ORDINANCE NO. XXXX
AN ORDINANCE OF THE CITY OF CAPITOLA ADDING MUNICIPAL CODE CHAPTERS 17.82 TO ESTABLISH OBJECTIVE STANDARDS FOR MULTIFAMILY
DWELLINGS AND MIXED-USE RESIDENTIAL DEVELOPMENT, AMENDING SECTION 17.16 RESIDENTIAL ZONING DISTRICT, SECTION 17.20 MIXED USE ZONING DISTRICTS, AND 17.24 COMMERCIAL AND INDUSTRIAL ZONING DISTRICTS TO REFERENCE CHAPTER 17.82 OBJECTIVE STANDARDS FOR MULTIFAMILY DWELLINGS AND MIXED-USE RESIDENTIAL DEVELOPMENT.
WHEREAS, SB-35 (Chapter 366, Statutes of 2017) enacted section 65913.4 to the Government Code, effective January 1, 2018; and
WHEREAS, Government Code section 65913.4 requires cities and counties to approve qualifying multifamily projects through a streamlined ministerial process if a project conforms to applicable objective standards and meets other requirements; WHEREAS, The Housing Accountability Act (HAA), Government Code section 65589.5, limits the ability of cities and counties to deny or reduce the density of housing development projects that are consistent with objective standards; WHEREAS, SB-330 (Chapter 654, Statutes of 2019) enacted Government Code section 66300 which prohibits cities and counties from establishing design standards that are not objective;
WHEREAS, the HAA and SB-330 apply within the coastal zone, but do not alter or lessen the effect or application of Coastal Act resource protection policies; WHEREAS, Capitola’s Zoning Code currently contains limited objective design standards for multifamily residential development;
WHEREAS, Capitola currently relies on subjective design review criteria in Zoning Code Section 17.120.070 to ensure that multifamily residential development exhibits high-quality design that enhances Capitola’s unique identity and sense of place; WHEREAS, for a project requesting streamlined review under SB-35, the City cannot enforce these requirements;
WHEREAS, under the Housing Accountability Act and SB-330, the City cannot require compliance with these standards for any multifamily or mixed-use residential project in a manner that disallows or reduces the density of the proposed project; 178
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WHEREAS, in 2021 Capitola was awarded an SB-2 grant from the State of California established to fund city planning efforts to streamline housing approvals and accelerate housing production;
WHEREAS, Capitola elected to use part of this SB-2 grant to prepare new objective standards for multifamily and mixed-use residential development; WHEREAS, the Planning Commission held a study session on February 3, 2021 and the City Council held a study session on April 8, 2021 to provide feedback on the project goals and approach;
WHEREAS, a stakeholder group including architects, developers, and residents provided input on new objective standards at meetings on July 21, 2021 and February 16, 2022;
WHEREAS, on March 31, 2022, the Planning Commission provided feedback on draft objective standards.
WHEREAS, on April 21, 2022, the Planning Commission recommended to the City Council adoption of the objective standards.
BE IT ORDAINED by the City of Capitola as follows:
Section 1. The above findings are adopted and incorporated herein.
Section 2. Section 17.82 (Objective Standards for Multifamily and Mixed-Use Residential Development) is added to the Municipal Code to read as shown in Attachment 1.
Section 3:
Paragraph 4 is added to Municipal Code Section 17.16.030.C as follows:
4. Objective Standards for Multifamily Dwellings. New multifamily dwellings in the RM zoning district must comply with Chapter 17.82 (Objective Standards for Multifamily and Mixed-use Residential Development).
Subsection I is added to Municipal Code Section 17.20.040 as follows:
I. Objective Standards for Multifamily Dwellings and Mixed-use Residential Development. New multifamily dwellings and mixed-use residential development in the MU-N zoning district must comply with Chapter 17.82 (Objective Standards for Multifamily and Mixed-use Residential Development).
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Subsection H is added to Municipal Code Section 17.24.030 as follows:
H. Objective Standards for Multifamily Dwellings and Mixed-use Residential Development. New multifamily dwellings and mixed-use residential development in the C-c and C-R zoning districts must comply with Chapter 17.82 (Objective Standards for Multifamily and Mixed-use Residential Development).
Section 4: Environmental Review.
State CEQA Guidelines Section 15061(b)(3) provides that a project is exempt from CEQA if the activity is covered by the commonsense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment.
Where it can be seen 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. There is no possibility that the objective design standards will have a significant effect on the environment, and all non-ministerial projects approved pursuant to the objective design standards shall be subject to CEQA review.
Section 5: Effective Date.
This Ordinance shall be in full force and effect thirty (30) days from its passage and adoption except that it will not take effect within the coastal zone until certified by the California Coastal Commission. This Ordinance shall be transmitted to the California Coastal Commission and shall take effect in the coastal zone immediately upon certification by the California Coastal Commission or upon the concurrence of the Commission with a determination by the Executive Director that the Ordinance adopted by the City is legally adequate.
Section 6: Severability.
The City Council hereby declares every section, paragraph, sentence, cause, and phrase of this ordinance is severable. If any section, paragraph, sentence, clause, or phrase of this ordinance is for any reason found to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining sections, paragraphs, sentences, clauses, or phrases.
Section 7: Certification.
The City Clerk shall cause this ordinance to be posted and/or published in the manner required by law.
This Ordinance was introduced at the meeting of the City Council on the ___ day of _______ 2022, and was adopted at a regular meeting of the City Council on the ___ day of _______ 2022, by the following vote:
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AYES:
NOES:
ABSENT:
Sam Story, Mayor
Attest: ___________________________
Chloe Woodmansee, City Clerk
Approved as to form:
___________________________________
Samantha Zutler, City Attorney
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82-1
Chapter 17.82 – OBJECTIVE STANDARDS FOR MULTIFAMILY AND
MIXED-USE RESIDENTIAL DEVELOPMENT
Sections:
17.82.010 Purpose
17.82.020 Applicability
17.82.030 Deviations
17.82.040 Circulation and Streetscape
17.82.050 Parking and Vehicle Access
17.82.060 Building Placement, Orientation, and Entries
17.82.070 Building Massing
17.82.080 Facade and Roof Design
17.82.090 Other Site Features
17.82.010 Purpose
This chapter contains objective standards for multifamily and mixed-use residential development. These standards are intended to help ensure that proposed development exhibits high-quality design that enhances Capitola’s unique identity and sense of place.
17.82.020 Applicability
A. Land Use.
1. The standards in this chapter apply to new multifamily dwellings, attached singlefamily homes (townhomes), and mixed-use development that contain both a residential and non-residential use.
2. This chapter does not apply to detached-single-family dwellings, including subdivisions of multiple subdivisions of multiple single-family homes.
B. Zoning Districts. The standards in this chapter apply in all zoning districts except for the Single-Family (R-1), Mobile Home (MH), Mixed Use Village ((MU-V), and Industrial (I) districts.
17.82.030 Deviations
An applicant may request deviation from one or more standard through the design permit process. The Planning Commission may approve a deviation upon finding that the project incorporates an alternative method to achieve the intent statement the proceeds the standard.
A project requesting a deviation is not eligible for streamlined ministerial approval under Government Code Section 65913.4.
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17.82 OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 82-2
17.82.040 Circulation and Streetscape
A. Intent. The intent of the circulation and streetscape standards is to:
1. Enhance the visual character and aesthetic qualities of the city.
2. Encourage pedestrian mobility with safe, functional, and attractive sidewalks.
3. Provide for sufficient sidewalk widths to accommodate street trees and an ADAcompliant pedestrian clear path.
4. Provide for appropriate and attractive transitions from the public to private realm.
5. Promote social engagement along property frontages.
B. Standards.
1. Sidewalks. Outside of designated sidewalk exempt areas, public sidewalks abutting a development parcel shall have a minimum sidewalk width (back of curb to back of walk) as follows:
a. RM and MU-N zones: 6 feet. If the sidewalk ties into an existing 4-foot sidewalk, the minimum sidewalk width is 4 feet.
b. C-C and C-R zones: 10 ft.
2. Street Trees.
a. At least one street tree for every 30 feet of linear feet of sidewalk length shall be provided within the sidewalk.
b. A minimum 48-inch pedestrian clear path shall be maintained adjacent to street trees.
c. Sidewalk tree wells shall be minimum 36 inches in width by minimum 36 inches in length. Tree grates are required for sidewalks less than 7 feet in width.
d. Street trees shall be located a minimum 15 feet from power and/or other utility poles and “small” per PG&E’s “Trees and shrubs for power linefriendly landscaping” to reduce potential utility line conflicts. e. Street trees shall not be planted over buried utilities, public or private, f. Street trees shall be planted with approved root guard to encourage downward root growth
g. The variety of street tree to be planted must be approved the City as part of a landscape plan.
3. Public Access Easement. If the existing public right-of-way area between the curb and the property line is insufficient to meet the minimum standards above, extension of the sidewalk onto the property, with corresponding public access easement or dedication, shall be provided.
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OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 17.82 82-3
17.82.050 Parking and Vehicle Access
A. Intent. The intent of the parking and vehicle access standards is to:
1. Support a pedestrian-friendly streetscape, walkable neighborhoods, and active and inviting mixed-use districts.
2. Minimize the visual dominance of parking facilities visible from the street frontage.
3. Encourage residents to walk, bike, and/or take transit to destinations, rather than drive.
B. Standards
1. Parking Placement.
a. As shown in Figure 17.82-1, surface parking spaces may not be located:
(1) In a required front or street side setback area; or (2) Between a primary structure and a front or street side property line. b. The Director may administratively approve an exception to this requirement for age-restricted senior housing developments or when necessary to provide ADA-compliant parking. For such exceptions, the following standards apply:
(1) Parking areas adjacent to a street must include a landscaped planting strip between the street and parking area at least four feet wide with a minimum planting height of 36 inches.
(2) Plantings and screening materials may include a combination of plant materials, earth berms, solid decorative masonry walls, raised planters, or other screening devices that are determined by the Director to meet the intent of this requirement.
(3) Trees must be provided within the planting strip at a rate of at least one tree for each 30 feet of street frontage with a minimum distance of not more than 60 feet between each tree. Tree species must reach a mature height of at least 20 feet.
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17.82 OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 82-4
Figure 17.82-1: Parking Placement
2. Driveway Width. The maximum width of a new driveway crossing a public sidewalk is 12 feet for a one-car driveway and 20 feet for a two-car driveway. Greater driveway width is allowed if required by the Fire District.
3. Number of Driveways. A maximum of two curb cuts for one-way traffic and one curb cut for two-way traffic are permitted per street frontage per 150 feet of lineal street frontage. Deviation from this standard is allowed if required by the Fire District.
4. Garage Width and Design.
a. Garage doors may occupy no more than 40 percent of a building’s street frontage and shall be recessed a minimum of 18 inches from a street-facing wall plane.
b. Street-facing garage doors serving individual units that are attached to the structure must incorporate one or more of the following so that the garage doors are visually subservient and complementary to other building elements:
(1) Garage door windows or architectural detailing consistent with the main dwelling.
(2) Arbor or other similar projecting feature above the garage doors. (3) Landscaping occupying 50 percent or more of driveway area serving the garage (e.g, “ribbon” driveway with landscaping between two parallel strips of pavement for vehicle tires)
5. Podium Parking.
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OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 17.82 82-5
a. Landscaping Strip. Partially submerged podiums adjacent to a street must include a landscaped planter between the street and podium at least 4 feet wide with a planting height and vegetative cover sufficient in height to fully screen the podium edge and ventilation openings from view. At maturity, plantings must comprise a minimum of 75 percent of the total landscape planter area.
b. Residential-only Projects.
(1) The maximum height of lower-level parking podium adjacent to the street is 5 feet above finished sidewalk grade.
(2) First-floor units above a street-facing podium must feature entries with stoops and stairs providing direct access to the adjacent sidewalk. c. Mixed-Use Projects. The podium parking entry shall be recessed a minimum of 4 feet from the front street-facing building facade.
6. Loading.
a. Loading docks and service areas on a corner lot must be accessed from the side street.
b. Loading docks and service areas are prohibited on the primary street building frontage.
17.82.060 Building Placement, Orientation, and Entries
A. Intent. The intent of the building placement, orientation, and entries standards is to:
1. Support cohesive neighborhoods and social interaction with outward facing buildings.
2. Support a pedestrian-oriented public realm with an attractive and welcoming streetscape character.
3. Provide for sensitive transition from the public realm (sidewalk) to the private realm (residences).
4. Provide adequate area behind buildings for parking.
B. Standards
1. Maximum Front Setback.
a. RM Zone: 25 ft. or front setback of adjacent building, whatever is greater. b. MU-N Zone: 25 ft.
c. C-C and C-R Zones: 25 ft. from edge of curb.
2. Front Setback Area.
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17.82 OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 82-6
a. All areas between a building and adjoining sidewalk shall be landscaped with live plant materials, except for:
(1) Areas required for vehicular or pedestrian access to the property; and (2) Courtyards, outdoor seating areas, and other similar outdoor spaces for residents, customers and/or the general public.
b. Landscaping shall consist of any combination of trees and shrubs, and may include grass or related natural features, such as rock, stone, or mulch. At maturity, plantings must comprise a minimum of 75 percent of the total landscape area.
3. Building Entrances.
a. For buildings with one primary entrance that provides interior access to multiple individual dwelling units, the primary building entrance must face the street. A primary building entrance facing the interior of the interior of a lot is not allowed. See Figure 17.82-2.
Figure 17.82-2: Building Entry Orientation – Single Primary Entry b. On lots where units have individual exterior entrances, all ground floor units with street frontage must have an entrance that faces the street. If any wall of a ground floor unit faces the street, the unit must comply with this requirement. For units that do not front the street, entrances may face the interior of the lot. See Figure 17.82-3.
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Figure 17.82-3: Building Entry Orientation – Multiple Primary Entries c. The Director may administratively approve an exception to the entryorientation standards in this section for residential-only projects on Bay Avenue, Capitola Road, and 41st Avenue north of Jade Street that comply with all of the following standards:
(1) At least one pedestrian walkway per 50 feet of property street frontage must connect the adjacent sidewalk to the interior of the lot. (2) The area between a building and the street must be landscaped, except for private open space for units (patios) and pedestrian pathways. (3) Continuous solid fences between buildings and the street are prohibited.
Private outdoor space, if provided, may be defined by a low fence at least 50 percent transparent.
(4) Street-facing buildings may not exceed a width of 100 feet.
4. Pedestrian Walkway. A pedestrian walkway, minimum 6-foot width, shall provide a connection between the public street and all building entrances (i.e., residents shall not be required to walk in a driveway to reach their unit.
C. Entry Design.
1. Residential Projects.
a. A street-facing primary entrance must feature a porch, covered entry, or recessed entry clearly visible from the street that gives the entrance visual prominence. Entrances must be connected to the adjacent sidewalk with a pedestrian walkway.
b. Front porches must comply with the following:
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17.82 OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 82-8
(1) The front porch must be part of the primary entrance, connected to the front yard and in full view of the street-way.
(2) Minimum dimensions: 6 feet by 5 feet.
(3) The porch or covered entry must have open-rung railings or landscaping defining the space.
c. Recessed entries must feature design elements that call attention to the entrance such as ridged canopies, contrasting materials, crown molding, decorative trim, or a 45-degree cut away entry. This standard does not apply to secondary or service entrances.
2. Mixed-Use Projects. Entrances to mixed-use buildings with ground floor commercial must be emphasized and clearly recognizable from the street. One or more of the following methods shall be used to achieve this result:
a. Projecting non-fabric awnings or canopies above an entry (covered entry); b. Varied building mass above an entry, such as a tower that protrudes from the rest of the building surface;
c. Special corner building entrance treatments, such as a rounded or angled facets on the corner, or an embedded corner tower, above the entry; d. Special architectural elements, such as columns, porticos, overhanging roofs, and ornamental light fixtures;
e. Projecting or recessed entries or bays in the facade; f. Recessed entries must feature design elements that call attention to the entrance such as ridged canopies, contrasting materials, crown molding, decorative trim, or a 45-degree cut away entry; and
g. Changes in roofline or articulation in the surface of the subject wall.
3. Street-facing Entries to Upper Floors. Street-facing entries to upper floors in a mixed-use building shall be equal in quality and detail to storefronts. This standard may be satisfied through one or more of the following:
a. Dedicated non-fabric awning, canopy, or other projecting element b. Dedicated light fixture(s)
c. Decorative street address numbers or tiles
d. Plaque signs for upper-floor residences.
17.82.070 Building Massing
A. Intent. The intent of the building massing and open space standards is to:
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OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 17.82 82-9
1. Provide for human-scale and pedestrian-friendly building massing where large buildings are broken into smaller volumes that fit into the surrounding neighborhood.
2. Provide for sensitive transitions to adjacent lower-density residential uses.
3. Minimize visual and privacy impacts to neighboring properties.
B. Standards.
1. Massing Breaks.
a. All street-facing building facades 25 feet or more in length shall incorporate a building projection or recess (e.g., wall, balcony, or window) at least 2 feet in depth. See Figure 17.82-4.
Figure 17.82-4: Massing Breaks – 25 ft. Module
b. Buildings that exceed 50 feet in length along a street facade shall provide a prominent recess at intervals of 50 feet or less. The recess shall have a minimum of depth of 8 feet and minimum width of 15 feet. See Figure
17.82-5.
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17.82 OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 82-10
Figure 17.82-5: Massing Breaks – 50 ft. Module
2. Residential Transitions. Development sharing a side or rear lot line with the R-1 district shall comply with the following:
a. No structure shall extend above or beyond a daylight plane having a height of 25 feet at the setback from the residential property line and extending into the parcel at an angle of 45 degrees. See Figure 17.82-6.
Figure 17.82-6: Daylight Plane
b. A side building wall adjacent to a single-family dwelling may not extend in an unbroken plane for more than 40 feet along a side lot line. To break the plane, a perpendicular wall articulation of at least 10 feet width and 4 feet depth is required. See Figure 17.82-7.
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OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 17.82 82-11
Figure 17.82-7: Break in Side Building Wall
17.82.080 Facade and Roof Design
A. Intent. The intent of the facade and roof design standards is to:
1. Create street-facing building facades that are varied and interesting with human-scale design details;
2. Incorporate architectural elements that reduce the perceived mass and box-like appearance of buildings;
3. Provide for buildings designed as a unified whole with architectural integrity on all sides of the structure;
4. Promote design details and materials compatible with the existing neighborhood character; and
5. Minimize privacy impacts to neighboring properties
B. Standards.
1. Blank Wall Areas.
a. The area of a blank building wall fronting a public street may not exceed a square area where the height and width are both 10 feet. See Figure 17.82-8. b. A break in a blank building wall may be provided by any of the following:
(1) Doors, windows, or other building openings.
(2) Building projections or recesses, decorative trim, trellises, or other details that provide architectural articulation and design interest. 192
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17.82 OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 82-12
(3) Varying wall planes where the wall plane projects or is recessed at least six inches.
(4) Awnings, canopies or arcades.
(5) Murals or other similar public art.
Figure 17.82-8: Blank Walls
2. Windows and Doors. Street-facing windows and doors shall comply with one of the following:
a. All street-facing windows and doors feature built up profile trim/framing.
Windows must include sills and lintels. Trim/framing must project at least two inches from the building wall with material that visually contrasts from the building wall.
b. For all street-facing windows, glass is inset a minimum of 3 inches from the exterior wall or frame surface to add relief to the wall surface.
3. Facade Design. Each side of a building facing a street shall include a minimum of two of the following façade design strategies to create visual interest:
a. Projecting Windows. At least 25 percent of the total window area on the street-facing building wall consists of projecting windows. The furthest extent of each projecting window must project at least one foot from the building wall. This requirement may be satisfied with bay windows, oriel windows, bow windows, canted windows, and other similar designs. b. Window Boxes. A minimum of 50 percent of street-facing windows feature window boxes projecting at least one-half foot from the building wall. c. Shutters. A minimum of 50 percent of street-facing windows feature exterior decorative shutters constructed of material that visually contrasts from the building wall
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OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 17.82 82-13
d. Prominent Front Porch. A front porch with a minimum depth of 6 feet and width of 12 feet providing access to the unit’s primary entrance. e. Balconies. Balconies, habitable projections, or Juliet balconies, with at least 20 percent of the linear frontage of the street-facing building wall containing one or more above-ground balcony.
f. Shade/Screening Devices. Screening devices such as lattices, louvers, shading devices, awnings, non-fabric canopies, perforated metal screens, with such a device occupying at least 20 percent of the linear frontage of the street-facing building wall.
g. Datum Lines. Datum lines that continue the length of the building, such as cornices, with a minimum four inches in depth, or a minimum two inches in depth and include a change in material.
h. Varied Exterior Color. The street-facing building walls feature two or more visibly contrasting primary colors, with each color occupying at least 20 percent of the street-facing building wall area.
i. Varied Building Wall Material. The street-facing building walls feature two or more visibly contrasting primary materials (e.g., wood shingles and stucco), with each material occupying at least 20 percent of the street-facing building wall area.
4. Roof Design. Each side of a building facing a street shall include a minimum of one of the following roof design strategies to create visual interest:
a. Roof Eaves. A roof eave projecting at least two feet from the street-facing building wall with ornamental brackets or decorative fascia and eave returns. b. Roof Form Variation. At least 25 percent of the linear frontage of the building’s street-facing building roof line incorporates at least one element of variable roof form that is different from the remainder of the streetfacing roof form. This requirement may be satisfied with recessed or projecting gabled roof elements, roof dormers, changes in roof heights, changes in direction or pitch of roof slopes, and other similar methods. c. Roof Detail and Ornamentation. At least 80 percent of the linear frontage of the building’s street-facing roof line incorporates roof detail and/or ornamentation. This requirement may be satisfied with Parapet wall that is an average of at least one-foot tall and has a cornice, periodic and articulated corbelling or dentils, an ornamental soffit, an offset gable clearstory, and other similar methods.
5. Neighbor Privacy.
a. Balconies, roof decks and other usable outdoor building space is not allowed on upper-story facades abutting R-1 zoning district.
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17.82 OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 82-14
b. Sliding glass doors, French doors, and floor-to-ceiling windows are not allowed on upper-story facades abutting R-1 zoning district. c. Windows facing adjacent dwellings must be staggered to limit visibility into neighboring units. The vertical centerline of a window may not intersect the window of an adjacent dwelling.
6. 360-degree Design. Buildings shall have consistent architectural quality on all sides, with all exterior surfaces featuring consistent facade articulation, window and door material and styles, and building wall materials and colors.
17.82.090 Other Site Features
A. Intent. The intent of the other site feature standards is to:
1. Minimize visual clutter on a development site.
2. Enhance the design character of the public realm.
3. Support an active and welcoming pedestrian environment.
4. Minimize noise, odor, and visual impacts on neighboring residential properties.
B. Standards.
1. Refuse Storage Areas.
a. Refuse collection and storage areas may not be located:
(1) In a required front or street side setback area;
(2) Between a primary structure and a front or street side property line; (3) Within a required landscape area; or
(4) Within a required side setback area adjacent to an R-1 district. b. Refuse containers shall be located in a building or screened from public view by a solid enclosure.
2. Mechanical Equipment Screening.
a. Rooftop mechanical equipment, including vents and stacks, shall be fully screened from view by an architectural feature, such as a parapet wall. b. Ground-mounted mechanical equipment may not be located (1) In a required front setback area; or
(2) Between a primary structure and a front property line.
3. Backflow prevention devices shall not be placed directly in front of the building but may be located in a side location of the front yard. Backflow prevention devices may be located within the front half of the lot, when located between the side building plane extending to the front property line and the side yard property line. The equipment shall be either:
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OBJECTIVE STANDARDS FOR MULTIFAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT 17.82 82-15
a. Screened to its full height by a combination of fencing and perennial landscaping to 70 percent opacity; or
b. Contained within a protective enclosure (metal grate) within a planter or landscape bed.
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RESOLUTION NO.
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAPITOLA AUTHORIZING
SUBMITTAL TO THE CALIFORNIA COASTAL COMMISSION FOR THE
CERTIFICATION OF AN AMENDMENT TO THE LOCAL COASTAL PROGRAM ADDING MUNICIPAL CODE CHAPTER 17.82 TO ESTABLISH OBJECTIVE
STANDARDS FOR MULTIFAMILY DWELLINGS AND MIXED-USE
RESIDENTIAL DEVELOPMENT, AMENDING SECTION 17.16 RESIDENTIAL ZONING DISTRICTS, SECTION 17.20 MIXED USE ZONING DISTRICTS, AND
17.24 COMMERCIAL AND INDUSTRIAL ZONING DISTRICTS TO REFERENCE CHAPTER 17.82 OBJECTIVE STANDARDS FOR MULTIFAMILY DWELLINGS AND MIXED-USE RESIDENTIAL DEVELOPMENT.
WHEREAS, the City of Capitola’s Local Coastal Program (LCP) was certified by the California Coastal Commission in December of 1981 and has since been amended from time to time; and
WHEREAS, the City Council adopted the General Plan Update on June 26, 2014; and WHEREAS, the Local Coastal Program Land Use Plan is a comprehensive longterm plan for land use and physical development within the City’s coastal zone and includes the Coastal Land Use Plan Map; and
WHEREAS, SB-35 (Chapter 366, Statutes of 2017) enacted section 65913.4 to the Government Code, effective January 1, 2018; and
WHEREAS, Government Code section 65913.4 requires cities and counties to approve qualifying multifamily projects through a streamlined ministerial process if a project conforms to applicable objective standards and meets other requirements; WHEREAS, The Housing Accountability Act (HAA), Government Code section 65589.5, limits the ability of cities and counties to deny or reduce the density of housing development projects that are consistent with objective standards; WHEREAS, SB-330 (Chapter 654, Statutes of 2019) enacted Government Code section 66300 which prohibits cities and counties from establishing design standards that are not objective;
WHEREAS, the HAA and SB-330 apply within the coastal zone, but do not alter or lessen the effect or application of Coastal Act resource protection policies; WHEREAS, Capitola’s Zoning Code currently contains limited objective design standards for multifamily residential development;
WHEREAS, Capitola currently relies on subjective design review criteria in Zoning Code Section 17.120.070 to ensure that multifamily residential development exhibits highquality design that enhances Capitola’s unique identity and sense of place; 197
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RESOLUTION NO.
WHEREAS, for a project requesting streamlined review under SB-35, the City cannot enforce these requirements;
WHEREAS, under the Housing Accountability Act and SB-330, the City cannot require compliance with these standards for any multifamily or mixed-use residential project in a manner that disallows or reduces the density of the proposed project; WHEREAS, in 2021 Capitola was awarded an SB-2 grant from the State of California established to fund city planning efforts to streamline housing approvals and accelerate housing production;
WHEREAS, Capitola elected to use part of this SB-2 grant to prepare new objective standards for multifamily and mixed-use residential development; WHEREAS, the Planning Commission held a study session on February 3, 2021 and the City Council held a study session on April 8, 2021 to provide feedback on the project goals and approach;
WHEREAS, a stakeholder group including architects, developers, and residents provided input on new objective standards at meetings on July 21, 2021 and February 16, 2022;
WHEREAS, on March 31, 2022, the Planning Commission provided feedback on draft objective standards.
WHEREAS, on April 21, 2022, the Planning Commission recommended to the City Council adoption of the objective standards.
WHEREAS, the draft ordinance was then circulated for a 60-day public review period on April 14, 2022; and
WHEREAS, the Planning Commission held a duly noticed public hearing on March 31, 2022, and April 21, 2022, at which time it reviewed the proposed amendments, considered all public comments on the revisions and related CEQA exemption, and provided input on the draft ordinance, and a recommendation to approve the proposed ordinance; and WHEREAS, the Capitola City Council conducted duly noticed public hearings on May 12, 2022, at which the City Council introduced and performed a first reading of the added and revised municipal code sections. On May 26, 2022, the City Council adopted the ordinance, which added Municipal Code Chapter 17.82 to establish objective standards for multifamily dwellings and mixed-use residential development, amending section 17.16 residential zoning districts, section
17.20 Mixed use zoning districts, and 17.24 Commercial and Industrial zoning districts to reference Chapter 17.82 Objective Standards for Multifamily Dwellings and Mixed-Use residential development;, and
WHEREAS, the City Council determined that the amendments are consistent with the General Plan and that the revisions would be internally consistent with all other provisions of the Municipal Code.
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RESOLUTION NO.
WHEREAS, the amendments would become a component of Implementation Plan of the City’s Local Coastal Program and is intended to be implemented in a manner that is in full conformance with the California Coastal Act.
WHEREAS, following the City Council’s adoption, Capitola staff submitted the Zoning Code update to the Californian Coastal Commission staff for preliminary review in preparation for Local Coastal Plan (LCP) certification; and
WHEREAS, the Local Coastal Program Implementation Plan establishes specific land use and development regulations to implement the Local Coastal Program Land Use Plan, and Chapter 16 (Subdivision), Chapter 17 (Zoning) and the Zoning Map are part of Capitola’s Local Coastal Program Implementation Plan; and
WHEREAS, the City provided Public Notice, as required under Coastal Act 30514 et seq., for Certification of the LCP Implementation Plan and Corresponding Maps.
NOW, THEREFORE, BE IT HEREBY RESOLVED, by the City Council of the City of Capitola, that this Resolution declares and reflects the City’s intent to amend the LCP Implementation Plan as it pertains to Chapter 17 (Zoning), as drafted, if certified by the California Coastal Commission, in full conformity with the City of Capitola LCP and provisions of the California Coastal Act.
BE IT FURTHER RESOLVED, that the City Manager or his designee is directed to submit the said Coastal Commission LCP Amendments to the California Coastal Commission for its review and certification. If the Coastal Commission approves the amendment package, it will take 199
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RESOLUTION NO.
__________________________
effect automatically upon Coastal Commission approval. If the Coastal Commission modifies the amendment package, only the modifications will require formal action by the City of Capitola.
I HEREBY CERTIFY that the foregoing resolution was passed and adopted by the City Council of the City of Capitola on the 12th day of May, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Sam Storey, Mayor
ATTEST:
Chloé Woodmansee, City Clerk
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memorandum
To: City of Capitola
From: Ben Noble
Subject: Objective Standards for Multifamily and Mixed-Use Development This memorandum describes the approach to prepare new objective standards for multifamily and mixed-use residential development in Capitola (the “Objective Standards project”). In addition to this project approach, this memorandum also provides background information about the Objective Standards project and describes recently adopted state housing law relevant to the project.
PROJECT BACKGROUND
In 2017 the State of California established the SB2 grant program to fund city planning efforts to streamline housing approvals and accelerate housing production. Capitola is using part of its SB2 grant for the Objective Standards project. As described further below, new objective standards for multifamily and mixed-use development will help to protect the City and ensure quality development in light of new state housing laws. The City hired consultants Ben Noble and Bottomley Design and Planning to assist with this project.
Process and Schedule
The Objective Standards project includes the following three main tasks:
• Task 1: Existing Regulation Review & Recommended Approach. Summarize existing regulations and recommend approach to new objective standards (to be completed in March 2021). • Task 2: Objective Standards Drafting. Prepare new objective standards for multifamily and mixed-use residential development (to be completed in June 2021). • Task 3: Public Review and Adoption. Hold public hearings and adopt new objective standards (to be completed in October 2021).
Public Engagement
Information about the Objective Standards project will be posted online at www.cityofcapitola.org.communitydevelopment. The public will be able to participate in the project in the following ways:
• Planning Commission and City Council study sessions (2) • Stakeholder meetings (2)
• Planning Commission and City Council public hearings
For the stakeholder meetings, the City will invite interested architects, builders, property owners, and residents to review and comment on project materials. At the first meeting planned for April 2021, 201
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2 stakeholders will review a draft outline of new objective standards. Stakeholders will meet a second time in May 2021 to review the draft standards prior to public hearings.
STATE LAW
Recent changes to state housing law aim to facilitate housing production by streamlining the approval of housing projects that comply with established local standards. These laws include Senate Bill (SB) 35, the Housing Accountability Act, and SB 330. The Regional Housing Needs Allocation (RHNA) requirement in state housing element law is also relevant to the Objective Standards project.
SB 35
In 2017 the California legislature adopted SB 35, which was part of a 15-bill housing package aimed at addressing the state’s housing shortage and high housing costs. SB 35 requires local governments that have not met their RHNA to approve by right without a discretionary process qualifying multifamily and mixed-use residential projects. A qualifying project in Capitola must be consistent with all objective standards, contain at least 50 percent affordable units, agree to pay prevailing wages for construction work, and meet other requirements. Projects in the coastal zone are not eligible for streamlined approval under SB 35.
If an applicant requests streamlined approval for a qualifying project under SB 35, the City must approve the project if it is consistent with objective standards in effect at the time the application was submitted.
The City must review and act on the application through a ministerial process without a use permit, design review, or public hearings. SB 35 defines objective standards as “standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official prior to submittal.” Housing Accountability Act and SB 330
The Housing Accountability Act (HAA), Government Code Section 65589.5, limits a local government’s ability to deny or reduce the density of housing development projects that are consistent with objective standards. The HAA was originally enacted in 1982 and amended in 2017, 2018, and 2019 to expand and strengthen its provisions.
The HAA applies to any development project with two or more units, including multifamily housing, mixed-use residential development and projects with two or more detached single-family homes.
Under the HAA, a local government may deny or reduce the proposed density of a project only if it finds that 1) the project “would have a specific, adverse impact upon the public health or safety” and 2) “there is no feasible method to satisfactorily mitigate or avoid the adverse impact.” SB 330, adopted in 2019, amended the HAA to establish vesting rights for projects that use a new preapplication process. SB 330 also added a new chapter to the Government Code, the “Housing Crisis Act of 2019,” which prohibits local governments from:
• Reducing the allowed intensity on a property below what was allowed under the general plan or zoning in effect on January 1, 2018;
• Imposing a moratorium or similar restriction or limitation on housing development; 202
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3 • Establishing or imposing growth control measures that meter the pace of housing construction or limit the jurisdiction’s population; and
• Establishing new design standards that are not “objective.” The definition of an objective standard in SB 330 is the same as in SB 35.
The HAA and SB 330 apply within the coastal zone, but do not alter or lessen the effect or application of Coastal Act resource protection policies. Government Code Section 65589.5(e) states “Nothing in this section shall be construed to relieve the local agency from complying with...the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code)” Regional Housing Needs Allocation (RHNA)
State housing element law requires Capitola to accommodate its fair share of new housing units during a specified planning period. This fair share requirement is determined by the Association of Monterey Bay Area Governments (AMBAG) and known as the Regional Housing Needs Allocation (RHNA). Table 1 shows Capitola’s RHNA for the 2015-2023 planning period, including units affordable at different income levels. Since January 1, 2015, Capitola has not approved any very low or low-income units. One moderate income unit, a town house in Tera Court located behind OSH, was approved.
Table 1: RHNA and Permits Issued for 2015-2023 Planning Period Income Group RHNA
Very Low-Income
(<50% of Median Family Income) 34
Low-Income
(50-80% of Median Family Income) 23
Moderate-Income
(80-120% of Median Family Income) 26
Above Moderate-Income
(>120% of Median Family Income 60
Total 143
In 2022, Capitola will be assigned a new RHNA for the 2024-2032 planning period and will update its Housing Element and Zoning Code (if needed) to provide adequate sites for these units. Based on preliminary information from AMBAG, Capitola’s new RHNA will likely be two to three times greater than the RHNA for the prior planning period. AMBAG will release its draft RHNA in January 2022 and approve the final RHNA in June 2022.
To accommodate the new RHNA, Capitola may need to identify new housing sites, increase the allowed density of existing sites, or both. Recently approved state law also may limit Capitola’s ability to carry forward previously identified sites where housing was not approved during prior planning periods. If Capitola adds new sites for multifamily housing, it becomes increasingly important for the City to have quality standards in place.
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4 EXISTING REGULATIONS
Objective Standards
Table 2 on the following page shows Capitola’s existing Zoning Code requirements for multifamily and mixed-use residential development that meets the state definition of an objective standard. Table 2 shows objective standards in all zoning districts where multifamily and mixed-use residential development is allowed. A gray cell in Table 2 means that there is no objective standard in the zoning district.
Objective standards may also be found in the in the General Plan, Subdivision Ordinance, and other similar regulatory documents. The General Plan contains few objective standards as it was written to provide a policy foundation for land use and development in Capitola. Objective standards in the General Plan are limited to allowed land uses and density in RM designation, allowed land use and FAR in mixed-use and commercial designations, and noise standards in Policy SN-7.4.
Subdivision Ordinance Chapter 16.24 contains design standards that apply to proposed subdivisions.
Standards in Chapter 16.24 that qualify as objective standards include new street standards (street alignment, intersection angles, intersection cure radius, street grade) and lot configuration standards (property line angles, minimum frontage width).
If a qualifying project requests streamlined review under SB 35, the City must approve the project ministerially if it conforms with these standards. The City may not require project changes to comply with subjective requirements, such as the City’s design review criteria in Zoning Code Section
17.120.070. The Housing Accountability Act and SB 330 may also limit the City’s ability to require changes to a proposed project if the project complies with all objective standards .
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5 Table 2: Existing Zoning Code Objective Standards
Standard
Zoning District
MF MU-V MU-N C-C & C-R
Allowed Land Uses 17.16.020 17.20.020 17.20.020 17.24.020 Development Standards
Parcel Size and Dimensions 17.20.040 17.24.030
Floor Area Ratio 17.20.030 17.20.040 17.24.030
Building Coverage 17.16.030
Open Space 17.16.030 17.24.030
Density 17.16.030 17.24.030
Setbacks 17.16.030 17.20.030 17.20.040 17.24.030
Build-to Line 17.20.030.D 17.20.040
Height 17.16.030 17.20.030 17.20.040 17.24.030
Design Standards
Building Orientation 17.20.030.E 17.20.040.B 17.24.040.B.3 Blank Walls 17.20.030.E 17.24.040.B.4
Storefront Width N/A 17.20.030.E 17.24.040.B.5
Ground Floor Transparency 17.20.030.E 17.24.040.B.6
Retail Depth N/A 17.24.040.B.7
Ground Floor Height 17.24.040.B.8
Parking Placement and Screening 17.20.030.E 17.20.040.E 17.24.040.B.9 Driveway Width 17.20.030.E 17.20.040.F
Garbage and Recycling Screening 17.20.030.E
Residential Transitions 17.20.040.D 17.24.030.E
Landscaping
Required landscape areas 17.72.050.A 17.72.050.B 17.72.050.B 17.72.050.B General standards [1] 17.72.060.A 17.72.060.A 17.72.060.A 17.72.060.A Irrigation and Water Efficiency 17.72.060.B 17.72.060.B 17.72.060.B 17.72.060.B Maintenance 17.72.070 17.72.070 17.72.070 17.72.070
Parking
Required Spaces 17.76.030 17.76.030 17.76.030 17.76.030 Parking in Setbacks 17.76.040.B 17.76.040.B 17.76.040.B 17.76.040.B Parking Design Standards [2] 17.76.060 17.76.060 17.76.060 17.76.060 Landscaping [3] 17.76.070 17.76.070 17.76.070 17.76.070 Bicycle Parking 17.76.080 17.76.080 17.76.080 17.76.080 Outdoor Lighting [4] 17.967.110 17.967.110 17.967.110 17.967.110 Notes:
[1] Includes plant selection, turf limitations, maximum slope, plant groupings, water features, watering times [2] Includes parking space dimensions, parking lot dimensions, surfacing, pedestrian access, screening [3] Includes minimum amount of required landscaping, shade trees [4] Includes maximum height, prohibited lighting types, fixture types, light trespass 205
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6 Subjective Requirements
Proposed multifamily and mixed-use residential development requires a Design Review Permit and, in certain zoning districts, a Conditional Use Permit. To approve these permits, the Planning Commission must make findings in Section 17.120.080 for Design Permits and Section 17.124.070 for Conditional Use Permits. These findings are provided in Attachment A.
Design Permit Finding E requires compliance with all applicable design review criteria in Zoning Code Section 17.120.070. These design review criteria, also provided in Attachment A, address a broad range of building and site design issues and were recently developed as part of the Zoning Code Update. These criteria reflect public desires for new development and are based on design-related policies in the General Plan such as community character, neighborhood compatibility, mass and scale, articulation, and visual interest.
In addition to permit findings, the Zoning Code contains a number of requirements for multifamily and mixed-use residential development that do not meet the state definition of an objective standard. These subjective requirements are identified in Attachment B. Some requirements apply in all zoning districts (e.g., fence color and material) while others apply only in certain zoning districts or locations (e.g., 3- story building requirements on Capitola Road).
For projects requiring a Design Review Permit or Conditional Use Permit, the City can require compliance with subjective requirements through the discretionary process. For a project requesting streamlined review under SB 35, the City cannot enforce these requirements. Under the Housing Accountability Act and SB 330, the City also cannot require compliance with these standards for any multifamily or mixed-use residential project in a manner that disallows or reduces the density of the proposed project.
PROJECT APPROACH
Given the project goals and relevant state law, this section describes the City’s approach to prepare new objective standards for multifamily and mixed-use residential development.
1. Translate Design Review Criteria to New Standards
As described above, a qualifying project requesting streamlined approval under SB 35 must be approved ministerially without Design Review or a public hearing. Instead, the City may only require compliance with objective standards in effect at the time the application was submitted. The City would not be able to require changes to the project to address Design Review criteria in Section 17.120.070.
For this reason, we will translate Design Review criteria into objective standards as needed to ensure quality design for all multi-family and mixed-use residential projects, including projects qualifying for streamlined approval under SB 35. Table 3 below lists Design Review criteria appropriate for translation into objective standards. Translating Design Review criteria into objective standards will also benefits applicants, decision-makers, and the public by providing greater certainty on City requirements and expectations for all proposed projects.
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7 Table 3: Design Review Criteria to Translate into New Objective Standards B. Neighborhood Compatibility. The project is designed to respect and complement adjacent properties. The project height, massing, and intensity is compatible with the scale of nearby buildings. The project design incorporates measures to minimize traffic, parking, noise, and odor impacts on nearby residential properties.
C. Historic Character. Renovations and additions respect and preserve existing historic structure. New structures and additions to non-historic structures reflect and complement the historic character of nearby properties and the community at large.
E. Pedestrian Environment. The primary entrances are oriented towards and visible from the street to support an active public realm and an inviting pedestrian environment.
F. Privacy. The orientation and location of buildings, entrances, windows, doors, decks, and other building features minimizes privacy impacts on adjacent properties and provides adequate privacy for project occupants.
H. Massing and Scale. The massing and scale of buildings complement and respect neighboring structures and correspond to the scale of the human form. Large volumes are divided into small components through varying wall planes, heights, and setbacks. Building placement and massing avoids impacts to public views and solar access.
J. Articulation and Visual Interest. Building facades are well articulated to add visual interest, distinctiveness, and human scale. Building elements such as roofs, doors, windows, and porches are part of an integrated design and relate to the human scale. Architectural details such as trim, eaves, window boxes, and brackets contribute to the visual interest of the building.
L. Parking and Access. Parking areas are located and designed to minimize visual impacts and maintain Capitola’s distinctive neighborhoods and pedestrian-friendly environment. Safe and convenient connections are provided for pedestrians and bicyclists.
S. Mechanical Equipment, Trash Receptacles, and Utilities. Mechanical equipment, trash receptacles, and utilities are contained within architectural enclosures or fencing, sited in unobtrusive locations, and/or screened by landscaping.
Design Review criteria excluded from Table 3 will not be translated into new objective standards. New standards to translate Design Review Criteria M (Landscaping), N (Drainage), O (Open Space and Public Places), P (Signs), Q (Lighting), and R (Accessory Structures) are not needed because existing standards are sufficient to address these issues. We will not translate Design Criteria I (Architectural Style) and K (Materials) to avoid establishing overly prescribe building design standards. We also will not translate G (Safety) as this criterion does not easily lend itself to objective standards.
Many of the Design Review criteria in Table 3 are already addressed in existing objective standards for some zoning districts. For example, Mixed-Use Village design standards in Section 17.20.030.E contain building orientation, blank walls, storefront width, ground floor transparency, and parking location and buffer standards that address aspects of Design Review Criteria E (Pedestrian Environment), H (Massing and Scale), J (Articulation and Visual Interest, L (Parking and Access). and J (Articulation and Visual Interest). As we prepare the new standards, we will consider if any existing standards should be applied in other zoning districts. We will also consider if existing standards should be augmented or modified to more fully implement the Design Review criteria.
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8 2. Consider New Standards for Other Subjective Requirements As described above, the City may not require compliance with subjective requirements in Attachment B for projects requesting streamlined approval under SB 35. For this reason, we will review the requirements in Attachment B to determine which, if any, should be translated into an objective standard. Some of these existing requirements are relatively minor and may not need an objective standard (e.g., MU-V pavement material in 17.20.030.E.7). Other requirements may be important to the community and warrant a new objective standard (e.g., 3-story buildings on Capitola Road).
3. Provide Options to Achieve Objectives
Design standards can establish a single method by which all proposed projects must achieve a design objective. For example, to provide variation in facade articulation, the design standards could require all building walls to feature a wall modulation or increase setback every 30 feet. Alternatively, design standards could allow projects to choose from different options to achieve the objective. With this approach, a project could achieve the facade articulation objective by selecting from options such as changes in material and color, vertical accent lines, wall modulation, balconies, bay windows, and changes in building height.
New objective standards will include options to achieve design objectives where appropriate. The facade articulation standard above is an example of where providing options is appropriate. For other standards, options may not be needed or desirable. As we prepare the standards, we will look for opportunities to incorporate options into standards so that individual projects can determine the best design solutions to achieve the City’s objectives. In unique circumstances, applicants will also be able to requests a deviation from a standard, as described below.
4. Allow Deviations with Design Review
The design standards need to specify if a proposed project may deviate from the standards through a discretionary process. If deviation is allowed, the standards need to identify who approves the deviation, the criteria to allow the deviation, and if deviation is allowed from all standards, or just certain ones.
We will allow deviation from all standards with Planning Commission approval of a Design Permit. This approach matches allowed deviations for accessory dwelling units in Zoning Code Section 17.74.100.
However, the default assumption should be that projects will comply with all standards, with deviations allowed only due to unique circumstances.
Findings required to approve the deviation will allow for flexibility when needed but ensure that all projects achieve quality design. We will clearly identify the intent of the standards, and allow for deviation only if the Planning Commission finds that 1) the project, with the deviation, achieves the intent of the standard to the extent possible; and 2) unique circumstances on the property require the deviation.
For example, the new design standards may include a requirement for buildings to be oriented towards a public street with the primary entrance to the building directly accessible from an adjacent sidewalk.
The new standards will identify the intent of the standard, which is to provide for an active public realm and an inviting pedestrian environment. On certain sites, complying with this standard may not be feasible or desirable due to unique circumstance such as the location of existing buildings or an unusual 208
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9 parcel configuration. In such a case, the Planning Commission could allow for an alternative entrance orientation upon finding that the project incorporates alternative design features to support a pedestrian-friendly environment and active/inviting public realm.
5. Locate Standards in Zoning Code
New standards may be located in the Zoning Code or adopted separately by resolution. We plan to locate new standards in the Zoning Code so that all similar development and design standards are found together in one place. With this approach, users will not need to consult a separate document to find the standards, and the standards are less likely to be overlooked by City staff and applicants.
Within the Zoning Code, the new standards may be added to individual zoning district chapters (e.g., Chapter 17.16: Residential Zoning Districts) or placed in a new separate chapter in the Zoning Code. The best location will depend on the details of the standards once they are drafted. If the standards vary considerably across zoning districts, the best location for the standards will likely be individual zoning district chapters. If the standards are more generally applicable to all zoning districts, a separate new chapter may be preferable.
Because new standards will be tailored to different areas of the city and types of development, we expect that we will add the standards to individual zoning district chapters. As we proceed with drafting the standards, we will confirm that this approach works best. The goal should be to locate standards where readers expect to find them while minimizing unnecessary repetition where possible.
Attachments:
A. Design Permit Findings, Conditional Use Permit Findings, and Design Review Criteria B. Additional Subjective Zoning Code Requirements
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Capitola Road
Clares Street
Jade Street
Kennedy Drive
1 M O N T E R E Y B A Y 41st Avenue
Wharf Road
Bay Avenue
Monterey Avenue
Park Avenue
Escalona Drive
49th Avenue
Capitola Avenue
45th Avenue
MH
MH
MH
MH
C-R
CF
CF
CF
CF I
R-1
R-1
R-1
R-1
R-1 R-1
C-C
RM-M
MU-N
RM-L
PD
PD
MU-N
P/OS-VS MH
MH
C-C
C-C
R-1
P/OS
C I T Y O F C A P I T O L A
Z O N I N G M A P
0 500 1,000 Feet
Capitola Avenue
Monterey Ave
*See Local Coastal Program Habitats Map for boundaries of Environmentally Sensitive Habitats Area Overlay Zone.
Residential Zoning Districts
R-1 - Single-Family Residential
RM-L - Multi-Family Residential, Low Density
RM-M - Multi-Family Residential, Medium Density
RM-H - Multi-Family Residential, High Density
MH - Mobile Home Park
Mixed-Use Zoning Districts
MU-V - Mixed Use Village
MU-N - Mixed Use Neighborhood
Commercial and Industrial Zoning Districts
C-R - Regional Commercial
C-C - Community Commercial
I - Industrial
Other Zoning Districts
P/OS - Parks and Open Space
CF - Community Facility
PD - Planned Development
VS - Visitor Serving
Overlay Zones*
-AHO - Affordable Housing Overlay
-CZ - Coastal Zone
-VRU - Vacation Rental Use
-VR - Village Residential
-VS - Visitor Serving
City Limit
Santa Cruz Coastal Zone Boundary
49th Avenue
Capitola Avenue
Monterey Avenue
Capitola Avenue
Vacation Rental Use Village Residential
Source: ESRI, 2017; PlaceWorks, 2017.
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