Watsonville City Council
October 24, 2023

123
CHAPTER 4—MOBILITY AND TRANSPORTATION
Page Intentionally Left Blank

124 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Chapter 5:

PUBLIC REALM

IMPROVEMENTS

5.1—Introduction

5.2—Streets

5.3—Streetscape Improvements

5.4—Public Art

5.5—Events Programming

5.6—Plazas and Courtyards

125 Page 316 of 1168
126 DOWNTOWN WATSONVILLE SPECIFIC PLAN
PLACEMAKING IS A PEOPLECENTERED AND COLLABORATIVE

APPROACH TO THE PLANNING,

DESIGN, AND MANAGEMENT OF
PUBLIC SPACES. IT STRENGTHENS

THE CONNECTION BETWEEN

PEOPLE AND THE PLACES THEY
SHARE AND VALUE.

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CHAPTER 5—PUBLIC REALM IMPROVEMENTS
Placemaking helps to promote better urban design, facilitates creative patterns of use, and pays particular attention to the physical, cultural, and social identities that define a place.

Placemaking can include a wide variety of public actions, regulations, and strategies that promote people-oriented places that are walkable, bikeable, pleasant, and help foster community vitality and vibrancy.

The purpose of this chapter is to
describe recommended public realm
improvements in the Specific Plan area
that serve to fulfill the Specific Plan goal
of enhancing the pedestrian experience
and creating linkages between various
activity nodes. The recommended
public realm improvements consist
of an interrelated palette of sidewalk
improvements, street trees, street
furniture, street lighting, signage, and
landscaping. Public art can also have
a role in the streetscape palette. These
improvements are intended to enhance
and unify the visual and spatial
experience of the driver, pedestrian,
and the bicyclist, and help provide key
linkages between the activity centers
and neighborhoods in the Plan area.

These recommendations are
conceptual, and the City will need to
further assess and supplement these
recommendations, as noted, on a caseby-case basis.

Section 5.1

INTRODUCTION
PHOTO CAPTION—Example of a public gathering in a town square

128 DOWNTOWN WATSONVILLE SPECIFIC PLAN
The vitality of downtown life demands a design approach that is sensitive to the multi-faceted role streets play in the city.

These roles are:
• Vehicular/transit circulation (easy
access to downtown, control traffic
congestion)
• Bicycle circulation (complete,
comfortable safe network to provide
access to downtown)
• Pedestrian circulation
(“walkability;” safe, comfortable
navigation on foot through town)
• The “outdoor rooms” of a downtown
–where most of the “activity” in
downtown occurs (outdoor dining,
shopping, socializing)
• Business support by providing
exposure/visibility and convenient
curbside parking
Section 5.2

STREETS
PHOTO CAPTION—Streetscape of Main Street in Downtown Watsonville The public realm primarily consists of the public rights-ofways stitching together publicly accessible open spaces such as parks, squares, plazas, courtyards, and alleys. Streets are foundational to the function of downtown and make up most of the public space in cities. They also have the potential to foster business activity, serve as a front yard for residents, and provide a safe place for people to get around, whether on foot, bicycle, car, or transit. When balancing priorities, it is important to note that streets have various users with various needs. There are pedestrians, vehicles, bicyclists, business owners - all of whom share the same right-of-way but at times have conflicting priorities in terms of the way they would like to utilize the right-of-way.

Chapter 4: Mobility describes the various street types and recommended cross-sections for the major streets in Downtown Watsonville. Detailed recommendations for Main Street, E. Beach Street, E. Lake Avenue, Rodriguez Street, and other neighborhood streets are provided.

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CHAPTER 5—PUBLIC REALM IMPROVEMENTS
Section 5.3

STREETSCAPE IMPROVEMENTS
FROM LEFT TO RIGHT—Sidewalk in
Downtown Watsonville; Example of
Parklet in Germany12; Existing canopy of
tree on Main Street
To achieve the vision of the Specific Plan, a coordinated effort of public realm improvements must be put into motion. As public realm improvements grow, so will the interest and desire to develop, work, and live in Downtown. Establishing a pleasant publicly accessible environment is key to evolving downtown Watsonville into a destination. The following streetscape elements are recommended and further described in this section and illustrated in Figure 5–1:

Parklets—Parklets are encouraged in
key locations along Main Street and E.

Beach Street in the Historic Downtown
Core character area. These parklets
will allow for expanding space for
outdoor dining at key locations.

Parklets along Caltrans facilities will
require encroachment permits from
Caltrans. Those along city streets may
provide table service for adjacent
restaurants and cafes.

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 and
Caltrans to ensure that mobility is
unobstructed and that the pedestrian
experience is being enhanced. (See
public realm map for locations)
Sidewalks and Crosswalks—
Sidewalk extensions,
midblock crosswalks, and
other improvements to the
sidewalk will help improve the
pedestrian experience. Chapter
4 contains more information
about locations and specific
improvements.

12.“Kreuzberg Bergmannstraße Parklets” by Fridolin freudenfett, licensed under CC BY-SA 4.0

130 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Street Lighting—Lighting will
be incorporated throughout the
Plan area but will be concentrated
at activity nodes and along public
circulation paths. The prioritization
of appropriately scaled lighting at
activity nodes, gateways, parklets
and public facilities will support a
comfortable walking, cycling, and
driving experience while affording
visibility at intersections, and street
character enhancement.

Street Furnishings—Street
furnishings will be incorporated at
activity nodes, public spaces, and along
active paths. Furnishing will include a
range of options that can accommodate
pedestrians and cyclists while also
catering to the varying needs of
visitors, residents, and employees of
downtown.

Gateways—Gateways will be
introduced at key locations to
communicate a sense of arrival in
Downtown. Gateways will be sited
in areas with high vehicular traffic
volumes and will seek to define
the downtown and the respective
character area in which it is located.
(See public realm map for locations)
Signage and Wayfinding—
Wayfinding will be incorporated and
designed to help visitors navigate
the Downtown. Wayfinding and
signage should be prioritized in areas
with high activity and should follow
any guidelines established by the
Signage and Wayfinding Master Plan.
(See public realm map for potential
locations)
FROM LEFT TO RIGHT—Example of pedestrian-level lighting at the Americana in Glendale, CA; Bike rack in Downtown Watsonville; Example of Gateway at Orinda Theatre Square in Orinda, CA; Wayfinding in Downtown Watsonville

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 Study Area
downtown
watsonville
specific plan
D

PUBLIC REALM IMPROVEMENTS PUBLIC CIRCULATION NETWORK
Bus Shelters Opportunity Site
Gateway
Specific Plan Boundary
Building Footprint
Parcel
Rail Line
Park/Open Space
Active Frontages
Potential Parklets
Activity Node Street Trees
Paseos
Intersection Improvements
Midblock Crossings
Transit Facility
Civic
Plaza
Future
Node
Transit
Center

PUBLIC REALM IMPROVEMENTS PUBLIC CIRCULATION NETWORK
Bus Shelters Opportunity Site
Gateway
Active Frontages
Potential Parklets
Activity Node Street Trees
Paseos
Intersection Improvements
Midblock Crossings
Transit Facility
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 Alexander 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
Specific Plan Boundary
Building Footprint
Parks/ Open Space
Rail Line
131
Figure 5–1
PUBLIC

REALM MAP
Bus Shelters Opportunity Site Paseos
Activity Node Street Trees Active Frontages
Intersection
Improvements
Gateway Potential
Parklets
Transit Facility
Midblock Crossings
Public Realm Improvements Public Circulation Network

132 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Parklets
Parklets are small seating areas of green spaces created as a public amenity on or alongside a street or sidewalk. Depending on their use, they could be a partnership between the City, local businesses, residents, and neighborhood associations. The growing demand by residents, visitors, and business owners for outdoor spaces (heightened by COVID-19) has grown interest in establishing more parklets within urban cores. Parklets can have distinctive designs that incorporate a mixture of seating, greenery, bike amenities, and can also act as a buffer between the street and the sidewalk. In July 2021, the Watsonville Public Works Department launched its Parklet Pilot Program by constructing the city’s first downtown parklet in front of Slice Pizza on Main Street. This pilot program was funded as part of the city’s supplemental CDBG recovery funding and is aimed at both supporting local businesses and expanding safe outdoor dining and entertainment opportunities throughout the city.

The Specific Plan envisions
additional parklets incorporated
into downtown with the following
strategies:
• Support local businesses through the
integration of outdoor dining with
parklets.
• Expand the city’s Parklet Program
to include more pilot projects
downtown.
• Priority locations for new parklets
include the Historic Downtown Core
character area including along Main
Street between Maple Avenue and E.

Lake Avenue, and E. Beach Street.

FROM LEFT TO RIGHT, TOP TO
BOTTOM—Parklet example in San
Francisco, CA13; Parklet example outside
of cafe; Parklet Example in São Paulo,
Brazil14.

13.“1331 9th Avenue Parklet” by Kathleen Corey, licensed under CC BY 2.0

14.“Parklet in São Paulo” by Wagner Tamanaha, licensed
under CC BY-SA 2.0

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CHAPTER 5—PUBLIC REALM IMPROVEMENTS
Street Trees
Street trees are an important component of public realm design because of their ability to provide shade and a consistent and uniform street character. The Specific Plan area has an inconsistent palette and pattern of street trees. Some streets have no street trees at all, and except for a few street segments with a consistent stand of trees, a diverse mix of street tree species can be found. This lack of uniformity contributes to an inconsistent and fragmented character. Per the 2022 Tree Canopy & Land Cover Assessment Summary Report, most of the downtown streets have under 5% tree canopy cover.

The Specific Plan goal is to reinforce existing patterns of street trees, retaining mature street trees, where possible, and to create a unified street frontage along major corridors in the Plan area. A palette of carefully selected street trees will unify the variety of existing and future land uses in the Plan area. In addition to offering a pleasant sidewalk experience, street trees provide shade, seasonal color, defined street edge, and urban forest. Canopy trees can also lower overall temperatures on sidewalks and roadways by shading. In addition, large tree canopies can capture and treat storm water before it drains into the local watershed. A uniform pattern of street trees also increases visual consistency by creating a street wall and enhancing the area’s image of stability and longevity.

The City is in the process of preparing an Urban Forest Management Plan, which will include a street tree planting list and plan to direct future planting efforts by identifying species, spacing, and growth characteristics to maximize the shade canopy on streets, neighborhoods, and historic areas.

TOP TO BOTTOM—Street trees in front
of new development in Downtown
Watsonville; Street trees providing shade
on sidewalk in Downtown Watsonville

134 DOWNTOWN WATSONVILLE SPECIFIC PLAN
In addition to referencing the Watsonville Citywide Street Tree Plan and Landscape Guidelines & Policies and any other relevant policies/documents, the following criteria and suggested tree list should provide direction for street tree planting in downtown Watsonville:
• Prioritize providing shade in areas
with the greatest activity. Select
deciduous species to maximize
seasonal sun and shade along
commercial and mixed-use streets
and evergreen along residential
streets.
• Size and space street trees based on
the dimensions as per the City of
Watsonville’s Landscape Guidelines
and Policies of the Urban Greening
Plan:
⸰ Minimum one 36” box tree for
every 30-45 lineal feet of street
frontage for commercial and multi
-family residential projects.
⸰ Minimum of one 15-gallon tree for
every 30-45 lineal feet of frontage,
or fraction thereof, for all singlefamily residential projects. • Street tree species shall be consistent
along each street. However, different
species may be used at intersections
to create special character. Tree
species shall be selected in
accordance with the Citywide Street
Tree Program, Plant Palette, and
Landscaping Guidelines and Policies
of the Urban Greening Plan.
• Selected street trees should be
appropriately sized for the scale
of the street (i.e., large enough at
maturity to define the street edge
and larger tree canopy on wider
streets). Other criteria include
requiring low water use, limited
propensity for sidewalk damage,
and the ability to thrive in urban
environments.
• Size and space tree wells to be a
minimum of 5’ long and not interfere
with PG&E service lines.
• Regularly prune trees to limit
obstructed visibility while helping to
define the street edge.
• Planter wells should consider
tree grates, permeable pavers,
decomposed granite, understory
plants, or similar treatments.
• The City’s Public Works Department
shall determine sidewalk
replacement. The property owner
shall dedicate full right-of-way and/
or street or sidewalk easements
to allow future construction of
required street improvements.
• Street tree removal and replacement
is encouraged where tree species
are incompatible, diseased, or
when there is a risk of harm or
infrastructural damage. The
following trees are encouraged to be
removed if present:
⸰ Ash - Fraxinus spp
⸰ Pear, Ornamental - Pyrus
calleryana
⸰ Privet, Glossy - Ligustrum lucidum
PHOTO CAPTION—Example of Catalina
Ironwood street tree providing shade to
a building

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CHAPTER 5—PUBLIC REALM IMPROVEMENTS
Suggested Tree List
The following table contains a list of 30 recommended street trees for planting in downtown Watsonville. The spacing should be based on canopy size of mature trees, available planting areas along sidewalks/parkways and adjacent land uses. Additionally, the minimum size for a tree well will depend on sidewalk width, adjacent land uses and tree type.

SCIENTIFIC NAME
Acer rubrum
‘Armstrong’,
‘Armstrong Gold’,
‘Brandywine’ or
‘October Glory’

COMMON NAME
Red Maple
TYPE
Deciduous

SCIENTIFIC NAME
Eriobotrya deflexa

COMMON NAME
Bronze Loquat
TYPE
Evergreen

SCIENTIFIC NAME
Aesculus x carnea
‘Briotii’

COMMON NAME
Red
Horsechestnut
TYPE
Deciduous

SCIENTIFIC NAME
Gleditsia
triacanthos
var. inermis
“Shademaster”

COMMON NAME
Thornless
Honeylocust
TYPE
Deciduous

SCIENTIFIC NAME
Arbutus ‘Marina’

COMMON NAME
Hybrid/Marina
Madrone
TYPE
Evergreen

SCIENTIFIC NAME
Jacaranda
mimosifolia

COMMON NAME
Jacaranda
TYPE
Deciduous

SCIENTIFIC NAME
Cordia boissieri

COMMON NAME
Texas Olive, Cordia
TYPE
Evergreen

SCIENTIFIC NAME
Lagerstroemia
indica ‘Natchez’
‘Tuscarora’
‘Muskogee’

COMMON NAME
Crape Myrtle
TYPE
Deciduous

SCIENTIFIC NAME
Aesculus
californica

COMMON NAME
California Buckeye
TYPE
Deciduous

SCIENTIFIC NAME
Erythrina cristagalli

COMMON NAME
Cockspur Coral
Tree
TYPE
Deciduous

SCIENTIFIC NAME
Albizia julibrissin

COMMON NAME
Silk Tree, Mimosa
Tree
TYPE
Deciduous

SCIENTIFIC NAME
Ilex vomitoria

COMMON NAME
Yaupon
TYPE
Evergreen

SCIENTIFIC NAME
Cercis canadensis

COMMON NAME
Eastern Redbud
TYPE
Deciduous

SCIENTIFIC NAME
Lagerstroemia
indica ‘biloxi’

COMMON NAME
Biloxy Crape
Myrtle
TYPE
Deciduous

SCIENTIFIC NAME
Crataegus
phaenopyrum

COMMON NAME
Washington
Hawthorn
TYPE
Evergreen

SCIENTIFIC NAME
Arecastrum
romanzoffianum

COMMON NAME
Queen Palm
TYPE
Palm

136 DOWNTOWN WATSONVILLE SPECIFIC PLAN

SCIENTIFIC NAME
Melaleuca
linariifolia

COMMON NAME
Flaxleaf Paperbark
TYPE
Evergreen

SCIENTIFIC NAME
Prunus serrulata

COMMON NAME
Japanese
Flowering Cherry
TYPE
Deciduous

SCIENTIFIC NAME
Metrosideros
excelsa

COMMON NAME
New Zealand
Christmas Tree
TYPE
Evergreen

SCIENTIFIC NAME
Rhus lancea

COMMON NAME
African Sumac
TYPE
Evergreen

SCIENTIFIC NAME
Ulmus ‘Frontier’

COMMON NAME
Frontier Hybrid
Elm
TYPE
Deciduous

SCIENTIFIC NAME
Platanus acerifolia
‘yarwood’

COMMON NAME
London Plane
Yarwood
TYPE
Deciduous

SCIENTIFIC NAME
Vitex agnuscastus

COMMON NAME
Chaste Tree
TYPE
Deciduous

SCIENTIFIC NAME
Melaleuca
quinquenervia

COMMON NAME
Cajeput Tree
TYPE
Evergreen

SCIENTIFIC NAME
Pyrus calleryana
‘Aristocrat’

COMMON NAME
Aristocrat Pear
TYPE
Deciduous

SCIENTIFIC NAME
Olea europaea

COMMON NAME
Olive Tree
TYPE
Evergreen

SCIENTIFIC NAME
Tilia americana
‘Redmond’

COMMON NAME
American Linden
TYPE
Deciduous

SCIENTIFIC NAME
Pistacia chinensis

COMMON NAME
Chinese Pistache
TYPE
Deciduous

SCIENTIFIC NAME
Ulmus davidiana
var. japonica

COMMON NAME
Japanese Elm
TYPE
Deciduous

SCIENTIFIC NAME
Tristania conferta

COMMON NAME
Brisbane Box
TYPE
Evergreen

SCIENTIFIC NAME
Prunus cerasifera

COMMON NAME
Purple-Leaf Plum
TYPE
Deciduous

SCIENTIFIC NAME
Lyonothamnus
floribundus subsp.

Aspleniifolius

COMMON NAME
Catalina Ironwood
TYPE
Evergreen

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CHAPTER 5—PUBLIC REALM IMPROVEMENTS
Street and Pedestrian Lighting
A vibrant downtown with a mix of uses is anticipated to be active seven days a week for 18 hours a day. Successful, vibrant downtowns with a mix of uses are anticipated to be active seven days a week, 18 hours a day. As such, a safe, well-lit street environment is critical to Downtown Watsonville’s success. Street lighting is a key element that provides a sense of security to users and helps create an appealing walkable environment for evening and nighttime activities. In addition to vehicular-scaled lights along the major vehicular corridors, pedestrian-scaled lights should be installed along major retail and mixed-use streets.

The following selection criteria should be used when selecting pedestrian-scaled fixtures:
• Pedestrian-scaled lighting should
be 14-18 feet tall and placed
appropriately to illuminate public
spaces and pathways (e.g., walkways,
steps, ramps, alleys, etc.) efficiently,
especially in concentrated areas with
high activity such as commercial
corridors, bus-boarding areas,
and along major pedestrian access
routes. When feasible, pedestrian
light fixtures shall be installed
onto existing street light poles for
additional illumination of sidewalks.
• Spacing for light pedestrian-scaled
fixtures should be between 60-80 feet.
• Fixtures should be compatible with
the style, color, and streetscape
aesthetic of downtown and follow
guidance provided by the Public
Improvement Standards and Signage
and Wayfinding Master Plan (e.g.,
customization, artistic or other
treatments).
• Shield or confine light spread to
targeted areas by appropriately
selecting, retrofitting, and locating
lighting to limit glare, sky glow, and
light intrusion.
• Durability of products, materials,
and finishes shall incorporate vandal
resistance, weather resistance, and
low maintenance.
• Smart lighting systems and strategies
should be used to improve energy
efficiencies, safety, time of day use,
and illumination levels.
• Employ uplighting and ornamental
lighting to highlight and draw
attention to points of interest, public
spaces, entries, paths, and urban
design and architectural details.

FROM LEFT TO RIGHT, TOP TO BOTTOM—Pedestrian-scaled street light example in Walnut Creek, Pedestrian-scaled lights along a walkway, Existing historic street lights on Main Street

138 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Street Furnishings Gateways
Street furnishings are inclusive of a variety of elements intended to create a navigable, comfortable, and pleasant experience. These amenities should be provided on major retail streets, public open spaces, and areas with high pedestrian activities. These amenities include benches, waste receptacles, bicycle racks, tree grates, bus shelters, water fountains, lighting, and shade structures.

Establishing a unified palette of pedestrian amenities helps to create a cohesive streetscape environment while also helping to attract residents and visitors to downtown Watsonville.

The following selection criteria should be used when selecting street furnishings:
• Establish a coordinated palette for
street furnishings – including for
benches, planters, bike racks, trash
receptacles, bollards, and tree grates
– consistent with City’s Signage and
Wayfinding Master Plan.
• Pedestrian amenities should provide
design expression by complementing
surrounding design and maintaining
a uniform aesthetic regardless of
vendor or manufacturer.
• Durability of products, materials,
and finishes shall incorporate vandal
resistance, weather resistance, and
low maintenance.
• Trash receptacles should
accommodate both waste and
recycling while allowing for easy
removal of waste.

Criteria for gateway design include
the following:
• Gateways should be scaled
proportionate to the scale of the
street.
• Gateways should be at a vehicular
scale, i.e., be visible to passing
motorists.
• The design of the gateway should be
coordinated with the district wide
signage and wayfinding system.
• The City could also consider public
art at gateway locations.

FROM LEFT TO RIGHT—Example of a
bench and waste receptacle; Bus shelter
in Santa Clara, CA; Example of a gateway
sign in downtown Worcester, MA 15

15.“City of Worcester” by Selbert Perkins Design
Entry gateways can be used to establish
an identity for Downtown Watsonville.

Gateways can take many forms – from
monuments in parkways to street
arches to vertical pylons. As a part
of the Signage and Wayfinding Plan
discussed previously, gateway signage
will also be provided.

See Figure 5–1 Public Realm Map
for locations and the Signage and
Wayfinding Master Plan for additional
guidance.

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CHAPTER 5—PUBLIC REALM IMPROVEMENTS
Signage and Wayfinding
The City of Watsonville is in the process of preparing a Signage and Wayfinding Master Plan that provides citywide direction for signage and wayfinding. Once adopted, the Signage and Wayfinding Master Plan will govern signage in the downtown (See Signage and Wayfinding Master Plan for recommendations).

The following are the goals of the wayfinding system:
• Help visitors navigate to their
destinations as easily as possible.
• Increase the functionality of
wayfinding in and around
Watsonville.
• Develop wayfinding solutions that
assist in identifying neighborhoods,
businesses, recreation, key regions,
and destinations.
• Coordinate wayfinding and tourism
tools, including signage, and identify
technology.
• Create a pedestrian wayfinding
system that facilitates the
communities desire to have a
walkable downtown, but also
facilitate a branded placemaking
experience to downtown and other
areas of the City where residents and
visitors frequent.
• Support placemaking opportunities
that celebrate the history and future
of Watsonville.
• Coordinate and build consensus with
the stakeholders, approving agencies
and community.

Guidelines for the wayfinding
system include the following:
• Wayfinding signage shall
follow the styles and color palette
established by the city’s Wayfinding
Master Plan.
• Educational signage should
be used to highlight areas of
historic significance, conservation
initiatives, city programs and
sustainability efforts.
• Directional signs to destinations
should have a consistent design and
should include multiple destinations
per sign. Destinations include:
⸰ Civic Plaza
⸰ Civic Center, City Hall, Library
⸰ Pajaro River
⸰ Educational institutions
⸰ Streets and paseos
FROM LEFT TO RIGHT—Wayfinding
in Redwood City, Theatre District, CA;
Wayfinding in Downtown Long Beach, CA

140 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Public art can have a significantly positive economic and cultural impact in the City of Watsonville, while also enhancing quality of life for those who live within the city and in downtown. Public art and programming will enhance the pedestrian experience and contribute to a sense of community. Art will be incorporated throughout the Plan area but focused on locations with high activity and are visible from pedestrians, cyclists, and motorists alike. As development and revitalization continues, there is an increased need to develop alternative sources of cultural and artistic outlets to improve the environment, image, and character of the community.

The City of Watsonville has a Public Art
Program intended to promote, support,
and increase the creation of public art
displays within the City of Watsonville
to provide an opportunity for personal
and community reflection, promote the
City’s attributes and enhance its image
for the enjoyment and benefit of the
residents, businesses, employees, and
visitors. (See City Public Arts Program
for additional information) The City
also has a public art ordinance that
gives the City the authority to impose
aesthetic and design conditions on
property development in addition to
a 0.75% fee on development to help
fund public art in the city. The DWSP
aims to be supportive of the goals and
recommendations of the Public Art
Program and ordinance because in
the downtown, public art will play an
important role in helping to establish
identity, foster community pride, and
engaging local artists and residents.

Public art allows the community to
come together, engage in dialogue, and
explore creative growth.

Section 5.4

PUBLIC ART
PHOTO CAPTION—Mosaic created through the “Watsonville Brillante” project installed on the Watsonville Civic Plaza parking garage

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CHAPTER 5—PUBLIC REALM IMPROVEMENTS
FROM LEFT TO RIGHT—“Hermanita” by Juan Fuentes created through the Watsonville Brillante project installed on the Watsonville Civic Plaza parking garage; Mural in Downtown Watsonville; Public art on utility box in Downtown Watsonville
Examples of appropriate temporary
and permanent public art include:
• Murals (also see Downtown Movable
Murals part of the Public Art
Program)
• Sculptures
• Water and landscape features
• Interactive art
• Light and sound installations
Guidelines for selecting and placing new public art in Downtown Watsonville include:
• Locate art at public and/or quasi-public locations for the public enjoyment of art event, festivals and displays. Potential locations for public art include public plazas, open spaces, paseos, alleyways, blank walls, gateways, and other areas with high concentrations of activity.
• Encourage arts-related uses to locate in the area, including art galleries, performing arts and music venues, artist’s workshops, art studios, and outdoor public gathering spaces.
• Establish visual identity through the integration of art with streetscape improvements such as seating, lighting, bicycle infrastructure, parklets and other streetscape amenities. Support artist-designed streetscape furnishings and utilities to integrate artistic features, supporting design creativity in new furnishings, streetscape installations and publicly located utilities. • Expand the Public Arts Program that could include temporary and permanent installations, and live performances promoting the unique cultural identity, history, and innovation within downtown.
• Focus a portion of the City’s Public Art Fund to the Plan Area to support the installation of art.

142 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Programming publicly accessible space is key to successful placemaking. Programmed spaces help to create significantly more value than passive spaces that depend on organic activity to attract a critical mass. A well programmed environment has the potential to establish a focal point that generates visitors while also increasing land values and increasing revenue in the surrounding area. Programmed spaces also help to promote walking, biking, and increase the sense of safety by attracting more eyes on the street. The following are existing and suggested programmed events suited for downtown:

Section 5.5

EVENTS PROGRAMMING
PHOTO CAPTION—Child with Dia de los Muertos face painting and guitar at Cultural Festival in Downtown Watsonville

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CHAPTER 5—PUBLIC REALM IMPROVEMENTS
FROM TOP TO BOTTOM—Strawberry
Festival in Watsonville; Music in the
Plaza; Holiday in the Plaza
FROM TOP TO BOTTOM—Bike
ride in front of train locomotive; Art
gallery viewing in Watsonville; Census
information booth in Downtown
Watsonville
Existing Events • Strawberry Festival—A free
annual festival featuring live
entertainment, arts & crafts,
delicious strawberry treats, and
a family-friendly carnival. For
more information visit www.
celebratestrawberries.com
• Spirit of Watsonville 4th of July
Parade—A good, old-fashioned
parade held at the City Plaza in
celebration of the 4th of July. For
more information visit www.
spiritofwatsonville.org
• Music in the Plaza—A concert
series that consists of performances
on Thursday evenings through the
summer. Music ranges from Banda
to Tropical to Motown/R&B Top 40 to
Jazz and more.
• Holiday in the Plaza—A free
Multicultural Celebration & Holiday
Tree Lighting Ceremony.
• Farmers Market—A weekly
gathering of local farmers and
vendors with seasonal produce and
prepared foods.

Suggested Events • Film Festival—An organized,
extended presentation of films in
one or more cinematic or screening
venues. This can be an indoor or
outdoor program with films of
varying focuses (e.g., international,
domestic, current, or past releases)
• Wine Walk—A social gathering of
legal aged attendees exploring local
businesses by way of social drinking
and tasting. This program typically
includes various stations for wine,
food, and products for purchase.
• Art Walk—A showcase of local
art and the artists that create it. In
additional to being a public open
house, local business can play host to
local artists and their work.
• Music in the Park/Plaza—A
musically focused gathering of
singers, bands, orchestras, and
ensembles that is often paired with
dance and creative performance.
• Civic Events—Programming
focused on benefiting the local
community and society. These could
include volunteering, clean-ups,
community gardening, voting, and
other group activities.

144 DOWNTOWN WATSONVILLE SPECIFIC PLAN
The following guidelines apply to
the selection and location of events
programming in downtown:
• Draw inspiration from the local
community, culture, heritage, and
history of Watsonville to inform
programming in the downtown.
• Partner with organizations,
coalitions, community members, and
local businesses that can champion
and invest in the program.
• Vary programming base on seasons,
time-of-day, holidays, scale, and
target audiences (e.g., local draw and
regional draw)
• Foster a strong sense of community
with well-designed public spaces
that accommodate fixed and flexible
programming (e.g., community
events, mobile vending, pop-up
parks, and temporary uses) and
provide a variety of locally serving
uses and amenities.
• Provide needed amenities to host
robust programming (e.g., Wi-Fi,
restrooms, electrical outlets, parking,
water, shade, etc.)
• Retain and expand existing
programming throughout the Plan
area.
• Consider weekend or temporary
street closures to accommodate
events in downtown.

FROM LEFT TO RIGHT, TOP TO
BOTTOM—Holiday in the Plaza Festival;
Folklórico dancing at cultural festival;
Evening event in Downtown Watsonville

145
CHAPTER 5—PUBLIC REALM IMPROVEMENTS
Watsonville’s historic City Plaza is located at 350 Main Street and consist of 1.4 acres of public space with portable restrooms, park benches, and a historically preserved gazebo (off-limits to public).

The Watsonville City Plaza is envisioned as a major pedestrianoriented public space along Main Street between Beach and Peck Street, with flexible space for dining, arts and entertainment, and community gathering. The Specific Plan also envisions the creation of additional plazas and courtyards throughout the Plan area as a part of new private development projects and promote recreation, enjoyment, and social gathering. These new plazas and courtyards would be connected to the street network with paseos and alleyways.

Design of these new plazas and courtyards should follow the following recommendations/guidelines:
• Require new private developments
to support outdoor gathering by
providing plazas and courtyards in
retail, commercial and mixed-use
settings.
• Enhance plazas and courtyards with
the use of landscaping, streetscape
amenities, and art. These spaces
should offer amenities and features
that draw people into the space,
such as water features, public art,
shade, and drinking fountains,
landscaping, and seating options
that could include seat walls, planter
ledges, benches, and seating steps.
• Direct pedestrian access to building
entrances and activity nodes from
the new plazas and courtyards.
• Program these outdoor spaces
with regular events, art displays
and other programming per the
Programming subsection.

Section 5.6

PLAZAS AND COURTYARDS
PHOTO CAPTION—Music in the Plaza, Downtown Watsonville

146 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Chapter 6:

LAND USE & ZONING

6.1—General Provisions

6.2—Summary of Content & Standards

6.3—Regulating Plan

6.4—Land Use Regulations

6.5—Form Regulations

6.6—Site Standards & Guidelines

6.7—General Definitions

147
Aerial view of Downtown
Watsonville.

148 DOWNTOWN WATSONVILLE SPECIFIC PLAN
This chapter sets standards and
guidelines to regulate future
development on privately-owned
properties in downtown Watsonville.

It establishes standards related
to allowed land use, development
intensity, height, building frontage
design, building placement, open
area, and block size. The chapter
also includes detailed guidance on
the design of ground floors, building
facades, building architecture,
landscaping character, and other
building and site design elements.

THE QUALITIES OF

BUILDINGS AND THEIR

PRIVATE FRONTAGES

ARE CRITICAL TO

THE SUCCESS OF

DOWNTOWN

WATSVONVILLE

AS ENVISIONED BY
THE COMMUNITY.

149
CHAPTER 6—LAND USE & ZONING
Section 6.1

GENERAL PROVISIONS
A. Authority & Applicability
B. Intent
Unless otherwise noted, the development standards, guidelines, and review processes within this section replace existing zoning for all property within the plan area. This section contains both standards (which are mandatory) and guidelines (which are advisory). Where no clear label is present, the language shall suffice to communicate the intent: “shall” is always mandatory, “may” is permissive, and “should” is advisory, identifying guidance only. “Director” always means the Director of Community Development or designee.

The purpose of this chapter is to deliver the physical outcomes envisioned for Downtown Watsonville, based on the community’s Vision, Goals, and Policy Direction as described and illustrated in Chapter 2.

THIS CHAPTER—LAND USE & ZONING—implements the community’s Vision, Goals, and Policy Direction for development in Downtown, as described and illustrated in previous chapters.

150 DOWNTOWN WATSONVILLE SPECIFIC PLAN
C. Administration
Unless otherwise noted, all procedures for the review and approval of planning entitlements shall be in accordance with those set forth in Watsonville Municipal Code (WMC) Chapters 14.12 and 14.20. This shall include, but not be limited to, the entitlements listed in Table 6–1. Exceptions up to 20% of any measurable standard within this development code, excluding those found in Section 6.5.B:

Building Height, may be granted through the Design Review Permit Process, provided the project meets the intent of the relevant standard and is consistent with the vision for Downtown identified by this Specific Plan.

Procedure WMC Reference
Pre-application Process Chapter 14-12, Part 2
Administrative Review Permit Chapter 14-12, Part 3
Design Review Permit Chapter 14-12, Part 4
Conditional Use Permits: Administrative Use
Permits and Special Use Permits Chapter 14-12, Part 5
Variances Chapter 14-12, Part 6
Amendments to an Adopted Specific Plan Section 14-12.905 Modification to approved permit Chapter 14-12, Part 10
Home Occupation Permit Chapter 14-12, Part 11
Sign Permit Chapter 14-12, Part 12
Temporary Use Permit Chapter 14-12, Part 13
Fence Permit Chapter 14-12, Part 14
Nonconforming Uses & Structures Chapter 14-20
Table 6–1 Administration

151
CHAPTER 6—LAND USE & ZONING
D. General Development Standards
Unless in conflict with specific provisions of this chapter, all standards set forth in WCM Chapter 14.40 shall be applicable to development within the plan area.

This shall include the sections listed in Table 6–2.

Topic WMC Reference
Accessory buildings Section 14-40.030
Septic tank area requirements Section 14-40.040
Building sites Section 14-40.050
Clear corner triangles Section 14-40.060
Easements may be included in lot area Section 14-40.070 Essential services Section 14-40.080
Frontage required Section 14-40.090
Height limits Section 14.40.100
Lots of record Section 14-40.110
Open spaces required Section 14-40.120
Projections into required yard areas Section 14-40.130
Screening Section 14-40.140
Separate utilities Section 14-40.150
Signs Chapter 14-21
Table 6–2 General Development Standards

152 DOWNTOWN WATSONVILLE SPECIFIC PLAN
This development code is organized by topic. Within each topic and sub-topic, development standards and guidelines differ by zone and/or by overlay. The following summary is included as an overview, but full standards are located throughout the Code.

Section 6.3, immediately following this summary, establishes the Downtown Zones and Overlays.

Section 6.4 regulates Land Use by zone and overlay.

Section 6.5 contains form-based, quantitative standards. Key tables from Section 6.5 are including on the following pages.

While the following is not an exhaustive list of the form-based standards and guidelines, it serves as a table of contents. It also provides a snapshot of the role of each section and allows standards to be easily referenced alongside each other. Visit the relevant section to find further explanation of the tables and to find additional associated standards and guidelines.

Section 6.2

SUMMARY OF CONTENTS
& STANDARDS

153
CHAPTER 6—LAND USE & ZONING
Table 6–4 in Section 6.5.A
regulates building placement
by zone, to ensure that new
buildings are sited and oriented
to define and engage the public
realm.

Table 6–5 in Section 6.5.B
regulates building height
by zone, to appropriately
scale buildings relative to
the Downtown vision. The
Neighborhood Transition Overlay
overrides the standards of the
zone, per Standard 6.5.3.a, in
order to establish a height
transition to the surrounding
neighborhoods.

Main Street Overlay Gateway
Overlay Elsewhere in Downtown
Front street build-to range, according to ground floor use:

Non-Residential 0’ – 10’ 5’ – 15’
Residential N/A N/A 10’ – 15’
Retail-Ready N/A 10' 10’ – 15’
Front street buildout (min) 100% 70%
Side street build-to range N/A 5’ – 10’
Side street buildout
(corner lots)
N/A Must meet the build-to range for the first 40’ behind the façade; outbuildings must be located on street side.

Side and Rear Setbacks (min.) - See § 6.5.A.3.b.g–i for additional side and rear setbacks Side yard 0’ 10% of lot width or 5’,
whichever is less
Rear (w/ alley) 15’ from the centerline of the alley
Rear (w/o alley) 5’
Downtown Core Downtown
Neighborhood
Downtown
Industrial
Neighborhood
Transition
Overlay 1
Allowed Number of Stories
A Street Façade
2 to 4 stories;
30% of the length of
the façade can be built
up to 6 stories (max)
4 stories (max) 1 3 stories (max)
B Total Number of Floors
6 stories (max); 5th
and 6th floors set back
from the street façade
a minimum of 15 feet
4 stories (max) 1 3 stories (max)
Ground Floor Level (measured from level of exterior sidewalk) C Ground Floor 0 feet 0 to 4 feet 0 to 4 feet
Floor Heights (min - measured from floor to ceiling)
D Ground Floor 12 feet 8 feet 12 feet 8 feet
E Upper Floor 8 feet 8 feet
Building Base Height (min)
F Buildings up to 2 stories in height 14 feet 10 feet 12 feet 10 feet F Buildings 3 or 4 stories in height 16 feet
F Buildings 5 stories or more in height 25 feet

1. See Standard 6.5.B.3.a. Page 344 of 1168
154 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Downtown Core Downtown
Neighborhood Downtown Industrial
Applicability
Façade length beyond which the
Massing Increment standards below
become applicable
For façades longer than
100’
For façades longer than
80’
For façades longer than
150’
Massing Increment (max.) 100’ 60’ 100’
Façade height difference between
massing increments (min.) 10% of lesser façade height 10% of lesser façade height 10% of lesser façade height Building base height difference
between massing increments (min.) 2’ 2’ 2’
Upper floors setback (min.)
Distance set back from the primary
façade
10’ 10’ 10’
Bay width 15’–30’ (see Section 6.5.D for more on bays)
Gap between Massing Increments
(min.) N/A 16’ wide by 20’ deep N/A
Downtown Core
Downtown
Neighborhood
Downtown
Main Street Industrial
Overlay
Gateway
Overlay
Elsewhere in
Zone
Ground Floor 70% – 95% 50% – 95% 35 – 95% 35 – 90% 25 – 90% Upper Floors 15% – 70%
Main Street Overlay Gateway Overlay Elsewhere in Downtown Shopfront Yes Yes Yes
Common Entrance / Lobby Yes2 Yes Yes
Retail-Ready No Yes 1, 3 Yes 1
Ground Floor Office No Yes 1 Yes
Ground Floor Residential No No Yes 1
Vehicular Access No Yes Yes
Table 6–6 in Section 6.5.C
provides standards to ensure
that new large developments do
not have monolithic façades that
feel overbearing to pedestrians.

Large façades are broken into
'Massing Increments' to reflect
the rhythm and scale of the
historic Downtown.

Table 6–7 in Section 6.5.D
ensures that façades have
enough fenestration to engage
the public realm and provide
eyes on the street.

Table 6–8 in Section 6.5.E
identifies which frontage types
are allowed in which overlay, to
ensure that the ground floors of
buildings properly relate to the
public realm.

1. Allowed only if a conditional use permit is acquired where necessary for the corresponding ground floor use. See Section 6.4.A.

2. Common entries and small lobbies are allowed in Main Street Overlay Zone, but must look like shopfronts, with clear glass fronting the street.

Lobbies should comprise no more than 20% of the frontage, the remaining length being shopfronts.

3. Retail-ready frontage within the gateway overlay is not permitted to contain residential dwelling units, per Section 6.4: Land Use Regulations.

155
CHAPTER 6—LAND USE & ZONING
Main Street Overlay Gateway Overlay Elsewhere in Downtown Frequency of Building Entries (max.
distance between entrances) 50’ 50’ 75’
Main Street Overlay Gateway Overlay Elsewhere in Downtown Encroachment beyond the
façade
Encroachment beyond the
façade
Encroachment beyond the
façade
Stoop1 Not allowed Not allowed up to 2’ min. from ROW
sidewalk
Porch1 Not allowed Not allowed 8’ min. and up to 2’ min. from ROW sidewalk5
Terrace1 Not allowed Not allowed
Bay Window2 2’ to 4’ 2’ to 4’ 2’ to 4’
Balcony2 4’ to 8’ 4’ to 8’ 4’ to 8’
Awning or Canopy3 Up to 8’ Up to 8’ Up to 8’
Roof Eave / Cornice Assembly2 Up to 5’ Up to 5’ Up to 5’ Arcade4
See Table 6–12 for
standards and guidelines
Not allowed Not allowed
Gallery4 Not allowed Not allowed
Table 6–9 in Section 6.5.E
requires a minimum frequency
of building entries to bring
pedestrian activity to the
sidewalk.

Table 6–11 in Section 6.5.F
regulates architectural elements
which may encroach beyond
the building façade, to enhance
the relationship between the
building and the public realm.

After Section 6.5.F, the Chapter concludes with Site Standards & Guidelines, Section 6.6, which are applicable throughout Downtown and General Definitions, Section 6.6, which is a glossary of all words in italic blue font found in the chapter.

156 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Section 6.3

REGULATING PLAN
RESPECTING AND LEVERAGING EXISTING URBAN PATTERNS—This aerial of existing Downtown Watsonville shows how a higher concentration of urban intensity around Main Street and the Plaza fades to the lower intensity of the surrounding neighborhoods. The Regulating Plan zones and overlays respect this natural transition and support a range of beautiful, functional, and sustainable urban environments throughout Downtown.

The Role of the Regulating Plan. Within each regulatory topic of this Chapter, development standards and guidelines differ by zone and overlay. This is because different areas of the Downtown are intended to have different characteristics, informed by the existing context and future vision as described in previous chapters. The Regulating Plan (Figure 6–1) establishes these zones and overlays, whose intent is summarized in Sections 6.3.A and 6.3.B on the following pages.

In general, the arrangement of zones and overlays concentrates urban activity and intensity in the center of Downtown and allows development to transition to existing lower-intensity neighborhood fabric at the periphery of Downtown and to industrial activity to the south.

Figure 6–1

REGULATING PLAN
Source: City of Watsonville (2022); Santa
Cruz County (2021); ESRI (2022).
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 Study Area
downtown
watsonville
specific plan
D
ZONES
Downtown Core
Downtown Neighborhood

OVERLAYS
Main Street
Gateway
Downtown Industrial
Public Facilities
Neighborhood Transition
Specific Plan Boundary
Rail Line
Waterway
157
CHAPTER 6—LAND USE & ZONING

158 DOWNTOWN WATSONVILLE SPECIFIC PLAN
A. Zones

1. Downtown Core
The Downtown Core Zone is an active, walkable environment, characterized by buildings up to 6 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.

2. Downtown Neighborhood
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.

3. Downtown Industrial
The Downtown Industrial Zone is where existing industrial uses may continue to exist and operate, while adaptive re-use of those buildings and infill development of a flexible mix of uses—including new housing—are anticipated over time. Per WMC Section 14-12.400, all new industrial development, as with all new development, will be subject to required findings of compatibility between adjacent uses related to traffic, noise, odors, visual nuisances, and other similar adverse effects. Additional standards for new residential development in this zone must also be followed.

4. Public Facilities
New development on parcels zoned Public Facilities shall be subject to the development and use standards that are set forth in WMC Section 14-16.800-803.

DOWNTOWN CORE DOWNTOWN INDUSTRIAL

DOWNTOWN NEIGHBORHOOD PUBLIC FACILITIES

159
CHAPTER 6—LAND USE & ZONING
B. Overlays

1. Main Street
The Main Street Overlay is where the most active ground floor uses occur, and the highest quality frontages are required. The overlay is contiguous so that the “main street” environment is concentrated and not interrupted by pockets of less active environments.

2. Gateway
The Gateway Overlay is provided to extend some of the characteristics of the Main Street Overlay further down Main Street and onto select cross streets – but with some flexibility.

3. Neighborhood Transition
Development within this overlay transitions down in scale to that of the adjoining neighborhoods.

MAIN STREET OVERLAY

GATEWAY OVERLAY

NEIGHBORHOOD TRANSITION

160 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Section 6.4

LAND USE REGULATIONS
A. Use
Standards

1. Additional requirements for alcohol-related uses found in the City’s Alcohol Ordinance, in WMC Chapter 14-25 apply.

2. Per WMC § 14-12.400, all new industrial development, as with all new development, will be subject to required findings of compatibility between adjacent uses related to traffic, noise, odors, visual nuisances, and other similar adverse effects.

Use
Downtown Core Downtown
Neighborhood
Downtown
Industrial Main Street 1
Overlay
Gateway
Overlay
Elsewhere in the
Zone
Alcohol-Related: Group A AUP required 1
Alcohol-Related: Group B SUP required 1
Antique Shop Not permitted on parcels fronting Main Street; AUP required elsewhere AUP required AUP required
Automobile Service Not permitted Not permitted Permitted Cannabis Facility Not permitted
Church SUP Required
Drive-through Not permitted
Dwelling Unit Permitted on upper floors;
Not permitted on ground floors Permitted Permitted SUP Required Heavy industrial &
Manufacturing Not permitted Not permitted Permitted 2
Light Industrial / R&D Not permitted AUP required 2 Permitted 2 Office
Permitted on
upper floors;
Not permitted on
ground floors
Permitted on
upper floors;
AUP required for
ground floors
Permitted Permitted Permitted
Payday Lenders Not permitted
Storage/warehouse Not permitted Not permitted Permitted Thrift Shop Not permitted on parcels fronting Main Street; AUP required elsewhere AUP required AUP required
Use Code 65 SUP required
Vehicle fueling facility Not permitted
This section includes land use
provisions for all properties within
the plan area. Uses not listed in Table
6–3 shall be allowed by right unless
prohibited elsewhere in the WMC. For
example, retail and restaurants are
allowed by right throughout the plan
area; therefore, they are not included
in Table 6–3. Definitions of the uses
in Table 6–3 are in Section 6.4.B.

All uses are subject to all applicable
development standards, State law, and
any other applicable requirements that
are beyond the scope of this section.

Administrative Use Permits, Temporary
Use Permits, and Special Use Permits
shall be subject to the procedural
requirements of WMC Chapter 14-12,
Part 5. Required determinations for
issuances of Conditional Use Permits,
including Special Use Permits and
Administrative Use Permits, are found
in Section 6.4.C.

Table 6–3 Land Use Regulations

161
CHAPTER 6—LAND USE & ZONING
Alcohol-Related: Group A. Group A includes the following uses: Brewpub (ABC License Type 23, 75), restaurant with beer and wine sales (ABC License Type 41), grocery store with beer and wine sales (ABC License Type 20), and wine bar (ABC License Type 42).

Alcohol-Related: Group B. Any alcohol-related use not included in Group A (see above). Group B includes, but is not limited to, grocery store with liquor sales (ABC License Type 21), restaurant with bar/liquor sales (ABC License Type 47), and bars as defined in WMC section 14-18.112 (ABC License Type 48).

Antique Shop. A place of business that sells furnishings, utensils, equipment, objects of art, objects having aesthetic value, ornamental objects, curios and like objects of personal value, all of which by reason of age, antiquity, obsolescence, or rarity, are valued principally for decorative, aesthetic, or sentimental value or purpose, or as collector’s items, as opposed to the utility value or purpose for which originally manufactured or produced. An antique shall have an age of at least 40 years.

Automobile service. An establishment for which the primary purpose is the onsite repair, cleaning, detailing, dismantling, or similar work on cars.

Cannabis Facility. Any building or structure used for or related to the cultivation, processing, testing, retail sales, delivery or manufacturing of cannabis, per WMC 14-53.103.

Church. A facility for which regular religious services are the primary function.

Drive-through facility. An establishment where customers are regularly attended while remaining seated within an automobile.

Dwelling unit. Any building or portion thereof that is used as an independent living facility for one or more persons.

B. Use Definitions
Heavy industrial/manufacturing. An establishment that includes laborintensive manufacturing, assembly, fabrication, or repair processes that produces odors, noise, vibration, hazardous waste materials, or particulates that may negatively affect other uses on the same site or neighboring properties.

Light Industrial / R&D. Non-nuisance industry, business, service, and research work.

Office. A building or portion thereof used as a place for commercial, professional, or bureaucratic work that does not depend on regular on-site visits from customers.

Storage/warehouse. A facility for which the primary purpose is storage, wholesaling, and/or distribution.

Thrift Shop. Any individual personal partnership, firm, or corporation whose business includes buying, selling, trading, taking in pawn, accepting for sale on consignment, or accepting for auctioning, secondhand tangible property.

Use Code 65. Commercial amusement and recreational services included in Use Code 65 of the Watsonville Land Use Classification Manual with the exception that adult entertainment uses (6541 and 6542) are not permitted.

Vehicle fueling facility. A gas station. This does not include electrical fueling stations, which are permitted but still subject to the standards of this Chapter.

162 DOWNTOWN WATSONVILLE SPECIFIC PLAN
C. Required Determinations for Conditional Uses
Required Determinations for Issuance of Conditional Use Permits, including Administrative Use Permits and Special Use Permits.

1. Intent
The intent of the Downtown Specific Plan is to enable a lively and dynamic mix of diverse land uses within in a safe, comfortable, human-scale, pedestrian-oriented, mixed-use downtown environment. The intrinsic value and amenity of fine downtowns derives in large measure from their concentration of relatively high intensities of diverse uses within a relatively small area. The vision, policies, standards and guidelines of this Plan are structured and organized to require development patterns and building forms and configurations within which the permitted land uses—as identified in Section 6.4.A—can comfortably coexist and add value to one another by their proximity and connectivity, without generating any undue conflicts between adjacent uses and users.

In order to potentially further expand the range and diversity of uses in Downtown Watsonville, for uses so designated in Table 6–3, the Director may grant an Administrative Use Permit (AUP) or the Planning Commission may grant a Special Use Perming (SUP) upon conducting a special review in accordance with Section 14.12.500 of the Watsonville Municipal Code (WMC). The special review shall be for the purpose of determining that each such proposed use is, and will continue to be, compatible with surrounding, existing, or planned uses; and for the further purpose of establishing such special conditions as may be necessary to insure the harmonious integration and compatibility of such uses in the Downtown and with the surrounding area.

The Zoning Administrator or Planning Commission, as provided in 14.12.500, may approve, conditionally approve, or deny an application for a conditional use and, in granting conditional approval, may impose such requirements and conditions with respect to site design, architectural design, construction, maintenance, operation, and duration as may be deemed reasonable and necessary for the protection of adjacent properties and the public interest. The granting of a Conditional Use Permit shall not exempt the applicant from complying with the requirements of other provisions of this Specific Plan, the WMC, the Building Code, or other local, state, or federal requirements.

163
CHAPTER 6—LAND USE & ZONING

2. Required Determinations
The following determinations shall be made and appropriate conditions applied to ensure:
a. That the proposed use will not become a public nuisance, resulting in disturbances of the peace, illegal drug activity including sales or possession thereof, public drunkenness, drinking in public, harassment of passersby, gambling, prostitution, public urination, curfew violations, theft, assaults, batteries, acts of vandalism, illegal parking, excessive littering, excessive noise (particularly between the hours of 11:00 p.m. and 7:00 a.m.), noxious smells or fumes, lewd conduct, or frequent police detention, citations or arrests, or any other activity declared by the City to be a public nuisance determined by California law to be public nuisance.
i. That the proposed use will not generate noise, light, glare, dust, noxious odors or other similar adverse effects on surrounding uses. For the purposes of this requirement, “surrounding uses” shall include occupants of neighboring buildings, occupants of other floors within the same building, and pedestrians passing along the sidewalk in front of the subject property.
ii. By the design and construction of buildings and by hours of operation of the subject use, noise that would be disruptive to residents of dwellings beside or above the proposed use shall not be permitted between the hours of 11:00 P.M. and 7:00 A.M.
b. That the proposed use will not generate access and parking requirements in excess of those provided for in Chapter 4: Public Realm & Transportation. c. That perceived privacy and/or security requirements of the proposed use will not lead building users to maintain rarely opened opaque window coverings on street-facing windows, nor to routinely utilize rear or side entries rather than street-facing front doors as the primary means of access and egress to the building.
d. That the ground floor rooms adjacent to the street frontage will be occupied during much of the day and occupied and/or lighted during most evenings. i. For all retail, restaurant and indoor recreational uses, display windows shall not “wall off” views into retail interior spaces, and the interiors of dining rooms and activity rooms shall be clearly visible to passing pedestrians.
ii. For office uses, front rooms should include lobbies, waiting areas, and office spaces in which window blinds are typically open. iii. For residential uses, front rooms should include living rooms and dining rooms, and not include bathrooms, closets and other uninhabited spaces.

164 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Section 6.5
FORM

REGULATIONS
FORM REGULATIONS—This Section ensures that all new buildings contribute to the Downtown environment, respecting its context and building on its history. The Lettunich Building (shown below) is a great existing example of a Downtown contributor.

BUILDING PLACEMENT—This example block shows buildings sited and oriented (with yellow arrows representing building orientation) to define and engage streets, with parking to the rear of buildings.

A. Building Placement

1. Intent
The standards and guidelines of this
section seek to ensure that, to the
extent practical, new buildings are
sited and oriented to appropriately
define and engage new and existing
streets, public spaces, courts, and
paseos (See Section 6.7 for a glossary of
all words in italic blue font).

2. Applicability
The standards and guidelines of this
section apply to all projects which
include the construction of new
primary buildings.

STREET
STREET

STREETSTREET

165
CHAPTER 6—LAND USE & ZONING
Main Street
Overlay
Gateway
Overlay
Elsewhere in
Downtown
A Front street build-to range, according to ground floor use:

Non-Residential 0’ – 10’ 5’ – 15’
Residential N/A N/A 10’ – 15’
Retail-Ready N/A 10' 2 10’ – 15’
B Front street buildout (min) 100% 70%
C Side street build-to range 1 N/A 5’ – 10’
D Side street buildout
(corner lots) 1
N/A Must meet the build-to range for
the first 40’ behind the façade;
outbuildings must be located on
street side.

Side and Rear Setbacks (min.)
E Side yard 0’ 10% of lot width or
5’, whichever is less3
F Rear (w/ alley) 15’ from the centerline of the alley
F Rear (w/o alley) 5’ 5' 3

3. Standards
Table 6–4
Building Placement Front Street
Side Street

1. Side street standards are only applicable to corner lots. See Standard 6.5.A.3.f for more.

2. Retail frontages in the Gateway Overlay may contain non-residential uses, but they may not contain ground floor residential dwelling units, per the Land Use Regulations (see Table 6–3).

3. See § 6.5.A.3.g–h for additional side and rear setbacks in the Downtown Neighborhood and Downtown Industrial Zones.
a. Frontage Buildout. New primary buildings shall be set in relation to the build-to ranges in compliance with Table 6–4 and the text of this section.

The following elements may recess from or break the ground floor façade and constitute allowed exceptions to the frontage buildout requirement. i. Forecourts, subject to Section 6.6.E.3, can span up to 35% of a lot's frontage buildout requirement.
ii. Entrances—no wider than 12'—to paseos, passages, or side yards (§

6.6.E).
iii. Exterior staircases and associated landing areas.
iv. Chamfered corners, provided they include an entrance or stairway. v. Specific to frontage outside of the Main St and Gateway Overlays: up to 70 feet of surface parking frontage may abut a street. Including sidewalks and any landscaping, the distance between buildings on either side of the surface parking shall be 100' or less. Any portion of the surface parking lot adjacent to the street—apart from any driveway width—must be set back 5 feet from the sidewalk, or as far back as the building face, whichever is greater. A wall or hedge that is between 3 and 3.5 feet in height must be located within this setback area, but shall be no closer than 1.5 feet to either the sidewalk or to the edge of the surface lot. Screening may be interrupted only for vehicular and pedestrian access & visibility.
vi. In select locations, and only if needed to support a new primary building(s) which is located in and meets the standards of the Main St and/or Gateway Overlays, up to 75% of the block's frontage may be surface parking. Allow locations are limited to: on the south side of Union St, between Maple Ave and Riverside Dr; on the north side of Rodriguez St, between Lake Ave and Beach St; and on the north side of Rodriguez St, between 2nd St and Riverside Dr. This surface parking shall be screened per § 6.5.A.3.a.v and shall feature trees throughout the parking lot.

166 DOWNTOWN WATSONVILLE SPECIFIC PLAN
b. Parking and Vehicular Access. Apart from the exceptions stated above (Standards 6.5.A.3.a.v and 6.5.A.3.a.vi), all surface parking shall be located behind the primary building, to the rear of the lot. Structured ground floor parking shall be set behind at least 30 feet of occupiable ground floor liner space. Vehicular access into the ground floor of a building, where allowed, comprises part of a building's frontage buildout and is regulated by Section

6.5.E (the Vehicular Access frontage type). Vehicular drives into a lot do not comprise part of the frontage buildout and are subject to the following standards:
i. They are not exceptions to the buildout percentage;
ii. They shall be no wider than 10' if one-way or 18' if two-way; iii. They are not allowed in the Main Street overlay or anywhere an alley is present.
c. Building Orientation. Buildings, in order to property orient toward and engage the public realm, shall take access from and front the public realm per Section 6.5.E.
d. Front Setback and Encroachments. The design of the front setback area is regulated by Section 6.5.E. Allowed encroachments into the front setback are regulated in Section 6.5.F. Allowed encroachments into required side and rear setback areas are identified in WMC Section 14.40.130.
e. Exceptions to Required Setbacks and Build-To Ranges. The Director may grant exceptions to the standards of Table 6–4 in the case of adaptive reuse of existing buildings, provided that the ground floor frontage is calibrated, to the extent practical, according to the standards and guidelines of Section 6.5.E. f. Corner Lots. Side street standards are only applicable to corner lots. Corner lot applicants shall identify which street is their front street and which street is their side street, typically following the pattern of nearby blocks. Main St shall never be treated as a Side Street; frontage along Main St is always subject to the Front Street standards. For projects which comprise more than 60% of a block's area, that project shall treat all adjacent streets as Front Streets.

SURFACE PARKING—In some locations, a limited amount of surface parking is allowed in new development to abut a street in support of new active Downtown buildings. See standards 6.5.A.3.a.v. and 6.5.A.3.a.vi for where surface parking is an exception to buildout requirements.

VEHICULAR ACCESS INTO A
BUILDING—Vehicular access into the
ground floor of a building is a frontage
type and is regulated by Section 6.5.E.

VEHICULAR DRIVE INTO A LOT—
Vehicular drives are to be located and
designed so as to preserve the beauty
and function of a walkable Downtown
environment. See Standard 6.5.A.3.b.

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CHAPTER 6—LAND USE & ZONING
g. Side and Rear Setbacks for New Residential Uses in the Downtown Industrial Zone. Any new residential building in the Industrial Zone (where allowed by SUP per Section 6.4.A) shall be arranged so as to minimize adverse impacts on dwelling units from neighboring industrial uses. Any new residential unit shall be set back a minimum of 10' from the property line of any adjacent industrial use. This setback shall include landscaping and/or site walls (subject to §6.6.C.5) which minimize adverse impacts.
h. Side and Rear Setbacks for New Industrial Uses. Any new industrial building on a lot with a property line that abuts the Downtown Neighborhood Zone shall have a rear setback of 10' (min). This setback shall include landscaping and/or site walls (subject to §6.6.C.5) which minimize adverse impacts.

168 DOWNTOWN WATSONVILLE SPECIFIC PLAN
B. Building Height

1. Intent
These standards and guidelines are
intended to implement the physical
vision that is articulated in Chapter 2.

2. Applicability
The standards and guidelines of this
section apply to all new buildings
within the plan area.

3. Standards
a. Building height and upper
floor stepbacks shall conform
to the standards of Table 6–5.

Where applicable per the
Regulating Plan (Figure 6–1),
the Neighborhood Transition
Overlay overrides the Zone for
the first 100 feet from the nearest
property line outside the Downtown
Plan Area.
b. Throughout Downtown, Within
30 feet of the closest property line,
buildings may not exceed one story
more than the allowed height of a
neighboring zone. For the purpose
of this standard, “neighboring”
D
E
D
E
15’
15’
C
C
A
A
B
B
F
F
Property Line Property Line
Private
Frontage
Private
Frontage Street Façade Street Façade
Table 6–5
Building Height Downtown Core Downtown
Neighborhood
Downtown
Industrial
Neighborhood
Transition
Overlay 1
Allowed Number of Stories
A Street Façade
2 to 4 stories;
30% of the length of
the façade can be built
up to 6 stories (max)
4 stories (max) 1 3 stories (max)
B Total Number of Floors
6 stories (max); 5th
and 6th floors set back
from the street façade
a minimum of 15 feet
4 stories (max) 1 3 stories (max)
Ground Floor Level (measured from level of exterior sidewalk) C Ground Floor 0 feet 0 to 4 feet 0 to 4 feet
Floor Heights (min - measured from floor to ceiling)
D Ground Floor 12 feet 8 feet 12 feet 8 feet
E Upper Floor 8 feet 8 feet
Building Base Height (min)
F Buildings up to 2 stories in height 14 feet 10 feet 12 feet 10 feet F Buildings 3 or 4 stories in height 16 feet
F Buildings 5 stories or more in height 25 feet

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CHAPTER 6—LAND USE & ZONING
shall mean a property abutting,
directly across a street from, or
directly across an alley from the
subject property.
c. Except for retail-ready ground
floors (Section 6.5.E.7) and
accessible ground floors at
sidewalk level, all residential
ground floors shall be raised
between 1.5 and 4 feet from
sidewalk grade.
d. The building base shall be
measured from the sidewalk
grade to the (lower) cornice,
string course, or horizontal
plane break. In absence of any
of these elements, the mid-point
between the topmost point of
the first-floor openings and the
lowermost point of the secondfloor openings shall serve as an upper reference point.
e. Upper-floor terraces and rooftop
decks are allowed.
f. The upper floor setback area
may be covered by an open
structure—such as a trellis
or upper floor loggia, shown
below—with a front façade
that is no more than 10% solid,
excluding any parapet wall
height.
g. Ground floor units throughout
the Downtown Core shall be
12’ feet tall, floor to ceiling,
and designed so that future
compliance with the Americans
with Disabilities Act of 1990
(ADA) for commercial use is not
precluded. See the Retail-Ready
frontage type in Section 6.5.E.7.
h. Specified architectural elements
may exceed the height limit in
accordance with WMC Section
14-40-100.
i. Pitched roofs, if provided, should
be symmetrical, and sloped no
less than 4:12, except that roofs
for porches and other attached
shed roofs which should be no
less than 2:12. Gables facing the
public realm should not exceed
30 feet in width.

BUILDING BASE—Highlighted in blue below are the bases of buildings.

Building base heights are regulated in Table 6–5.

OPEN STRUCTURES IN UPPER-FLOOR SETBACKS—The upper floor setback area may be covered a trellis (right) or upper floor loggia (left), outlined in yellow below.

170 DOWNTOWN WATSONVILLE SPECIFIC PLAN
C. Building Massing

1. Intent
The standards in this section
are intended to ensure that new
large developments do not have
massive, monolithic façades that
feel overbearing to pedestrians.

This is mitigated by requiring
large developments to create the
look and feel of multiple smaller
buildings despite being a single
large development. This will reflect
the rhythm and scale of the historic
Downtown. New buildings whose
primary building façade exceeds
the length listed under Applicability
in Table 6–6, which varies by Zone,
shall be divided into smaller ‘Massing
Increments’ with maximum lengths
in accordance with Table 6–6. Massing
Increments are visually discrete
design compositions that are: a)
distinguishable from each other and
b) have a coherent look and character
from the ground to the top of the
façade. Not only does subdividing a
long building façade make for a more
dynamic and interesting streetscape,
but it makes the building more
resilient. Should the market change
in the future, the building can be
configured to be easily modifiable
by Massing Increments. Changes
can be made incrementally in this
way, in order to meet the needs of
different tenants or to adapt to other
uses. Buildings that take this more
sustainable approach are a better
investment because they tend to last
longer, as opposed to conventional
developments that get completely
demolished and replaced in order
to start over. Massing Increments in
the Downtown Core and Downtown
Industrial zones shall be differentiated
from each other in accordance with
Section 6.5.C.2.a; Massing Increments
in the Downtown Neighborhood zone
shall differentiated from each other in
accordance with Section 6.5.C.2.b.

If a project is less than the length
identified in Table 6–6 under
Applicability for its zone, its façade does
not need to be broken into multiple
Massing Increments. AVOID: This façade would feel inappropriately massive and monotonous in Downtown Watsonville. Façades whose overall length (A) exceeds that listed under Applicability in Table 6–6 need to be broken into multiple Massing Increments.

INTENT: New development must reflect massing increments (B) which relate to the widths of existing buildings in Downtown Watsonville, such as the Mansion House (shown above).

A
B

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CHAPTER 6—LAND USE & ZONING

2. Standards
Table 6–6 Massing Increment
Dimensional Standards Downtown Core
Downtown
Neighborhood
Downtown
Industrial
Applicability
Façade length beyond which the Massing
Increment standards below become applicable
For façades longer
than 100’
For façades longer
than 80’
For façades longer
than 150’
Massing Increment (max.) 100’ 60’ 100’
Façade height difference between Massing
increments (min.)
10% of lesser façade
height
10% of lesser façade
height
10% of lesser façade
height
Building base height difference between
massing increments (min.) 2’ 2’ 2’
Upper floors setback (min.)
Distance set back from the primary façade 10’ 10’ 10’
Bay width 15’–30’ (see Section 6.5.D for more on bays)
Gap between Massing Increments (min.) N/A 16’ wide by 20’ deep N/A a. Downtown Core and Downtown Industrial. Massing increments within the Downtown Core and Downtown Industrial Zones shall be differentiated in the following ways:
i. The façade height of each massing increment—as measured from the adjacent sidewalk level to the eave, cornice, or parapet—shall differ from the façade height of its neighboring massing increment(s) per Table 6–6. Upper floors which are set back from the primary façade per the ‘upper floor setback’ listed in Table 6–6 are not considered part of the façade height. The resulting setback area may be covered by an open structure—such as a trellis or upper floor arcade—with a front façade that is no more than 10% solid, excluding any parapet wall height (Illustrated in Section 6.5.B).

1. A forecourt—subject to the standards in Section 6.6.E.3— satisfies this standard as the façade height at the forecourt is effectively 0’. ii. The height of the building base—as defined in Standard 6.5.B.3.D—of each Massing Increment shall differ from the building base height of neighboring Massing Increment(s) per Table 6–6.

B
C
C
D
D
E
F
G
A

172 DOWNTOWN WATSONVILLE SPECIFIC PLAN

1. A forecourt—subject to the standards in Section 6.6.E.3— satisfies this standard as the building base height at the forecourt is effectively 0’.

2. Exception: If all upper floors above the building base are set back to create an upper-level forecourt (see the precedent below), the building base height of the module which contains the upper-level forecourt may match its neighbors.
iii. Façade elements—such as openings and balconies that are typically vertically organized into bays —shall not overlap the division between Massing Increments. The entire façade composition must be contained within its massing increment.
iv. Only one massing increment design may be repeated on the same project elevation. Repeated massing increments may not be immediately adjacent to each other. A repeated increment may appear a maximum of 3 times on the same project elevation.
v. A clearly noticeable difference in façade material is encouraged but not required.
vi. Any other differentiation that meets the intent of the standard is encouraged.

E
UPPER-LEVEL FORECOURT—All upper floors above the building base are set back to create an upper-level forecourt which creates an adequate differentiation between Massing Increments (B).

UPPER FLOORS SET BACK—The upper level of the right portion of the building is set back (E) in order to create an adequate difference in façade height (C) between the two Massing Increments (B).

B
B
B
B
B
C

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CHAPTER 6—LAND USE & ZONING
b. Downtown Neighborhood. Massing Increments within the Downtown Neighborhood Zone shall be differentiated in the following ways:
i. Massing Increments shall be separated by a gap (G) of no less than 16’ wide by 20’ deep, per Table 6–6.
ii. Only one massing increment design may be repeated on the same project elevation. A repeated increment may appear a maximum of 3 times on the same project elevation.
iii. Architectural style variation between massing increments is encouraged to reinforce a pattern of individual, neighborhood-scale buildings, to better fit in with existing buildings in this zone. iv. The use of pitched roofs are encouraged to further relate the buildings to the residential neighborhood scale.
v. Any other differentiation that meets the intent of the standard is encouraged.
vi. Gaps between massing increments may—but are not required to— serve as entries to paseos, courts, side yards, or any other on-site open space. Gaps may also serve as small courts or yards and be surrounded on all sides by building, as illustrated below.

Property Line
Property
Buildable Area
Width
of Gap
Width of
Gap
Depth of Gap
Depth of
Gap
Rear of Lot
Street
Street
Side of LotSide of Lot
Building Footprint in Downtown Neighborhood zone
Gap between Massing Increments
(See Table 6–6 for dimensions)
Massing Increment (See Table 6–6 for dimensions)
B B
B
G
G
B
B
B B
G
G
G
G

MASSING INCREMENTS IN THE DOWNTOWN NEIGHBORHOOD
Perspective View:

EXAMPLE—This Gap between Massing Increments serves as a small forecourt, surrounded on all sides by building.

Plan Diagram:

174 DOWNTOWN WATSONVILLE SPECIFIC PLAN
D. Façade Design

1. Façade Composition Standards
a. Façade elements shall be organized by a grid. Patterns of openings within each individual façade or Building Increment—when required per Section 6.5.C—shall be organized into a grid per the standards below. i. Horizontal alignment of elements. Rooflines, openings, and materials within each façade or façade module must align horizontally, and be generally consistent in style across the entire width. ii. Vertical alignment of openings into bays. The entirety of a building’s façade or Massing Increment shall be clearly divided into vertical bays, subject to the following standards:

1. Façade bays shall extend from the ground to the top of the façade.

2. Each bay must be between 15’ and 30’ wide.

3. Openings shall be stacked within bays as illustrated below.

Openings should typically be arranged symmetrically within bays.

BASE
MIDDLE
TOP
Building façades are the walls of the outdoors rooms of the community. In order to appropriately reflect and evoke the heritage of Downtown Watsonville as a town-scale traditional district, new façades should reflect the historic patterns and sensibilities. b. Buildings shall have a base, middle, and top.
i. The building base should read as visually supportive, with materials that appear solid and strong. Building base heights are scaled to the size of the building; their height is regulated alongside building heights in Section 6.5.B. The building base is the primary portion of the façade observed from the street, so it should feature details and materials which are pleasing to the pedestrian. The building base should be differentiated from the rest of the façade—whether by a string course, change in material, change in type of openings, or a combination of these elements. ii. The middle of the building features floors which should be generally repetitive, with only minor variations between each floor. iii. The top of the building should feature some form of capping element(s), such as a cornice, enhanced ornamentation, or a decorative parapet. In larger buildings, such as the Lettunich Building shown below, the upper floor may be visually incorporated into the building top.

FAÇADES ORGANIZED BY A GRID of floors and bays. Each bay in this example features a shopfront on the ground floor with 1 or 2 columns of upper floor windows stacked above. This pattern is especially appropriate for the Downtown Core.

BAY

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CHAPTER 6—LAND USE & ZONING

2. Façade Fenestration Standards
a. Façades shall be designed with fenestration—openings on the façade, including windows and doors—in the amounts identified by Table 6–7. i. Fenestration amount is calculated as a percentage of openings— including all windows and doors on the façade—to an area of façade.

Each portion of the façade grid, as defined in the Section 6.5.D.1.a, must have a fenestration percentage which falls within the range identified by Table 6–7. This is illustrated in the façade diagram to the right. ii. Per Table 6–7, the required fenestration amount varies by Zone and Overlay (where applicable) and by location on the façade. b. General to all floors:
i. Except for shopfront or bay windows, all glass should be set in a minimum of 4 inches from the main façade plane.
ii. Windows should have an external reflectance of less than 15%, and a transparency higher than 80%. Opaque windows are prohibited. iii. Non-operable shutters—known as ‘faux shutters’—are discouraged. iv. The horizontal distance between wall openings should not exceed 15 feet within a façade or massing increment.
v. Exterior doorways count as fenestration when calculating percentage of fenestration of a façade.
c. Specific to ground floors:
i. The façade area of the ground floor is the first ten vertical feet of a building, multiplied by its width.
ii. When ground floor façades have over 90% glass, the illusion of the upper floors resting on a glass box must be avoided. Structural elements should be visible in order to show that the upper floors are supported, whether it is by slender steel column or piers framing or in front of clear glass, or more substantial masonry piers between display windows.
iii. Bedroom and bathroom windows are not allowed on the ground floor façade along any new or existing street.
iv. Display windows which block views into interior spaces may only comprise up to 25% of the required fenestration.
v. Ground floor window sills should be no more than 5' above the grade of the sidewalk.
vi. Section 6.5.E establishes further ground floor fenestration requirements, beyond the base standards in Table 6–7, to create a balance between privacy and transparency according to frontage type. d. Specific to upper floors:
i. Wall openings should generally not span across stories (vertically) or bays (horizontally).
ii. Upper-floor wall openings should be taller than they are wide.

Downtown Core
Downtown
Neighborhood
Downtown
Industrial
Main
Street
Overlay
Gateway
Overlay
Elsewhere
in Zone
Ground Floor 70% – 95% 50% – 95% 35 – 95% 35 – 90% 25 – 90% Upper Floors 15% – 70%
15–70%
15–70%
15–70%
70–95%
15–70%
15–70%
15–70%
70–95%
15–70%
15–70%
15–70%
70–95%
15–70%
15–70%
15–70%
70–95%
FENESTRATION—Each portion of the façade grid must meet the applicable fenestration requirement. This example displays Main Street Overlay requirements.

Table 6–7
Fenestration
Requirements

176 DOWNTOWN WATSONVILLE SPECIFIC PLAN

3. Parking Structure Façade Standards
The façade of the existing parking structure at the corner of Beach and Rodriguez Streets in Downtown Watsonville is
organized like a typical Downtown building and the ground floor is lined with occupiable space.

This parking structure is designed like a typical Downtown Building, and any ground floor parking is set behind
commercial space with shopfronts lining the street. This building could easily accommodate other uses—such as
a. Parking structures shall either be
designed with façades that meet
the standards of Sections 6.5.C
and 6.5.D, or be faced by art walls
(murals, decorative or sculptural
material, etc.) by the approval of the
Director.
b. The façades of parking structures
should fit into the urban context,
and when not faced by art walls,
they should look similar to any
other Downtown building.
c. Future-Proof Parking. Parking
garages which can easily convert
to accommodate other uses—such
as offices or housing—if and when
the need for parking diminishes,
are encouraged. Features which
enable such 'future-proof' flexibility
include:
i. Level floors, apart from
necessary ramps
ii. Floors with 8' minimum clear
height from floor to ceiling
d. Ground floor façade. Per Standard

6.5.A.3.b, structured ground floor
parking must be set behind at least
30 feet of occupiable ground floor
liner space. Vehicular entries are
subject to the standards of Section

6.5.E.10.

This parking structure is designed like a typical Downtown building.

This garage façade features attractive architectural detailing.

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CHAPTER 6—LAND USE & ZONING

4. Façade Materials
Fiberglass classical ornamentation and poorly applied.

Heavy stone used below lighter siding material.

Rough-cast finish. Sand-finish.

Materials and design are consistent within each Building Increment.
a. Fiberglass or plastic (false)
architectural elements or
ornamentations are discouraged.
b. Materials used on shopfronts
should be smooth and nonabrasive to touch.
c. Rough-cast and sand-finishes
are discouraged on all building
surfaces that are visible from a
street.
d. Where more than one material is
used for the façade, the heavier
material must be used below the
lighter material (e.g. brick below
siding, not vice versa).
e. Modulations, color schemes,
balconies, and other façade
elements should be consistent
within an individual façade or
within an individual Building
Increment, when required per
Section 6.5.C.

178 DOWNTOWN WATSONVILLE SPECIFIC PLAN
E. Private Frontages: Building Access and Ground Floor Design

1. Intent
Downtown Watsonville is to be an
active, pedestrian-oriented urban
environment that is comfortable, safe,
and easy to navigate by foot, bicycle,
or any mode of vehicular transit. As
such, careful attention must be given
to the way that buildings shape and
front Downtown’s network of public
streets, paseos, and open spaces—also
known as the “Public Realm.” The
space between the travel lanes of a
street and the building, and including
the building’s ground floor façade, is
defined as “frontage.” In order to create
a high-quality urban environment,
the design of that frontage must be
calibrated to the ground-floor use
of the adjacent buildings and to
the unified Downtown character
envisioned in this Plan. Frontages
must be designed to provide an
appropriate degree of privacy or
transparency relative to the needs of
the public-facing ground-floor use.

Commercial shops and spaces rely
on more exposure for their success,
Public Frontage
Public Frontage
R.O.W.

Parcel
Building
Setback
Building
Setback Private
Frontage
Private
Frontage
Parcel
Travel Lanes
Ground
Floor
Façade
Ground
Floor
Façade
while ground-floor residences need
added privacy so they aren’t forced to
close their blinds and can therefore
provide encourage “eyes on the
street.” This section provides the
design standards and guidelines for
the private portion of this frontage,
while Chapter 4: Public Realm &
Transportation provides strategies and
recommendations for the public rightof-way.

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CHAPTER 6—LAND USE & ZONING

1. Allowed only if a conditional use permit is acquired where necessary for the corresponding ground floor use. See Section 6.4.A.

2. Common entries and small lobbies are allowed in Main Street Overlay Zone, but must look like shopfronts, with clear glass fronting the street. Lobbies should comprise no more than 20% of the frontage, the remaining length being shopfronts.

3. Retail-ready frontage within the gateway overlay is not permitted to contain residential dwelling units, per Section 6.4: Land Use Regulations.

Table 6–8 Allowed
Frontage Types by Overlay
Main Street
Overlay
Gateway
Overlay
Elsewhere in
Downtown
Shopfront Yes Yes Yes
Common Entrance / Lobby Yes2 Yes Yes
Retail-Ready No Yes 1, 3 Yes 1
Ground Floor Office No Yes 1 Yes
Ground Floor Residential No No Yes 1
Vehicular Access No Yes Yes
Table 6–9 Frequency of
Pedestrian Entries
Main Street
Overlay
Gateway
Overlay
Elsewhere in
Downtown
Frequency of Building Entries
(max. distance between
entrances)
50’ 50’ 75’

2. Applicability
The standards and guidelines of this
section apply to any new building or
façade renovation along a street or
public open space in the Downtown
Plan Area. The entire ground floor
façade facing a public street or public
open space is required to consist of the
frontage types allowed in this section.

Private Frontages are defined as the
ground floor building façade and the
area between that façade and any
property line along a street or public
open space. This area serves as the
transition and interface between
the building interior and street
environment. Table 6–8 identifies
six Private Frontage Types which are
regulated by Overlays, with design
standards and guidelines for each
type provided on the following pages.

These frontage types can be used
in combination with encroaching
architectural elements that will be
noted under each frontage type.

3. Building Access
A key role of private frontages is to provide pedestrian access from the public realm into the building. The following standards apply:
a. Access occurs via one of the
allowed frontage types per
Table 6–8.
b. All buildings must take primary
pedestrian access from the
public sidewalk or from private
on-site open spaces (see Section

6.6.E) that directly connect to
public realm.
c. Pedestrian entrances into
residential units may not be
located more than 250 feet
from the tenant/visitor parking
space(s) assigned to that unit, as
measured along walking paths.

4. Frontage Types
The following pages provide design standards and guidelines for the allowed private frontage types in Downtown. The standards specific to each frontage type apply wherever such type occurs.
d. Frequency of Pedestrian
Entries. The quantity of
building entrances on a street
has a drastic effect on the
perceived liveliness of a street.

The frequency of entrances is
regulated by Table 6–9.
e. Vehicular Access. Where an
alley is present and provides
vehicular access to a lot, that lot
shall take rear vehicular access
(as necessary) and may not take
vehicular access from the street.

See Section 6.5.E.10 for the
Vehicular Access frontage type.

180 DOWNTOWN WATSONVILLE SPECIFIC PLAN

5. Shopfronts
Shopfronts are characterized by large ground floor
openings, including windows and entries, which provide
transparency and connection between the public realm
and ground floor uses such as shops and restaurants. The primary entrance is typically at sidewalk grade, unless ADA accessibility is accomplished by other means, and provides direct access to the ground-floor use. The basic architectural elements comprising the storefront are large clear windows, doors with glass, and transom windows. If shopfronts have a setback, the setback is typically treated as an extension of the sidewalk.

Design Standards
a. Shopfront openings shall be organized into bays, with upper floor windows stacked above, per the standards
Section 6.5.D.

Design Guidelines
b. Where permitted, shopfronts may be used in
combination with Galleries or Arcades, or where the
setback is sufficient and context is appropriate, in
combination with a Dooryard, Terrace, or Porch (see
Section 6.5.F Encroaching Architectural Elements).
c. Ground floor windows should have a minimum
transparency of 80% and an external reflectance of
less than 15%.
d. If a shopfront is recessed or otherwise setback, and is not designed in combination with a Dooryard, Terrace,
or Porch (as allowed in Section 6.5.F), the resulting
setback should be designed as a seamless continuation
of the sidewalk, not as a landscaped area or buffer.

E
B
C
Design Guidelines MIN MAX
Height to top of transom 12’ 16’
Height to bottom of canopy /
awning 8’ 10'
Width of each shopfront bay 10' 25’
Height of shopfront base 1' 3'
Awning/Canopy Depth 4’ -
A
A
B
C
D
D
E
Where permitted, this area may be used
for outdoor dining and merchandising.
e. All shade should be provided on the
exterior of the building; the majority of
the interior space should be visible from
the right of way.
f. With minor exceptions, all shopfront
openings should provide visibility into
the interior space, and not be visually
obstructed by signage, merchandising
racks, storage shelves, etc.
g. Window sills of non-entry bays should
be no higher than 2 feet from adjacent
sidewalk grade.

Figure 6–2 Shopfront

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CHAPTER 6—LAND USE & ZONING
Frontage Element Recommendations MIN MAX
Height to top of transom 10’ 20’
Height to bottom of canopy/awning 8’ -
Distance to back of sidewalk - 20’
Area of outdoor space* 80 sf -
Awning/Canopy Depth 4’ -
A
B
C
* Does not include public R.O.W.

A
B
C
C A
B
Figure 6–3 Commercial Common Entrance / Multiple Floor Lobby Figure 6–4 Residential Common Entrance/Lobby

6. Common Entrance / Lobby
Common entrances and lobbies, like shopfronts,
should have a strong connection to the public realm.

While not always open to the wider public, they are
spaces that are shared by all tenants which rely on
them for building access. Access to individual units
(ground and upper floors) is provided via a shared
hall/corridor within the building.

Design Guidelines
a. Common entrances should be conspicuous and
designed as a focal-point of the ground-floor
façade. Designs that engage multiple floors
and/or help modulate the façade of the main
building are encouraged (See also Section

6.5.C/D for Building Massing and Façade Design
Standards and Guidelines).
b. Lobbies should be visible from the public right
of way. Ground floor windows shall have a
transparency higher than eighty percent and
an external reflectance of less than fifteen
percent. Window sills may be no higher than
2 feet from adjacent grade. All shade should
be provided on the exterior of the building.

See Section 6.5.D.2 for more fenestration
requirements.
c. In some cases, a Common Entrance may include
or be combined with a semi-private yard or
open space to provide a comfortable, attractive
outdoor public transitional space that allows
congregation off of the sidewalk, standards
for which are provided in Section 3.10 Site
Standards.
d. Common entrances may also be
used with a Porch, Dooryard,
Terrace, Arcade, or Gallery
(See Section 3.6.5 Encroaching
Architectural Elements).

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7. Retail-Ready
Retail-Ready frontage is a versatile type that might
host office or residential uses (where permitted) in the near-term and be easily converted into shopfronts in
the future if the market improves for commercial uses.

Design Guidelines
a. The ground floor should be at or with 6” of the
level of the sidewalk, to allow ADA access to the
entry with little to no ramp necessary.
b. The ground floor fenestration amount should be
between 50% and 95%.
c. The setback should be designed and landscaped
to provide privacy when the frontage hosts uses
which require privacy, such as residences or
offices.
d. When in residential use, ground floor bedroom
and bathrooms windows are prohibited along
the front façade.
e. When in retail use, if a dooryard or terrace is
not used and the entry is at ground level, the
setback is typically treated as an extension of the
sidewalk.
f. When in retail use, the ground floor fenestration
should be transparent and provide visibility to
the interior spaces per Section 6.5.E.5 Shopfronts.

Figure 6–5 Retail-Ready Dooryard
Figure 6–6 Retail-Ready Terrace

RESIDENTIAL

FRONTAGE
RETAIL

FRONTAGE

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CHAPTER 6—LAND USE & ZONING

8. Ground Floor Office
The private frontages of ground floor offices, where
allowed in Downtown, must be carefully designed
to ensure that they appropriately contribute to the
active public realm environment of downtown.

Like ground floor residential, they typically
require some level of privacy, but they still have the
opportunity to give life to the street.

Design Standards
a. When located in the Gateway Overlay, ground
floor offices shall conform to all Retail-Ready
standards and guidelines.
b. Fenestration shall be calibrated according
to overlay. See Section 6.5.D.2 for more
information.

Design Guidelines
c. In general, the most public-friendly office
functions such as reception and waiting area
or office amenity space should be located
closest to the primary façade. Areas for
private functions, such as examination rooms,
should not be located on the primary façade.
d. Ground floor offices may take access directly
from the sidewalk and/or from a Common
Entrance or Lobby (See Section 6.5.E.6).
e. The setbacks of ground floor offices at or
near the level of the sidewalk may feature
a dooryard or simple landscaping, or they
Frontage Element Recommendations MIN MAX
Height to top of transom 10’ 20’
Height to bottom of canopy/awning 8’ -
Distance to back of sidewalk - 20’
Area of outdoor space* 80 sf -
Awning/Canopy Depth 4’ -
A
B
C
* Does not include public R.O.W.

A
B
C
C A
B
Figure 6–7 Office Common Entrance / Multiple Floor Lobby Figure 6–8 Office Common Entrance/Lobby
Table 6–10 Common Entrance / Lobby may be designed as extensions of the sidewalk if privacy is not desired.

Raised ground floor offices may use a
Terrace, Porch, or Stoop. See Section

6.5.F Encroaching Architectural
Elements.

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9. Ground Floor Residential

DIRECT ENTRY T YPES (DOORYARD AND TERRACE)

COMMON ENTRY
Ground Floor Residential frontages provide a
transition from the public sidewalk to semi-private or
private space. These frontages moderate the balance
the privacy needs of the residential unit with the
need to provide eyes on the street to ensure a safe and activated public realm environment. Accordingly, the
closer the the ground floor façade is to the street, the more carefully designed the frontage must be. Ground
floor units are either entered through a common entry
(such as an entry lobby or shared private court) or
directly from the public sidewalk, typically through a
transitional entry element such as a dooryard, porch,
terrace, or stoop.

Design Standards
a. For required residential setback requirements
see Section 6.5.A and Table 6–4 Building
Placement.
b. See Section 6.5.D and Table 6–7 Fenestration for
residential fenestration standards.
c. Ground floor bedroom and bathrooms windows
are prohibited along the front façade in the
Downtown Core.
d. If access to ground floor units is directly from
the public sidewalk, entry may be provided via
a Dooryard, Terrace, Porch, or Stoop. See Section

6.5.F Encroaching Architectural Elements.
e. If direct access is not provided, entry may be via
a Common Entry with shared passageways.

Design Guidelines
f. Privacy for ground floor residential spaces is
achieved through a combination of elevation,
landscape, and setbacks. Residential units with
direct entries should have a first floor level
that is 1.5' to 4' above the level of the sidewalk,
unless the units is meant to be ADA accessible
or Retail-Ready.

Figure 6–9 Ground Floor Frontages and Entry Type Variations g. Windows on ground floor residential are
typically similar to those found on upper
floors of the façade.
h. Ground floor bedroom and bathrooms
windows are should not be located along
the front façade anywhere in Downtown.

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CHAPTER 6—LAND USE & ZONING

PRIVACY MODULATION EXAMPLES
Figure 6–10 Pedestrian and
Resident Interface
5'
10'
The raised elevation of the ground
floor from sidewalk level, and taller
ground floor sill heights (generally
above eye-level), allow residents to
overlook the street outside, while
preventing passers-by from seeing
into private interior spaces.

No Setback (Atypical Urban Condition). The façade is
immeditaly at the back of walk, but window sill height is above eye level of the passerby, maintaining privacy within the unit while allowing the tennant to overlook the street.

Shallow Setback (Very Urban Condition) The façade is
close to the sidewalk (less than 5ft), so the unit's ground floor is raised high enough that pedestrians must look
up to see into the interior. The opaque front door and the landscaping is used to ensure privacy. However, the lower bushes and ground cover soften the wall in a nod to the neighborhood context.

Comfortable Setback/Elevation (Typical Urban Condition).

The combination of modest setbacks and ground floor
elevation - in the form of semi-private dooryard/terraces - provides sufficient privacy and a comfortable buffer
between the sidewalk and large glass openings of the
living room, with more private bedrooms on the second
floor.

Generous Setback (Less Urban Condition). These groundfloor units are at-grade with the sidewalk, with low sillheight. In this case, generous landscape setbacks (15ft) provide a sufficient privacy buffer from the street allowing residents to look out onto the public realm.
i. Privacy Modulation. The distance from
the sidewalk to the façade and first floor
windows is used to maintain a balance
between resident comfort level and
neighborhood security and activity. The
closer a residential unit is to the sidewalk,
the higher the ground floor elevation
should be to maintain a sense of privacy.

See Table 6–5 for ground floor height
standards. However, this height is affected
by ground floor fenestration standards.

See Section D.2.C.V for more information.

186 DOWNTOWN WATSONVILLE SPECIFIC PLAN

10. Vehicular Access
Vehicular Access frontages are entries for vehicles into the ground floor façade of the building. They typically provide access to parking garages or through a building to rear service areas or surface parking. Because of their utilitarian nature, their design is often neglected. However, they require particular care in their design as their sheer size and presence along the street wall can make them one of the most disruptive elements to the quality of the pedestrian environment.

Design Standards
a. In the Main Street Overlay, Vehicular Access frontage on a street is not permitted.
b. Outside the Main Street Overlay, Vehicular Access
frontage on a street is only allowed when no alley provides access to the lot. The provision of alleys makes higher quality frontages possible and are highly encouraged.
c. Openings and Bays. Vehicular Access shall be organized into openings which are proportioned and detailed to appear similar to Shopfronts (Section 6.5.E.9). These openings shall be organized into vertical bays in coordination with the overall façade per Standard 6.5.D.1.a.ii.
d. Width. Vehicular Access openings shall be no more than 13 feet wide. Where adjacent openings are necessary to provide entry and exit, they shall be separated by a pier (a portion of wall) of at least 2 feet in width.
e. Buildout. Vehicular Access frontage may comprise no more than 40% of a building's required buildout (per Table 6–4 in Section 6.5.A), and a single project may have no more than 2 Vehicular Access openings on any one street.
f. Parking Structures. For standards related to parking structure façades, see Section 6.5.D.3.

Design Guidelines
g. Entries should be at least 50 feet from the
corner of a block.
h. Gates or doors which secure vehicular entries
should be designed as attractive urban
elements, just like pedestrian entry doors.

VEHICULAR ACCESS

SHOPFRONTS
Vehicular Access can be organized into attractive, well-proportioned bays, just like shopfronts.

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CHAPTER 6—LAND USE & ZONING
Figure 6–11 Vehicular Access
Frontage Element Recommendations MIN MAX
Width of Opening - 13’
Width of pier/wall between openings 2’ -
Percentage of building's required
frontage (C divided by D) - 40%
A
B
C D
C
D
A A
B
Bay
Bay

188 DOWNTOWN WATSONVILLE SPECIFIC PLAN
F. Encroaching Architectural Elements
Projecting Roof Eave
Shop Awnings
Bay Windows
Certain encroaching architectural elements may be combined with appropriate private frontage types—as regulated in the previous section, 6.5.E—to form interesting, cohesive, and active groundfloor environments. These may extend beyond the build-to range—identified in Section 6.5.A— into the front setback and, in some cases, into the public right-of-way. Table 6–11 identifies where these encroachments are allowed and how much they may encroach beyond the surface of the façade. The table and notes below identify which elements may encroach into the public right-ofway, and under what conditions they may do so.

Main Street Overlay Gateway Overlay Elsewhere in Downtown Encroachment beyond
the façade
Encroachment beyond
the façade
Encroachment beyond
the façade
Stoop1 Not allowed Not allowed up to 2’ min. from ROW
sidewalk
Porch1 Not allowed Not allowed 8’ min. and up to 2’ min. from ROW sidewalk5
Terrace1 Not allowed Not allowed
Bay Window2 2’ to 4’ 2’ to 4’ 2’ to 4’
Balcony2 4’ to 8’ 4’ to 8’ 4’ to 8’
Awning or Canopy3 Up to 8’ Up to 8’ Up to 8’
Roof Eave / Cornice Assembly2 Up to 5’ Up to 5’ Up to 5’ Arcade4
See Table 6–12 for
standards and guidelines
Not allowed Not allowed
Gallery4 Not allowed Not allowed
Table 6–11
Encroaching Architectural
Elements

1. May not encroach into the public right-of-way

2. May encroach into the public right-of-way on upper floors

3. May encroach into the public right-of-way provided that the resultant sidewalk width, covered by the arcade or gallery, is at least 10 feet clear from the inside of the post, column, or pier to the ground floor building face. In most cases, this requires that the ground floor façade be set back more than 0' and results in a wider sidewalk than currently exists.

4. May encroach into the public right-of-way if they provide a clear sidewalk width, covered by the arcade or gallery, of at least 10 feet from

5. As a result, a Porch or Terrace may only occur within setbacks of 10' or more.

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CHAPTER 6—LAND USE & ZONING
A stairway and landing leading directly from the right of way to an elevated building entrance.

Recommended Dimensions MIN MAX
Stoop width 4‘ 8‘
Stoop depth (not including stairs) 4‘ 8‘
Stoop floor height3 1.5 3‘
Planter/fence height - 3‘
Setback from Sidewalk 2' 6‘
Additional Suggestions
• The exterior stairway may be perpendicular or parallel to the adjacent sidewalk. When parallel to the sidewalk, landscape of 1-2 feet should be provided between the side of stair/stoop and the sidewalk.
• Adjoining stoops should be limited to two entries. A stoop may also provide access to a common entry.
• Gates are discouraged.

A
B
C
D
A
B
C
If utilized, these elements should comply with the following suggestions:

D
E
E

1. General to All 2. Stoop
a. Materials, style, and design
should be consistent with the
architecture of the building and
neighborhood character.
b. Deep eaves, balconies, bay
windows, and projected rooms
of traditionally styled buildings
should have visible supports
in the form of projecting
beams or braces. Balconies on
contemporary styled buildings
may simply project.
c. Glazing on doors should be clear
glass with at least 90 percent
visible light transmission.

Glazing should not be reflective
(mirrored).
d. Landscaping should be
appropriate to the architecture
and scale of the building.
e. Five of the listed architectural
elements—those which extend
to the ground—carry additional
recommendations. These are the
Stoop, Porch, Terrace, Arcade,
and Gallery.

190 DOWNTOWN WATSONVILLE SPECIFIC PLAN
An enclosed area outside of an elevated ground floor, usually enclosed by a low wall or fence.

Recommended Dimensions MIN MAX
Depth, clear 8' -
Finish level above sidewalk - 3'
Length of terrace - 150'
Distance between stairways - 50'
Additional Suggestions
• Door and window design should be appropriate for
street-fronting façades.

A
B
C
A B
G C
D
Porches are roofed, unenclosed rooms attached to the exterior of a building that provide access and comfortable semi-private outdoor social spaces that help activate the public realm.

Recommended Dimensions MIN MAX
Porch depth (excluding stairs)1 8' -
Porch width 10' -
Porch height2 8' 12'
Floor height3 1.5' 3'
Between porch and front PL 2' -
Additional Suggestions
• Porches may be used to provide access to multiple front doors of ground-floor units.
• Porches may also wrap around building corners. This is particularly appropriate on corner lots.

A
B
Notes
1 Between building façade and end of porch deck.
2 From porch floor to top of porch columns.
3 Measured from grade at right of way.

C
C
D
E
B
A E
D

3. Porch 4. Terrace

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CHAPTER 6—LAND USE & ZONING
The Mansion House in Downtown Watsonville has a gallery which once featured classical details corresponding to the architecture of its façade, as can be seen in the upper right historic photograph.

Table 6–12 Arcades and Galleries: Standards

5. Arcade 6. Gallery
Arcade Gallery
Definition
Arcades are extensions of upper floors over a sidewalk, supported by structural elements such as piers, columns, or arches. Arcades provide shade, glare control, and weather protection.

Galleries are appendages to building façades that extend over sidewalks, providing shade for pedestrians and often providing balcony space above. They are supported by structural elements such as piers, columns, or arches which extend to the ground.

Location Arcades and Galleries may only be permitted in the Main Street Overlay. They are especially encouraged on south- and west-facing façades in order to shade the sidewalk from sunlight. The required dimensions result in a sidewalk wider than currently exists in most of the Main St Overlay.

Encroachment Arcades and Galleries shall extend to a distance of 2 feet from the curb face.

Sidewalk The resultant sidewalk width, covered by the arcade, shall be at least 10 feet clear from inside of the vertical support to ground floor building face.

Vertical Supports Vertical supports may be piers, columns, or arches. Vertical supports may not exceed 3 feet in width. Typically, the width of the support should not exceed 1/5th of the distance between supports.

Openings The openings between vertical supports, as seen from the street, should be taller than they are wide. Openings shall correlate with façade bays (see Section 6.5.D).

Clearance The minimum vertical clearance at each opening shall be a minimum of 12’, excluding decorative brackets, spandrels, and/or lower portions of arches.

Height Only floors 2, 3, and 4 may extend over the sidewalk. Any floor above the 4th floor shall be at or behind the build-to range.

Galleries may be single or double-story, and should correlate with building floors.
2'
2'
A
A
A
B
C
C
C
D
E
B
D
E
B
D
E

192 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Section 6.6

SITE STANDARDS
& GUIDELINES
A. Introduction
B. Specific to Waste & Utility
Placement

1. Intent
The following site standards and
guidelines are generally intended
to inform the design and location of
elements of site for the purpose of the
health, safety, and general welfare
of the immediate occupants of each
building, and for the neighborhood.

1. Utility access and equipment

2. Applicability
The following standards apply to all
new development, or whenever belowmentioned features are introduced to an existing development. The sections
below shall be applied as standards
unless strict compliance is determined
by the Zoning Administrator to be
incompatible with the requirements
of other departments or agencies,
in which case they may be applied
as guidelines. In cases where the
Zoning Administrator determines
that deviations from the strict
interpretation of any standard in this
section is appropriate, the Zoning
Administrator shall also seek to
ensure that the obvious intent of each
standard is still met.
a. Utility access and equipment such as back-flow preventers, transformer boxes, gas and electric meters, and other utilities should be placed within or adjacent to and be accessed from the alley, subject to the requirements and approval of the associated utility company. On lots with no alley, meters and similar equipment should be underground vaults or in utility rooms/closets within buildings, were possible. If such locations are infeasible, these services should be in inconspicuous locations along the sides of project sites and should be thoroughly screened from public view.

2. Mechanical and electrical equipment
a. All mechanical and electrical equipment – including, but not limited to, airconditioning units, antennas, garage door motors – whether roof-mounted, ground-mounted or otherwise, should be screened from public view or located so as not to be visible from streets. Such equipment and related screening should be designed with materials and colors that conform to and are an integral part of the design of the building. i. Mechanical equipment that generates noise, smoke or odors, should not be located on or within 10 feet of a public right of way or any on-site common open spaces.
ii. Noise- and odor-generating equipment and containers should be located in areas that will not create a nuisance to adjacent properties, with bins being covered when possible. Openings to trash enclosures should always be shielded from public rights of way.

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CHAPTER 6—LAND USE & ZONING

3. Telecommunication Devices
a. Telecommunication devices (such as satellite dishes or other equipment) should be screened from public view or located so as not to be visible from streets. Applicants are encouraged to work with satellite providers to locate satellite dishes out of view on building roofs and/or on rear yard or side yard facing façades if adequate signal strength and quality can be achieved. In multi-family and multi-tenant buildings, conduits should be provided from such a location to each unit.

4. Wet Utilities
a. Wet utilities should typically be located in the street but may be located in the alley to address topographical, efficiency or other engineering reasons. If “wet” and “dry” utilities are co-located in the alley, proper trench separation and utility access must be ensured. On lots with no alley, all “wet” utilities should be in the street or public right-of-way. Utility meters and entrances should also be provided below-grade in the street or sidewalk and should be flush with the surrounding grade.

5. Service Entrances & Waste Disposal Areas
a. Service entrances, waste disposal areas, and other similar service areas should be located adjacent to alleys and take their access from them. On lots with no alley, these areas should be located as far away from – and screened from views from – the public right of way as practical.

Example of an appropriately placed
double standpipe connection in the base
of a building at the sidewalk.

Example of inappropriately placed check
valves and other utility devices in the
front yard of a commercial building.

Example of inappropriately placed
ground-level utilities in a parkway.

Example of inappropriately placed utility
boxes in a parkway.

Wherever possible, mechanical/utilities
equipment should be placed in alleys. In
this example, they are further shielded by
architectural elements and a hedge.

Example of mechanical equipment
well-screened by an architectural
element incorporated into the building's
composition.

AVOID
AVOID
AVOID

194 DOWNTOWN WATSONVILLE SPECIFIC PLAN
C. Specific to Site Walls

1. Fence and Wall Heights
a. Fence and wall heights shall be measured from the grade directly below.

In cases where the grade differs on either side of the fence or wall, the lower measuring point shall be the average between the grades of the sides.

Fences and walls (including retaining walls) must be set back at least 18 inches from the sidewalk.

2. Entrance Arbors
a. Entrance arbors up to 9 feet in height and 5 feet in width may be permitted.

3. General to frontages
a. Fence and wall posts within the front setback shall be limited to 3.5 feet in height.
b. Retaining walls may not have more than 3 feet of difference between the grade on either side. Fences or walls up to 3.5 feet in height may be erected above retaining walls provided that:
i. Any fence or wall more than 3.5 feet as measured from the sidewalk is at least 50% open.
ii. At no point does the fence intrude into the line of visibility between the landing of the entrance(s) of the primary building(s) and the sidewalk.

This shall be measured from point that are 5 feet above said landing(s) and 5 feet above the sidewalk.

4. Specific to Corner Lots
a. On corner lots, fences and walls may reach 6 feet in height to enclose the private rear yard from the side street, but must be set back at least as far back as the building face of the primary building. Fences and walls may reach 8 feet in height, provided that any portion of the fence or wall that is more than 6 feet in height is at least 50% open.

5. Specific to interior side yards and rear yards
a. Fences and walls may reach 6 feet in height and flush with the façade of the primary building. Interior side and rear fences and walls may reach 8 feet in height, provided that any portion of the fence or wall that is more than 6 feet in height is at least 50% open.
b. Any rear fence or wall along any alley shall be so constructed as to provide a space in the rear yard that is sufficient in length, depth, and height to house trash bins off of the alley. If another area within the rear yard meets this requirement, it shall not be necessary to incorporate such a space for trash bins into the fence or wall.
c. Gates and doors on rear fences shall not open outward towards the alley but shall be designed to over inward to the property.

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CHAPTER 6—LAND USE & ZONING
Landscaped
retaining wall
and fence.

Landscaped
fencing set back
from sidewalk
Entrance arbor. Cafe rearyard
with a wood
fence.

196 DOWNTOWN WATSONVILLE SPECIFIC PLAN
D. Specific to Lighting
Shielded and/or frosted lighting avoids off-site glare.

1. General to All
a. Site lighting should be shielded by permanent attachments to light fixtures so that light sources are not visible from a public way and to prevent off-site glare.
b. Wall-pack types of lighting are not recommended, but if proposed must be provided with full cutoff shields and must contribute to the architecture of the building.
c. Specific to residential ground floors: site and building-mounted luminaires should produce initial illuminance value no greater than 0.04 horizontal and vertical footcandles.
d. Specific to nonresidential ground floors: site and building-mounted luminaires should produce a maximum initial illuminance value no greater than 0.1 horizontal and vertical footcandles at the boundary with adjoining residential lots, and no greater than 0.01 horizontal footcandles 10 feet beyond that boundary.

On-site light sources should be shielded from the public right-of-way.

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A court may provide access to private residences or amenity spaces. Forecourts help transition from the public to private realm.

E. On-Site Open Space

1. Introduction
On-site open space is private or shared outdoor space that exists for the enjoyment and use of building tenants, and sometimes the public. It can also provide comfortable paths through which pedestrian access is provided from the street to any buildings (or portions of buildings) that lack direct street frontage. This Section identifies a series of open space types and design characteristics of each type.

2. Court
a. Description. A court is an open space surrounded by one or more buildings, for use by residents or tenants, or for activation as a public plaza or outdoor dining area. It can provide visitor access from the street to dwellings, retail, office spaces, or buildings within the lot that lack direct access from the street.
b. Guidelines. A court’s perimeter should be coherent and well-defined by walls on at least three sides. Courts should include a minimum of one shared amenity, such as a seating area, fountain, BBQ island, or outdoor fireplace.

3. Forecourt
a. Description. A forecourt is a court that abuts the public sidewalk. Where forecourts give access to retail and other public uses, they function as an extension of the public realm. Where forecourts grant access to residential or other private uses, they function as transitional spaces between the public and private realms.
b. Guidelines. Forecourts should be a minimum of 15’ x 15’ in size. c. Build-Out Requirements. A forecourt is a permitted exception to the build-out requirement for a lot. See Section 6.5.A.

198 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Rear yards can
contain amenities
for multi-family
buildings.

Single- and multifamily residences
separated by side
yards.

4. Side Yard 5. Rear Yard
a. Description. A side yard is an open space along one side of a building. It can serve as a semi-private space through which visitor access is provided to one or more buildings or dwellings, or it can be a private space for the exclusive use of the residents of one or more dwellings. b. Guidelines. Side yards should be defined by buildings on a minimum of two sides. Side yards should not exceed twenty-five feet in width where adjacent to streets or public open spaces.
c. Build-Out Requirements. An entry to a side yard is a permitted exception to the build-out requirement for a lot. See Section 6.5.A. a. Description. A rear yard is a private, landscaped open space located behind a building. It is for the use of the residents or users of one or more dwellings.
b. Guidelines. For buildings with two or more units, a rear yard may be divided into separated private yards, provided each private yard is directly adjacent to the dwelling unit.

199
CHAPTER 6—LAND USE & ZONING
A roof deck/
terrace used as
a dining area for
restaurants.

A passage may
provide access to
residential units.

6. Passage 7. Roof Deck/Terrace
a. Description. Passages provide a pedestrian connection between or through buildings, from the street to a court, building entrance, or rear parking lot. Passages may be covered or uncovered. They may be gated or completely open to the street. Passages which provide public access through a block are known as paseos (See Chapter 4).
b. Guidelines. Passages should be a minimum of six feet in width. c. Build-Out Requirements. An entry to a passage is a permitted exception to the build-out requirement for a lot. See Section 6.5.A. a. Description. A roof deck or terrace is an outdoor gathering space that may be assigned to individual units or shared by all residents or tenants of a building.
b. Guidelines. Roof decks should include a minimum of one amenity and design element, such as a trellis, seating area, fountain, landscaping, or outdoor fireplace to encourage their use as an outdoor gathering place.

200 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Section 6.7

GENERAL DEFINITIONS
Introduction. The following definitions are supplemental to those in the Watsonville Municipal Code. When in conflict, the definitions herein shall prevail.

Bay Window. A window that projects
from any building elevation.

Block. An aggregation of lots which
are bound on all sides by public
rights of way. Block dimensions are
measured along private property lines.

Building Base. The visually unified
horizontal portion of a building that
begins on the ground and extends one
or more floors, typically ending at an
architectural feature like a cornice
or string course. The building base
appears to be holding up the upper
floors.

Building Length. The length of the
building as measured parallel to the
front property line.

Build-to range. The conceptual
range parallel to a front or sidestreet property line that a specified percentage of the building face must
Access Drive. A private right of way
primarily intended as vehicular access
to on-site parking or loading.

Alley. A narrow service street which
provides secondary access to the rear of
lots within a block. Driveways, parking
aisles, and fire lanes are not alleys.

Arbor (entrance arbor). A wooden
structure that is intended to define an
entrance into an on-site outdoor space,
such as a front yard or parking lot.

Arcade. A façade with a ground floor
colonnade supporting the upper stories
of the building, intended to provide
shade, glare control, and weather
protection.

Bay. A fifteen- to thirty-foot wide
division of a façade that extends
from the ground to the top of the
façade. Bays are typically internally
symmetrical.
fall within (see Frontage Buildout
Requirement).

Close. A dead-end street which
contains a landscaped median. Rather
than having a turnaround bulb at
its terminus, the landscaped median
within a close maintains a consistent
width along its entire length.

Chamfered corner. A bevel where
two perpendicular building faces
meet, resulting in a third face at a
45-degree angle.

Civic Building. A private or public
structure of civic importance that
is noncommercial in nature. This
includes, but is not limited to, schools,
places of worship, libraries, museums,
city hall, or any other building type
that has historically been prominently
featured in traditional cities and
towns as a center of public life. Civic
buildings do not include retail or
mixed-use buildings, residential
buildings, day care facilities, privatelyowned office buildings, or municipal yards.

Civic Space. Outdoor space that is
either owned by the City and intended
for public use, or is on a private parcel,
immediately adjacent to a right of way,
and functions as public open space.

Court. A court is an open space
surrounded by one or more buildings,
for use by residents or tenants, or for
activation as a public plaza or outdoor
dining area. It can provide visitor
access from the street to dwellings,
retail, office spaces, or buildings
within the lot that lack direct access
from the street.

Director. The Director of Community
Development, or designee.

201
CHAPTER 6—LAND USE & ZONING
Dormer Window. An individual
roofed window that protrudes out of a
sloped roof.

Drive Aisle. A vehicular lane within a
parking lot that provides access to the
individual parking spaces.

Driveway. A vehicular lane within a
lot that leads to on-site parking.

Encroachment. Any structure
extending beyond the build-to range
into a required setback area or, in
some cases, into the public right-ofway.

Fenestration. All openings on the
façade, including windows and doors.

Fire Lane. An on-site right of way
required by the Fire Marshal for the
access of emergency vehicles.

Forecourt. A court that abuts the
public sidewalk. Where forecourts
give access to retail and other public
uses, they function as an extension of
the public realm. Where forecourts
grant access to residential or other
private uses, they function as
transitional spaces between the public
and private realms.

Frontage Buildout Requirement.

The requirement that a specified
portion of building façade meet the
build-to range along a street-adjacent
property line.

Frontage, Private. The ground floor
building façade and the area between
the building façade and any property
line along a street or public open space.

Frontage, Public. The space between
any street-adjacent property line and
the first travel lane in the roadway.

Gallery. A ground-floor colonnade
that supports a shed roof or deck
that covers the sidewalk, intended
to provide shade, glare control, and
weather protection.

Gratuitous complication (façades).

Façade modulations that have no
discernible function or meaning.

This does not refer to architectural
ornamentation, which might include
eaves, entablature, bay windows,
oriels, window and door surrounds,
light fixtures, canopies, balconies, or
other historically purposeful aesthetic
embellishments.

Ground Floor. The floor of a building
located nearest to the level of the
existing grade around the building.

Half-Story. The uppermost story of
a building in which the sloping roof
forms the walls. These are often lighted
by dormer windows and include knee
walls under roof slopes.

Industrial Building. A building
or portion of building for which the
primary use is industrial in nature,
and includes manufacturing, assembly,
fabrication, or repair processes.

Local Symmetry. The balanced
distribution of equivalent forms or
spaces on either side of an imaginary
central vertical line. A locally
symmetrical condition occurs only on
a portion of the building, and does not
refer to the entire building or façade.

Lot. A portion of land delineated from
others to host an allowed development.

Lot Line. A front, side, or rear edge of
a lot. For the purpose of this code, lot
line is synonymous with property line.

Loggia. A gallery or room with one or
more open sides. It may be a portion
of a house which has a side open to
a terrace or garden, or it may be a
portion of an upper floor of a building
open to the street.

Massing Increment. An internally
coherent façade composition that is
visually distinguishable from an
adjacent façade composition of the
same project.

Outbuilding. A building on the rear
of a property but separate from, and
smaller in scale than the building
which contains the primary use of the
site.

Open work fence. A fence in
which the solid portions are evenly
distributed and constitute no more
than 50 percent of the total surface
area.

Paseo. A pedestrian path that
provides a connection from one right
of way or civic space to another. They
are publicly-accessible but may be
privately maintained or dedicated to
the City.

Passage. An on-site pedestrian path.

202 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Pergola. A wooden structure that is
intended to either provide a small area
of shade or define an entrance into an
on-site outdoor space, such as a front
yard or parking lot.

Pier. The vertical elements which,
when dividing shopfronts, often define
bays or Massing Increments.

Primary Building. A building
situated towards the adjacent street or
public open space that accommodates
the primary use of the site. This is
distinguished from an outbuilding,
which is ancillary in use and form,
and sits near the rear of the site.

Primary Entrance. Doors that include
direct access from the sidewalk into a
building, or into a zaguan that leads to
a court.

Primary Façade. The outermost
consistent plane of a building face
along a street.

Podium Building. A building wherein
units are constructed atop a concrete
podium that contains parking and/or
commercial space.

Retail-Ready. (Syn. Flex Unit) A
private frontage type that is designed
to be easily convertible to a retail/
service use. This entails high ceilings,
a shopfront frontage assembly, and
design that does not preclude future
commercial ADA compliance.

Rosewalk. A wide paseo with
residential frontages on either side.

Rowhouse Building. A building
containing an array of side-by side
units.

Shopfront. A ground-floor
frontage assembly that includes an
arrangement of large transparent
windows and a conspicuous entrance
that leads directly into a retail unit.

Shopfronts are spatially defined on
either side by vertical elements called
piers.

Side Yard. The required side setback
area between a side property line and
a structure.

Street. A right of way that provides
multi-modal throughput and
primary points of access to buildings.

Driveways, parking aisles, fire lanes,
and alleys are not streets.

Street, Front. The side of the lot that
is adjacent to a street. For the purpose
of this code, any frontage along the
Main Street Overlay or Gateway
Overlay shall be considered the front.

A property may have multiple fronts.

Street, Side (applicable only to
corner lots). The side of the property
that is adjacent to a street that is
the Main Street Overlay or Gateway
Overlay that is not considered a front
(see Street, Front).

Through Lot. A lot which extends
from one street frontage to another,
across the entire span of the block.

Tower Element. A part of a building
that has a relatively small footprint in
relation to, and is taller than, the rest
of the building.

Trellis. A framework of light wooden
or metal bars, chiefly used as a support
for fruit trees or climbing plants.

203
CHAPTER 6—LAND USE & ZONING
Page Intentionally Left Blank

204 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Chapter 7:

HISTORIC

PRESERVATION

7.1—Historic Resources

7.2—Recommendations

205 Page 396 of 1168
206 DOWNTOWN WATSONVILLE SPECIFIC PLAN

DOWNTOWN

WATSONVILLE IS RICH

WITH HISTORIC

RESOURCES CONTAINING

MANY ELEMENTS OF

HISTORICAL
SIGNIFICANCE.

The Downtown Watsonville Specific
Plan aims to celebrate these historic
resources while preserving them
as fundamental focal and cultural
points of the downtown area. A
reconnaissance-level survey was
conducted early in the planning process
to identify known and potentially
significant historical resources in the
Specific Plan area. While the survey
was completed at the reconnaissancelevel and in-depth property-specific research was not conducted, the
resulting survey findings may be used
as a basis for future planning efforts
in the Specific Plan area by identifying
potential opportunities and constraints
relating to historical resources. In
combination with the City’s existing
historic context statement, the survey
and the recommendations included
in this chapter will assist City staff,
project applicants, and the public
in making informed decisions and
provide a consistent framework for
future identification and treatment of
historical resources. (See Appendix C
for additional information about the
History of Downtown Watsonville).

207
CHAPTER 7—HISTORIC PRESERVATION
Section 7.1

HISTORIC RESOURCES
FROM LEFT TO RIGHT—Historic photo of Watsonville Plaza; Historic photo of Fox Theater at the intersection of Main Street and Maple Street.

The Specific Plan area contains 13 properties which are currently listed in the National Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), and/or Watsonville Historic Register. As properties which are currently designated, they qualify as historical resources for the purposes of CEQA.

208 DOWNTOWN WATSONVILLE SPECIFIC PLAN
The research and survey efforts also
identified 75 potentially eligible
individual resources within the
Specific Plan area. For the purposes
of future planning efforts, potentially
eligible individual resources were
divided into two tiers (Tier I and Tier
II) based on their level of historic
integrity (ability of a property to
convey its historical associations
or attributes) according to the
Secretary of Interior’s Standard for
the Treatment of Historic Properties .

Tier I resources are those that have a
high degree of historic integrity, while
Tier II resources have less integrity.

The purpose of differentiating Tier
I and Tier II properties is to classify
those properties which have a higher
likelihood of historical resources
eligibility pending further study
and formal evaluation. The survey
identified 58 Tier I and 17 Tier II
resources.

The survey additionally identified
four areas within the DWSP which
contain intact groupings of historic
period development that may, pending
further research, be appropriate
for designation as potential
historic districts or alternatively
as conservation overlay zones.

Recommendations to address potential
impacts and to support future historic
preservation planning efforts have also
been provided.

Designated Resources
The 13 designated historic resources in Downtown Watsonville are shown in Figure 7–1 and described in Table 7–1. These include four buildings listed on the National Register of Historic Places, three deemed eligible for formal listing on the National Register, and six on the local Watsonville Historic Register (HR).

All properties listed on the National Register are also listed on the CRHR and Watsonville HR.

PUBLIC REALM IMPROVEMENTS PUBLIC CIRCULATION NETWORK
Bus Shelters Opportunity Site
Gateway
Active Frontages
Potential Parklets
Activity Node Street Trees
Paseos
Intersection Improvements
Midblock Crossings
Transit Facility
9 5 4
10 2
3 1
6 7
8 13
11 12
Potential Individual Resources
Tier 1
Tier 2
Designated Resource
Potential Historic Districts
Main Street Commercial District
East Beach Street Residential Group
West Beach Street Residential Group
West Lake Avenue Bungalows
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
fferson 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 Specific Plan Boundary
Building Footprint
Parcel
Rail Line
Park/Open Space
Specific Plan Boundary
Building Footprint
Parcel
Parks/ Open Space
Waterway
9 5 4
10 2
3 1
6 7
8 13
11 12
Potential Individual Resources
Tier 1
Tier 2
Designated Resource
Potential Historic Districts
Main Street Commercial District
East Beach Street Residential Group
West Beach Street Residential Group
West Lake Avenue Bungalows
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 Specific Plan Boundary
Building Footprint
Parcel
Rail Line
Park/Open Space
209
CHAPTER 7—HISTORIC PRESERVATION
Figure 7–1

DESIGNATED

RESOURCES
Designated Resource
Potential Individual Resources

1 2 3
4 5 6 7
210 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Watsonville Woman’s Club
12 Brennan Street

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Tudor Revival
Frank Wyckoff, Architect

DATE OF

CONSTRUCTION
1917

DESIGNATION
Watsonville HR
“Judge” Julius Lee House/Lewis Home
128 East Beach Street

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Queen Anne Victorian
William Weeks, Architect

DATE OF

CONSTRUCTION
1884

DESIGNATION
NRHP, CRHR and
the Watsonville HR
Porter Building
280 Main Street

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Classical Revival
William Weeks, Architect

DATE OF

CONSTRUCTION
1903

DESIGNATION
Watsonville HR
(located on City
Hall property)
Tyler/Ash House
225 East Lake Avenue

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Queen Anne Victorian
William Weeks, Architect

DATE OF

CONSTRUCTION
1890’s

DESIGNATION
Watsonville HR
Wells Fargo Building
326 Main Street

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Art Deco
H.H. Winner, Architect

DATE OF

CONSTRUCTION
1940

DESIGNATION
Determined
eligible for listing
in the NRHP (2S2)
Lettunich Building
406 Main Street

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Renaissance Revival/Chicago Style
William Weeks, Architect

DATE OF

CONSTRUCTION
1911

DESIGNATION
NRHP, CRHR and
the Watsonville HR
Mansion House Hotel
418-428 Main Street

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Second Empire
Thomas Beck, Architect

DATE OF

CONSTRUCTION
1871

DESIGNATION
NRHP, CRHR and
the Watsonville HR
Table 7–1

DESIGNATED

RESOURCES

8 9 10 11
12 13
211
Kalich Building
426-434 Main Street

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Renaissance Revival
William Weeks, Architect

DATE OF

CONSTRUCTION
1914

DESIGNATION
Watsonville HR
Watsonville City Plaza
Bounded by Main, Peck, Union, and
East Beach Streets

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
William Weeks, Architect (bandstand)

DATE OF

CONSTRUCTION
1906 (bandstand)

DESIGNATION
NRHP, CRHR and
the Watsonville HR
318 Union Street

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Spanish Colonial Revival
Lorimer Rich, Architect

DATE OF

CONSTRUCTION
1937

DESIGNATION
Determined
eligible for listing
in the NRHP (2S2)
Resetar Hotel
15 West Lake Avenue

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Spanish Colonial
William Weeks, Architect

DATE OF

CONSTRUCTION
1927

DESIGNATION
Determined
eligible for listing
in the NRHP (2S2)
26 West Beach Street

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Neoclassical Revival
William Weeks, Architect

DATE OF

CONSTRUCTION
1911

DESIGNATION
Watsonville HR
Jefsen Hotel
6 East Lake Avenue

ARCHITECTURAL STYLE/

ASSOCIATED ARCHITECT
Italianate

DATE OF

CONSTRUCTION
1902-1907

DESIGNATION
Watsonville HR

212 DOWNTOWN WATSONVILLE SPECIFIC PLAN

FROM LEFT TO RIGHT, TOP TO
BOTTOM— The “Judge” Julius Lee
House/Lewis Home is a Victorian Style
Single-family house with a circular two
story tower; Classical Revival Porter
Building on Main Street.

Eligible Resources
The research and survey efforts also
identified 75 potentially eligible
individual resources within the
Specific Plan area. These potential
resources are not currently designated
but have potential to be eligible
historical resources pending further
study. For the purposes of future
planning efforts, potentially eligible
individual resources were divided
into two tiers (Tier I and Tier II) based
on their level of integrity. These are
shown in Figure 7–2 and further
described in Appendix C: Historic
Report. Potentially eligible individual
resources identified vary in their type
and include single-family residential,
multiple types of commercial
properties, in addition to institutional
and industrial properties. The
architectural styles of the identified
buildings also include a wide range
of styles, among them Victorian,
Craftsman, and Period Revival.

Tier I resources (58 total) are those
that have a high degree of historic
integrity, while Tier II resources (17
total) have less integrity and have
been more substantially modified
through the replacement of historic
fabric and/or modification. The
purpose of differentiating Tier I and
Tier II properties is to classify those
properties which have a higher
likelihood of historical resources
eligibility pending further study and
formal evaluation.

Potential Historic
Districts
In addition to the potentially eligible
individual resources in Downtown,
the survey identified several areas
within the Specific Plan area that
feature intact and cohesive groupings
of historic-period development
and common historical and/or
architectural trends. Pending further
research, the following groupings may
be found eligible as historic districts or
conservation overlay zones depending
on their significance, integrity, and
applicable designation criteria. These
four groupings, shown in Figure 7–2,
are concentrated in clearly defined
geographical areas and may contain
contributing and non-contributing
resources pending further study.

Potential Individual Resources
Tier 1
Tier 2
Designated Resource
Potential Historic Districts
Main Street Commercial District
East Beach Street Residential Group
West Beach Street Residential Group
West Lake Avenue Bungalows
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 S
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
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 Specific Plan Boundary
Building Footprint
Parcel
Rail Line
Park/Open Space
Figure 7–2

SURVEY FINDINGS

OF EXISTING
& POTENTIAL

RESOURCES
Tier 1 Main Street Commercial District
East Beach Street Residential Group
West Beach Street Residential Group
West Lake Avenue Bungalows
Tier 2
Designated Resource
Potential Individual Resources Potential Historic Districts Specific Plan Boundary
Building Footprint
Parks/ Open Space
Waterway
Potential Individual Resources
Tier 1
Tier 2
Designated Resource
Potential Historic Districts
Main Street Commercial District
East Beach Street Residential Group
West Beach Street Residential Group
West Lake Avenue Bungalows
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 Specific Plan Boundary
Building Footprint
Parcel
Rail Line
Park/Open Space
213 Page 404 of 1168
Tier 1 Main Street Commercial District
Tier 2
Designated Resource
Potential Individual Resources Potential Historic District Figure 7–3

MAIN STREET COMMERCIAL DISTRICT
214 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Main Street Commercial District
The Main Street Commercial District is located centrally within Watsonville, the Specific Plan area, and the Downtown Core character area. It encompasses 49 Santa Cruz County Assessor parcels and approximately three blocks of Main Street generally between Maple/2nd Street and West 5th Street. A review of assessor data and Sanborn Fire Insurance Company (Sanborn) Maps indicates many of the buildings within this area were constructed around the turn of the 20th century as part of the development of the city’s commercial core, a use it has retained to the present. The buildings within this potential district range between 2 to 5 stories and vary in their architectural style, including examples of Italianate, Queen Anne, and Mediterranean Revival. They share common characteristics and functions which foster the corridor’s feeling and association as a downtown commercial core. These characteristics also include the relationship of the structures to the sidewalk and street, as well as to one another.

See Figure 7–3.
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
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! ! ! ! !
!
!
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! ! ! ! ! ! ! ! !
!
! ! ! ! ! !
! ! ! ! ! !
! ! !
!
! !
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!
! !
! !
!
!
! ! !
! ! !
! ! ! !
! ! !
! !
! !
+
Cultural
Center
Watsonville
Plaza
Marinovich
Park
Main St
Walker St
2nd St
Rodriguez St
Ford St
W Beach St
Brennan St
Maple
Ave
E Lake
Ave
E Beach St
6th St
W Lake
Ave
W 5th St
Carr St
Hyde St
Kilburn St
Western Dr
8th St
Eastern Dr
t
E 5th St
Union St
Kearney St
* Note: Map is not to scale.

Specific Plan Boundary
Parks/ Open Space

Figure 7–4

EAST BEACH STREET RESIDENTIAL DISTRICT
215
CHAPTER 7—HISTORIC PRESERVATION
Tier 1 East Beach Street Residential Group
Tier 2
Designated Resource
Potential Individual Resources Potential Historic District East Beach Street Residential District
The East Beach Street Residential Group includes approximately 12 Santa Cruz County Assessor parcels that line the north and south sides of East Beach Street between Union Street and Marchant Street adjacent (to the east) to the previously described Main Street Commercial Historic District. Available data suggests that many of the buildings in this group were constructed concurrently within those in the commercial district, around the turn of the 20th century. While some of the buildings in the district have been converted to commercial properties, the district historically supported residential use. Potential contributors are primarily, large, multi-story residential buildings which feature variations of the Victorian Style. Figure 7–4.
! ! ! !
!
! !
! !
!
!
! ! !
! ! ! ! ! ! ! ! ! !
! ! ! ! !
! ! ! !
! ! !
! ! ! !
! ! ! ! ! ! !
! ! !
! !
! !
Watsonville
Plaza
Main St
Brennan St
Maple
Ave
E Lake
Ave
E Beach St
Sudden St
Carr St
Center St
E 5th St
E 5th St
Union St
* Note: Map is not to scale.

Specific Plan Boundary
Parks/ Open Space

Figure 7–5

WEST BEACH STREET RESIDENTIAL DISTRICT
216 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Tier 1 West Beach Street Residential Group
Tier 2
Potential Individual Resources Potential Historic District West Beach Street Residential District
The West Beach Street Residential Group includes approximately 20 Santa Cruz County Assessor parcels that line the north and south sides of West Beach Street between Walker Street and Rodriguez Street. This potential district is also located adjacent (to the west) to the Main Street Commercial Historic District and historically supported residential use. Potential contributors were constructed around the turn of the 20th century. This group also primarily displays variations of the Victorian Style and while high style examples are present, buildings in this group are typically smaller and more vernacular than those in the East Beach Street Residential Group. Parcels in this group typically feature multiple residences on one parcel. See Figure 7–5.
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! !
!
! ! !
Marinovich
Park
Walker St
2nd St
Rodriguez St
W Beach St
6th St
earney St
W Lake
Ave
Pine St
W 5th St
urn St
Kearney St
Specific Plan BoundaryWaterway
Potential Historic D
* Note: Map is not to scale.

Specific Plan Boundary
Parks/ Open Space

Figure 7–6

WEST LAKE AVENUE DISTRICT
217
CHAPTER 7—HISTORIC PRESERVATION
Tier 1 West Lake Avenue Bungalows
Potential Individual Resources Potential Historic District West Lake Avenue Bungalows
The West Lake Avenue Bungalows encompasses nine Santa Cruz County Assessor parcels, which, assessor’s data indicates were constructed in 1919. The group is located on West Lake Avenue between Rodriguez Street and Main Street just west of the Main Street Commercial Historic District. The group features eight bungalows laid out in a bungalow court design; two of the bungalows face south onto West Lake Avenue, and the remainder are east and west-facing along a private road extending off West Lake Avenue. Most of the potential contributors were designed in the Craftsman Style and display characteristic features of the style, for example wide overhanding eaves, decorative (false) beams under gables and full or partial width porches. At least one of the bungalows in the group displays a Folk Victorian, rather than the Craftsman Style. The research conducted for this study indicates that this is a rare property type within the Specific Plan area. Figure 7–6.
! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! !
!
!
! ! ! ! !
! ! ! ! ! ! !
! ! ! ! ! !
* Note: Map is not to scale.

Specific Plan Boundary
Parks/ Open Space W Lake Ave
Rodriguez St

218 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Section 7.2

RECOMMENDATIONS
As future planning and development efforts proceed under implementation of the DWSP, there is a potential for impacts to historical resources to occur, should those resources be demolished or altered in an adverse manner. To address these potential impacts and to inform future historic preservation planning efforts, the following recommendations have been made for individual resources and groupings of historical resources. Please see Appendix C for further direction.

BOTTOM LEFT—Historic photo of the Resetar Hotel along Main Street.

Individual Resources
During the project planning phase,
and prior to permit approval for
a specific project, it should be
confirmed if there are any historical
resources which could be impacted
by the project. If the property is not
currently designated but does contain
built environment features over 45
years of age, a historical resources
evaluation should be prepared by a
qualified architectural historian or
historian who meets the Secretary
of the Interior’s PQS in architectural
history or history (36 CFR Part 61). The
qualified architectural historian or
historian should conduct an intensivelevel evaluation in accordance with the guidelines and best practices
promulgated by the State Office of
Historic Preservation (OHP) to identify
any potential historical resources
within the proposed project area. All
properties 45 years of age or older
should be evaluated within their
historic context and documented
in a report meeting the State OHP
guidelines. All evaluated properties
should be documented on Department
of Parks and Recreation Series 523
Forms. The report should be submitted
to the City for review and concurrence.

If it is determined that the project site
contains a historical resource, efforts
should be made to avoid impacts as
feasible. Any relocation, rehabilitation,
or alteration of the resource should
be implemented consistent with The
Secretary of the Interior’s Standards
for the Treatments of Historic
Properties (Standards). In accordance
with CEQA, a project that has been
determined to conform with the
Standards generally would not cause
a significant adverse direct or indirect
impact to historical resources (14 CCR
Section 15126.4[b][1]).

219
CHAPTER 7—HISTORIC PRESERVATION
Application of the Standards should be
overseen by a qualified architectural
historian or historic architect meeting
the PQS. In conjunction with any
development application that may
affect the historical resource, a
report identifying and specifying
the treatment of character-defining
features and construction activities
shall be provided to the City for review
and concurrence, in addition to the
historical resources evaluation.

If significant historical resources
are identified on a development site
and compliance with the Standards
and or avoidance is not feasible, the
applicant or developer should provide
a report explaining why compliance
with the Standards and or avoidance
is not feasible for the City’s review and
approval.

Site-specific mitigation measures
should be established and undertaken,
including, but not limited to,
documentation of the historical
resource in the form of a Historic
American Buildings Survey-Like
report. If a report is proposed, it
should be commissioned by the
project applicant or their consultant
to comply with the Secretary of the
Interior’s Standards for Architectural
and Engineering Documentation
and should generally follow the
Historic American Buildings Survey
Level III requirements, including
digital photographic recordation,
detailed historic narrative report, and
compilation of historic research. The
documentation should be completed
by a qualified architectural historian
or historian who meets the PQS and
submitted to the City prior to issuance
of any permits for demolition or
alteration of the historical resource.

BOTTOM LEFT— Historic photo of a
parade along Main Street

220 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Historic District Recommendations
The City does not currently include provisions within its municipal code for the establishment of historic districts or conservation overlay zones. The establishment of such designations would provide the City and the public to recognize and provide protections to areas containing cohesive and intact groupings of properties conveying the historical and/or architectural history of Watsonville. The City may consider adopting an ordinance which provides for the designation historic districts and/or conservation overlay zones.

In the absence of a means of designating at the local level, the CRHR and NRHP do provide for the designation of historic districts. The City may consider further research and survey efforts of the groupings identified above to determine if they qualify for CRHR and/or NRHP designation as a historic district. Future efforts towards this end should be conducted by an architectural historian in accordance with best professional practices and the guidelines of the National Park Service and California Office of Historic Preservation. Grants and other funding sources may be considered to support these efforts.

Short of official designation, the City may also consider adopting policies and objectives for groupings of potential historical resources. This may include further research and study, and the establishment of design guidelines, which would seek to ensure future development is consistent with the overall historic character of the surrounding properties.

FROM TOP TO BOTTOM—Historic photo of Main Street capturing the previous City Hall and the former Fox Theater; Historic Watsonville Plaza view from Beach Street.

221
CHAPTER 7—HISTORIC PRESERVATION
Changes to the Historic Ordinance
The City may also consider revisions
to Chapter 8-13: Preservation Of
Historical, Architectural, And
Aesthetic Structures of the Watsonville
Municipal Code to better align with
current best professional practices
and the guidance of the California
Office of Historic Preservation. As
currently adopted, the ordinance
largely ties local designation to
existing designation or recognition at
the federal or state level. The California
Office of Historic Preservation’s 2001
assistance bulleting Drafting and
Amending Historic Preservation
Ordinances: A Manual for California’s
Local Governments provides guidance
and identifies key issues when
revising an ordinance and discusses
the advantages of and disadvantages
to various approaches (California
Office of Historic Preservation 2001).

Revisions to the Chapter 8-13 would
also provide an opportunity to
establish a local historic preservation
commission and procedures for
designating and modifying resources
at the local level.

BOTTOM LEFT—Historic photos of
Watsonville City gateway and entrance
to the city.

222 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Chapter 8:

INFRASTRUCTURE

8.1—Introduction

8.2—Water Supply

8.3—Sanitary Sewer

8.4—Stormwater

223 Page 414 of 1168
224 DOWNTOWN WATSONVILLE SPECIFIC PLAN

THE PURPOSE OF THIS CHAPTER IS

TO SUMMARIZE THE EXISTING AND

PLANNED INFRASTRUCTURE

FACILITIES (WATER, SANITARY

SEWER, AND STORMWATER)

AND PROVIDE RECOMMENDED

INFRASTRUCTURE UPGRADES FOR

THE DOWNTOWN WATSONVILLE
SPECIFIC PLAN AREA. Page 415 of 1168
225
CHAPTER 8—INFRASTRUCTURE
Section 8.1

INTRODUCTION
PHOTO CAPTION—New retail development in Watsonville
Table 8–1 Specific Plan Growth Projections The recommended upgrades are based on comparing the existing facilities and their capabilities/capacities with the proposed development within the Specific Plan area. An analysis was conducted for the existing infrastructure facilities in the Specific Plan area and was presented in the Existing Utilities Report, prepared in July 2020. Capacities and deficiencies in these existing utility systems have been analyzed using available documents from the City to understand infrastructure improvements needed to support future growth within the Plan area. The recommendations provided in this chapter will serve as a guideline for future improvements to the infrastructure within the Specific Plan area.

The analysis assumes the maximum net new development in the Plan area is as shown in Table 8–1:

Proposed Use Type Size (Square Feet) Total
Residential Residential 3,886 DU 3,886 DU
Restaurants, Cafes,
Bars
Commercial
Industrial
150,248 SF
7,537 SF
157,785 SF
Retail Commercial 57,788 SF 57,788 SF
Research and
Development
Industrial 56,524 SF 56,524 SF
Office Commercial
Industrial
23,115 SF
37,683 SF
60,798 SF
Civic Civic 114,572 SF 114,572 SF
Industrial Industrial 275,084 SF 275,084 SF
Total Residential
Commercial
Industrial
Civic
3,886 DU
231,151 SF
376,827 SF
114,572 SF
722,550 SF

226 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Section 8.2

WATER SUPPLY

16.Harris & Associates, “City of Watsonville 2020 Urban Water Management Plan”, July 2021

17.Carollo, “Draft City of Watsonville Water System Master Plan, Technical Memorandum 2, Future System Evaluation”, January 2020
The City of Watsonville (‘City’) owns and operates its own water system and works cooperatively with the Pajaro Valley Water Management Agency (‘PV Water’). Distribution mains within the Specific Plan area are primarily cast iron pipe (CIP) or ductile iron pipe (DIP) and range in size from 2 to 16-inches in diameter (refer to Existing Conditions Report – Existing Utilities and Figure 8–1).

Table 8–2 Future Plan Water Demand
Type of Use Total Units Water
Usage
Total
Usage
(gpd)
Total Usage
(MGD)
Residential 3,886 du 174 gpd/du 676,164 0.68
Commercial 231,151 sf 0.1 gpd/sf 23,115 0.02
Industrial 379,827 sf 0.14 gpd/sf 53,176 0.05
Public 114,572 sf 0.062 gpd/sf 7,103 0.01
Total 0.76
The City of Watsonville’s 2020
Urban Water Management Plan16
(UWMP) provides information on
present and future water demand/
supplies and assesses the City’s water
resource needs. The draft version
of the City of Watsonville’s Water
System Master Plan17 (WSMP) has
been prepared by Carollo Engineers
and documents future demand
projections, summarizes recommended
improvements to the City’s water
distribution system, and discusses
the City’s pipeline replacement
program. The Specific Plan area is
entirely within Zone 1 of City planning
documents.

Per capita water use in Watsonville
was 87 gallons per capita per day
(gpcd) in 2020 and is expected to
remain at 87 gpcd according to the
UWMP. The City’s total water demand
in 2020 was approximately 6.3 MGD
and is projected to reach 7.5 MGD by
2045 (Table ES-1, UWMP). Total water
supply is approximately 16.9 MGD.

Water demand due to development
within the Specific Plan area is
estimated to be approximately 0.76
MGD based on duty factor assumptions
available within the WSMP and the per
capita usage identified in the UWMP.

Duty factor assumptions are 2.0
person/du and 87 gpcd for residential
spaces (high-density), 0.1 gpd/sf for
commercial spaces, 0.14 gpd/sf for
industrial spaces and 0.062 gpd/sf
for irrigation (public spaces). Refer to
Table 8–2.

PHOTO CAPTION—Aerial view of Struve Slough in Watsonville

CIP
6"
12"
CIP
10"
DIP
16" CIP
12" CIP
10"
CIP
6" CIP
6" CIP
CIP
6" 6" DIP
8" CIP
8"
10"
CIP
6"
DIP
8"
CIP
CIP
8"
10"
CIP
CIP
6"
12" CIP
8" CIP
12" CIP
6" CIP
6" DIP
12" DIP
6" CIP
12" DIP
6" CIP
6" CIP
16" C
4" CIP
IP
4"
CIP
6" CIP 6" CIP
12" CIP
10" DIP
6" CIP
10"
DIP
6" CIP
4" DIP
12" CIP
Waterway
Priority #1: Replace Per Draft Water System
Master Plan (Total Score Greater Than 8)
Priority #2: Replace Per Draft Water System
Master Plan (Total Score Greater Than 6)
Domestic Water Service
Priority #3: Potential Upzoning to
8”Minimum Diameter
Recommended Water Supply 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 Specific Plan Boundary
Building Footprint
Rail Line
Park/Open Space
227
Figure 8–1 WATER SUPPLY:

EXISTING FACILITIES &

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

CIP
6"
12"
CIP
10"
DIP
16" CIP
12" CIP
10"
CIP
6" CIP
6" CIP
CIP
6" 6" DIP
8" CIP
8"
10"
CIP
6"
DIP
8"
CIP
CIP
8"
10"
CIP
CIP
6"
12" CIP
8" CIP
12" CIP
6" CIP
6" DIP
12" DIP
6" CIP
12" DIP
6" CIP
6" CIP
16" C
4" CIP
IP
4"
CIP
6" CIP 6" CIP
12" CIP
10" DIP
6" CIP
10"
DIP
6" CIP
4" DIP
12" CIP
Waterway
Priority #1: Replace Per Draft Water System
Master Plan (Total Score Greater Than 8)
Priority #2: Replace Per Draft Water System
Master Plan (Total Score Greater Than 6)
Domestic Water Service
Priority #3: Potential Upzoning to
8”Minimum Diameter
Recommended Water Supply 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 Specific Plan Boundary
Building Footprint
Rail Line
Park/Open Space
CIP
6"
12"
CIP
10"
DIP
16" CIP
12" CIP
10"
CIP
6" CIP
8" CIP
8"
10"
CIP
6"
DIP
8"
CIP
CIP
8"
10"
CIP
CIP
6"
12" CIP
8" CIP
12" CIP
6" CIP
6" DIP
12" DIP
6" CIP
12" DIP
6" CIP
6" CIP
16" C
4" CIP
IP
4"
CIP
6" CIP 6" CIP
12" CIP
10" DIP
6" CIP
10"
DIP
6" CIP
4" DIP
12" CIP
Waterway
Priority #1: Replace Per Draft Water System
Master Plan (Total Score Greater Than 8)
Priority #2: Replace Per Draft Water System
Master Plan (Total Score Greater Than 6)
Domestic Water Service
Priority #3: Potential Upzoning to
8”Minimum Diameter
Recommended Water Supply 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
E 5th St
E Beach St
Cen
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
downtown N
watsonville
specific plan
D Specific Plan Boundary
Building Footprint
Rail Line
Park/Open Space
Domestic Water Service
Replace Per Draft Water System Master Plan
(Figure 5, Priority for Replacement = High & Very High) Potential Upsizing to 8”
Minimum Diameter
Zones
W Production Well
Specific Plan Boundary
Building Footprint
Parcel
Waterway

228 DOWNTOWN WATSONVILLE SPECIFIC PLAN
The water system appears to
have adequate capacity to serve
development within the Specific Plan
area. The water demand generated by
future development within the Specific
Plan area (0.76 MGD) is relatively
insignificant compared to the system’s
available water supply (16.9 MGD).

Key findings within the WSMP
indicate that the City has sufficient
storage to meet 2040 demand in all
zones except Zone 2 and has sufficient
pump station capacity to meet 2040
demands in all zones except Zone 4A
(Specific Plan area is within Zone 1).

New water main is recommended
outside the Specific Plan area to
increase reliability of the water system
and improve fire flow capacity (refer to
draft WSMP).

In addition, the City has an ongoing
pipeline replacement program where
the City replaces approximately 1-2
miles of pipeline per year, based on
a condition assessment with ranking
criterion established by the City and
modified by Carollo in the WSMP.

The ranking system is based on leak
history, age, fire protection, potential
impacts, material, distribution and
visual observation. Figure 5 of the
WSMP provides a color-coded map
depicting pipe replacement priorities
within the City. Recommended
improvements within the Specific Plan
area are listed adjacent and identified
in Figure 8–1.

Water System
Recommendations
Recommended improvements within the Plan area are prioritized below based on input from the City and identified in Figure 8–1.
• Priority #1: Replace per draft WSMP
condition assessment (Figure 5, total
replacement score greater than 8).
• Priority #2: Replace per draft WSMP
condition assessment (Figure 5, total
replacement score greater than 6).

Replacement should be re-evaluated
in the future.
• Priority #3: Potential upsizing
of 4- and 6-inch mains to 8-inch
minimum. Replacement should be
re-evaluated in the future. Projects
should consult with the City and
obtain hydrant flow tests at nearby
hydrants to understand available fire
flows and pressures prior to upsizing.
• Install a new well in Zone 1 or Zone
2 to reliably meet 2040 demands
(WSMP). The City has identified a
potential new well at an existing Zone
2 well site (outside the Plan area). Thus,
this recommended improvement is not
shown in Figure 8–1.

PHOTO CAPTION—View from Struve Slough in Watsonville

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

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
230 DOWNTOWN WATSONVILLE SPECIFIC PLAN
Figure 8–2 SANITARY SEWER: EXISTING

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

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

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

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

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

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.

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

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.

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

239 Page 430 of 1168
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 Page 431 of 1168 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

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.
242 DOWNTOWN WATSONVILLE SPECIFIC PLAN Page 433 of 1168 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.
243
CHAPTER 9—IMPLEMENTATION AND FINANCING

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.
244 DOWNTOWN WATSONVILLE SPECIFIC PLAN Page 435 of 1168 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
CHAPTER 9—IMPLEMENTATION AND FINANCING

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.
246 DOWNTOWN WATSONVILLE SPECIFIC PLAN Page 437 of 1168 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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CHAPTER 9—IMPLEMENTATION AND FINANCING

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.
248 DOWNTOWN WATSONVILLE SPECIFIC PLAN Page 439 of 1168 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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CHAPTER 9—IMPLEMENTATION AND FINANCING

• 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.
250 DOWNTOWN WATSONVILLE SPECIFIC PLAN Page 441 of 1168 Page Intentionally Left Blank
251
CHAPTER 9—IMPLEMENTATION AND FINANCING

D downtown
watsonville
speci f ic plan Page 443 of 1168
Reso No. ______ (CM) 1
Meeting Date: 101023 SWZ ______ RM ______ CDD ______
ORDINANCE NO. FINAL ADOPTION (CM)

AN UNCODIFIED ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF WATSONVILLE, AMENDING THE ZONING MAP TO REFLECT THE

BOUNDARIES OF THE DOWNTOWN WATSONVILLE SPECIFIC PLAN
AREA
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. While the General Plan is the overall guide for growth and development in a community, the goal of a Specific Plan is to focus on the unique characteristics of a special area by customizing the planning process and land use regulations to that area.

The authority for preparation and adoption of specific plans is set forth in the California Government Code, Sections 65450 through 65457. The California Government Code authorizes jurisdictions to adopt specific plans by ordinance as regulatory documents; 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

Reso No. (CM)
Meeting Date: 101023
2 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
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 2005 General Plan, the General Plan is being updated concurrent with the Specific Plan to ensure consistency between the two documents; and

Reso No. (CM)
Meeting Date: 101023
3 WHEREAS, an Environmental Impact Report (EIR) was prepared for the DWSP (SCH #2022100602) in accordance with the California Environmental Quality Act (CEQA); and
WHEREAS, on September 5, 2023, the Planning Commission of the City of Watsonville adopted Resolution No. 14-23 (PC), recommending to the City Council to adopt the proposed amendments to the Zoning Code and Map; and WHEREAS, before considering making a recommendation on the proposed amendments to the Zoning Code and Map, 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 adoption of the DWSP, adoption and certification of an EIR for the DWSP, adoption of the proposed amendments to the Watsonville 2005 General Plan, and adoption of the proposed amendments to the Zoning Code and Map was given at the time and in the manner where appropriate public noticing procedures have been followed and a public hearing was held according to Section 14-10.900 of the Watsonville Municipal Code; and WHEREAS, the City Council has considered all evidence received, both oral and documentary, and the matter was submitted for decision.

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

SECTION 1. RECITALS.

Reso No. (CM)
Meeting Date: 101023
4 The foregoing recitals are adopted herein as true and correct and as the basis for this Ordinance.

SECTION 2. ENACTMENT.

The City Council hereby adopts the Findings, attached hereto and incorporated herein as Exhibit “A”, upon which the City Council of the City of Watsonville does hereby adopt this Ordinance.

SECTION 3. AMENDMENT.

The City of Watsonville Zoning Map is hereby amended to reflect the boundaries of the DWSP plan area as more accurately depicted in the Zoning Map attached hereto and marked as Exhibit “B” to reflect the boundaries of the DWSP plan area.

This Ordinance shall not be codified in the City of Watsonville Municipal Code.

SECTION 4. CALIFORNIA ENVIRONMENTAL QUALITY ACT.

Before considering the Zoning Map Amendment, the City Council of the City of Watsonville reviewed and considered the potential environmental impacts of the project and adopted Resolution No. ___-23 (CM), adopting and certifying the EIR for the DWSP, as well as a set of CEQA Findings and Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program.

SECTION 5. SEVERABILITY.

If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or its application to any person or circumstance, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section,

Reso No. (CM)
Meeting Date: 101023
5 subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.

SECTION 6. PUBLICATION.

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

SECTION 7. EFFECTIVE DATE.

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

CITY OF WATSONVILLE EXHIBIT A

CITY COUNCIL
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.
 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.
 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.
 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

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.
 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.
 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.  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.
 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.

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 zoning amendments are consistent with the Watsonville 2005 General Plan and would allow implementation of the DWSP, which 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.

EXHIBIT B

1 Ordinance No. ______ (CM)
Meeting Date: 101023 SWZ ______ RM ______ CDD ______
ORDINANCE NO. FINAL ADOPTION (CM)

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE AMENDING SECTION 14-16.100 (DISTRICTS) AND
ADDING PART 26 (DOWNTOWN WATSONVILLE SPECIFIC PLAN
DISTRICT) TO CHAPTER 14-16 (DISTRICT REGULATIONS) OF TITLE 14 (ZONING) OF THE WATSONVILLE MUNICIPAL CODE IN ORDER TO

REFER TO THE PERMITTED USES AND DEVELOPMENT STANDARDS
IN CHAPTER 6 OF THE 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. While the General Plan is the overall guide for growth and development in a community, the goal of a Specific Plan is to focus on the unique characteristics of a special area by customizing the planning process and land use regulations to that area.

The authority for preparation and adoption of specific plans is set forth in the California Government Code, Sections 65450 through 65457. The California Government Code authorizes jurisdictions to adopt specific plans by ordinance as regulatory documents; 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

Ordinance No. ______ (CM)
Meeting Date: 101023
2 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
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 2005 General Plan, the General Plan is being updated concurrent with the Specific Plan to ensure consistency between the two documents; and

Ordinance No. ______ (CM)
Meeting Date: 101023
3 WHEREAS, an Environmental Impact Report (EIR) was prepared for the DWSP (SCH #2022100602) in accordance with the California Environmental Quality Act (CEQA); and
WHEREAS, on September 5, 2023, the Planning Commission of the City of Watsonville adopted Resolution No. 14-23 (PC), recommending to the City Council to adopt the proposed amendments to the Zoning Code and Map; and WHEREAS, before considering making a recommendation on the proposed amendments to the Zoning Code and Map, 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, the City Council has reviewed the Ordinance, held a public hearing thereon, and found the request to be consistent with the Findings required for a zoning text amendment pursuant to Section 14-12.807 of the Watsonville Municipal Code; and WHEREAS, the City Council has considered all evidence received, both oral and documentary, and the matter was submitted for decision.

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

SECTION 1. RECITALS.

The foregoing recitals are adopted herein as true and correct and as the basis for this Ordinance.

Ordinance No. ______ (CM)
Meeting Date: 101023
4 SECTION 2. ENACTMENT.

The City Council hereby adopts the Findings, attached hereto and incorporated herein as Exhibit “A” upon which, the City Council of the City of Watsonville does hereby adopt this Ordinance.

SECTION 3. AMENDMENT.

Part 1: Chapter 14-16 (District Regulations) of Title 14 (Zoning) of the Watsonville Municipal Code is hereby amended by amending Section 14-16.100 (Districts) to add the following district with land use and regulation reference to read in words and figures as follows:

Part Section

SPECIFIC PLAN
26 DWSP DWSP District 14-16.2600
All other words and figures in Section 14-16.100 shall remain unchanged.

Part 2: Chapter 14-16 (District Regulations) of Title 14 (Zoning) of the Watsonville Municipal Code is hereby amended by adding Part 26: DWSP-Downtown Watsonville Specific Plan District to read in words and figures as follows:

CHAPTER 14-16 DISTRICT REGULATIONS
“Part 26: DWSP-Downtown Watsonville Specific Plan District Sec. 14-16.2600 Application.

The regulations set forth in Chapter 6 (Land Use and Zoning) of the Downtown Watsonville Specific Plan (DWSP) apply to all parcels in the DWSP plan area as identified in the City Watsonville Zoning Map, as may be amended. The land use and

Ordinance No. ______ (CM)
Meeting Date: 101023
5 development standards in Chapter 6 of the DWSP shall supersede other land use and development standards set forth in Title 14 of the Watsonville Municipal Code.

Sec. 14-16.2601 Purpose.

The purpose of this chapter is to deliver the physical outcomes for downtown Watsonville, based on the community’s Vision, Goals, and Policy Direction as described in Chapter 2 of the DWSP.

Sec. 14-16.2602 Intent.

The intent of the DWSP is to enable a lively and dynamic mix of diverse land use within a safe, comfortable, pedestrian-oriented, mixed-use downtown environment.

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.

Sec. 14-16.2603 Permitted and conditional uses.

The land uses in Table 6-3 and as described in Section 6.4 (Land Use Regulations) of the DWSP set forth permitted, conditionally permitted, and prohibited uses in the DWSP plan area.

Sec. 14-16.2604 District Regulations.

Section 6.5 (Form Regulations) in Chapter 6 of the DWSP set forth standards and guidelines concerning building placement, building height, building massing, façade design, frontages, and encroaching architectural elements.

Section 6.6 (Site Standards & Guidelines) in Chapter 6 of the DWSP set forth standards and guidelines that regulate the design and location of elements of a site for the purpose of the health, safety, and general welfare of the immediate occupants of

Ordinance No. ______ (CM)
Meeting Date: 101023
6 each building, and for the neighborhood. Provisions in Section 6.6 apply to waste and utilities placement, site walls, lighting, and onsite open space.” SECTION 4. CALIFORNIA ENVIRONMENTAL QUALITY ACT.

Before considering the Zoning Code Amendment, the City Council of the City of Watsonville reviewed and considered the potential environmental impacts of the project and adopted Resolution No. ___-23 (CM), adopting and certifying the EIR for the DWSP, as well as a set of CEQA Findings and Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program.

SECTION 5. SEVERABILITY.

If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or its application to any person or circumstance, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.

SECTION 6. PUBLICATION.

Ordinance No. ______ (CM)
Meeting Date: 101023
7 This ordinance shall be published in the Watsonville Register-Pajaronian and/or Santa Cruz Sentinel in compliance with the provisions of the Charter of the City of Watsonville.

SECTION 7. EFFECTIVE DATE.

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

CITY OF WATSONVILLE EXHIBIT A

CITY COUNCIL
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.
 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.
 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.
 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

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.
 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.
 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.  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.