EXTERIOR ELEVATIONS - LOTS 10 & 12
A4.3
SCALE: 1/4"=1'-0"
STREET ELEVATION 1
SCALE: 1/4"=1'-0"
REAR ELEVATION 3
SCALE: 1/4"=1'-0"
LEFT SIDE ELEVATION 2
4:12
SCALE: 1/4"=1'-0"
RIGHT SIDE ELEVATION 4
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
CEMENT PLASTER FINISH, TYPICAL AT FIRST
FLOORS
FINISH GRADE ±25'-6" BUILDING HEIGHT
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.
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 11 & 13
A5.1
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"
21'-8" 16'-4" 6'-0" 36'-0" 42'-0"
38'-0"
15'-6" 6'-2" 12'-2" 4'-2" 6'-0" 6'-0" 30'-0" 42'-0" 34'-0" 8'-0" 42'-0" BATH
ADU
STORAGE
38'-0" 42'-0"38'-0"
16'-91221'-2 " 12"
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
A5.2
A5.2 2
A5.2 1A5.2 1 2
A5.2
A5.2 2
22'-0" 15'-0" 1'-0"
ADU BALCONY
7'0 x 14'0 7'-6"
15'-0" 1'-0" 912" 7'-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
A5.2
SCALE: 1/4"=1'-0"
ROOF PLAN 3 RIDGE 4:12 4:12 RIDGE 4:12
A5.2 2
A5.2 1A5.2 1
A5.2 2 9'-034" 8'-034"
FRONT PORCH
LOWER FLOOR
UPPER FLOOR
+0'-0"
+9'-1.5"
TOP OF PLATE
+17'-2.25"
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
ADU BEDROOM BATH 1
GREAT ROOM
11-7/8" TJIs
SCALE: 1/4"=1'-0"
ARCHITECTURAL SECTION 1
REAR PORCH
LAUNDRY
ADU
PORCH ±25'-10" BUILDING HEIGHT
ADU BATH HALL
W.I.C.
CLOSET HALL PANTRY POWDER
LAUNDRY
A5.2 2
A5.2 1 ROOF PLAN & ARCH. SECTIONS - LOTS 11 & 13
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 - LOTS 11 & 13
A5.3
SCALE: 1/4"=1'-0"
STREET ELEVATION 1
SCALE: 1/4"=1'-0"
REAR ELEVATION 3
SCALE: 1/4"=1'-0"
LEFT SIDE ELEVATION 2
4:12
SCALE: 1/4"=1'-0"
RIGHT SIDE ELEVATION 4 ±25'-10" BUILDING HEIGHT
4:12
CLASS 'A', 40 YEAR, ASPHALT COMPOSITION
ROOFING SHINGLES
5" OGEE SHAPED PAINTED GUTTERS WITH 2"Ø
DOWNSPOUTS
2x8 PAINTED WOOD FASCIA & BARGE BOARDS
2x6 WOOD CORNER BOARD PAINT GRADE
TRIM, TYPICAL
CEMENTITIOUS HORIZONTAL LAP SIDING
6x6 WOOD BARGE BRACKETS
2x8 PAINTED BELTLINE HORIZONTAL WOOD
TRIM
VINYL WINDOWS WITH PAINT GRADE 2x4
WOOD TRIM AND 2x3 WOOD SILL, TYPICAL
CEMENT PLASTER FINISH, TYPICAL AT FIRST
FLOORS
PAINTED 6x6 POSTS AT PORCHES
FINISH GRADE
SHEET METAL CHIMNEY CAP
CEMENT PLASTER FINISH ON
CHIMNEY, 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.
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
Δ Δ Δ Δ Δ Δ ΔΔ
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© Page 366 of 427
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©
© Page 367 of 427
Attachment 1: Page 15 of 20
©
© Page 368 of 427
Attachment 1: Page 16 of 20
©
© Page 369 of 427
Attachment 1: Page 17 of 20
© © ··················· Page 370 of 427
Attachment 1: Page 18 of 20
©
© Page 371 of 427
Attachment 1: Page 19 of 20
mature trees BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTh WUCOLS LAURUS NOBILIS / SWEET BAY (MULTI-TRUNK) 15 GAL 10 12' X 12' L PISTACIA CHINENSIS ‘Keith Davey’ / FRUITLESS CHINESE PISTACHE 15 GAL X 40' X 40' L SHRUBS AND mature PERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTh WUCOLS ACACIA COGNATA ‘COUSIN ITT' / LITTLE RIVER WATTLE 1 GAL 7 2' X 4' L ABUTILON 'GOLDEN BALLLERINA' / YELLOW FLOWERING MAPLE 5 GAL 3 6' X 4' MABUTILON 'ALBUS' / WHITE FLOWERING MAPLE 5 GAL 3 8' X 8' MAGAVE ATTENUATA / FOX TAIL AGAVE 1 GAL 6 4' X 6' L AGAVE ATTENUATA ‘kara's stripe’ / variegated fOX TAIL AGAVE 1 GAL 4 4' X 4' LAlyogyne huegelii 'Santa Cruz' / Blue Hibiscus 5 GAL 3 7' X 8' L Cistus salvifolius ‘Prostratus’ / Sageleaf Rock Rose 1 gal 3 1' x 6' l Coleonema pulchellum ‘Sunset Gold’ / Breath of Heaven 1 gal 3 3' x 5' lEuphorbia characias ssp wulfenii / Euphorbia 1 gal 2 3' x 4' lFatsia japonica / Japanese Aralia 1 gal 6 6' x 6' m Lantana camara ‘Radiation' / Radiation Bush Lantana 1 gal 6 5' x 5' lLantana x 'Sunburst' / Sunburst™ Spreading Lantana 1 gal 11 2' x 6' lLantana sellowiana / Trailing Lantana 1 gal 10 1' x 5' lLEUCADENDRON 'RED GEM' / RED GEM CONEBUSH 1 GAL 1 3' X 3' LLEUCADENDRON 'SAFARI GOLDSTRIKE' / 1 GAL 3 5' X 5' L SAFARI GOLDSTRIKE YELLOW CONEBUSH Olea europaea 'Montra' / Little Ollie Dwarf Olive 5 gal 3 6' x 6' lPITTOSPORUM TENUIFOLIUM 'SILVER magic' / Kohuhu 5 GAL 2 10' X 8' LRosmarinus officinalis 'Huntington Carpet' / Rosemary 1 gal 11 1.5' x 4' lSALVIA 'DARA'S CHOICE' / DARA'S CHOICE SAGE 1 GAL 6 18" X 6' L Senecio ficoides ‘Skyscraper' (‘Mount Everest’) / 1 gal 5 4' x 2' l Mount Everest Blue Chalk Sticks Yucca gloriosa 'Walbristar' / Bright Star Yucca 1 gal 2 1.5' x 5' lYucca gloriosa 'Variegata' / Variegated Yucca 1 gal 2 1.5' x 5' l MATURE GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS Anemanthele lessoniana (Stipa arundinacea ‘Sirocco’) / 1 gal 4 3' x 3' l New Zealand Wind Grass 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' lLomandra hystrix 'Tropic Belle' / Tropic Belle Mat Rush 1 gal 17 3' x 3' lThamnochortus insignis / Thatching Reed 1 gal 6 5' x 7' l A EW CO AAA O EW C C C O O EW LANDSCAPE PLAN L1.0 EVAN CIRCLE WATSONVILLE, CA APN#015-391-43,49 DATE JOB 12/22/2022 2223 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 bishopLA 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" 1 6/24/2024 PLANNING COMMENTS EVAN CIRCLE PHASE TWO 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 2 9/17/2024 PLANNING COMMENTS H - HIGH WATER USE M - MODERATE 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. 1. 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 2. ALL NEW PERENNIALS AND SHRUBS TO RECEIVE DRIP (POINT-SOURCE) EMITTERS EQUAL TO HUNTER HE-B SINGLE OUTLET WITH SCREEN 3. DRIP VALVES SHOULD BE EQUAL TO HUNTER ICZ-101 - BELOW GRADE IN VALVE BOXES FOUR IN ONE VALVE BOX). 4. each unit to receive IRRIGATION CONTROLLER EQUAL TO HUNTER PRO-C + SOLAR SYNC WEATHER-BASED CONTROLLER. mounted to interior garage wall. 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. L - LOW WATER USE VL - VERY LOW WATER USE PRELIMINARY IRRIGATION NOTES ROAD AND UTILITIES PER CIVIL PLANS PLANT LEGEND NEW TREE GRATES TO MATCH EXISTING, typ. 1. TOTAL LANDSCAPED AREA = 4,606 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 OTHER PLANTING 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. 4. The installed landscape shall be maintained free of invasive plants. LOT 9 LOT 11 LOT 10 LOT 12 LOT 13 E V A N C I R C L E retaining wall per civil plans with good neighbor fence on top. 6' total height (wall + fence) measured from uphill side good neighbor fence, typ. 6' total height measured from uphill side driveway driveway driveway driveway driveway 42" swing gate to match fence, typ. LANDSCAPING BY LOT LOT 9 TOTAL LOT SIZE: 4,023 SF SIZE LANDSCAPED: 1,307 SF = 32% LOT 10 TOTAL LOT SIZE: 4,000 SF SIZE LANDSCAPED: 800 SF = 20% LOT 11 TOTAL LOT SIZE: 4,280 SF SIZE LANDSCAPED: 856 SF = 20% LOT 12 TOTAL LOT SIZE: 4,198 SF SIZE LANDSCAPED: 840 SF = 20% LOT 13 TOTAL LOT SIZE: 4,017 SF SIZE LANDSCAPED: 803 SF = 20% Page 372 of 427 Attachment 1: Page 20 of 20
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 (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)
WHEREAS, an application for an Administrative Use Permit, Density Bonus, Major Subdivision, and Tentative Map (PP2024-6731) for construction of a five-unit subdivision with five new two-story single-family residences with five attached accessory dwelling units (ADUs) on two vacant parcels totaling 28,053 square feet located at Evan Circle, Watsonville, California, was filed by Bill Kempf, architect and applicant on behalf of Doug Wallace, property owner; and
WHEREAS, the 28,053-square-foot site has frontage on Airport Road is currently vacant; 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, the five proposed single-family residences on the 28,053-square-foot site have a residential density of 7.76 dwelling units per acre (du/acre), which is below the maximum allowable R-MD density of 13.99 du/acre (per Government Code Section 66314(c), ADUs are not counted towards the density and are considered consistent with the existing general plan and zoning designation for the lot); and WHEREAS, on October 1, 2024, the Planning Commission considered all written and verbal evidence regarding this application and adopted Resolution 10-24 (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 (PP2024-6731) for the construction of a 5-unit subdivision located at Evan Circle (APN: 015-391-43 & 49); 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 (PP2024-6731) for a five-lot subdivision on two vacant parcels totaling 28,053 square feet located at Evan Circle 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 designation and regulations; the project occurs within city limits on a project site of no
3 Reso No. ______ (CM)
Meeting Date: 102224
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 for a new five-lot subdivision on two vacant parcels totaling 28,053 square feet located at Evan Circle based upon the Findings attached and marked as Exhibit “A”.
******************************
CITY OF WATSONVILLE EXHIBIT A
CITY COUNCIL Application No. PP2024-6731
APNs: 015-391-43 & 49
Evan Circle
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 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;
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 – PHASE II 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)
WHEREAS, an application for an Administrative Use Permit, Density Bonus, Major Subdivision, and Tentative Map (PP2024-6731) for construction of a five-unit subdivision with five new two-story single-family residences with five attached accessory dwelling units (ADUs) on two vacant parcels totaling 28,053 square feet located at Evan Circle, Watsonville, California, was filed by Bill Kempf, architect and applicant on behalf of Doug Wallace, property owner; and
WHEREAS, the 28,053-square-foot site has frontage on Airport Road is currently vacant; 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, the five proposed single-family residences on the 28,053-square-foot site have a residential density of 7.76 dwelling units per acre (du/acre), which is below the maximum allowable R-MD density of 13.99 du/acre (per Government Code Section 66314(c), ADUs are not counted towards the density and are considered consistent with the existing general plan and zoning designation for the lot); and WHEREAS, on October 1, 2024, the Planning Commission considered all written and verbal evidence regarding this application and adopted Resolution 10-24 (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 (PP2024-6731) for the construction of a 5-unit subdivision located at Evan Circle (APN: 015-391-43 & 49); 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 (PP2024-6731) for construction of a new five-unit subdivision on two vacant parcels totaling 28,053 square feet located at Evan Circle 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 – Phase II for the construction of a new five-unit subdivision on two vacant parcels totaling 28,053 square feet located at Evan Circle, 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 “B”.
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CITY OF WATSONVILLE EXHIBIT A
CITY COUNCIL Application No. PP2024-6731
APNs: 015-391-43 & 49
Evan Circle
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 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.
Supportive Evidence
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 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.
Supportive Evidence
The site is relatively flat, surrounded by single-family residential development, is served by City utilities, and the site would connect two existing single-family 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.
Supportive Evidence
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.
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 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, 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. PP2024-6731
APNs: 015-391-43 & 49
Evan Circle
Applicant: Bill Kempf
Hearing Date: Oct. 22, 2024
TENTATIVE MAP
CONDITIONS OF APPROVAL
These conditions of approval apply to the map titled “Tentative Map for Evan Circle - Phase II,” a subdivision of two parcels totaling 28,023 square feet and zoned RM-2 to create a five-lot residential subdivision at Evan Circle (APN: 015-391-43 & 49), date of revision September 17, 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 map titled " Tentative Map for Evan Circle - Phase II," date of revisions September 17, 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. 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)
6. 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)
7. 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)
8. 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)
9. 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.
10. 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)
11. 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)
12. Easements Required. Applicant shall provide easements for all drainage that crosses property lines. (CDD-E)
13. 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)
14. Easements - Encroachment. No permanent improvements may be constructed over any existing easements without written authorization from the easement holder. (CDD-E)
15. 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)
16. 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)
17. Grading Plans. Grading plans shall comply with the City grading ordinance.
18. Soils Report. Plans shall strictly adhere to the soils report. (CDD-E, CDD-B)
19. 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)
20. Americans with Disabilities Act. Design all public improvements according to Americans with Disabilities Act accessibility requirements.
21. 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)
22. 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)
23. 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)
24. 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)
25. 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:
26. 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:
27. 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)
28. 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)
29. Staking & Flagging. Limits of grading shall be staked or flagged in the field. (CDD-B, P, PW&U)
30. On/Off Site Permit. Separate On/Off Site Permits are required for work in the public right- of-way. (CDD-P)
31. 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)
32. 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)
33. 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)
34. 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)
35. 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)
36. Street Names & Address Assignment. Applicant shall provide proposed street names and submit application for address assignments. (CDD-E)
37. 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)
38. 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)
39. 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)
40. 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)
41. 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:
42. 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)
43. 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
44. 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. (CA)
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
Δ Δ Δ Δ Δ Δ ΔΔ
© © ©
Exhibit C
Evan Circle
Density Bonus,
Major Subdivision,
& Tentative Map
for a New 5-Unit
Subdivision
View from Airport Road
Evan Circle
Subdivision
Satellite View
36 Airport Road
Subdivision
General Plan Land Use
Classification:
• Residential Medium Density
Zoning:
• RM-2: Multiple ResidentialMedium Density
Zoning Map
RM-2
Site Plan
Site Plan
Floor Plan – Lot 9
Elevations – Lot 9
Floor Plan – Lots 10 & 12
Elevations – Lots 10 & 12
Floor Plan – Lots 11 & 13
Elevations – Lots 11 & 13
Landscape Plan
State Density Bonus Law
• Development projects providing 10% of units for lowerincome households qualify for an 20% density bonus and two concessions.
• One affordable unit identified (Lot 9)
• Units Allowed without State Density Bonus: 4 units
• 20% Density Bonus: 1 unit
• Total Units Proposed: 5 units
• Two concessions requested:
• Reduced minimum lot sizes
• Reduced minimum lot widths (Lot 12 only)
• Three waivers granted:
• Front yard setbacks
• Setbacks to sidewalk
• Rear yard setback (Lot 9 only)
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 10- 24 (PC) recommending approval of the Density Bonus.
• 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 Administrative Use Permit 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 (PP2024-6731) for a 5-lot subdivision located at Evan Circle (APN: 015-391-43 & 49) and finding the project categorically exempt from the
California Environmental Quality Act under CEQA
Guidelines Section 15332 – In-Fill Exemption.
WMC CHAPTER 14-41 -
DRIVE-THROUGH FACILITY
RESTRICTIONS
OVERVIEW AND REQUEST FOR DIRECTION
DEFINITION OF DRIVE-THROUGH FACILITY
WMC §14-18.279 Drive-Through Facility
“Drive-Through Facility” shall mean any commercial
use that conducts business in whole or part with a
person or persons who enters a commercial property
in a motor vehicle and transacts business from said
motor vehicle from any location on such property
that is not a designated parking space.
RECENT DRIVE-THROUGH INTEREST
Quick-Serve Restaurants
• Starbucks
• Chick-Fil-A
• In-N-Out
• Raising Canes
• Dutch Brothers
Service Station with Accessory Car Wash Facilities
Standalone Car Wash Facilities (Primary Use)
• Quick Quack
RECENT DRIVE-THROUGH
INTEREST
Quick-Serve Restaurant
with 40-car queue
1. Quick-Serve Restaurant
a. 45-car queue
b. 88 parking spaces
2. Car Wash
a. 24-car queue
b. 24 parking spaces
3. Coffee Shop
a. 27-car queue
RECENT PROJECTS
TURNED AWAY
EXISTING
DRIVETHROUGH
LOCATIONS
HISTORY OF DRIVE-THROUGH
ORDINANCE
• Proliferation of drive-through facilities and
formula/chain businesses in the late 1990’s
• Movement by local jurisdictions to limit or
prohibit drive-through facilities
• Controversy continues today
HISTORY OF DRIVE-THROUGH
ORDINANCE
• August 7, 2000 – Planning Commission
recommended denial of drive-through
ordinance
• September 12, 2000 – City Council
adopts Ordinance No. 1095-00 (CM)
creating Chapter 14-41 Drive-Through
Facility Restrictions
FINDINGS FOR ADOPTION
• The proposed drive through facilities restriction ordinance supports the City’s General Plan policy 4.B.1 to help protect existing neighborhood quality by establishing design and location criteria for drive through facilities that help limit traffic, noise, odor, and aesthetic impacts to surrounding uses by establishing reasonable criteria.
• The location and design criteria represent good zoning practices by establishing reasonable distances to existing signalized and gateway intersections to limit traffic conflicts at these critical intersections. Additionally, the design criteria also establish appropriate limits relating to design that ensure that the drive through use is:
• Adequately spaced from residential properties;
• Provides adequate screening from commercial streets;
• Includes criteria to limit light glare and noise by proper spacing and screening; • Establishes adequate stacking area to limit internal circulation impacts; and • Limits access to the drive through lane to internal areas to prevent circulation impacts with public streets.
CHAPTER 14-41 DRIVE-THROUGH FACILITY
RESTRICTIONS
• No drive-through lane, speakers, menu boards and/or take out windows shall be located within one hundred and fifty (150’) feet from any property boundary line or a parcel zoned for residential purposes • No more than one Drive-Through Facility shall be located within two hundred (200’) feet of the nearest point of a signalized intersection except as set forth in (3) below
• No Drive-Through Facility shall be located within three hundred (300’) feet of any of the following ‘gateway’ intersections:
• Main Street at Front Street
• Main Street at Freedom Boulevard
• Main Street at Green Valley Road
• Riverside Drive at Rodriguez Street
• Riverside Drive at Blackburn Street
• Freedom Boulevard at Airport Boulevard
• East Lake Avenue at Martinelli Street Page 420 of 427
SPECIAL USE PERMIT REQUIREMENT
WMC Section 14-41.101(a)
Requires issuance of a Special Use Permit for drivethrough facilities located in the CT, CNS, CN, and CV zoning districts
DESIGN CRITERIA
WMC Section 14-41.102 Design Standards
a. Location of trash facilities;
b. Requires mitigation for lighting, noise, fumes, rodents, pests and odors that may adversely affect neighboring properties or uses;
c. The impact on neighboring properties or uses due to activities associated with the proposed facility and its hours of operation do not unreasonably interfere with adjoining residential uses; d. Traffic generated by the Drive-Through Facility can be reasonably accommodated by the property and neighborhood streets, without creating a materially adverse traffic impact, or a material or safety hazard to vehicles or pedestrians; e. On-site pedestrian walkways shall not intersect the drive-through vehicle lanes, except visibility is clear, and the pedestrian walkway is emphasizes by enriched paving and striping;
f. Drive-through lanes include a minimum fourteen (14') foot width on curves and a minimum eleven (11') foot width on straight sections;
g. Drive-through lanes provide sufficient vehicle stacking area behind the menu board to accommodate a minimum of four (4) cars;
h. No drive-through lanes shall exit directly onto a public right-of-way; i. Landscaping shall screen drive-through and drive-in lanes from the public right-of-way and shall minimize the visual impact of the menu board and directional signs;
j. Drive-through lanes shall be constructed with (PCC) concrete; k. Drive-through lanes shall be set back from the face of the curb of any street frontage a minimum of twenty (20') feet; l. Only one menu board may be permitted and shall be a maximum of thirty (30) square feet in the area of the sign face, with a maximum height of seven (7') feet and shall face away from the street. Page 422 of 427
DRIVE-THROUGH IMPACTS
• Health
• Noise, Air Quality / Emissions / Fumes, Light
• Other potential nuisances (e.g. odors, rodents)
• Auto-oriented uses prioritize vehicle use over bicycles and pedestrians • Heat island effect
• Traffic / Walkability
• Impacts on walkability in adjacent areas
• Safety hazard to pedestrians, bicyclists, and vehicles • Climate Action and Adaptation Plan (CAAP)
• Inconsistent with Measure T1-A Incorporation of Smart Growth Concepts • Underutilization of land
• Loss of limited vacant land that could be used for in-fill residential or mixed-use development
• Housing Element Table F-19: Commercial Page 423 of 427 Sites for Future Consideration
DRIVE-THROUGH IMPACTS - ECONOMIC
Varying Economic Impacts:
• Mixed-Use Development
• Quick-Serve Restaurants
• Subscription Car Washes
SUMMARY
• Drive-through ordinance is working as designed, by protecting existing neighborhood quality through establishing design and location criteria for drive-through facilities that help limit traffic, noise, odor, and aesthetic impacts to surrounding residential uses.
• In doing so, the ordinance has limited the establishment of drive-through uses in certain areas of the City.
• Some, but not all, drive-through developments could potentially bring in revenue to the City and support the City’s economic development goals, but it would come at a cost in terms of negative impacts to adjacent properties, loss of vacant sites that could accommodate housing development, loss of walkability along the City’s main corridors, undermining the City’s Climate Action and Adaptation Plan, and encouraging automobile use over active transportation.
DIRECTION
THANK YOU!