. Upper floors contain residential units or office space. Buildings are close to the sidewalk and have little-to-no side setbacks; and WHEREAS, the Downtown Neighborhood Zone is characterized by smaller scale buildings than those of the Downtown Core Zone and generally includes a similar mix of active and residential uses; and
WHEREAS, as part of implementing the DWSP, it is anticipated that the City would amend the Zoning Map to reflect the boundaries of the DWSP plan area; and WHEREAS, as part of implementing the DWSP, it is anticipated that the City would amend the Zoning Code (Title 14 of the Watsonville Municipal Code) to create a new DWSP district and reference the permitted uses and development standards in Chapter 6 of the adopted DWSP document; and
WHEREAS, as the DWSP’s zoning is inconsistent with the Watsonville General Plan, the General Plan is being updated concurrent with the Specific Plan to ensure consistency between the two documents; and
WHEREAS, as part of implementing the DWSP, the proposed General Plan Amendment would add two new mixed-used land use designations and align the General Plan land use diagram by changing the existing land use designations of the DWSP plan area to correspond with the zones shown on the Regulating Plan, Figure 6-1, of the DWSP; and
DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 5

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Reso No. (PC)
C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 3 WHEREAS, the proposed General Plan Amendment also includes amending implementation measures 4.A.3, 4.C.6 and 10.C.2; and
WHEREAS, pursuant to Section 14-12.700 of the Watsonville Municipal Code, the General Plan text and land use diagram may be amended whenever the public necessity, the general community welfare, and good zoning practice permit such an amendment to the General Plan; and
WHEREAS, the proposed General Plan Amendment would satisfy the requirement of State law applicable to General Law cities for zoning and General Plan consistency; and
WHEREAS, pursuant to Section 65358(b) of the Government Code, the General Plan may only be amended four (4) times during any calendar year; and WHEREAS, the proposed General Plan Amendment, if adopted, will be the twentyninth (29th) amendment, since its original adoption, to the Watsonville 2005 General Plan and the second (2nd) amendment of the 2023 calendar year; and WHEREAS, an Environmental Impact Report (EIR) was prepared for the DWSP (SCH #2022100602) in accordance with the California Environmental Quality Act (CEQA); and
WHEREAS, before considering making a recommendation on the proposed General Plan Amendment, the Planning Commission of the City of Watsonville reviewed and considered the potential environmental impacts of the project and adopted Resolution No. 11-23 (PC), recommending that the City Council adopt and certify the EIR for the DWSP, as well as a set of CEQA Findings and a Mitigation Monitoring and Reporting Program; and
WHEREAS, notice of time and place of the hearing to consider approval of the General Plan Amendment was given at the time and in the manner where appropriate DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 5

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Reso No. (PC)
C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 4 public noticing procedures have been followed and a public hearing was held according to Section 14-10.900 of the Watsonville Municipal Code; and WHEREAS, the Planning Commission has considered all evidence received, both oral and documentary, and the matter was submitted for decision.

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

1. Good cause appearing, and upon the Findings, attached hereto and incorporated herein as Exhibit “A”, the Planning Commission of the City of Watsonville does hereby recommend adoption of the proposed General Plan Amendment to the Watsonville 2005 General Plan.

2. That the text amendment to Chapter 4 (Land Use) of the Watsonville 2005 General Plan involves adding two new mixed-use land use designations as follows:

DOWNTOWN MIXED USE
Mixed use development includes residential and commercial uses on a single parcel. Residential development density is described in units per new acre (Net acre is defined in the glossary). The total and commercial development is described as floor area ratio (FAR). The total FAR governs and includes both residential and commercial development on the parcel.

Downtown Central Core (Total FAR 3.0, Minimum Commercial FAR 0.15, Maximum Residential Density up to 125 du/acre)
This land use category provides an active and intense development pattern generally flanking Main Street in Downtown Watsonville. Active ground floor uses are required. Upper floors may contain residential units or office space.

Downtown Mixed Use (Total FAR 2.0, Maximum Residential Density up to 85 du/acre)
DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 5

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Reso No. (PC)
C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 5 This land use category provides a similar mix of active and residential uses as the Downtown Central Core designation. The intensity of development is lower than the Downtown Central Core designation with residential uses permitted on the ground floor.

3. That the two new land use designations will replace the Central Commercial designation which generally is applicable in the area in and around downtown Watsonville. Hence the following land use designation is deleted from Chapter 4 (Land Use) of the Watsonville 2005 General Plan:

Central Commercial
General categories of allowed uses include: retail sales; personal, professional, financial and medical services; lodging; entertainment; and restaurants serving the needs of the community. Intensities in this area may not exceed a Floor Area Ratio of 2.75 inside of the Central Downtown Parking District and a Floor Area Ratio of

0.45 outside of the Parking District.

4. That the text amendment to Chapter 4 (Land Use) of the Watsonville 2005 General Plan involves revising Implementation Measure 4.A.3 as follows (bold italic text represent new text and strike through text represents deleted text):

Downtown Intensification – The City shall allow FARs up to 3.0 and residential densities up to 125 dwelling units per net acre permit an increase in residential density for R-HD lands (up to 36.99 dwelling units per net acre, or 42.99 if development is SRO housing) within the Downtown Watsonville Specific Plan area central business district if adequate off-street parking can be provided and a Level of Service D (see Transportation and Circulation chapter (10) for description) can be maintained on adjacent collector streets.

DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 5

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Reso No. (PC)
C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 6 5. That the text amendment to Chapter 4 (Land Use) of the Watsonville 2005 General Plan involves adding a new Implementation Measure 4.A.7 as follows:

Specific Plan for Downtown Watsonville – The City shall prepare a specific plan for downtown Watsonville to facilitate housing production and preservation; increase retail-entertainment activity; encourage higher-density mixed-use residential projects; add visitor-oriented uses; support a greater range of civic and cultural activities; improve the safety and comfort of pedestrians; enhance bicycle infrastructure and connections; and target uses and activities that appeal to a wide range of Watsonville’s residents and employees.

6. That the text amendment to Chapter 4 (Land Use) of the Watsonville 2005 General Plan involves revising Implementation Measure 4.C.6 as follows (bold italic text represent new text and strike through text represents deleted text):

Downtown Design Specific Plan – The City shall prepare, consider, and implement a specific plan for downtown Watsonville downtown design plan for the central business district. This plan shall contain elements for building appearance, zoning regulations, street landscaping, circulation, sign control and parking.

7. That the text amendment to Chapter 10 (Transportation and Circulation) of the Watsonville 2005 General Plan involves revising Implementation Measure 10.C.2 as follows (bold italic text represent new text and strike through text represents deleted text):

Project Funding – Except for projects in the Downtown Watsonville Specific Plan area, the 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 DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 5

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Reso No. (PC)
C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 7 their provision through the payment of 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.

8. That the General Plan Land Use Diagram (Exhibit “B”) be revised to include the two new land use designations of Downtown Central Core and Downtown Mixed Use and correspond with the zones shown on the Regulating Plan, Figure 6-1, of the DWSP, which is attached hereto and incorporated herein by this reference.

Ayes: Commissioners: Acosta, Dodge, Radin, Rojas, Sencion, Vega, Veitch-Olson Noes: Commissioners: None

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Reso No. (PC)
C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 8 CITY OF WATSONVILLE EXHIBIT A

PLANNING COMMISSION
GENERAL PLAN AMENDMENT FINDINGS (WMC § 14-12.708)
a. The proposed amendment is consistent with the policies embodied in the General Plan.

Supportive Evidence
Per State law, specific plans must be internally consistent with the jurisdiction’s general plan. Where a specific plan is inconsistent with the general plan, a General Plan Amendment would need to be adopted concurrently with the specific plan to ensure consistency between the two documents.

The proposed General Plan Amendment involves the creation of new mixed-use land use designations for downtown Watsonville which replace the former land use designation of Central Commercial and revising the General Plan Land Use Diagram to include the new land use designations and correspond with the zones shown on the Regulating Plan, Figure 6-1, of the DWSP.

As envisioned in the DWSP, the proposed General Plan Amendment would therefore facilitate housing production and preservation; increase retailentertainment activity; encourage higher-density mixed-use residential projects; add visitor-oriented uses; support a greater range of civic and cultural activities; improve the safety and comfort of pedestrians; enhance bicycle infrastructure and connections; and target uses and activities that appeal to a wide range of Watsonville’s residents and employees.

These changes would ensure consistency and are in harmony with the overall intent of the Watsonville 2005 General Plan, including the following goals and policies regarding land use, urban design, environmental resources, transportation and circulation, public facilities, and public safety:
 Goal 4.2 Neighborhoods – Conserve and improve the living environment of existing neighborhood commercial Services.
 Goal 4.3 Commercial Land Use – Revitalize the central business district and provide adequate neighborhood commercial services.
 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 4.5 Public Land Use – Provide public and institutional land uses and service in proportion to population growth.
 Goal 4.6 Local Employment – Promote a variety of employment opportunities within the city providing living wage jobs to Watsonville DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 5

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C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 9 residents. Stimulate creation of 7,500 additional jobs by 2005. Pursue opportunities for jobs skill training.
 Goal 4.7 Land Use Sustainability – 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 vase on the land’s overall sustainability, including: the accessibility of existing and proposed public facilities, services, and utilities; physical and financial constraints; and/or growth inducing impacts.
 Policy 4.A Residential Land Use – The City shall plan for housing production on a five-year cycle consistent with the policies of the adopted Housing Element (See chapter 6, Housing: Goals, policies, and Programs).

The overall housing objectives for the General Plan time frame shall also be considered in long-range planning for housing.
 Policy 4.B Neighborhood Preservation – The City shall plan for the protection of existing neighborhood qualities and the provision of adequate neighborhood facilities in developing areas.
 Policy 4.C Commercial Land Use – The City shall plan for revitalization of the central business district along with the distribution of convenient neighborhood commercial centers.
 Policy 4.D Industrial Land Use – The city shall promote modernization of existing industrial plants and the location of new industrial facilities on land planned for industry in Watsonville 2005.
 Policy 4.F Economic Development – The city shall plan for economic development.
 Policy 4.G Land Use Suitability – The City shall encourage the development of urban uses on those land best suited for urban uses and discourage it on land unsuited for urban uses.
 Goal 5.1 Visual Resources – Preserve and enhance the built and natural visual resources within Watsonville.
 Goal 5.2 Community Appearance – Blend new development with recognized values of community appearance and scenic qualities, and ensure that new development enhances, rather than detracts from, its surroundings.
 Goal 5.4 Downtown – Preserve and enhance the visual appearance of Main Street from the Pajaro River Bridge to Freedom Boulevard.  Goal 5.6 Urban Design – Achieve high standards of street, site and building design that are both efficient, and aesthetically pleasing.

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C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 10  Goal 5.7 Heritage Preservation – Enhance and protect structures, sites, and other landmarks that give residents of the Planning Area a link with their cultural heritage.
 Goal 5.8 Urban Beautification – Support public and private urban beatification activities and promote pride in community appearance.  Policy 5.A Project Design Review – The preservation of visual resources shall be accomplished through the design review process.  Policy 5.B Design Consistency – The City shall review new development proposals to encourage high standards of urban design and to ensure that elements of architectural design and site orientation do not degrade or conflict with the appearance of existing structures.
 Policy 5.D Downtown Design Plan – The City shall prepare, adopt, and implement a design plan for the urban design, circulation, parking, and commercial sign location within the central business district.  Policy 5.E Viewscape Protection – The City shall use the General Plan Land Use chapter and the design review process to ensure that major new development projects do not impact scenic vistas now enjoyed throughout the city.
 Policy 5.F Design Factors – The design review process shall combine elements of aesthetics with considerations for project efficiency.  Policy 5.G Historic Preservation – The City shall evaluate and make recommendations for the preservation of historic structures, landmarks, and buildings of particular architectural interest.
 Policy 5.H Streetscape Beautification – The City shall promote streetscape beautification activities and civic pride in community appearance.
 Goal 9.1 Open Space Network – Provide a comprehensive network of open space land uses for outdoor recreation and environmental protection.  Goal 9.2 Open Space Preservation – Preserve the open space and agricultural land uses surrounding the urban limit line which contribute to the economic base, provide scenic vistas, and offer opportunities for scientific exploration.
 Goal 9.3 Natural Resources – Identify and protect the natural resources of the Watsonville Planning Area.
 Goal 9.4 Air Quality – Maintain or improve the present air quality level within the Pajaro Valley.

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C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 11  Goal 9.5 Water Quality – Ensure that surface and groundwater resources are protected.
 Goal 9.6 Soil Conservation – Preserve and protect the soil resources throughout the community and minimize the environmental degradation caused by soil erosion, construction impact on soils, and deterioration of water quality caused by suspended solids.
 Goal 9.11 Hazardous Materials – Protect the air, water, soil, and biotic resources from damage by exposure to hazardous materials through aggressive management of hazardous materials.
 Goal 9.12 Energy – Promote the conservation of energy and the use of alternative energy resources in transportation and residential, commercial, and industrial development.
 Policy 9.B Natural Resource Protection – The City shall designate land necessary for the preservation of natural resources and to avoid conflicts with urban land uses.
 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. In addition to the measures listed below, measures

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C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 12  Goal 10.1. Street and Highway Facilities – Plan and provide for a safe, efficient, and environmentally sensitive network of streets and highways for movement of people and goods.
 Goal 10.4. Bicycle Circulation – Plan for and provide a safe, convenient network of bicycle facilities.
 Goal 10.5. Pedestrian Circulation – Recognize the importance of pedestrian travel, alone, or in combination with other travel modes, and to encourage walking.
 Goal 10.7. Aesthetic Considerations – Plan and provide for a circulation network that preserves and enhances scenic amenities.
 Goal 10.8. Truck Transportation – Recognize the importance of a truck transportation to the Watsonville area and to plan for the safe, unobtrusive movement of trucks.
 Goal 10.9. Utility Routing – Ensure the adequate provision of necessary public utilities in a way which minimizes their visual impacts and potential hazards to the safety of residents.
 Goal 10.10. Emergency Access – Ensure sufficient provision of emergency or secondary access and maintain acceptable response times for all parts of the service area.
 Policy 10.A Street and Highway Improvements – The City shall pursue a program of regularly scheduled maintenance and street improvements, accompanies by the planned extension of roadways to serve new development.
 Policy 10.B State Highway Improvements – The City shall encourage improvements to state highways within the Planning Area in order to increase their efficiency in the regional and local circulation network.  Policy 10.D Project Priority – The City shall maintain liaison with county, regional, and state transportation planning agencies to ensure the highest priority for completion is given to transportation system improvements that serve to implement the long-range land use policies of Watsonville 2005.  Policy 10.F Planning for Transit – The City shall use its land use planning authority to enhance the use of transit.
 Policy 10.G Transit Promotion – In order to encourage use of transit by all age groups and for all purposes, the City shall ensure that transit centers and stops are safe, attractive and do not deter transit use.

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C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 13  Policy 10.K Bicycle Facilities Development – The City shall plan for and implement a comprehensive network of bicycle facilities in order to promote the bicycle as an alternative to the private automobile.  Policy 10. M Bicycle Support Facilities – The City shall encourage bicycle facilities in new developments, as a commute alternative.  Policy 10.N Pedestrian Travel – The city shall plan for and implement a comprehensive network of safe pedestrian facilities in order to promote pedestrian travel.
 Policy 10.O Walkway Aesthetic and Safety – Pedestrian walkways should be designed to promote walking by providing a safe and aesthetically pleasing path of travel.
 Policy 10.P Pedestrian Access – Access for pedestrian travel shall be maintained where it already exists and provided where it does not, in order to prevent or eliminate barriers to pedestrian travel.
 Policy 10.S Aesthetics – The City shall seek to preserve and enhance scenic vistas to and from the transportation corridors.  Policy 10.T Landscaping – The city shall encourage the use of vegetation to create or enhance scenic vistas and to serve as buffers for transportation facilities.
 Policy 10.P 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.
 Policy 10.Y Emergency Access – The city shall ensure that emergency or secondary access is provided for all new development in the city’s service area.
 Goal 11.1 Service Availability – Maintain or increase the current availability of public services and facilities consistent with projected population growth in the City limits and Sphere of Influence and according to the fiscal resources of the City.
 Goal 11.2 Public Services – Assure new development can be served by adequate public services and facilities.
 Goal 11.3 Water Supply – Construct and maintain a water system and institute water management policy that will provide a sufficient quantity of appropriate-quality water to meet the needs of the existing and planned community.

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C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 14  Goal 11.4 Wastewater Management – Continue the safe and efficient collection, treatment, and disposal of domestic and industrial wastewater to meet the needs of the service population, protect the environment, and comply with all applicable regulations.
 Goal 11.5 Solid Water Management – Operate an efficient waste management program that protects the health of area residents, prolongs the useful life of the landfill site, and encourages recycling of any and all materials found to be feasible for recovery and reuse.
 Goal 11.8 Public Services – Maintain public protection service levels consistent with City standards for acceptable risk levels.  Policy 11.B Infrastructure – The City shall identify public infrastructure needs and use the Capital Improvements Program to schedule improvements necessary for achieving long-term land use and community development objectives.
 Policy 11.C Water System Design – The Water system shall be designed, constructed, and managed to provide a sufficient quantity of appropriatequality water for the existing and planned community.  Policy 11.F Wastewater Management Design – The City shall continue to provide adequate wase-water treatment levels to meet the needs of the City and the service area users. Compliance with applicable state and federal standards will be pursued to the extent possible.  Policy 11.G Solid Waste Management – The City shall continue to operate an environmentally sensitive solid waste management program and encourage the recycling of paper, glass, plastics, and metals. The City shall encourage waste minimization and source reduction of all wastes, with special emphasis on hazardous materials.
 Policy 11.J Public Protection – The City shall continue to provide sufficient funding, trained personnel, and all necessary equipment and facilities to maintain city standards for public safety and response time.  Goal 12.1 Land Use Safety – Plan for and regulate the uses of land in order to provide a pattern of urban development that will minimize exposure to hazards from either natural or human-related causes.
 Goal 12.6 Personal Safety – Ensure that community standards for personal safety are enforced.
 Goal 12.7 Emergency Preparedness – Anticipate the potential for disasters; maintain continuity of life-support functions during an emergency; and maximize efforts for post-emergency recovery.

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C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 15  Policy 12.A Environmental and Public Safety – The City shall plan for and maintain development standards that minimize risks to human lives and property resulting from environmental and man-caused hazards. The City shall protect neighboring residential development from the immediate threats of potentially hazardous industrial or agricultural materials and airport hazards through careful land use planning.
 Policy 12.B Seismic Hazards – The City shall use the development review process to ensure that potential geologic hazards are evaluated and mitigated prior to construction.
 Policy 12.C Soil Constraints – The City shall take all appropriate actions to ensure that current land use activities and new developments are mitigated to prevent soil failure and other soil-related dangers.  Policy 12.D Flood Hazard Reduction – The City shall pursue the protection of new and existing development from the impacts of flooding up to the 100-year event.
 Policy 12.E Hazardous Materials Control – The City shall strictly enforce ordinances and regulations for the use, storage, transport, and disposal of hazardous materials.
 Policy 12.F Fire Safety Standards – The City shall use development approval authority, code enforcement, and periodic inspections to ensure that fire prevention standards are maintained.
 Policy 12.H Fire Suppression Planning – The City shall maintain a level of fire protection for the community that emphasizes an aggressive initial attack to stop fires in early stages as well as to have adequate staff and equipment (including mutual aid) to prevent a conflagration.  Policy 12.I Crime Prevention – The City shall provide sufficient funding, adequate personnel levels, and necessary equipment to maintain civil order and prevent crime.
 Policy 12.M Noise – The City shall utilize land use regulations and enforcement to ensure that noise levels in developed areas are kept at acceptable levels, and that future noise-sensitive land uses are protected from noise that is harmful.
b. That the proposed amendment is compatible to the extent possible with the actual and general planned use of the adjacent properties.

Supportive Evidence
Development in downtown started before the City was incorporated in 1868. The area contains a mix of contemporary and historic buildings, urban plazas, higherdensity residential buildings, government offices, community-serving retail uses, and is home to numerous community events that attract both visitors and residents.

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C:\Users\celia.castro\Desktop\Resolution - GP Amendment.docx ri 8/31/2023 2:34:02 PM AJS ______ MDH ______ CDD ______ 16 Once a thriving and bustling downtown, the Main Street has struggled to compete regionally with other commercial areas and has experienced high retail and commercial vacancy rates for the past several decades. The City has taken many steps to revitalize the downtown since the destructive 1989 Loma Prieta earthquake, including several downtown plans and downtown design guidelines, as well as the development of a new Civic Plaza that is home to the South County Courthouse, City library, City administrative offices, City Council Chambers, and public meeting space.

The proposed General Plan Amendment would allow consistency between the Watsonville 2005 General Plan and DWSP, and the DWSP would help revitalize downtown. The goals and policies of the DWSP strive to facilitate housing production and preservation; increase retail-entertainment activity; encourage higher-density mixed-use residential projects; add visitor-oriented uses; support a greater range of civic and cultural activities; improve the safety and comfort of pedestrians; enhance bicycle infrastructure and connections; and target uses and activities that appeal to a wide range of Watsonville’s residents and employees.

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EXHIBIT B
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A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

WATSONVILLE, CALIFORNIA, RECOMMENDING TO THE CITY

COUNCIL TO ADOPT THE DOWNTOWN WATSONVILLE SPECIFIC

PLAN, A SPECIFIC PLAN PURSUANT TO GOVERNMENT CODE
SECTION 65460 ET SEQ.

Project: Downtown Watsonville Specific Plan
WHEREAS, the Downtown Watsonville Specific Plan (DWSP) has been prepared as a planning tool to implement the General Plan and to guide development in a specific area; and
WHEREAS, the DWSP is intended to be a tool for developers, property owners, City staff and decision makers by providing strong and clear policies, development standards, and a vision that guides land use decisions, infrastructure improvements, design, and economic development activities in the project area; and WHEREAS, the overarching goals of the DWSP are to facilitate housing production and preservation; increase retail-entertainment activity; encourage higherdensity mixed-use residential projects; add visitor-oriented uses; support a greater range of civic and cultural activities; improve the safety and comfort of pedestrians; enhance bicycle infrastructure and connections; and target uses and activities that appeal to a wide range of Watsonville’s residents and employees; and
WHEREAS, the DWSP establishes new zones and overlays, which are intended to concentrate urban activity and intensity in the center of downtown and allows development to transition to existing lower-intensity neighborhood settings at the periphery of the DWSP plan area and to industrial activity to the south; and WHEREAS, the new zones consist of the Downtown Core and Downtown Neighborhood Zones; and
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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 2 WHEREAS, the Downtown Core Zone is an active, walkable environment, characterized by buildings up to six stories. This is the heart of Downtown—generally flanking Main Street—where the most active and intense development patterns and uses are anticipated. Upper floors contain residential units or office space. Buildings are close to the sidewalk and have little-to-no side setbacks; and WHEREAS, the Downtown Neighborhood Zone is characterized by smaller scale buildings than those of the Downtown Core Zone and generally includes a similar mix of active and residential uses; and
WHEREAS, the land use and development standards in the DWSP supersede the land use and development standards in the Zoning Ordinance (Title 14 of the Watsonville Municipal Code) for properties within the DWSP plan area; and WHEREAS, as part of implementing the DWSP, the City intends to amend the Zoning Map to reflect the boundaries of the DWSP plan area; and WHEREAS, as part of implementing the DWSP, the City intends to amend the Zoning Code to create a new DWSP district and reference the permitted uses and development standards in Chapter 6 of the adopted DWSP document; and WHEREAS, as the DWSP’s zoning is inconsistent with the Watsonville General Plan, the General Plan is being updated concurrent with the Specific Plan to ensure consistency between the two documents; and
WHEREAS, as part of implementing the DWSP, the City intends to adopt a General Plan Amendment to add two new mixed-used land use designations and align the General Plan land use diagram by changing the existing land use designations of the DWSP plan area to correspond with the zones shown on the Regulating Plan, Figure 6- 1, of the DWSP; and
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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 3 WHEREAS, the proposed General Plan Amendment also includes amending implementation measures 4.A.3, 4.C.6 and 10.C.2; and
WHEREAS, pursuant to Section 14-12.700 of the Watsonville Municipal Code, the General Plan text and land use diagram may be amended whenever the public necessity, the general community welfare, and good zoning practice permit such an amendment to the General Plan; and
WHEREAS, the proposed General Plan Amendment would satisfy the requirement of State law applicable to General Law cities for zoning and General Plan consistency; and
WHEREAS, pursuant to Section 65358(b) of the Government Code, the General Plan may only be amended four (4) times during any calendar year; and WHEREAS, the proposed General Plan Amendment, if adopted, will be the twentyninth (29th) amendment, since its original adoptions, to the Watsonville 2005 General Plan and the second (2nd) amendment of the 2023 calendar year; and WHEREAS, an Environmental Impact Report (EIR) was prepared for the DWSP (SCH #2022100602) in accordance with the California Environmental Quality Act (CEQA); and
WHEREAS, before considering making a recommendation on the proposed General Plan Amendment, the Planning Commission of the City of Watsonville reviewed and considered the potential environmental impacts of the project and adopted Resolution No. 11-23 (PC), recommending that the City Council adopt and certify the EIR for the DWSP, as well as a set of CEQA Findings and a Mitigation Monitoring and Reporting Program; and
WHEREAS, notice of time and place of the hearing to consider approval of the General Plan Amendment was given at the time and in the manner where appropriate DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 6

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 4 public noticing procedures have been followed and a public hearing was held according to Section 14-10.900 of the Watsonville Municipal Code; and WHEREAS, the Planning Commission has considered all evidence received, both oral and documentary, and the matter was submitted for decision.

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

1. Good cause appearing, and upon the Findings, attached hereto and incorporated herein as Exhibit “A”, the Planning Commission of the City of Watsonville does hereby recommend adoption of the DWSP, which is attached hereto and incorporated herein by this reference.

I HEREBY CERTIFY that the foregoing Resolution was introduced at a regular meeting of the Planning Commission of the City of Watsonville, California, held on the 5th of September 2023, by Commissioner Vega, who moved its adoption, which motion being duly seconded by Commissioner Sencion, was upon roll call, carried and the resolution adopted by the following vote:

Ayes: Commissioners: Acosta, Dodge, Radin, Rojas, Sencion, Vega, Veitch-Olson Noes: Commissioners: None

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PLANNING COMMISSION
SPECIFIC PLAN FINDINGS (WMC § 14-12.904)
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.

Supportive Evidence
The DWSP would facilitate housing production and preservation; increase retailentertainment activity; encourage higher-density mixed-use residential projects; add visitor-oriented uses; support a greater range of civic and cultural activities; improve the safety and comfort of pedestrians; enhance bicycle infrastructure and connections; and target uses and activities that appeal to a wide range of Watsonville’s residents and employees.

These conditions for downtown Watsonville are in harmony with the overall intent of the Watsonville 2005 General Plan, including the following goals and policies regarding land use, urban design, environmental resources, transportation and circulation, public facilities, and public safety:
 Goal 4.2 Neighborhoods – Conserve and improve the living environment of existing neighborhood commercial Services.
 Goal 4.3 Commercial Land Use – Revitalize the central business district and provide adequate neighborhood commercial services.
 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 4.5 Public Land Use – Provide public and institutional land uses and service in proportion to population growth.
 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 jobs skill training.
 Goal 4.7 Land Use Sustainability – 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 vase on the land’s overall sustainability, including: the accessibility of existing and proposed public facilities, services, and utilities; physical and financial constraints; and/or growth inducing impacts.

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 6  Policy 4.A Residential Land Use – The City shall plan for housing production on a five-year cycle consistent with the policies of the adopted Housing Element (See chapter 6, Housing: Goals, policies, and Programs).

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 7  Policy 5.B Design Consistency – The City shall review new development proposals to encourage high standards of urban design and to ensure that elements of architectural design and site orientation do not degrade or conflict with the appearance of existing structures.
 Policy 5.D Downtown Design Plan – The City shall prepare, adopt, and implement a design plan for the urban design, circulation, parking, and commercial sign location within the central business district.  Policy 5.E Viewscape Protection – The City shall use the General Plan Land Use chapter and the design review process to ensure that major new development projects do not impact scenic vistas now enjoyed throughout the city.
 Policy 5.F Design Factors – The design review process shall combine elements of aesthetics with considerations for project efficiency.  Policy 5.G Historic Preservation – The City shall evaluate and make recommendations for the preservation of historic structures, landmarks, and buildings of particular architectural interest.
 Policy 5.H Streetscape Beautification – The City shall promote streetscape beautification activities and civic pride in community appearance.
 Goal 9.1 Open Space Network – Provide a comprehensive network of open space land uses for outdoor recreation and environmental protection.  Goal 9.2 Open Space Preservation – Preserve the open space and agricultural land uses surrounding the urban limit line which contribute to the economic base, provide scenic vistas, and offer opportunities for scientific exploration.
 Goal 9.3 Natural Resources – Identify and protect the natural resources of the Watsonville Planning Area.
 Goal 9.4 Air Quality – Maintain or improve the present air quality level within the Pajaro Valley.
 Goal 9.5 Water Quality – Ensure that surface and groundwater resources are protected.
 Goal 9.6 Soil Conservation – Preserve and protect the soil resources throughout the community and minimize the environmental degradation caused by soil erosion, construction impact on soils, and deterioration of water quality caused by suspended solids.

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 8  Goal 9.11 Hazardous Materials – Protect the air, water, soil, and biotic resources from damage by exposure to hazardous materials through aggressive management of hazardous materials.
 Goal 9.12 Energy – Promote the conservation of energy and the use of alternative energy resources in transportation and residential, commercial, and industrial development.
 Policy 9.B Natural Resource Protection – The City shall designate land necessary for the preservation of natural resources and to avoid conflicts with urban land uses.
 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. In addition to the measures listed below, measures

4.A.4 and 4.G.1 promote improved air quality by providing for a balance of jobs and housing, and by increasing the density of residential development which makes use of transit feasible.
 Policy 9.D Water Quality – The City shall provide for the protection of water quality to meet all beneficial uses, including domestic, agricultural, industrial, recreational, and ecological uses.
 Policy 9.E Soil Conservation – The City shall prevent degradation of local soil resources through erosion control improvement and grading guidelines.  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.
 Policy 9.I Hazardous Materials – The City shall protect the natural environment through aggressive enforcement and compliance with hazardous materials plans.
 Policy 9.I Energy – The City shall strive to reduce non-renewable energy resource consumption and promote the use of alternative energy resources.  Goal 10.1. Street and Highway Facilities – Plan and provide for a safe, efficient, and environmentally sensitive network of streets and highways for movement of people and goods.
 Goal 10.4. Bicycle Circulation – Plan for and provide a safe, convenient network of bicycle facilities.
 Goal 10.5. Pedestrian Circulation – Recognize the importance of pedestrian travel, alone, or in combination with other travel modes, and to encourage walking.

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Reso No. (PC)
C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 9  Goal 10.7. Aesthetic Considerations – Plan and provide for a circulation network that preserves and enhances scenic amenities.
 Goal 10.8. Truck Transportation – Recognize the importance of a truck transportation to the Watsonville area and to plan for the safe, unobtrusive movement of trucks.
 Goal 10.9. Utility Routing – Ensure the adequate provision of necessary public utilities in a way which minimizes their visual impacts and potential hazards to the safety of residents.
 Goal 10.10. Emergency Access – Ensure sufficient provision of emergency or secondary access and maintain acceptable response times for all parts of the service area.
 Policy 10.A Street and Highway Improvements – The City shall pursue a program of regularly scheduled maintenance and street improvements, accompanies by the planned extension of roadways to serve new development.
 Policy 10.B State Highway Improvements – The City shall encourage improvements to state highways within the Planning Area in order to increase their efficiency in the regional and local circulation network.  Policy 10.D Project Priority – The City shall maintain liaison with county, regional, and state transportation planning agencies to ensure the highest priority for completion is given to transportation system improvements that serve to implement the long-range land use policies of Watsonville 2005.  Policy 10.F Planning for Transit – The City shall use its land use planning authority to enhance the use of transit.
 Policy 10.G Transit Promotion – In order to encourage use of transit by all age groups and for all purposes, the City shall ensure that transit centers and stops are safe, attractive and do not deter transit use.  Policy 10.K Bicycle Facilities Development – The City shall plan for and implement a comprehensive network of bicycle facilities in order to promote the bicycle as an alternative to the private automobile.  Policy 10. M Bicycle Support Facilities – The City shall encourage bicycle facilities in new developments, as a commute alternative.  Policy 10.N Pedestrian Travel – The city shall plan for and implement a comprehensive network of safe pedestrian facilities in order to promote pedestrian travel.

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 10  Policy 10.O Walkway Aesthetic and Safety – Pedestrian walkways should be designed to promote walking by providing a safe and aesthetically pleasing path of travel.
 Policy 10.P Pedestrian Access – Access for pedestrian travel shall be maintained where it already exists and provided where it does not, in order to prevent or eliminate barriers to pedestrian travel.
 Policy 10.S Aesthetics – The City shall seek to preserve and enhance scenic vistas to and from the transportation corridors.  Policy 10.T Landscaping – The city shall encourage the use of vegetation to create or enhance scenic vistas and to serve as buffers for transportation facilities.
 Policy 10.P 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.
 Policy 10.Y Emergency Access – The city shall ensure that emergency or secondary access is provided for all new development in the city’s service area.
 Goal 11.1 Service Availability – Maintain or increase the current availability of public services and facilities consistent with projected population growth in the City limits and Sphere of Influence and according to the fiscal resources of the City.
 Goal 11.2 Public Services – Assure new development can be served by adequate public services and facilities.
 Goal 11.3 Water Supply – Construct and maintain a water system and institute water management policy that will provide a sufficient quantity of appropriate-quality water to meet the needs of the existing and planned community.
 Goal 11.4 Wastewater Management – Continue the safe and efficient collection, treatment, and disposal of domestic and industrial wastewater to meet the needs of the service population, protect the environment, and comply with all applicable regulations.
 Goal 11.5 Solid Water Management – Operate an efficient waste management program that protects the health of area residents, prolongs the useful life of the landfill site, and encourages recycling of any and all materials found to be feasible for recovery and reuse.
 Goal 11.8 Public Services – Maintain public protection service levels consistent with City standards for acceptable risk levels.

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 11  Policy 11.B Infrastructure – The City shall identify public infrastructure needs and use the Capital Improvements Program to schedule improvements necessary for achieving long-term land use and community development objectives.
 Policy 11.C Water System Design – The Water system shall be designed, constructed, and managed to provide a sufficient quantity of appropriatequality water for the existing and planned community.  Policy 11.F Wastewater Management Design – The City shall continue to provide adequate wase-water treatment levels to meet the needs of the City and the service area users. Compliance with applicable state and federal standards will be pursued to the extent possible.  Policy 11.G Solid Waste Management – The City shall continue to operate an environmentally sensitive solid waste management program and encourage the recycling of paper, glass, plastics, and metals. The City shall encourage waste minimization and source reduction of all wastes, with special emphasis on hazardous materials.
 Policy 11.J Public Protection – The City shall continue to provide sufficient funding, trained personnel, and all necessary equipment and facilities to maintain city standards for public safety and response time.  Goal 12.1 Land Use Safety – Plan for and regulate the uses of land in order to provide a pattern of urban development that will minimize exposure to hazards from either natural or human-related causes.
 Goal 12.6 Personal Safety – Ensure that community standards for personal safety are enforced.
 Goal 12.7 Emergency Preparedness – Anticipate the potential for disasters; maintain continuity of life-support functions during an emergency; and maximize efforts for post-emergency recovery.
 Policy 12.A Environmental and Public Safety – The City shall plan for and maintain development standards that minimize risks to human lives and property resulting from environmental and man-caused hazards. The City shall protect neighboring residential development from the immediate threats of potentially hazardous industrial or agricultural materials and airport hazards through careful land use planning.
 Policy 12.B Seismic Hazards – The City shall use the development review process to ensure that potential geologic hazards are evaluated and mitigated prior to construction.

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 12  Policy 12.C Soil Constraints – The City shall take all appropriate actions to ensure that current land use activities and new developments are mitigated to prevent soil failure and other soil-related dangers.  Policy 12.D Flood Hazard Reduction – The City shall pursue the protection of new and existing development from the impacts of flooding up to the 100-year event.
 Policy 12.E Hazardous Materials Control – The City shall strictly enforce ordinances and regulations for the use, storage, transport, and disposal of hazardous materials.
 Policy 12.F Fire Safety Standards – The City shall use development approval authority, code enforcement, and periodic inspections to ensure that fire prevention standards are maintained.
 Policy 12.H Fire Suppression Planning – The City shall maintain a level of fire protection for the community that emphasizes an aggressive initial attack to stop fires in early stages as well as to have adequate staff and equipment (including mutual aid) to prevent a conflagration.  Policy 12.I Crime Prevention – The City shall provide sufficient funding, adequate personnel levels, and necessary equipment to maintain civil order and prevent crime.
 Policy 12.M Noise – The City shall utilize land use regulations and enforcement to ensure that noise levels in developed areas are kept at acceptable levels, and that future noise-sensitive land uses are protected from noise that is harmful.
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.

Supportive Evidence
The purpose of Title 14 (Zoning) is, in general, to protect the public health, safety, peace, morals, comfort, convenience, and general welfare and, among other purposes, to assist in providing a definite plan of development for the City and to guide, control, and regulate the future growth of the City in accordance with such plan.

The purpose of the provisions in the Zoning Code concerning specific plans are to establish requirements and procedures for the development, adoption and amendments of specific plans and ensure that the City’s Zoning Code is consistent with law regulating Specific Plans and in particular, Article 8 of Chapter 3, of Division of Title 7 of the California Government Code, commencing with Section 65450. In accordance with Gov’t Code Section 65450, the City may prepare specific plans for the systematic implementation of its general plan for all or part of the area covered by the general plan.

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C:\ProgramData\activePDF\Temp\DocConverter\API\Input\$73bfd3aad2db$E587B43100F64B47A183C0F3BE63E039.docx ri 9/8/2023 12:37:13 PM AJS ______ MDH ______ CDD ______ 13 The DWSP would serve as a regulatory tool to implement the Watsonville 2005 General Plan and guide development in downtown Watsonville. The DWSP includes all required contents, as set forth in WMC Section 14-12.902(b) and Gov’t Code Section 65451.
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.

Once a thriving and bustling downtown, the Main Street has struggled to compete regionally with other commercial areas and has experienced high retail and commercial vacancy rates for the past several decades. The City has taken many steps to revitalize the downtown since the destructive 1989 Loma Prieta earthquake, including several downtown plans and downtown design guidelines, as well as the development of a new Civic Plaza that is home to the South County Courthouse, City library, City administrative offices, City Council Chambers, and public meeting space.

The DWSP would help revitalize downtown by facilitating housing production and preservation; increase retail-entertainment activity; encouraging higher-density mixed-use residential projects; adding visitor-oriented uses; supporting a greater range of civic and cultural activities; improving the safety and comfort of pedestrians; enhancing bicycle infrastructure and connections; and targeting uses and activities that appeal to a wide range of Watsonville’s residents and employees. Adoptions of the DWSP will not be detrimental to the public health, safety or welfare of persons residing or working in or adjacent to the DWSP area because it will implement the General Plan and guide development in the DWSP area.
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.

Supportive Evidence
In accordance with Gov’t Code Section 65450, the City may prepare specific plans for the systematic implementation of its general plan for all or part of the area covered by the general plan. The DWSP would serve as a regulatory tool to implement the Watsonville 2005 General Plan and guide development in downtown Watsonville.

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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 1 RESOLUTION NO. 14-23 (PC)

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

WATSONVILLE, CALIFORNIA, RECOMMENDING TO THE CITY

COUNCIL TO ADOPT AN UNCODIFIED ORDINANCE OF THE CITY OF

WATSONVILLE, AMENDING THE ZONING MAP TO REFLECT THE

BOUNDARIES OF THE DOWNTOWN WATSONVILLE SPECIFIC PLAN
AREA; AND ADOPT AN ORDINANCE OF THE CITY OF WATSONVILLE, AMENDING THE ZONING CODE (TITLE 14 OF THE WATSONVILLE
MUNICIPAL CODE) TO ADD A NEW PART 26 “DWSP DISTRICT” TO CHAPTER 14-16 IN ORDER TO REFER TO THE PERMITTED USES AND DEVELOPMENT STANDARDS IN CHAPTER 6 OF THE DOWNTOWN

WATSONVILLE SPECIFIC PLAN
Project: Downtown Watsonville Specific Plan
WHEREAS, the Downtown Watsonville Specific Plan (DWSP) has been prepared as a planning tool to implement the General Plan and to guide development in a specific area; and
WHEREAS, the DWSP is intended to be a tool for developers, property owners, City staff and decision makers by providing strong and clear policies, development standards, and a vision that guides land use decisions, infrastructure improvements, design, and economic development activities in the project area; and WHEREAS, the overarching goals of the DWSP are to facilitate housing production and preservation; increase retail-entertainment activity; encourage higherdensity mixed-use residential projects; add visitor-oriented uses; support a greater range of civic and cultural activities; improve the safety and comfort of pedestrians; enhance bicycle infrastructure and connections; and target uses and activities that appeal to a wide range of Watsonville’s residents and employees; and
WHEREAS, the DWSP establishes new zones and overlays, which are intended to concentrate urban activity and intensity in the center of downtown and allows DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 7

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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 2 development to transition to existing lower-intensity neighborhood settings at the periphery of the DWSP plan area and to industrial activity to the south; and WHEREAS, the new zones consist of the Downtown Core and Downtown Neighborhood Zones; and
WHEREAS, the Downtown Core Zone is an active, walkable environment, characterized by buildings up to six stories. This is the heart of Downtown—generally flanking Main Street—where the most active and intense development patterns and uses are anticipated. Upper floors contain residential units or office space. Buildings are close to the sidewalk and have little-to-no side setbacks; and WHEREAS, the Downtown Neighborhood Zone is characterized by smaller scale buildings than those of the Downtown Core Zone and generally includes a similar mix of active and residential uses; and
WHEREAS, as part of implementing the DWSP, the City intends to amend the Zoning Map to reflect the boundaries of the DWSP plan area; and WHEREAS, as part of implementing the DWSP, the City intends to amend the Zoning Code (Title 14 of the Watsonville Municipal Code) to create a new DWSP district and reference the permitted uses and development standards in Chapter 6 of the adopted DWSP document; and
WHEREAS, as the DWSP’s zoning is inconsistent with the Watsonville General Plan, the General Plan is being updated concurrent with the Specific Plan to ensure consistency between the two documents; and
WHEREAS, as part of implementing the DWSP, it is anticipated that the City would adopt a General Plan Amendment to add two new mixed-used land use designations and align the General Plan land use diagram by changing the existing land use designations DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 7

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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 3 of the DWSP plan area to correspond with the zones shown on the Regulating Plan, Figure 6-1, of the DWSP; and
WHEREAS, the proposed General Plan Amendment also includes amending implementation measures 4.A.3, 4.C.6 and 10.C.2; and
WHEREAS, pursuant to Section 14-12.700 of the Watsonville Municipal Code, the General Plan text and land use diagram may be amended whenever the public necessity, the general community welfare, and good zoning practice permit such an amendment to the General Plan; and
WHEREAS, the proposed General Plan Amendment would satisfy the requirement of State law applicable to General Law cities for zoning and General Plan consistency; and
WHEREAS, pursuant to Section 65358(b) of the Government Code, the General Plan may only be amended four (4) times during any calendar year; and WHEREAS, the proposed General Plan Amendment, if adopted, will be the twentyninth (29th) amendment, since its original adoption, to the Watsonville 2005 General Plan and the second (2nd) amendment of the 2023 calendar year; and WHEREAS, an Environmental Impact Report (EIR) was prepared for the DWSP (SCH #2022100602) in accordance with the California Environmental Quality Act (CEQA); and
WHEREAS, before considering making a recommendation on the proposed General Plan Amendment, the Planning Commission of the City of Watsonville reviewed and considered the potential environmental impacts of the project and adopted Resolution No. 11-23 (PC), recommending that the City Council adopt and certify the EIR for the DWSP, as well as a set of CEQA Findings and a Mitigation Monitoring and Reporting Program; and
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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 4 WHEREAS, notice of time and place of the hearing to consider approval of the General Plan Amendment was given at the time and in the manner where appropriate public noticing procedures have been followed and a public hearing was held according to Section 14-10.900 of the Watsonville Municipal Code; and WHEREAS, the Planning Commission has considered all evidence received, both oral and documentary, and the matter was submitted for decision.

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

Good cause appearing, and upon the Findings, attached hereto and incorporated herein as Exhibit “A”, the Planning Commission of the City of Watsonville does hereby recommend to the City Council adoption of an uncodified ordinance amending of the Zoning Map Amendment to reflect the boundaries of the DWSP plan area (attached hereto and marked as Exhibit “B”) and Zoning Code Amendment to add the new Part 26 “DWSP District” to Chapter 14-16 in order to refer to the permitted uses and development standards in Chapter 6 of the DWSP (attached and hereto marked as Exhibit “C”).

I HEREBY CERTIFY that the foregoing Resolution was introduced at a regular meeting of the Planning Commission of the City of Watsonville, California, held on the 5th of September 2023, by Commissioner Vega, who moved its adoption, which motion being duly seconded by Commissioner Veitch-Olson, was upon roll call, carried and the resolution adopted by the following vote:

Ayes: Commissioners: Acosta, Dodge, Radin, Rojas, Sencion, Vega, Veitch-Olson Noes: Commissioners: None

Absent: Commissioners: None
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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 5 _________________________________ _______________________________ Suzi Merriam, Secretary Daniel Dodge, Chairperson
Planning Commission Planning Commission
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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 6 CITY OF WATSONVILLE EXHIBIT A

PLANNING COMMISSION
ZONING AMENDMENT FINDINGS (WMC §§ 14-12.807, 14-12.708) a. The proposed amendment is consistent with the policies embodied in the General Plan.

Supportive Evidence
The procedures for adopting and amending a specific plan are essentially the same as for a general plan, except that it may be amended as often as necessary, and may be adopted by ordinance or resolution. Gov’t Code § 65453(a). The adoption or amendment of a specific plan, like a general plan, is a legislative act.

As part of implanting the Downtown Watsonville Specific Plan (DWSP), the City will have adopted Chapter 6 of the DWSP by ordinance. Therefore, the land use and development standards in the DWSP supersede the land use and development standards in the Zoning Ordinance (Title 14 of the Watsonville Municipal Code) for properties within the DWSP plan area. Regulations not addressed in DWSP, such as standards for specific land uses, will still be regulated by the Zoning Ordinance.

The proposed amendment to the Zoning Map reflects the DWSP plan area and the proposed amendment to the Zoning Code applies the land use and development standards set forth DWSP to all parcels in the DWSP plan area.

The proposed zoning amendments facilitate implementation of the DWSP, which would help revitalize downtown by facilitating housing production and preservation; increasing retail-entertainment activity; encouraging higher-density mixed-use residential projects; adding visitor-oriented uses; supporting a greater range of civic and cultural activities; improving the safety and comfort of pedestrians; enhancing bicycle infrastructure and connections; and targeting uses and activities that appeal to a wide range of Watsonville’s residents and employees.

These objectives are in harmony with the overall intent of the Watsonville 2005 General Plan, including the following goals and policies regarding land use, urban design, environmental resources, transportation and circulation, public facilities, and public safety:
• Goal 4.2 Neighborhoods – Conserve and improve the living environment of existing neighborhood commercial Services.
• Goal 4.3 Commercial Land Use – Revitalize the central business district and provide adequate neighborhood commercial services.
• 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.

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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 7 • Goal 4.5 Public Land Use – Provide public and institutional land uses and service in proportion to population growth.
• 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 jobs skill training.
• Goal 4.7 Land Use Sustainability – 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 vase on the land’s overall sustainability, including: the accessibility of existing and proposed public facilities, services, and utilities; physical and financial constraints; and/or growth inducing impacts.
• Policy 4.A Residential Land Use – The City shall plan for housing production on a five-year cycle consistent with the policies of the adopted Housing Element (See chapter 6, Housing: Goals, policies, and Programs).

The overall housing objectives for the General Plan time frame shall also be considered in long-range planning for housing.
• Policy 4.B Neighborhood Preservation – The City shall plan for the protection of existing neighborhood qualities and the provision of adequate neighborhood facilities in developing areas.
• Policy 4.C Commercial Land Use – The City shall plan for revitalization of the central business district along with the distribution of convenient neighborhood commercial centers.
• Policy 4.D Industrial Land Use – The city shall promote modernization of existing industrial plants and the location of new industrial facilities on land planned for industry in Watsonville 2005.
• Policy 4.F Economic Development – The city shall plan for economic development.
• Policy 4.G Land Use Suitability – The City shall encourage the development of urban uses on those land best suited for urban uses and discourage it on land unsuited for urban uses.
• Goal 5.1 Visual Resources – Preserve and enhance the built and natural visual resources within Watsonville.
• Goal 5.2 Community Appearance – Blend new development with recognized values of community appearance and scenic qualities, and ensure that new development enhances, rather than detracts from, its surroundings.

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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 8 • Goal 5.4 Downtown – Preserve and enhance the visual appearance of Main Street from the Pajaro River Bridge to Freedom Boulevard. • Goal 5.6 Urban Design – Achieve high standards of street, site and building design that are both efficient, and aesthetically pleasing. • Goal 5.7 Heritage Preservation – Enhance and protect structures, sites, and other landmarks that give residents of the Planning Area a link with their cultural heritage.
• Goal 5.8 Urban Beautification – Support public and private urban beatification activities and promote pride in community appearance. • Policy 5.A Project Design Review – The preservation of visual resources shall be accomplished through the design review process. • Policy 5.B Design Consistency – The City shall review new development proposals to encourage high standards of urban design and to ensure that elements of architectural design and site orientation do not degrade or conflict with the appearance of existing structures.
• Policy 5.D Downtown Design Plan – The City shall prepare, adopt, and implement a design plan for the urban design, circulation, parking, and commercial sign location within the central business district. • Policy 5.E Viewscape Protection – The City shall use the General Plan Land Use chapter and the design review process to ensure that major new development projects do not impact scenic vistas now enjoyed throughout the city.
• Policy 5.F Design Factors – The design review process shall combine elements of aesthetics with considerations for project efficiency. • Policy 5.G Historic Preservation – The City shall evaluate and make recommendations for the preservation of historic structures, landmarks, and buildings of particular architectural interest.
• Policy 5.H Streetscape Beautification – The City shall promote streetscape beautification activities and civic pride in community appearance.
• Goal 9.1 Open Space Network – Provide a comprehensive network of open space land uses for outdoor recreation and environmental protection. • Goal 9.2 Open Space Preservation – Preserve the open space and agricultural land uses surrounding the urban limit line which contribute to the economic base, provide scenic vistas, and offer opportunities for scientific exploration.

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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 9 • Goal 9.3 Natural Resources – Identify and protect the natural resources of the Watsonville Planning Area.
• Goal 9.4 Air Quality – Maintain or improve the present air quality level within the Pajaro Valley.
• Goal 9.5 Water Quality – Ensure that surface and groundwater resources are protected.
• Goal 9.6 Soil Conservation – Preserve and protect the soil resources throughout the community and minimize the environmental degradation caused by soil erosion, construction impact on soils, and deterioration of water quality caused by suspended solids.
• Goal 9.11 Hazardous Materials – Protect the air, water, soil, and biotic resources from damage by exposure to hazardous materials through aggressive management of hazardous materials.
• Goal 9.12 Energy – Promote the conservation of energy and the use of alternative energy resources in transportation and residential, commercial, and industrial development.
• Policy 9.B Natural Resource Protection – The City shall designate land necessary for the preservation of natural resources and to avoid conflicts with urban land uses.
• 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. In addition to the measures listed below, measures

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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 10 • Policy 9.I Energy – The City shall strive to reduce non-renewable energy resource consumption and promote the use of alternative energy resources. • Goal 10.1. Street and Highway Facilities – Plan and provide for a safe, efficient, and environmentally sensitive network of streets and highways for movement of people and goods.
• Goal 10.4. Bicycle Circulation – Plan for and provide a safe, convenient network of bicycle facilities.
• Goal 10.5. Pedestrian Circulation – Recognize the importance of pedestrian travel, alone, or in combination with other travel modes, and to encourage walking.
• Goal 10.7. Aesthetic Considerations – Plan and provide for a circulation network that preserves and enhances scenic amenities.
• Goal 10.8. Truck Transportation – Recognize the importance of a truck transportation to the Watsonville area and to plan for the safe, unobtrusive movement of trucks.
• Goal 10.9. Utility Routing – Ensure the adequate provision of necessary public utilities in a way which minimizes their visual impacts and potential hazards to the safety of residents.
• Goal 10.10. Emergency Access – Ensure sufficient provision of emergency or secondary access and maintain acceptable response times for all parts of the service area.
• Policy 10.A Street and Highway Improvements – The City shall pursue a program of regularly scheduled maintenance and street improvements, accompanies by the planned extension of roadways to serve new development.
• Policy 10.B State Highway Improvements – The City shall encourage improvements to state highways within the Planning Area in order to increase their efficiency in the regional and local circulation network. • Policy 10.D Project Priority – The City shall maintain liaison with county, regional, and state transportation planning agencies to ensure the highest priority for completion is given to transportation system improvements that serve to implement the long-range land use policies of Watsonville 2005. • Policy 10.F Planning for Transit – The City shall use its land use planning authority to enhance the use of transit.

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C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 11 • Policy 10.G Transit Promotion – In order to encourage use of transit by all age groups and for all purposes, the City shall ensure that transit centers and stops are safe, attractive and do not deter transit use. • Policy 10.K Bicycle Facilities Development – The City shall plan for and implement a comprehensive network of bicycle facilities in order to promote the bicycle as an alternative to the private automobile. • Policy 10. M Bicycle Support Facilities – The City shall encourage bicycle facilities in new developments, as a commute alternative. • Policy 10.N Pedestrian Travel – The city shall plan for and implement a comprehensive network of safe pedestrian facilities in order to promote pedestrian travel.
• Policy 10.O Walkway Aesthetic and Safety – Pedestrian walkways should be designed to promote walking by providing a safe and aesthetically pleasing path of travel.
• Policy 10.P Pedestrian Access – Access for pedestrian travel shall be maintained where it already exists and provided where it does not, in order to prevent or eliminate barriers to pedestrian travel.
• Policy 10.S Aesthetics – The City shall seek to preserve and enhance scenic vistas to and from the transportation corridors. • Policy 10.T Landscaping – The city shall encourage the use of vegetation to create or enhance scenic vistas and to serve as buffers for transportation facilities.
• Policy 10.P 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.
• Policy 10.Y Emergency Access – The city shall ensure that emergency or secondary access is provided for all new development in the city’s service area.
• Goal 11.1 Service Availability – Maintain or increase the current availability of public services and facilities consistent with projected population growth in the City limits and Sphere of Influence and according to the fiscal resources of the City.
• Goal 11.2 Public Services – Assure new development can be served by adequate public services and facilities.
• Goal 11.3 Water Supply – Construct and maintain a water system and institute water management policy that will provide a sufficient quantity of DocuSign Envelope ID: B604B29A-CDC7-4C36-B3A2-F58BC8791CD5 Attachment 7

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Reso No. (PC)
C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 12 appropriate-quality water to meet the needs of the existing and planned community.
• Goal 11.4 Wastewater Management – Continue the safe and efficient collection, treatment, and disposal of domestic and industrial wastewater to meet the needs of the service population, protect the environment, and comply with all applicable regulations.
• Goal 11.5 Solid Water Management – Operate an efficient waste management program that protects the health of area residents, prolongs the useful life of the landfill site, and encourages recycling of any and all materials found to be feasible for recovery and reuse.
• Goal 11.8 Public Services – Maintain public protection service levels consistent with City standards for acceptable risk levels. • Policy 11.B Infrastructure – The City shall identify public infrastructure needs and use the Capital Improvements Program to schedule improvements necessary for achieving long-term land use and community development objectives.
• Policy 11.C Water System Design – The Water system shall be designed, constructed, and managed to provide a sufficient quantity of appropriatequality water for the existing and planned community. • Policy 11.F Wastewater Management Design – The City shall continue to provide adequate wase-water treatment levels to meet the needs of the City and the service area users. Compliance with applicable state and federal standards will be pursued to the extent possible. • Policy 11.G Solid Waste Management – The City shall continue to operate an environmentally sensitive solid waste management program and encourage the recycling of paper, glass, plastics, and metals. The City shall encourage waste minimization and source reduction of all wastes, with special emphasis on hazardous materials.
• Policy 11.J Public Protection – The City shall continue to provide sufficient funding, trained personnel, and all necessary equipment and facilities to maintain city standards for public safety and response time. • Goal 12.1 Land Use Safety – Plan for and regulate the uses of land in order to provide a pattern of urban development that will minimize exposure to hazards from either natural or human-related causes.
• Goal 12.6 Personal Safety – Ensure that community standards for personal safety are enforced.

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Reso No. (PC)
C:\Users\celia.castro\Desktop\Resolution - Zoning Amendment.docx ri 8/31/2023 11:27:13 AM AJS ______ MDH ______ CDD ______ 13 • Goal 12.7 Emergency Preparedness – Anticipate the potential for disasters; maintain continuity of life-support functions during an emergency; and maximize efforts for post-emergency recovery.
• Policy 12.A Environmental and Public Safety – The City shall plan for and maintain development standards that minimize risks to human lives and property resulting from environmental and man-caused hazards. The City shall protect neighboring residential development from the immediate threats of potentially hazardous industrial or agricultural materials and airport hazards through careful land use planning.
• Policy 12.B Seismic Hazards – The City shall use the development review process to ensure that potential geologic hazards are evaluated and mitigated prior to construction.
• Policy 12.C Soil Constraints – The City shall take all appropriate actions to ensure that current land use activities and new developments are mitigated to prevent soil failure and other soil-related dangers. • Policy 12.D Flood Hazard Reduction – The City shall pursue the protection of new and existing development from the impacts of flooding up to the 100-year event.
• Policy 12.E Hazardous Materials Control – The City shall strictly enforce ordinances and regulations for the use, storage, transport, and disposal of hazardous materials.
• Policy 12.F Fire Safety Standards – The City shall use development approval authority, code enforcement, and periodic inspections to ensure that fire prevention standards are maintained.
• Policy 12.H Fire Suppression Planning – The City shall maintain a level of fire protection for the community that emphasizes an aggressive initial attack to stop fires in early stages as well as to have adequate staff and equipment (including mutual aid) to prevent a conflagration. • Policy 12.I Crime Prevention – The City shall provide sufficient funding, adequate personnel levels, and necessary equipment to maintain civil order and prevent crime.
• Policy 12.M Noise – The City shall utilize land use regulations and enforcement to ensure that noise levels in developed areas are kept at acceptable levels, and that future noise-sensitive land uses are protected from noise that is harmful.
b. That the proposed amendment is compatible to the extent possible with the actual and general planned use of the adjacent properties.

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Watsonville City CouncilOctober 10, 2023

Watsonville City Council
October 10, 2023