respectively, to provide more visibility, location options, and streamlined permitting for cannabis businesses in the City; and
WHEREAS, the City of Watsonville adopted a Cannabis Equity Ordinance in 2019 but did not undertake a Cannabis Equity Assessment until 2022. After completion of the Equity Assessment and modifications to the Cannabis Equity Ordinance in 2022, the City became eligible to apply for grant funding through the state Cannabis Equity Grant program; and
WHEREAS, in the 2022-2023 year, the City received a $767,436 to support those businesses who were designated eligible to participate in the City’s Cannabis Equity program. A total of $690,699 in grant funding was issued to local cannabis businesses to support their development and ongoing operations; and WHEREAS, as a result of the equity assessment by the State in 2023, the State found two deficiencies in the program that require amendment to Title 5-49 and 14-53 to remove the eligibility criteria for women-owned businesses and to remove the set-aside permits for cannabis equity businesses in Title 14-53.106(c) and 14-53.107; and WHEREAS, notice of time and place of the hearing to consider the approval of the proposed Zoning Code text amendment was given at the time and in the manner prescribed by the Zoning Ordinance of the City of Watsonville, pursuant to Part 9 of WMC Chapter 14-10; and
WHEREAS, the Planning Commission has conducted a public hearing in accordance with Part 10 of WMC Chapter 14-10, considered all written and verbal evidence regarding the proposed Zoning Code text amendment, and made the following findings to recommend approval of the Ordinance text to the City Council per WMC Section 14-12.807:
(a) That the proposed Zoning Code text amendment is consistent with the policies embodied in the General Plan, in that the Ordinance allows the Attachment 2
City to promote the peace, health, safety, and welfare within the community by regulating cannabis businesses; and
(b) That the proposed Zoning Code text amendment is compatible to the extent possible with the actual and general planned use of the adjacent properties, in that the Ordinance modifies the eligibility requirements for cannabis equity applicants as well as the application process for cannabis equity applicants to comply with the goals, policies, and procedures of the state Cannabis Equity program; and WHEREAS, the Planning Commission has found that the proposed Zoning Code text amendments are not subject to review under the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21000, et seq. and the CEQA Guidelines (14 Cal. Code Regs. §§ 15000 et. seq.), including without limitation, Public Resources Code section 21065 and California Code of Regulations 15378(a), because the proposed amendments are not a “project” that may cause a direct, or reasonably foreseeable indirect, physical change in the environment; and because even if adoption of the Resolution were considered to be a “project”, it would be exempt under the “common sense” exception (14 Cal. Code Regs. § 15061(b)(3)), because it can be seen with certainty that there is no possibility that this action may have a significant effect on the environment.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Watsonville, California, as follows:
Good cause appearing, therefore, the Planning Commission of the City of Watsonville does hereby recommend the City Council adopt amendments to Chapters 5- 49 (Cannabis Equity Program) and 14-53 (Cannabis Facilities) of the Watsonville Municipal Code. The proposed Zoning Code text amendment language is attached as Exhibit “A” and Exhibit “B.”
Attachment 2
I HEREBY CERTIFY that the foregoing Resolution was introduced at a regular meeting of the Planning Commission of the City of Watsonville, California, held on the 1 st
day of October, 2024, by Commissioner_________________, who moved its adoption, which motion being duly seconded by Commissioner__________________, was upon roll call, carried and the resolution adopted by the following vote:
Ayes: Commissioners:
Noes: Commissioners:
Absent: Commissioners:
_________________________________ _______________________________ Suzi Merriam, Secretary Ed Acosta, Chairperson
Planning Commission Planning Commission
Attachment 2
EXHIBIT A
Chapter 49
CANNABIS EQUITY PROGRAM
Sections:
5-49.01 Purpose.
5-49.02 Definitions.
5-49.03 Creation of the Watsonville cannabis equity program. 5-49.04 Eligibility criteria.
5-49.05 Equity program benefits.
5-49.06 Severability.
5-49.01 Purpose.
The purpose of the chapter is to provide for administering a cannabis equity program in the City of Watsonville and in particular to mitigate the barriers to equity within the commercial cannabis market place for populations that were negatively or disproportionally impacted by cannabis criminalization and for pursuing aid from compassionate cannabis care programs.
This chapter is not intended to conflict with Federal or State law. It is the intention of the City that this chapter be interpreted to be compatible with Federal and State enactments and in furtherance of the public purpose that those enactments encompass. (§ 1, Ord. 1381-19 (CM), eff. March 26, 2019)
5-49.02 Definitions.
As used in this chapter, the following words and phrases shall have the meanings respectively ascribed to them by this section:
(a) “Applicant” shall mean the person or entity submitting an application for eligibility to participate in the equity program.
(b) “Cannabis” shall mean all parts of the plant Cannabis sativa Linnaeus, Cannabis indica, or Cannabis ruderalis, as defined under Business and Professions Code Section 26001(e), as may be amended.
(c) “Commercial cannabis activity” shall have the definition provided in Business and Professions Code Section 26001(j), as may be amended, and for which a state license is required under Business and Professions Code Section 26000 et seq. (d) “Commercial cannabis business” shall mean a business that is licensed or permitted to engage in a commercial cannabis activity.
(e) “Equity program” shall mean the cannabis equity program created by this chapter. (f) “License” “Permit” shall mean the written evidence of permission given by the licensing permitting official for a licensee to engage in a commercial cannabis activity under Chapter 14-53. “License” “Permit” does not mean “permit” within the meaning of the Permit Streamlining Act, and a license permit does not constitute a permit that runs with the land on which a cannabis business dispensary sits. (g) “Licensee” “Permittee” shall mean the person or entity holding a valid license or permit to engage in a commercial cannabis business under Chapter 14-53.
Attachment 2
EXHIBIT A
(h) “Licensing official” “Permitting Official” shall mean the official appointed by the City Manager who is responsible for implementing the provisions of this chapter. (§ 1, Ord. 1381-19 (CM), eff. March 26, 2019, as amended by § 1, Ord. 1448-22, eff.
December 15, 2022)
5-49.03 Creation of the Watsonville cannabis equity program. (a) There is hereby created the Watsonville cannabis equity program. The program shall be operated by the licensing official.
(b) The licensing official shall take the necessary steps to build and manage the equity program. This includes, but is not limited to, accomplishing the following tasks in compliance with this chapter:
(1) Create grant application forms for new commercial cannabis businesses; (2) Approve and deny grant equity program applications; (3) Create and conduct workshops for applicants on various technical aspects of commercial cannabis businesses regulatory compliance;
(4) Establish methods to provide direct technical assistance to applicants and licensees, such as, for example: cultivation, manufacture, testing, dispensary (retailer), delivery and microbusiness;
(5) Create a system to administer fee waivers for cannabis-related use permits and business licenses;
(6) Create a system to provide direct assistance in paying State regulatory and licensing fees and appropriate capital investment for program participants; (7) Assist applicants and licensees securing business locations before or during the use permit and cannabis business license process;
(8) Establish and/or recommend adoption of any policies, procedures, rules, or regulations, necessary to implement the program; and
(9) Work with other officials in the City to ensure that applicants and licensees comply with all aspects of the Municipal Code.
(§ 1, Ord. 1381-19 (CM), eff. March 26, 2019)
5-49.04 Eligibility criteria.
(a) For business entities applying under this program, at least fifty-one percent (51%) of the applicant’s business must be owned and/or controlled by one (1) or more individuals who will hold such interest for at least five (5) years and who can demonstrate that they meet the following two (2) criteria:
(1) Have been negatively impacted in a disproportionate way by cannabis criminalization in at least one (1) of the following ways:
(i) Job loss or forgone job opportunity;
(ii) Loss of educational opportunity, financial aid, or scholarship; Attachment 2
EXHIBIT A
(iii) Loss of professional or business license;
(iv) Incarceration due to a nonviolent cannabis-related offense; or (v) Have a parent or guardian, sibling or child who was arrested for or convicted (nonviolent) of the sale, possession, use, manufacture, or cultivation of cannabis (including as a juvenile) from 1971 to the current year. (2) Reside within boundaries of the Pajaro Valley Unified School District for the past five (5) years.
(b) In addition to the two (2) criteria listed in subsection (a) of this section, applicants must also demonstrate that they meet at least one (1) of the following three (3) standards:
(1) Attended school in the Pajaro Valley Unified School District for a total of five (5) years;
(2) Are economically disadvantaged, which may be demonstrated by the following:
(i) Filed for bankruptcy under Chapters 7, 11, 12 or 13 of the United States Bankruptcy Code;
(ii) Loss of primary residence though a judicial or nonjudicial foreclosure after 2005, or have otherwise been involuntarily displaced from their primary residence such as by eviction or subsidy cancellation;
(iii) Long-term unemployment or recurrent seasonal unemployment; (iv) Long-term poverty status;
(v) Low or negative net worth not exceeding One Hundred Thousand and no/100ths ($100,000.00) Dollars (excluding principal residence); (vi) Have a household income below the federal poverty threshold for at least five (5) years in any period between 1971 and the most recent filing year; or (vii) Have a household income below eighty (80%) percent of the average median income (AMI) for the most recent filing year based on the number of people in your household;
(3) Are at least fifty (50%) percent women-owned businesses. (§ 1, Ord. 1381-19 (CM), eff. March 26, 2019, as amended by § 1, Ord. 1448-22, eff.
December 15, 2022)
5-49.05 Equity program benefits.
Assistance for equity businesses is subject to the availability of grant funding. Assistance for equity program licensees may include but not be limited to the following:
(a) Workshops to gain a better understanding of various technical aspects of compliance with local and State regulations;
(b) Direct technical assistance with all categories and levels of State and local licensing issues, including but not limited to:
Attachment 2
EXHIBIT A
(1) Assistance with technical aspects of local permit application drafting; (2) Training on and direct assistance in applying for air district permits, hazardous materials business permits, and other permits and programs to be identified by the licensing official;
(3) Training on small business development including accounting, budgeting, human resources and marketing; and
(4) Assistance with industry-specific technology such as Metrc. (c) Fee waivers for use permits and cannabis business licenses; (d) Direct assistance paying for State licensing and regulatory fees; and (e) Assistance from the Community Development Director with securing business locations prior to or during the use permit and cannabis business license process. (§ 1, Ord. 1381-19 (CM), eff. March 26, 2019, as amended by § 1, Ord. 1448-22, eff.
December 15, 2022)
5-49.06 Severability.
If any section, subdivision, paragraph, sentence, clause or phrase of the ordinance codified in this chapter is for any reason held to be unconstitutional or invalid, such a decision shall not affect the validity of the remaining portion of the ordinance. The Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase of the ordinance codified in this chapter irrespective of the unconstitutionality or invalidity of any other section, subdivision, subsection, paragraph, sentence, clause or phrase of the ordinance codified in this chapter.
(§ 1, Ord. 1381-19 (CM), eff. March 26, 2019)
Attachment 2
EXHIBIT B
Chapter 14-53
CANNABIS FACILITIES*
Sections:
Article 1. General Provisions
14-53.101 Purpose and intent.
14-53.102 Legal authority.
14-53.103 Definitions.
14-53.104 Cannabis use permit required to engage in cannabis business.
14-53.105 Requirements for cannabis delivery by businesses outside City.
14-53.106 Permit classes, numbers and location.
14-53.107 Cannabis equity use permit set-aside.
14-53.108 Cannabis use permit pre-application.
14-53.109 Cannabis use permit application.
14-53.110 Evidence of cannabis background check required. 14-53.111 Approval of cannabis use permit.
14-53.112 Fees and charges.
14-53.113 Change in location/business structure.
14-53.114 Renewal or revocation.
14-53.115 Limitations on City’s liability.
Article 2. Required Findings
14-53.201 Findings for approval.
Article 3. Operating Conditions
14-53.301 Uniform use permit conditions for all cannabis facilities. 14-53.302 Type 1A, 2A or 3A conditions (cultivation).
14-53.303 Type 6 and 7 conditions (manufacturing).
14-53.304 Type 8 conditions (testing).
14-53.305 Storefront and nonstorefront delivery conditions. 14-53.306 Type 10 conditions (storefront retail).
14-53.307 Type 11 conditions (distribution).
Article 4. Operating Standards
14-53.401 Signs.
14-53.402 Permissible delivery locations and customers. 14-53.403 Recordkeeping.
14-53.404 Security.
14-53.405 Video surveillance.
14-53.406 Identification badge display requirements.
14-53.407 Additional terms and conditions.
Attachment 2
EXHIBIT B
Article 5. Enforcement
14-53.501 Compliance.
14-53.502 Inspections.
14-53.503 Appeals.
14-53.504 Violation is misdemeanor.
* Chapter 14-53, consisting of Sections 14-53.101 through 14-53.113, 14-53.201 through 14-53.209 and 14-53.301 through 14-53.304, as added by Ordinance No. 1352-17 (CM), effective June 8, 2017, as amended by Ordinance No. 1357-17 (CM), effective December 28, 2017, was repealed and replaced by Ordinance No. 1362-18 (CM), effective March 15, 2018.
* Chapter 14-53, consisting of Sections 14-53.101 through 14-53.113, 14-53.201 through 14-53.209 and 14-53.301 through 14-53.304, as repealed and replaced by Ordinance No. 1362-18 (CM), effective March 15, 2018, as amended by Ordinance No. 1364-18 (CM), effective April 26, 2018, was repealed and replaced by Ordinance No. 1404-20 (CM), effective July 23, 2020.
Article 1. General Provisions
14-53.101 Purpose and intent.
(a) This chapter is intended to implement the Medicinal and Adult Use Cannabis Regulation and Safety Act (Senate Bill 94, approved by Governor June 27, 2017, filed with California Secretary of State on June 27, 2017, hereafter “MAUCRSA”) to accommodate the needs of medically ill persons in need of cannabis for medicinal purposes as recommended by their health care provider(s), and to provide access to same.
(b) This chapter is intended to provide access to adult-use cannabis for persons aged twenty-one (21) and over as authorized by the Control, Tax and Regulate the Adult Use Cannabis Act (“AUMA” or “Proposition 64” approved by California voters in 2016), while imposing sensible regulations on the use of land to protect the City’s residents, neighborhoods, and businesses from disproportionately negative impacts. As such, (c) It is the further purpose and intent of this chapter to regulate the cultivation, processing, manufacturing, testing, sale, delivery, distribution and transportation of cannabis and cannabis products in a responsible manner to protect the health, safety, and welfare of the residents of the City of Watsonville and to enforce rules and regulations consistent with State law.
(d) It is, in addition, the purpose and intent of this chapter to require all commercial cannabis operators to obtain and renew annually a permit to operate within the City of Watsonville.
(e) Nothing in this chapter is intended to authorize the possession, use, or provision of cannabis for purposes that violate State law.
Attachment 2
EXHIBIT B
(f) This chapter is in addition to any other permits, licenses and approvals which may be required to conduct business in the City.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.102 Legal authority.
Pursuant to Sections 5 and 7 of Article XI of the California Constitution, the provisions of MAUCRSA and any subsequent State legislation and/or regulations regarding same, the City may adopt standards, requirements and regulations for the licensing and permitting of commercial cannabis activity. Any standards, requirements, and regulations regarding health and safety, security, and worker protections established by the State of California, or any of its departments or divisions, shall be the minimum standards applicable in the City to all commercial cannabis activity.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.103 Definitions.
The following definitions shall apply to this chapter:
The definitions promulgated for the California Cannabis Cultivation Program in Division 8 (Cannabis Cultivation) of Title 3 (Food and Agriculture) of the California Code of Regulations Section 8000 et seq., 3 CCR 8000.
The definitions promulgated for the California Bureau of Cannabis Control in Division 42 (Bureau of Cannabis Control) of Title 16 (Professional and Vocational Regulations) of the California Code of Regulations Section 5000 et seq., 16 CCR 5000. (a) “Cannabis processing” shall mean the drying, curing, grading, or trimming of cannabis within a permitted cannabis cultivation facility or as part of a standalone cannabis processing facility.
(b) “Facility” shall mean any building or structure used for or related to the cultivation, processing, testing, retail sales, delivery or manufacturing of cannabis. (c) “Manager” shall mean a person who participates in the direction, control, or supervision of a permittee.
(d) “Owner” shall mean a person with an ownership interest of any kind in the permittee. (e) “Permittee” shall mean a person issued a cannabis use permit under this chapter to engage in commercial cannabis activity.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.104 Cannabis use permit required to engage in cannabis business. (a) A cannabis use permit shall be required before engaging in commercial cannabis activity in the City.
(b) An application for a cannabis use permit shall include the information and completed and verified documents as may be prescribed by the Zoning Administrator.
Attachment 2
EXHIBIT B
(c) All application fees shall be paid when the application is submitted. (d) No application shall be complete until the Zoning Administrator notifies an applicant in writing that the Zoning Administrator deems their application complete. (§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.105 Requirements for cannabis delivery by businesses outside City.
No cannabis delivery business located outside the City shall deliver cannabis and/or cannabis products to a customer located inside the City unless all the following requirements are met:
(a) The business for delivery is properly licensed by the State of California and by any California city or county.
(b) The delivery business has first obtained, paid for and maintains in full force and effect a City business license under Chapter 3-4.
(c) The delivery business has registered with the Police Department using forms approved by the Chief of Police and provided a copy of its State license and local government approval permitting it to engage in commercial cannabis delivery. (d) The delivery business has obtained and continues to maintain in full force and effect the required State license or licenses for the commercial cannabis activities in which they are engaged.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.106 Permit classes, numbers and location.
(a) Cannabis use permit classifications are:
Watsonville Cannabis Use Permit Classifications
Classificatio
n
Activity Description
1A Cultivation Indoor. Up to five thousand (5,000) square feet of canopy space.
2A Cultivation Indoor. Five thousand one (5,001) to ten thousand (10,000) square feet of canopy space.
3A Cultivation Indoor. Ten thousand one (10,001) to twenty-two thousand (22,000) square feet of canopy space.
6 Manufacture Manufacturer for products not using volatile solvents. 7 Manufacture Manufacturer for products using volatile solvents. 8 Testing laboratory Independent lab for the purpose of testing cannabis and cannabis products.
Attachment 2
EXHIBIT B
9 Retailer
nonstorefront
Must have a licensed premises but is not open to the
public. Sales conducted exclusively by delivery.
10 Retailer General.
10A Retailer No more than three (3) retail sites.
11 Distribution Cannabis distribution.
Cannabis
processing
A facility where cannabis is dried, cured, trimmed
and/or graded.
(b) Any cannabis use permit shall automatically expire if cannabis business activity ceases for ninety (90) calendar days or more.
(c) The number of cannabis facilities in the City shall not exceed:
Permitted Numbers of Cannabis Use Permits
Cannabis Use Permit
Classifications
Number of Equity
Licenses Maximum Facilities Allowed
Type 1A, 2A, or 3A
(cultivation)
1 6
Type 6 or 7
(manufacturing)
1 15
Type 8 (testing) 1 No limit
Type 9 (nonstorefront
retail)
7; only those cultivation and/or
manufacturing permittees holding a
valid City use permit shall be eligible to
obtain a Type 9 cannabis use permit to
sell only products
cultivated/manufactured at their local
Watsonville facility
Type 10 (storefront
retail)
1 3
Type 11 (distribution)* 1 2 (standalone)
Processing 1 3
* Distribution shall be allowed in conjunction with a valid permit for cultivation, manufacturing, and/or processing license with approval of an administrative use permit.
A permittee may have only one (1) of each of the following classes of cannabis use permits:
License Type Description
1A, 2A, or 3A Cultivation
Attachment 2
EXHIBIT B
6 or 7 Manufacturing
9 Nonstorefront delivery
10 Retail
11 Distribution
Cannabis processing
(d) Type 1A, 2A, or 3A (cultivation) cannabis use permits shall be limited to two (2) parcels.
(e) More than one (1) cannabis facility may be located on a single parcel. A separate permit is required for each cannabis facility on a parcel.
Separation Requirements1
Cultivation
and
Processing
Manufactu
re
Distributio
n
Testing Retail
School (K-12) 600' 600' 600' 600' 600'
Park 600' 600' 600' 600'
Residential district 250' 250' 250' 250'
Legal residential use 100' 100' 100' 100'
Faith-based facility,
licensed daycare,
preschool or library
600' 600' 600' 600'
1 Separation distance from K-12 schools shall be measured from property line to property line. Separation distance for cultivation facilities shall be measured from parcel line of sensitive use to nearest wall of cultivation facility. Separation distance for all other cannabis facilities shall be measured by path of travel from nearest parcel line of sensitive use to the front door of the facility. Separation distance from K-12 schools shall be measured from property line to property line.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.107 Cannabis equity use permits set-aside.
(a) For those deemed A minimum of one (1) cannabis use permit for each cannabis license type shall be reserved in order to provide for support of those businesses determined eligible to participate in the Cannabis Equity Program under Chapter 5-49 by the Cannabis Equity Officer, S such equity applications shall be processed in conformance with the provisions of this chapter with the following exceptions:
(1) Equity applications shall be scored against other equity applicants during the application process, and shall not compete with nonequity applicants. (21) Entitlement permit fees for eligible equity applicants shall be waived.
Attachment 2
EXHIBIT B
(3) If during an application period no equity applicants have been identified, the equity license shall be made available to a nonequity applicant. (42) Eligibility as an equity applicant shall be determined at any time.prior to and/or during the pre-application process..
(b) Renewal. In order to renew a cannabis equity use permit, an equity applicant must provide proof that it continues to satisfy the equity criteria at the time of its annual permit renewal.
An equity applicant that no longer satisfies the equity criteria but is compliant with all other requirements of Chapter 5-49 will be entitled to renew the cannabis use permit but will not be eligible for any other benefits of an equity assistance program. (c) Cannabis equity use permits are nontransferable.
(d) The ownership structure of the cannabis equity business shall not be modified for three (3) five (5) years after the cannabis equity permittee has commenced business, unless such modification maintains eligibility in the cannabis equity program as determined by the Cannabis Equity Officer.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.108 Cannabis use permit pre-application.
When the Zoning Administrator determines that the number of active cannabis use permits in the City is less than the number of cannabis use permits allowed for a particular class, the Zoning Administrator shall advertise in at least one (1) newspaper of general circulation and post on the City’s website an announcement that the City will accept applications for additional cannabis use permit or permits. The notice shall identify the City’s application web page, requirements, application deadline(s), and contact information for questions.
The Zoning Administrator shall determine the form and requirements for a cannabis use permit pre-application.
(a) The Zoning Administrator shall determine an appropriate period within which to allow submittal of pre-applications.
(b) Applicants shall submit cannabis use permit pre-applications to the Zoning Administrator.
(c) Cannabis use permit pre-applicants shall be subject to a competitive, merit-based review to determine eligibility to apply for a cannabis use permit. (d) Staff shall then schedule interviews with three (3) more applicants than the number of cannabis use permits available for each available permit. (e) City staff shall review and score all pre-applications after expiration of the preapplication period. A cannabis use permit pre-application selection committee shall consist of representatives of the Police Chief, Fire Chief, Community Development Attachment 2
EXHIBIT B
Director and City Manager and an independent third-party cannabis consultant selected by the Zoning Administrator and shall convene to review applications and interview applicants. The cannabis use permit pre-applicants determined to best meet the community’s needs shall then be asked to submit an application for a cannabis use permit.
(f) If the cannabis use permit pre-applicant interview panel approves any cannabis use permit pre-application, the applicant shall then submit a cannabis use permit application to the Community Development Department for consideration. (§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.109 Cannabis use permit application.
The Zoning Administrator shall determine and provide submittal requirements and instructions for cannabis use permit applications.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.110 Evidence of cannabis background check required. (a) All applicants for a cannabis use permit must be legally authorized for cannabis activity under State law.
(b) All applicants shall provide the Zoning Administrator with evidence of submittal of a LiveScan criminal background check for all owners and managers. (c) The criminal background checks completed by owners and managers must at a minimum disclose:
(1) Whether any owner or manager has ever pleaded guilty or no contest or been convicted of a violent felony as defined by California Penal Code Section 667.5(c), or equivalent offenses in other states or under the laws of the United States; (2) Whether any owner or manager has ever pleaded guilty or no contest or been convicted of a felony involving dishonesty, fraud or deceit, including but not limited to fraud, forgery, theft, or embezzlement as those offenses are defined in California Penal Code Sections 186.11, 470, 484, and 504a, respectively; or equivalent offenses in other states or under the laws of the United States; or (3) Whether any owner or manager has ever pleaded guilty or no contest or been convicted of a felony, possession, transportation, distribution or similar activities related to controlled substances, as defined in the Federal Controlled Substances Act, not including cannabis-related offenses for which the conviction occurred before the passage of MAUCRSA.
(d) Evidence that any owner or manager has pleaded guilty or no contest or been convicted of any of the offenses enumerated in this section may be grounds for denial of a cannabis use permit.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
Attachment 2
EXHIBIT B
14-53.111 Approval of cannabis use permit.
Cannabis use permits shall be processed in accordance with the procedures described in Part 5 of Chapter 14-12.
Approval of a cannabis use permit shall also be contingent on the following:
(a) Applicant must have been identified as a potential cannabis use permit holder through the pre-application process; and
(b) Approval of a cannabis use permit within six (6) months of selection as a potential cannabis use permit; and
(c) Obtaining all necessary State license(s) within six (6) months of positive recommendation through the pre-application process.
If any one (1) or more of the above items have not been satisfied, the cannabis use permit shall automatically expire.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.112 Fees and charges.
An applicant, permittee, owner, manager and employee shall timely and fully pay required fees when due. The amount of the following required fees shall be established by Council resolution:
(a) A cannabis pre-application fee is due and payable in full when a cannabis preapplication is submitted; (b) A cannabis pre-application interview fee is due and payable in full within ten (10) days of notice that a pre-application interview has been granted; (c) A cannabis use permit application fee is due and payable in full when a qualified applicant submits a cannabis special use permit application; (d) A cannabis use permit renewal fee is due and payable for each location when a cannabis use permit renewal application is submitted to the City; (e) An annual cannabis identification badge fee for each owner, manager and employee of a cannabis facility is due and payable annually;
(f) Any other fees for inspection, auditing or investigation not included within the other fees associated with a cannabis use permit application or a cannabis use permit renewal application.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.113 Change in location/business structure.
(a) A cannabis use permit does not run with the land. It is personal to the permittee. A permittee may apply to relocate contingent upon first obtaining a new cannabis use permit for the new location, and approval from the State licensing agency for the new location.
Attachment 2
EXHIBIT B
The process and the fees for relocation shall be the same as the process and fees in Sections 14-53.108 and 14-53.112.
(b) Within fifteen (15) calendar days of any change in information provided in the application for a cannabis use permit or any change in status of compliance with the provisions of this chapter, including any change in the applicant’s ownership or control, the permittee shall file an application for a new cannabis use permit with the Zoning Administrator and pay the applicable cannabis use permit fee. (c) A permittee may change the form of its business entity upon application to the Zoning Administrator and presentation of a new business license application under Chapter 3-4 if membership of the new business entity is substantially similar to the original permittee, owner and managers.
(d) If the original permittee is an unincorporated association, mutual or public benefit corporation, agricultural or consumer cooperative and transitions to or forms a new business entity as allowed under MAUCRSA; provided, that the board of directors (or, in the case of an unincorporated association, the owners and managers) are substantially the same as the original permittee.
(e) Although an application for a new cannabis use permit is not required in these two (2) circumstances, the permittee shall notify the Zoning Administrator in writing of the change within ten (10) days, by filing a new business license application with a written explanation of the change. Failure to comply with this provision is grounds for cannabis use permit revocation.
(f) Any attempt to transfer a cannabis use permit directly or indirectly in violation of this section is void and is ground for revocation of the cannabis use permit. (§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.114 Renewal or revocation.
(a) Each cannabis use permit shall be valid for a period not exceeding one (1) year and require renewal each year on or before June 30th. Renewal of cannabis use permit shall be as provided for in this section.
(b) No cannabis use permit issued under this chapter may be renewed unless:
(1) A new application has been filed as set forth in Section 14-53.113 no later than March 30th or ninety (90) days before expiration date of the use permit, whichever first occurs;
(2) The cannabis use permit renewal application fee in Section 14-53.113 has been paid; and
(3) The applicant satisfies all requirements of this chapter. (c) Cannabis Use Permit Renewal Application.
Attachment 2
EXHIBIT B
(1) An application to renew a cannabis use permit shall be on forms provided by the Zoning Administrator. The forms shall be signed under penalty of perjury, and shall include, but not be limited to, the following information:
(i) The names of the applicant’s owners and managers;
(ii) The street address;
(iii) The Santa Cruz County Tax Assessor’s parcel number of the existing cannabis facility;
(iv) A copy of the recorded deed vesting ownership of the parcel in the current owner;
(v) A copy of the applicant’s State-issued license to engage in a cannabis business;
(vi) The applicant’s and owner’s waiver and release of the City from any and all liability arising from the application for a cannabis use permit, the issuance of the cannabis use permit, the denial of the cannabis use permit, or the enforcement of the conditions of the cannabis use permit;
(vii) Background information to be determined by the Zoning Administrator, including but not limited to a statement that the applicant(s) and owner(s) have submitted to a LiveScan background check no earlier than thirty (30) days before the date the application for the cannabis use permit is submitted; (viii) Federal tax identification name and number;
(ix) Security plan and any security procedures form that the applicant submitted to the Bureau;
(x) For facilities holding a cannabis use permit for cannabis delivery, the cannabis delivery procedures form that the applicant submitted to the Bureau; (xi) Vehicle registration and proof of insurance for all delivery vehicles; (xii) For retail cannabis businesses, provide proof that at least fifteen (15%) percent of product inventory is sourced from City of Watsonville cannabis businesses;
(xiii) Proof of compliance with workers’ compensation State insurance requirements;
(xiv) Identification of any changes to the information the applicant submitted on the original cannabis use permit renewal application;
(xv) Any law enforcement or enforcement activity related to the permittee’s operations during the past calendar year;
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(xvi) A representation that the applicant continues to hold in good standing any license required by the State of California to operate a cannabis facility; and (xvii) Such other information as the Zoning Administrator deems reasonably necessary to conduct a thorough review of the cannabis use permit renewal application.
(d) Review of the Use Permit Renewal Application.
(1) Upon receipt of an application for renewal of a cannabis use permit, the Zoning Administrator shall update the permittee’s file and perform whatever investigation the Zoning Administrator deems necessary to determine whether to grant or deny the cannabis use permit. The investigation may include a physical inspection of the facility and any delivery vehicles, at the discretion of the Zoning Administration. (2) Issuance of a renewal cannabis use permit is a discretionary act. No applicant shall be automatically entitled to receive a use permit renewal based solely on meeting the basic requirements of this chapter. It is not necessary for the Zoning Administrator to issue findings before granting a use permit renewal to an applicant who is requesting to maintain already-approved business operations. (e) The Zoning Administrator or designee may revoke or elect not to renew a cannabis use permit issued under this chapter if:
(1) The applicant or permittee and its owners and managers have not complied at all times with this chapter.
(2) Any failure to comply with the cannabis use permit conditions of approval or the Municipal Code.
(3) Any other facts, circumstances or conditions which indicate that renewal of the cannabis use permit will be detrimental to the health, safety, or welfare of the residents of the City.
(4) The Zoning Administrator or designee is aware of any law enforcement or State license enforcement activity related to the permittee’s operations either with the locally permitted facility or any other facility owned and/or operated by the permittee in any other jurisdiction during the past calendar year that led to a documented, material violation of one (1) or more conditions of the facility’s cannabis use permit. (§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.115 Limitations on City’s liability.
(a) To the fullest extent permitted by law, the City shall not be liable whatsoever, with respect to approving any permit pursuant to this chapter or the operation of any facility approved pursuant to this chapter. As a condition of approval of a cannabis use permit as provided in this chapter, the applicant or its legal representative shall:
(1) Execute an agreement, in a form approved by the City Attorney, agreeing to indemnify, defend (at applicant’s sole cost and expense), and hold the City, its officers, Attachment 2
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elected and appointed officials, employees, representatives, and agents, harmless and defend from any and all claims, losses, damages, injuries, or liabilities of any kind arising out of, or in any way related to, the City’s issuance or denial of a cannabis use permit, the registration or operation of a cannabis facility, the process used by the City in making any decision, the alleged violation of any Federal, State, or local laws by the applicant, or the prosecution of the applicant or permittee or its owners or managers for violation of Federal or State laws;
(2) Maintain insurance at the coverage limits and of the types required by the City’s risk manager in compliance with State law;
(3) Name the City as an additional insured on all liability policies; (4) Agree to reimburse the City for all costs and expenses, including any court costs and attorney fees that the City may be required to pay as a result of any legal challenge related to the City’s approval of a cannabis use permit. The City may, at its sole discretion, participate at its own expense in the defense of any such action, but such participation shall not relieve the permittee of its obligation hereunder. (§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
Article 2. Required Findings
14-53.201 Findings for approval.
When considering applications for a cannabis use permit, the Zoning Administrator or Planning Commission shall evaluate the impact of the proposed use on and its compatibility with surrounding properties and neighborhoods to ensure the appropriateness of the use at a particular location to determine whether it can make all required findings of Section 14-12.513 (required findings for conditional use permits). (§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
Article 3. Operating Conditions
14-53.301 Uniform use permit conditions for all cannabis facilities.
All cannabis use permits shall be subject to all general conditions of this section and all specific conditions for the cannabis use permit class.
(a) Parking area lighting and exterior lighting mounted on the facility shall be balanced and shall not result in glare on adjoining properties, shall complement the security systems required in this chapter to ensure that all areas of the location are visible, and shall provide increased lighting at all entrances to the facility. The lighting required in this subsection shall be on from dusk to dawn.
(b) No person, other than a licensed security guard, shall be in possession of any firearm while on the premises without having first obtained a license from the State and City authorizing the person to be in possession of such firearm. (c) Each applicant or permittee shall notify the City immediately after discovering any of the following: diversion, theft, loss, or any criminal activity involving the cannabis activity Attachment 2
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or operation of the facility; significant discrepancies identified during inventory; or any breach of security.
(d) No permittee shall be delinquent in the payment of any State and City taxes and fees.
(e) The permittee shall hold all required State licenses under the Cannabis Regulation and Safety Act (Business and Professions Code Section 19300, et seq.), as it may be amended, and under all other applicable State laws.
(f) At any time between 8:00 a.m. and 10:00 p.m. and without notice, City may enter the facility to observe compliance of the facility operation, and may inspect facility records, books, accounts, financial data, and all data and records relevant to its cannabis use permit for the purposes of conducting an audit or compliance review. (g) It is unlawful for any person to refuse to allow, impede, obstruct, or interfere with an inspection, or the review of the copying of records and monitoring (including recordings) including, but not limited to, the concealment, destruction, and falsification of any paper, electronic or other records deemed necessary and reasonable to administer the requirements of this chapter.
(h) It shall be unlawful and a violation of this chapter for any person to employ any other person at a facility who is not at least eighteen (18) years of age. (i) Odor control devices and techniques shall be incorporated in all facilities to ensure that odors from cannabis are not detectable off site. Facilities shall provide a sufficient odor-absorbing ventilation and air filtration system so that odor generated inside the facility that is distinctive to its operation is not detected outside of the facility, anywhere on adjacent property or public rights-of-way, on or about the exterior or interior common area walkways, hallways, breezeways, foyers, lobby areas, or any other areas available for use by common tenants or the visiting public, or within any other unit located inside the same building as the facility. Facilities shall install and maintain the following equipment or any other equipment which the Chief of Police determines has the same or better effectiveness:
(1) A ventilation and air filtration system with odor control that prevents internal odors from being emitted externally;
(2) An air filtration system that creates negative air pressure between the facility’s interior and exterior so that the odors generated inside the facility are not detectable on the outside of the facility.
(j) All weighing devices must be maintained in compliance with local, County, State, or Federal law and comply with applicable regulations regarding device registration with the Santa Cruz County Agricultural Commissioner.
(k) All facilities shall follow all local, County, State, and Federal requirements for solid waste and hazardous waste disposal. The County of Santa Cruz Environmental Health Attachment 2
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Division may inspect the facility at any time during business hours to ensure compliance with this section.
(l) Facilities shall employ security personnel as follows:
(1) All security personnel shall register and maintain valid registration status with the State of California’s Department of Consumer Affairs. At no time shall any security personnel register with the State at any level that is less than that of a Statelicensed private security officer. Proof of application and registration for all security personnel shall be maintained by the applicant or permittee and shall consist of copies of all relevant documentation including: application forms, receipts for application fees and LiveScan fees, and actual proof of registration. (2) While on duty, all security personnel shall have a nameplate containing the security personnel’s full name and the word “SECURITY” printed in bold, capital letters. The nameplate shall be exhibited prominently on the clothing, at chest level, and shall be visible and easily read at all times. The nameplate shall be a minimum of two (2") inches high and four (4") inches wide, with the required information printed in capital letters, at least three-fourths (3/4") inches high and in a contrasting color.
As an alternative to a nameplate, the security personnel’s name and the word “SECURITY” may be embroidered on the security personnel’s outermost garment with the required information meeting the above specifications and located at chest level.
(m) Each permittee shall conspicuously display its cannabis use permit and State license within the facility. Each facility that engages in delivery or transportation services shall carry a copy of the facility cannabis use permit in all vehicles that deliver or transport cannabis.
(n) No applicant or permittee may hold a license from the State Department of Alcoholic Beverage Control to sell alcohol beverages, nor may the facility include a business that sells alcohol beverages. No alcohol may be stored, sold, dispensed or used on the facility. (o) Consistent with the “Memorandum for all United States Attorneys,” issued on or about August 29, 2013, by the U.S. Department of Justice, from James M. Cole, Deputy Attorney General (known as the “Cole Memo”), the facility shall take all necessary and reasonable steps, including the refusal of service to any patient of the applicant or permittee, to prevent:
(1) The distribution of cannabis to minors;
(2) Revenue from the sale or distribution of cannabis from going to criminal enterprises, gangs and cartels;
(3) The diversion of cannabis from California to any other state; (4) State-authorized cannabis activity from being used as a cover or pretext for the trafficking of other illegal drugs or other illegal activity; Attachment 2
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(5) Violence and the use of firearms in the cultivation and distribution of cannabis; (6) Drugged driving or the exacerbation of other adverse public health consequences associated with cannabis use;
(7) Growing of cannabis on public lands and the attendant public safety and environmental dangers posed by cannabis production on public lands; and (8) Cannabis possession or use on Federal property.
(p) All cannabis facilities shall include the following language on all job postings as well as all applications for employment in both English and Spanish in minimum twelve (12) point font all caps:
THE CANNABIS INDUSTRY IS NOT A FEDERALLY RECOGNIZED BUSINESS,
THEREFORE THERE MAY BE RISKS TO INDIVIDUALS WORKING IN THIS
INDUSTRY, WHO MAY NEED TO DISCLOSE WORK INFORMATION ON
FEDERAL APPLICATIONS.
(q) The manufacture and sale of flavored combustible products (intended for inhalation or vaporization) is prohibited.
(r) Microbusiness—Commercial Activity. All cultivation, manufacturing, distribution, and retail activities performed by a permittee under a Type 12 microbusiness permit shall occur on the same licensed premises. Areas of the premises for manufacturing and cultivation shall be separated from the distribution and retail areas by a wall and all doors between the areas shall remain closed when not in use.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.302 Type 1A, 2A or 3A conditions (cultivation).
All cannabis use permits for Type 1A, 2A or 3A cultivation facilities shall be approved only if subject to all of the conditions of this section.
(a) Outdoor commercial cultivation is prohibited. All cultivation of cannabis must occur within a permanent, permitted structure.
(b) In no case shall cannabis plants be visible from a public or private road, sidewalk, park or any common public viewing area.
(c) Commercial cannabis cultivation which is permitted in the City of Watsonville shall not exceed twenty-two thousand (22,000) square feet of canopy space permitted by State law with a valid cannabis use permit.
(d) A permittee may cultivate cannabis at more than one (1) location if each location is separately permitted and the total square footage of cannabis cultivated does not exceed the total allowed under the license type (five thousand (5,000) square foot or ten thousand (10,000) square foot maximum).
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(e) Cannabis cultivation shall be conducted in accordance with State and local laws related to land conversion, grading, electricity, water usage, water quality, woodland and riparian habitat protection, agricultural discharges, and similar matters. (f) Pesticides and fertilizers shall be properly labeled and stored to avoid contamination through erosion, leakage or inadvertent damage from pests, rodents or other wildlife. (g) Cultivation shall at all times occur in such a way as to ensure the health, safety, and welfare of the public, the employees working at the facility, visitors to the area, neighboring properties, and the end users of the cannabis being cultivated, to protect the environment from harm to streams, fish, and wildlife; to ensure the security of the cannabis being cultivated; and to safeguard against the diversion of cannabis. (h) The applicant or permittee shall prohibit loitering by persons outside the facility, either on the premises or within one hundred (100') feet of the premises. (i) The cultivation of cannabis shall not create hazards due to the use or storage of materials, processes, products, chemicals, fertilizers, or wastes. (j) The interior and exterior of the facility, including driveways, sidewalks, parking strips, fire access roads and streets on or adjacent to the premises, shall be kept in a clean and safe condition.
(k) Exterior lighting on the premises and location shall ensure the safety of the public and the members and employees of the applicant or permittee while not disturbing surrounding residential or commercial areas.
(l) Each permittee shall operate in a manner such that the cultivation of cannabis does not adversely affect the health or safety of nearby properties through the creation of mold, mildew, dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts.
(m) The facility shall follow all pesticide use requirements of local, State, and Federal law. City staff may inspect the facility at any time during business hours to ensure compliance with this section.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.303 Type 6 and 7 conditions (manufacturing).
All cannabis use permits for Type 6 or 7 manufacturing facilities shall be approved only if subject to all conditions of this section. All cannabis use permits shall be subject to all of the general conditions of this section and the specific conditions of this article for the specific permit type.
(a) Cannabis manufacturing shall only be permitted pursuant to Section 14-53.101 or any subsequently created manufacturing State license as defined in MAUCRSA, and may be permitted to operate only within those zone districts as defined in Section 14-53.106. (b) No compressed gases used in the manufacturing may be stored in containers that exceed the amount approved by the Watsonville Fire Department and authorized by this Attachment 2
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cannabis use permit. Each facility shall be limited to a total number of tanks authorized by the Watsonville Fire Department.
(c) Cannabis manufacturing facilities may use heat, screens, presses, steam distillation, ice water, ethanol and other methods without employing solvents or gases to create kief, hashish, bubble hash, or infused dairy butter, or oils or fats derived from natural sources, and other extracts.
(d) If an extraction process uses a professional grade closed loop CO2 gas extraction system every vessel must be certified by the manufacturer for its safe use. The CO2 must be of at least ninety-nine (99%) percent purity.
(e) Closed loop systems for compressed gas extraction systems must be commercially manufactured and bear a permanently affixed and visible serial number. (f) Certification from an engineer licensed by the State of California, or by a certified industrial hygienist, must be provided to the Community Development Department for a professional grade closed loop system to certify that the system was commercially manufactured, is safe for its intended use, and was built to codes of recognized and generally accepted good engineering practices, including but not limited to:
(1) The American Society of Mechanical Engineers (ASME); (2) American National Standards Institute (ANSI);
(3) Underwriters Laboratories (UL); or
(4) The American Society for Testing and Materials (ASTM). (5) The certification must contain the signature and stamp of the professional engineer or industrial hygienist and serial number of the extraction unit being certified.
(g) Professional closed loop systems and other equipment used for extraction must be approved for use by the Watsonville Fire Department and meet all fire, safety, and building code requirements specified in the California Building Reference Codes. (h) Facilities may use food grade glycerin, ethanol, and propylene glycol solvents to create or refine extracts. Ethanol should be removed from the extract in a manner to recapture the solvent and ensure that it is not vented into the atmosphere. (i) Facilities creating cannabis extracts must develop standard operating procedures, good manufacturing practices, and a training plan prior to producing extracts for the marketplace.
(j) Any person using solvents or gases in a closed looped system to create cannabis extracts must be fully trained on how to use the system, have direct access to applicable material safety data sheets and handle and store the solvents and gases safely.
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(k) Parts per million for one (1) gram of finished extract cannot exceed State standards for any residual solvent or gas when quality assurance tested. (l) Preparation of Edible Cannabis Products.
(1) All food products, food storage facilities, food-related utensils, equipment and materials shall be approved, used, managed and handled in accordance with the California Retail Food Code (Section 113700 et seq. of the California Health and Safety Code). All food products shall be protected from contamination at all times; and
(2) All food handlers shall be clean, in good health and free from communicable diseases.
Baked products (e.g., brownies, bars, cookies, cakes), tinctures, and other nonrefrigerated type items may be sold or distributed at a cannabis retailer. The County of Santa Cruz Environmental Health Department may inspect the facility at any time during business hours to ensure compliance with this section. (3) Products with specific youth appeal and adverse health impacts, such as products that mix other addictive and psychoactive substances with cannabis (e.g., nicotine, alcohol, or added caffeine), artificial flavors or additives that increase underage appeal, cannabis “candies” produced in character shapes (gummy bears, Swedish Fish, animal-shaped chocolates) that would have higher appeal to youth, shall be awarded fewer points in the application process. (4) Cannabis products shall not be created in the shape of a human, animal, fruit, or any youth-friendly depiction.
(m) Packaging of Cannabis.
(1) Before sale or delivery of any edible cannabis or edible cannabis product the same shall be labeled and in tamper-evident packaging which at least meets the requirements of California Business and Professions Code Section 19347, as the same may be amended from time to time or superseded or replaced by subsequent State legislation or by any department or division of the State of California. The City Council may impose additional packaging and labeling requirements on cannabis or cannabis products.
(2) Cannabis or cannabis products shall be packaged in resealable, tamper-evident, child-proof, opaque packaging with text and adult-intended design. Packaging that has special appeal to youth, such as cartoons, recreational images (sports, musicians, etc.), names referencing pop culture figures, or bright, eye-catching colors, is prohibited.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
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14-53.304 Type 8 conditions (testing).
All cannabis use permits for Type 8 testing facilities shall be approved only if subject to all of the conditions of this section.
(a) Testing labs shall be required to conduct all testing in a manner pursuant to Business and Professions Code Section 26100 and shall be subject to State and local law. Each testing lab shall be subject to additional regulations as determined from time to time as more regulations are developed under this chapter and any subsequent State of California legislation regarding the same.
(b) Testing labs shall conduct all testing in a manner consistent with general requirements for the competence of testing and calibrations activities, including sampling using verified methods.
(c) All cannabis testing laboratories performing testing shall obtain and maintain ISO/IEC 17025 accreditation as required by the Bureau.
(d) Testing labs shall destroy any harvest batch whose testing sample indicates noncompliance with health and safety standards required by the Bureau unless remedial measures can bring the cannabis or cannabis products into compliance with quality standards as specified by law and implemented by the Bureau. (e) Each operator shall ensure that a testing laboratory employee takes the sample of cannabis or cannabis products from the distributor’s premises for testing required by State law and that the testing laboratory employee transports the sample to the testing laboratory.
(f) Except as provided by State law, a testing laboratory shall not acquire or receive cannabis or cannabis products except from a permittee in accordance with State law, and shall not distribute, sell, or dispense cannabis, or cannabis products, from the licensed premises from which the cannabis or cannabis products were acquired or received. All transfer or transportation shall be performed pursuant to a specified chain of custody protocol.
(g) A testing laboratory may receive and test samples of cannabis or cannabis products from a qualified patient or primary caregiver only if the qualified patient or primary caregiver presents the qualified patient’s valid physician’s recommendation for cannabis for medicinal purpose. A testing lab shall not certify samples from a qualified patient or primary caregiver for resale or transfer to another party or permittee. All tests performed by a testing laboratory for a qualified patient or primary caregiver shall be recorded with the name of the qualified patient or primary caregiver and the amount of the cannabis or cannabis products received.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.305 Storefront and nonstorefront delivery conditions.
All cannabis use permits for nonstorefront and storefront delivery facilities shall be approved only if subject to all of the conditions of this section.
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(a) The business operating the delivery service shall provide the Chief of Police with evidence of a valid State license for a facility on whose authorization the delivery service is performing the delivery function.
(b) A cannabis business may receive orders for cannabis deliveries through any technology platform owned and controlled by the business, or independently approved by the Chief of Police, or his or her designee, that enables customers to arrange for or facilitate the transfer of cannabis and/or cannabis products by the cannabis business to registered customers.
(c) The business operating the delivery service shall furnish to the Chief of Police the year, make, model, color, license plate number, and numerical vehicle identification number (VIN) for any and all vehicles that will be used to deliver cannabis goods. (d) Nonstorefront delivery by those cannabis cultivation and manufacturing facilities with valid local use permits shall be limited to only those products cultivated and/or manufactured by the licensed facility.
(e) Age verification using an ID scanner at point of delivery that matches required Stateapproved identification. This identification must match information and address on file as part of purchase.
(f) Delivery shall be only to the person named as the customer ordering. A signature shall be required upon transfer to be verified at delivery to match with all electronically or physically stored identification and signatures.
(g) Delivery hours are limited to 9:00 a.m. to 9:00 p.m. with no new orders initiated after 8:30 p.m. for same day delivery.
(h) All cannabis products shall remain locked in vehicle. (i) Detailed education about cannabis products (including concentration, dosage, titration and proper use warnings) shall be listed on the ordering platform and with product dissemination.
(j) Utilize GPS surveillance mapping to track delivery provider location. (k) Delivery vehicles shall be equipped with a camera to enhance safety while conducting all deliveries.
(l) A cannabis delivery business shall not deliver cannabis or cannabis product to an individual if there is reason to believe that cannabis or cannabis product will be diverted to a person under twenty-one (21) years of age unless that person is a qualified patient or a person with an identification card, as those terms are defined in Health and Safety Code Section 11362.7.
(m) A cannabis business shall not deliver cannabis or cannabis product to any jurisdiction that prohibits deliveries.
(n) Incident Reporting Requirements.
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(1) Any vehicle accident resulting in injury to any person shall be reported to the local police department where the incident occurred, a manager of the retailer immediately, and to the Chief of Police, or his or her designee, within twenty-four (24) hours. The report shall include the date, time, location, involved vehicle and driver, circumstances and local police department case number.
(2) For any vehicle accident resulting in property damage only, the delivery driver shall exchange driver, vehicle, and insurance information with all involved parties, and the accident may be reported to the local police department where the incident occurred, a manager of the retailer immediately, and the Chief of Police, or his or her designee, within twenty-four (24) hours. The report shall include the date, time, location, involved vehicle and driver, circumstances, and local police department case number, as applicable.
(3) Any loss of cannabis, cannabis product, or money shall be reported to the local police department where the incident occurred and a manager of the retailer immediately, and to the Chief of Police, or his or her designee, within twenty-four (24) hours. The report shall include the date, time, location, involved vehicle and driver, circumstances and local police department case number. Any theft of cannabis, cannabis product, or money during the delivery process shall be immediately reported to the local police department where the incident occurred and a cannabis manager immediately, and, if the incident did not occur within the investigative jurisdiction of the City of Watsonville Police Department, a duplicate City of Watsonville Police Department notification will be made by calling the nonemergency citizen contact dispatch center number.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.306 Type 10 conditions (storefront retail).
All cannabis use permits for Type 10 storefront retail facilities shall be approved only if subject to all of the conditions of this section.
(a) No more than the number of cannabis retailers adopted by resolution may operate within the City of Watsonville at any one (1) time and shall be issued a permit by the City of Watsonville.
(b) Parking for retail cannabis facilities shall be a minimum of one (1) parking space per one hundred fifty (150) square feet of floor area dedicated to the business. (c) Retailers shall verify the age and all necessary documentation of each individual to ensure the customer is not under the age of eighteen (18) years. If the potential customer is eighteen (18) to twenty (20) years old, retailer shall confirm the customer’s possession of a valid doctor’s recommendation and/or Health and Safety Code Section 11362.71 identification card (medical marijuana card). For adult-use purchases, retailers shall verify that all customers are twenty-one (21) years of age or older for the purchase of cannabis or cannabis products.
(d) Entrances into the retailer shall be locked at all times with entry strictly controlled. A “buzz-in” electronic/mechanical entry system shall be utilized to limit access to and entry Attachment 2
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to the retailer to separate it from the reception/lobby area. Individuals must show their government-issued identification, and, in the case of medical cannabis facilities, their physician’s recommendation, or a cannabis card issued pursuant to Health and Safety Code Section 11362.71 in order to gain access into the retailer. The government-issued identification and, if applicable, doctor’s recommendation or cannabis card must also be shown at the point-of-sale station at the time of purchase. Doctor recommendations are not to be obtained or provided at the retail location.
(e) Uniformed licensed security personnel shall be employed to monitor site activity, control loitering and site access, and to serve as a visual deterrent to unlawful activities.
Security personnel may be allowed to carry firearms if authorized by the Chief of Police. (f) Retailers may have only that quantity of cannabis and cannabis products to meet the daily demand readily available for sale on site in the retail sales area of the retailer.
Additional product may be stored in a secured, locked area to which customers, vendors, and visitors shall not have access.
(g) All restroom facilities shall remain locked and under the control of management. (h) Retailers and microbusinesses authorized to conduct retail activities shall only serve customers who are within the licensed premises.
(1) The sale of cannabis goods shall not occur through a pass-through window or a slide-out tray to the exterior of the premises.
(i) Retailers or microbusinesses shall not operate as or with a drive-in or drive-through at which cannabis goods are sold to persons within or about a motor vehicle. (j) No cannabis goods shall be sold and/or delivered by any means or method to any person within a motor vehicle.
(k) All cannabis goods sold by a retail business shall be contained in child-resistant packaging.
(l) Retailers shall record point-of-sale areas and areas where cannabis goods are displayed for sale on the video surveillance system. At each point-of-sale location, camera placement must allow for the recording of the facial features of any person purchasing or selling cannabis goods, or any person in the retail area, with enough clarity to determine identity.
(m) A retail permittee or microbusiness permittee who is engaged in retail sale shall hire or contract for security personnel who are at least twenty-one (21) years of age to provide security services for the licensed retail premises. All security personnel hired or contracted for by the permittee shall be licensed by the Bureau of Security and Investigative Services and shall comply with Chapters 11.4 and 11.5 of Division 3 of the Business and Professions Code.
(n) Access to Retailer Premises.
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(1) Access to the premises of a retail permittee shall be limited to individuals who are at least twenty-one (21) years of age.
(2) Notwithstanding subsection (n)(1) of this section, individuals who are at least 18 years of age and in possession of a valid physician’s recommendation shall be granted access to the premises of a retail permittee for the sole purpose of purchasing medicinal cannabis consistent with the physician’s recommendation. (o) Authorized Sales. A retailer shall only sell adult-use cannabis and adult-use cannabis products to individuals who are at least twenty-one (21) years of age. A retailer shall only sell medicinal cannabis or medicinal cannabis products to individuals who are at least eighteen (18) years of age, but not yet twenty-one (21), if those individuals are in possession of a valid physician’s recommendation. Medicinal cannabis sales to individuals twenty-one (21) years of age and older are unrestricted. (p) Limited Access Areas. A retailer shall establish limited access areas and permit only authorized individuals to enter the limited access areas. Authorized individuals include individuals employed by the retailer as well as any outside vendors, contractors, or other individuals conducting business that requires access to the limited access area. All individuals granted access to the limited access area shall be at least twenty-one (21) years of age, and if not employed by the retailer, shall be escorted at all times by an employee of the permittee/permittee. A retailer shall maintain a log of all individuals who are not employees who are granted access to the limited access area. These logs shall be made available to the Chief of Police or the Development Services Director upon request.
(q) Operating hours of the storefront retailer license shall be limited to the hours of 9:00 a.m. through 9:00 p.m., seven (7) days a week.
(r) Storefront/Retail Security Requirements. All provisions incorporated within Section 14-53.404 (Security) are directly applicable to and binding on all facilities, including all storefront/retail businesses.
(s) “No smoking” signs shall be placed near the entrance and exit of the business. (t) The retail cannabis premise shall have an independent exterior entrance that is not shared with any other business or residence.
(u) No self-service display is allowed, including vending machines. (v) The retail facility shall maintain a minimum of fifteen (15%) percent of the retail display space dedicated to cannabis products grown and/or manufactured in the City of Watsonville.
(w) Retail facilities shall not charge a slotting fee to Watsonville cultivation/manufacturing businesses for the display of local product in the retail facility. (§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
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14-53.307 Type 11 conditions (distribution).
All cannabis use permits for Type 11 distribution facilities shall be approved only if subject to all conditions of this section.
(a) A distributor shall not store noncannabis goods or noncannabis accessories that are to be sold to another party on any licensed premises. Additionally, a distributor shall not distribute noncannabis goods or noncannabis accessories at a licensed premises. For the purposes of this section, noncannabis goods are any goods that do not meet the definition of cannabis goods as defined in Section 5000(c) of the California Code of Regulations.
(b) After taking physical possession of a cannabis goods batch, the distributor shall contact a testing laboratory and arrange for a laboratory employee to come to the distributor’s licensed premises to select a representative sample for laboratory testing. (c) A distributor shall ensure that all cannabis goods batches are stored separately and distinctly from other cannabis goods batches on the distributor’s premises. (d) The distributor shall ensure that the batch size from which the sample is taken meets the requirements of State law, specifically the testing provisions within the California Code of Regulations.
(e) A distributor or an employee of the distributor shall be physically present to observe the laboratory employee obtain the sample of cannabis goods for testing and shall ensure that the increments are taken from throughout the batch. The sampling shall be videorecorded, and the recording kept available to State and local authorities for a minimum of one hundred eighty (180) days, pursuant to Section 5305 of the California Code of Regulations.
(f) A distributor shall not transport cannabis or cannabis products to a licensed retail facility until and unless it has verified that the cannabis or cannabis products have been tested and certified by a testing lab as being in compliance with State health and safety requirements pursuant to Sections 5705, 5710 and 5714 of the California Code of Regulations.
(g) Each facility that engages in distribution services shall carry a copy of the use permit in all vehicles that distribute cannabis.
The distributor shall be in compliance with State and local cannabis regulations at all times, including California Business and Professions Code Division 10 (Cannabis), as may be amended.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
Article 4. Operating Standards
Attachment 2
EXHIBIT B
14-53.401 Signs.
Notwithstanding other sections of this Code, exterior signage for the facility shall be limited to one (1) exterior building sign per business location in compliance with the following standards:
(a) Signs may include only the name of the business and one (1) green cross. (b) Sign area may not exceed twenty (20) square feet, or one (1) square foot per linear frontage of the facility main building, whichever is less. (c) Signs may not have any reference, through symbols or language, to cannabis, with the exception of one (1) green cross.
(d) Signs shall not be directly illuminated except during operating hours. (e) Signs shall also comply and be approved pursuant to Chapter 8-6. (f) A facility shall not print, publish, advertise, or disseminate in any way or by any means, other than a dedicated business Internet website accessible only through an age gate portal.
(g) A facility may provide an entry in the telephone directory with the name, location, and phone number of the facility. Such directory entry may identify the business as a “cannabis facility.” The telephone directory shall not include: pricing of products, details regarding specific cannabis products, or cannabis photography or graphics related to the cannabis plant or cannabis products.
(h) Banners, sandwich boards, flags, billboards, placards, and persons waving signs are prohibited.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.402 Permissible delivery locations and customers.
Cannabis delivery businesses permitted to engage in delivery of cannabis and cannabis products inside the City of Watsonville are subject to the following requirements:
(a) A licensed facility shall not deliver cannabis goods to an address located on publicly owned land or any address on land or in a building leased by a public agency. (b) A licensed facility shall comply with all requirements of State and local law pertaining to the cannabis permit and all subsequent policies, procedures and regulations which may be amended by the Community Development Department from time to time in order to enforce this chapter.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.403 Recordkeeping.
(a) Each facility shall maintain an inventory control and reporting system to track and report on all aspects of the facility including, but not limited to, such matters as cannabis tracking, inventory data, and gross sales (by weight and sale) and shall ensure that such Attachment 2
EXHIBIT B
information is compatible with the City’s recordkeeping systems and complies with State law. The system must have the capability to produce historical transactional data for review by the City of Watsonville. All information provided to the City pursuant to this subsection shall be confidential and shall not be disclosed, except as otherwise may be required under the law. Such system must be authorized by the City Manager or their designee.
(b) Each applicant or permittee shall maintain at the premises all records and documents required by this chapter and all the information and records listed below:
(1) The name, address, and telephone number(s) of the owner, landlord and/or lessee of the location;
(2) The name, address, and telephone number of each patient and primary caregiver, along with a copy of the written documentation provided by each qualified patient designating his or her primary caregiver;
(3) The name, business address, and telephone number of each attending physician who provided a physician’s recommendation for any patient of the applicant or permittee;
(4) The records of all qualified patients with a valid identification card and primary caregivers with a valid identification card may be maintained by the applicant or permittee using only the identification card number issued by the State pursuant to California Health and Safety Code Section 11362.7 et seq., in lieu of the information required by this section;
(5) Complete and up-to-date records regarding the amount of cannabis cultivated, produced, harvested, stored, or packaged at its cultivation site; (6) Complete and up-to-date manifest records regarding cannabis transfers from the applicant or permittee’s cultivation site to dispensing location(s), including the date and time of the transfer; the name and address of the cultivation facility and the name and address of the supplier if different from the cultivation facility; the amount, form, type, batch and lot number of cannabis transferred; the time of departure from the cultivation facility; the time of arrival at the dispensing location; the names of the employees distributing the product; and the name of the employee who received the product at the dispensing location;
(7) Complete and up-to-date records documenting each transfer of cannabis from the applicant or permittee’s dispensing location to patients including the amount provided, the form or product category in which the cannabis was provided, the date and time provided, the name of the employee making the transfer, and the amount of monetary or other transaction;
(8) All receipts of the applicant or permittee, including but not limited to all contributions and all expenditures incurred by the applicant or permittee for the cultivation and dispensing of cannabis; and
Attachment 2
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(9) Records demonstrating compliance with State and Federal rules and regulations regarding reporting and taxation of income received.
(c) All cannabis facilities shall perform an inventory on the first business day of each month and shall record the total quantity of each form of cannabis on the premises. (d) All records required by this section shall be maintained by the applicant or permittee for a period of seven (7) years and shall be made available by the applicant or permittee to the Zoning Administrator and any City official charged with enforcing the provisions of this Code upon request.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.404 Security.
(a) A permitted facility shall implement enough security measures to deter and prevent the unauthorized entrance into areas containing cannabis or cannabis products, and to deter and prevent the theft of cannabis or cannabis products at the facility. Except as may otherwise be determined by the City Manager or his/her designee(s), these security measures shall include, but shall not be limited to, all of the following:
(1) Alarm system (perimeter, fire, and panic buttons).
(2) Remote monitoring of alarm systems by licensed security professionals. (3) Perimeter lighting systems (including motion sensors) for after-hours security. (4) Perimeter security and lighting as approved by the Police Chief and Director of the Community Development Department or his/her designee. (5) Preventing individuals from remaining on the premises of the facility if they are not engaging in an activity directly related to the permitted operations of the facility. (6) Establishing limited access areas accessible only to authorized facility personnel.
(7) Except for live growing plants which are being cultivated at a cultivation operation, all cannabis and cannabis products shall be stored in a secured and locked vault or vault equivalent. All safes and vaults shall be compliant with Underwriters Laboratories burglary-resistant and fire-resistant standards. All cannabis and cannabis products, including live plants that are being cultivated, shall be kept in a manner as to prevent diversion, theft, and loss. (8) Installing twenty-four (24) hour security surveillance cameras of at least HDquality to monitor all entrances and exits to and from the premises, all interior spaces within the facility which are open and accessible to the public, all interior spaces where cannabis, cash or currency is being stored for any period of time on a regular basis and all interior spaces where diversion of cannabis could reasonably occur. All cameras shall record in color. All exterior cameras shall be in weatherproof enclosures, shall be located so as to minimize the possibility of vandalism, and shall have the capability to automatically switch to black and white in low light conditions.
Attachment 2
EXHIBIT B
The facility shall be responsible for ensuring that the security surveillance camera’s footage is remotely accessible by the City Manager or his/her designee(s), and that it is compatible with the City’s software and hardware. In addition, remote and realtime, live access to the video footage from the cameras shall be provided to the City Manager or his/her designee(s). Video recordings shall be maintained for a minimum of ninety (90) days and shall be made available to the City Manager or his/her designee(s) upon request. Video shall be of sufficient quality for effective prosecution of any crime found to have occurred on the site of the facility and shall be capable of enlargement via projection or other means. Internet Protocol address information shall be provided to the Watsonville Police Department by the facility, to facilitate remote monitoring of security cameras by the Department or its designee. (9) Sensors shall be installed to detect entry and exit from all secure areas and shall be monitored in real time by a security company licensed by the State of California Bureau of Security and Investigative Services. (10) Panic buttons shall be installed in all facilities with direct notification to the Watsonville Police Department dispatch and shall be configured to immediately alert dispatch for the Watsonville Police Department.
(11) Having a professionally installed, maintained, and monitored real-time alarm system by a security company licensed by the State of California Department of Consumer Affairs Bureau of Security and Investigative Services. (12) Any bars installed on the windows or the doors of the facility shall be installed only on the interior of the building.
(13) Security personnel shall be on site twenty-four (24) hours a day or alternative security as authorized by the City Manager or his/her designee(s), and must have a verified response security patrol when closed. Security personnel must be licensed by the State of California Bureau of Security and Investigative Services personnel and shall be subject to the prior review and approval of the City Manager or his/her designee(s), with such approval not to be unreasonably withheld. Firearms may be carried by security personnel while they are on duty if authorized by the Chief of Police.
(14) Each facility shall have the capability to remain secure during a power outage and shall ensure that all access doors are not solely controlled by an electronic access panel to ensure that locks are not released during a power outage. (15) Entrance areas are to be locked at all times and under the control of a designated responsible party that is either (i) an employee of the facility, or (ii) a licensed security professional.
(16) Each facility shall have an accounting software system in place to provide point-of-sale data as well as audit trails for both product and cash, where applicable.
Attachment 2
EXHIBIT B
(17) Each facility shall demonstrate to the Chief of Police, City Manager or their designees, compliance with the State’s track and trace system for cannabis and cannabis products, as soon as it is operational.
(18) Each facility shall have a professionally installed video surveillance system, access control and intrusion alarm systems designed to protect the inventory, facility, and employees. Each business shall have network security protocols that are certified by Underwriters Laboratories.
(19) Exterior vegetation shall be planted, altered and maintained in a fashion that precludes its use as a hiding place for persons on the premises. (20) Emergency access and emergency evacuation plans that are in compliance with State and local fire safety standards.
(b) Each facility shall identify a designated security representative/liaison to the City of Watsonville, who shall be reasonably available to meet with the City Manager or his/her designee(s) regarding any security related measures and/or operational issues. The designated security representative/liaison shall, on behalf of the cannabis facility, annually maintain a copy of the current security plan on the cannabis facility to present to the City Manager or his/her designee upon request that meets the following requirements:
(1) Confirms that a designated manager will be on duty during business hours and will be responsible for monitoring the behavior of employees. (2) Identifies all managers of the cannabis facility and their contact phone numbers. (3) Confirms that first aid supplies and operational fire extinguishers are in the service areas and the manager’s office.
(4) Confirms that burglar, fire, and panic alarms are operational and monitored by a licensed security company twenty-four (24) hours a day, seven (7) days a week, and provides contact information for each licensed security company. (5) Identify enough licensed, interior and exterior security personnel who will monitor individuals inside and outside the facility, the parking lot, and any adjacent property under the business’ control.
(6) Confirm that the licensed security personnel shall regularly monitor the parking lot and any adjacent property to ensure that these areas are: (i) free of individuals loitering or causing a disturbance; (ii) are cleared of employees and their vehicles one-half (1/2) hour after closing.
(c) As part of the application and permitting process each facility shall have a storage and transportation plan, which describes in detail the procedures for safely and securely storing and transporting all cannabis, cannabis products, any hazardous materials that may be used by the business, and any currency.
Attachment 2
EXHIBIT B
(d) The facility shall cooperate with the City whenever the City Manager or his/her designee(s) makes a request, with or without prior notice, to inspect or audit the effectiveness of any security plan or of any other requirement of this chapter. (e) A facility shall notify the City Manager or his/her designee(s) within twenty-four (24) hours after discovering any of the following:
(1) Significant discrepancies identified during inventory. The level of significance shall be determined by the regulations promulgated by the City Manager or his/her designee(s).
(2) Diversion, theft, loss, or any criminal activity involving the facility or any agent or employee of the facility.
(3) The loss or unauthorized alteration of records related to cannabis, customers or employees or agents of the facility.
(4) Any other breach of security.
(f) Compliance with the foregoing requirements shall be verified by the Zoning Administrator before commencing business operations. The Zoning Administrator may supplement these security requirements once operations begin upon request of the business owner.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.405 Video surveillance.
(a) Minimum Requirements. The following video surveillance requirements shall apply to all facilities:
(1) Prior to exercising the privileges of a facility, an applicant must install a fully operational video surveillance and security camera recording system. The recording system must record in digital format and meet the requirements of this chapter. (2) All video surveillance records and recordings must be stored in a secure area that is only accessible to an applicant or permittee’s management staff. (3) Video surveillance records and recordings must be made available upon request to the Division, the relevant local licensing authority, or any other State or local law enforcement agency for a purpose authorized by the Municipal Code or for any other State or local law enforcement purpose.
(4) Video surveillance records and recordings of point-of-sale areas shall be held in confidence by all employees and representatives of the Division, except that the Division may provide such records and recordings to the relevant local licensing authority, or any other State or local law enforcement agency, for a purpose authorized by the Municipal Code or for any other State or local law enforcement purpose.
(b) Video Surveillance Equipment.
Attachment 2
EXHIBIT B
(1) Video surveillance equipment shall, at a minimum, consist of digital or network video recorders, cameras capable of meeting the recording requirements described in this rule, video monitors, digital archiving devices, and a color printer capable of delivering still photos.
(2) All video surveillance systems must be equipped with a failure notification system that provides prompt notification to the applicant or permittee of any prolonged surveillance interruption and/or the complete failure of the surveillance system.
(3) Permittees are responsible for ensuring that all surveillance equipment is properly functioning and maintained so that the playback quality is suitable for viewing and the surveillance equipment is capturing the identity of all individuals and activities in the monitored areas.
(4) All video surveillance equipment shall have sufficient battery backup to support a minimum of four (4) hours of recording in the event of a power outage. (c) Placement of Cameras and Required Camera Coverage.
(1) Camera coverage is required for all limited access areas, point-of-sale areas, security rooms, all points of ingress and egress to limited access areas, all areas where cannabis or cannabis-infused product is displayed for sale, and all points of ingress/egress to the exterior of the licensed premises. (2) Camera placement shall be capable of identifying activity occurring within twenty (20') feet of all points of ingress and egress and shall allow for the clear and certain identification of any individual and activities on the licensed premises. (3) At each point-of-sale location, camera coverage must enable recording of the patients’, caregivers’ or customer(s)’ and employee(s)’ facial features with sufficient clarity to determine identity.
(4) All entrances and exits to the facility shall be recorded from both indoor and outdoor vantage points.
(5) The system shall be capable of recording all predetermined surveillance areas in any lighting conditions. If the licensed premises has a cannabis cultivation area, a rotating schedule of lighted conditions and zero-illumination can occur as long as ingress and egress points to flowering areas remain constantly illuminated for recording purposes.
(6) Areas where cannabis is grown, tested, cured, manufactured, or stored shall have camera placement in the room facing the primary entry door at a height which will provide a clear unobstructed view of activity without sight blockage from lighting hoods, fixtures, or other equipment.
(7) Cameras shall also be placed at each location where the following activities occur:
Attachment 2
EXHIBIT B
(i) Weighing, packaging, transport, preparation, or tagging of cannabis or cannabis products.
(ii) Storage and counting of cash.
(8) At least one (1) camera must be dedicated to record the access points to the secured surveillance recording area.
(d) Location and Maintenance of Surveillance Equipment. (1) The surveillance room or surveillance area shall be a limited access area. (2) Surveillance recording equipment must be housed in a designated, locked and secured room or other enclosure with access limited to authorized employees, agents of the City, County and State for a purpose authorized by this Code or for any other State or local law enforcement purpose, and service personnel or contractors. (3) Permittees must keep a current list of all authorized employees and service personnel who have access to the surveillance system and/or room on the licensed premises. Permittees must keep a surveillance equipment maintenance activity log on the licensed premises to record all service activity including the identity of the individual(s) performing the service, the service date and time and the reason for service to the surveillance system.
(4) Off-site monitoring and video recording storage of the licensed premises by the permittee or an independent third party is authorized as long as standards exercised at the remote location meet or exceed all standards for on-site monitoring. (5) Each cannabis licensed premises located in a common or shared building must have a separate surveillance room/area that is dedicated to that specific licensed premises. Commonly owned facilities located in the same local jurisdiction may have one (1) central surveillance room located at one (1) of the commonly owned licensed premises which simultaneously serves all of the commonly owned facilities. The facility that does not house the central surveillance room is required to have a review station, printer, and map of camera placement on the premises. All minimum requirements for equipment and security standards as set forth in this section apply to the review station.
(e) Video Recording and Retention Requirements.
(1) All camera views of all limited access areas must be continuously recorded twenty-four (24) hours a day. The use of motion detection is authorized when a permittee can demonstrate that monitored activities are adequately recorded. (2) All surveillance recordings must be kept for a minimum of forty (40) days and be in a format that can be easily accessed for viewing. Video recordings must be archived in a format that ensures authentication of the recording as legitimately captured video and guarantees that no alteration of the recorded image has taken place.
Attachment 2
EXHIBIT B
(3) The permittee’s surveillance system or equipment must have the capabilities to produce a color still photograph from any camera image, live or recorded, of the licensed premises.
(4) The date and time must be embedded on all surveillance recordings without significantly obscuring the picture. The date and time must be synchronized with any point-of-sale system.
(5) Time is to be measured in accordance with the official United States time established by the National Institute of Standards and Technology and the U.S. Naval Observatory in Pacific time.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.406 Identification badge display requirements.
(a) Each owner, manager and employee engaged in the cultivation, processing, manufacturing, delivery or dispensing of cannabis shall, at all times while engaged in the duties of his or her position for the collective, wear in plain sight, on his or her person and at chest level, a valid identification badge, issued by the Chief of Police, and containing such information, including a suitable photograph, as the Chief of Police may require. (b) No owner, manager or employee engaged in the cultivation, processing, manufacturing, delivery or dispensing of cannabis shall engage in any activities with which he or she is registered, without first obtaining a valid identification badge. (c) Identification badges shall expire one (1) year after issuance. (d) Application for renewed identification badges shall be filed with the Chief of Police no later than thirty (30) days prior to the expiration of the current identification badge. (e) Identification badges are the property of the City and shall be immediately collected by the facility and provided to the Chief of Police within twenty-four (24) hours of their expiration, or within twenty-four (24) hours of the termination of the employee’s relationship with the owner, manager or individual member participating in the cultivation, processing, manufacturing, delivering or dispensing of cannabis. The applicant or permittee shall report any stolen or lost badges to the Chief of Police within forty-eight (48) hours of such loss or theft.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.407 Additional terms and conditions.
Based on the information set forth in the application, the Zoning Administrator or Planning Commission may impose reasonable terms and conditions on the proposed operations of the facility in addition to those specified in this chapter. (§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
Article 5. Enforcement
Attachment 2
EXHIBIT B
14-53.501 Compliance.
(a) All cannabis facilities shall pay any applicable sales, use, business or other tax, and all license, registration, or other fees pursuant to Federal, State, County, and local law, or any other regulatory agencies as applicable.
(b) All cannabis facilities and their related permittees or cooperatives shall fully comply with all the provisions of the Compassionate Use Act of 1996, the Medical Cannabis Program Act, the 2008 Attorney General Guidelines, MAUCRSA, any subsequently enacted State law or regulatory, licensing, or certification requirement, all applicable provisions of this Code, and any specific, additional operating procedures and measures as may be imposed as conditions of approval of the regulatory permit. (c) Nothing in this chapter shall be construed as authorizing any actions which violate State or local law regarding the cultivation, transportation, manufacture, provision, sale, transfer, or disposition of cannabis.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.502 Inspections.
(a) The Zoning Administrator shall have the right to enter all cannabis facilities from time to time unannounced during the facility’s hours of operation for the purpose of making reasonable inspections to observe and enforce compliance with this chapter, to inspect and copy records required to be maintained under this chapter, or to inspect and view recordings made by security cameras, all without requirement for a search warrant, subpoena, or court order.
(b) Nothing in this chapter requires the disclosure of any patient’s private medical record. (c) The Zoning Administrator may summarily suspend or revoke a cannabis regulatory permit, or disqualify an applicant from the registration process, or elect not to renew a regulatory permit if any of the following, singularly or in combination, occur:
(1) The Zoning Administrator determines that the facility has failed to comply with any requirement of this chapter or any condition of approval or a circumstance or situation has been created that would have permitted the Zoning Administrator to deny the regulatory permit pursuant to Section 14-53.114; (2) The permittee or facility has conducted itself or is being conducted in a manner that creates or results in a public nuisance;
(3) Ownership is changed without the new owners securing a regulatory permit; (4) The applicant or permittee relocates to a different location or premises; (5) The facility fails to allow inspection and/or copying of the security recordings, the activity logs and records required under this chapter, or the premises by authorized City officials;
(6) Applicant violates State law or rulemaking for the purpose of compliance with this chapter.
Attachment 2
EXHIBIT B
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.503 Appeals.
Any decision regarding or pertaining to the regulatory permit process set forth in this chapter, or any action taken by the Zoning Administrator pursuant hereto, may be appealed per Section 14-10.1100 et seq.
(§ 1, Ord. 1404-20 (CM), eff. July 23, 2020)
14-53.504 Violation is misdemeanor.
As provided in Section 1-2.01, any violation of this chapter is a misdemeanor.
Attachment 2
Ord No. (CM) 1
Reference: Ord No.’s 1381-19, 1448-22 (Amend)
Meeting Date: 102224 SWZ ______ TV ______ CDD ______
ORDINANCE NO. Introduction (CM)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE AMENDING CERTAIN SECTIONS OF CHAPTER 49
(CANNABIS EQUITY PROGRAM) OF TITLE 5 (PUBLIC WELFARE,
MORALS, AND CONDUCT) OF THE WATSONVILLE MUNICIPAL CODE
REGARDING THE CANNABIS EQUITY PROGRAM
WHEREAS, the revisions to Chapter 49 (Cannabis Equity Program) of Title 5 (Public Welfare, Morals, and Conduct) of the Watsonville Municipal Code will allow the City to competitively apply for Cannabis Equity state grant funding; and WHEREAS, the revisions to Chapter 49 (Cannabis Equity Program) were developed with input from state officials who recommended amendments to certain sections of the Cannabis Equity Program; and
WHEREAS, on October 1, 2024, the Planning Commission of the City of Watsonville considered the proposed Ordinance and voted 4-0 to adopt Resolution No. 06-24 recommending the City Council adopt amendments to WMC Chapter 5-49 (Cannabis Equity 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.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. FINDINGS.
The above recitals are hereby declared to be true and correct findings of the City Council of the City of Watsonville.
SECTION 2. ENACTMENT.
Ord No. (CM) 2
Reference: Ord No.’s 1381-19, 1448-22 (Amend)
Meeting Date: 102224
Chapter49 (Cannabis Equity Program) of Title 5 (Public Welfare, Morals, and Conduct) of the Watsonville Municipal Code is hereby amended by amending subsections (f), (g), and (h) of Section 5-49.02 (Definitions) to read in words and figures as follows:
Chapter 5-49
CANNABIS EQUITY PROGRAM
Sec. 5-49.02 Definitions
(f) “Permit” shall mean the written evidence of permission given by the permitting official for a licensee to engage in a commercial cannabis activity under Chapter 14-53. “Permit” does not mean “permit” within the meaning of the Permit Streamlining Act, and a permit does not constitute a permit that runs with the land on which a cannabis business sits.
(g) “Permittee” shall mean the person or entity holding a valid permit to engage in a commercial cannabis business under Chapter 14-53. (h) “Permitting Official” shall mean the official appointed by the City Manager who is responsible for implementing the provisions of this chapter.
All other words and figures in Section 5-49.02 shall remain unchanged.
Chapter 49 (Cannabis Equity Program) of Title 5 (Public Welfare, Morals, and Conduct) of the Watsonville Municipal Code is hereby amended by amending subsection (3) of Section 5-49.04 (Eligibility Criteria) to strike out to read in words and figures as follows:
Sec. 5-49.04 Eligibility criteria
(3) Are at least fifty (50%) percent women owned businesses.
All other words and figures in Section 5-49.04 shall remain unchanged.
Ord No. (CM) 3
Reference: Ord No.’s 1381-19, 1448-22 (Amend)
Meeting Date: 102224
SECTION 3. ENVIRONMENTAL COMPLIANCE.
The provisions of this ordinance are exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15061(b)(3). This section is the "common sense exemption" that states that CEQA applies only to projects which have the potential for causing a significant effect on the environment. If the Lead Agency can determine with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Pursuant to this section, the proposed amendments and adjustments fit within the general rule that CEQA only applies to projects that have the potential for causing a significant effect on the environment, because the proposed amendments and adjustments would primarily revise administrative processes relating to cannabis operator permits and renewal of those permits and minor regulatory amendments to the operation of cannabis businesses and would therefore not have a significant effect on the environment. The proposed amendments would also not have a significant effect on the environment because they are allowing commercial retail operations in existing commercial districts and therefore the proposed amendments would not have a significant effect on the environment and therefore the activity is not subject to CEQA.
SECTION 4. SEVERABILITY.
If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance and the application of such provision to other persons or circumstances shall not be affected thereby.
SECTION 5. PUBLICATION.
Ord No. (CM) 4
Reference: Ord No.’s 1381-19, 1448-22 (Amend)
Meeting Date: 102224
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 6. EFFECTIVE DATE.
This ordinance shall be in force and take effect thirty (30) days after its final adoption.
*****************************
Ord No. (CM) 1
Reference: Ord No. 1404-20 (Amend)
Meeting Date: 102224 SWZ ______ TV ______ CDD ______
ORDINANCE NO. Introduction (CM)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WATSONVILLE AMENDING CERTAIN SECTIONS OF CHAPTER 53
(CANNABIS FACILITIES) OF TITLE 14 (ZONING) OF THE
WATSONVILLE MUNICIPAL CODE REGARDING THE CANNABIS
EQUITY PROGRAM
WHEREAS, the revisions to Chapter 14-53 (Cannabis Facilities) will allow the city to competitively apply for Cannabis Equity state grant funding; and WHEREAS, the revisions to Chapter 14-53 (Cannabis Facilities) were developed with input from state officials who recommended amendments to certain sections of the Cannabis Equity Program; and
WHEREAS, on October 1, 2024, the Planning Commission of the City of Watsonville considered the proposed Ordinance and voted 4-0 to adopt Resolution No. 06-24 recommending the City Council adopt amendments to WMC Chapter 14-53 (Cannabis Facilities) 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.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. FINDINGS.
The above recitals are hereby declared to be true and correct findings of the City Council of the City of Watsonville.
SECTION 2. ENACTMENT.
Ord No. (CM) 2
Reference: Ord No. 1404-20 (Amend)
Meeting Date: 102224
Chapter 53 (Cannabis Facilities) of Title 14 (Zoning) of the Watsonville Municipal Code is hereby amended by amending subsection (c) of Section 14-53.106 (Permit Classes, Numbers and Locations) to strike out and to read in words and figures as follows:
Chapter 14-53
CANNABIS FACILITIES
Sec. 14-53.106 PERMIT CLASSES, NUMBERS AND LOCATION.
(c) The number of cannabis facilities in the City shall not exceed:
Permitted Numbers of Cannabis Use Permits
Cannabis Use Permit
Classifications
Number of Equity
Licenses Maximum Facilities Allowed
Type 1A, 2A, or 3A
(cultivation)
1 6
Type 6 or 7
(manufacturing)
1 15
Type 8 (testing) 1 No limit
Type 9 (nonstorefront
retail)
7; only those cultivation and/or
manufacturing permittees holding a
valid City use permit shall be eligible to
obtain a Type 9 cannabis use permit to
sell only products
cultivated/manufactured at their local
Watsonville facility
Type 10 (storefront
retail)
1 3
Type 11 (distribution)* 1 2 (standalone)
Processing 1 3
* Distribution shall be allowed in conjunction with a valid permit for cultivation, manufacturing, and/or processing license with approval of an administrative use permit.
A permittee may have only one (1) of each of the following classes of cannabis use permits:
License Type Description
1A, 2A, or 3A Cultivation
6 or 7 Manufacturing
9 Nonstorefront delivery
Ord No. (CM) 3
Reference: Ord No. 1404-20 (Amend)
Meeting Date: 102224
10 Retail
11 Distribution
Cannabis processing
All other words and figures in Section 14-53.106 shall remain unchanged.
Chapter 53 (Cannabis Facilities) of Title 14 (Zoning) of the Watsonville Municipal Code is hereby amended by amending the title and subsection (a) of Section 14-53.107 (Cannabis Equity Use Permits Set-Aside) to read in words and figures as follows:
Sec. 14-53.107 CANNABIS EQUITY USE PERMITS SET-ASIDE
(a) For those deemed eligible to participate in the Cannabis Equity Program under Chapter 5-49 by the Cannabis Equity Officer, Such equity applications shall be processed in conformance with the provisions of this chapter with the following exceptions:
(1) Entitlement permit fees for eligible equity applicants shall be waived.
(2) Eligibility as an equity applicant shall be determined at any time.
All other words and figures in Section 14-53.107 shall remain unchanged.
SECTION 3. ENVIRONMENTAL COMPLIANCE.
The provisions of this ordinance are exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15061(b)(3). This section is the "common sense exemption" that states that CEQA applies only to projects which have the potential for causing a significant effect on the environment. If the Lead Agency can determine with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject
Ord No. (CM) 4
Reference: Ord No. 1404-20 (Amend)
Meeting Date: 102224
to CEQA. Pursuant to this section, the proposed amendments and adjustments fit within the general rule that CEQA only applies to projects that have the potential for causing a significant effect on the environment, because the proposed amendments and adjustments would primarily revise administrative processes relating to cannabis operator permits and renewal of those permits and minor regulatory amendments to the operation of cannabis businesses and would therefore not have a significant effect on the environment. The proposed amendments would also not have a significant effect on the environment because they are allowing commercial retail operations in existing commercial districts and therefore the proposed amendments would not have a significant effect on the environment and therefore the activity is not subject to CEQA.
SECTION 4. SEVERABILITY.
If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance and the application of such provision to other persons or circumstances shall not be affected thereby.
SECTION 5. 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 6. EFFECTIVE DATE.
This ordinance shall be in force and take effect thirty (30) days after its final adoption.
*****************************
CANNABIS EQUITY ORDINANCE MODIFICATIONS
WMC CHAPTERS 5-49 (CANNABIS EQUITY PROGRAM)
AND 14-53 (CANNABIS FACILITIES)
BACKGROUND
In 2016 Ordinance 1345-16 created the Cannabis Ordinance In 2019, Ordinance 1381-19 created the Cannabis Equity Program In 2022, Ordinance 1448-22 amended Chapter 5-49 (Cannabis Equity Program) to align with the recommendations outlined in the Cannabis Equity Assessment prepared by the California Center for Rural Policy at Cal Poly Humboldt. In 2022-2023, the City received a $767,436 cannabis equity grant from the State. A total of $690,699 was issued to local cannabis businesses to support their development
BACKGROUND
In 2023, as the Cannabis Equity Grant Program became more competitive, and the state found two deficiencies in the City’s program:
WMC Section 5-49.04, subsection (b)(3) was found to be in violation because it gave preference to those businesses that are at least 50 percent woman owned, and Having one Cannabis Equity Permit set aside for each cannabis permit was in conflict with the state’s goals of the Cannabis Equity Program
PROPOSED AMENDMENTS
WMC Section 5-49.02 Definitions
Change License to Permit
Change Licensee to Permittee
Change Licensing Official to Permitting Official
PROPOSED AMENDMENTS
WMC Section 5-49.04 Eligibility criteria
Strikeout the following: Are at least fifty (50%) percent women owned businesses
PROPOSED
AMENDMENTS
Permitted Numbers of Cannabis Use Permit
Cannabis Use Permits
Classifications
Number of equity
licenses
Maximum Facilities
Allowed
Type 1A, 2A or 3A
(cultivation)
1 6
Type 6 or 7
(manufacturing)
1 15
Type 8 (testing) 1 No limit
Type 9 (nonstorefront
retail)
1 7, only those cultivation
and/or manufacturing
permittees shall be
eligible to obtain a Type
9 permit
Type 10 (storefront
retail)
1 3
Type 11 (distribution) 1 2 (standalone)
Processing 1 3
WMC Section 14-53.106
Permit classes, number and
location, subsection (c)
PROPOSED AMENDMENTS
WMC Section 14-53.107 Cannabis equity use permits set aside. For those deemed eligible to participate:
Entitlement permit fees shall be waived
Eligibility shall be determined at any time
Ownership structure of the cannabis equity business shall not be modified for 5 years after permittee has commenced business
PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommends the City Council adopt amendments to Chapters 5-49 (Cannabis Equity Program) and 14-53 (Cannabis Facilities) of the Watsonville Municipal Code and finding the amendments exempt from review under the California
Environmental Quality Act (CEQA) pursuant to CEQA guidelines 15378(a) or 15061(b)(3)
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Agenda Report
MEETING DATE: Tuesday, October 22, 2024
TO: City Council
FROM: COMMUNITY DEVELOPMENT DIRECTOR MERRIAM
PRINCIPAL PLANNER ORBACH
SUBJECT: DENSITY BONUS, MAJOR SUBDIVISION, AND TENTATIVE MAP FOR A 13-LOT SUBDIVISION LOCATED AT 36 AIRPORT
ROAD (APN: 015-391-19 & 20) AND FINDING THE PROJECT
CATEGORICALLY EXEMPT UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO
CEQA GUIDELINES S
RECOMMENDED ACTION:
Adopt a resolution approving a Density Bonus and a resolution approving a Major Subdivision and Tentative Map (#PP2023-6034) for a new 13-lot subdivision located at 36 Airport Road (APN: 015-391-19 & 20) and finding the project categorically exempt under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15332 (In-Fill Exemption).
BASIC PROJECT DATA
APPLICATION NO.: PP2023-6034 APN: 015-391-20
LOCATION: 36 Airport Road
LOT SIZE: 41,556 square feet (0.954 acres)
PROJECT DESCRIPTION: Density Bonus, Major Subdivision, and Tentative Map for a New 13-Lot Single-Family Subdivision
GENERAL PLAN: Residential Medium Density
ZONING: Multiple Residential – Medium Density (RM-2)
SURROUNDING GENERAL PLAN/ZONING: Single-family residential development in the Residential Medium Density General Plan land use classification and the RM-2 zoning district EXISTING USE: Vacant Land
PROPOSED USE: Major subdivision with 13 single-family residential units
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SURROUNDING USES: Single-family residential uses
CEQA REVIEW: Class 32 categorical exemption as an in-fill development project.
APPLICANT: Bill Kempf, Architect
PROPERTY OWNER: Habitat for Humanity
BACKGROUND:
On September 26, 2006, the City Council of the City of Watsonville adopted Resolution No. 225-06 (CM), adopting a negative declaration with mitigation measures (PP2006-141), to allow for the construction of 19 single family units with a mini park on three parcels totaling
2.62 acres at 36, 42, and 54 Airport Road (APNs 015-391-20, -21, & -23).
Also on September 26, 2006, the City Council of the City of Watsonville adopted Resolution No.226-06 (CM), approving a Special Conditional Use Permit with Design Review (PP2006- 141), to allow for the construction of 19 single family units with a mini park on three parcels totaling 2.62 acres at 36, 42, and 54 Airport Road (APNs 015-391-20, -21, & -23).
Also on September 26, 2006, the City Council of the City of Watsonville adopted Resolution No.227-06 (CM), approving a tentative subdivision map, Tract No. 1518 (PP2006-141), to allow for the construction of 19 single family units with a mini park on three parcels totaling
2.62 acres at 36, 42, and 54 Airport Road (APNs 015-391-20, -21, & -23).
On February 12, 2008, the City Council of the City of Watsonville adopted Resolution No. 24- 08 (CM), to allow for a modification and one year time extension (PP2007-371) to Tentative Tract Map No. 1518 and three phase construction of 19 single family units cluster lot subdivision with a mini park on three parcels totaling 2.62 acres at 36, 42, and 54 Airport Road (APNs 015-391-20, -21, & -23).
On November 13, 2018, the City Council of the City of Watsonville adopted Resolution No. 4- 18 (SHA), in its capacity as the successor to the housing assets and functions to the former redevelopment agency of the City of Watsonville: 1) approving disposition and development agreement (36 Airport Road) between the successor housing agency to the former redevelopment agency of the City of Watsonville and Habitat for Humanity Monterey Bay, a corporation, for the sale and development of 36 Airport Road (APN: 015-391-20) as an affordable, self-help, single-family, home ownership development; 2) making certain findings pursuant to Health and Safety Code section 33433 in connection therewith; and 3) authorizing and directing the City Manager to execute all documents with clarifying and/or non-substantive modifications, necessary to implement agreement.
On January 13, 2023, Bill Kempf, applicant, on behalf of Habitat for Humanity, property owner, submitted a Pre-Application for the construction of 13 new one- and two-story single-family residences on a vacant parcel located at 36 Airport Road (PP2023-5028). Staff issued the Pre-Application letter for Pre-Application PP2023-5028 on April 20, 2023.
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On August 30, 2023, Bill Kempf, applicant, on behalf of Habitat for Humanity, property owner, submitted an application for an Administrative Use Permit, Major Subdivision, and Tentative Map for a new affordable single-family residential development with 13 units located at 36 Airport Road (PP2023-6034). Additionally, the Applicant is requesting certain concessions and waivers based on State Density Bonus Law because the Applicant will be providing one affordable unit.
On October 1, 2024, the Planning Commission adopted Resolution 9-24 (PC) approving an Administrative Use Permit and recommending to the City Council approval of a Density Bonus, Major Subdivision, and Tentative Map (PP2023-6034) for the construction of a 13-unit subdivision located at 36 Airport Road (APN: 015-391-20 & 19).
PROCESS
Pursuant to WMC Section 13-4.09(c)(1), the City Council shall approve, conditionally approve, or deny the tentative map within the thirty (30) day period following the filing of the Planning Commission’s report on the tentative map and may modify or delete any of the conditions of approval recommended by the Planning Commission in its report (except conditions required by ordinance related to the public health and safety) or may add requirements as conditions of approval. The City Council may not approve a tentative map unless it makes all of the findings in WMC Section 13-4.09(d).
Pursuant to WMC Section 14-47.140(a), upon review and recommendation by the Planning Commission, the City Council shall adopt a resolution for a Density Bonus pursuant to Chapter 14-47. Before approving an application for a Density Bonus, the City Council shall make all of the findings located in WMC Section 14-47.140(b).
STANDARD OF REVIEW
The decision regarding whether to approve a Density Bonus, Major Subdivision, and Tentative Map is adjudicative and requires environmental review. For more information on standard of review and process, see the Standard of Review and Process Overview on the City website.
DISCUSSION:
Existing Site
Assessors’ Parcel 015-391-20 is 0.954 acres (41,556 sq. ft.). The project scope of work also includes Assessor’s Parcel 015-391-19, which is the Evan Court roadway parcel. The roadway parcel will only be subject to roadway and pedestrian improvements. The project site is designated Residential Medium Density on the General Plan Land Use Map and is within the RM-2 Multiple Residential – Medium Density Zoning District. The site is currently vacant and surrounded by single-family residential parcels.
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FIGURE 2 Aerial view of the project site and surrounding area Source: Santa Cruz County GIS, 2020
Proposed Project
The proposed project involves subdividing the existing parcel into thirteen lots, with a proposed 48-foot-wide public right of way (including sidewalks, curb, and gutter) to provide access and a six-foot-wide public utilities easement to provide the extension of public utilities.
A new sidewalk with curb and gutter would extend along the roadway along both sides of the extension of Evan Court/Evan Circle and along the project frontage on Airport Road. The plans indicate that the development would consist of five pairs of attached two-story townhouse-style single-family homes for ten units (Lots 2-9, 12, & 13), two two-story detached single-family homes (Lots 1 & 10), and one one-story single-family residence (Lot 11). Lot sizes are proposed to vary in size from 2,049 to 2,990 square feet. Lots 1-10 and Lot 13 would contain two off-street tandem parking spaces and Lots 11 and 12 would contain two side-by-side parking spaces in front of the buildings. All parking spaces would be accessed from Evan Court/Evan Circle.
Lots 2 - 9 would include the same two-story floor plan with 1,318-square-foot attached units with 3 bedrooms and 2 bathrooms.
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Lots 1 and 10 would include the same two-story floor plan (albeit inverted) with 1,153-squarefoot detached units with 2 bedrooms and 1 ½ bathrooms.
Lot 11 would include a 1,182-square-foot, one-story, detached single-family dwelling unit with 3 bedrooms and 2 bathrooms. This unit would be fully accessible.
Lots 12 and 13 would include two 1,318-square-foot, two-story, attached single-family dwelling units with 3 bedrooms and 2 bathrooms. The unit on Lot 12 would be adaptable.
Per Government Code Section 65915(d)(2)(D), a project providing 100% of all units in a development for lower income households shall receive five (5) incentives or concessions.
The applicant is proposing a 100% affordable development with 13 low income units, which will be built in distinct phases including volunteer construction work. The applicant has requested three concessions and five waivers, including:
Concessions:
1. Reduced Minimum Lot Sizes (WMC §14-16.304)
2. Reduced Minimum Frontage (WMC §14-16.304)
3. Reduced Minimum Side Yard Setbacks (WMC §14-16.304)
Waivers:
1. Remove covered parking requirement (WMC §14-17.201(a)(1)(i))
2. Tandem parking restriction excluding parking spaces in the front setback area from being used for required parking (WMC §14-17.201(a)(1)(ii))
3. 20-foot front yard setback (WMC §14-16.304)
4. 20-foot setback from sidewalk (WMC §14-16.304)
5. 20-foot rear yard setback (WMC §14-16.304)
Per Government Code Section 65915(e)(1), the City cannot apply any development standard that will have the effect of physically precluding the construction of a development providing affordable housing units at the levels described in Government Code Section 65915(b). An applicant may submit to the City a proposal for waivers or reductions of any development standards that will have the effect of physically precluding the construction of the development. The City can only deny waiver requests if they would not have a specific adverse impact upon health and safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. The proposed waivers would not have a specific adverse impact upon health and safety, and for which there is no feasible
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method to satisfactorily mitigate or avoid the specific adverse impact. Therefore, City staff recommends approval of the requested waivers.
General Plan Consistency
The proposed project is consistent with the following 2005 General Plan goals, policies, and implementation measures, as supported by Staff analysis below. Goal 4.2 Neighborhoods – Conserve and improve the living environment of existing Watsonville neighborhoods.
Staff Analysis: The proposed project will improve Evan Court by repaving it and adding new curb, gutter, and sidewalk to the south side of the street and connect it, via another pending development, to Evan Circle. The project will also connect existing sidewalks to the north and south along Airport Road by adding curb, gutter, and sidewalk along the property’s Airport Road frontage.
Goal 4.7 Land Use Suitability – Ensure that the orderly development of land for the needs of the existing and projected population within the City limit and Sphere of Influence is based on the land’s overall suitability, including: the accessibility of existing and proposed public facilities, services, and utilities, physical and financial constraints; and/or growth inducing impacts.
Staff Analysis: The property has a General Plan land use designation of MultipleResidential-Medium Density (RM-2), which is meant to accommodate residential development at a density of up to 13.99 dwelling units per acre (du/acre). The proposed project has a density of 13.63 du/acre, compliant with the intended density for the RM-2 land use. In addition, the development review process verified that suitable public facilities, services, and utilities are either accessible at the site or will be connected to the site as part of the development.
Policy 4.G Land Use Suitability – The City shall encourage the development of urban uses on those lands best suited for urban uses and discourage it on lands unsuited for urban uses.
Staff Analysis: The property has a General Plan land use designation of MultipleResidential-Medium Density (RM-2), which is meant to accommodate residential development at a density of up to 13.99 dwelling units per acre (du/acre). The proposed project has a density of 13.63 du/acre, compliant with the intended density for the RM-2 land use. The proposed project site is surrounded by existing and proposed urban residential uses and is therefore well-suited for the proposed residential use.
Policy 4.A.2 Land Use Compatibility – The city shall monitor housing production to ensure compatibility with surrounding land uses.
Staff Analysis: The proposed project site is surrounded by existing and proposed
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residential development and is therefore compatible with the surrounding land uses. Implementation Measure 4.G.2 – The City, through the development review process, shall consider higher densities on those lands found to be least affected by physical, policy, or economic constraints.
Staff Analysis: The property has a General Plan land use designation of MultipleResidential-Medium Density (RM-2), which is meant to accommodate residential development at a density of up to 13.99 dwelling units per acre (du/acre). The proposed project has a density of 13.63 du/acre, compliant with the intended density for the RM-2 land use.
Zoning Code Consistency
With the concessions and waivers allowed under State Density Bonus Law, the project complies with the RM-2 development standards in WMC Section 14-16.304 as shown below.
Development Standard Permitted Proposed
Minimum Lot Size Interior - 5,000 sq. ft.
Exterior – 6,500 sq. ft.
2,049-2,990 sq. ft.
(Concession)
Frontage (Lot Width) Interior - 50 ft.
Exterior – 65 ft.
27’ – 41’
(Concession)
Front Setback 20’ 10’ – 20’
(Waiver)
Rear Setback 20’ 11 ft. – 14’ 6”
(Waiver)
Distance to Rear of Sidewalk 20’ 10’ – 20’
(Waiver)
Side Setback - Interior 5’ 0’ – 5’
(Concession)
Side Setback - Exterior 10’ 6’
(Waiver)
Height 28’ 25’-6”
Max. Lot Coverage 50% 34.0% - 44.9%
Density Bonus – Required Findings
Pursuant to WMC Section 14-47.140(b), before approving an application for a Density Bonus, the Council shall make certain findings. Those findings are listed below with staff analysis.
1. The application is eligible for a Density Bonus and any concessions, or incentives requested if conforms to all standards included in this Chapter and includes a financing mechanism for all implementation and monitoring costs;
Staff Analysis: The Density Bonus application has been reviewed and is eligible for a Density Bonus and the three requested concessions and five requested waivers, conforms to all standards in Chapter 14-47, and includes a financing mechanism for all implementation and monitoring costs.
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2. Any requested incentive or concession will result in identifiable, financially sufficient, and actual cost reductions based upon appropriate financial analysis and documentation as described in Section 14-47.130 of this Chapter; Staff Analysis: The requested concessions and waivers will result in identifiable, financially sufficient, and actual cost reductions based on appropriate financial analysis and documentation.
3. If the Density Bonus is based all or in part on donation of land, the approval body has made the findings included in Section 14-47.070(c) of this Chapter; Staff Analysis: The Density Bonus is not based all or in part on donation of land, so this finding is not applicable.
4. If the Density Bonus, incentive, or concession is based all or in part on the inclusion of a Day Care Center, the approval body has made the findings required by Section 14-
47.080(b) of this Chapter;
Staff Analysis: The Density Bonus is not based all or in part on the inclusion of a Day Care Center, so this finding is not applicable.
5. A Density Bonus Housing Agreement in recordable form has been signed by the owner of the Residential Development with terms and conditions reasonably to satisfy the requirements of this Chapter and the Density Bonus Program Guidelines.
Staff Analysis: Per the City’s standard procedures related to deed-restricted affordable units, a condition of approval (Condition #16) has been included Exhibit D stating that a Density Bonus/Affordable Housing Agreement in recordable form shall be approved by City Council and signed by the owner of the Residential Development with terms and conditions reasonably to satisfy the requirements of Chapter 14-47 and the Density Bonus Program Guidelines prior to issuance of a building permit.
These Findings are included in Exhibit A of the density bonus resolution.
Tentative Map - Required Findings
Pursuant to WMC Section 13-4.09(d), the City Council may not approve a tentative map unless it makes certain findings. Those findings are listed below with staff analysis.
1. The proposed map is consistent with the general plan or any applicable specific plan, the zoning code, this chapter, the Subdivision Map Act, and other applicable provisions of this code.
Staff Analysis: The proposed 13-unit subdivision complies with the general plan land use classification map because it falls within the density range identified for the Residential Medium Density land use classification, and with the concessions and
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waivers granted under State Density Bonus Law, the subdivision is consistent with the zoning map and zoning code for the Multiple Residential-Medium Density (RM-2) zoning district, the Subdivision Map Act, and all other provisions of this code.
2. The design or improvement of the proposed subdivision is consistent with the general plan and any applicable specific plan.
Staff Analysis: The proposed use is consistent with the following General Plan goals, policies, and implementation measures: Goal 4.2, Goal 4.7, Policy 4.G, Policy 4.A.2, and Implementation Measure 4.G.2.
3. The site is physically suitable for the proposed type of development.
Staff Analysis: The site is vacant and relatively flat, and is therefore physically suitable for the proposed type of development.
4. The site is physically suitable for the proposed density of development.
Staff Analysis: With the concessions and waivers granted under State Density Bonus Law, the site is physically suitable for the proposed density of development.
5. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
Staff Analysis: There are no sensitive environmental areas on or near the proposed project site, so the design of the proposed subdivision is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
6. The design of the subdivision or the type of improvements is not likely to cause serious public health problems.
Staff Analysis: The proposed subdivision, with the concessions and waivers granted under State Density Bonus Law, complies with the development standards of the RM2 zoning district, is surrounded by existing single-family residential neighborhoods, and qualifies for a categorical exemption from CEQA review as in-fill development. It is therefore not likely to cause serious public health problems.
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.
Staff Analysis: The proposed subdivision does not conflict with any existing easements for access through or use of property within the proposed subdivision.
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8. The waste discharge from the proposed subdivision into a community sewer system will not result in or add to violations of existing requirements prescribed by the Regional Water Quality Control Board (RWQB).
Staff Analysis: The sewer system in the adjacent public right of way has adequate capacity to accommodate the additional load from the proposed subdivision and there are no existing RWQCB violations in the area. Therefore, the waste discharge from the proposed subdivision into the community sewer system will not result in or add to violations of existing requirements prescribed by the Regional Water Quality Control Board.
9. If the land is subject to any of the development restrictions included in Section 66474.4(a) of the Subdivision Map Act (including, but not limited to, Williamson Act contracts, open-space easements, and conservation easements), then the findings required by Section 66474.4 must be made to approve or conditionally approve the tentative map.
Staff Analysis: The land is not subject to any of the development restrictions included in Section 66474.4(a) of the Subdivision Map Act.
10.If the tentative map is subject to the water supply requirements included in Section 66473.7 of the Subdivision Map Act, then the findings required by Section 66473.7 must be made to approve or conditionally approve the tentative map.
Staff Analysis: The tentative map is not subject to the water supply requirements included in Section 66473.7 of the Subdivision Map Act.
These findings are included in Exhibit A, the tentative map conditions of approval are included in Exhibit B, and the tentative map is included in Exhibit C of the tentative map resolution.
Environmental Review
As an in-fill development project, the proposed project qualifies for a Class 32 categorical exemption from the California Environmental Quality Act (CEQA) under California Code of Regulations Title 14 Section 15332. The project meets the conditions of Section 15332, including: the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; the project occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare, or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. Additionally, none of the exceptions in section 15300.2 apply: the project is not located on an environmental resource of hazardous or critical concern; there would not be a cumulative impact from successive projects of the same type in the same place; there is no evidence that there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances; the project is not located near a scenic highway or on a hazardous waste site or on a historical resource.
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STRATEGIC PLAN:
The proposed 13-lot subdivision located at 36 Airport Road and the associated improvements will provide thirteen new affordable for-sale housing units and provide new infrastructure connecting Evan Court and Evan Circle, including new street, curb, gutter, sidewalks, and an extension of the stormwater infrastructure in Airport Road. Therefore, the project supports the following Strategic Plan priorities.
2-Infrastructure & Environment
3-Housing
FINANCIAL IMPACT:
The proposed project has no fiscal impact other than an increase in property tax revenue due to site improvements.
ALTERNATIVE ACTION:
The City Council could deny the application for a Density Bonus, Major Subdivision, and Tentative Map.
ATTACHMENTS:
1. Project Plan Set – 36 Airport Road (PP2023-6034)
A1.1VICINITY MAP, PROJECT SUMMARY & DATA
N O R T H
VICINITY MAP
SHEET INDEX
PROJECT DATA
NEW RESIDENTIAL DEVELOPMENT FOR:
HABITAT FOR HUMANITY MONTEREY BAY
AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA
AREA CALCULATIONS
PROJECT
LOCATION
ARCHITECT: WILLIAM C. KEMPF, ARCHITECTS
105 LOCUST STREET, SUITE B
SANTA CRUZ, CA 95060
BILL KEMPF: 831 459-0951
CIVIL ENGINEER: BOWMAN & WILLIAMS
3949 RESEARCH PARK COURT, SUITE 100
SOQUEL, CA 95073
JOEL RICCA: 831 426-3560
LANDSCAPE ARCHITECT: mbLA
P.O. BOX 328
APTOS, CA 95001
MEGAN BISHOP: 831 818-9227
GEOTECHNICAL ENGINEER: HARO KASUNICH & ASSOCIATES, INC. 116 EAST LAKE AVENUE
WATSONVILLE, CA 95076
MOSES CUPRILL: 831 722-4175
STRUCTURAL ENGINEER: JOHN BUCHANAN
1515 CAPITOLA ROAD, SUITE H
SANTA CRUZ, CA 95062
831 476-3145
ENERGY ANALYSIS: INTELLIGENT HOUSE DESIGN
124 OTIS STREET
SANTA CRUZ, CA 95060
LINDA BUTLER: 831 345-1028
LAND USE CONSULTANT: EADIE CONSULTANTS
P.O. BOX 1647
SANTA CRUZ, CA 95061
CHARLIE EADIE: 831 431-3396
A1.1 VICINITY MAP, PROJECT SUMMARY & DATA
A2.1 PROPOSED DEVELOPMENT PLAN
A3.1 SITE & FIRST FLOOR PLANS - LOTS 1-3
A3.2 SITE & FIRST FLOOR PLANS - LOTS 4-7
A3.3 SITE & FIRST FLOOR PLANS - LOTS 8-10
A3.4 SITE & FIRST FLOOR PLANS - LOT 11
A3.5 SITE & FIRST FLOOR PLANS - LOTS 12-13
A4.1 FLOOR & ROOF PLANS - LOT 1
A4.2 FLOOR PLANS - LOTS 2-9 & 12-13
A4.3 ROOF PLANS - LOTS 2-9 & 12-13
A4.4 FLOOR & ROOF PLANS - LOT 10
A4.5 FRONT ELEVATIONS - LOTS 1-10 & 12-13
A4.6 FLOOR & ROOF PLAN, ELEV. & SECTION - LOT 11
A5.1 PERSPECTIVE VIEWS
A5.2 PERSPECTIVE VIEWS
C1 TENTATIVE MAP
C2 SITE PLAN
C3 GRADING PLAN
C3.1 PROFILES
C4 DRAINAGE PLAN
C4.1 DRAINAGE PLAN
C4.2 DRAINAGE AREA MAP
C4.3 DRAINAGE UPSTREAM AREA MAP
C5 UTILITY PLAN
L1.1 LANDSCAPE PLAN
L1.2 LANDSCAPE PLAN
GROSS LOT AREA: 41,560 S.F.
R.O.W. AREA: 12,912 S.F.
LOT No. LOT AREA: HEATED AREA: LOT COVERAGE:
LOT 1: 2,325 S.F. 1,153 S.F. 790 SF (34.0%)
LOT 2: 2,049 S.F. 1,318 S.F. 920 SF (44.9%)
LOT 3: 2,049 S.F. 1,318 S.F. 920 SF (44.9%)
LOT 4: 2,049 S.F. 1,318 S.F. 920 SF (44.9%)
LOT 5: 2,049 S.F. 1,318 S.F. 920 SF (44.9%)
LOT 6: 2,049 S.F. 1,318 S.F. 920 SF (44.9%)
LOT 7: 2,049 S.F. 1,318 S.F. 920 SF (44.9%)
LOT 8: 2,049 S.F. 1,318 S.F. 920 SF (44.9%)
LOT 9: 2,049 S.F 1,318 S.F. 920 SF (44.9%)
LOT 10: 2,085 S.F. 1,153 S.F. 790 SF (37.9%)
LOT 11: 2,990 S.F. 1,182 S.F. 1,260 SF (42.1%)
LOT 12: 2,317 S.F. 1,318 S.F. 920 SF (39.7%)
LOT 13: 2,683 S.F. 1,318 S.F. 920 SF (34.3%)
TOTAL: 28,792 S.F. 16,668 S.F.
NOTE: AREAS REFLECT TENTATIVE MAP DATED 6/7/2024
PROJECT SUMMARY
AFFORDABLE HOUSING UNIT REQUIREMENTS
PER CITY OF WATSONVILLE ORDINANCE 14-46.040
RESIDENTIAL 'FOR SALE' DEVELOPMENTS IN THE CITY OF WATSONVILLE THAT CREATE 7-50 NEW DWELLING UNITS SHALL PROVIDE FIFTEEN PERCENT OF THE
DWELLING UNITS AS AFFORDABLE HOUSING UNITS, WHICH SHALL BE MADE AVAILABLE TO THE FOLLOWING REQUIRED COMPONENTS:
· 5% ABOVE MODERATE INCOME
· 5% MODERATE INCOME
· 5% MEDIAN INCOME
ORDINANCE SUB-SECTION (d) STATES:
FEDERAL, STATE AND AGENCY ASSISTED HOUSING PROJECTS. AFFORDABLE
HOUSING PROJECTS, FUNDED THROUGH FEDERAL AND STATE HOUSING
PROGRAMS, OR ASSISTED BY THE REDEVELOPMENT AGENCY PURSUANT TO AN
OWNER PARTICIPATION AGREEMENT OR DISPOSITION AND DEVELOPMENT
AGREEMENT, WHOSE PERCENTAGE OF RENT OR PRICE RESTRICTED UNITS MEET OR
EXCEED THAT REQUIRED BY THIS CHAPTER, THEREBY SATISFY THE REQUIREMENTS OF THIS CHAPTER IN ITS ENTIRETY.
NOTE: A 100% AFFORDABLE HOUSING DEVELOPMENT IS PROPOSED.
DENSITY BONUS CALCULATION
PER CALIFORNIA DENSITY BONUS LAW
AFFORDABLE DENSITY BONUS:
AN 80% BONUS IS AVAILABLE TO 100% AFFORDABLE DEVELOPMENTS THE CURRENT ZONING IS RM-2 AND A 'STANDARD LOT SUBDIVISION' IS
PROPOSED
USING EXISTING ZONING (RM-2, STANDARD LOT SUBDIVISION)
· MINIMUM LOT SIZE: 5,000 SF
· GROSS LOT AREA: 41,560 SF
· ROW AREA: 12,912 SF
· NET AREA: 28,648 SF
· UNITS ALLOWED: 28,648 / 5,000 = 5.729 UNITS
5 SFD DWELLING UNITS ALLOWED W/OUT DENSITY BONUSES (NO ROUNDING UP) USING GENERAL PLAN DENSITY OF 13.99 DWELLING UNITS PER ACRE & APPLYING
DENSITY BONUS
· NET LOT AREA: 28,648 SF
· NET LOT AREA IN ACRES: 28,648 / 43,560 = 0.657 ACRES
· DWELLING UNITS: 13.99 X 0.657 = 9.19 (ROUNDS UP TO 10 DU) · DENSITY BONUS: 80% FOR A FULLY AFFORDABLE PROJECT
· 10 DU X 1.8: 18 DWELLING UNITS ALLOWED
13 AFFORDABLE 'FOR SALE' RESIDENTIAL UNITS ARE PROPOSED IN THE
DEVELOPMENT AT THE LOW INCOME LEVEL
CONCESSIONS GRANTED DUE TO AFFORDABLE UNITS
100% AFFORDABLE DEVELOPMENTS ARE ENTITLED TO FOUR INCENTIVES OR CONCESSIONS.
INCENTIVES REQUESTED:
NONE
CONCESSIONS REQUESTED:
#1 - REDUCE MINIMUM LOT SIZES
#2 - REDUCE MINIMUM LOT WIDTHS
#3 - REDUCE MINIMUM SIDE YARD SETBACK
WAIVERS REQUESTED:
#1 - REMOVE THE COVERED PARKING REQUIREMENT IN 14-17.201(A) #2 - REMOVE THE TANDEM PARKING RESTRICTION EXCLUDING PARKING SPACES
IN THE FRONT YARD SETBACK FROM BEING USED FOR REQUIRED PARKING IN 14-17.201(A)
#3 - REDUCE FRONT YARD SETBACK FROM 20' TO 10'
#4 - REDUCE 20' SETBACK TO SIDEWALK DOWN TO 10'
#5 - REDUCE REAR YARD SETBACK FROM 20' TO 12'-14'
CONSULTANTS
OWNER: HABITAT FOR HUMANITY MONTEREY BAY
108 MAGNOLIA STREET
SANTA CRUZ, CA 95062
SATISH RISHI: 831 469-4663 x11
ASSESSORS PARCEL NUMBER: 015-391-20 DEVELOPMENT PARCEL
015-391-19 PARCEL 'F' EVAN COURT
PROJECT SITE: 36 AIRPORT ROAD AT EVAN COURT
WATSONVILLE, CALIFORNIA
ZONING: RM-2 (MULTI-RES. MEDIUM DENSITY)
OCCUPANCY GROUP: R-3
CONSTRUCTION TYPE: TYPE V-B (SPRINKLERRED)
PROJECT DESCRIPTION:
NEW 13 UNIT AFFORDABLE HOUSING DEVELOPMENT ON AN EXISTING VACANT PARCEL CONSISTING OF DUPLEX AND SINGLE-FAMILY RESIDENCES.
THIS PROJECT MEETS THE CONDITIONS OF SB330.
THE PROJECT IS DESIGNED TO COMPLY WITH 2022 CBC SECTION 11B-233.3.
A. UNIT 11 WILL BE FULLY ACCESSIBLE.
B. UNIT 12 WILL BE ADAPTABLE.
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24
2 ZONING REV 2 6/7/24
A2.1PROPOSED DEVELOPMENT PLAN
1 PROPOSED DEVELOPMENT PLAN
SCALE: 1" = 20'-0"
EVAN CIRCLE
N O R T H AIRPORT ROADEVAN CIRCLE
LOT 4
2 STORIES
3 BEDROOMS
1,318 S.F.
LOT 5
2 STORIES
3 BEDROOMS
1,318 S.F.
LOT 6
2 STORIES
3 BEDROOMS
1,318 S.F.
LOT 7
2 STORIES
3 BEDROOMS
1,318 S.F.
LOT 8
2 STORIES
3 BEDROOMS
1,318 S.F.
LOT 9
2 STORIES
3 BEDROOMS
1,318 S.F.
GINOS
COURT
(E) DRAINAGE EASEMENT
(E) DETENTION BASIN
170 EVAN COURT 160 EVAN COURT 128 EVAN COURT 120 EVAN COURT 116 EVAN COURT
205 EVAN CIRCLE 219 EVAN CIRCLE 225 EVAN CIRCLE 231 EVAN CIRCLE 212 EVAN CIRCLE 218 EVAN CIRCLE 224 EVAN CIRCLE
230 EVAN CIRCLE
MINI-PARK
110 ROSITA LANE
111 GINOS COURT
122 GINOS COURT
EVAN COURT (EXISTING TO REMAIN)
FUTURE DEVELOPMENT BY EVAN
CIRCLE LLC UNDER SEPARATE PERMIT
(SHOWN FOR REFERENCE ONLY) 6' PUE 6' PUE 6' PUE
6' PUE
RM-2 ZONING
RM-2 ZONING RM-2 ZONING RM-2 ZONING RM-2 ZONING
RM-2 ZONING
RM-2 ZONING RM-2 ZONING RM-2 ZONING
RM-2 ZONING
RM-2 ZONING
RM-2 ZONING RM-2 ZONING RM-2 ZONING
RM-2 ZONING
APN 015-391-43 &
015-391-49
RM-2 ZONING
31.74' 27' 27' 27' 27' 27' 27' 27' 27' 32.86' 54.5'
11.74' 27' 27' 27' 27' 27' 27' 27' 27' 54.514.07'
31.4' 74.5 74.5 74.5 74.5
77.0'
86.49' 32.0' 27.0' 41.0' 35.0' 33.0' 74.5
LOT 2
2 STORIES
3 BEDROOMS
1,318 S.F.
LOT 3
2 STORIES
3 BEDROOMS
1,318 S.F.
LOT 1
2 STORIES
2 BEDROOMS
1,153 S.F.
LOT 10
2 STORIES
2 BEDROOMS
1,153 S.F.
HYD
LAMP LAMP
LAMP 74.5 74.5 74.5 74.5
LOT 7
2 STORIES
3 BEDROOMS
1,312 S.F.
51.0'
LOT 11
1 STORY
3 BEDROOMS
ACCESSIBLE
1,182 S.F.
78.07'
LOT 12
2 STORIES, 3 BED.
ADAPTABLE
1,318 S.F.
LOT 13
2 STORIES, 3 BED.
1,318 S.F.
PATH FOR TRASH CANS TO
STREET FROM NORMAL
STORAGE, TYP.
STREET PLACEMENT OF TRASH
CANS FOR PICKUP ONE DAY A
WEEK, TYP.
PROPERTY LINE OF PARCEL 'F',
NOW OWNED BY HABIT FOR
HUMANITY MONTEREY BAY
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24
2 ZONING REV 2 6/7/24
N O R T H AIRPORT ROAD
27'-0" 27'-0" 32.86' 74'-6"
LOT 3 - AREA: ±2,012 S.F. LOT 2 - AREA: ±2,012 S.F.
LOT 1
PRIVATE OPEN SPACE
±228 S.F.
LOT 2
PARKING SPACES
LOT 3
PARKING SPACES
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1
UP 17R
WH
HALL
CAB
STORAGE
59 S.F.
LOT 2
PRIVATE OPEN SPACE
±378 S.F.
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1
UP 17R
WH
HALL
CAB
STORAGE
59 S.F.
LOT 3
PRIVATE OPEN SPACE
±378 S.F.
METER METER SITE & FIRST FLOOR PLANS - LOTS 1-3
A3.1
EVAN COURT
SCALE: 1/4"=1'-0"
SITE & FIRST FLOOR PLANS 1
GREAT ROOM GREAT ROOM 10'-0" 14'-6"
5'-0" 22'-0" 22'-0" 5'-0" 10'-6"
LOT 1
PARKING SPACES
METER
22'-8" 10'-012"
LOT 1 - AREA: ±2,362 S.F. 12'-0" 42'-0"
1" 50'-0" 10'-0" TRASH TRASH
LOT 3 LOT 2
LOT 1 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK
10' REAR SETBACK 10' REAR SETBACK
6' PUBLIC UTILITY EASEMENT
FRONT
PORCH
10' FRONT SETBACK
FRONT
PORCH
10' FRONT SETBACK 6' PUBLIC UTILITY EASEMENT 10' FRONT SETBACK 10' FRONT SETBACK
6' P.U.E.
10' REAR SETBACK
W/D
UP 17R
STORAGE
90 S.F.
WH
BATH 1
FRONT
PORCH
KITCHEN
REF CAB
BAR BENCH
DW WALL HTR
GREAT ROOM TRASH
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
SITE & FIRST FLOOR PLANS - LOTS 4-7
A3.2
EVAN COURT
27'-0" 27'-0" 74'-6"
LOT 7 - AREA: ±2,012 S.F. LOT 6 - AREA: ±2,012 S.F.
LOT 6
PARKING SPACES
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1
UP 17R
WH
HALL
CAB
STORAGE
59 S.F.
LOT 6
PRIVATE OPEN SPACE
±378 S.F.
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1
UP 17R
WH
HALL
CAB
STORAGE
59 S.F.
LOT 7
PRIVATE OPEN SPACE
±378 S.F.
METER METER
GREAT ROOM GREAT ROOM
6' PUBLIC UTILITY EASEMENT 14'-6"
5'-0" 22'-0" 22'-0" 5'-0" 50'-0" 10'-0" TRASH TRASH
27'-0" 27'-0" 74'-6"
LOT 5 - AREA: ±2,012 S.F. LOT 4 - AREA: ±2,012 S.F.
LOT 5
PARKING SPACES
LOT 4
PARKING SPACES
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1
UP 17R
WH
HALL
CAB
STORAGE
59 S.F.
LOT 5
PRIVATE OPEN SPACE
±378 S.F.
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1
UP 17R
WH
HALL
CAB
STORAGE
59 S.F.
LOT 4
PRIVATE OPEN SPACE
±378 S.F.
METER METER
GREAT ROOM GREAT ROOM 14'-6"
5'-0" 22'-0" 22'-0" 5'-0" 50'-0" TRASH TRASH
N O R T H
SCALE: 1/4"=1'-0"
SITE & FIRST FLOOR PLANS 1
LOT 7 LOT 6 LOT 5 LOT 4
LOT 7
PARKING SPACES
6' PUBLIC UTILITY EASEMENT 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK FRONT
PORCH
10' FRONT SETBACK
FRONT
PORCH
10' FRONT SETBACK
FRONT
PORCH
10' FRONT SETBACK
FRONT
PORCH
10' FRONT SETBACK
10' REAR SETBACK 10' REAR SETBACK 10' REAR SETBACK 10' REAR SETBACK
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24
2 ZONING REV 2 6/7/24
N O R T H A3.3 EVAN CIRCLE
31.74' 27'-0" 27'-0" 74'-6"
LOT 9 - AREA: ±2,012 S.F. LOT 8 - AREA: ±2,012 S.F.
LOT 10
PRIVATE OPEN SPACE
±228 S.F.
LOT 9
PARKING SPACES
LOT 8
PARKING SPACES
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1
UP 17R
WH
HALL
CAB
FRONT
PORCH
STORAGE
59 S.F.
LOT 9
PRIVATE OPEN SPACE
±378 S.F.
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1
UP 17R
WH
HALL
CAB
STORAGE
59 S.F.
LOT 8
PRIVATE OPEN SPACE
±378 S.F.
METER METER
EVAN COURT
SCALE: 1/4"=1'-0"
SITE & FIRST FLOOR PLANS 1
GREAT ROOM GREAT ROOM 6' PUBLIC UTILITY EASEMENT
10' FRONT SETBACK 9' FRONT SETBACK 10'-0" 14'-6"
5'-0" 22'-0" 22'-0" 5'-0" 10'-6"
LOT 10
PARKING SPACES
METER
± 9'-0" 22'-8"
LOT 10 - AREA: ±2,279 S.F. 12'-0" 42'-0"
1" 50'-0" 10'-0" TRASH TRASH
LOT 9 LOT 8
LOT 10
FRONT
PORCH SITE & FIRST FLOOR PLANS - LOTS 8-10
6' PUBLIC UTILITY EASEMENT
10' FRONT SETBACK
6' P.U.E.
10' REAR SETBACK 10' REAR SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 10' FRONT SETBACK
10' REAR SETBACK
W/D
UP 17R
STORAGE
90 S.F.
WH
BATH 1
FRONT
PORCH
KITCHEN
REF CAB
BAR BENCH
DW WALL HTR
GREAT ROOM TRASH
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
A3.4 41'-0" LOT 11 - AREA: ±2,949 S.F.
LOT 12 PARKING
ONE ACCESSIBLE SPACE
& ONE STANDARD
LOT 11 & 12 SHARED
ACCESSIBLE AISLE
LOT 11 PARKING
ONE VAN ACCESSIBLE SPACE
& ONE STANDARD
ENTRY
FRONT
PORCH
WH
KITCHEN
DW
REF
WASH DRY PANTRY
GREAT ROOM
16'1x16'11
HEATED AREA: 1,182 S.F.
BEDROOM 3
11'2x11'8
BEDROOM 2
11'2x11'8
BEDROOM 1
11'5x11'8
HALL
BATH 2
BATH 1
FRONT
PORCH
STORAGE
48 S.F.
LOT 11
PRIVATE OPEN SPACE
±434 S.F.
N O R T H
SCALE: 1/4"=1'-0"
SITE & FIRST FLOOR PLAN 1
LOT 11
LOT 12 NO PARKING5' SIDE YARD SETBACK 5'-6" 30'-0" 5'-6" 77'-0"
11'-0" 46'-0" 20'-0"
5' SIDE YARD SETBACK
51'-0" 26'-0" 8'-0" 10' REAR YARD SETBACK 10'-0" 5'-0" 15'-0" 34'-0" 6'-0" 6'-0" 33'-0" SITE & FIRST FLOOR PLAN - LOT 11 EVAN CIRCLE 10' FRONT YARD SETBACK 6' PUBLIC UTILITIES EASEMENT METER TRASH
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
A3.5 32'-0" 27'-0"
EXISTING 10' WIDE DRAINAGE EASEMENT
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1 UP 17R
WH
HALL
CAB
FRONT
PORCH
STORAGE
59 S.F.
KITCHEN
REF
CAB DW
BEDROOM 1
ENTRY
BATH 1 UP 17R
WH
HALL
CAB
FRONT
PORCH
STORAGE
59 S.F. METER METER
GREAT ROOM
FIRST FLOOR 827 S.F. HEATED
TOTAL 1,312 S.F. HEATED
GREAT ROOM
FIRST FLOOR 827 S.F. HEATED
TOTAL 1,312 S.F. HEATED
LOT 12
PRIVATE OPEN SPACE
±338 S.F.
LOT 13
PRIVATE OPEN SPACE
±401 S.F.
N O R T H
SCALE: 1/4"=1'-0"
SITE & FIRST FLOOR PLANS 1
LOT 11
LOT 12 PARKING
ONE ACCESSIBLE SPACE
& ONE STANDARD
LOT 11 & 12 SHARED
ACCESSIBLE AISLE
LOT 11 PARKING
ONE VAN ACCESSIBLE SPACE
& ONE STANDARD NO PARKING
26'-0" 8'-0" 27'-0" 32'-0" SITE & FIRST FLOOR PLAN - LOTS 12 & 1351'-0" 5'-0" 22'-0" 22'-0" 10'-0" LOT 13 PARKING SPACES TRASH
TRASH LOT 12 - AREA: ±2,291 S.F. 10' REAR YARD SETBACK LOT 12 - AREA: ±2,671 S.F. 13'-0" 50'-0" 14'-0" 5'-0" 5'-0" 12'-0" 12'-0" 5'-0" 5'-0" 20'-0" 18'-0" 6'-0" 6'-0"
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
A4.1
SCALE: 1/4"=1'-0"
SECOND FLOOR PLAN 2
DN 17R
BATH
HALL
W/D
UP 17R
STORAGE
90 S.F.
WH
BATH 1
FRONT
PORCH
KITCHEN
REF CAB
FIRST FLOOR: 675 S.F. HEATED
SECOND FLOOR: 478 S.F. HEATED
TOTAL: 1,153 S.F. HEATED
BAR BENCH
METER
22'-8" 24'-0"
N O R T H
SCALE: 1/4"=1'-0"
ROOF PLAN 3
4:12 RIDGE 18'-0"
10'-0" 7'-8" 5'-0"
BEDROOM 2
13'7 x 10'8
BEDROOM 1
12'1 x 11'11
CABLINEN
DW WALL HTR
22'-8"
SCALE: 1/4"=1'-0"
FIRST FLOOR PLAN 1 42'-0" 42'-0" 5'-0" 6'-812" 11'-534" 3'-734" 4'-6" 10'-8" 1'-8"
22'-8" 1'-8" 24'-0" 24'-0" 8'-10" 4'-6" 10'-8"22'-8"
GREAT ROOM
21'8 x 14'4
4:12 RIDGE
4:12 4:12
ROOF BELOW FLOOR & ROOF PLANS - LOT 1 2'-0" EAVE, TYP. 2'-0" GABLE, TYP.
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
HALL
BATH
W/D
DN 17R
HALL
BATH
W/D
DN 17R
A4.2
SCALE: 1/4"=1'-0"
FIRST FLOOR PLANS 1
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1
UP 17R
WH
HALL
CAB
STORAGE
59 S.F.
KITCHEN
REF
CAB
DW
BEDROOM 1
ENTRY
BATH 1
UP 17R
WH
HALL
CAB
STORAGE
59 S.F.
METER METER
FRONT
PORCH
FRONT
PORCH
44'-0"
44'-0"
22'-0" 22'-0"
12'-0" 12'-0" 5'-0" 5'-0" 50'-0"5'-0" 5'-0" 50'-0"
44'-0"
44'-0"
22'-0" 22'-0" 27'-0"
SCALE: 1/4"=1'-0"
SECOND FLOOR PLANS 2 20'-0" 18'-0" 6'-0" 6'-0" 20'-0" 18'-0" 6'-0" 6'-0" 20'-0" 7'-0" 5'-0" 17'-0" 27'-0" 20'-0" 7'-0"17'-0" 5'-0"
BEDROOM 3
10'0 x 14'2
BEDROOM 2
10'8 x 10'7
BEDROOM 3
10'0 x 14'2
BEDROOM 2
10'8 x 10'7
FIRST FLOOR: 831 S.F. HEATED
SECOND FLOOR: 487 S.F. HEATED
TOTAL: 1,318 S.F. HEATED FLOOR PLANS - LOTS 2-9 & 12-13
GREAT ROOM
21'1 x 19'0
GREAT ROOM
21'1 x 19'0
LOT 3, 5, 7, 9, 13 LOT 2, 4, 6, 8, 12 LOT 3, 5, 7, 9, 13 LOT 2, 4, 6, 8, 12
ROOF BELOW
SEE SHEET axx FOR MORE INFO
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24
2 ZONING REV 2 6/7/24
N O R T H
SCALE: 1/4"=1'-0"
ROOF PLAN 'B' - GABLE 1
4:12 4:12 RIDGE RIDGE 4:12 4:12 4:12 4:12
RIDGE RIDGE VALLEY VALLEY VALLEY VALLEY
4:12 4:12
2'-0" GABLE, TYP. 2'-0" EAVE, TYP.
A4.3ROOF PLANS - LOTS 2-9 & 12-13 4:12 4:12
4:12 4:12 4:12 4:12
4:12 4:12
4:12 4:12 4:12 4:12 4:12 4:12
SCALE: 1/4"=1'-0"
ROOF PLAN 'A' - HIP 2
4:12
RIDGE
RIDGE RIDGE RIDGE HIP HIP HIP HIP HIP HIP HIP VALLEY HIP VALLEY HIP HIP HIP HIP LOTS 4-5, 8-9
2'-0" EAVE, TYP.
LOTS 2-3, 6-7, 12-13
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
A4.4
SCALE: 1/4"=1'-0"
SECOND FLOOR PLAN 2
DN 17R
BATH
HALL
W/D
UP 17R
STORAGE
90 S.F.
WH
BATH 1
FRONT
PORCH
KITCHEN
REF CAB
FIRST FLOOR: 675 S.F. HEATED
SECOND FLOOR: 478 S.F. HEATED
TOTAL: 1,153 S.F. HEATED
BAR BENCH
METER
22'-8" 24'-0"
N O R T H
SCALE: 1/4"=1'-0"
ROOF PLAN 3
4:12 RIDGE 18'-0"
5'-0" 7'-8" 10'-0"
BEDROOM 2
13'7 x 10'8
BEDROOM 1
12'1 x 11'11
CABLINEN
DW WALL HTR
22'-8"
SCALE: 1/4"=1'-0"
FIRST FLOOR PLAN 1 42'-0" 42'-0" 5'-0" 6'-812" 11'-534" 3'-734" 4'-6" 10'-8" 1'-8"
1'-8" 22'-8" 24'-0" 24'-0" 8'-10" 4'-6" 10'-8"22'-8"
GREAT ROOM
21'8 x 14'4
4:12 RIDGE
4:12 4:12
ROOF BELOW FLOOR & ROOF PLANS - LOT 10 2'-0" EAVE, TYP. HIP HIP HIP HIP HIP HIP 4:12 4:12 4:12
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
SCALE: 1/4"=1'-0"
FRONT ELEVATION 1
4:12
SCALE: 1/4"=1'-0"
FRONT ELEVATION 4
4:12
SCALE: 1/4"=1'-0"
FRONT ELEVATION 2
SCALE: 1/4"=1'-0"
FRONT ELEVATION 3 ±23'-7" BUILDING HEIGHT ±25'-6" BUILDING HEIGHT ±25'-6" BUILDING HEIGHT LOTS 2-3, 6-7, 12-13
LOTS 4-5, 8-9
LOT 1
LOT 10 ±23'-7" BUILDING HEIGHT
A4.5FRONT ELEVATIONS - LOTS 1-10, 12-13
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
A4.6FLOOR & ROOF PLAN, ELEV. & SECTION - LOT 11
ENTRY
FRONT
PORCH
WH
KITCHEN
DW
REF
WASH DRY PANTRY
GREAT ROOM
16'1x16'11
HEATED AREA: 1,182 S.F.
BEDROOM 3
11'2x11'8
BEDROOM 2
11'2x11'8
BEDROOM 1
11'5x11'8
HALL
BATH 2
BATH 1
STORAGE
48 S.F.
N O R T H
SCALE: 1/4"=1'-0"
ROOF PLAN
SCALE: 1/4"=1'-0" 1
FLOOR PLAN 2 30'-0"
46'-0"
46'-0" 30'-0"
34'-0" 6'-0" 6'-0" 10'-0" 5'-0" 15'-0"
2'-0" GABLE, TYP. 2'-0" EAVE, TYP.
RIDGE4:12 4:12 4:12
RIDGE
SCALE: 1/4"=1'-0"
BUILDING SECTION
SCALE: 1/4"=1'-0" 3
FRONT ELEVATION 4
4:12 9'-034"
A4.5 4
BEDROOM 3 GREAT ROOM
PRE-MANUFACTURED WOOD TRUSSES
4:12 ±15'-6" BUILDING HEIGHT
TOTAL: 1,182 S.F. HEATED
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
A5.1PERSPECTIVE VIEWS
SCALE: N.T.S.
OVERALL 1
SCALE: N.T.S.
PERSPECTIVE - LOT 1 2 SCALE: N.T.S.PERSPECTIVE - LOTS 2-3 3
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
A5.2PERSPECTIVE VIEWS
SCALE: N.T.S.
PERSPECTIVE - LOTS 8-9 3
SCALE: N.T.S.
PERSPECTIVE - LOTS 4-5 1 SCALE: N.T.S.PERSPECTIVE - LOTS 6-7 2 SCALE: N.T.S.
PERSPECTIVE - LOT 10 4
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
JULY 25, 2023
015-391-20
HABITAT FOR HUMANITY
HABITAT - EVAN CIRCLE NEW RESIDENTIAL DEVELOPMENT FOR HABITAT FOR HUMANITY MONTEREY BAY AT EVAN COURT & EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 ZONING REV 1 2/28/24 2 ZONING REV 2 6/7/24
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Attachment 1: Page 29 of 31
A
C
C
mature
trees BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTh WUCOLS LAURUS NOBILIS / SWEET BAY (MULTI-TRUNK) 15 GAL 9 12' X 12' L PISTACIA CHINENSIS ‘Keith Davey’ / FRUITLESS CHINESE PISTACHE 15 GAL 10 40' X 40' L SHRUBS AND mature
PERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTh WUCOLS ABUTILON 'GOLDEN BALLLERINA' / YELLOW FLOWERING MAPLE 5 GAL 1 6' X 4' M ACANTHUS MOLLIS 'OAK LEAF' / OAK LEAF ACANTHUS 1 GAL 7 4' X 4' M AGAVE ATTENUATA / FOX TAIL AGAVE 1 GAL 5 4' X 6' L
Coleonema pulchellum ‘Sunset Gold’ / Breath of Heaven 1 gal 2 3' x 5' l Fatsia japonica / Japanese Aralia 1 gal 3 6' x 6' m
Lantana x 'MONET' / Spreading SUNSET Lantana 1 gal 7 2' x 6' l Lantana sellowiana / Trailing Lantana 1 gal 14 1' x 5' l LEUCADENDRON 'RED GEM' / RED GEM CONEBUSH 1 GAL 2 3' X 3' L LEUCADENDRON 'SAFARI SUNSET' / SAFARI CONEBUSH 5 GAL 2 8' X 6' L MAHONIA EURYBRACTEATA ‘SOFT CARESS’ / SOFT CARESS MAHONIA 1 GAL 3 4' X 3' L Rosmarinus officinalis 'Huntington Carpet' / Rosemary 1 gal 10 1.5' x 4' l Yucca gloriosa 'Walbristar' / Bright Star Yucca 1 gal 1 1.5' x 5' l Yucca gloriosa 'Variegata' / Variegated Yucca 1 gal 1 1.5' x 5' l C
M
MATURE
GRASS-LIKE BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS CAREX DIVULSA / BERKELEY SEDGE 1 gal 92 2' x 2.5' l
CHONDROPETALUM TECTORUM / Small cape rush 1 gal 4 2.5' x 3.5' l Cordyline ‘Red Sensation’ / Sensation Cordyline 5 gal 3 4' x 4' l Cordyline australis ‘Albertii’ / Grass Palm 5 gal 1 15' x 8' l Cordyline australis ‘torbay dazzler’ / Grass Palm 5 gal 3 15' x 8' l DIANELLA 'CLARITY BLUE' / CLARITY BLUE™ DIANELLA 1 GAL 5 2' X 1.5' m Dianella tasmanica 'TAS300' / WYEENA™ Flax Lily 1 gal 7 2.5' X 2.5' m Lomandra hystrix 'Tropic Belle' / Tropic Belle Mat Rush 1 gal 26 3' x 3' l Thamnochortus insignis / Thatching Reed 1 gal 9 5' x 7' l
LANDSCAPE PLAN
L1.1
EVAN CIRCLE
WATSONVILLE, CA
APN#015-391-20
DATE
JOB
03/13/2024
2224
0 5 10 20
po box 328 aptos, ca 95001
(831) 818-9227
www.mb-landarch.com
SHEET NUMBER
PLAN REVISIONS
SHEET TITLE
mb
megan bishop
LA
L A N D S C A P E A R C H I T E C T U R E
NORTH
THIS SHEET TO BE PRINTED AT 24" X 36"
SCALE: 1" = 10'-0"
EVAN CIRCLE
PHASE THREE
HABITAT FOR
HUMANITY
UPON BUILDING DEPARTMENT
SUBMITTAL, THE PLANTING AND
IRRIGATION PLANS SHALL COMPLY
WITH ANY OF THE CITY OF
WATSONVILLE WATER EFFICIENT
LANDSCAPE ORDINANCES.
WATER EFFICIENT
LANDSCAPE ORDINANCE
COMPLIANCE
ROAD AND UTILITIES
PER CIVIL PLANS
LOT 7
E V A N C I R C L E
SIDEWALK
E V A N C I R C L E
LOT 10 LOT 9 LOT 8
LOT 11
LOT 12
LOT 13
(E) DRAINAGE EASMENT
M A T C H S H E E T L 1 . 2
SIDEWALK
EXISTING PHASE 2
FENCE, typ.
EXISTING PHASE 2 FENCE
NEW 6' TALL REDWOOD
FENCE, TYP.
NEW 6' TALL REDWOOD
FENCE, TYP.
NEW 6' TALL REDWOOD
FENCE, TYP.
NEW 6' TALL REDWOOD
FENCE, TYP,
H - HIGH WATER USE
M - MODERATE WATER USE
L - LOW WATER USE
VL - VERY LOW WATER USE
WUCOLS WATER USE
CLASSIFICATION
PLANTING NOTES
THE INTENT OF THIS IRRIGATION SYSTEM IS TO PROVIDE THE MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD PLANT HEALTH. IT SHOULD BE MAINTAINED IN GOOD WORKING ORDER. EACH UNIT TO HAVE OWN SEPARATE IRRIGATION SYSTEM.
1. EACH UNIT TO RECEIVE IRRIGATION CONTROLLER EQUAL TO HUNTER X-CORE. MOUNTED TO EXTERIOR WALL NEAR GAS AND ELECTRICAL UTILITIES.
2. ALL NEW TREES TO RECEIVE TWO (2) TREE BUBBLERS TO BE EQUAL TO: HUNTER RZWS-18-50-CV (O.5 GPM) TREE ROOT BUBBLERS 18" DEEP
3. ALL NEW PERENNIALS AND SHRUBS TO RECEIVE DRIP (POINT-SOURCE) EMITTERS
EQUAL TO HUNTER HE-B SINGLE OUTLET WITH SCREEN
4. DRIP VALVES SHOULD BE EQUAL TO HUNTER ICZ-101 - BELOW GRADE IN VALVE BOXES FOUR IN ONE VALVE BOX).
5. No potable water shall be applied during and within 48 hours following measurable rainfall
6. Irrigation system shall be inspected regularly for leaks, misaligned heads and bad valves, Broken equipment shall be repaired promptly with identical or equivalent equipment, and Watering schedules shall be adjusted to reflect variations in water need based on season or plant maturity.
7. LOCATE EQUIPMENT IN NEAREST ADJACENT PLANTERS AS FEASIBLE AND INDICATE EXACT LOCATION ON RECORD DRAWINGS.
PLANT LEGEND PRELIMINARY IRRIGATION NOTES
1. TOTAL LANDSCAPED AREA = 3,650 SF
2. IN PLANTING AREAS, SOIL SHALL BE TILLED TO A DEPTH OF 6" AND AMENDED WITH 6CY OF ORGANIC MATERIAL PER 1,000 SQUARE FEET TO PROMOTE INFILTRATION AND WATER RETENTION.
3. ALL PLANTING areas and bare areas ON SITE TO RECEIVE A 3" THICK LAYER OF BARK MULCH EQUAL TO REDWOOD, FIR, CEDAR, OR A COMBINATION OF THESE. THE COMPOSITION OF THE MULCH SHALL BE A MIX OF SHREDDED BARK, WOOD AND SAWDUST, 0-4". NO GORILLA HAIR SHALL BE USED. NO WEED FABRIC.
3. ALL PLANT MATERIAL IN BIOretention AREA PER CENTRAL CALIFORNIA COAST, TECHNICAL ASSISTANCE MEMO (TAM) LID PLANT GUIDANCE FOR BIORETENTION. SOIL MIXTURE PER CIVIL PLANS.
MULCH LAYER TO BE 1-2" THICK COMPOST MULCH THAT WILL NOT FLOAT.
4. backyards to receive 3" min. layer of wood chips.
5. The installed landscape shall be maintained free of invasive plants.
LOT 6 LOT 5
concrete valley
gutter per civil plans
concrete valley
gutter per civil plans
C
M
M
M
mature
trees BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTh WUCOLS LAURUS NOBILIS / SWEET BAY (MULTI-TRUNK) 15 GAL 9 12' X 12' L PISTACIA CHINENSIS ‘Keith Davey’ / FRUITLESS CHINESE PISTACHE 15 GAL 10 40' X 40' L SHRUBS AND mature
PERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTh WUCOLS ABUTILON 'GOLDEN BALLLERINA' / YELLOW FLOWERING MAPLE 5 GAL 1 6' X 4' M ACANTHUS MOLLIS 'OAK LEAF' / OAK LEAF ACANTHUS 1 GAL 7 4' X 4' M AGAVE ATTENUATA / FOX TAIL AGAVE 1 GAL 5 4' X 6' L
Coleonema pulchellum ‘Sunset Gold’ / Breath of Heaven 1 gal 2 3' x 5' l Fatsia japonica / Japanese Aralia 1 gal 3 6' x 6' m
Lantana x 'MONET' / Spreading SUNSET Lantana 1 gal 7 2' x 6' l Lantana sellowiana / Trailing Lantana 1 gal 14 1' x 5' l LEUCADENDRON 'RED GEM' / RED GEM CONEBUSH 1 GAL 2 3' X 3' L LEUCADENDRON 'SAFARI SUNSET' / SAFARI CONEBUSH 5 GAL 2 8' X 6' L MAHONIA EURYBRACTEATA ‘SOFT CARESS’ / SOFT CARESS MAHONIA 1 GAL 3 4' X 3' L Rosmarinus officinalis 'Huntington Carpet' / Rosemary 1 gal 10 1.5' x 4' l Yucca gloriosa 'Walbristar' / Bright Star Yucca 1 gal 1 1.5' x 5' l Yucca gloriosa 'Variegata' / Variegated Yucca 1 gal 1 1.5' x 5' l C
M
MATURE
GRASS-LIKE BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS CAREX DIVULSA / BERKELEY SEDGE 1 gal 92 2' x 2.5' l
CHONDROPETALUM TECTORUM / Small cape rush 1 gal 4 2.5' x 3.5' l Cordyline ‘Red Sensation’ / Sensation Cordyline 5 gal 3 4' x 4' l Cordyline australis ‘Albertii’ / Grass Palm 5 gal 1 15' x 8' l Cordyline australis ‘torbay dazzler’ / Grass Palm 5 gal 3 15' x 8' l DIANELLA 'CLARITY BLUE' / CLARITY BLUE™ DIANELLA 1 GAL 5 2' X 1.5' m Dianella tasmanica 'TAS300' / WYEENA™ Flax Lily 1 gal 7 2.5' X 2.5' m Lomandra hystrix 'Tropic Belle' / Tropic Belle Mat Rush 1 gal 26 3' x 3' l Thamnochortus insignis / Thatching Reed 1 gal 9 5' x 7' l
LANDSCAPE PLAN
L1.2
EVAN CIRCLE
WATSONVILLE, CA
APN#015-391-20
DATE
JOB
03/13/2024
2224
0 5 10 20
po box 328 aptos, ca 95001
(831) 818-9227
www.mb-landarch.com
SHEET NUMBER
PLAN REVISIONS
SHEET TITLE
mb
megan bishop
LA
L A N D S C A P E A R C H I T E C T U R E
NORTH
THIS SHEET TO BE PRINTED AT 24" X 36"
SCALE: 1" = 10'-0"
EVAN CIRCLE
PHASE THREE
HABITAT FOR
HUMANITY
UPON BUILDING DEPARTMENT
SUBMITTAL, THE PLANTING AND
IRRIGATION PLANS SHALL COMPLY
WITH ANY OF THE CITY OF
WATSONVILLE WATER EFFICIENT
LANDSCAPE ORDINANCES.
WATER EFFICIENT
LANDSCAPE ORDINANCE
COMPLIANCE
ROAD AND UTILITIES
PER CIVIL PLANS
LOT 2
E V A N C I R C L E
SIDEWALK
LOT 4 LOT 3 LOT 1
M A T C H S H E E T L 1 . 1
EXISTING PHASE 2 FENCE
NEW 6' TALL REDWOOD
FENCE, TYP.
A I R P O R T R O A D
LOT 8 LOT 7 LOT 6 LOT 5
PERMEABLE
PAVERS PER
CIVIL PLANS, TYP.
H - HIGH WATER USE
M - MODERATE WATER USE
L - LOW WATER USE
VL - VERY LOW WATER USE
WUCOLS WATER USE
CLASSIFICATION
PLANTING NOTES
THE INTENT OF THIS IRRIGATION SYSTEM IS TO PROVIDE THE MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD PLANT HEALTH. IT SHOULD BE MAINTAINED IN GOOD WORKING ORDER. EACH UNIT TO HAVE OWN SEPARATE IRRIGATION SYSTEM.
1. EACH UNIT TO RECEIVE IRRIGATION CONTROLLER EQUAL TO HUNTER X-CORE. MOUNTED TO EXTERIOR WALL NEAR GAS AND ELECTRICAL UTILITIES.
2. ALL NEW TREES TO RECEIVE TWO (2) TREE BUBBLERS TO BE EQUAL TO: HUNTER RZWS-18-50-CV (O.5 GPM) TREE ROOT BUBBLERS 18" DEEP
3. ALL NEW PERENNIALS AND SHRUBS TO RECEIVE DRIP (POINT-SOURCE) EMITTERS
EQUAL TO HUNTER HE-B SINGLE OUTLET WITH SCREEN
4. DRIP VALVES SHOULD BE EQUAL TO HUNTER ICZ-101 - BELOW GRADE IN VALVE BOXES FOUR IN ONE VALVE BOX).
5. No potable water shall be applied during and within 48 hours following measurable rainfall
6. Irrigation system shall be inspected regularly for leaks, misaligned heads and bad valves, Broken equipment shall be repaired promptly with identical or equivalent equipment, and Watering schedules shall be adjusted to reflect variations in water need based on season or plant maturity.
7. LOCATE EQUIPMENT IN NEAREST ADJACENT PLANTERS AS FEASIBLE AND INDICATE EXACT LOCATION ON RECORD DRAWINGS.
PLANT LEGEND PRELIMINARY IRRIGATION NOTES
1. TOTAL LANDSCAPED AREA = 3,650 SF
2. IN PLANTING AREAS, SOIL SHALL BE TILLED TO A DEPTH OF 6" AND AMENDED WITH 6CY OF ORGANIC MATERIAL PER 1,000 SQUARE FEET TO PROMOTE INFILTRATION AND WATER RETENTION.
3. ALL PLANTING areas and bare areas ON SITE TO RECEIVE A 3" THICK LAYER OF BARK MULCH EQUAL TO REDWOOD, FIR, CEDAR, OR A COMBINATION OF THESE. THE COMPOSITION OF THE MULCH SHALL BE A MIX OF SHREDDED BARK, WOOD AND SAWDUST, 0-4". NO GORILLA HAIR SHALL BE USED. NO WEED FABRIC.
3. ALL PLANT MATERIAL IN BIOretention AREA PER CENTRAL CALIFORNIA COAST, TECHNICAL ASSISTANCE MEMO (TAM) LID PLANT GUIDANCE FOR BIORETENTION. SOIL MIXTURE PER CIVIL PLANS.
MULCH LAYER TO BE 1-2" THICK COMPOST MULCH THAT WILL NOT FLOAT.
4. backyards to receive 3" min. layer of wood chips.
5. The installed landscape shall be maintained free of invasive plants. bioretention
per civil
plans, typ.
bioretention per
civil plans, typ.
1 Reso No. ______ (CM)
Meeting Date: 102224 SWZ ______ TV ______ CDD ______
RESOLUTION NO. ____________ (CM)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE APPROVING A DENSITY BONUS (PP2023-6034) FOR A 13-UNIT
SUBDIVISION LOCATED AT 36 AIRPORT ROAD (APN: 015-391-20 &19)
AND FINDING THE PROJECT CATEGORICALLY EXEMPT UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT
TO CEQA GUIDELINES SECTION 15332 (IN-FILL EXEMPTION)
WHEREAS, an application for an Administrative Use Permit, Density Bonus, Major Subdivision, and Tentative Map (PP2023-6034) for construction of a thirteen-unit subdivision with thirteen new one- and two-story single-family residences on two vacant parcels totaling 50,229 square feet located at 36 Airport Road, Watsonville, California, was filed by Bill Kempf, architect and applicant on behalf of Habitat for Humanity, property owner; and
WHEREAS, the 50,229-square-foot site has frontage on Airport Road, used to be occupied by a single-family residence, and is currently vacant; and WHEREAS, the thirteen proposed single-family residences on the 50,229-squarefoot site would result in a residential density of 13.63 dwelling units per acre (du/acre), which is within the permitted density range of 8 to 13.99 units per acre allowed for land designated R-MD (Residential-Medium Density), which is the land use designation for the parcel; and
WHEREAS, the subject property is designated R-MD (Residential-Medium Density) on the General Plan Land Use Map and is within the RM-2 (Multiple ResidentialMedium Density) Zoning District, and WHEREAS, on October 1, 2024, the Planning Commission considered all written and verbal evidence regarding this application and adopted Resolution 9-24 (PC) approving an Administrative Use Permit and recommending to the City Council approval
2 Reso No. ______ (CM)
Meeting Date: 102224
of a Density Bonus, Major Subdivision, and Tentative Map (PP2023-6034) for the construction of a 13-unit subdivision located at 36 Airport Road (APN: 015-391-20 & 19); and
WHEREAS, pursuant to WMC Section 14-47.140(a), upon review and recommendation by the Planning Commission, the City Council shall adopt a resolution for a Density Bonus pursuant to Chapter 14-47; and
WHEREAS, before approving an application for a Density Bonus, the City Council shall make all of the findings located in WMC Section 14-47.140(b); and WHEREAS, notice of time and place of the hearing to consider approval of the Density Bonus (PP2023-6034) for a 13-unit subdivision on two vacant parcels totaling 50,229 square feet located at 36 Airport Road was given at the time and in the manner prescribed by the Zoning Ordinance of the City of Watsonville; and WHEREAS, the City Council has considered all written and verbal evidence regarding this application; and
WHEREAS, the City Council finds that the subdivision will be consistent with Watsonville standards.
NOW THEREFORE BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
1. The City Council finds the project categorically exempt from review under the California Environmental Quality Act (CEQA) pursuant to California Code of Regulations Title 14 Section 15332 (In-Fill Exemption). The project meets the conditions of Section 15332, including: the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning
3 Reso No. ______ (CM)
Meeting Date: 102224
designation and regulations; the project occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare, or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. Additionally, none of the exceptions in section 15300.2 apply: the project is not located on an environmental resource of hazardous or critical concern; there would not be a cumulative impact from successive projects of the same type in the same place; there is no evidence that there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances; the project is not located near a scenic highway or on a hazardous waste site or on a historical resource.
2. The City Council approves a Density Bonus (PP2023-6034) for a 13-unit subdivision on two vacant parcels totaling 50,229 square feet located at 36 Airport Road based upon the Findings attached and marked as Exhibit “A”. **************************************
CITY OF WATSONVILLE EXHIBIT A
CITY COUNCIL Application No. PP2023-6034
APNs: 015-391-19 & 20
36 Airport Rd, Watsonville
Applicant: Bill Kempf
Hearing Date: Oct. 22, 2024
DENSITY BONUS FINDINGS (WMC §14-47.140(b))
1. The application is eligible for a Density Bonus and any concessions, or incentives requested if conforms to all standards included in this Chapter and includes a financing mechanism for all implementation and monitoring costs;
Supportive Evidence
The Density Bonus application has been reviewed and is eligible for a Density Bonus and the three requested concessions and five requested waivers, conforms to all standards in Chapter 14-47, and includes a financing mechanism for all implementation and monitoring costs.
2. Any requested incentive or concession will result in identifiable, financially sufficient, and actual cost reductions based upon appropriate financial analysis and documentation as described in Section 14-47.130 of this Chapter;
Supportive Evidence
The requested concessions and waivers will result in identifiable, financially sufficient, and actual cost reductions based on appropriate financial analysis and documentation.
3. If the Density Bonus is based all or in part on donation of land, the approval body has made the findings included in Section 14-47.070(c) of this Chapter; Staff Analysis: The Density Bonus is not based all or in part on donation of land, so this finding is not applicable.
4. If the Density Bonus, incentive, or concession is based all or in part on the inclusion of a Day Care Center, the approval body has made the findings required by Section 14-47.080(b) of this Chapter;
Staff Analysis: The Density Bonus is not based all or in part on the inclusion of a Day Care Center, so this finding is not applicable.
5. A Density Bonus Housing Agreement in recordable form has been signed by the owner of the Residential Development with terms and conditions reasonably to satisfy the requirements of this Chapter and the Density Bonus Program Guidelines.
Staff Analysis: Per the City’s standard procedures related to deed-restricted affordable units, a condition of approval (Condition #16) has been included Exhibit D stating that a Density Bonus/Affordable Housing Agreement in recordable form shall be approved by City Council and signed by the owner of the Residential Development with terms and conditions reasonably to satisfy the requirements of Chapter 14-47 and the Density Bonus Program Guidelines prior to issuance of a building permit.
1 Reso No. ______ (CM)
Meeting Date: 102224 SWZ ______ TV ______ CDD ______
RESOLUTION NO. ____________ (CM)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE
APPROVING A MAJOR SUBDIVISION, AND TENTATIVE MAP FOR
EVAN CIRCLE, TRACT 1518, PHASE III (PP2023-6034) FOR A 13-UNIT SUBDIVISION LOCATED AT 36 AIRPORT ROAD (APN: 015-391-20 &19)
AND FINDING THE PROJECT CATEGORICALLY EXEMPT UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT
TO CEQA GUIDELINES SECTION 15332 (IN-FILL EXEMPTION)
WHEREAS, an application for an Administrative Use Permit, Density Bonus, Major Subdivision, and Tentative Map (PP2023-6034) for construction of a thirteen-unit subdivision with thirteen new one- and two-story single-family residences on two vacant parcels totaling 50,229 square feet located at 36 Airport Road, Watsonville, California, was filed by Bill Kempf, architect and applicant on behalf of Habitat for Humanity, property owner; and
WHEREAS, the 50,229-square-foot site has frontage on Airport Road, used to be occupied by a single-family residence, and is currently vacant; and WHEREAS, the thirteen proposed single-family residences on the 50,229-squarefoot site would result in a residential density of 13.63 dwelling units per acre (du/acre), which is within the permitted density range of 8 to 13.99 units per acre allowed for land designated R-MD (Residential-Medium Density), which is the land use designation for the parcel; and
WHEREAS, the subject property is designated R-MD (Residential-Medium Density) on the General Plan Land Use Map and is within the RM-2 (Multiple ResidentialMedium Density) Zoning District, and WHEREAS, on October 1, 2024, the Planning Commission considered all written and verbal evidence regarding this application and adopted Resolution 9-24 (PC)
2 Reso No. ______ (CM)
Meeting Date: 102224
approving an Administrative Use Permit and recommending to the City Council approval of a Density Bonus, Major Subdivision, and Tentative Map (PP2023-6034) for the construction of a 13-unit subdivision located at 36 Airport Road (APN: 015-391-20 & 19); and
WHEREAS, WMC Chapter 4 requires City Council approval of a tentative and final map for any subdivision project creating five or more lots after Planning Commission recommendation, and
WHEREAS, pursuant to WMC Section 13-4.09(c)(1), the City Council shall approve, conditionally approve, or deny the tentative map within the thirty (30) day period following the filing of the Planning Commission’s report on the tentative map; and WHEREAS, before approving a tentative map, the City Council shall make all of the findings in WMC Section 13-4.09(d); and
WHEREAS, notice of time and place of the hearing to consider approval of the Major Subdivision and Tentative Map (PP2023-6034) for a 13-unit subdivision on two vacant parcels totaling 50,229 square feet located at 36 Airport Road was given at the time and in the manner prescribed by the Zoning Ordinance of the City of Watsonville; and
WHEREAS, the City Council has considered all written and verbal evidence regarding this application; and
WHEREAS, the City Council finds that the subdivision will be consistent with Watsonville standards.
NOW THEREFORE BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF WATSONVILLE, CALIFORNIA, AS FOLLOWS:
3 Reso No. ______ (CM)
Meeting Date: 102224
1. The City Council finds the project categorically exempt from review under the California Environmental Quality Act (CEQA) pursuant to California Code of Regulations Title 14 Section 15332 (In-Fill Exemption). The project meets the conditions of Section 15332, including: the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; the project occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare, or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. Additionally, none of the exceptions in section 15300.2 apply: the project is not located on an environmental resource of hazardous or critical concern; there would not be a cumulative impact from successive projects of the same type in the same place; there is no evidence that there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances; the project is not located near a scenic highway or on a hazardous waste site or on a historical resource.
2. The City Council approves a Major Subdivision and Tentative Map for Evan Circle, Tract 1518, Phase III (PP2023-6034) for a 13-unit subdivision on two vacant parcels totaling 50,229 square feet located at 36 Airport Road, attached hereto as Exhibit “C”, based upon the Findings attached and marked as Exhibit “A”, and subject to the Conditions of Approval attached and marked as Exhibit “C.” **************************************
CITY OF WATSONVILLE EXHIBIT A
CITY COUNCIL Application No. PP2023-6034
APNs: 015-391-19 & 20
36 Airport Rd, Watsonville
Applicant: Bill Kempf
Hearing Date: Oct. 22, 2024
TENTATIVE MAP APPROVAL FINDINGS (WMC §13-04.09(d))
1. The proposed map is consistent with the general plan or any applicable specific plan, the zoning code, this chapter, the Subdivision Map Act, and other applicable provisions of this code.
Supportive Evidence
The proposed 13-unit subdivision complies with the general plan land use classification map because it falls within the density range identified for the Residential Medium Density land use classification, and with the concessions and waivers granted under State Density Bonus Law, the subdivision is consistent with the zoning map and zoning code for the Multiple Residential-Medium Density (RM2) zoning district, the Subdivision Map Act, and all other provisions of this code.
2. The design or improvement of the proposed subdivision is consistent with the general plan and any applicable specific plan.
Supportive Evidence
The proposed use is consistent with the following General Plan goals, policies, and implementation measures: Goal 4.2, Goal 4.7, Policy 4.G, Policy 4.A.2, and Implementation Measure 4.G.2.
3. The site is physically suitable for the proposed type of development.
Supportive Evidence
The site is vacant and relatively flat and is therefore physically suitable for the proposed type of development.
4. The site is physically suitable for the proposed density of development.
Supportive Evidence
With the concessions and waivers granted under State Density Bonus Law, the site is physically suitable for the proposed density of development.
5. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
Supportive Evidence
There are no sensitive environmental areas on or near the proposed project site, so the design of the proposed subdivision is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
6. The design of the subdivision or the type of improvements is not likely to cause serious public health problems.
Supportive Evidence
The proposed subdivision, with the concessions and waivers granted under State Density Bonus Law, complies with the development standards of the RM-2 zoning district, is surrounded by existing single-family residential neighborhoods, and qualifies for a categorical exemption from CEQA review as in-fill development. It is therefore not likely to cause serious public health problems.
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.
Supportive Evidence
The proposed subdivision does not conflict with any existing easements for access through or use of property within the proposed subdivision.
8. The waste discharge from the proposed subdivision into a community sewer system will not result in or add to violations of existing requirements prescribed by the Regional Water Quality Control Board.
Supportive Evidence
The sewer system in the adjacent public right of way has adequate capacity to accommodate the additional load from the proposed subdivision and there are no existing RWQCB violations in the area. Therefore, the waste discharge from the proposed subdivision into the community sewer system will not result in or add to violations of existing requirements prescribed by the Regional Water Quality Control Board.
9. If the land is subject to any of the development restrictions included in Section 66474.4(a) of the Subdivision Map Act (including, but not limited to, Williamson Act contracts, open-space easements, and conservation easements), then the findings required by Section 66474.4 must be made to approve or conditionally approve the tentative map.
Supportive Evidence
The land is not subject to any of the development restrictions included in Section 66474.4(a) of the Subdivision Map Act.
10.If the tentative map is subject to the water supply requirements included in Section 66473.7 of the Subdivision Map Act, then the findings required by Section 66473.7 must be made to approve or conditionally approve the tentative map.
Supportive Evidence
The tentative map is not subject to the water supply requirements included in Section 66473.7 of the Subdivision Map Act.
CITY OF WATSONVILLE EXHIBIT B
CITY COUNCIL Application No. PP2023-
6034 APNs: 015-391-19 & 20
36 Airport Rd, Watsonville
Applicant: Bill Kempf
Hearing Date: October 22,
2024
TENTATIVE MAP
CONDITIONS OF APPROVAL
These conditions of approval apply to the map titled “Preliminary Improvement Plans, Evan Circle, Tract 1518, Phase III,” a subdivision of two parcels totaling 50,229 square feet and zoned RM-2 to allow a 13-lot single-family residential subdivision at 36 Airport Road, dated August 19, 2024. For the purpose of these conditions, the term “applicant” shall also mean the developer, subdivider, owner or any successor(s) in interest to the terms of this approval.
Standard Conditions:
1. Per Section 66452.6(a) of the State Subdivision Map Act, the Tentative Map is conditionally approved for twenty-four months. The map shall be null and void if not recorded within twenty-four months from the effective date of the approval thereof. Time extensions may be granted provided the applicant requests same at least thirty days in advance of the expiration of the approval by the City Council.
This approval applies to the plans titled "Preliminary Improvement Plans, Evan Circle, Tract 1518, Phase III," and dated August 19, 2024. (CDD-P)
2. The Final Map shall be in substantial conformance with the approved Tentative Map unless modified by subsequent conditions of approval. After approval is granted, modifications to the Tentative Map or to conditions imposed may be considered in accordance with Chapter 13 (Subdivision Ordinance). (CDD-E and PW)
3. Approval is subject to the findings and supportive evidence in accordance with WMC §14-16.400 and WMC §13-04.09 of the Subdivision Ordinance with said Findings set forth in Exhibit "B" and made a part of this Tentative Map. (CDD-E)
4. The project shall be in compliance with all standards and/or conditions of all local, State, and Federal codes and ordinances, appropriate development standards, and current City policies as modified by the Administrative Use Permit. Any substantial deviation will be grounds for review by the City and may possibly result in revocation of the Tentative Map approval. (CDD-E, B) Following revisions of the Improvement Plans shall be submitted before reviewing final map:
5. Trash Receptacle Access. Prior to building permit submittal, applicant shall modify the lot lines to provide three feet of clear access pathway between the trash enclosure storage areas and the street. Plans shall show three feet clear between the required parking spaces in the shared driveways between lots 1&2,
3&4, 5&6, 7&8, and 9&10 and Tentative Map shall reflect any changes in lot line location needed to accommodate clear access pathway. (CDD-P)
6. Public Improvement Standards. All public and private improvements shall comply with the most current version of the City of Watsonville Public Improvement Standards. Plans and design documents shall be signed and stamped by a California Licensed Architect or Engineer. Standards that are different than those of the City must be approved by the City. (CDD-E)
7. Improvements Plan. Improvement plans shall substantially conform to the tentative map. Provide all existing and proposed improvements and striping within the road right of way. Plans shall be designed in accordance with the City’s Public Improvement Standards. Provide typical street sections. (CDD-E, CDD-P)
8. Improvement Plan – Civil Plans. Improvement plan submittal shall include civil plans prepared by a civil engineer licensed to practice in the state of California.
Civil plans shall include grading, drainage, erosion control plans. (CDD-E)
9. Homeowners Association (HOA) & the creation of Conditions, Covenants, and Restrictions (CC&Rs). Applicant shall provide maintenance of facilities within common areas or the public right of way through the formation of a Homeowners Association (HOA) & the creation of Conditions, Covenants, and Restrictions (CC&Rs). A declaration of CC&Rs shall be recorded on the entire property concurrently with the Final Map. Said CC&Rs shall include provision for a homeowners association with the responsibility to maintain items that are specified therein. Only one homeowners association will be allowed for the entire development. (CDD-E, CDD-P)
10. Covenants, Conditions, and Restrictions (CC&Rs). The applicant shall prepare CC&Rs for review and approval by the Community Development Department. Such CC&Rs shall include all elements deemed necessary by the City Attorney. CC&Rs provision shall include the following specific restrictions:
a. No additions to or remodeling of a structure which extends beyond the original footprint.
b. Satisfactory provisions to create obligations and a method to amortize and pay for (together with lien rights) the maintenance and repair of exterior fences and walls, driveways and sidewalks, including street trees, and common areas.
11. Public Rights-of-Way & Utility Easements. Rights-of-way and public utility easements shall be offered for dedication to the City by certificate on the final map. Easements shall be for access, construction, maintenance and utilities.
Applicant shall designate the portion of the flat path of travel behind the driveway ramp that is on private property as a public access easement. (CDD-E, CDD-P)
12. Site Supervision. Require posting of signs on the property that informs residents of the name and phone number of the person designated by the applicant to address noise complaints arising from project construction. This “disturbance coordinator” shall be required to investigate citizen complaints within 24 hours of receiving the complaint and contact the concerned party to explain how the problem has been addressed within 48 hours of the complaint. (CDD-E)
13. Easements Required. Applicant shall provide easements for all drainage that crosses property lines. (CDD-E)
14. Improvement Agreement. Applicant shall enter into an improvement agreement with the City to install public and offsite improvements, furnish securities, insurances and pay the cost of all engineering review and inspection. Said agreement shall be in a form acceptable to the City Attorney. Subdivider shall provide an itemized estimate of the cost of construction of all offsite and public improvements. The cost estimate shall be approved by the City and used to establish the amount of the Securities. (CDD-E)
15. Easements - Encroachment. No permanent improvements may be constructed over any existing easements without written authorization from the easement holder. (CDD-E)
16. Erosion and Sediment Control Plan or Stormwater Pollution Prevention Plan. The applicant shall submit an Erosion and Sediment Control Plan or Stormwater Pollution Prevention Plan prepared by a registered professional engineer or qualified stormwater pollution prevention plan developer as an integral part of the grading plan. The Plan shall be subject to review and approval of the City prior to the issuance of a grading permit. Erosion control plans shall provide Best Management Practices (BMPs) during construction to prevent sediment, debris and contaminants from draining offsite. BMP’s shall comply with the City of Watsonville Erosion Control Standards and the Erosion and Sediment Control Field Manual by the California Regional Water Quality Control Board, San Francisco Region, latest edition. The Plan shall include all erosion control measures to be used during construction, including run-on control, sediment control, and pollution control measures for the entire site to prevent discharge of sediment and contaminants into the drainage system. All erosion control shall be installed prior to October 15 and be maintained in place until April 15. The applicant shall ensure that all contractors are aware of all erosion control standards and BMP’s. (CDD-E)
17. Post-Construction Stormwater Management Requirements. The project is subject to the City’s post-construction stormwater management requirements, pursuant to WMC Section 6-3.535. The applicant shall prepare a final stormwater control plan (SWCR) that demonstrates compliance with post-construction requirements to the satisfaction of the City Engineer, prior to issuance of a building permit. (CDD-E)
18. Grading Plans. Grading plans shall comply with the City grading ordinance.
19. Soils Report. Plans shall strictly adhere to the soils report. (CDD-E, CDD-B)
20. On-Site Sewer & Storm Drain Systems. The on-site sewer and storm drain systems shall be privately owned and maintained up to the point of tie-in to the existing City main. Applicant shall submit draft language for the project Conditions, Covenants and Restrictions stating that the Homeowner’s Association shall be responsible for the operation, maintenance, repair and replacement of the on-site sewer and storm drain facilities, up to the point of tiein to existing City mains for review and approval by CDD-P. (CDD-E, CDD-P)
21. Americans with Disabilities Act. Design all public improvements according to Americans with Disabilities Act accessibility requirements.
22. Underground Utilities. Install all utility lines and facilities for power and communications underground within or adjacent to the development. No overhead services to the property or overhead extensions of main lines shall be permitted. Service plans shall be approved by the respective utility company and the City prior to the recordation of the final map. (CDD-E, PW&U)
23. Engineering Testing & Inspection Agreement. Prior to permit issuance, applicant shall execute an Engineering Testing and Inspection Agreement and submit it to the City for approval. Applicant shall hire a testing firm to perform engineering testing and inspection, such as soils and concrete testing and inspection. The applicant may hire only those testing firms that are listed on the Special Inspection Agency Recognition List. The testing and inspection shall be done at the direction of the City Inspector. The firm shall report nonconforming items to the City Inspector and furnish daily, weekly and final reports as outlined in the agreement and directed by the City Inspector. (CDD-E, -B)
24. Underground Service Alert. Prior to excavation, contractor shall locate all existing underground utilities. Call Underground Service Alert (U.S.A.) at 1-800- 642-2444 to have utilities located and marked in the field. (CDD-E)
25. Damaged Public Facilities. Existing public facilities damaged during the course of construction or in an existing state of disrepair shall be repaired by the applicant, at the applicant's expense, to the satisfaction of the City Engineer. (CDD-E)
26. Inspection Notice. Contractor shall provide a minimum of 48 hours notice in advance of any required inspection. Any temporary suspension of work or returning to work for any reason shall be cause for the developer or contractor to telephone the Public Works Inspector at 831-768-3100. (CDD-E) Prior to recordation of the Final Map, the following requirements must be satisfied:
27. Final Map. Provide a Final Map prepared by or under the direction of a licensed land surveyor or registered civil engineer, prepared in accordance with the Subdivision Map Act. Submit four (4) copies of the final map, one 8-1/2" x 11" copy of the site plan, two copies of property boundary closure calculations and one copy of a recent title report. (CDD-E)
During construction, the following conditions shall be adhered to:
28. Noise-Generating Equipment – Hours. Noise-generating construction equipment, including truck traffic arriving and departing the site, shall not occur between the hours of 7:00 p.m. and 7:00 a.m., Monday through Saturday. No building activity will be allowed on Sundays or holidays. (CDD-B, PW&U)
29. Noise-Generating Equipment - Mitigation. All construction equipment powered by internal combustion engines shall be properly muffled and maintained. All stationary noise generating construction equipment such as air compressors shall be located as far as practical from the existing residences. Such equipment shall be acoustically shielded where possible. The prudent selection of equipment
along with the use of proper mufflers should result in maximum constructionrelated noise generated by a particular piece of equipment of no more than 85 dBA when measured at a distance of 50 feet from the piece of equipment operating at its noisiest mode. (CDD-B, PW&U)
30. Staking & Flagging. Limits of grading shall be staked or flagged in the field. (CDD-B, P, PW&U)
31. On/Off Site Permit. Separate On/Off Site Permits are required for work in the public right- of-way. (CDD-P)
32. Solid Waste Service Plan. Solid waste generated during the construction shall be serviced by the City of Watsonville Solid Waste Division. Applicant shall submit a Solid Waste Service Plan on the City form. (PW&U)
33. Storm Drain Systems/Hydraulics. The Project applicant shall have prepared calculations demonstrating the hydraulic adequacy of new storm drains and open channels proposed for a development. The hydraulic study for storm drain systems shall evaluate the hydraulic capacity of proposed drains and existing receiving drains to limits downstream as required by the City staff. (PW&U)
34. Storm Drain Systems/BMP Maintenance Agreement. The project applicant shall execute an agreement in the standard form providing for the maintenance, monitoring, and reporting of those activities to the City of Watsonville storm drain systems best management practice measures. (PW&U)
35. Utility Screening. The locations of surface mounted utility facilities such as pedestals, transformers backflow devices and fire services shall be planned so that may be screened utilizing landscaping or other acceptable, visually pleasing means subject to the review and approval of the City of Watsonville. (PW&U)
36. Dust Control. To minimize dust/ grading impacts during construction the applicant shall:
a. Spray water on all exposed earth surfaces during clearing, grading, earth moving and other site preparation activities throughout the day to minimize dust.
b. Use tarpaulins or other effective covers on all stockpiled earth material and on all haul trucks to minimize dust.
c. Sweep the adjacent street frontages at least once a day or as needed to remove silt and other dirt which is evident from construction activities. d. Ensure that construction vehicles are cleaned prior to leaving the construction site to prevent dust and dirt from being tracked off-site. e. The City shall have the authority to stop all grading operations, if in opinion of city staff, inadequate dust control or excessive wind conditions contribute to fugitive dust emissions. (CDD-B, PW&U)
37. Street Names & Address Assignment. Applicant shall provide proposed street names and submit application for address assignments. (CDD-E)
38. Onsite Superintendent. Applicant shall have onsite at all times, a superintendent that shall act as the owner’s representative and as a point of contact for the City’s Public Works Inspector. The superintendent shall be authorized by the Owner to direct the work of all contractors doing work on public and private improvements. (PW&U)
39. Letters from Design Professionals. Prior to final City acceptance of the project, all design professionals who prepared improvement plans for the project (civil, geotechnical, electrical and structural engineers), shall provide letters attesting that they have periodically monitored the construction and have reviewed the completed work and that it was constructed in substantial conformance with their plans and recommendations. Where special inspections and testing were involved, the letters of compliance shall be accompanied by inspection logs, testing and analysis that support the engineer’s conclusions. (CDD-B, PW&U)
40. Hazardous Materials. The subdivider shall be subject to compliance with all applicable regulations governing the disposal, use, storage, and transportation of hazardous materials including: local fire codes; the Hazardous Materials Transportation Act; the California Health and Safety Code; the Resource Conservation and Recovery Act of 1976; and the California Hazardous Waste Control Act. (PW&U)
41. Construction Waste. All solid waste generated inside Watsonville City limits must be hauled from the site of generation by the City of Watsonville Solid Waste Division as per Watsonville Municipal Code, Chapter 6-3, City Utilities. This includes all wastes generated at construction sites, excavation projects, land clearing, demolition, earthwork projects, remodels, grading and tenant improvement projects. (PW&U)
42. Solid Waste Containers. The applicant shall provide solid waste disposal containers on-site during all phases of construction. The accumulation of refuse and debris which may constitute an unsightly/unsafe public nuisance to surrounding properties is not permitted.
Prior to occupancy, the following conditions must be adhered to:
43. Public and Private Improvements. All public and private improvements necessary to serve each unit including water, sewer, storm drain, lighting, and landscaping and irrigation shall be constructed to the satisfaction of the Community Development and Public Works and Utilities Departments. (CDD-E, PW&U)
44. As-Built Plans. Submit electronic copies (preferably in pdf file format) of the approved as built plans for civil and landscape/irrigation and the Storm Water Control Plan & Sewer Operation & Maintenance Plan for city record keeping. (CDD-E)
Indemnity Provision
45. Indemnity Provision. If any legal challenge against the project approvals is submitted to the City or filed in a Court of law, applicant shall defend, indemnify, release and hold harmless the City, its agents, offices, attorneys, employees, boards and commissions from a claim, action or proceeding brought against any
of the foregoing individuals or entities, the purpose of which is to attack, set aside, void or annul the approval of this application or adoption of the environmental document which accompanies it. This indemnification shall include, but not be limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the Applicant, third parties and/or the indemnities, arising out of or in connection with the approval of this application, whether or not there is concurrent, passive or active negligence on the part of the indemnities.
Key to Department Responsibility
CDD-B - Community Development Department (Building)
CDD-P - Community Development Department (Planning)
CDD-E - Community Development Department (Engineering)
PW&U - Public Works and Utilities Department
CA - City Attorney
Know what'sbelow. Callbefore you dig. R PRELIMINARY FOR DESIGN REVIEW ONLY
K:\27763 - Habitat for Humanity - Evan Circle\Dwg\27763 TENTATIVE MAP.dwg, C1, 8/18/2024 2:45:53 PM, DWG To PDF.pc3, 1:1
Exhibit C
36 Airport Road
Density Bonus, Major
Subdivision, & Tentative
Map for a New 13-Unit
Subdivision for Habitat
for Humanity
View from Airport Road
View from Evan Court
36 Airport
Road
Satellite View
Evan Circle
Subdivision
General Plan Land Use
Classification:
• Residential Medium Density
Zoning:
• RM-2: Multiple ResidentialMedium Density
Zoning Map
RM-2
Site Plan
Floor Plan - Townhomes
Floor Plan – Detached Single-Family Dwelling
Floor Plan – Detached Accessible Single-Family Dwelling
Elevations
Renderings
Renderings
Landscape Plan
Landscape Plan
State Density Bonus Law
• Development projects providing 100% of units for lower-income households qualify for an 80% density bonus and five concessions. • Base Density: 10 units
• 13.99 du/acre x 0.657 net acres = 9.19, rounded up to 10 units • Density Bonus: 8 units
• 10 units x 0.8 bonus = 8 units
• Eligible for 18 units, but only 13 units are proposed • Three concessions requested:
• Reduced minimum lot sizes
• Reduced minimum lot widths
• Reduced minimum side yard setbacks
• Five waivers granted:
• Covered parking, tandem parking restriction, front yard setbacks, setbacks to sidewalk, rear yard setbacks
State Density Bonus Law
• Pursuant to WMC Section 14-47.140(a), Planning Commission shall review Density Bonus applications and make a recommendation to City Council.
• On October 1, the Planning Commission adopted Resolution 9-24 (PC) recommending approval of a Density Bonus for the project. • City Council is the final decision-making authority for Density Bonus applications.
• The proposed project is consistent with the required Density Bonus findings in WMC §14-47.140(b).
• Findings are located in Exhibit A of the Resolution.
Major Subdivision & Tentative Map
• The proposed project includes a major subdivision, which requires approval of a tentative map.
• Pursuant to WMC Section 13-4.09(c)(1), the City Council shall approve, conditionally approve, or deny the tentative map within the thirty days of the Planning Commission
recommendation and may modify or delete any of the
conditions of approval recommended by the Planning
Commission in its report (except conditions required by ordinance related to the public health and safety) or may add requirements as conditions of approval.
• The proposed tentative map is consistent with the required Tentative Map findings in WMC §13-04.09(d).
• Findings are located in Exhibit B of the Resolution.
• Tentative Map conditions of approval are located in Exhibit C.
Major Subdivision & Tentative Map
California Environmental Quality Act (CEQA)
1. Tentative Map
a)CEQA Section 15332 – In-Fill Development Projects
i. Proposed project meets the requirements in
Section 15332(a) through (e) for a Class 32
exemption, as described in the staff report and
Exhibit A of the resolution
b) CEQA Section 15300.2 – No exceptions apply
regarding environmental resources, cumulative
impacts, unusual circumstances, scenic highways,
hazardous waste sites, or historical resources.
Staff Recommendation
Adopt a Resolution approving a density bonus, major
subdivision, and tentative map (PP2023-6034) for a new
13-lot subdivision located at 36 Airport Road (APN: 015- 391-20 & 19) and finding the project categorically exempt from the California Environmental Quality Act under CEQA Guidelines Section 15332 – In-Fill Exemption.
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C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx Agenda Report
MEETING DATE: Tuesday, October 22, 2024
TO: City Council
FROM: COMMUNITY DEVELOPMENT DIRECTOR MERRIAM
PRINCIPAL PLANNER ORBACH
SUBJECT: DENSITY BONUS, MAJOR SUBDIVISION, AND TENTATIVE MAP FOR CONSTRUCTION OF A 5-LOT SUBDIVISION LOCATED AT
EVAN CIRCLE (APN: 015-391-43 & 49) AND FINDING THE
PROJECT CATEGORICALLY EXEMPT UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA
G
RECOMMENDED ACTION:
Staff Recommends the City Council adopt a resolution approving a Density Bonus and a resolution approving a Major Subdivision and Tentative Map (PP2024-6731) for a five-lot subdivision located at Evan Circle (APN: 015-391-43 & 49) and finding the project categorically exempt under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15332 (In-Fill Exemption).
BASIC PROJECT DATA
APPLICATION NO.: PP2024-6731 APN: 015-391-43 & 49
LOCATION: Evan Circle
LOT SIZE: 28,053 square feet (0.644 acres)
PROJECT DESCRIPTION: Density Bonus, Major Subdivision, and Tentative Map for a New Five-Lot Subdivision with Five New Single-Family Residences with Five Attached Accessory Dwelling Units. Additionally, the Applicant is requesting certain concessions and waivers based on State Density Bonus Law because the Applicant will be providing one affordable lot with two low-income units.
GENERAL PLAN: Residential Medium Density
ZONING: Multiple Residential – Medium Density (RM-2)
SURROUNDING GENERAL PLAN/ZONING: Single-family residential development in the Residential Medium Density General Plan land use classification and the RM-2 zoning district.
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C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx EXISTING USE: Vacant Land
PROPOSED USE: Subdivision with 5 Single-family residential units and five attached accessory dwelling units
SURROUNDING USES: Single-family residential uses
CEQA REVIEW: The proposed project qualifies for a Class 32 categorical exemption as an in-fill development project.
APPLICANT: Bill Kempf, Architect
PROPERTY OWNER: Doug Wallace
BACKGROUND:
On September 26, 2006, the City Council of the City of Watsonville adopted Resolution No. 225-06 (CM), adopting a negative declaration with mitigation measures (PP2006-141), to allow for the construction of 19 single family units with a mini park on three parcels totaling 2.62 acres at 36, 42, and 54 Airport Road (APNs 015-391-20, -21, & -23).
Also on September 26, 2006, the City Council of the City of Watsonville adopted Resolution No. 226-06 (CM), approving a Special Conditional Use Permit with Design Review (PP2006-141), to allow for the construction of 19 single family units with a mini park on three parcels totaling
2.62 acres at 36, 42, and 54 Airport Road (APNs 015-391-20, -21, & -23).
Also on September 26, 2006, the City Council of the City of Watsonville adopted Resolution No. 227-06 (CM), approving a tentative subdivision map, Tract No. 1518 (PP2006-141), to allow for the construction of 19 single family units with a mini park on three parcels totaling 2.62 acres at 36, 42, and 54 Airport Road (APNs 015-391-20, -21, & -23).
On February 12, 2008, the City Council of the City of Watsonville adopted Resolution No. 24- 08 (CM), to allow for a modification and one year time extension (PP2007-371) to Tentative Tract Map No. 1518 and three phase construction of 19 single family units cluster lot subdivision with a mini park on three parcels totaling 2.62 acres at 36, 42, and 54 Airport Road (APNs 015- 391-20, -21, & -23).
On November 13, 2018, the City Council of the City of Watsonville adopted Resolution No. 4- 18 (SHA), in its capacity as the successor to the housing assets and functions to the former redevelopment agency of the City of Watsonville: 1) approving disposition and development agreement (36 Airport Road) between the successor housing agency to the former redevelopment agency of the City of Watsonville and Habitat for Humanity Monterey Bay, a corporation, for the sale and development of 36 Airport Road (APN: 015-391-20) as an affordable, self-help, single-family, home ownership development; 2) making certain findings pursuant to health and safety code section 33433 in connection therewith; and 3) authorizing and directing the city manager to execute all documents with clarifying and/or non-substantive modifications, necessary to implement agreement.
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C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx On January 3, 2023, Bill Kempf, applicant, on behalf of Doug Wallace, property owner, submitted a Pre-Application (PP2022-4834) for a new five-lot subdivision and the construction of five new two-story single-family residences with five attached accessory dwelling units on two vacant parcels located at Evan Circle (APN: 015-391-43 & 49). Staff issued the PreApplication letter for Pre-Application PP2023-4834 on April 20, 2023.
On February 12, 2024, Bill Kempf, applicant, on behalf of Doug Wallace, property owner, submitted an application for an Administrative Use Permit, Density Bonus, Major Subdivision, and Tentative Map for a new five-lot subdivision and construction of five new, two-story, singlefamily residences with five attached accessory dwelling units located at Evan Circle (PP2024- 6731). Additionally, the Applicant is requesting certain concessions and waivers based on State Density Bonus Law because the Applicant will be providing one affordable low-income unit.
On October 1, 2024, the Planning Commission adopted Resolution 10-24 (PC) approving an Administrative Use Permit and recommending to the City Council approval of a Density Bonus, Major Subdivision, and Tentative Map (PP2024-6731) for the construction of a 5-unit subdivision located at Evan Circle (APN: 015-391-43 & 49).
PROCESS
Pursuant to WMC Section 13-4.09(c)(1), the City Council shall approve, conditionally approve, or deny the tentative map within the thirty (30) day period following the filing of the Planning Commission’s report on the tentative map and may modify or delete any of the conditions of approval recommended by the Planning Commission in its report (except conditions required by ordinance related to the public health and safety) or may add requirements as conditions of approval. The City Council may not approve a tentative map unless it makes all of the findings in WMC Section 13-4.09(d).
Pursuant to WMC Section 14-47.140(a), upon review and recommendation by the Planning Commission, the City Council shall adopt a resolution for a Density Bonus pursuant to Chapter 14-47. Before approving an application for a Density Bonus, the City Council shall make all of the findings located in WMC Section 14-47.140(b).
STANDARD OF REVIEW
The decision regarding whether to approve a Density Bonus, Major Subdivision, and Tentative Map is adjudicative and requires environmental review. For more information on standard of review and process, see the Standard of Review and Process Overview on the City website.
DISCUSSION:
Existing Site
Assessors’ Parcels 015-391-43 & 49 are 0.644 acres (28,053 sq. ft.). The project site is designated Residential Medium Density on the General Plan Land Use Map and is within the RM-2 Multiple Residential – Medium Density Zoning District. The site is currently vacant and surrounded by single-family residential parcels.
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C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx FIGURE 2 Aerial view of the project site and surrounding area Source: Santa Cruz County GIS, 2020
Proposed Project
The proposed project involves subdividing the existing parcels into five lots, with a proposed 48-foot-wide public right of way (including sidewalks, curb, and gutter) to provide access and a six-foot-wide public utilities easement to provide the extension of public utilities. A new sidewalk with curb and gutter would extend along the roadway along both sides of the extension of Evan Circle. The plans indicate that the development would consist of five two-story single-family homes with five attached accessory dwelling units (ADUs) for a total of ten units. Lot sizes are proposed to vary in size from 4,000 to 4,280 square feet. All lots would contain three off-street parking spaces, one covered space in a garage and two tandem spaces in the driveway, accessed from Evan Circle.
Lot 9 would include a two-story floor plan with a gross floor area of 2,292 square feet. The single-family dwelling has three bedrooms and two bathrooms and the second-story attached ADU has one bedroom and one bathroom. The units on Lot 9, single-family dwelling and ADU, would both be affordable units.
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C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx Lots 10 and 12 would include a two-story floor plan with a gross floor area of 2,638 square feet.
The single-family dwelling has three bedrooms and two and a half bathrooms and the secondstory attached ADU has one bedroom and one bathroom.
Lots 11 and 13 would include a two-story floor plan with a gross floor area of 2,638 square feet.
The single-family dwelling has three bedrooms and two and a half bathrooms and the secondstory attached ADU has one bedroom and one bathroom.
The applicant is proposing one affordable low-income unit, which is 20% of the total units.
The applicant has requested two concessions and three waivers, including:
Concessions:
1. Reduced Minimum Lot Sizes (WMC §14-16.304)
2. Reduced Minimum Frontage (WMC §14-16.304)
Waivers:
1. 20-foot front yard setback (WMC §14-16.304)
2. 20-foot setback from sidewalk (WMC §14-16.304)
3. 20-foot rear yard setback (WMC §14-16.304)
Per Government Code Section 65915(e)(1), the City cannot apply any development standard that will have the effect of physically precluding the construction of a development providing affordable housing units at the levels described in Government Code Section 65915(b) at the densities or with the concessions or incentives permitted by Section 65915. An applicant may submit to the City a proposal for waivers or reductions of any development standards that will have the effect of physically precluding the construction of the development. The City can only deny waiver requests if the denial would not have a specific adverse impact upon health and safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. The proposed waivers would not have a specific adverse impact upon health and safety, for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Therefore, City staff recommends approval of the requested waivers.
General Plan Consistency
The proposed project is consistent with the following 2005 General Plan goals, policies, and implementation measures, as supported by Staff analysis below. Goal 4.2 Neighborhoods – Conserve and improve the living environment of existing Watsonville neighborhoods.
Staff Analysis: The proposed project will improve Evan Court by repaving it and adding new curb, gutter, and sidewalk to the south side of the street and connect it, via another pending development, to Evan Circle. The project will also connect existing sidewalks to the north and south along Airport Road by adding curb, gutter, and sidewalk along the property’s Airport Road frontage.
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C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx Goal 4.7 Land Use Suitability – Ensure that the orderly development of land for the needs of the existing and projected population within the City limit and Sphere of Influence is based on the land’s overall suitability, including: the accessibility of existing and proposed public facilities, services, and utilities, physical and financial constraints; and/or growth inducing impacts.
Staff Analysis: Since 2006, the property has identified for residential development. The land is suitable for residential development, with accessible public facilities, services, and utilities and no significant physical constraints or growth inducing impacts. The project will also provide a link between the existing Evan Circle subdivision and the proposed 13-unit subdivision at 36 Airport Road, creating a loop road with better accessibility and a more cohesive neighborhood.
Policy 4.G Land Use Suitability – The City shall encourage the development of urban uses on those lands best suited for urban uses and discourage it on lands unsuited for urban uses.
Staff Analysis: Since 2006, the property has identified by the City for residential development. The project will also provide a link between the existing Evan Circle subdivision and the proposed 13-unit subdivision on Evan Court, creating a loop road with better accessibility and a more cohesive neighborhood. The proposed project site is surrounded by existing and proposed urban residential uses and is therefore wellsuited for the proposed residential use. Policy 4.A.2 Land Use Compatibility – The project will provide a link between the existing Evan Circle subdivision and the proposed 13-unit subdivision on Evan Court, creating a loop road with better accessibility and a more cohesive neighborhood. The city shall monitor housing production to ensure compatibility with surrounding land uses.
Staff Analysis: The proposed project site is surrounded by existing and proposed residential development and is therefore compatible with the surrounding land uses. Implementation Measure 4.G.2 – The City, through the development review process, shall consider higher densities on those lands found to be least affected by physical, policy, or economic constraints.
Staff Analysis: The property has a General Plan land use designation of MultipleResidential-Medium Density (RM-2), which has a target residential density of up to 13.99 dwelling units per acre (du/acre). The proposed project, with just the single-family dwellings, has a density of 7.76 du/acre. Government Code prohibits local governments from considering ADUs when calculating density. In this instance, because there is only one unit proposed per parcel, the project requires approval of an Administrative Use Permit. If the ADUs were included in the density calculation, the project would exceed the maximum density of 13.99 units per acre.
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C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx Zoning Code Consistency
With the concessions and waivers allowed under State Density Bonus Law, the project complies with the RM-2 development standards in WMC Section 14-16.304 as shown below.
Development Standard Permitted Proposed
Minimum Lot Size Interior - 5,000 sq. ft.
Exterior – 6,500 sq. ft.
4,000-4,280 sq. ft.
(Concession)
Frontage (Lot Width) Interior - 50 ft.
Exterior – 65 ft.
48.5’ – 58.17’
(Concession, Lots 9 &
12)
Front Setback 20’ 15’-17’
(Waiver)
Rear Setback 20’ 15’-20’
(Waiver, only Lot 9)
Distance to Rear of Sidewalk 20’ 15’-17’
(Waiver)
Side Setback - Interior 5’ 5’
Side Setback - Exterior 10’ 15’
Height 28’ 25’-2” to 25’-10”
Max. Lot Coverage 50% 33% - 37%
Density Bonus Findings
Pursuant to WMC Section 14-47.140(b), before approving an application for a Density Bonus, the Planning Commission and Council shall make certain findings. Those findings are listed below with staff analysis.
1. The application is eligible for a Density Bonus and any concessions, or incentives requested if conforms to all standards included in this Chapter and includes a financing mechanism for all implementation and monitoring costs;
Staff Analysis: The Density Bonus application has been reviewed and is eligible for a Density Bonus and the two requested concessions and three requested waivers, conforms to all standards in Chapter 14-47, and includes a financing mechanism for all implementation and monitoring costs.
2. Any requested incentive or concession will result in identifiable, financially sufficient, and actual cost reductions based upon appropriate financial analysis and documentation as described in Section 14-47.130 of this Chapter;
Staff Analysis: The requested concessions and waivers will result in identifiable, financially sufficient, and actual cost reductions based on appropriate financial analysis and documentation.
3. If the Density Bonus is based all or in part on donation of land, the approval body has made the findings included in Section 14-47.070(c) of this Chapter;
10/16/2024 8:00:19 PM
C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx Staff Analysis: The Density Bonus is not based all or in part on donation of land, so this finding is not applicable.
4. If the Density Bonus, incentive, or concession is based all or in part on the inclusion of a Day Care Center, the approval body has made the findings required by Section 14-
47.080(b) of this Chapter;
Staff Analysis: The Density Bonus is not based all or in part on the inclusion of a Day Care Center, so this finding is not applicable.
5. A Density Bonus Housing Agreement in recordable form has been signed by the owner of the Residential Development with terms and conditions reasonably to satisfy the requirements of this Chapter and the Density Bonus Program Guidelines.
Staff Analysis: Per the City’s standard procedures related to deed-restricted affordable units, a condition of approval (Condition #16) was included in the conditions of approval for the Administrative Use Permit approved by the Planning Commission stating that a Density Bonus/Affordable Housing Agreement in recordable form shall be approved by City Council and signed by the owner of the Residential Development with terms and conditions reasonably to satisfy the requirements of Chapter 14-47 and the Density Bonus Program Guidelines prior to issuance of a building permit.
These Findings are included in Exhibit A of the density bonus resolution.
Tentative Map - Required Findings
Pursuant to WMC Section 13-4.08(b), in recommending approval, conditional approval, or denial of a tentative map, the Planning Commission shall make all of the applicable findings in WMC Section 13-4.09(d). Those findings are listed below with staff analysis.
1. The proposed map is consistent with the general plan or any applicable specific plan, the zoning code, this chapter, the Subdivision Map Act, and other applicable provisions of this code.
Staff Analysis: The proposed use is consistent with the following General Plan goals, policies, and implementation measures: Goal 4.2, Goal 4.7, Policy 4.G, Policy 4.A.2, and Implementation Measure 4.G.2. With the concessions and waivers granted under State Density Bonus Law, the proposed use is also consistent with the general purpose and intent of the applicable district regulations.
2. The design or improvement of the proposed subdivision is consistent with the general plan and any applicable specific plan.
Staff Analysis: The proposed single-family residential subdivision is compatible with the existing single-family residential uses in the neighborhood and preserves the character and integrity of the area. Right-of-way improvements associated with the project will mitigate any potential adverse impacts, provide improved automobile and pedestrian
10/16/2024 8:00:19 PM
C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx infrastructure, and connect the existing and proposed single-family neighborhoods on Evan Circle and Evan Court.
3. The site is physically suitable for the proposed type of development.
Staff Analysis: The site is relatively flat, surrounded by single-family residential development, is served by City utilities, and the site would connect two existing singlefamily residential subdivisions. As such, the project is physically suitable for the proposed type of development.
4. The site is physically suitable for the proposed density of development.
Staff Analysis: The site is relatively flat, surrounded by single-family residential development, is served by City utilities, is zoned RM-2, and the proposed project density is close to the target density for medium-density residential development. As such, the project is physically suitable for the proposed density of development.
5. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
Staff Analysis: There are no sensitive environmental areas on or near the proposed project site, so the design of the proposed subdivision is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
6. The design of the subdivision or the type of improvements is not likely to cause serious public health problems.
Staff Analysis: The proposed subdivision, with the concessions and waivers granted under State Density Bonus Law, complies with the development standards of the RM-2 zoning district, is surrounded by existing single-family residential neighborhoods, and qualifies for a categorical exemption from CEQA review as in-fill development. It is therefore not likely to cause serious public health problems.
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.
Staff Analysis: The proposed subdivision does not conflict with any existing easements for access through or use of property within the proposed subdivision.
8. The waste discharge from the proposed subdivision into a community sewer system will not result in or add to violations of existing requirements prescribed by the Regional Water Quality Control Board.
10/16/2024 8:00:19 PM
C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx Staff Analysis: The sewer system in the public right of way in Airport Road has adequate capacity to accommodate the additional load from the proposed subdivision and there are no existing RWQCB violations in the area. Therefore, the waste discharge from the proposed subdivision into the community sewer system will not result in or add to violations of existing requirements prescribed by the Regional Water Quality Control Board.
9. If the land is subject to any of the development restrictions included in Section 66474.4(a) of the Subdivision Map Act (including, but not limited to, Williamson Act contracts, openspace easements, and conservation easements), then the findings required by Section 66474.4 must be made to approve or conditionally approve the tentative map.
Staff Analysis: The land is not subject to any of the development restrictions included in Section 66474.4(a) of the Subdivision Map Act.
10.If the tentative map is subject to the water supply requirements included in Section 66473.7 of the Subdivision Map Act, then the findings required by Section 66473.7 must be made to approve or conditionally approve the tentative map.
Staff Analysis: The tentative map is not subject to the water supply requirements included in Section 66473.7 of the Subdivision Map Act.
These findings are included in Exhibit A, the tentative map conditions of approval are included in Exhibit B, and the tentative map is included as Exhibit C of the tentative map resolution.
Environmental Review
As an in-fill development project, the proposed project qualifies for a Class 32 categorical exemption from the California Environmental Quality Act (CEQA) under California Code of Regulations Title 14 Section 15332. The project meets the conditions of Section 15332, including: the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; the project occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare, or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. Additionally, none of the exceptions in section 15300.2 apply: the project is not located on an environmental resource of hazardous or critical concern; there would not be a cumulative impact from successive projects of the same type in the same place; there is no evidence that there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances; the project is not located near a scenic highway or on a hazardous waste site or on a historical resource.
STRATEGIC PLAN:
The proposed 5-lot subdivision located at Evan Circle and the associated improvements will provide five new single-family residences with five attached accessory dwelling units (ADUs).
One lot will include two affordable units (primary residence and ADU). The project will provide
10/16/2024 8:00:19 PM
C:\Program Files\eSCRIBE\TEMP\2001588504\2001588504,,,Evan Circle - Density Bonus, Major Subdivision, and Tentative Map.docx new infrastructure connecting Evan Court and Evan Circle, including new street, curb, gutter, and sidewalks. Therefore, the project supports the following Strategic Plan priorities. 2-Infrastructure & Environment
3-Housing
FINANCIAL IMPACT:
The proposed project has no fiscal impact other than an increase in property tax revenue due to site improvements.
ALTERNATIVE ACTION:
The City Council could deny the application for a Density Bonus, Major Subdivision, and Tentative Map.
ATTACHMENTS:
1. Project Plan Set – Evan Circle (PP2024-6731)
A1.1PROJECT DATA & SUMMARY, VICINTY MAP
N O R T H
VICINITY MAP
SHEET INDEX
PROJECT DATA
NEW RESIDENTIAL DEVELOPMENT FOR
EVAN CIRCLE, LLC - PHASE TWO
AT EVAN CIRCLE, WATSONVILLE, CALIFORNIA
AREA CALCULATIONS
PROJECT
LOCATION
ARCHITECT: WILLIAM C. KEMPF, ARCHITECTS
105 LOCUST STREET, SUITE B
SANTA CRUZ, CA 95060
BILL KEMPF: 831 459-0951
CIVIL ENGINEER: IFLAND ENGINEERS
1509 SEABRIGHT AVENUE, SUITE 1B
SANTA CRUZ, CA 95062
JON IFLAND: 831 426-5313
LANDSCAPE ARCHITECT: mbLA
P.O. BOX 328
APTOS, CA 95001
MEGAN BISHOP: 831 818-9227
GEOTECHNICAL ENGINEER: HARO KASUNICH & ASSOCIATES, INC. 116 EAST LAKE AVENUE
WATSONVILLE, CA 95076
MOSES CUPRILL: 831 722-4175
STRUCTURAL ENGINEER: JOHN BUCHANAN
1515 CAPITOLA ROAD, SUITE H
SANTA CRUZ, CA 95062
831 476-3145
ENERGY ANALYSIS: INTELLIGENT HOUSE DESIGN
124 OTIS STREET
SANTA CRUZ, CA 95060
LINDA BUTLER: 831 345-1028
LAND USE CONSULTANT: EADIE CONSULTANTS
P.O. BOX 1647
SANTA CRUZ, CA 95061
CHARLIE EADIE: 831 431-3396
CONSULTANTS PROJECT SUMMARY
A1.1 PROJECT DATA & SUMMARY, VICINITY MAP
A2.1 DEVELOPMENT PLAN
A2.2 ARCHITECTURAL SITE PLAN
A3.1 FLOOR PLANS - LOT 9
A3.2 ROOF PLAN & ARCH. SECTIONS - LOT 9
A3.3 EXTERIOR ELEVATIONS - LOT 9
A4.1 FLOOR PLANS - LOTS 10 & 12
A4.2 ROOF PLAN & ARCH. SECTIONS - LOTS 10 & 12
A4.3 EXTERIOR ELEVATIONS - LOTS 10 & 12
A5.1 FLOOR PLANS - LOTS 11 & 13
A5.2 ROOF PLANS & ARCH. SECTIONS 11 & 13
A5.3 EXTERIOR ELEVATIONS - LOTS 11 & 13
TM1.0 TENTATIVE MAP
C0.0 OVERALL SITE PLAN
C1.0 GRADING & DRAINAGE PLAN
C2.0 UTILITY PLAN
C3.0 STORMWATER CONTROL PLAN
C4.0 EROSION CONTROL NOTES & DETAILS
C4.1 EROSION CONTROL PLAN
L1.0 LANDSCAPE PLAN
TOTAL LOT AREA: 28,023 S.F.
TOTAL IMPERVIOUS AREA: 18,010 S.F. (64%)
TOTAL PERVIOUS AREA: 10,013 S.F. (36%)
PROPOSED LOT AREAS:
LOT 9: 4,023 S.F.
LOT 10: 4,000 S.F.
LOT 11: 4,280 S.F.
LOT 12: 4,198 S.F.
LOT 13: 4,017 S.F.
TOTAL: 20,518 S.F.
RIGHT OF WAY AREA: 7,505 S.F.
PROPOSED GROSS FLOOR AREAS:
LOT 9: 2,292 S.F.
LOT 10: 2,638 S.F.
LOT 11: 2,638 S.F.
LOT 12: 2,638 S.F.
LOT 13: 2,638 S.F.
TOTAL: 12,844 S.F.
(REFER TO SHEETS A3.1, A4.1, & A5.1 FOR AREA BREAKDOWNS) OWNER: EVAN CIRCLE, LLC
315 LIBERTY STREET
SANTA CRUZ, CA 95060
DOUG WALLACE: 831 254-1029
ASSESSORS PARCEL NUMBERS: 015-391-43 & 015-391-49
PROJECT SITE: EVAN CIRCLE
WATSONVILLE, CALIFORNIA
ZONING: RM-2 = MULTI-RESIDENTIAL
OCCUPANCY GROUP: R-3, U
CONSTRUCTION TYPE: TYPE V-B WITH FIRE SPRINKLERS
DEVELOPMENT AREA: APN: 015-391-43 = 18,417 S.F.
APN: 015-391-49 = 9,606 S.F.
GROSS AREA = 28,023 S.F.
(±0.64 ACRES)
PROJECT DESCRIPTION:
NEW RESIDENTIAL DEVELOPMENT ON AN EXISTING VACANT PARCEL FOR
FIVE NEW TWO-STORY SINGLE-FAMILY RESIDENCES, EACH WITH AN
ATTACHED ACCESSORY DWELLING UNIT (ADU),
THIS PROJECT MEETS THE CONDITIONS OF SB330
THIS PROJECT IS A CONTINUATION OF A LARGER RESIDENTIAL DEVELOPMENT THAT WAS STARTED IN 2006 BY THE SAME OWNERS. PHASE ONE WAS APPROVED AND BUILT OUT BETWEEN 2012 AND 2016. THE TWO EXISTING VACANT LOTS
DEFINING THIS PHASE TWO DEVELOPMENT RECEIVED A TENTATIVE MAP APPROVAL FOR 5 NEW SFD LOTS AROUND 2015. THIS TENTATIVE MAP WAS NEVER RECORDED AS A FINAL MAP AND EXPIRED. THE PROPOSED TENTATIVE MAP HEREIN IS VERY SIMILAR TO THE PREVIOUSLY APPROVED MAP.
ACCORDING TO THE CITY OF WATSONVILLE'S AFFORDABLE HOUSING ORDINANCE 14-46, THIS PROJECT SHOULD BE EXEMPT DUE TO IT HAVING LESS THAN 7 NEW LOTS. BUT THE ORIGINAL APPROVAL OF PHASE ONE & TWO HAD A REQUIREMENT OF 2 AFFORDABLE LOTS. THIS WAS BASED ON 15% OF THE 12 RESIDENTIAL LOTS THAT WERE PROPOSED BACK IN 2007. ONLY ONE LOT WAS
MADE AFFORDABLE IN PHASE ONE AND ONE AFFORDABLE LOT REMAINED FOR INCLUSION WITH PHASE TWO. THIS SECOND AFFORDABLE UNIT IS PROPOSED FOR LOT 9.
DENSITY BONUS CALCULATION
PER CALIFORNIA DENSITY BONUS LAW & CITY OF WATSONVILLE ORD. 14-47 THE CURRENT ZONING IS RM-2 AND A 'STANDARD LOT SUBDIVISION' IS PROPOSED, LOT 9 IS DESIGNATED AS AFFORDABLE
USING EXISTING ZONING (RM-2, STANDARD LOT SUBDIVISION)
· MINIMUM LOT SIZE: 5,000 SF
· GROSS LOT AREA: 28,023 SF
· ROW AREA: 7,505 SF
· NET LOT AREA: 20,518 SF
· UNITS ALLOWED: 20,518 / 5,000 = 4.10 UNITS
4 SFD LOTS ALLOWED WITHOUT DENSITY BONUSES (NO ROUNDING UP) ACCORDING TO CITY OF WATSONVILLE ORDINANCE 14-47.060 (a) (2), IF AT LEAST 10% OF A RESIDENTIAL DEVELOPMENTS UNITS ARE AFFORDABLE TO LOW INCOME HOUSEHOLDS, A 20% DENSITY BONUS CAN BE APPLIED. 4 ALLOWED UNITS X 20% BONUS = 4.8 UNITS
4.8 UNITS ROUNDS UP TO 5 UNITS
INCENTIVES & CONCESSIONS AVAILABLE
ACCORDING TO CITY OF WATSONVILLE ORDINANCE 14-47.060 (D) (2),
TWO INCENTIVES OR CONCESSIONS ARE AVAILABLE FOR RESIDENTIAL DEVELOPMENTS THAT INCLUDE AT LEAST 20% OF THE UNITS FOR LOWER INCOME
HOUSEHOLDS
INCENTIVES REQUESTED:
NONE
CONCESSIONS REQUESTED:
#1 - REDUCE MINIMUM LOT SIZES
#2 - REDUCE MINIMUM LOT WIDTH (LOT 12 ONLY)
WAIVERS REQUESTED:
#1 - REDUCE FRONT YARD SETBACK FROM 20' TO 15'
#2 - REDUCE 20' SETBACK TO SIDEWALK DOWN TO 10'
#3 - REDUCE REAR YARD SETBACK FROM 20' TO 15' (LOT 9 ONLY)
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
FEBRUARY 5, 2024
015-391-43 & 49
WALLACE
EVAN CIRCLE - PHASE 2 NEW RESIDENTIAL DEVELOPMENT FOR EVAN CIRCLE, LLC - PHASE TWO AT EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 RESPONSE 1 6/21/24
A2.1PROPOSED DEVELOPMENT PLAN
1 PROPOSED DEVELOPMENT PLAN
SCALE: 1" = 20'-0"
EVAN CIRCLE - PHASE ONE
N O R T H AIRPORT ROAD (E) PROPERTY LINE
GINOS
COURT
(E) DETENTION BASIN
170 EVAN COURT 160 EVAN COURT 128 EVAN COURT 120 EVAN COURT 116 EVAN COURT
205 EVAN CIRCLE 219 EVAN CIRCLE 225 EVAN CIRCLE 231 EVAN CIRCLE 212 EVAN CIRCLE 218 EVAN CIRCLE 224 EVAN CIRCLE
230 EVAN CIRCLE
MINI-PARK
LOT 9
(AFFORDABLE)
LOT 11 LOT 10
LOT 12
LOT 13
110 ROSITA LANE
111 GINOS COURT
122 GINOS COURT
EVAN COURT
(EXISTING HALF ROAD TO REMAIN)
CONCURRENT DEVELOPMENT BY HABITAT
FOR HUMANITY, UNDER SEPARATE PERMIT,
APPLICATION #PP2023-6034
(SHOWN FOR REFERENCE ONLY)
HABITAT LOTS 1-10 WILL HAVE EVAN
COURT ADDRESSES, LOTS 11-13 WILL HAVE
EVAN CIRCLE ADDRESSES
(E) DRAINAGE EASEMENT
HABITAT
LOT 13
HABITAT
LOT 11
HABITAT
LOT 12
HABITAT
LOT 4
HABITAT
LOT 5
HABITAT
LOT 6
HABITAT
LOT 7
HABITAT
LOT 8
HABITAT
LOT 9 6' PUE
6' PUE
HABITAT
LOT 2
HABITAT
LOT 3
HABITAT
LOT 1
HABITAT
LOT 10
EVAN CIRCLE PHASE TWO
HYDRANT
LAMP
GARAGE GARAGE GARAGE
GARAGE GARAGE GARAGE
GARAGE
HABITAT LOTS 11-13 WILL HAVE EVAN
CIRCLE ADDRESSES, LOTS 1-10 WILL HAVE
EVAN COURT ADDRESSES
EVAN CIRCLE, LLC - LOTS 9-13 WILL HAVE
EVAN CIRCLE ADDRESSES
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
FEBRUARY 5, 2024
015-391-43 & 49
WALLACE
EVAN CIRCLE - PHASE 2 NEW RESIDENTIAL DEVELOPMENT FOR EVAN CIRCLE, LLC - PHASE TWO AT EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 RESPONSE 1 6/21/24
PROPOSED SITE PLAN
A2.2
PROPOSED SITE PLAN 1 SCALE: 1" = 10'-0"
APN 015-391-44
APN 015-391-50
APN 015-391-24
APN 015-391-22
APN 015-391-36
APN 015-391-06
APN 015-391-20
EVAN CIRCLE
PHASE TWO
78.06'
78.00'
103.86' 51.50' 48.86' 48.86' 72.00'
58.17'
35.04'
14.33'
47.88'
47.94'
50.00'
50.00' 50.00' 48.50' 100.00' 80.00' 80.00'
LOT 13
4,017 S.F.
LOT 12
4,198 S.F.
LOT 11
4,280 S.F.
LOT 10
4,000 S.F.
LOT 9
4,023 S.F. 2.64'
11.34'
10.22'
10.20' 20'-0" REAR YARD 20'-0" REAR YARD
5'-0" SIDE SETBACK 5'-0"
S.B. ±36'-0"
DRIVEWAY
PORCH
ADU
PORCH
PATIO
DRIVEWAY
ADU
PORCH
PATIO
PORCH
DRIVEWAY
PORCH
DRIVEWAY
ADU
PORCH
TREE
TREE
TREE
TREE
N O R T H 15'-0" REAR YARD
5'-0"
SIDE SETBACK 5'-0" S.B. 5'-0" S.B. 5'-0" SIDE SETBACK
RM-2 ZONING
RM-2 ZONING
RM-2 ZONING
RM-2 ZONING
RM-2 ZONING
RM-2 ZONING
RM-2 ZONING
PARKING ANALYSIS
GARAGE PARKING REQUIRED:
1 GARAGE SPACE PER UNIT = 5 SPACES
ADU PARKING REQUIRED:
1 SPACE PER ADU = 5 SPACES
GUEST PARKING REQUIRED:
1 SPACE PER 4 BEDROOMS = 5 SPACES
TOTAL PARKING REQUIRED: 15 SPACES
TOTAL PARKING PROVIDED: 15 SPACES
15'-0"
FRONT S.B.
±1'-0" ±2'-2"
20'-0"
20'-0" REAR YARD ±17'-0"15'-0"
FRONT S.B. 15'-0" FRONT S.B.
36'-0" 34'-0" 6' PUBLIC UTILITY EASEMENT48'-0" R.O.W. 6' PUBLIC UTILITY EASEMENT TREE
42'-0" 38'-0" 1'-0" 5'-0" S.B. ±2'-6"
ADU
PORCH
PATIO
PORCH
DRIVEWAY 38'-0" ±3" 3"
42'-0" ±41'-10"
EVAN CIRCLE
PHASE ONE 42'-0" 2'-0"
1'-0"
38'-0"
±1'-0"
5'-0"
S.B.
38'-0"
±1'-0"
5'-0" SIDE SETBACK
1'-0" 42'-0"
PORCH
ADU
PORCH
PATIO
6' PUBLIC UTILITY
EASEMENT 2'-0" 6'-0"
HABITAT PROJECT
FRONT PORCH MAY PROJECT INTO
FRONT YARD IN ACCORDANCE
WITH ORDINANCE 14-40.130 (c)
CHIMNEYS MAY PROJECT INTO
SIDE YARDS IN ACCORDANCE
WITH ORDINANCE 14-40.130 (d) 1'-0"
TRASH CANS ARE LOCATED IN THE SIDE YARDS BEHIND
A FENCE & GATE, THE DRIVEWAY IS WIDENED TO
PROVIDE A CLEAR PATH TO THE STREET, TRASH CANS
WILL NOT BE PLACED IN FRONT OF DRIVEWAYS FOR
PICK-UP, TYPICAL
TRASH
TRASH TRASH TRASH TRASH
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
FEBRUARY 5, 2024
015-391-43 & 49
WALLACE
EVAN CIRCLE - PHASE 2 NEW RESIDENTIAL DEVELOPMENT FOR EVAN CIRCLE, LLC - PHASE TWO AT EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 RESPONSE 1 6/21/24
PROPOSED FLOOR PLANS - LOT 9
A3.1
AREA CALCULATIONS
PRIMARY LOWER FLOOR: 815 S.F.
PRIMARY UPPER FLOOR: 498 S.F.
PRIMARY UNIT HEATED: 1,313 S.F.
ONE CAR GARAGE: 295 S.F.
FRONT PORCH: 118 S.F.
ADU LOWER FLOOR: 48 S.F.
ADU UPPER FLOOR: 592 S.F.
ADU TOTAL: 640 S.F.
ADU PORCH: 22 S.F.
ADU STORAGE: 44 S.F.
ADU BALCONY: 111 S.F.
GROSS CONDITIONED: 1,953 S.F.
GROSS UNCONDITIONED: 339 S.F.
A3.2 1
SCALE: 1/4"=1'-0"
UPPER FLOOR PLAN 2 SCALE: 1/4"=1'-0"LOWER FLOOR PLAN 1
N O R T H
UP 17R
FRONT PORCH
KITCHENISLAND
36'-0"
19'-8" 4'-2" 6'-0" 5'-4" 28'-8" 40'-0" 40'-0" 4:12
DINING
36'-0"
AC
BEDROOM 1
11'1 x 12'6
GARAGE
11'7 x 20'1
9' GARAGE DOOR
BATH 1
ADU
STORAGE
12'-2" 6'-0" 34'-0"
36'-0" 6'-0" 34'-0" 34'-0"
36'-0" 6'-0"
UP 17R
ADU
PORCH
WH
TRASH
REC.
AC
GREAT ROOM
15'2 x 15'0
BATH
REF
CAB
ADU GREAT ROOM
14'9 x 16'11
DN 17R
ADU BEDROOM
12'4 x 10'1
BEDROOM 1
13'6 x 10'10
BEDROOM 1
11'3 x 12'6 DN 17R
A3.2 1 2
A3.2
A3.2 2 2
A3.2
A3.2 2
W/D
BATH 2
W/D LINENS
REF
DW
CAB
FALSE CHIMNEY WITH
NO FIREPLACE OPEN TO BELOW HIP HIP
ADU BALCONY
6'0 x 16'0 6'-6"
17'-6" 17'-0" 1'-6" 17'-6" 17'-0" 1'-6" 6'-6"
ADU BALCONY ABOVE
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
FEBRUARY 5, 2024
015-391-43 & 49
WALLACE
EVAN CIRCLE - PHASE 2 NEW RESIDENTIAL DEVELOPMENT FOR EVAN CIRCLE, LLC - PHASE TWO AT EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 RESPONSE 1 6/21/24
ROOF PLAN & ARCH. SECTIONS - LOT 9
A3.2 HIP HIP HIP HIP
SCALE: 1/4"=1'-0"
ROOF PLAN 3
A3.2 1
RIDGE 9'-034" 8'-034"
FRONT PORCH
LOWER FLOOR
UPPER FLOOR
+0'-0"
+9'-1.5"
TOP OF PLATE
+17'-2.25"
4:12
PRE-MANUFACTURED
WOOD TRUSSES
BEDROOM 3 BEDROOM 2
GREAT ROOM
11-7/8" TJIs
SCALE: 1/4"=1'-0"
ARCHITECTURAL SECTION 2 9'-034" 8'-034"
GARAGE
LOWER FLOOR
UPPER FLOOR
+0'-0"
+9'-1.5"
TOP OF PLATE
+17'-2.25"
4:12
PRE-MANUFACTURED
WOOD TRUSSES
BEDROOM 2 ADU BEDROOM
GREAT ROOM
11-7/8" TJIs
SCALE: 1/4"=1'-0"
ARCHITECTURAL SECTION 1
KITCHEN DINING
HALL
4:12
ADU
PORCH ±25'-2" BUILDING HEIGHT 4:12 4:12
4:12 4:12
A3.2 22
A3.2
A3.2 1
ADU BALCONY BELOW
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
FEBRUARY 5, 2024
015-391-43 & 49
WALLACE
EVAN CIRCLE - PHASE 2 NEW RESIDENTIAL DEVELOPMENT FOR EVAN CIRCLE, LLC - PHASE TWO AT EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 RESPONSE 1 6/21/24
EXTERIOR ELEVATIONS - LOT 9
A3.3
SCALE: 1/4"=1'-0"
SOUTHEAST ELEVATION 1
SCALE: 1/4"=1'-0"
NORTHWEST ELEVATION 3
SCALE: 1/4"=1'-0"
SOUTHWEST ELEVATION 2
4:12 4:12
SCALE: 1/4"=1'-0"
NORTHEAST ELEVATION 4
4:12 4:12
SHEET METAL CHIMNEY CAP AS SHOWN,
DECORATIVE ONLY AT LOT 9
CEMENT PLASTER FINISH ON CHIMNEY, TYP.
CLASS 'A', 40 YEAR, ASPHALT COMPOSITION
ROOFING SHINGLES
5" OGEE SHAPED PAINTED GUTTERS WITH 2"Ø
DOWNSPOUTS
2x8 PAINTED WOOD FASCIA BOARD
2x6 WOOD CORNER BOARD PAINT GRADE
TRIM, TYPICAL
CEMENTITIOUS VERTICAL BOARD & BATTEN
SIDING
2x8 PAINTED BELTLINE HORIZONTAL WOOD
TRIM
VINYL WINDOWS WITH PAINT GRADE 2x4
WOOD TRIM AND 2x3 WOOD SILL, TYPICAL
PAINTED STRUCTURAL WOOD PORCH WITH
6x6 POSTS, TYPICAL
CEMENT PLASTER FINISH, TYPICAL AT FIRST
FLOORS
FINISH GRADE ±25'-2" BUILDING HEIGHT
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
FEBRUARY 5, 2024
015-391-43 & 49
WALLACE
EVAN CIRCLE - PHASE 2 NEW RESIDENTIAL DEVELOPMENT FOR EVAN CIRCLE, LLC - PHASE TWO AT EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 RESPONSE 1 6/21/24
PROPOSED FLOOR PLANS - LOTS 10 & 12
A4.1
SCALE: 1/4"=1'-0"
UPPER FLOOR PLAN 2 SCALE: 1/4"=1'-0"LOWER FLOOR PLAN 1
ADU KITCHEN
BATH 1
BATH 2
UP 17R
OFFICE
11'8 x 14'2
KITCHEN PANTRY
REF
ISLAND FIREPLACE
POWDER
HALL
REAR PORCH
38'-0"
16'-4" 21'-8" 6'-0" 36'-0" 42'-0"
38'-0"
4'-2" 12'-2" 6'-2" 15'-6" 6'-0" 6'-0" 30'-0" 42'-0" 34'-0" 8'-0" 42'-0" BATH
ADU
STORAGE
38'-0" 42'-0"38'-0"
16'-912" 21'-212"
9' GARAGE DOOR
GARAGE
11'9 x 20'5
ADU
PORCH
FRONT
PORCH UP 17R
DN 17R DW
W/D
ADU BEDROOM
10'0 x 11'3
REF
CABLINENS
ADU GREAT ROOM
11'9 x 12'7 DN 17R
OPEN
TO
BELOW
BEDROOM 1
14'6 x 10'1
CAB DRY WASH
BEDROOM 3
14'6 x 11'5
BEDROOM 2
10'10 x 10'5
DINING
GREAT ROOM
14'6 x 14'6
HALL
AREA CALCULATIONS
PRIMARY LOWER FLOOR: 886 S.F.
PRIMARY UPPER FLOOR: 819 S.F.
PRIMARY UNIT HEATED: 1,705 S.F.
ONE CAR GARAGE: 249 S.F.
FRONT PORCH: 37 S.F.
REAR PORCH: 170 S.F.
ADU LOWER FLOOR: 69 S.F.
ADU UPPER FLOOR: 552 S.F.
ADU TOTAL: 621 S.F.
ADU PORCH: 25 S.F.
ADU STORAGE: 63 S.F.
ADU BALCONY: 113 S.F.
GROSS CONDITIONED: 2,326 S.F.
GROSS UNCONDITIONED: 312 S.F.
TRASH
REC.
AC AC 2
A4.2
A4.2 2 2
A4.2
A4.2 2
A4.2 1A4.2 1
ADU BALCONY
7'0 x 14'0
22'-112" 1'-0" 15'-0" 7'-6" 7'-6"
1'-0" 15'-0" 912"
ADU BALCONY ABOVE
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
FEBRUARY 5, 2024
015-391-43 & 49
WALLACE
EVAN CIRCLE - PHASE 2 NEW RESIDENTIAL DEVELOPMENT FOR EVAN CIRCLE, LLC - PHASE TWO AT EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 RESPONSE 1 6/21/24
A4.2 HIP HIP HIP VALLEY HIP HIP RIDGE
SCALE: 1/4"=1'-0"
ROOF PLAN 3 HIP
RIDGE 4:12 4:12
4:12 4:12 4:12
4:12 9'-034" 8'-034"
FRONT PORCH
LOWER FLOOR
UPPER FLOOR
+0'-0"
+9'-1.5"
TOP OF PLATE
+17'-2.25"
4:12
PRE-MANUFACTURED
WOOD TRUSSES
BATH 2 STAIR HALL
GREAT ROOM
11-7/8" TJIs
SCALE: 1/4"=1'-0"
ARCHITECTURAL SECTION 2 9'-034" 8'-034"
GARAGE
LOWER FLOOR
UPPER FLOOR
+0'-0"
+9'-1.5"
TOP OF PLATE
+17'-2.25"
4:12
PRE-MANUFACTURED
WOOD TRUSSES
BATH 1 ADU BEDROOM
GREAT ROOM
11-7/8" TJIs
SCALE: 1/4"=1'-0"
ARCHITECTURAL SECTION 1
REAR PORCH
LAUNDRY
ADU
PORCH ±25'-6" BUILDING HEIGHT
A4.2 2
A4.2 1A4.2 1
A4.2 2
HALL ADU BATH
W.I.C.
CLOSET HALL PANTRY POWDER
LAUNDRY
A4.2 2
A4.2 1 ROOF PLAN & ARCH. SECTIONS - LOTS 10 & 12
ADU BALCONY BELOW
DISCLAIMER
THE DATA SET FORTH ON THIS SHEET IS
THE PROPERTY OF WILLIAM C. KEMPF,
ARCHITECTS. IT IS AN INSTRUMENT OF
SERVICE AND MAY NOT BE ALTERED,
REPRODUCED, OR USED WITHOUT THE
CONSENT OF THE ARCHITECT. THE PROPER
ELECTRONIC TRANSFER OF DATA SHALL
BE THE USER'S RESPONSIBILITY WITHOUT
LIABILITY TO THE ARCHITECT.
UNAUTHORIZED USE IS PROHIBITED.
STAMP
SHEET
www.wckempf.com
Santa Cruz, CA 95060
WILLIAM C. KEMPF
831 459-0951
105 Locust Street, Suite B
ARCHITECTS
APPROVAL STAMP
REVISIONS
No. DESCRIPTION DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
CLIENT NAME:
PROJECT NAME:
DRAWING DATE:
A.P.N.
FEBRUARY 5, 2024
015-391-43 & 49
WALLACE
EVAN CIRCLE - PHASE 2 NEW RESIDENTIAL DEVELOPMENT FOR EVAN CIRCLE, LLC - PHASE TWO AT EVAN CIRCLE, WATSONVILLE, CALIFORNIA 1 RESPONSE 1 6/21/24