Agenda packet — Santa Cruz City Council, April 25, 2023 (part 4 of 8)

Even though the stairs occupy what would otherwise be a planted area, the design still provides substantial landscaping along the Soquel Avenue frontage in several ways: the small spaces between the stairs and the sidewalk are landscaped; the plans propose vertical landscaping along the side of the stairs facing Soquel Avenue; and a large planter is proposed at the plaza at corner of Front and Soquel Avenue. In addition, the triangle of land at the northeast corner of the development between the building, Soquel Avenue, and the river is also proposed to be substantially landscaped, although a significant amount of this improvement will likely be precluded by the new pump station as described above.

While this design does not completely fit with the development standard, it more fully embodies several General Plan and Downtown Plan goals. The proposed stairway is consistent with General Plan policies that call for enhanced pedestrian activity (Housing Element Policy 6.1, CD5.2.1, CD5.2.4, M1.1.1,
M1.1.2, M2.1.2, M2.3.1, M4.1.6, and M4.1.7) and
connecting development to the San Lorenzo River (CD1.5.1, CD1.5.2, CD3.1.1, CD5.2.1, LU2.3.1, M2.1.2, ED1.1.6, and PR4.1.3). The proposed design also aligns with several First Principles of the Downtown Plan, which call for aesthetically integrating public access to and participation in commercial activities, creating a strong network of public and private open Required standard Base density Density bonus
d. Hanging Flower Pots. Hanging flower pots may project into the public right-of-way up to 12 inches and shall
have a minimum 8-foot clearance within the public rightof-way unless hanging directly above planter boxes. n/a: Hanging flowerpots not proposed.
e. Trellises. Trellis structures supporting climbing vines are encouraged against blank building walls, both at the storefront and upper levels. At the storefront level,
trellises shall be allowed to project into the public rightof-way up to 6 inches; above 8 feet in height, overhanging arbor or trellis structures shall be allowed to project up to 18 inches into the right-of-way.
n/a: Green wall features not proposed along storefronts. f. Plant Types. Plant materials within planters, planting beds, flower boxes and flower pots shall provide color
and variety throughout the year. The use of non-flowering shrubs or plant materials is discouraged, unless they are part of a planned pattern of landscape to that creates
interest on the street.

Specific plants proposed for green wall and planter boxes include a variety of shrubs, perennials, grasses, groundcover, and/or vines. Specific species to be used within the planters not clear. Condition of approval requires the planters to include a mix of species that provide color and variety throughout the year.

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spaces to create a socially active and pedestrian-oriented downtown, and emphasizing predominantly pedestrian
circulation patterns. The Downtown Plan’s Planning Principles and Strategies call for the downtown to be a place where people naturally gather to meet, including opportunities for outdoor dining. The Principles and Strategies also seek to enhance the open space and pedestrian network downtown, specifically by creating additional pedestrian linkages between the Downtown and the river.

2. The Front Street/Riverfront Corridor development standards require the elevation of extension areas adjacent to
commercial development to be within 24 inches of the
Riverwalk elevation. The second level of the building has an elevation of 30 feet above sea level, while the Riverwalk has an elevation of 25.98 feet adjacent to the north end of the development, descending to 25.06 feet at the south end. This difference of four to five feet is greater than the maximum two feet allowed by the development standards. In this case, the site is physically constrained in that the difference between the Front Street ground elevation and the Riverwalk elevation is smaller than on other properties in the Front Street/Riverfront area. When applying the required 15-foot first story height along Front Street, the second level on this side of the building starts at 32 feet above sea level, six to seven feet above the Riverwalk elevation. The proposal steps the Riverfront side of the second story down to 30 feet to minimize the vertical distance between the commercial spaces and adjacent public plaza and the Riverwalk elevation. The proposed extension area plaza includes stairways, paths, and terraced
amphitheater seating to create open and welcoming
connections between the Riverwalk and the plaza above.

Therefore, the proposal continues to achieve the objective of connecting the Riverwalk with the adjacent development while more fully achieving Downtown Plan objectives than a building with a substandard, uninviting first floor height for the commercial and residential lobby uses along Front Street.

3. The project provides much of its parking with puzzle stackers, an arrangement that varies from the parking design standards in the zoning ordinance. Puzzle stackers provide for vertical parking, and the proposed three-tier stackers provide nearly three times the number of parking spaces as compared to a standard parking design within the same area. Rather than pay parking in-lieu fees for omitted spaces or creating an additional parking level, the project instead proposes to meet the number of required parking spaces. This efficient arrangement allows the project to provide parking demanded by both residents and visitors while devoting more space to commercial and public uses, residential dwellings, and residential amenities.

4. The Front Street/Riverfront development standards require at least 75 percent of the river-facing building wall that is at least 50 feet tall as measured from the Front Street grade to step back from the wall below. This standard was created with the expectation that buildings would be constructed to the property line facing the river and with the intent to create articulation and interest along the building wall. The proposal does not

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meet this standard. Instead, the entire building is set back from the river-facing property line at various depths, creating an articulated building wall. Two residential courtyards create deep recessed in the building frontage, substantially reducing the massing along this elevation. The elevation is also very well articulated with architectural detailing such as balconies, horizontal and vertical recesses and projections to create a three-dimensional wall, and a variety of exterior materials and colors. Therefore, the proposed design meets the intent of the standard to a greater degree than would a building simply constructed to the property line and stepping portions of the upper floors back on this elevation. In addition, in setting the building back from the river-facing property line, the project creates a larger public plaza than would otherwise be created by a standard project. This larger area creates an inviting space that encourages people to gather and spend time next to the river, more fully brining to life the goals in the General Plan and the Downtown Plan to foster a connection to the river and enhance pedestrian activity in this area.

2. Storefront Setbacks. Minor ground-level storefront
setbacks are permitted within the provisions of the
storefront and building façade standards and guidelines discussed below. Recessed storefronts up to six feet in depth and twenty-five feet in length may occur where a
designated outdoor use, such as an outdoor café, is an
integral part of the retail business.

Floorplan includes small storefront setbacks at entryways consistent with storefront and building façade standards.

3. Roof Top Mechanical Equipment. The design of roof top mechanical equipment and related structures is an
important aesthetic consideration when viewing the
downtown skyline. The arrangement of roof top
equipment, elevator penthouses, mechanical penthouses
and enclosures, safety rails, inside faces of parapets, roofing surfaces, architectural elements, and other
mechanical or electrical equipment, including
telecommunications equipment, shall be designed,
installed and painted to be visually unobtrusive and to create a unified, coherent whole. These roof top features shall be incorporated into the building design at the
Planning approval stage of the project. Additional visual simulations may be required to demonstrate that the
project provides for architecturally interesting and varied skyline views, with specific attention given to integrating these rooftop features into the overall building design.

Rooftop mechanical equipment set back 13’ to 23’ from Front Street roofline. The shortest distance from Soquel Avenue roofline is 7’3”. The rooftop is 84’ above the Front Street grade and the parapet line is 2’6” to 5’ taller. These dimensions will conceal mechanical equipment that is up to about 15 feet tall as viewed from the northern sidewalk of Soquel Avenue. A condition of approval requires that any rooftop mechanical equipment visible from the public right of way be painted to be screened from view. Elevator enclosures are incorporated into building design.

4. Permanent Projections into the Public Right-of-Way. It is not the intent of the Plan to create a hard edge between the public and private realms. Rather, building facades and storefronts that are varied and that promote activity and interest are encouraged.
n/a: No projections into right of way are proposed.

These extension areas will be managed by the City and its designated agent through revocable licenses [See Extension Area requirements in section 24.10 of the Zoning Ordinance]. The following guidelines shall govern the physical design of these extension areas:
a. Types of Uses. Designated extension areas shall be
confined to uses that add activity and color to the street.

Permitted uses shall be limited to outdoor cafes, food
kiosks or carts, or the selling of flowers, produce, and Extension area faces Riverwalk and not street. Extension area design includes outdoor dining and seating as well as connections to Riverwalk and commercial uses facing the river.

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newspapers/magazines, unless otherwise approved by the
City Council or its designated agent.
b. Outdoor Cafes. The extension area for cafes shall
project no more than 12 feet from the property line into the public right-of-way, and in no case shall a cafe
extension area result in a public walk way of less than 12 feet. The elevation of the extension area shall be the same as the public sidewalk, and shall meet ADA accessibility standards. No permanent structures will be allowed within the public right-of-way, with the exception of ADA-complaint barriers. If a separation between the cafe and the
promenade is desired, this shall be achieved through low planters that could contain colorful flowers or a low hedge not permanently affixed to the sidewalk; the maximum
height of such planters (including the planting) shall be no more than four feet. Planters shall consist of high-quality, durable materials of a weight and mass that will
discourage theft, vandalism or easy movement. A canvas
awning will be permitted to extend over the full depth of the cafe extension area; no columns or supporting poles will be permitted within the public right-of-way. Awnings shall comply with the design and height guidelines
prescribed below. The use of removable umbrellas within sidewalk extension areas is also encouraged, provided
that seven feet of clearance is provided from the sidewalk.

Removable wind screens that are of a transparent
material and that are an integral part of the planter will be permitted to extend the seasonal use of the cafe area.

Such screens shall not exceed a height of six feet and shall be separated from the awning to provide for air
movement.

The proposed outdoor restaurant seating extends into City owned land but not into the public right of way or any other pathway. The outdoor dining patio is not directly adjacent to the Soquel Avenue sidewalk. The dining patio does not include planters, awnings, or wind screens. Any removable umbrellas associated with the tables and chairs will be more than seven feet from the sidewalk.
c. Retailing Uses. Retailing uses within extension zones shall be limited to the sale of newspapers and magazines, flowers and produce, unless otherwise approved by City
Council or its designated agent. Such extension areas shall not exceed 6 feet in depth, unless it is determined that such depth is necessary to achieve the desired pedestrian objectives for the street, and in no case shall an extension area result in a public promenade that is less than 12 feet in depth on Pacific Avenue and no less than 8 feet in
depth on Front Street and Laurel Street. Merchandise shall be displayed against the shop front and be oriented
toward the street on tables or stands that do not exceed four feet in height. No separation (e.g., planters or low walls) between the merchandise and the street shall be
permitted.
n/a: Retail use not proposed within extension area.
d. Furniture. All furniture (e.g., tables, chairs, retailing stands) shall be durable, well maintained, and of a high quality, suitable for outdoor use; such furniture shall be light, not heavy or massive in nature, to ensure that it does not visually dominate the street. All furniture shall be approved by City Council or its designated agent.

Condition of approval requires compliance with this standard. e. Design Materials. The design materials and colors used for chairs, tables, display stands, lighting, and other fixtures (including umbrellas and awnings) shall be
generally consistent with both the architectural style and colors used on the building facade and the quality of
fixtures along Pacific Avenue.

Condition of approval requires compliance with this standard, except for the relation to fixtures along Pacific Avenue since the extension are is not along Pacific Avenue.

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f. Lighting. Lighting shall be incorporated into the facade of the building and shall complement the style of the
building. Lights on buildings shall not be glaring to
pedestrians and shall illuminate only the extension area and the activities within. General illumination shall be at 5 foot-candles, with a maximum of 10 foot-candles. Table
lamps or candles are encouraged in cafe areas. Wired
electrical fixtures will be allowed outside the face of the building, if contained within the semi-permanent barrier allowed for cafe extension areas and if installed by a
licensed electrician. A lighting plan must be approved by the City Council or its designated agent.

Condition of approval requires building plans to show consistency with this standard.
g. Sidewalk Cleaning. The sidewalk area within the Retail Extension Zone shall be cleaned and maintained by the
licensee. The area shall be cleaned, at a minimum, daily and shall be steam cleaned as needed and appropriate, to maintain a clean, sanitary and attractive environment.

Extension area does not include any sidewalk area, but a condition of approval requires the extension area to be cleaned and maintained by the licensee.

6. Distinctive Architectural Elements. Towers, cupolas, chimneys, dormers, spires, flag poles and other architectural elements will be allowed on a conditional basis, if they can meet the following criteria:
a. Key Locations. Such elements occur at
significant locations within the downtown (e.g. key corners, street termini, downtown gateways), and provide
landmarks that will reinforce the overall sense of place; n/a: None of the listed distinctive architectural elements are proposed. b. Architectural Integration. Such elements have
been architecturally integrated within the building design and contribute positively to the overall harmony,
composition and articulation of the facade and building mass;
n/a: None of the listed distinctive architectural elements are proposed. c. Solar Access. Such elements do not significantly
affect solar access objectives for the west- facing
sidewalk of Pacific Avenue or the south-facing sidewalks of east-west streets; and
n/a: None of the listed distinctive architectural elements are proposed. d. No Habitable Space. Such elements do not add
habitable space above the prescribed height limits set
forth above.
n/a: None of the listed distinctive architectural elements are proposed.

7. Accessibility. The Plan recognizes that accessibility permeates all elements of urban design, and requires that access be aesthetically integrated within all public and private development in the downtown. The Americans with Disability Act, passed by Congress in 1990, confirms that accessibility is a civil right and not a luxury or option. The Plan endorses this position, and requires that new
development strive to achieve an "optimum state" of
accessibility, beginning with compliance with both the
State of California's Title 24 Accessibility Requirements and the Uniform Federal Accessibility Standards (UFAS).

This requirement shall govern all subdistricts within the downtown.

Building permit plans will be required to meet accessibility regulations.

8. Pedestrian Passages. While side yard spaces are
discouraged in favor of contiguous building facades,
public-oriented passages that provide pedestrian access through a development parcel to parking facilities, interior courtyards, and/or other developments are encouraged.

These passages shall comply with Californian Building
Code, et seq., dimensional requirements, and include
provision of natural (as well as electrical) light and active uses along their length. To the maximum extent
practicable, adjacent development shall establish a
The proposal includes a public stairway along the northern side of the building connecting the Soquel-Front intersection up to the proposed restaurant, outdoor dining patio, and Riverwalk extension area. A condition of approval requires the applicant to pay their fair share for improvements associated with the planned paseos in the Front Street/Riverfront area.

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relationship to these passages with entries and
storefronts, to promote a secure and interesting
environment.

9. Interior Courtyards. Santa Cruz has a tradition of
interior courtyards and gardens that provide attractive places to sit and relax, and a spatial counterpoint to the street experience. If provided, courtyards or interior
gardens shall be designed to include: direct publiclyoriented linkages to Pacific Avenue and/or to other public streets or lanes; activities that do not reduce the principal objective of activating Pacific Avenue; and generous solar access throughout the year.

The two private residential
courtyards have access from the
Riverwalk. The courtyards will
have direct sunlight in morning
and midday during summertime
but not at all during winter.

The two private residential
courtyards have access from Levee
but are private. Courtyard will have
some direct sunlight in morning and
midday during summertime but not
at all during winter, spring, or fall.

10. Intersection Treatment. High activity-generating uses are especially encouraged at the Pacific Avenue
intersections. Minor corner setbacks in conjunction with storefront entries are also encouraged at these locations.

Project is not located on Pacific Avenue. A public plaza is proposed at the Front/Soquel intersection with a patio, landscaping, entrance to commercial space #1, and access to the stairs leading to the second level restaurant and Riverwalk extension area.

11. Corner Treatment. Corner parcels are encouraged to
incorporate special features such as rounded or cut
corners, articulated corner entrances, display windows, corner roof features, etc.

Building corner at Front and Soquel includes a cut corner with a plaza, storefront entrance, and the building corner articulated with balconies on the upper floors.

Building corner at Front and Soquel includes storefront entrance and articulation above with balconies

12. "T" Intersections. New development that occurs at the "T" intersections along Pacific Avenue (Cooper-ChurchLocust; Soquel-Walnut-Lincoln; Elm-Maple-Pacific) are encouraged to accentuate the unique spatial
characteristics of this condition, through corner
treatments as described above, and through special
facade treatments at the visual terminus of the east-west streets (e.g., towers, distinctive change in fenestration, roof profile, building material, etc.). Buildings located at the “T” intersections are required to prepare a visual
impact analysis to determine the visual impact from the east-west street.
n/a: Project site not located at T intersection

13. Ground Level Treatment. Along rear parking lots and service lanes, rear alleys are envisioned as attractive pedestrian places as well as service spaces. Where the
back of development is adjacent to a public alley or
surface parking lot, the ground level shall be designed to include architectural interest and detail on the rear
façade. At a minimum, a usable and operable rear
entrance shall be provided and, to the maximum extent
practicable, views into the retailing activity shall be provided from the rear of the building.
n/a: Site does not have a rear alley

14. Off-site Parking and Parking Structures. Required
residential and commercial parking may be provided offsite, provided that such parking is located within the parking District No. 1. Publicly available parking structures shall conform to height limits of this Plan, but are not required to adhere to a maximum floor-area-ratio limit. n/a: Proposal includes neither off-site parking nor a new parking structure.

15. Service Access. Parcels adjacent to rear alleys must maintain service access from the rear and provide
attractive rear entrances. Trash storage areas shall be internal to the building or completely enclosed and
screened from view, as required by City ordinance. Trash or loading areas shall not, to the maximum extent
practicable, be located adjacent to Pacific Avenue, North Pacific Avenue, Front Street or Water Street. Required
grease trap interceptors shall be maintained within the Parcel is not adjacent to a rear service alley. Trash room is internal to the building within the enclosed parking garage. The proposed restaurant will be required to provide grease trap interceptors on the building permit plans.

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property. On a conditional basis, the City will consider their location within public alleys or within the street right-ofway, if there is no feasible alternative within the property.

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ATTACHMENT B
Comparison of City Mixed-Use Projects
City of Santa Cruz Approved and Under Construction
Mixed-Use/Residential and Affordable Housing Projects
Project Site Size DUs / Density
Height
(in feet)
Number of Total
Trees / Heritage
Trees Removed
Density Bonus
Request
Downtown
• Front-Laurel 1.4 acres 205 / 146 du/ac 55-85 15 / 2 Yes • Pacific Station South 0.5 acres 85 / 170 du/ac 80 0 Yes • 523 Center St 0.77 acres 65 / 84 du/ac 48.5 0 No
• Riverfront Project 0.98 acres 175 / 179 du/ac 81 25 / 8 Yes • Pacific Station North 0.7 acre 94 / 134 du/ac 88 0 Yes • 1013 Pacific 0.122 acres 17 / 139 du/ac 4 stories 0 Yes • Downtown Library and
Affordable Housing Project 1.55 acres 124 / 80 du/ac 84 12 / 9 Yes • 130 Center (not in Downtown
Plan area) 1.19 acres 233 / 196 du/ac 75 0 Yes
• 555 Pacific [1] 0.8 acres 94 / 118 du/ac 4 stories 1 / 1 No • Park Pacific-1547 Pacific [1] 0.53 acres 66 / 125 du/ac 56 1 / 1 No Other Parts of City
• 831 Water 0.9 acres 145 / 159 du/ac 60 0 Yes
• 915 Water 0.58 acres 105 / 181 du/ac 48 2 / 2 Yes
• 150 Felker 0.4 acres 32 / 80 du/ac 50 6 / 6 Yes
• 314 Jessie Street 0.4 acres 50 / 116 du/ac 4 stores 0 Yes • 190 W Cliff Drive 2.2 acres 89 / 40 du/ac 4 stores 55/11 Yes [1] Constructed and in operation.

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INTENTIONALLY LEFT BLANK

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PLANNING COMMISSION

AGENDA REPORT
DATE: February 24, 2023
AGENDA OF: March 2, 2023
ITEM NO: CP20-0098 514, 516, 518, 524 & 530 Front Street RECOMMENDATION: That the Planning Commission recommend approval of the Lot Line Adjustment, Non-Residential Demolition Authorization Permit, Special Use Permit, Design Permit, Additional Height Request, Density Bonus Request, Revocable License for
Outdoor Extension Area, and Heritage Tree Removal Permit with Design Variations to Downtown Plan Development
Standards to City Council based on the environmental
determination, findings listed below, and the Conditions of Approval listed in Exhibit “A”.

PROJECT DATA
APN: 005-151-37, 005-151-44, -45, -46
Property Owner: Green Valley Corporation
Project Applicant: Jessie Bristow
Application Type: Lot Line Adjustment, Non-Residential Demolition Authorization Permit, Special Use Permit, Design Permit, Additional Height request, Density Bonus request, Revocable License for Outdoor Extension Area, and Heritage Tree Removal Permit to demolish existing commercial buildings, reconfigure four lots into one, remove eight heritage trees, and construct a mixed-use building with 276 residential dwelling units (including a 50% density bonus) and 6,865 square feet of commercial space, with Design Variations to Downtown Plan Development Standards on a site in the CBD/F-P/FP-O (Central Business District/Floodplain/Floodplain Overlay) zone district and within the Front Street Riverfront Area of the Downtown Plan. The project requires approval of a Section 408 Permit from the US Army Corps of Engineers to allow for the placement of fill between the levee and the proposed building and to allow for the development of an outdoor extension area adjacent to the Riverway path. (Environmental Determination: Categorical Exemption)
Zoning: CBD (Central Business District), FP (Floodplain Zone District), FP-O (Floodplain Overlay Zone District)
Project Consistency: Consistent with the above listed zone districts as conditioned General Plan: RVC (Regional Visitor Commercial) NA (Natural Areas) Project Consistency: Consistent with the general plan designation

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AGENDA REPORT
Planning Commission Meeting of March 2, 2023
SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 2
P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx Land Use - existing: Commercial (retail, restaurant, bank) - proposed: Mixed use building
- surrounding: Retail, grocery, residential, San Lorenzo River (east) Site Area: 1.06 acres
Lot Dimensions: Irregular
Coastal Review: Not in Coastal Zone
Environmental Review: Categorical Exemption Class 32, CEQA Guidelines Section 15332 (Infill Development)
Planning Staff: Clara Stanger

PROJECT DESCRIPTION & HISTORY
The project site comprises four lots at the southeast corner of Front Street and Soquel Avenue and bound by the San Lorenzo River to the east. The site was originally developed in 1926 with a building at 514-518 Front Street associated with the emerging automobile industry. In 1981, a bank building was constructed at 530 Font Street. Current uses at the site include retail and restaurant; the bank building is vacant. Uses in the area surrounding the site include commercial and mixed-use buildings.

The applicant proposes to demolish both buildings on the site, combine the four lots into one, and construct a mixed-use building consisting of 6,865 square feet of commercial space and 276 residential apartment units in a 238,979 square foot, eight story building.

The building’s first floor consists of commercial uses and a residential lobby on the Soquel Avenue and Front Street frontages with an enclosed parking garage in the interior of the floor. The second floor includes residential units, and because of the difference in elevation between the river levee and Font Street, it also serves as the ground floor facing the river and includes commercial uses and residential amenities along that frontage. The second floor also includes two private residential outdoor courtyards in the center of the development. Levels three through eight contain residential units; a portion of the eighth floor also includes a rooftop deck with garden.

The project proposes to fill the City-owned property between the east side of the new building and the levee and create a publicly accessible outdoor extension area connecting the development to the Riverwalk. Filling this area will separately require a Section 408 Permit from the Army Corps of Engineers. The proposed extension area includes amenities such an outdoor dining patio adjacent to the proposed restaurant space, a public plaza with tables and chairs, landscaping planters and trees, a bocce ball court, an amphitheater-style terraced lawn, and steps and curvilinear pathways lined with art light bollards connecting this space to the adjacent Riverwalk and to Soquel Avenue. This space connects to the Riverwalk to commercial and residential building entrances facing the river, an indoor bicycle parking room, and entrances to the two courtyards intended for common use by residents only.

However, the triangular area of City owned land at the northeast corner of the project site bordered by the proposed building to the west, Soquel Avenue to the north, and the Riverwalk to the east, has

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AGENDA REPORT
Planning Commission Meeting of March 2, 2023
SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 3
P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx recently been identified as the location for a future stormwater pump station. This pump station may substantially preclude the portion of the outdoor improvements planned by the project in this location, including the outdoor dining patio and accessible pathways connecting Soquel Avenue, the extension area, and Riverwalk. The purpose and need for the pump station are further described below.

The project requests to take advantage of increased building height in the Downtown Plan’s Additional Height Zone B, which would allow a building up to 70 feet tall. In addition, the project would need approval of variations from Downtown Plan design standards for the Soquel Avenue setback and landscaping, for height of the extension area above the Riverwalk, for a stacked puzzle parking arrangement, and for the upper-level building stepback along the Riverwalk.

The project is also requesting a 50 percent density bonus resulting in a mixed use project with 276 apartment dwellings. Of these units, 9 are designated for Low Income households and 28 are designated for Very Low Income households. The density bonus request also includes waivers to development standards to allow a 92’6” building height, additional stories, taller base height, and a reduced upper floor stepback along Front Street; a concession/incentive to allow stacked parking; and a reduced parking ratio.

The project requires the following approvals:
 A Nonresidential Demolition Authorization Permit to demolish the older building on the site, since it is more than 50 years old;
 A Heritage Tree Removal Permit to remove eight heritage trees;  A Lot Line Adjustment to combine the existing lots;
 A Special Use Permit to allow residential developments exceeding 60 units in the Downtown Plan area and to allow the development of the outdoor extension area within the Floodplain Zone District;
 A Design Permit for new construction in the Downtown Plan area, for the outdoor extension area within the Floodplain Zone District, and to allow an increase in building height in the Downtown Plan’s Additional Height Zone B;
 A Density Bonus Request for the requested density bonus units, parking reduction, and waivers of development standards;
 A Revocable License for an Outdoor Extension Area to allow the publicly accessible outdoor area proposed atop the levee fill between the building and the Riverwalk; and  Variations to Downtown Plan development standards.

While most of these permits are heard by either the Zoning Administrator or Planning Commission, the additional height request in Additional Height Zone B and proposed variations to Downtown Plan development standards must be approved by the City Council. Zoning Ordinance section 24.04.150 states that when a project requires more than one permit, and the approval of those permits normally rests with more than one decision making body, the body with the highest authority shall take action on all permits concurrently. While this provision technically requires only one public hearing before City Council for the requested set of applications, staff has consulted with the applicant who has requested Planning Commission review of the project to promote public outreach, obtain feedback from the Commission, and receive a recommendation prior to taking the project to City Council.

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AGENDA REPORT
Planning Commission Meeting of March 2, 2023
SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 4
P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx It should be noted that this project application was deemed complete prior to adoption of the new objective standards and is therefore subject to the standards in place prior to the objective standards.

Community outreach
The project is considered a significant development project requiring community outreach by the Department of Planning & Community Development Community Outreach Policy for Planning Projects. The project applicant hosted a virtual community meeting on May 19, 2020 after preapplication review and prior to formal application submittal. Approximately 40 individuals from the community attended the meeting and provided questions and comments regarding design for climate change and solar panels, automobile and bicycle parking, unit size and affordability, project timeline and building lifespan, accessibility to open spaces, bird safe design, and flooding potential. Due to a substantial change in the project size when a density bonus was added to the project design after formal submittal, the applicant held a second virtual community meeting on April 13, 2022. Approximately 40 members of the public attended this meeting and provided comments and questions about bicycle parking on the site and bicycle lanes on Front Street, building design, developer profit, programming along the levee, design of proposed light/art bollards, landscaping plants, water supply, unit affordability, developer profit, and wage standards for construction workers.

ANALYSIS
General Plan consistency
The majority of the project site, within the privately owned parcels and where the building is proposed, has a general plan land use designation of Regional Visitor Commercial (RVC)/Downtown Santa Cruz. The RVC/Downtown Santa Cruz designation emphasizes a mix of uses such as office and retail uses, residential and mixed-use developments, restaurants, and visitor attractions. The proposed use of the parcel as a mixed-use commercial/residential project is consistent with the intent of the RVC/Downtown Santa Cruz designation. The area of the project on City owned land east of the building to the Riverwalk that is proposed to be filled and landscaped with outdoor amenities has a land use designation of Natural Area. This designation provides for land that should remain in an undeveloped state to provide for habitat protection, public safety, or public recreation. While the designation allows a public recreation use on a caseby-case basis with approval of the Planning Commission, it should also be noted that the Downtown Plan requires such a use to be developed in this location as described later. The proposal creates a publicly accessible plaza in this area consistent with the land use designation.

The proposed project is also consistent with many general plan policies relating to housing, alternative transportation, open space access, and downtown area development as follows:
 Housing Element Policy 1.2 Concentrate new housing in the Central Core, along major commercial corridors, and on major opportunity sites consistent with the Land Use Element.  Housing Element Policy 1.3 Facilitate the production of mixed residential-commercial uses through the use of appropriate development standards, design and compatibility review, and regulatory and financial incentives.

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P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx  Housing Element Policy 1.5 Provide appropriate development standards and incentives to facilitate cohousing, live-work, mixed-use, accessory dwellings, single-room occupancy, and other alternative types of housing.
 Housing Element Policy 2.1 Encourage the production of affordable rental and ownership housing through inclusionary requirements.
 Housing Element Policy 2.2 Facilitate the development of affordable housing through the provision of regulatory concessions, financial incentives and assistance, density bonuses, and other means.
 Housing Element Policy 5.3 Ensure that the character and design of both infill development and remodel/rehabilitation projects promote the vitality of existing neighborhoods.  Housing Element Policy 6.1 Ensure a compatible relationship between new housing and circulation patterns and encourage pedestrian and bicycle friendly communities in order to minimize traffic impacts on quality of life.
 Housing Element Policy 6.7 Promote transit-oriented, mixed-use residential developments that are close to services, reduce dependence on automobile use, and are of high quality.  CD1.1.4 Identify and emphasize distinguishing natural features that strengthen Santa Cruz’s visual image (i.e., open space, Monterey Bay).
 CD1.4.2 Consider visual access to nearby natural areas as part of developmental review.  CD1.5.1 Enhance the prominence of the San Lorenzo River as a natural feature that provides structure, orientation, and recreational enjoyment by including it in surrounding area and management plans.
 CD1.5.2 Provide incentives for new development adjacent to the San Lorenzo River that includes patios overlooking the river, enhanced connections to the levee trails, and other design features that connect the built environment to the river.  CD3.1.1 Strengthen the linkage between Downtown, the Beach Area, and San Lorenzo River through amendments to corresponding Area Plans and the Zoning Ordinance.  CD3.1.2 Maintain, update, and implement the City’s San Lorenzo Urban River Plan.  CD3.3.1 Develop incentives to encourage the assembly of small parcels through Area Plan amendments and Zoning Ordinance changes.
 CD4.1.3 Identify and establish design concepts that make visitor-serving corridors attractive and interesting through landscaping, banners, flags, art, and displays.  CD4.2.3 Underground utilities when major road improvement or reconstruction is proposed, if possible.
 CD4.3.4 Maintain an ordinance requiring replacement and maintenance when heritage tree removal is necessary for new development.
 CD4.3.6 Implement streetscape and other landscaping plans in the City's Area and Specific Plans.
 CD5.2.1 Encourage buildings to be oriented towards sidewalks, public plazas, walkways, or rivers and to include features such as public benches and natural seating areas.  CD5.2.2 Encourage the incorporation of public benches and natural seating areas along public walkways and in public plazas and parks.
 CD5.2.4 Ensure that new and revised design guidelines encourage the use of pedestrian-scaled fenestration, awnings, entrances, landscaping, and other amenities.

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P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx  LU1.1.2 Create incentives for the consolidation of underdeveloped parcels relative to development potential.
 LU1.2.1 Environmental review for specific projects shall be accompanied by sufficient technical data and reviewed by appropriate departments.  LU2.3.1 Protect, maintain, and enhance publicly accessible coastal and open space areas.  LU3.1.1 Encourage through incentives and expedited permit processing a variety of housing types, when appropriate.
 LU3.3.1 Amend the Zoning Ordinance to discourage strip commercial development in favor of clustered commercial and mixed-use development along transit corridors.  LU3.7.1 Allow and encourage development that meets the high end of the General Plan Land Use designation density unless constraints associated with site characteristics and zoning development standards require a lower density.
 LU3.11.2 Ensure appropriate land uses and development standards that do not adversely impact adjacent open spaces.
 LU4.1.1 Support compact mixed-use development Downtown, along primary transportation corridors, and in employment centers.
 M1.1.1 Create walkable, transit-oriented activity centers throughout the city.  M1.1.2 Connect activity centers with pedestrian and bicycle paths.  M2.1.2 Encourage use of alternative modes of transportation.  M2.3.1 Design for and accommodate multiple transportation modes.  M4.1.6 Enhance the pedestrian orientation of the Downtown Central Business District.  M4.1.7 Require the site and building design facilitate pedestrian activity.  M4.1.9 Require landscaping in the development, replacement, and repair of sidewalks, including the placement of trees on private property and/or in tree wells on sidewalks.  ED1.1.6 Revitalize the Riverfront area.
 ED1.7.2 Diversify the range of visitor attractions in Santa Cruz, particularly those that draw on the city’s unique natural and cultural assets.
 ED5.1.1 Provide for the development of supporting land uses adjacent to retail shopping areas, while assuring protection of existing residential neighborhoods.  ED5.3.1 Provide for attractive commercial development (including more intensive and higher quality ground floor retail) along commercial corridors provided the uses are compatible with or transition easily to adjacent residential areas.
 ED5.5.1 Enhance Downtown as a welcoming and inviting destination for residents, visitors, and businesses.
 ED5.5.4 Create a distinctive and active pedestrian environment downtown  ED5.5.5 Allow for the extension of café and retail uses within the public right-of-way, subject to design standards and management guidelines.
 HZ6.4.8 Minimize the alteration of natural floodplains, stream channels, and natural protective barriers that accommodate or channel floodwaters.
 PR1.1.3 Evaluate all lands, regardless of size, for their potential development as small parks, community gardens, or landscape lots.
 PR1.6.1 Maintain and enhance access for vehicles, transit, bicycles, and pedestrians.  PR3.1.1 Provide recreational and educational opportunities within the open space lands and coastline consistent with adopted master or management plans.

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P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx  PR4.1.3 Maintain and enhance the recreational value of the San Lorenzo River walkway and the East and West Cliff Drive pathways
 NRC1.1.2 Where consistent with riparian and wetland protection, provide actual or visual access of a low-impact nature
 NRC1.1.1 Require setbacks and implementation of standards and guidelines for development and improvements within the city and adjacent to creeks and wetlands as set forth in the Citywide Creeks and Wetlands Management Plan.
 NRC1.3.1 Conserve creek, riparian, and wetland resources in accordance with the adopted City-wide Creeks and Wetlands Management Plan and the San Lorenzo River Plan.

San Lorenzo Urban River Plan
The San Lorenzo Urban River Plan (SLURP) provides a framework to implement the community’s vision to enhance habitat, safety, and aesthetics along the San Lorenzo River. The project’s proposed building design and open space improvements adjacent to the Riverwalk are consistent with the following SLURP goals and policies:
 Improve the scenic and recreational value of the Riverfront  Improve public access and pedestrian/bicycle movement to and along the River  Improve the urban and neighborhood interface with the San Lorenzo River, Branciforte Creek, and Jessie Street Marsh
 Incorporate the San Lorenzo River, Branciforte Creek, and Jessie Street Marsh into the surrounding urban fabric of downtown and neighborhoods.  Front Street – Significant Riverfront Areas (SRFA)-1: Require new development projects to incorporate design features that encourage active engagement with the Riverwalk such as:
filling adjacent to the Riverwalk and landscaping, providing direct physical access to the Riverwalk, including appropriate active commercial and/or residential uses adjacent to the Riverwalk or providing a combination of these and/or other design features that support the resource enhancement and river engagement policies of the San Lorenzo River Plan.  SRFA-3: Maintain the ten-foot setback area between residential and commercial uses adjacent to the levee trail from the western edge of the trail. The area between the property line and the Riverwalk shall be filled to raise the adjacent ground-level use to a similar or higher elevation as the Riverwalk. The public lands between the Riverwalk and the private property may incorporate publicly accessible commercial or residential amenities, such as outdoor public seating. Trees planted as part of the San Lorenzo Flood Control Improvement Project should be maintained and incorporated into new development where feasible and where not in conflict with the required fill or publicly accessible amenities.

Downtown Plan Consistency
The project is consistent with the goals and policies for development in the Downtown Plan as discussed below. In addition, the attached Downtown Plan Development Standards Consistency Analysis provides detailed information on the project’s consistency with the development standards and guidelines in the Downtown Plan.

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P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx Downtown Plan: First Principles and Planning Principles and Strategies The First Principles of the Downtown Plan provide overarching goals for development in this area.

The project is consistent with applicable goals as summarized here:
 Form and Character. New buildings should be allowed to develop individual character while retaining qualities of the historic townscape. Issues of articulation, materials, signage, setbacks, scale, massing, form, bulk, solar access, and height are critical.  Building Height should maintain the scale and character of the existing downtown, with explicit criteria for additional height within the additional height zones.  Significant new housing opportunities should be targeted throughout the downtown, including along the San Lorenzo riverfront.
 Accessibility is emphasized to ensure participation in commercial, governmental, residential, social and cultural activities.
 A strong network of open spaces that creates a socially active and pedestrian-oriented downtown core should be emphasized.
 Pedestrian, bicycle, and transit access to the downtown should be enhanced.

The Downtown Plan’s Planning Principles and Strategies expand upon the First Principles and provide basic strategies and recommendations for the downtown. These principles and strategies seek to connect new development along the Front Street/Riverfront Corridor with the San Lorenzo River in terms of building orientation, building design, active ground level commercial and upper floor residential uses that take advantage of the riverfront, and enhancement of public access at the river as a recreational resource. In addition, the principles and strategies further emphasize housing in this location to support the commercial uses in the downtown.

The project implements the First Principles and the Planning Principles and Strategies in several ways. The proposed building has its own unique character while still maintaining consistency with the design standards and guidelines within the Downtown Plan. The building height is consistent with Additional Height Zone B (although augmented by the Density Bonus Request). The project provides a substantial amount of new housing with 276 dwellings. The project’s design creates a strong linkage of both the commercial and residential uses to the river by having all commercial and residential amenity uses on the east side of the building orientated toward the public plaza and Riverwalk. Finally, the site layout enhances pedestrian and bicycle usage with an outdoor stairway and new accessible pathways connecting Soquel Avenue and the Riverwalk to the public plaza and the proposed indoor bicycle parking room.

Downtown Plan: Additional Height Request
The Downtown Plan has two Additional Height Zones intended to promote the intensification of areas currently occupied by service uses into developments that foster activity and a sense of stewardship. The project is located in Additional Height Zone B, which includes the properties between Front Street and the San Lorenzo River from Soquel Avenue to Laurel Street. This additional height zone allows an increase in building height from 50 to 70 feet with a recommendation from the Planning Director and approval by City Council, and only when specific criteria are met. This application includes a request to increase the building height to 70 feet, which, if approved, would increase the building height for the “base density” project, as the additional height would be applicable as a development standard prior to any density bonus

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P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx incentives/concessions or waivers. (The project also requests additional building height to 92’6” as part of the Density Bonus request and is discussed in that section below). In addition to meeting specific development criteria detailed in the attached Downtown Plan Development Standards Consistency Analysis, a project requesting additional height in Additional Height Zone B must implement several overarching City objectives. The proposal meets those objectives as follows:
i. The additional height will help to achieve the First Principles of the Downtown Plan (e.g. form, scale, housing, accessibility and open space).

The additional height to 70 feet allows the building to retain a form that provides architectural articulation as well as publicly accessible and private open space, rather than reducing articulation and open space by fitting the additional units within the base height. The additional height allows for 64 more dwelling units than would be created under a project that met only the base height (this number does not include the density bonus units).
ii. The additional height will contribute to an improved social and economic environment by including a concentration of new housing;
The Additional Height Request brings the building height to 70 feet (prior to density bonus) and adds 64 more units above the 120 units within the 50-foot building base height. The number of additional units created by the additional height allowance is compounded by the Density Bonus request, which creates 50 percent additional units beyond the total allowed with the Additional Height Request. The result is a project that provides 276 new housing units in a location adjacent to the Riverwalk and walkable to many businesses in the downtown, generating economic and social activity in both of these areas.
iii. The form of the development promotes the appearance of a grouping of buildings rather than large monolithic building masses;
The building follows a development standard for Additional Height Zone B that requires a building façade break with a length of at least 15 feet and depth of at least 10 feet along the Front Street elevation. This break helps to create the appearance of two distinct building segments along Front Street. In addition, building articulation and varying architectural treatment along different segments of the building help to create the appearance of a grouping of buildings rather than one large, massive building wall.

On the east side of the building facing the river, the building includes two large recessed courtyard areas that break up the building massing and create the appearance of three distinct buildings along this elevation.
iv. The development receiving additional height will physically and/or financially contribute its fair share (through an Improvement District, Development Agreement or similar mechanisms) to the implementation of internal pedestrian connections between Front Street and the Riverwalk;
As the project is not directly adjacent to one of the planned pedestrian connections between Front Street and the Riverwalk, a condition of approval requires the project to financially contribute its fair share to the development of these connections. v. The additional height will help to meaningfully achieve one or more of the following key community objectives, including but not limited to: Affordable Housing, Day Care Center, exceed Green Building minimums, Incubator Space for Small Business, Public Access Easements, Public Right-of-way Improvements, Publicly Accessible Open

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The additional height creates a base density project with 64 more units than a project that would meet only the base height limitation. The number of affordable units required to meet the City’s inclusionary housing requirements and to qualify for the proposed density bonus units are calculated as a fraction of the number of units in the base density project. Therefore, the larger base density project results in a greater number of affordable units than would a standard, base-height project. vi. Clear demonstration of the public benefit relating to two principal objectives: highquality public access between Front Street and the river, and the appropriate treatment of the riverfront edge along the Riverwalk.

The project includes a public stairway along the north side of the building connecting the corner of Front Street and Soquel Avenue to the second-level restaurant and the outdoor extension area adjacent to the Riverwalk. The publicly accessible outdoor extension area is appropriately designed with landscaping, gathering spaces such as a plaza and a terraced amphitheater, a bocce ball court to further activate the space, and steps and pathways connecting to the Riverwalk. In addition, as required by the Downtown Plan, a condition of approval requires the project to contribute its financial fair share to public improvements associated with the planned public paseos connecting Front Street to the Riverwalk.

Downtown Plan: Front St/Riverfront Uses
The Downtown Plan’s Land Use Plan for the Front Street/Riverfront area encourages active ground level commercial uses facing Front Street and the Riverwalk. The plan specifies that ground floor residential lobbies are allowed with active, common spaces publicly visible. The plan also allows other ground floor residential uses when they are internal to a block and do not front on any street. The proposal includes a large commercial space at the corner of Front Street and Soquel Avenue and a residential lobby along the southern end of the Front Street frontage. While much of the lobby can be considered an active space, a resource room proposed along the building frontage is not considered active. A condition of approval requires this room to be removed or moved to the interior of the lobby and for the space along the building face to be programmed with an active lobby or commercial use. This condition has been discussed with the applicant and they are agreeable to the modification.

The Riverfront side of the building has three commercial spaces and three residential amenity uses, including a personal training room, community room, and bicycle parking room. The personal training room and community room are active uses that will help to enliven the Riverfront side of the building. The bicycle parking room is not an active use, and 34 of the 48 bicycle parking stalls are not required for the project as described in the parking analysis below. To make this space more publicly active and better connect it to the Riverwalk, a condition of approval requires the bicycle parking room to be accessible by the public during business hours for use of the surplus 34 spaces. The bicycle parking room also includes an internal connection to commercial space #4, helping to activate this room. The applicant is agreeable to this modification as well.

The project proposes residential units on all floors above the ground floor consistent with goals for the Front Street/Riverfront area.

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P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx Downtown Plan: Design Variation
The Downtown Plan allows variations to development standards when a project closely conforms to the standards and when the proposed variations result in a project that better achieves Downtown Plan and community objectives. Such variations require a recommendation from the Planning Director and approval by City Council. This project is requesting approval of four variations:

1. Soquel Avenue setback and landscaping: the Front Street/Riverfront Corridor development standards require new development along Soquel Avenue to be set back from the sidewalk by 10 feet to allow for generous gateway landscaping treatment. While the main building wall is set back 10 feet from the Soquel Avenue sidewalk, most of this setback is taken up by a staircase leading from the corner of Front Street and Soquel Avenue up to the restaurant space and the adjoining outdoor dining terrace facing Soquel Avenue and the river. Even though the stairs occupy what would otherwise be a planted area, the design still provides substantial landscaping along the Soquel Avenue frontage in several ways: the small spaces between the stairs and the sidewalk are landscaped; the plans propose vertical landscaping along the side of the stairs facing Soquel Avenue; and a large planter is proposed at the plaza at corner of Front Street and Soquel Avenue. In addition, the triangle of land at the northeast corner of the development between the building, Soquel Avenue, and the river is also proposed to be substantially landscaped, although a significant amount of this improvement will likely be precluded by the new pump station.

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P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx building starts at 32 feet above sea level, six to seven feet above the Riverwalk elevation. The proposal steps the second story down to 30 feet at the commercial uses facing the Riverfront, which minimizes the vertical distance between the adjacent public plaza and the Riverwalk while still retaining parking spaces in the parking level below. The proposed extension area plaza includes stairways, paths, and terraced amphitheater seating to create open and welcoming connections between the Riverwalk and the plaza above. Therefore, the proposal continues to achieve the objective of connecting the Riverwalk with the adjacent development while more fully achieving Downtown Plan objectives than a building with a substandard, uninviting first floor height for the commercial and residential lobby uses along Front Street or a building that provides substantially fewer parking spaces.

3. The Downtown Plan requires projects to meet parking design standards in the zoning ordinance. The project provides 171 of the total 181 parking spaces with puzzle stackers, an arrangement that varies from those parking design standards. (See below for a full analysis of parking count.) Puzzle stackers provide for vertical parking, and each proposed three-tier stacker provides nearly three times the number of parking spaces as compared to a standard parking design within the same area. Rather than pay parking in-lieu fees for omitted spaces or creating an additional parking level, the project instead proposes to meet the number of required parking spaces with these stackers. This efficient arrangement allows the project to provide parking demanded by both residents and visitors while devoting more space to commercial and public uses, residential dwellings, and residential amenities, uses that the Downtown Plan emphasizes for this location.

4. The Front Street/Riverfront development standards require at least 75 percent of the riverfacing building wall to step back from the wall below at a building height of 50 feet as measured from the Front Street grade. This standard was created with the expectation that buildings would be constructed to the property line facing the river and with the intent to create articulation and interest along the building wall. The proposal does not meet this standard, as only small portions of the wall above 50 feet step back from the wall below.

Instead, the entire building is set back from the river-facing property line at various depths, creating an articulated building wall. Two residential courtyards create deep recesses in the building frontage, substantially reducing the massing along this elevation. The elevation is also very well articulated and detailed with architectural detailing such as balconies, horizontal and vertical recesses and projections, and a variety of exterior materials and colors.

Therefore, the proposed design meets the intent of the standard to a greater degree than would a building simply constructed to the property line with portions of the upper floors stepping back on this elevation. In addition, in setting the building back from the river-facing property line, the project creates a larger public plaza than would otherwise be created by a standard project. This larger area creates an inviting space that encourages people to gather and spend time next to the river, more fully bringing to life the goals in the general plan and the Downtown Plan to foster a connection to the river and enhance pedestrian activity in this area.

Affordable Housing and Density Bonus
Because the project includes a request for a density bonus, the required number of affordable units and level of affordability is dictated by a combination of the Inclusionary Housing requirements of the Zoning Ordinance and the affordability requirements for Density Bonus eligibility. The base

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P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx density was determined by developing plans for a fully conforming development, recognizing that the site development standards, such as maximum building height, Floor Area Ratio, and required setbacks limit the size of a development and the number of units within. The base plans include a 70-foot building height based on Additional Height Zone B and show that the project site could support a maximum of 184 residential units above ground floor commercial given the size of units and amenities included in that base plan.

The Inclusionary Housing standards require 20 percent of the base density units to be made affordable to Low Income households (80% Area Median Income, or AMI) at an affordable rent.

For this project, 37 of the 184 base density units are required to be dedicated for rent at this level of affordability.

State density bonus law allows up to a 50 percent density bonus for a project that provides 15 percent of the base density units at the Very Low Income level (50% AMI). The project requests a 50 percent density bonus pursuant to state law to increase the total number of units in the project to 276. In exchange, the applicant is proposing to make available 28 of the 37 required inclusionary units to households at the Very Low Income level and to continue to make available the remaining nine inclusionary units to households at the Low Income level. This level of affordability meets both the City’s inclusionary standards and the 15 percent Very Low Income threshold to allow a 50 percent density bonus.

A project with this level of affordability is also eligible for density bonus waivers and modified parking requirements under both state and local density bonus provisions. The project is requesting the following waivers and parking reductions:
 A waiver to allow a floor area ratio (FAR, total building floor area divided by net lot area) of 5.20, greater than the maximum 5.0 allowed in the RVC/Downtown Santa Cruz general plan designation,
 A waiver to allow a building height of 92’6” feet instead of 70,  A waiver to allow eight floors instead of the maximum six allowed in Additional Height Zone B,
 A waiver to increase the “base height,” from which additional height must step back, from 50 feet and four floors to 63’4” and six floors. The waiver provides for an upper level stepback from Front Street at 63’4” height instead of 50 feet and an upper level stepback from the river-facing side at 73 feet instead of 50 feet,  A waiver to increase the allowed top floor area from a maximum 60 percent of the area of the floor below to 74 percent of the area of the floor below,  A waiver to increase the allowed top floor frontage along Front Street from a maximum 60 percent of the building length as measured along Font Street to 62 percent of the building length, and
 A parking reduction to provide residential parking at a ratio of 0.5 spaces per unit.

The above-described waivers are necessary to allow construction of the proposed project with the density bonus units since the development standards from which the waivers propose variation would physically preclude construction of the project with the density bonus units by limiting the three-dimensional space needed for the project.

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P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx With regard to the parking reduction, state density bonus law allows a density bonus project to have a residential parking ratio of 0.5 spaces per unit if it provides at least 11 percent of the base density units at the Very Low Income level, is within half a mile of a major transit stop, and has unobstructed access to the major transit stop. The project meets all three of these criteria, and therefore is eligible for the reduced parking ratio.

Parking
The base density project is required to conform to all development standards. The parking standards for the base density project are found in downtown parking district resolution NS-29,712, which requires one space per 400 square feet of commercial floor area and one space per bedroom in the residential units. Per these standards, the base density project would require 204 parking spaces. The base density plans show 184 parking spaces, a deficit of 20 spaces. The downtown parking district resolution allows a project by right to pay an in-lieu fee for a deficit of residential parking spaces, so the base density project would be considered fully confirming with payment of the fee if this were the project proposed to be constructed. In-lieu fee payment is not required since the density bonus project meets the parking requirement.

The density bonus project is required to meet automobile parking ratios established in the downtown parking district resolution for commercial uses and described in state density bonus law for residential uses. The required parking is shown in the following chart:

Type Ratio Total units or square
footage
Total spaces required
Commercial 1 space per 400 square
feet floor area
6,865 17
Residential 0.5 spaces per unit 276 units 138
Total required: 155
The project provides a total of 181 parking spaces, exceeding the requirement.

The project meets parking design requirements in the zoning ordinance regarding parking space dimensions, backup area behind spaces, and driveway width. Zoning ordinance section 24.12.270.2 allows up to 50 percent of the parking spaces to be compact spaces at 7.5’ x 16’ rather than the standard 8.5’ x 19’. While seven of the 16 non-puzzle parking spaces are compact spaces, the puzzle parking spaces are slightly narrower than the standard width at 8’2.5”. As discussed above, the applicant is requesting a Downtown Plan Design Variation for stacked puzzle parking to vary from the parking design standards.

The project complies with EV charging equipped parking space and bicycle parking requirements per the following tables:

EV charging space, zoning ordinance section 24.12.241
Type Ratio Number of spaces Number required

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P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx Residential 12% of total
residential parking
138 spaces 17
Commercial Per chart under

24.12.241.3.b based
on total number of
commercial spaces
43 spaces 2
Total required: 19
Total proposed: 22
Bicycle parking, zoning ordinance section 24.12.250
Type Ratio Number of units/auto
spaces
Bicycle spaces required
Residential 1 Class 1 space per
unit
1 Class 2 space per 4
units
276 units 276 Class 1 spaces
69 Class 2 spaces (can
be provided as Class 1)
Commercial 2 plus 15% auto
parking requirement:
20% Class 1
80% Class 2
17 spaces 5 spaces:
1 Class 1
4 Class 2
Total required: 277 Class 1
73 Class 2
Total proposed: 372 Class 1
12 Class 2
Outdoor Extension Area Improvements and Future Stormwater Pump Station Consistent with Downtown Plan requirements for the project to fill and improve the City-owned land adjacent to the Riverwalk, the CBD zone district encourages the development and maintenance of pedestrian areas adjacent to the Riverwalk with approval of a revocable license for an extension area. An extension area must be consistent with the requirements of the Downtown Plan, the general plan, and other regulations and must not be detrimental to an adjacent street or people living, working, or visiting in the vicinity. The proposed extension area extends from the eastern property line of the proposed building site east to the Riverwalk and north to Soquel Avenue. The proposed extension area is consistent with the development standards in the Downtown Plan with a variation for the difference in elevation from the Riverwalk to the highest part of the extension area. The extension area is also consistent with several general plan policies that promote the use of extension areas (ED5.5.5), vitality of neighborhoods and visitor-serving areas (Housing Element Policy 5.3, CD4.1.3, CD4.3.6, ED1.1.6, ED5.5.1, PR1.1.3), pedestrian and bicycle friendly development (Housing Element Policy 6.1, CD5.2.2, CD5.2.4, M1.1.2, M2.1.2, M2.3.1, M4.1.6, M4.1.7, ED5.5.4, PR1.6.1), and emphasize and relate to the San Lorenzo River as a natural feature (CD1.1.4, CD1.4.2, CD1.5.1, CD1.5.2, CD3.1.1, CD3.1.2, CD5.2.1, CD5.2.2, LU2.3.1, LU3.11.2, ED1.1.6, ED1.7.2, PR3.1.1, PR4.1.3, NRC1.1.2, NRC1.1.1, NRC1.3.1) Conditions of approval require the extension area to be managed and maintained in a manner to keep it clean, safe, nuisance free, and consistent with other regulations.

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AGENDA REPORT
Planning Commission Meeting of March 2, 2023
SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 16
P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx The portion of the extension area comprising a triangular area of City owned land at the northeast corner of the project site bordered by the proposed building to the west, Soquel Avenue to the north, and the Riverwalk to the east has been identified as the future location for a stormwater pump station.

This station will alleviate flows in the existing, undersized storm drain that runs along the toe of the levee and will better protect the downtown area from flooding. While upgrading a storm drainpipe would typically be the applicant’s responsibility, in this case the pipe would need to be upgraded along several property frontages to function properly, presenting a cost prohibitive burden on this project alone. The City has applied for a FEMA BRIC grant to improve downtown pump station infrastructure that if awarded will cover the cost of this stormwater pump station as well as other improvements to existing stormwater infrastructure. The new pump station is in the conceptual stage and staff anticipate it will take up will take up a substantial portion of this triangular-shaped City owned land, precluding much of the outdoor improvements proposed by the project in this location.

These improvements include an outdoor dining patio for the adjacent restaurant, an upgraded, accessible pedestrian pathway connecting Soquel Avenue to the Riverwalk and to the proposed public plaza adjacent to the new building, new landscaping, trees, public art in the form of art light bollards, and an on-site stormwater infiltration area. The pump station may also impact the access to the proposed restaurant at this corner of the building.

Staff recommends that once the pump station location and general design is known, the applicant shall obtain a Minor Modification permit to redesign the remaining portion of the project in a manner that fully complies with development standards and that retains functionality of the commercial space at the northeast building corner. Downtown Plan development standards that relate to this portion of the project include those for substantial landscaping, for architectural treatment of the building wall, and for inclusion of elements that establish this side of the building as a gateway to the Downtown.

In addition, the Minor Modification will have to show how the project will continue to meet stormwater treatment and infiltration requirements.

Flood Zone Development: F-P and FP-O Districts
The Floodplain Zone District extends over the portion of the project site comprising the City owned land between the eastern property line and the Riverwalk, where the levee fill and public open space area is proposed. In this zone district, recreational facilities are allowed with approval of a Special Use Permit and a Design Permit. The following table shows how the proposal meets the development standards of the Floodplain Zone District:

Standard Required Proposed
Lot width 200 ft. min. No lot proposed within FP
zoned area; not applicable
Minimum lot area 5 net acres min. Not lot proposed within FP zoned area; not applicable
Building: stories 2 max. No building proposed within
FP zoned area; not applicable
Building: height 35 ft. max. No building proposed within FP zoned area; not applicable

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AGENDA REPORT
Planning Commission Meeting of March 2, 2023
SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 17
P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx Lowest habitable level of
structure
Above high water mark of
100-year storm
No habitable structures
proposed within FP zoned
area; not applicable
Fill incidental to use Provide a plan showing uses
to which the fill land will be
placed, final dimensions of
proposed fill, and effects on
the capacity of the floodway
and flood heights
The site plan shows this area
developed as an outdoor
public space with pathways,
seating, outdoor recreation
spaces, and landscaping. The
proposed grading plans show
the dimensions of the existing
land profile and the proposed
level of fill on the exterior side
of the levee. Fill will be on the
exterior side of the levee and
will not affect floodway
capacity or flood heights.

Environmental assessment Required of conditional uses
to determine the requirements
of the use permit that
minimize hazards to public
health and safety
The project qualifies for an
exemption from CEQA under
Class 32 for Infill
Development projects. The
ACOE Section 408 Permit
requires environmental
review for consistency with
NEPA. A condition of
approval requires the project
to obtain this permit prior to
building permit issuance.

Finally, the site project site is
located within the A-99 Flood
Zone designation in
recognition of the significant
flood improvements resulting
from the San Lorenzo River
Flood Control and
Environmental Restoration
Project, and hazards to public
health and safety due to
flooding are therefore
unlikely.

The entire site is within the Floodplain Overlay Zone District. Development within this district is required to comply with the Floodplain Management Provisions of Zoning Ordinance Chapter

24.14, Part 4. The site is in FEMA Flood Zone A99, which is an area with a one-percent annual chance of flooding that will be protected by a federal flood control system where construction has reached specified legal requirements. The City of Santa Cruz has worked to improve the flood

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AGENDA REPORT
Planning Commission Meeting of March 2, 2023
SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 18
P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx capacity of the San Lorenzo River levees over the past twenty years. In 2002, FEMA re-designated much of the downtown and beach area from A-11 to the A-99 Flood Zone designation in recognition of the significant flood improvements resulting from the San Lorenzo River Flood Control and Environmental Restoration Project. As reported in the General Plan EIR, the project increased the height of the river levees and rehabilitated the three downtown bridges (over the San Lorenzo River) to increase flood flow capacity. Under the A-99 designation, new buildings and improvements are not mandated to meet FEMA flood construction requirements and are exempt from the floodplain management requirements of Zoning Ordinance Chapter 24.14, Part 4.

Lot Line Adjustment
The project includes a lot line adjustment to consolidate four lots into one. The resulting lot is required to meet the minimum lot size and width standards, and development on the new lot must meet the setback and FAR standards for the CBD zone district and the Downtown Plan. The resultant lot and new development meet these standards.

Heritage Trees
The site has 24 protected trees, including five heritage trees within the building site, one street tree, and 18 riparian trees adjacent to the San Lorenzo River walk. Three of the riparian trees are also heritage trees, for a total of eight heritage trees within the project site. An arborist report completed by Kurt Fouts dated March 22, 2022 inventoried the trees on the site and provided recommendations with regard to the project. The arborist report found that one of the heritage trees should be removed due to poor structural condition and the other seven heritage trees should be removed because they are within the project footprint. In addition, the report found that all of the riparian trees are also within the project footprint and must be removed. There is one street tree on the site, a nine-inch red oak in the Front Street sidewalk. The report found this tree in good condition and recommended retention and protection during project construction. The City Urban Forester has reviewed the arborist report and agrees with the recommendations. A condition of approval requires the project to follow the report’s recommendations.

Removal of the eight heritage trees requires approval of a Heritage Tree Removal Permit. It should be clarified that while the Planning Commission public noticing for this project indicated removal of only five heritage trees, the City Council noticing will be corrected to include all eight trees.

The seven trees to be removed due to their location within the footprint must be replaced with new trees at a ratio of either one 24-inch box trees or three 15 gallon trees for each tree to be removed, or by payment of a comparable in-lieu fee as allowed by the City Urban Forester. A condition of approval requires the project to meet the replacement requirement for these trees.

The riparian trees are also within the project’s footprint and must be removed. These trees are potentially under the jurisdiction of the U.S. Army Corps of Engineers (ACOE) and/or the California Department of Fish and Wildlife (CDFW). A condition of approval require the project to obtain any required permits from these agencies prior to removing the riparian trees.

Historical and archaeological review
The Nonresidential Demolition Authorization Permit requires any building more than 50 years old to include a historical evaluation to determine whether the building is eligible for listing on the City’s Historic Building Survey. In addition, a historic evaluation determines whether demolition

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AGENDA REPORT
Planning Commission Meeting of March 2, 2023
SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 19
P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx of the building constitutes a significant impact under the California Environmental Quality Act (CEQA). The building at 514-518 Front Street constructed in 1926 was included in a list of properties eligible for listing in Volume III of the City’s Historic Building Survey. At the time this volume was created, the owner opted out of listing the building. While opting out means that the property is not subject to the historic alteration or historic demolition provisions of the municipal code, it could still be considered a significant historical resource under CEQA and could still be considered eligible for listing on the local building survey. A historic evaluation prepared by Evans & De Shazo dated May 13, 2022 evaluated the building for significance under CEQA and also reviewed the previous historic evaluation that had originally found the building eligible for listing on the local survey. This new evaluation found that the building is not eligible for listing at the federal, state, or local level and therefore is not considered a historical resource under CEQA. The original evaluation from 2013 had found the building eligible for local listing as it represented the emerging auto service industry of the 1920s and it retained sufficient integrity to convey its significance. However, the Evans & De Shazo evaluation concluded that the emerging auto service industry is not a significant theme identified in the City’s historical context documents and therefore is not considered locally historic. The evaluation also found that the 2013 report was internally inconsistent in its discussion of integrity and that its analysis showed the building actually did not have a significant level of integrity. Because the Evans & De Shazo report provided a different conclusion than the original 2013 evaluation, Planning Department staff requested a peer review to provide an independent, third opinion. The peer review, completed by Dudek, confirmed the Evans & De Shazo conclusion that the building is not eligible for listing at the local, state, or federal level. Therefore, demolition of the building is consistent with the findings for the Nonresidential Demolition Authorization Permit and is not considered a significant historical impact under CEQA.

The property is located in an area mapped as potentially sensitive for archaeological resources under the general plan. General plan policy HA1.2.2 and zoning ordinance section 24.12.430 require a project within this mapped area to undergo an archaeological investigation that includes archival research and site reconnaissance. An archaeological report completed by Evans& De Shazo dated May 14, 2019 concluded there is a potential for the site to have cultural or historical archaeological resources due to the alluvial soil type and the fact that buildings were present on the site in the 1800s. The report recommended archaeological monitoring during earth disturbing activities, and this recommendation is included as a condition of approval.

Regarding the Potential for ADUs
Like all multi-family property in the state, this project is entitled to create ADUs in addition to the units proposed as a ministerial action. Up to 25% of the total number of units (for this project, a total of 69) can potentially be created by converting non-livable space, and up to two New Construction ADUs can also potentially be built, either attached to or detached from the proposed building.

Environmental Determination
The lot line adjustment associated with the project qualifies for a Class 5 categorical exemption from CEQA for minor alterations to land use limitations pursuant to CEQA Guidelines Section 15305. The project also qualifies for a Class 32 categorical exemption from CEQA as an infill development project pursuant to CEQA Guidelines Section 15332. The project qualifies for this

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AGENDA REPORT
Planning Commission Meeting of March 2, 2023
SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 20
P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx exemption because it is consistent with the general plan and zoning ordinance; it is located within city limits on a site less than five acres in size and substantially surrounded by urban uses; the site has no value for endangered, rare, or threatened species; the project will not create any significant effects related to traffic, noise, air or water quality; and the site is and will continue to be served by required utilities and public services.

None of the exceptions to the exemptions under Section 15300.2 apply to the project in that the project is not part of a larger project that could result in a cumulative impact, there are no unusual circumstances associated with the project or subject parcel, the project will not result in damage to resources associated with an officially designated scenic highway, the project site is not included on any lists compiled pursuant to Section 65962.5 of the Government Code related to Hazardous Waste Sites, and the project will not result in substantial adverse changes in the significance of a historical resource site in that there are no known historic resources on the property. The historic resources analysis prepared for the project concluded that neither of the existing buildings has historical significance. The archaeological investigation prepared for the project did not identify an archaeological resource but recommended monitoring as a precautionary action. This recommendation is included as a condition of approval.

Health in All Policies
HiAP is a collaborative approach to improving the health of all people by incorporating health considerations into decision-making across sectors and policy areas. HiAP is based on 3 pillars:
equity, public health, and sustainability. The goal of HiAP is to ensure that all decision-makers are informed about the health, equity, and sustainability impacts of various policy options during the policy development process. The project supports the pillar of equity by providing several rental units affordable to those with low or very low income levels that otherwise would not be able to afford market rate housing. The development is on a site that is improved with sidewalks and street trees and that is close to public transportation, commercial goods and services, and recreational areas. The development of residences in this central location encourages a sustainable and healthy lifestyle by promoting alternative forms of transportation. Therefore, the project is consistent with the three pillars of the HiAP and is recommended as an efficient use of the land.

SUMMARY
The project meets all the required site area standards, and the findings for approval of the Lot Line Adjustment, Non-Residential Demolition Authorization Permit, Special Use Permit, Design Permit, Additional Height request, Density Bonus request, Revocable License for Outdoor Extension Area, and Heritage Tree Removal Permit and with Design Variations to Downtown Plan Development Standards are attached. The project implements goals and policies of the general plan and Downtown Plan to support new housing development, enhance the vitality of the downtown, revitalize and connect people to the San Lorenzo River, and promote alternative transportation and walkability. Staff recommends approval based on the Findings and Conditions of Approval in the attached draft resolution.

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AGENDA REPORT
Planning Commission Meeting of March 2, 2023
SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 21
P:\_Public\PACKETS\2023\PC 2023\3-2-23\530 Front St\PC Staff Report 530 Front St.docx Submitted by:

Clara Stanger
Senior Planner
Approved by:

Samantha Haschert
Principal Planner
Attachments:

1. Draft resolution with findings and conditions of approval

2. Downtown Plan Development Standards Consistency Analysis

3. Project plans: base density

4. Project plans: density bonus

5. Arborist report by Kurt Fouts dated March 22, 2022

6. Archaeological report by Evans & De Shazo dated May 14, 2019

7. Geotechnical Investigation by Cornerstone Earth Group dated November 6, 2017

8. Historic Resource Evaluation by Evans & De Shazo dated May 13, 2022

9. Peer Review of Historic Resource Evaluation by Dudek dated July 7, 2022

10. Noise Assessment Study by Edward L. Pack Associates Inc. dated August 24, 2021.

11. Stormwater Management Plan by CEA, Inc. dated August 2022

12. Transportation Impact Analysis by Hexagon Transportation Consultants, Inc. dated July 29, 2022

13. Public Hearing Notice Radius Map

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Downtown Plan Development Standards Consistency Analysis ITEM NO: CP20-0098

530 Front Street
Front Street/Riverfront Development Standards
Requirement Base Plans
Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
Height and stepback requirements
a. Base Height and Floors. No new development shall exceed a base height of 50 feet (measured to the top of parapet or eaves on the highest floor). Within this base height, no more than 3 floors with a mix of uses above the ground-level retail use will be permitted within the maximum base height of 50 feet.

Yes: Base height is up to and
including the 4th floor, at 45’
building height
No: Base height is up to and
including the 6th floor, at 63’4”
building height. Applicant
requesting density bonus waiver
from this standard.
b. Mechanical Penthouses. Uninhabitable mechanical penthouses will be permitted above the base height to a maximum height of 60 feet, provided that such penthouses are set back from the face of buildings by a minimum of 15 feet and that sloping roofs meet the Yes: Mechanical units set back 25’, roof is flat

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Downtown Plan Development Standards Consistency Analysis SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 2
Requirement Base Plans
Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
provisions of c. below, unless the penthouse is architecturally integrated into the building facade.
c. Upper Level Stepbacks from Streets and Public Passageways. In order to promote a pedestrian scale, to increase light to the street, and to reduce overall building mass and scale, development above 50 feet in height shall be required to step back from the Front Street façade a minimum of 10 feet. At least 50% of building frontage along Front Street and Soquel Avenue shall step back 10 feet above the height of 50 feet. Buildings adjacent to River Street, east-west streets, and publicly accessible passageways shall step back at least 10 feet from the street for any height above 35 feet.

Yes: Stepbacks at 5th floor are

50.3% of floors below.

Yes: Upper floors are all set
back from Soquel frontage at
least 10 feet.

No: Stepbacks start at 7th floor.

No: Stepback at 7th floor is 45.1%
of floors below.

Applicant requesting density
bonus waiver for height of
stepback and amount of stepback
along 7th floor.

Yes: Stepback at 8th floor is 64.7%
of floors 1-6.

Yes: Along Soquel, upper floors
are all set back from that frontage.
d. Upper Level Stepback from River. Along the west side of the Riverwalk, development shall step back 10 feet from the exterior wall face above the 50 foot height level as measured from Front Street sidewalk elevation. Allow up to 25% of the Riverwalk building frontage to encroach into the required 10-foot stepback area to provide for massing variation. (See Figure E-1).

Building width approximately
312”
5 th floor and above stepped
back at least 10 feet from 2nd
floor is approximately: 23’4” +
6’5” + 10’10” + 41’7” + 20’3”
+ 45’3” + 29’ = 176’ 6”
Stepback is approximately

56.5% of building face
Building width approximately
312”
5 th and 6th floors not stepped back
from building face.

Applicant requesting density
bonus waiver for height of
stepback.
7 th floor and above stepped back
at least 10 feet from 2nd floor is
approximately: 23’4” + 6’5” +

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Downtown Plan Development Standards Consistency Analysis SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 3
Requirement Base Plans
Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
Staff supports variation to
development standard.
10’10” + 41’7” + 20’3” + 45’3” +
29’ = 176’ 6”
Stepback is approximately 56.5%
of building face
Staff supports variation to
development standard.

Build-to lines and setbacks
a. Sidewalk Width. In locations where the sidewalk is less than 12 feet wide, development shall be set back from the property line to create a 12-foot sidewalk. Development along Laurel Street and Front Street shall dedicate sufficient property to result in a sidewalk depth of at least 12 feet. The precise dedication shall be consistent with the final Laurel Street design and shall be established with a build-to line.

Yes: 12’ sidewalk proposed along Front St
b. Gateway Landscaping. New development along Water Street (south side), Laurel Street (north side), and Soquel Avenue shall be set back from the sidewalk by 10 feet to allow for generous gateway landscaping treatment.

No: While building wall is set back 10 feet from the sidewalk, the building stairs encroach very close to sidewalk. Staff supports variation to development standard.
c. Building Length. Between Soquel Avenue and Laurel Street, limit the length of individual buildings along Front Street to a maximum of 300 feet of lineal street frontage, subject to the performance criteria for improved public access to the Riverwalk from Front Street at the key connection points of Cathcart Street, near Elm Street and Maple Street. (See Figure E-2)
Yes: Building length is approx. 292’
d. Riverwalk Property Line. No setback from the Riverwalk property line is required.

Yes: No issue

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Downtown Plan Development Standards Consistency Analysis SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 4
Requirement Base Plans
Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
e. Encroachments. Development along the Riverwalk shall not encroach beyond the property line of the parcel, except in cases where levee-facing “people oriented” commercial activities incorporate public access points to the Riverwalk. Top floor cantilevered portions of the building are allowed to encroach over the property line a maximum of 5 feet in order to provide architectural interest to the façade. Such cantilevered encroachment over the property line shall not exceed 25 percent of the total building frontage along the riverfront.

Yes: Building does not encroach beyond property line. Public plaza proposed between building and Riverwalk.

3. Storefront Treatment.

While it is recognized that the Front Street/Riverfront Corridor is less pedestrian intensive than the Pacific Avenue District, the groundlevel treatment of commercial buildings and parking structures within the area shall generally comply with those for the Pacific Avenue Retail District in terms of: storefront access, transparency and variation; and the use of awnings and canopies. Special attention shall be given to the treatment of intersections, to reinforce their gateway role to Pacific Avenue and to create a high level of interest and activity along the street.

The following development standards are those from the Pacific Avenue Retail District that relate to storefront access, transparency and variation, and the use of awnings and canopies.

1. Primary Entrance. All buildings with frontage along Pacific Avenue shall have a primary entrance on Pacific Avenue. [Front St] Yes: Building has commercial and residential lobby entrances on Front St.

3. Door Entry Frequency. Establishments with frontage along Pacific Avenue shall provide door entries no further distant than 50 feet along the Pacific Avenue or east-west street frontage.

Yes: Entrances are up to 52’ apart which is generally consistent with standard

4. Open Entries to Street. Street front entries shall remain unlocked and unblocked and shall remain in use during store hours.

Included as condition of approval

5. Unique Entrances. The ground floor frontage along Pacific Avenue shall be modulated, articulated, textured, colored and given such other architectural treatment to provide a visually differentiated store "front” every 25 feet.

Yes: Variation among storefronts is shown.

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Downtown Plan Development Standards Consistency Analysis SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 5
Requirement Base Plans
Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
c. Awnings. Provide awnings that may overhang the sidewalk a maximum of 6 feet with a vertical clearance above the sidewalk between 8 feet and 14 feet.

Yes: Awnings approximately 8’3” above sidewalk surface. Awnings project about 3’6” from building face. Top of awning approximately 9’6” above sidewalk.
f. Glazing. The use of reflective or tinted glass in ground level show windows is prohibited.

Included as condition of approval
g. Store Displays. Store displays shall be configured in such a way as to allow pedestrians to see into the store from the sidewalk. Goods, posters, photos or other visual images shall be placed a sufficient distance from the store windows to enable pedestrians to see clearly into the store.

Included as condition of approval

4. Riverwalk Promenade.

The Riverwalk Promenade is the paved bicycle and pedestrian path on top of the river levee. The interface between the public Riverwalk and the adjacent private development is a vitally important element of the Downtown Plan. As such, all development along the Riverwalk will involve some form of public/private partnership and cooperation. Key performance criteria include:
a. Riverwalk Setback. Residential or outdoor commercial uses adjacent to the Riverwalk shall be no closer than 10 feet from the western edge of the physical walkway, except where “peopleoriented” commercial uses incorporate public access points to the Riverwalk.

Yes: Building approximately 30 feet from Riverwalk, outdoor dining patio approximately 40 feet from Riverwalk.
b. Levee Fill. All development shall fill the western slope of the levee (which may include both public and private property) as directed by the City of Santa Cruz and Army Corps of Engineers to create a level condition between the Riverwalk and the adjacent building. The filled area may terrace up from the maximum 24inch wall to the finished floor of the development in a way that allows for the outdoor spaces to be publicly accessible. (See Figure E-1.) Project proposes to fill western slope of levee. Fill area slopes and terraces up to development while being publicly accessible.

Condition of approval requires applicant to obtain permit from Army Corps prior to issuance of building or grading permit.
c. Retaining Wall at Property Line. Design the wall of the ground level of the building to structurally support fill material, and to provide appropriate under-drainage.

Condition of approval requires building permit plans to show how this will be done and submittal of a geotechnical review letter to confirm design is appropriately implemented on plans.

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Downtown Plan Development Standards Consistency Analysis SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 6
Requirement Base Plans
Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
d. Landscaping. Landscaping this private and public space shall incorporate trees and vegetation appropriate to the river environment.

Walls along the Riverwalk shall not exceed 24 inches in height and shall be set back from the promenade by at least 10 feet. Other than trees, landscaping shall not exceed 42 inches in height above grade.

Trees planted as part of the San Lorenzo Flood Control Improvement Project should be maintained and incorporated into new
development where feasible and where not in conflict with the required fill or publicly accessible amenities.

Yes: Walls do not exceed 24 inches in height. Extension slopes and terraces with small steps that are considered part of landscaping.

Condition of approval requires landscape plants other than trees to be no more than 42 inches in height.
e. Extension Area License Agreement for Public Space. The City shall consider negotiated Extension Area license agreements on the publicly owned land on the west side of the Riverwalk for open space purposes that promote activity and overlook the Riverwalk and river.

The publically accessible open space area shall be visually open and accessible from the Riverwalk, but may be delineated with a low fence or hedge no more than 42 inches in height.

Extension Area License Agreement required as condition of approval.
f. Commercial Criteria. In the case of commercial development, the area subject to the license agreement may be terraced and shall be designed to accommodate outdoor eating or public seating, and shall be within 24 inches of the Riverwalk elevation.

No: Extension area includes terracing and includes outdoor eating and public seating. However, highest elevation of extension area is more than 24” above Riverwalk elevation. Staff supports variation to development standard.
g. Public/Private Interface. In the case of residential development, the area subject to the license agreement and associated private yard shall be designed as a visually accessible garden space that provides a transition to the public Riverwalk. Residential entrances facing the river shall be elevated at least 18 inches, but no more than 5 feet above the Riverwalk to create privacy and differentiation of public and private spaces.
n/a: no private yards proposed in the extension area.
h. Entrances Along Riverfront. Entries, either to individual residential units or common entrances, or to commercial Yes: greatest distance between entrances is approximately 50 feet.

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Downtown Plan Development Standards Consistency Analysis SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 7
Requirement Base Plans
Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
establishments, shall be provided along the riverfront promenade at intervals no greater than 75 feet.
i. Fencing. Fencing shall be decorative, visually open rail material, creating a visual connection between the private and public spaces.

Yes: Fencing between plaza and public courtyard is bird-safe glass.

Condition of approval requires railing along perimeter of outdoor dining patio to be open metal railing or bird safe glass. j. Visually Open Development. Solid vegetation in the form of a visual screen or hedge is prohibited and views to the Riverwalk from private open spaces are required. Line of sight views between the development and the Riverwalk are intended to ensure a safe and interesting environment to joggers, walkers and cyclists.

Yes: extension area does not include any hedges or vegetation screens.

5. Access to the Riverwalk. Between Soquel Avenue and Laurel Streets along Front Street, new development shall provide east-west public access between the Riverwalk and the Front Street sidewalk at or near the extension of Cathcart Street, Elm Street and Maple Street. Developers of riverfront properties shall be required to physically and/or financially contribute their fair share through conditions of approval, an Improvement District, Development Agreement, or similar mechanisms to the improvement of these publicly accessible connections. Development shall be consistent with the following performance standards: [lists five development standards for paseos]
Condition of approval requires project to financially contribute fair share for improvements associated with such public access.

Development standards for paseos do not apply since property does not include and is not directly adjacent to an identified future paseo.

6. Upper-Level Facade Treatment.

The treatment of upper-level facades shall generally comply with the guidelines for the Pacific Avenue Retail District in terms of building rhythm, corner treatment, windows, roof treatment, building materials, colors and planting, and rear service lanes.

C.3. Upper-Level Facades. (i.e., the two to three levels of building wall up to the 55-foot Base Height) Upper-level facades shall provide a counterpoint to the storefronts below, and provide a visually interesting and varied edge to the public space of the street. In general, the upper level façade shall be built to the property line and Yes: Includes balconies, horizontal and vertical lines, variety of material types, bayed out and recessed portions

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Downtown Plan Development Standards Consistency Analysis SUBJECT: 530 Front St. – Project No. CP20-0098
PAGE 8
Requirement Base Plans
Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
consist of carefully composed “punctured openings” within a richly detailed wall. A variety of treatments shall be introduced to create richness in both the horizontal and vertical planes, including:
• balconies
• bay windows
• flower boxes
• awnings
• cornice and belt courses, etc
C.4. Streetwall. To create a visually interesting “streetwall” with a rhythm and cadence that is reflective of the pattern of development along Pacific Avenue, building facades shall introduce variation at general intervals of 25 to 50 feet with the use of:
• fenestration,
• architectural elements,
• building materials, and/or
• building planes.

Large, uninterrupted expanses of horizontal or vertical wall surface shall be avoided. Regardless of property lines, the appearance shall be of a street with varying architectural treatments at intervals of no more than 50 to 75 feet. The multiple rhythms shall be created through the careful design of building elements and three-dimensional articulation of building elements sufficient to mitigate the presence of long, blank walls along Pacific Avenue, Front Street and Cedar Street the east-west streets, and the alleys. Elements that make up the rhythmic variation may include, but are not limited to:
• recessed windows;
• projecting windows;
• bay windows;
Yes: Rhythm is present through balconies, use of material changes along building wall, recesses and projections. Some materials from ground floor carried above within each section.

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• structural elements;
• surface textures, patterns and colors;
• trim elements;
• balconies;
• belt-cornices;
• cornices;
• awnings and shutters; and
• landscape elements.

C.6. Windows. Building walls shall be punctured by wellproportioned openings that provide three dimensional relief, detail, interest and rhythmic variation on the facade. Variation in rhythm shall be provided both horizontally and vertically. Large expanses of glass on the upper levels shall be considered only where activities of interest to the pedestrian can be highlighted, and in such cases, the design of these openings shall be carefully integrated City of Santa Cruz Downtown Plan Development Standards and Design
Guidelines Page 53 within the overall facade composition. Windows shall be recessed a minimum of six inches from the face of the wall to emphasize the thickness of the wall consistent with the historical, traditional and newer buildings on Pacific Avenue; or windows other than bay windows may project from the wall six inches maximum into the public right-of-way. Windows shall be of high quality and shall be operable at the upper level and composed of elements that emulate the size and detail of the windows on Pacific Avenue.

Window moldings and/or shutters with projections up to six inches are encouraged to provide detail, shade and articulation to building facades.

Yes: project includes a variety of window sizes that help to define each building segment and differentiate ground floor from upper floors.

C.7. Upper Level Bay Windows and Balconies. Bay or projecting windows and balconies are encouraged and may be permitted on upper levels of buildings, provided that a minimum of 10 feet of Yes: Awning below second floor balconies projects 2’3” over the sidewalk at 13’ above grade. Balconies themselves do not project.

Balconies are less than 15 feet wide. Balconies are at least 3 feet

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Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
clearance is provided to grade and that the following provisions are met: a. The projection into the public right-of-way or designated setback area is no more than 3 feet; where sidewalks are less than 10 feet in depth, this projection shall be limited to 2 feet; along alleys, no projection shall be closer than 8 feet to the centerline of any alley. b. The glass area of the bay window, and the open portions of each balcony, shall not be less than 50 percent of the total area of the vertical surfaces of the projection. c. Bay windows and balconies shall "punctuate" rather than dominate the facade; to this end, the maximum length of bay windows shall be 15 feet at the property line or setback line; this width shall be reduced to a maximum width of 9 feet at the full projection of 3 feet, by means of 45 degree angles at the sides of all projecting bay windows. Perpendicular bay windows and balconies (or projections at a different angle) may be permitted, provided that they remain within the outside dimensions described above. Unless balconies are used as a means of distinguishing the storefront area from the upper-level facades, they shall be generally 15 feet in width or less. d. The minimum horizontal separation between bay windows, between balconies, and between bay windows and balconies shall be three feet as measured from the face of the building wall along the property line or setback line. A bay window or balcony shall not occur within two feet of the building edge. The intent of this guideline is to ensure that bay windows and balconies do not visually dominate the building wall.
apart. Balconies are located at Front/Soquel building corner but do not dominate the building design and instead add visual detail/articulation to corner.

C.8. Skyline Architectural Variations. Special attention shall be paid to the articulation of the top portion of buildings such as variation in height, massing, materials, horizontal bands, cornices and parapets.

Rooflines shall be broken at intervals no greater than 50 to 60 feet by roof elements or step backs to reinforce the predominant building increment along Pacific Avenue. Interesting and varied roof forms Yes: Roofline articulates horizontally as well as vertically and uses different materials and colors. Longest roofline segment about 50 feet, most considerably shorter. Architectural fins extending above roofline help to create interesting roofline. Rooftop equipment set back to center of roof and will not be visible. Rooftop garden proposed.

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Density Bonus Plans
Meets? Yes/No/notes
are encouraged. Rooftop equipment shall be completely concealed from view and integrated within the architectural vocabulary of the building. The use of landscaped roof terraces and gardens is also recommended.

C.9. Building Materials. To extend the character of the existing downtown, building materials shall evoke honesty and solidity.

Stone, brick and stucco, richly detailed to provide visual interest and variation, are encouraged as the predominant building materials.

While wood and metal are desirable materials for window casings and trim, large expanses of wood or metal siding are discouraged as the predominant building materials. Such materials are considered appropriate for ornamental elements on the facade. Applied brick tiles that attempt to give the appearance of genuine masonry are also discouraged as the predominant building material. Decorative ceramic tiles are encouraged, however, as accent features. Reflective glass is prohibited.

Yes: stucco is one of main building materials, metallic siding is used as accent and not as main feature.

C.10. Colors. Materials shall be relatively light in color. To create a lively visual environment, earth tones, terra-cotta, pastels or whites, accented with dark or bright colors, are recommended. Roofing materials and accenting features such as canopies, cornices, tile accents, etc. shall also offer color variation. The color scheme for the building shall be compatible in color and value with the adjacent structures and shall be compatible with and sympathetic to the overall color palette of the buildings in the block and the downtown.

Yes: Proposed colors include beige, grey, greyish blue with brighter blue, green, and brown or red accents. These colors blend in well with other buildings. Roofline is mostly grey and white with brighter accents. Building colors are compatible with nearby buildings that have colors such as beige, blue, white, and brick.

C.11. Landscape Provisions. To promote a unique image and identity of downtown in its coastal setting, buildings shall incorporate provisions for planting, including flower boxes, topiary planting, and climbing vines. Plant materials within the planters, planting beds, flower boxes and flower pots shall provide color and variety throughout the year. The use of artificial plants shall not be Yes: planter boxes included on second floor patios on the Soquel Avenue elevation.

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Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
permitted. At least two of the following landscape concepts shall be incorporated into each Pacific Avenue or East-West Streets façade design (or 30 feet of retail frontage). In general, the landscape shall aggregately cover a minimum of 25 percent of the length of the storefront: a. Landscape setbacks up to 18 inches in depth. b.

Landscape planters recessed into Pacific Avenue sidewalk, up to 18 inches into the public right-of-way. c. Planter boxes no more than 24 inches in height may be permitted to project into the public right-ofway up to 18 inches. Window boxes also may be permitted to project from bay windows and balconies by 18 inches. Planter and window boxes shall provide internal and concealed drains connected to roof drains to avoid overflow to the street; they shall also be designed with high quality durable materials that are compatible and integral with the building façade. City of Santa Cruz Downtown Plan
Development Standards and Design Guidelines Page 55 d. Hanging flower pots may project into the public right-of-way up to 18 inches and shall have a minimum 8-foot clearance within the public rightof-way unless hanging directly above planter boxes. e. Trellis structures supporting climbing vines that may project up to six inches into the public right-of-way or, where more than eight feet above the sidewalk, may project up to 18 inches into the public right-of-way.

7. Gateway Treatments.

New development that occurs at key gateway intersections to the downtown (e.g., RiverWater; Pacific-Front; Cooper-Front; SoquelFront; Cathcart-Front; Laurel-Front) shall be articulated to accentuate this condition. Treatments could include corner towers or turrets, setbacks, distinctive changes in fenestration and materials, etc.

Yes: gateway treatments include paved and landscaped corner plaza at Front and Soquel Avenue, outdoor dining patios facing Soquel Avenue and the Riverwalk, stairs connecting corner plaza to outdoor dining patio, building articulation with balconies on upper floors at Soquel Avenue and Front Street, well-articulated building wall facing Soquel Avenue with variety of materials and colors.

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Requirement Base Plans
Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes

8. Riverfront Residential.

Residential development occurring along the Front Street/Riverfront Corridor, or future residential development that may occur as part of a mixed-use development on the northeast corner of the Front/Soquel intersection, shall be highly articulated and expressive of the individual units within the complex. The use of sloping roofs, recessed loggias and balconies, bay windows, dormers and chimneys shall be carefully composed to create an intricate composition that expresses individual unit modules to the maximum extent practicable. A variety of building materials is encouraged, including the building materials recommended for the Pacific Avenue district above (e.g., stucco, brick, and stone). To avoid the creation of a "wall" of development along the riverfront between Soquel and Laurel Streets, development shall be highly articulated with variation in height. The required 10-foot sideyard setbacksshall also serve to break up the mass of development along this important edge.

Yes: Design includes variation in vertical segments to create variation horizontally across the building rather than one homogenous theme. Includes a variety of exterior materials as well as balconies to articulate the appearance of individual units/sections.

This elevation is composed of three building fingers leading back to deeply recessed courtyards, creating the appearance of three buildings from this perspective and not one long building wall.

Northernmost finger of building is two stories shorter than the other two fingers to the south. The two southern fingers are also additionally set back on upper floors. Building meets 10-foot side yard setback on either side of the Riverwalk elevation.

9. Public and Private Parking Facilities.

The Front Street/Riverfront Corridor is within the Downtown Parking District #1 and development shall comply with all parking requirements set forth within that district.
a. Surface Lot Landscaping. Existing and/or expanded surface parking lots within the Front Street/Riverfront Corridor shall be well landscaped. In addition to the landscaped area requirements for surface parking provided in the zoning ordinance, surface lots shall provide at least one tree for every four parking spaces, distributed throughout the lot. Surface lots shall be screened from the public sidewalk with low walls, planters, or hedges.
n/a: surface lot not proposed
b. West Side of Front Street. Allow parking facilities along the west side of Front Street south of Soquel Avenue, where only one Yes: only one driveway proposed near south end of building on Front Street. Parking is located in interior of building behind commercial

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Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
driveway curb cut shall be permitted per parking facility per street frontage; the parking facility shall not extend to street corners; and the parking facility shall be architecturally integrated within the overall building composition.
uses on Soquel Avenue and commercial uses and residential lobby on Front Street.
c. Structured Parking Design. Above-grade structured parking should be visually separated at the ground level from all public sidewalks and streets by means of active storefront uses as described above. Such parking should be accessed, to the maximum extent possible, from east-west streets or rear service lanes.

Yes: parking is separated from street frontage by storefronts and residential lobby. Site does not have a rear service lane. Parking not located on the east west street, Soquel Avenue, because this is planned as a visual gateway to the downtown and not an appropriate location for a driveway. Driveway appropriately placed along southern end of building facing Front Street.
d. Structured Parking Facades. Parking structure facades shall be designed as compatible visual extensions of other multi-story buildings.
n/a: parking is a level within the building and is not its own building. e. Structured Parking Rear Façade. Special attention shall also be given to the design of parking structure facades adjacent to rear service lanes, to reinforce their attractiveness for pedestrian use. The use of integrated trellis structures and planters along the service lanes is recommended.
n/a: parking is a level within the building and is not its own building. f. Screens and Trellises. Decorative screen and trellis elements of durable, high quality materials are also encouraged to provide variation and interest on the facade.

Yes: south elevation adjacent to parking garage has a green screen trellis along this wall
g. Garage Ramp Visibility. Sloping floor elevations shall not occur within 10 feet of the adjacent public street.
n/a: garage at street level
h. Wrap Garage with Commercial. Where parcel depth permits, the face of the parking structure shall be set back from ground floor commercial uses.

Yes: parking level is behind commercial and residential lobby uses fronting Front Street and Soquel Avenue
i. Garage Openings. Openings shall be carefully composed within the building wall to appear as well-proportioned windows, rather than continuous strips; variation in the dimension and proportion of openings and in the horizontal and vertical planes of the facade shall n/a: beyond entrance driveway, garage openings not proposed.

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Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
be provided to create visual interest and to reduce the massiveness of the parking structure.
j. Entrances and Stairways. Entryways and stairways shall be located along the street edge; they shall be well lit and visible from the street to promote security and a feeling of comfort.

Entryways proposed at building edges along Front Street, Soquel Avenue, and the Riverwalk plaza. Condition of approval requires entrances to be well lit.
k. Top Deck Elevation. The top deck of all structured and encapsulated parking shall be constructed to an elevation no greater than 5 feet above that of the Riverwalk promenade and shall be screened from public view. Parking garages may exceed the maximum building length of 250 feet if they are lower than 5 feet above the adjacent levee elevation.
n/a: parking is on bottom level of building and does not include a top deck.

10. Driveways and Curb Cuts.

Limit on-site driveways along Front Street to a maximum of one driveway per property or at a spacing of at least 200 feet; driveways should be no more than 24 feet in width and to the extent practicable should be spaced from an adjacent driveway by at least 200 feet.

Wider driveways may be considered based on a demonstrated need to accommodate specific vehicle operations of a proposed development.

Yes: One driveway along Front Street, 22’ wide. No driveway proposed on rest of site’s Front Street frontage.

11. Guidance for Bird Safe Structures Along the San Lorenzo River.

The following measures shall be incorporated into all development projects that are located between Front Street and the San Lorenzo River.
• Minimize the overall amount of glass on building exteriors facing the San Lorenzo River.
• Avoid mirrors and large areas of reflective glass.
• Avoid transparent glass skyways, walkways, or entryways, freestanding glass walls, and transparent building corners.

While building includes a significant amount of glass on east elevation facing the river, many windows have balconies that create a visual barrier for birds. Project does not include mirrors or reflective glass.

To minimize the effect of substantial glazing, glass walls, transparent building corners, and funneling open space to the building facades surrounding the internal courtyards, a condition of approval requires all glazing along the Riverwalk elevation within 40 feet above grade, all glazing within 30 feet of building corners, and all glazing on building walls facing the residential courtyards to be treated for bird

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Requirement Base Plans
Meets? Yes/No/notes
Density Bonus Plans
Meets? Yes/No/notes
• Utilize glass/window treatments that create a visual signal or barrier to help alert birds to presence of glass. Avoid funneling open space to a building façade.
• Strategically place landscaping to reduce reflection and views of foliage inside or through glass.
• Avoid up-lighting and spotlights. Turn non-emergency lighting off (such as by automatic shutoff), or shield it, at night to minimize light from buildings that is visible to birds, especially during bird migration season (February-May and August-November).
safety following the 2” x 4” rule with a treatment approved by the American Bird Conservancy.

A condition of approval requires the railing around the dining patio adjacent to the Riverwalk to be either American Bird Conservancy approved bird-safe glass or open metal railing.

Most landscaping is proposed below top of plaza area adjacent to Riverwalk. Condition of approval requires trees at top of plaza to be located so they are not directly adjacent to a building window to the extent possible.

Condition of approval requires trees to be omitted from residential courtyard landscaping.

Condition of approval requires the following: Avoid up-lighting and spotlights. Turn non-emergency lighting off (such as by automatic shutoff), or shield it, at night to minimize light from buildings that is visible to birds, especially during bird migration season (FebruaryMay and August-November).

Additional Height Zone B Development Standards
The project is located in the Downtown Plan’s Additional Height Zone B, which allows an increase in building height from 50 to 70 feet with a recommendation from the Planning Director and approval by City Council, and only when specific criteria are met. The project meets the required criteria for additional height as shown in the following table.

Required standard Base density Density Bonus
a. Eligible Development Projects. The granting of building height above the 50-foot Base Height limit is discretionary and requires a Design Permit with the recommendation of the Director of Planning to the City Council, which must approve the additional height. To achieve approval, the applicant must demonstrate that the proposed project meets the criteria described below. Applicants for development within the Additional Height Zone B may request additional height as indicated below if one of the following conditions is met:

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i. The aggregate parcel size is greater than 15,000 square feet;
Yes: Aggregate parcel size is 1.06 acres
ii. The frontage along Front Street is greater than 100 feet; Yes: Front Street frontage is 328’ iii. The parcel is located between adjacent structures of three or more floors in height; or
No: Site is on corner lot
iv. The project qualifies for a density bonus as allowed under either State law or City adopted density bonus
ordinance.

Yes: Project is requesting and qualifies for a density bonus b. Additional Height Criteria for Project Approval. The development project shall be found consistent with the following overarching City objectives:
i. The additional height will help to achieve the First Principles of the Downtown Plan (e.g. form, scale, housing, accessibility and open space);
The additional height allows the building to retain a form that provides architectural articulation as well as publicly accessible and private open space, rather than filling in the additional units within the base height. The additional height allows for an additional 64 dwelling units than would be created under a project that met only the base height (this number does not account for the density bonus units).
ii. The additional height will contribute to an improved social and economic environment by including a
concentration of new housing;
The Additional Height Request brings the building height to 70 feet (prior to density bonus) and adds 64 more units above the 120 units within the 50- foot building base height. The number of additional units created by the additional height allowance is compounded by the Density Bonus request, which creates 50 percent additional units beyond the total allowed with the Additional Height Request. The result is a project that provides 276 new housing units in a location adjacent to the Riverwalk and walkable to many businesses in the downtown, generating economic and social activity in both of these areas.
iii. The form of the development promotes the appearance of a grouping of buildings rather than large monolithic building masses;
The building follows a development standard for Additional Height Zone B that requires a building façade break with a length of at least 15 feet and depth of at least 10 feet along the Front Street elevation. This break helps to create the appearance of two distinct building segments. In addition, building articulation and varying architectural treatment along different segments of the building help to create the appearance of a grouping of buildings rather than one large, massive building wall. On the east side of

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the building facing the River, the building includes two large recessed courtyard areas that break up the building massing and create the appearance of three distinct buildings along this elevation. iv. The development receiving additional height will
physically and/or financially contribute its fair share (through an Improvement District, Development
Agreement or similar mechanisms) to the implementation
of internal pedestrian connections between Front Street and the Riverwalk;
As the project is not directly adjacent to one of the planned pedestrian connections between Front Street and the Riverwalk, a condition of approval requires the project to financially contribute its fair share to the development of these connections.
v. The additional height will help to meaningfully achieve one or more of the following key community objectives,
including but not limited to: Affordable Housing, Day Care Center, exceed Green Building minimums, Incubator Space for Small Business, Public Access Easements, Public Rightof-way Improvements, Publicly Accessible Open Space, Structured or Shared Parking, and Transportation Demand Management concepts.

Therefore, the bigger, base density project results in a greater number of affordable units than would a standard, base-height project. vi. Clear demonstration of the public benefit relating to two principal objectives: high quality public access between Front Street and the river, and the appropriate treatment of the riverfront edge along the Riverwalk.

The project includes a public stairway along the north side of the building connecting the corner of Front Street and Soquel Avenue to the secondlevel restaurant and the outdoor extension area along the Riverfront. The publicly accessible outdoor extension is appropriately designed with landscaping, gathering spaces such as a plaza and a terraced amphitheater, a bocce ball court to further activate the space, and steps and pathways connecting to the Riverwalk. In addition, as required by the Downtown Plan, a condition of approval requires the project to contribute its financial fair share to public improvements associated with the planned public paseos connecting Front Street to the Riverwalk.
c. Zone B Maximum Height and Floors. The buildings shall conform to the adopted building codes in effect at the time of building permit application to achieve the following height limits.
i. For development projects on aggregated parcels larger than 15,000 square feet, the maximum height shall be 70 Project proposes 70’ height and five
floors above commercial
89’ and 8 stories including ground floor
commercial. Applicant requesting

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feet and the maximum number of floors shall be 5 floors above the required ground floor commercial use.
density bonus waiver for maximum
building height and stories.
ii. Uninhabitable mechanical penthouses will be permitted to project 5 feet above the approved additional height of building, provided that such penthouses are set back a
minimum of 15 feet from any exposed face of the building, unless architecturally integrated into the building façade. n/a, Mechanical penthouses not shown on plans.
iii. Uninhabitable architectural features at prominent
gateway corners may exceed the maximum heights above
for a total of no more than 15 percent of the building
footprint.
n/a: Architectural features not proposed at the Front /Soquel building corner. d. Performance Criteria. In addition to meeting the Front Street/Riverfront Corridor Development Standards and Design Guidelines, the project shall meet the following criteria, which are intended to promote the appearance of multiple buildings of varying heights, and to avoid the development of monolithic buildings:
i. Building Recessed Breaks. In order to break down the mass of buildings along Front Street and to promote the appearance of multiple buildings, require any portion of the building mass that exceeds the maximum base height of 50 feet to establish a separation or break that is open to the sky, measuring at least 15 feet along the streetfront property line, with a depth no less than 10 feet as measured perpendicular from the streetfront property line. (See Figures H-5 and H7) The recessed breaks must provide a clear separation
between building volumes, but at the same time contribute to a positive streetscape environment. The recessed space should be open to the sky above the ground level. A lightweight sheltering structure, distinct from the architecture of the principal building (e.g., steel and glass trellis, awning, canopy, or single-level storefront) may be incorporated within the recessed space to provide activity along the street 10’x15’ recessed building break shown along Front Street; Recessed break is an outdoor lounge that is accessed from street or commercial space #1 and provides a positive streetscape environment.

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and protection to the ground level activity. This structure may encroach into the setback zone by up to two feet and should extend horizontally on either side of the recessed space by at least 1 foot, but not more than 2 feet to interlock with the principal building. The structure may include
sliding doors or gates that can be secured at night, provided that they are accessible and visible during daytime business hours.

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ii. Skyline Architectural Variation. To promote skyline variation, the top floor of any building shall not exceed 60% of the floor area below or 60% of the building length as measured along Front Street or the Riverwalk. Variation to the 60% floor area standard can be considered for projects that incorporate publicly accessible pedestrian connections to the Riverwalk.

Sixth floor is 59.54% of 5th floor
Sixth floor takes up 59% of bldg.
width on Front St side
Frontage along Riverwalk is less than
60% of building length.

Eighth floor is approx. 21,813/28,241 =
77% of 7th floor. Applicant is requesting
density bonus waiver to allow this level
of coverage.

Eighth floor extends across entire Front
Street frontage. Applicant is requesting
density bonus waiver to allow this level
of coverage.

Frontage along Riverwalk is less than
60% of building length.
iii. Integrated Rooftop Design. Rooftops shall be fully designed and creatively integrated into the function of the building. Rooftops provide opportunities including, but not limited to, usable residential or commercial open spaces, community gardens, rainwater retention facilities, greenroof landscaping, solar panel facilities as shade structures, building mechanical equipment and other uses. These
spaces shall be thoughtfully and creatively designed as part of the initial project application.

Roof plan includes roof deck/garden and shows locations for solar and mechanical equipment.
e. Application Requirements. The following materials shall be submitted with all applications for proposed buildings taller than 50 feet. i. Visual Analysis. A detailed visual analysis of the
proposed building including three-dimensional perspectives to determine the visual impact of the development shall be submitted. The visual impact analysis must consider the views from key locations within the City, the views from Front Street and from the Soquel and Laurel bridges and the levee opposite the project site from a pedestrian level view.

Perspectives included from Soquel Ave, Front/Soquel intersection, Front Street from south, Riverwalk, and an aerial perspective from above the Laurel Street bridge.

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ii. Roof Design Plan. A detailed and fully integrated roof design plan that includes details of open space uses,
landscaping, solar facilities, drainage, and mechanical equipment.

Roof plan includes details of roof garden and deck and location for solar panels and mechanical equipment. Condition of approval requires building permit plans to show roof drainage.
iii. Grading and Landscape Plan. A comprehensive grading and landscape plan for the filled area of the river levee.

Detailed grading and landscaping plans provided.
iv. Passageway Plan. For projects adjacent to the proposed publicly accessible passageways between Front Street and the Riverwalk (in the proximity of the extensions of
Cathcart Street, Maple Street and Elm Street), a scaled plan shall be provided with adequate details, section drawings and other drawings that describe how the project will
achieve high quality public access to the riverfront from Front Street and how the riverfront edge will be designed to reinforce the amenity value and safety of the Riverwalk.

Drawings shall describe the relationship of publicly
accessible spaces with adjacent proposed development
activities, grading, landscape and paving materials and treatments.
n/a, Project is not adjacent to one of these planned passageways. iii. Program Statement. A Program Statement shall be
submitted indicating details of public amenities to be
included in the project. The Program Statement shall
specify the private funding mechanism for on-going
management and maintenance of the exterior common
areas, including public and private spaces between the
Riverwalk and the development and any adjacent paseo or passageway from Front Street to the Riverwalk. The
Program Statement shall specify the method of participation in the City’s affordable housing program, if applicable.

The program statement details the public use of the extension area between the building and the Riverwalk. A condition of approval requires the development to privately fund the ongoing management and maintenance of the exterior common areas and will require the applicant to indicate the source of that funding. The statement describes the project’s affordable housing including inclusionary units and additional affordability associated with Density Bonus request.

All Central Business District Storefront Standards and Guidelines

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Required standard Base density Density bonus

1. Storefront Projections and Setbacks. In addition to landscape elements, storefronts are encouraged to introduce architectural variation at the pedestrian level in order to create a diverse building edge between the public and private realms. More specifically:
a. Bay Windows. Storefront bay windows may project up
to 12 inches into the public right-of-way, if such windows maintain glazing on all projecting faces, and if the windows do not exceed 15 feet in width. A clearance of at least 12 inches between the bottom of the projecting bay and the sidewalk is recommended.
n/a: Bay windows not proposed.
b. Porticos. Entry porticos may project up to 12 inches into the public right-of-way.
n/a: No projections proposed into right of way.
c. Entry Setbacks. Entry setbacks may be permitted up to 48 inches from the property line.

Proposed storefront entries are set back 3’2” to 3’9” from property line. d. Marquis and Canopies. Permanent marquis structures or canopies that project from the buildings are encouraged, but shall be confined to entry lobbies leading to upper level residential or office uses, or to public-oriented passages that provide for pedestrian access through the block. They shall be designed as an attractive and integral part of the overall facade design, shall project no more than 6 feet from the face of the building, take up no more than 10 feet of frontage, and maintain a clearance of at least 8 feet above the sidewalk surface. No column supports shall be permitted within the public right-of-way.
n/a: Permanent marquis structures or canopies are not proposed. e. Projecting Signs. Projecting signs are encouraged on storefronts consistent with the sign regulations for the Central Business District in the Zoning Code.
n/a: Location of storefront signage proposed atop projecting awnings above doors. Condition of approval requires any signage for commercial spaces to obtain a Sign Permit.
f. Awnings. Awnings overhanging the sidewalk are also
encouraged to further enhance the life and variety of the street. The preferred material for awnings is canvas, but other materials will be considered if they are light in Condition of approval requires building permit plans to label awning material and that it shall be light in character. Awnings approximately 8’3” above sidewalk surface. Awnings project about 3’6” from building face. Top of awning approximately 9’6” above sidewalk.

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character and can be architecturally integrated with the building facade. Awnings shall be maintained at least 8 feet above the sidewalk surface, and shall be carefully designed to complement the overall facade design. Under standard conditions (e.g., not within retail extension zones),
storefront awnings shall not project more than 6 feet into the public right-ofway, and generally shall not be higher than 14 feet above the sidewalk. Awnings above 14 feet in height shall not project more than 3 feet into the public right-ofway.

2. Storefront Variation and Craftsmanship. The visual
experience of moving along the street shall be enjoyable and varied. Changes in treatment (e.g., the use of porticos, setbacks, architectural elements, landscape treatments, etc.), within the standards and guidelines are outlined above and below. Particular attention shall be given to the
craftsmanship and detailing within the pedestrian's range of touch and view. The use of special materials (e.g., stone, brass, bronze, terra cotta, ceramic, wood) for storefront ornamentation is strongly encouraged, particularly around windows and entries and at the base of building walls.

Front Street frontage includes a varied building line with setback entries and a variety of storefront materials and colors. Landscaping treatments include a circular landscape planter at the plaza at the corner of Front Street and Soquel Avenue, a green wall along the side of the exterior stairs adjacent to Soquel Avenue, and planter boxes on the patio areas at the top of these stairs.

3. Retractable Storefronts. Where appropriate, the use of retractable storefronts is encouraged to create a direct relationship between sidewalk activity and the commercial establishment; this treatment is particularly encouraged for restaurants where outdoor seating is proposed, or for retail establishments that include an extension area within the public rightof-way.
n/a: retractable storefronts not proposed.

4. Storefront Landscape Elements. The introduction of plant materials on the building face and storefront is strongly encouraged to reinforce and extend the landscape identity of Pacific Avenue and the downtown. More specifically:
a. Storefront Setbacks. Storefront setbacks of up to 18 inches may be permitted for the introduction of low planters n/a: Low planters at storefront windows not proposed.

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of up to 12 inches in height below storefront windows.
b. Sidewalk Planting. The sidewalk paving along Pacific Avenue may be designed to allow for planting beds at
sidewalk level to encroach into the public right-of-way up to 18 inches. Such planting beds shall include durable
curbing (up to 3 inches in height) to provide a clear visual separation.

Project not located on Pacific Avenue. Plaza at Front Street-Soquel Avenue corner includes circular planter. Condition of approval requires this planter to include durable curbing (up to 3 inches in height) to provide a clear visual separation.
c. Planter and Window Boxes. Planter and window boxes
may be allowed to project into the public right-of-way up to 18 inches, with a maximum height of 24 inches above the sidewalk level. It is recommended that window boxes
maintain a clearance of 12 inches above the sidewalk, not including decorative support braces. Window boxes shall be designed as a compatible and integral extension of the
storefront window casing; materials shall be durable and of high quality. Planter and window boxes shall also provide for internal drainage connecting to roof drain lines.

Planter boxes proposed adjacent to but outside of public right of way at outdoor lounge along Front Street. A condition of approval requires these planter boxes to provide for internal drainage connecting to roof drain lines. d. Hanging Flower Pots. Hanging flower pots may project into the public right-of-way up to 12 inches and shall have a minimum 8-foot clearance within the public right-of-way unless hanging directly above planter boxes.
n/a: Hanging flowerpots not proposed.
e. Trellises. Trellis structures supporting climbing vines are encouraged against blank building walls, both at the
storefront and upper levels. At the storefront level, trellises shall be allowed to project into the public right-of-way up to 6 inches; above 8 feet in height, overhanging arbor or trellis structures shall be allowed to project up to 18 inches into the right-of-way.
n/a: Green wall features not proposed along storefronts. f. Plant Types. Plant materials within planters, planting beds, flower boxes and flower pots shall provide color and variety throughout the year. The use of non-flowering
shrubs or plant materials is discouraged, unless they are part Specific plants proposed for green wall and planter boxes include a variety of shrubs, perennials, grasses, groundcover, and/or vines. Specific species to be used within the planters not clear. Condition of approval requires the planters to include a mix of species that provide color and variety throughout the year.

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All Central Business Districts Other Development Standards and Design Guidelines Required Standard Base Density Density Bonus

1. Design Variation. The Downtown Plan contains
development standards, which when implemented, are
intended to achieve the First Principles of the Plan and public objectives for the downtown. While every effort has been made to thoughtfully produce clear and concise
standards for the community, the Plan can never address or respond to all development scenarios and circumstances.

Therefore, projects that closely conform to the development standards, but with slight variations may be considered upon demonstration that the resulting project will better achieve stated Plan and community objectives. Such variations shall be minor in nature and must receive a positive
recommendation from the Planning Director, with final
approval by the City Council.

The Planning Director supports four design variations:

1. Soquel Avenue Setback and landscaping. The Front Street/Riverfront Corridor development standards require new development along Soquel Avenue to be set back from the sidewalk by 10 feet to allow for generous gateway landscaping treatment. While the main building wall is set back 10 feet from the Soquel Avenue sidewalk, most of this setback is taken up by a staircase leading from the corner of Front Street and Soquel Avenue up to the restaurant space and the adjoining outdoor dining terrace facing Soquel Avenue and the river. Even though the stairs occupy what would otherwise be a planted area, the design still provides substantial landscaping along the Soquel Avenue frontage in several ways: the small spaces between the stairs and the sidewalk are landscaped; the plans propose vertical landscaping along the side of the stairs facing Soquel Avenue; and a large planter is proposed at the plaza at corner of Front and Soquel Avenue. In addition, the triangle of land at the northeast corner of the development between the building, Soquel Avenue, and the river is also proposed to be substantially landscaped, although a significant amount of this improvement will likely be precluded by the new pump station as described above.

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policies that call for enhanced pedestrian activity (Housing Element Policy 6.1, CD5.2.1, CD5.2.4, M1.1.1, M1.1.2, M2.1.2, M2.3.1, M4.1.6, and M4.1.7) and connecting development to the San Lorenzo River (CD1.5.1, CD1.5.2, CD3.1.1, CD5.2.1, LU2.3.1, M2.1.2, ED1.1.6, and PR4.1.3). The proposed design also aligns with several First Principles of the Downtown Plan, which call for aesthetically integrating public access to and participation in commercial activities, creating a strong network of public and private open spaces to create a socially active and pedestrian-oriented downtown, and emphasizing predominantly pedestrian circulation patterns. The Downtown Plan’s Planning Principles and Strategies call for the downtown to be a place where people naturally gather to meet, including opportunities for outdoor dining. The Principles and Strategies also seek to enhance the open space and pedestrian network downtown, specifically by creating additional pedestrian linkages between the Downtown and the river.

2. The Front Street/Riverfront Corridor development standards require the elevation of extension areas adjacent to commercial development to be within 24 inches of the Riverwalk elevation. The second level of the building has an elevation of 30 feet above sea level, while the Riverwalk has an elevation of 25.98 feet adjacent to the north end of the development, descending to 25.06 feet at the south end. This difference of four to five feet is greater than the maximum two feet allowed by the development standards. In this case, the site is physically constrained in that the difference between the Front Street ground elevation and the Riverwalk elevation is smaller than on other properties in the Front Street/Riverfront area. When applying the required 15-foot first story height along Front Street, the second level on this side of the building starts at 32 feet above sea level, six to seven feet above the Riverwalk elevation. The proposal steps the Riverfront side of the second story down to 30 feet to minimize the vertical distance between the commercial spaces and adjacent public plaza and

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the Riverwalk elevation. The proposed extension area plaza includes stairways, paths, and terraced amphitheater seating to create open and welcoming connections between the Riverwalk and the plaza above.

This standard was created with the expectation that buildings would be constructed to the property line facing the river and with the intent to create articulation and interest along the building wall. The proposal does not meet this standard. Instead, the entire building is set back from the river-facing property line at various depths, creating an articulated building wall. Two residential courtyards create deep recessed in the building frontage, substantially reducing the massing along this elevation. The elevation is also very well articulated with architectural

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detailing such as balconies, horizontal and vertical recesses and projections to create a three-dimensional wall, and a variety of exterior materials and colors. Therefore, the proposed design meets the intent of the standard to a greater degree than would a building simply constructed to the property line and stepping portions of the upper floors back on this elevation. In addition, in setting the building back from the river-facing property line, the project creates a larger public plaza than would otherwise be created by a standard project. This larger area creates an inviting space that encourages people to gather and spend time next to the river, more fully brining to life the goals in the general plan and the Downtown Plan to foster a connection to the river and enhance pedestrian activity in this area.

2. Storefront Setbacks. Minor ground-level storefront
setbacks are permitted within the provisions of the storefront and building façade standards and guidelines discussed
below. Recessed storefronts up to six feet in depth and twenty-five feet in length may occur where a designated outdoor use, such as an outdoor café, is an integral part of the retail business.

Floorplan includes small storefront setbacks at entryways consistent with storefront and building façade standards.

3. Roof Top Mechanical Equipment. The design of roof top mechanical equipment and related structures is an important aesthetic consideration when viewing the downtown skyline.

The arrangement of roof top equipment, elevator penthouses, mechanical penthouses and enclosures, safety rails, inside faces of parapets, roofing surfaces, architectural elements, and other mechanical or electrical equipment, including telecommunications equipment, shall be designed, installed and painted to be visually unobtrusive and to create a
unified, coherent whole. These roof top features shall be incorporated into the building design at the Planning
approval stage of the project. Additional visual simulations may be required to demonstrate that the project provides for Rooftop mechanical equipment set back 13’ to 23’ from Front Street roofline.

The shortest distance from Soquel Avenue roofline is 7’3”. The rooftop is 84’ above the Front Street grade and the parapet line is 2’6” to 5’ taller. These dimensions will conceal mechanical equipment that is up to about 15 feet tall as viewed from the northern sidewalk of Soquel Avenue. A condition of approval requires that any rooftop mechanical equipment visible from the public right of way be painted to be screened from view. Elevator enclosures are incorporated into building design.

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architecturally interesting and varied skyline views, with specific attention given to integrating these rooftop features into the overall building design.

5. Retail Extension Zones. Pacific Avenue and some of the east-west streets (e.g., Church Street, Walnut Avenue, Cathcart Street and pedestrian paseo or lane) will include opportunities for the extension of retail and restaurant activities into the public right-of-way. These extension areas will be managed by the City and its designated agent through revocable licenses [See Extension Area requirements in section

24.10 of the Zoning Ordinance]. The following guidelines shall govern the physical design of these extension areas:
a. Types of Uses. Designated extension areas shall be
confined to uses that add activity and color to the street.

Permitted uses shall be limited to outdoor cafes, food kiosks or carts, or the selling of flowers, produce, and
newspapers/magazines, unless otherwise approved by the
City Council or its designated agent.

Extension area faces Riverwalk and not street. Extension area design includes outdoor dining and seating as well as connections to Riverwalk and commercial uses facing the river.
b. Outdoor Cafes. The extension area for cafes shall project no more than 12 feet from the property line into the public right-of-way, and in no case shall a cafe extension area result in a public walk way of less than 12 feet. The elevation of the extension area shall be the same as the public sidewalk, and shall meet ADA accessibility standards. No permanent
structures will be allowed within the public right-of-way, with the exception of ADA-complaint barriers. If a
separation between the cafe and the promenade is desired, this shall be achieved through low planters that could contain colorful flowers or a low hedge not permanently affixed to the sidewalk; the maximum height of such planters
(including the planting) shall be no more than four feet.

Planters shall consist of high-quality, durable materials of a The proposed outdoor restaurant seating extends into City owned land but not into the public right of way or any other pathway. The outdoor dining patio is not directly adjacent to the Soquel Avenue sidewalk. The dining patio does not include planters, awnings, or wind screens. Any removable umbrellas associated with the tables and chairs will be more than seven feet from the sidewalk.

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weight and mass that will discourage theft, vandalism or easy movement. A canvas awning will be permitted to extend over the full depth of the cafe extension area; no columns or supporting poles will be permitted within the public right-ofway. Awnings shall comply with the design and height guidelines prescribed below. The use of removable umbrellas within sidewalk extension areas is also encouraged, provided that seven feet of clearance is provided from the sidewalk.

Removable wind screens that are of a transparent material and that are an integral part of the planter will be permitted to extend the seasonal use of the cafe area. Such screens shall not exceed a height of six feet and shall be separated from the awning to provide for air movement.
c. Retailing Uses. Retailing uses within extension zones shall be limited to the sale of newspapers and magazines, flowers and produce, unless otherwise approved by City Council or its designated agent. Such extension areas shall not exceed 6 feet in depth, unless it is determined that such depth is necessary to achieve the desired pedestrian objectives for the street, and in no case shall an extension area result in a public promenade that is less than 12 feet in depth on Pacific Avenue and no less than 8 feet in depth on Front Street and Laurel Street. Merchandise shall be displayed against the shop front and be oriented toward the street on tables or stands that do not exceed four feet in height. No separation (e.g., planters or low walls) between the merchandise and the street shall be permitted.
n/a: Retail use not proposed within extension area.
d. Furniture. All furniture (e.g., tables, chairs, retailing stands) shall be durable, well maintained, and of a high quality, suitable for outdoor use; such furniture shall be light, not heavy or massive in nature, to ensure that it does not Condition of approval requires compliance with this standard.

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visually dominate the street. All furniture shall be approved by City Council or its designated agent.
e. Design Materials. The design materials and colors used for chairs, tables, display stands, lighting, and other fixtures (including umbrellas and awnings) shall be generally
consistent with both the architectural style and colors used on the building facade and the quality of fixtures along Pacific Avenue.

Condition of approval requires compliance with this standard, except for the relation to fixtures along Pacific Avenue since the extension are is not along Pacific Avenue.
f. Lighting. Lighting shall be incorporated into the facade of the building and shall complement the style of the building.

Lights on buildings shall not be glaring to pedestrians and shall illuminate only the extension area and the activities within. General illumination shall be at 5 foot-candles, with a maximum of 10 foot-candles. Table lamps or candles are encouraged in cafe areas. Wired electrical fixtures will be allowed outside the face of the building, if contained within the semi-permanent barrier allowed for cafe extension areas and if installed by a licensed electrician. A lighting plan must be approved by the City Council or its designated agent.

Extension area does not include any sidewalk area, but a condition of approval requires the extension area to be cleaned and maintained by the licensee.

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contribute positively to the overall harmony, composition and articulation of the facade and building mass;
c. Solar Access. Such elements do not significantly
affect solar access objectives for the west- facing sidewalk of Pacific Avenue or the south-facing sidewalks of east-west streets; and
n/a: None of the listed distinctive architectural elements are proposed. d. No Habitable Space. Such elements do not add
habitable space above the prescribed height limits set forth above.
n/a: None of the listed distinctive architectural elements are proposed.

7. Accessibility. The Plan recognizes that accessibility permeates all elements of urban design, and requires that access be aesthetically integrated within all public and private development in the downtown. The Americans with Disability Act, passed by Congress in 1990, confirms that accessibility is a civil right and not a luxury or option. The Plan endorses this position, and requires that new
development strive to achieve an "optimum state" of
accessibility, beginning with compliance with both the State of California's Title 24 Accessibility Requirements and the Uniform Federal Accessibility Standards (UFAS). This
requirement shall govern all subdistricts within the
downtown.

Building permit plans will be required to meet accessibility regulations.

8. Pedestrian Passages. While sideyard spaces are
discouraged in favor of contiguous building facades, publicoriented passages that provide pedestrian access through a development parcel to parking facilities, interior courtyards, and/or other developments are encouraged. These passages shall comply with Californian Building Code, et seq.,
dimensional requirements, and include provision of natural (as well as electrical) light and active uses along their length.

To the maximum extent practicable, adjacent development shall establish a relationship to these passages with entries The proposal includes a public stairway along the northern side of the building connecting the Soquel-Front intersection up to the proposed restaurant, outdoor dining patio, and Riverwalk extension area. A condition of approval requires the applicant to pay their fair share for improvements associated with the planned paseos in the Front Street/Riverfront area.

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and storefronts, to promote a secure and interesting
environment.

9. Interior Courtyards. Santa Cruz has a tradition of interior courtyards and gardens that provide attractive places to sit and relax, and a spatial counterpoint to the street experience.

If provided, courtyards or interior gardens shall be designed to include: direct publicly-oriented linkages to Pacific Avenue and/or to other public streets or lanes; activities that do not reduce the principal objective of activating Pacific Avenue; and generous solar access throughout the year.

The two private residential
courtyards have access from the
Riverwalk. The courtyards will
have direct sunlight in morning and
midday during summertime but not
at all during winter.

The two private residential courtyards
have access from Levee but are private.

Courtyard will have some direct sunlight
in morning and midday during
summertime but not at all during winter,
spring, or fall.

11. Corner Treatment. Corner parcels are encouraged to
incorporate special features such as rounded or cut corners, articulated corner entrances, display windows, corner roof features, etc.

Building corner at Front and Soquel includes a cut corner with a plaza, storefront entrance, and the building corner articulated with balconies on the upper floors.

Building corner at Front and Soquel includes storefront entrance and articulation above with balconies

Buildings located at the “T” intersections are required to prepare a visual impact analysis to determine the visual impact from the east-west street.
n/a: Project site not located at T intersection

13. Ground Level Treatment. Along rear parking lots and service lanes, rear alleys are envisioned as attractive n/a: Site does not have a rear alley

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pedestrian places as well as service spaces. Where the back of development is adjacent to a public alley or surface parking lot, the ground level shall be designed to include architectural interest and detail on the rear façade. At a minimum, a usable and operable rear entrance shall be
provided and, to the maximum extent practicable, views into the retailing activity shall be provided from the rear of the building.

14. Off-site Parking and Parking Structures. Required
residential and commercial parking may be provided off-site, provided that such parking is located within the parking District No. 1. Publicly available parking structures shall conform to height limits of this Plan, but are not required to adhere to a maximum floor-area-ratio limit.
n/a: Proposal includes neither off-site parking nor a new parking structure.

15. Service Access. Parcels adjacent to rear alleys must maintain service access from the rear and provide attractive rear entrances. Trash storage areas shall be internal to the building or completely enclosed and screened from view, as required by City ordinance. Trash or loading areas shall not, to the maximum extent practicable, be located adjacent to Pacific Avenue, North Pacific Avenue, Front Street or Water Street. Required grease trap interceptors shall be maintained within the property. On a conditional basis, the City will consider their location within public alleys or within the street right-of-way, if there is no feasible alternative within the property.

Parcel is not adjacent to a rear service alley. Trash room is internal to the building within the enclosed parking garage. The proposed restaurant will be required to provide grease trap interceptors on the building permit plans.

30.166

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 TITLE SHEET
A-0.01
FIVE
530 FRONT STREET, SANTA CRUZ CALIFORNIA 95060

VICINITY MAP PROJECT DIRECTORY

DEVELOPMENT

SWENSON BUILDER
740 FRONT STREET, SUITE #315
SANTA CRUZ, CA 95060
CONTACT: JESSIE BRISTOW
PH: (831) 475-7100
[email protected]

ARCHITECT

SWENSON BUILDER - ARCHITECTURAL
777 NORTH 1ST STREET, 5TH FLOOR
SAN JOSE, CALIFORNIA 95112
CONTACT: DANIEL SELL, AIA / DAVID MEADS, AIA
PH: (408) 938-6338 / (408) 938-6384
[email protected] / [email protected]
CIVIL

CEA ENGINEERS
2055 GATEWAY PLACE, SUITE 550
SAN JOSE, CALIFORNIA 95110
CONTACT: ANDREW TURNER, PE
PH: (408) 453-1066
[email protected]

BUILDER

SWENSON BUILDER
740 FRONT STREET, SUITE #315
SANTA CRUZ, CA 95060
CONTACT: JEFF HUFF
PH: (831) 901-1021
[email protected]

STRUCTURAL

PEOPLES ASSOCIATES STRUCTURAL ENGINEERS
1150 CAMPBELL AVENUE
SAN JOSE, CALIFORNIA 95126
CONTACT: DREW KIMBALL, PE
PH: (408) 957-9220
[email protected]

LANDSCAPE

DILLON DESIGN ASSOCIATES

LANDSCAPE ARCHITECTURE
849 ALMAR AVE., #C162
SANTA CRUZ, CALIFORNIA 95065
CONTACT: MIKE DILLON
[email protected]
PH: (408) 221-2516

ACCESSOR PARCEL NUMBERS
005-151-37 005-151-44
005-151-45 005-151-46

PLAN CHECK NUMBER
A-2.24 SIXTH FLOOR 75% SETBACK AT RIVERWALK EXHIBIT
A-2.25 SOQUEL AVE SETBACK EXHIBIT
A-3.01 BUILDING SECTIONS
A-3.02 STREET SECTIONS
A-3.03 STREET SECTIONS
A-4.01 EXTERIOR ELEVATIONS
A-4.02 EXTERIOR ELEVATIONS
A-4.03 EXTERIOR ELEVATIONS
A-4.04 EXTERIOR ELEVATIONS
A-4.05 PERSPECTIVE FROM SOQUEL AVENUE
A-4.06 PERSPECTIVE FROM CORNER OF FRONT & SOQUEL
A-4.07 PERSPECTIVE FROM RIVER WALK
A-4.08 PERSPECTIVE FROM FRONT STREET
A-4.09 AERIAL PERSPECTIVE OF RIVER FRONTAGE
A-4.10 SHADOW STUDY
A-5.01 REFUSE & RECYCLING PLAN - FIRST FLOOR
A-5.02 REFUSE & RECYCLING PLAN - SECOND FLOOR
A-5.03 2ND FLOOR FENCING PLAN & FENCING DETAILS
A-6.01 MATERIALS AND COLORS

GENERAL
A-0.01 TITLE SHEET
A-0.02 PROJECT INFORMATION
A-0.03 BIKE RACK SPECIFICATION
A-0.04 SEMI-AUTOMATIC-PUZZLER PARKING SYSTEM SPEC.

A-0.05 SEMI-AUTOMATIC-PUZZLER PARKING SYSTEM SPEC.

LANDSCAPE
LS-1.0 LANDSCAPE SITE / PLANTING PLAN
LS-2.0 LANDSCAPE LEGENDS / NOTES
LS-3.0 LANDSCAPE PHOTOS
LS-4.0 SIXTH FLOOR PLANTING PLAN
LS-5.0 LANDSCAPE MATERIALS
LS-6.0 LANDSCAPE PLANT MATERIAL
CIVIL
C1 EXISTING CONDITIONS & DEMOLITION PLAN
C2 GRADING AND DRAINAGE PLAN
C3 SECTIONS
C4 UTILITY PLAN
C5 STORMWATER MANAGEMENT PLAN
C6 STORMWATER MANAGEMENT DETAILS

ARCHITECTURAL
A-1.01 SITE PLAN
A-2.01 FIRST FLOOR PLAN
A-2.02 SECOND FLOOR PLAN
A-2.03 THIRD FLOOR PLAN
A-2.04 FOURTH FLOOR PLAN
A-2.05 FIFTH FLOOR PLAN
A-2.06 SIXTH FLOOR / LOWER ROOF PLAN
A-2.07 UPPER ROOF PLAN
A-2.20 FLOORS 1-6 10'X15' EXHIBIT
A-2.21 FIFTH FLOOR FRONT ST 10' SETBACK 50% EXHIBIT
A-2.22 SIXTH FLOOR FRONT ST 60% OF FRONTAGE EXHIBIT
A-2.23 SIXTH FLOOR 60% FLOOR AREA EXHIBIT

SCOPE OF WORK SHEET INDEX

SWENSON BUILDERS IS PROPOSING TO DEVELOP A MIXED-USE
MULTI-FAMILY HOUSING PROJECT ON 1.06-ACRES SITE AT THE
CORNER OF FRONT STREET AND SOQUEL AVENUE.

THIS PROJECT WILL CONSIST OF FIVE STORIES OF RESIDENTIAL APARTMENTS TOTALING 184 UNITS OVER A SINGLE LEVEL

GARAGE WHICH IS WRAPPED WITH GROUND LEVEL

COMMERCIAL SPACE ALONG FRONT STREET AND SOQUEL
AVENUE.

A SECOND LEVEL OF COMMERCIAL SPACE WILL BE PROVIDED

ALONG SOQUEL AVENUE WITH TWO RAISED OUTDOOR
COURTYARDS.

THE AREA BETWEEN THE NEW GARAGE AND THE BACKSIDE OF

THE LEVEE WILL BE FILLED IN TO PROVIDE ADDITIONAL PUBLIC USE AREA ALONG THE LEVEE. THIS WILL TAKE FORM BY

CREATING LANDSCAPED GARDENS AROUND A NEW

COMMUNITY DECK WITH BOTH ACTIVE AND PASSIVE USES AND

WILL BE LINED WITH BOTH ADDITIONAL COMMERCIAL SPACES
AND PRIVATE AMENITY AREAS.

TWO SECURE COURTYARDS ON TOP OF THE PARKING GARAGE

WILL SERVE AS THE PRIVATE OUTDOOR RECREATION SPACE
FOR THE TENANTS TO ENJOY. THESE COURTYARD WILL HAVE

BOTH VIEWS AND DIRECT ACCESS TO THE PUBLIC LEVEE DECK
AND ULTIMATELY THE LEVEE TRAIL BEYOND.

A LARGE ROOF TOP GARDEN WILL ADORN THE MAJORITY OF
THE LOWER ROOF ON THE 6TH FLOOR. THIS SPACE WILL HAVE
OVER 2,000 SQUARE FEET OF HARDSCAPE ARE IN THE FORM OF
4 OUTDOOR ROOMS CONNECTED BY AN INVITING PATHWAY
AND SURROUNDED BY OVER 3,000 SQUARE FEET OF
LANDSCAPE. THIS ROOF TOP GARDEN WILL PROVIDE THE

RESIDENCE WITH TRANQUIL VIEWS OF THE SURROUNDING

DOWNTOWN, RIVER WALK BELOW, AND SANTA CRUZ
BOARDWALK BEYOND.

NATURAL GAS-FREE DESIGN AS REQUIRED BY SCMC 6.100
ALL RESIDENTIAL UNITS TO BE 100% ELECTRIC
CP20-0098
1 1
1 1
0 3
2 2
# Description Date
1 Response to Planning
Review #1
12/17/2021
2 Response to Planning
Review #2
05/18/2022

30.167

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 PROJECT INFORMATION
A-0.02
1 2
# Description Date
1 Response to Planning
Review #1
12/17/2021
2 Response to Planning
Review #2
05/18/2022

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WV

FRONT STREET
SO
QUEL A
VENUE
TS
WM

WM WMWM
W
WV
WV
WV
WV

FRONT STREET
SO
QUEL A
VENUE
UP
UP
UP
UP
UP
UP
UP

BIKE CAFE GARAGE
STAIR #4
3 DERO HOOP RACKS HAVE BEEN
PROVIDED FOR 6 COMMERCIAL

BIKE PARKING SPACES
CLASS 2 COMMERCIAL
2 DIRZA BIKE RACK VERTICAL TO BE
PROVIDED IN EACH PRIVATE STORAGE.

ADDITIONAL PRIVATE STORAGE UNITS ON

EACH RESIDENTAL FLOOR, SEE FLOOR
PLANS.

CLASS 1 STORAGE
48 RESIDENTIAL BIKE PARKING SPACES

PROVIDED BY DERO SPACE SAVER IN A

SECURED AREA
CLASS 1 STORAGE TO BE PROVIDED IN
LIEU OF CLASS 2 STORAGE
3 DERO HOOP RACKS HAVE BEEN
PROVIDED FOR 6 COMMERCIAL

BIKE PARKING SPACES
CLASS 2 COMMERCIAL
A-0.03
3 3' - 6" 3' - 0" 3' - 6" 3' - 6" 3' - 0" 3' - 6" 1' - 3 1/2" 8' - 0" 8" 8" 16' - 0" 8' - 6 5/8" 8" 13' - 4" 3' - 6" 6' - 5 7/8"

DOOR TO BIKE

STORAGE ROOM TO

HAVE SECURE
ACCESS

DOORS TO BIKE

STORAGE ROOM TO

HAVE SECURE
ACCESS

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 BIKE RACK SPECIFICATION
A-0.03
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

PRIVATE BIKE RACK STORAGE HOOK SPECIFICATION

DIRZA BIKE RACK VERTICAL STORAGE HOOK
1" = 30'-0" 1

BIKE PARKING - FIRST FLOOR
1" = 30'-0"
2 BIKE PARKING - SECOND FLOOR
1/4" = 1'-0" 3
2ND FLOOR - BIKE PARKING

ENLARGEMENT

30.169

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 SEMI
-AUTOMATIC
-PUZZLER
PARKING SYSTEM SPEC.

A-0.04
# Description Date

30.170

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 SEMI
-AUTOMATIC
-PUZZLER
PARKING SYSTEM SPEC.

A-0.05
# Description Date

30.171
COMMERCIAL #1 LOBBY / LEASING TRASH RM ELEC RM 31 32 43 59 16 44 65 131415 101112 6 5 4 23 1 17 18 19 20 21 22 23 24 25 26 27 28 29 30 33 34 35 36 40 58 5657 55 5354 505152 49 48 47 454660 61 62 63 64 66 67 41 42 37 38 39 CAR ONLY COMPACT CAR ONLY COMPACT CAR ONLY COMPACT 3LPWP 17 CARS 3LPWP 26 CARS 3LPWP 8 CARS 3LPWP 17 CARS 3LPWP 26 CARS 3LPWP 17 CARS 3LPWP 17 CARS 3LPWP 17 CARS STAIR #1
STAIR #4
(E) ADJ. BLDG. DOG WASH
MAINTENANCE TFMR RM STORAGE STORAGE GARAGE CORNER PLAZA

NO PARKING
CAR ONLY COMPACT TFMR RM 3LPWP 26 CARS 789 RESOURCE 6968 70 COMPACT CAR ONLY COMPACT CAR ONLY COMPACT CAR ONLY 61 STORAGE UNITS 17 STORAGE UNITS 6 STORAGE UNITS 17 PUZZLER SYSTEM EV PARKING EV EV EV EV EV OUTDOOR LOUNGE MBD, RM DILLON DESIGN ASSOCIATES LANDSCAPE ARCHITECTURE GREEN BUILDING 849 ALMAR AVE #C-162 SANTA CRUZ CA 95060 E-MAIL URBAN DESIGN SITE PLANNING CLN 1910 (831) 420-1648 E E SWENSON Scale: Date: Job #: Sheet Drawn by: COPYRIGHT C 2022 530 FRONT STREET
SANTA CRUZ, CA 95060 20-9214 JULY 29, 2020 Consultant: Revision Schedule:

FIVE 03 No. Description Date Response to Planning 05/18/2022 Review # 2 Response to Planning Review #3 08/08/2022 DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 8, 2022 N 1" = 16'-0" 0' 2' 8' 16' 32' LANDSCAPE SCHEMATIC LS-1.0 2 2 2 2 3 3 3 3 3 30.172
WD WD REF. REF.

WD WD
REF. WD
REF. WD
REF. WD
REF. WD
REF. WD WD

WDUP UP
WD UP
REF. WD
WD REF.

WD REF.WD REF.WD UP DN UP
WD REF.

WD
REF. WD UP
WD
WD

WD DN DN UP
REF. WD UP
WD WD
WD REF.

WD REF.

WD REF.WD
WD
WD

WD UP WD
WD
MBD, RM DILLON DESIGN ASSOCIATES LANDSCAPE ARCHITECTURE GREEN BUILDING 849 ALMAR AVE #C-162 SANTA CRUZ CA 95060 E-MAIL URBAN DESIGN SITE PLANNING CLN 1910 (831) 420-1648 E E SWENSON Scale: Date: Job #: Sheet Drawn by: COPYRIGHT C 2022 530 FRONT STREET
SANTA CRUZ, CA 95060 20-9214 JULY 29, 2020 Consultant: Revision Schedule:

FIVE 03 No. Description Date Response to Planning 05/18/2022 Review # 2 Response to Planning Review #3 08/08/2022 DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 8, 2022 1" = 16'-0" 0' 1' 8' 16' 32' LANDSCAPE SCHEMATIC N LS-2.0 2 2 2 2 2 2 2 2 2 3 3 3 30.173 WD WD
UP WD WD WD REF.

WD REF. WD
UNIT A2

ROOF GARDEN
UNIT A1
UNIT C5
UNIT C3 UNIT C2 UNIT C2 UNIT C2
UNIT D7 UNIT B3

ROOF DECK
RAMP
WD
UP
UP
UP
UP
UP
UP
UP
UP
WD REF.

WD
WD
WD
WD WD REF.

WD WD WD WD WD WD WD
WD
WD WD
WD WD WD REF.

WD REF.WD REF.

WD REF.

WD REF.WD
REF. WD
WD REF.

REF.

REF. WD WD
REF. WD
REF. WD
REF. WD
REF. WD
REF. WD
REF. WD
REF. WD

WD WD WD WD WD
WD

MBD, RM

DILLON DESIGN ASSOCIATES

LANDSCAPE ARCHITECTURE

GREEN BUILDING
849 ALMAR AVE #C-162 SANTA CRUZ CA 95060
E-MAIL

URBAN DESIGN

SITE PLANNING
CLN 1910
(831) 420-1648
E
E

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS SUBMITTAL SET: MAY 17, 2022
Consultant:

Revision Schedule: FIVE
03 1" = 16'-0"
0' 2' 8' 16' 32' LANDSCAPE SCHEMATIC
LS-3.0
N

30.174

LANDSCAPE LEGENDS
LS-4.0

MBD, RM

DILLON DESIGN ASSOCIATES

LANDSCAPE ARCHITECTURE

GREEN BUILDING
849 ALMAR AVE #C-162 SANTA CRUZ CA 95060
E-MAIL

URBAN DESIGN

SITE PLANNING
CLN 1910
(831) 420-1648 E E

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS SUBMITTAL SET: MAY 17, 2022
Consultant:

Revision Schedule: FIVE 03

30.175

MBD, RM

DILLON DESIGN ASSOCIATES

LANDSCAPE ARCHITECTURE

GREEN BUILDING
849 ALMAR AVE #C-162 SANTA CRUZ CA 95060
E-MAIL

URBAN DESIGN

SITE PLANNING
CLN 1910
(831) 420-1648 E E

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS SUBMITTAL SET: MAY 17, 2022
Consultant:

Revision Schedule: FIVE 03 LANDSCAPE MATERIALS
LS-5.0

30.176

MBD, RM

DILLON DESIGN ASSOCIATES

LANDSCAPE ARCHITECTURE

GREEN BUILDING
849 ALMAR AVE #C-162 SANTA CRUZ CA 95060
E-MAIL

URBAN DESIGN

SITE PLANNING
CLN 1910
(831) 420-1648 E E

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS SUBMITTAL SET: MAY 17, 2022
Consultant:

Revision Schedule: FIVE 03 LANDSCAPE PLANT MATERIAL
LS-6.0

30.177
E E C3 C3

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule: • • CIVIL ENGINEERING ASSOCIATES
Feet 0 20 40 EXISTING CONDITIONS & DEMOLITION PLAN
C1
1"=20'
NOTES
LEGEND

EXISTING DESCRIPTION

MAP REFERENCES

30.178
COMMERCIAL #1

LOBBY / LEASING

TRASH RM

ELEC RM
STAIR #1
STAIR #4

DOG WASH

MAIN- TENANCE

TFMR RM

STORAGE

STORAGE GARAGE

CORNER PLAZA

TFMR RM

RESOURCE

OUTDOOR LOUNGE

SEE ABOVE FOR GRADING AT PODIUM LEVEL
A A C3 C3 D D C3 C3
UP
UP
DN
UP
DN
DN
UP STAIR #1

DOG MAIN- TENANCE

STORAGE

STORAGEC
C
C3
C3 D D C3 C3 B B C3 C3 F F C3 C3

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule: • • CIVIL ENGINEERING ASSOCIATES
Feet 0 20 40 GRADING AND DRAINAGE PLAN
C2
1"=20'

PODIUM LEVEL GRADING PLAN

EXISTING DESCRIPTION
LEGEND

TO BE CONSTRUCTED

GARAGE LEVEL GRADING PLAN
NOTE:

30.179
15 20

SECTION A-A

SECTION B-B
30 40
20 10

SECTION C-C
40 30
20 10

SECTION D-D
20 25
30 40
30 20
10 SECTION E-E
40 30
20 10

SECTION F-F

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule: • • CIVIL ENGINEERING ASSOCIATES SECTIONS C3
1"=20'

30.180
COMMERCIAL #1 LOBBY / LEASING

TRASH RM
ELEC RM STAIR #4
DOG

WASH MAIN- TENANCE

TFMR RM
GARAGE
CORNER

PLAZA TFMR RM

RESOURCE

OUTDOOR
LOUNGE

GARAGE LEVEL

PODIUM LEVEL
UP
UP
DN
UP
DN
DN
UP

GARAGE LEVEL

PODIUM LEVEL

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule: • • CIVIL ENGINEERING ASSOCIATES UTILITY PLAN C4
1"=20'

EXISTING DESCRIPTION
LEGEND

TO BE CONSTRUCTED
Feet 0 20 40
UTILITY NOTES:

30.181
UP
UP
UP
UP
DN
UP
UP
DN
DN
UP
UP
UP
11' - 7"
DN
DMA B

IMPERVIOUS SURFACES

PERVIOUS SURFACES
DMA ST-2

IMPERVIOUS SURFACES

PERVIOUS SURFACES

DMA C - TRAIL EXPANSION

IMPERVIOUS SURFACE
DMA ST-1

IMPERVIOUS SURFACES

PERVIOUS SURFACES

CITY RIGHT OF WAY WORK
DMA D

IMPERVIOUS SURFACES

PERVIOUS SURFACES
DMA A

IMPERVIOUS SURFACES

PERVIOUS SURFACES

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule: • • CIVIL ENGINEERING ASSOCIATES STORMWATER MANAGEMENT PLAN C5
1"=20'
Feet 0 20 40 NOTES
44,312 19,814 64,126 ●●●●·
ST-#
LEGEND
DMA
TCM
ST-#

30.182

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule:
• • CIVIL ENGINEERING ASSOCIATES STORMWATER MANAGEMENT DETAILS C6

TCM A (DMA A)

MEDIA-FILTER UNIT SIZING CALCULATIONS
NOTES

BIORETENTION PLANTER DETAIL

POROUS ASPHALT PAVEMENT DETAIL

SLOT DRAIN DETAIL

30.183
UP
UP
UP

COMPACT

CAR ONLY
34 35
4 6
63 19
48 47
69 72

COMPACT

CAR ONLY
1 GAS METERS
1 1
3 3
4 4
5 5
6 6
7 7
8 8
9 9 10
12 12
13 13
C C
D D
F F
G G
H H
B.3
C.6
11 11
1 A-3.01
7 COMPACT

CAR ONLY

COMPACT

CAR ONLY

COMPACT

CAR ONLY

26.00 25.00

25.00 20.00

20.00 3
A-3.01
7' - 0" 21' - 8" 23' - 6" 27' - 0" 27' - 0" 27' - 0" 27' - 0" 27' - 0" 27' - 6" 16' - 0" 28' - 0" 24' - 6" E

4.2 5.2 6.2 7.2 8.2 9.2
9 8
18 17 16 15 14 13 12 11 10 6 5 4 3 2
20 21 22 23 24 25 26 27 28 29 30 31 32 33
36 37 38 39
4 3
61 60 59 58 57 56 55 54 53 52 51 50 49
62 64 65 66 67
68 70 71
2 2
27' - 0 1/4"
D.8
C.5

COMPACT

CAR ONLY

COMPACT

CAR ONLY
44 4
5 STAIR #4
STAIR #1
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
8 CARS
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
17 CARS
3LPWP
17 CARS

COMPACT

CAR ONLY
73 12' - 0"
2 A-3.01
24' - 2 1/8" 24' - 3 3/4"
27' - 0"
40 41 42
1 A-3.02
2 A-3.02
1 A-3.03
5' - 0"
D
E

DICATIO
N
2 A-3.03
A A
B B
GARAGE
CORNER
PLAZA
DOG
WASH
2 FT DEDICATION
2' - 0"

MAINTENANCE

SETBACK
10' - 0"

NO PARKING
3 A-5.03
(E) ADJ. BLDG.

STORAGE

LOBBY / LEASING

ELEC RM TRASH RM

TFMR RM TFMR RM

RESOURCE
COMMERCIAL #1
LOUNGE

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 SITE PLAN
A-1.01
1 1/16" = 1'-0" N

SITE PLAN
1 2
2 # Description Date
1 Response to Planning
Review #1
12/17/2021
2 Response to Planning
Review #2
05/18/2022

30.184
TS
WM

WM WMWM
W
W
W
BFP/DC
BFPBFP
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
2 A-4.03
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04
2 1
A-3.01
3 A-3.01
A-4.02
1 A-4.02
2 2
A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 GARAGE
STAIR #1
STAIR #4
(E) ADJ. BLDG.
2 A-3.03
4' - 5 3/8"
3' - 4 3/8"
DOG
WASH
CORNER
PLAZA

STORAGE

STORAGE
3 A-5.03
A-2.24
2 31 32
4 3
59 16
44 65
15 14 13 12 11 10 6 5 4 3 2 1
17 18 19 20 21 22 23 24 25 26 27 28 29 30
33 34 35 36
4 0
58 57 56 55 54 53 52 51 50 49 48 47 46 45
60 61 62 63 64
66 67
41 4
2 37 38 39
9 8 7
68 69 70

COMPACT

CAR ONLY

GAS METERS

COMPACT

CAR ONLY

COMPACT

CAR ONLY
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
8 CARS
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
17 CARS
3LPWP
17 CARS
3LPWP
17 CARS

NO PARKING

CAR ONLY

COMPACT
3LPWP
26 CARS

COMPACT

CAR ONLY

COMPACT

CAR ONLY

COMPACT

CAR ONLY
17 PUZZLER SYSTEM

EV PARKING
EV
EV
EV
EV
EV

LOBBY / LEASING

TRASH RM

ELEC RM
198 SF TFMR RM TFMR RM

RESOURCE
52 BIKES
COMMERCIAL #1

MAINTENANCE

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 FIRST FLOOR PLAN
A-2.01
1/16" = 1'-0" 1
1ST FLOOR N
2 2
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022
3 3
3 30.185
WD
WD
WD
REF.

REF.

WD WD
REF.

WD
REF.

WD
WD
WD
UP
UP
UP
WD
UP
REF.

WD
WD
WD
WD
WD
WD
REF.

WD
REF.

WD
UP
DN
UP
WD
REF.

WD
REF.

WD
UP WD
WD
WD
WD
DN
WD
WD
DN
REF.

WD
REF.

WD
UP
TS
WM

WM WMWM
WW
W
BFP/DC
BFPBFP
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
WM

WM WMWM
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
2 A-4.03
A-4.03
A-4.01
2 1
A-4.04
1 A-4.04
2 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
12 12
13 13
C C
D
D
F F
G G
H H
B.3 B.3
C.6 C.6
11 11

NORTH PRIVATE

COURTYARD
UNIT C1
UNIT A2
UNIT B1
1 A-3.01
UNIT D3
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2

OUTDOOR
LOUNGE

PERSONAL

TRAINING
COMMERCIAL #3
3 A-3.01

RESTAURANT /
COMMERCIAL #2
UNIT A3
UNIT A3
COMMERCIAL #4
A-4.02
1 A-4.02
2 E E
2 4.2 5.2 6.2 7.2 8.2 9.2
2 D.8
C.5
C.5
STAIR #2
STAIR #3
STAIR #4
15' - 0"
15' - 0"
15' - 0"
UNIT D6 UNIT D6 UNIT D6
2 A-3.01 STAIR #1
UNIT B4
UNIT B3 UNIT B3
ELEC
UNIT A1
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT D5 UNIT D5
UNIT D5
UNIT A3
UNIT A3
UNIT A3
UNIT D5
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
LOBBY

SOUTH PRIVATE

COURTYARD
TRASH
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 PVT PATIO

PUBLIC TERRACE
PUBLIC

COURTYARD

PLANTER

PLANTER
2' - 8 1/2"
2 A-3.03

AMPHITHEATER

BOCCE BALL COURT

PLANTER

PLANTER
A A
B B 15' - 6"
UNIT A3

COMMUNITY
ROOM
BIKE CAFE #2
9' - 4"
2 A-5.03
3 A-5.03
4 A-5.03
A-2.24
2 10' - 2 7/8"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 SECOND FLOOR PLAN
A-2.02
1 1/16" = 1'-0" N
2ND FLOOR
2 2
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022
3 3

30.186
REF.

REF.

WD
WD
WD WD
REF.

WD
REF.

WD
WD
WD
WD
UP
UP
WD
UP
WD
WD
WD
WD
WD
WDWD
REF.

WD
REF.

WD
UP
WDWD
REF.

WD
WD
WDWD
WD
WD
REF.

WD
REF.

WD
WD
WD
WD
2 A-4.03
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04
2 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
12 12
13 13
C C
D D
F F
G G
H H
11 11
UNIT C5
1 A-3.01
UNIT C4 UNIT B3
UNIT B3 UNIT C1
UNIT B1
UNIT D3 UNIT D6 UNIT D6 UNIT D6
UNIT D1
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2
3 A-3.01
UNIT C5
A-4.02
1 A-4.02
2 E E
2 4.2 5.2 6.2 7.2 8.2 9.2
2 D.8
C.5 C.5
2 A-3.01
UNIT D5 UNIT D5
UNIT D5
UNIT D5
UNIT A3 UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT C5
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
UNIT A1

ELEVATOR
LOBBY
ELEC
TRASH
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 2
A-3.03
A A
B B
UNIT A3
UNIT A3
UNIT A3
ROOF
2 A-5.03
A-2.24
2 UNIT D2
UNIT E1
10' - 2 7/8"
UNIT A2

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 THIRD FLOOR PLAN
A-2.03
1/16" = 1'-0" 1
3RD FLOOR N
2 # Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022
3 3

30.187
WD
REF.

REF.

WD
WD WD
REF.

WD
REF.

WD
WD
WD
UP
UP
WD
UP
WD
WD
WD
WD
WD
WD
WDWD
WD
REF.

WD
REF.

WD
UP
WDWD
REF.

WD
WD
WD
WD
WDWD
WD
REF.

WD
REF.

WD
WD
WD
2 A-4.03
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04
2 1
A-3.01
UNIT C4
UNIT C1
UNIT B1
UNIT D3
UNIT D6 UNIT D6 UNIT D6
UNIT D1
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2
3 A-3.01
2 A-3.01
UNIT C5 UNIT C5
UNIT D5 UNIT D5
UNIT D5 UNIT D5
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT B3
UNIT B3
UNIT A1
UNIT A3
UNIT C5
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1

ELEVATOR
LOBBY
ELEC
TRASH
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 2
A-3.03
UNIT A3
UNIT A3 UNIT A3
A-2.24
2 UNIT D2
UNIT E1
10' - 2 7/8"
UNIT A2

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 FOURTH FLOOR PLAN
A-2.04
1/16" = 1'-0" 1
4TH FLOOR N
# Description Date
3 Response to Planning
Review #3
08/16/2022
3 3

30.188
WD
REF.

REF.

WD
WD
WD
WD WD
WD
REF.

WD
WD
UP
UP
WD
UP
REF.

WDWD
WD
WD
WD
WD
WD
WD
WD
REF.

WD
UP
WD
REF.

WD
WD
REF.

WD
REF.

WD
WD
WD
WD
REF.

WD
REF.

WD
WD
REF.

WD
REF.

WD
2 A-4.03
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04
2 10FT MINIMUM SETBACK ABOVE 50FT
FOR AT LEAST 50%OF FRONT STREET

FRONTAGE AS REQUIRED BY DESIGN
GUIDELINES. SEE SHEET A-2.21
10FT X 15FT BUILDING MASS RECESS
BREAK REQUIRED BY DESIGN GUIDLINES.

SEE SHEET A-2.20
UNIT D5
UNIT B3 UNIT C4
UNIT B3
UNIT D5
UNIT B1
UNIT D3 UNIT D6 UNIT D6 UNIT D6
UNIT D1
UNIT D1
UNIT B2 UNIT B1
UNIT A1
UNIT A2
ELECT
3 A-3.01
UNIT C6
UNIT C5
UNIT C1
A-4.02
1 A-4.02
2 UNIT B5
UNIT B1 UNIT B2
2 A-3.01
UNIT D5
UNIT A3
UNIT A3
UNIT A1
UNIT A3
UNIT B5 UNIT B5
UNIT D5
UNIT A3
UNIT A3 UNIT A3
TRASH

ELEVATOR
LOBBY
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 2
A-3.03
40' - 3 1/8" 21' - 7 1/2" 36' - 8" 60' - 7 1/2" 2' - 0 3/4" 29' - 6 1/2" 36' - 7 7/8" 15' - 11 1/2" UNIT A3
UNIT A3
UNIT A3
299' - 0"
A-2.24
2 UNIT D2
UNIT E1
10' - 2 7/8"
UNIT C6

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 FIFTH FLOOR PLAN
A-2.05
1/16" = 1'-0" 1
5TH FLOOR
N
3 3
# Description Date
3 Response to Planning
Review #3
08/16/2022
3 3

30.189
REF.

WD
REF.

WD
WD
REF.

WD
REF.

WD
WD
UP
UP
WD
UP
REF.

WD
WD
WD
UP
R9
R9
R9
R9 R9
R9
R9
R9 R9
R9
R9
R7
R7
R7
R7
R7
R7
R7
R7
R7
R7
R1
R7
R7
R7
R7
R1
R1
R7
R7
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R5
R5
R5
R5
R5
R5
R5
R1
R5
R3
R3
R3
R3
R3
R3
R3
R3
R3
R3
R3
R3
R3
R3
R1
R3
R2
R2
R2
R2
R2
R2
R2
R2 R2
R2
R1
R1
R10
R10 R10
R10
R10
R10
R10
R10
R10
R10
R1
R10
PAVERS
PAVERS
REF.

WD
WD
WD
WD
WD
REF.

WD
REF.

WD
2 A-4.03
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04
2 UNIT B5 UNIT B5 UNIT B5
UNIT B3
UNIT A2

ROOF GARDEN TO HELP SATISFY PRIVATE

OPEN SPACE REQUIREMENT, STORM WATER
TREATMENT, AND SC CLIMATE ACTION PLAN.

ROOF GARDEN

ROOF DECK
12' - 5 1/4"
16' - 8 5/8" 6' - 1 5/8"

ROOF DECK HAVE BEEN ADDED TO HELP

SATISFY PRIVATE OPEN SPACE REQUIREMENT

BY PROVIDING DIFFERENT OUTDOOR ROOMS

FOR THE RESIDENCE TO BOTH PASSIVE AND

ACTIVE USES ALONG WITH TAKING IN VIEW OF

THE SAN LORENZO RIVER AND THE
BOARDWALK IN THE DISTANCE.

UNIT B2 UNIT B1
16' - 8 1/4" 6' - 1 5/8"12' - 6 1/4"
3 A-3.01
A-4.02
1 A-4.02
2 UNIT B6
2 A-3.01
PATIO AT 2ND FLOOR
PATIO AT 3RD FLOOR

ELEVATOR ROOF
PATIO AT 3RD FLOOR

BALCONY BELOW

OVERHANG BELOW
(TYP)
STAIRS AT 2ND
FLOOR
PATIO AT 4th FLOOR PATIO AT 5th FLOOR

OVERHANG

BELOW (TYP)
UNIT A1
UNIT A1
UNIT A1
UNIT A1
UNIT C5 UNIT C6
UNIT D4
UNIT A1
UNIT D4

ELEVATOR
LOBBY UNIT C1
UNIT D4
ELECT
TRASH
1' - 4"
UNIT A1 UNIT B3
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 10FT MINIMUM SETBACK ABOVE 50FT

FROM THE RIVERWALK FOR AT LEAST
75% OF RIVERWALK FRONTAGE AS

REQUIRED BY DESIGN GUIDLINES
PROPOSED 10FT OR GREATER
SETBACK OF 238'-0 1/2" WHICH IS
75% OF THE FRONTAGE
60' - 10 1/2"
106' - 5 7/8"
12' - 7 1/2" 45' - 4 3/4"
65' - 10 3/4"
104' - 5 1/4" 25' - 5 3/8"
2 A-3.03
5' - 1 5/8"
UNIT A1
UNIT A1
UNIT A1
RAMP
ROOF
ROOF

CORRIDOR
A-2.24
2 UNIT C6
10' - 2 7/8"
15' - 11 3/4"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 SIXTH FLOOR / LOWER ROOF PLAN
A-2.06
1/16" = 1'-0" 1
6TH FLOOR
N
2 2
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022
3 30.190
1 1
3 3
4 4
5 5
6 6
7 7
8 8
9 9
10 10
12 12
13 13
C C
D D
F F
G G
H H
11 11
1 A-3.01
3 A-3.01
E E

4.2 4.2

5.2 5.2

6.2 6.2

7.2 7.2

8.2 8.2

9.2 2 9.2
2 D.8 D.8
C.5 C.5
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03

LOCATION OF FUTURE

SOLAR PANELS

LOCATION OF FUTURE

SOLAR PANELS
2 A-3.03
A A
B B
ROOF

LOCATION OF MECHANICAL UNITS

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 UPPER ROOF PLAN
A-2.07
1/16" = 1'-0" 1

UPPER ROOF
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.191
WD
REF.

WD
REF.

WD
WD
UP
UP
WD
WD
WD
WD
WD
REF.

WD
WDWD
REF.

WD
BFP/DC
BFPBFP
REF.

WD
REF.

WD
WD
UP
WDWDWD

WDWDWDWD
REF.

WD
REF.

WD
WD
UP
WD
WD
WDWD
WDWDWD
WD
WD
WDWD
WD
WD
REF.

WD
WD
REF.

WD
REF.

WD
WDWD
REF.

WD
REF.

WD
WD
WDWDWD
BFP/DC
BFPBFP
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"
UNIT D3 UNIT A2
UNIT B2 UNIT B1 UNIT B1 UNIT B2
3 A-3.01
STAIR #4
UNIT D6 UNIT D6 UNIT D6
2 A-3.01
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
1 A-3.02
2 A-3.02
1 A-3.03
15' - 4 3/8"
10' - 2 7/8"
UNIT D3 UNIT D6 UNIT D6 UNIT D6
UNIT B2 UNIT B1 UNIT B1 UNIT B2
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
15' - 4 3/8"
10' - 2 7/8"
UNIT A2
UNIT D3
UNIT D6 UNIT D6 UNIT D6
UNIT B2 UNIT B1 UNIT B1 UNIT B2
2 A-3.01
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
1 A-3.02
2 A-3.02
1 A-3.03
15' - 4 3/8"
10' - 2 7/8"
UNIT A2
UNIT D3 UNIT D6 UNIT D6 UNIT D6
UNIT B2 UNIT B1
UNIT A2
3 A-3.01
UNIT B5
UNIT B1 UNIT B2
2 A-3.01
UNIT B5 UNIT B5
1 A-3.02
2 A-3.02
1 A-3.03
15' - 4 3/8"
10' - 2 7/8"
UNIT B5 UNIT B5 UNIT B5
UNIT A2
UNIT B2 UNIT B1
3 A-3.01
UNIT B6
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
RAMP
ROOF
10' - 2 7/8"
15' - 11 3/4"
STAIR #4GAS METERS

LOBBY / LEASING

TRASH RM

ELEC RM
198 SF TFMR RM TFMR RM

RESOURCE
52 BIKES
Redundant
Room
COMMERCIAL #1
8' - 10 1/8"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 FLOORS 1
-6 10'X15' EXHIBIT
A-2.20
1/4" = 1'-0" 1
PARTIAL FRONT STREET ELEV.-

RECESS BREAK
1/16" = 1'-0"
3 2ND FLOOR - FRONT EXHIBIT
1/16" = 1'-0"
4 3RD FLOOR - FRONT EXHIBIT
1/16" = 1'-0"
5 4TH FLOOR - FRONT EXHIBIT
1/16" = 1'-0"
6 5TH FLOOR - FRONT EXHIBIT
1/16" = 1'-0"
7 6TH FLOOR - FRONT EXHIBIT
10 FT X 15 FT BUILDING MASS RECESS

BREAK REQUIRED BY DESIGN GUIDELINES
10 FT X 15 FT BUILDING MASS RECESS

BREAK REQUIRED BY DESIGN GUIDELINES
10 FT X 15 FT BUILDING

MASS RECESS BREAK

REQUIRED BY DESIGN

GUIDELINES
1/16" = 1'-0"
2 PARTIAL 1ST FLOOR PLAN
2 2
# Description Date
2 Response to Planning
Review #2
05/18/2022

30.192
WD
REF.

REF.

WD
WD
WD
WD WD
WD
REF.

WD
WD
WD
REF.

WDWD
WD
WD
WD
WD
WD
WD
WD
REF.

WD
WD
REF.

WD
REF.

WD
WD
WD
WD
UP
UP
UP
UP
REF.

WD
REF.

WD
WD
REF.

WD
REF.

WD
10FT MINIMUM SETBACK ABOVE 50FT
FOR AT LEAST 50%OF FRONT STREET

FRONTAGE AS REQUIRED BY DESIGN
GUIDELINES.

UNIT D5
UNIT B3 UNIT C4
UNIT B3
UNIT D5
UNIT B1
UNIT D3 UNIT D6 UNIT D6 UNIT D6
UNIT D1
UNIT D1
UNIT B2 UNIT B1
UNIT A1
UNIT A2
ELECT
UNIT C6
UNIT C5
UNIT C1
UNIT B5
11' - 8" 29' - 1" 21' - 8" 29' - 1" 26' - 6" 36' - 8" 92' - 3" 36' - 9" 12' - 8" UNIT B1 UNIT B2
UNIT D5
UNIT A3
UNIT A3
UNIT A1
UNIT A3
UNIT B5 UNIT B5
UNIT D5
UNIT A3
UNIT A3 UNIT A3
TRASH

ELEVATOR
LOBBY
296' - 4"
10' - 3 1/4"
10' - 2 7/8"
10' - 6 3/4"
10' - 0"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 FIFTH FLOOR FRONT ST 10'
SETBACK 50% EXHIBIT
A-2.21
1/16" = 1'-0" 1
5TH FLOOR - 10 FT SETBACK
SETBACK FRONTAGE CALCULATION:

TOTAL STREET FRONTAGE : 296'-4"
10' SETBACK ABOVE BASE LEVEL LENGTH:
12'8"+92'3"+26'6"+21'8"+11'2" = 164'-3"
296'-4" X 50% = 148'-2"
PROVIDED SETBACK LENGTH (164'-3") IS
MORE THAN 50% OF FRONTAGE (148'-2")
PROJECT COMPLIES.
2 2
# Description Date
2 Response to Planning
Review #2
05/18/2022

30.193
TS
WM

WM WMWM
WW
W
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
REF.

WD
REF.

WD
WD
REF.

WD
REF.

WD
WD
WD
REF.

WD
WD
WD
R9
R9
R9
R9 R9
R9
R9
R9 R9
R9
R9
R7
R7
R7
R7
R7
R7
R7
R7
R7
R7
R1
R7
R7
R7
R7
R1
R1
R7
R7
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R8
R5
R5
R5
R5
R5
R5
R5
R1
R5
R3
R3
R3
R3
R3
R3
R3
R3
R3
R3
R3
R3
R3
R3
R1
R3
R2
R2
R2
R2
R2
R2
R2
R2 R2
R2
R1
R1
R10
R10 R10
R10
R10
R10
R10
R10
R10
R10
R1
R10
PAVERS
PAVERS
REF.

WD
WD
WD
WD
WD
UP
UP
UP
UP
REF.

WD
REF.

WD
UNIT B5 UNIT B5 UNIT B5
UNIT B3
UNIT A2
TOP FLOOR SHALL NOT EXCEED 60% OF FLOOR
AREA BELOW NOR 60% OF BUILDING LENGTH

ROOF GARDEN

ROOF DECK
12' - 5 1/4"
16' - 8 5/8" 6' - 1 5/8"
UNIT B2 UNIT B1
16' - 8 1/4" 6' - 1 5/8"12' - 6 1/4" UNIT C6
UNIT B6
PATIO AT 4th FLOOR PATIO AT 5th FLOOR
UNIT A1
UNIT A1
UNIT A1
UNIT A1
UNIT C5 UNIT C6
UNIT D4
UNIT A1
UNIT D4

ELEVATOR
LOBBY UNIT C1
UNIT D4
ELECT
TRASH
1' - 4"
UNIT A1 UNIT B3
12' - 7 1/2" 45' - 4 3/4"
65' - 10 3/4"
326' - 7 1/2"
132' - 1 3/4" 194' - 2 3/4"
RAMP
ROOF
ROOF

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 SIXTH FLOOR FRONT ST 60% OF

FRONTAGE EXHIBIT
A-2.22
1/16" = 1'-0" 1
6TH FLOOR- FRONT STREET FRONTAGE
STREET FRONTAGE CALCULATION:
194'-2 3/4" / 326'-7 1/2" = 0.59
59% < 60%
(COMPLIES WITH DESIGN GUIDELINES)
# Description Date

30.194
TS
WM

WM WMWM
W
W
W
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
REF.

WD
REF.

WD
WD
REF.

WD
REF.

WD
WD
WD
REF.

WD
WD
WD
WD
WD
UP
UP
UP
UP
REF.

WD
REF.

WD
3 A-3.01
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
UNIT B5 UNIT B5 UNIT B5
UNIT B3
UNIT A2
TOP FLOOR SHALL NOT EXCEED 60% OF FLOOR
AREA BELOW NOR 60% OF BUILDING LENGTH

ROOF GARDEN TO HELP SATISFY PRIVATE

OPEN SPACE REQUIREMENT, STORM WATER
TREATMENT, AND SC CLIMATE ACTION PLAN.

ROOF GARDEN

ROOF DECK
12' - 5 1/4"
16' - 8 5/8" 6' - 1 5/8"

ROOF DECK HAVE BEEN ADDED TO HELP

SATISFY PRIVATE OPEN SPACE REQUIREMENT

BY PROVIDING DIFFERENT OUTDOOR ROOMS

FOR THE RESIDENCE TO BOTH PASSIVE AND

ACTIVE USES ALONG WITH TAKING IN VIEW OF

THE SAN LORENZO RIVER AND THE
BOARDWALK IN THE DISTANCE.

UNIT B2 UNIT B1
16' - 8 1/4" 6' - 1 5/8"12' - 6 1/4"
UNIT C6
UNIT B6
PATIO AT 2ND FLOOR
PATIO AT 3RD FLOOR

ELEVATOR ROOF
PATIO AT 3RD FLOOR

BALCONY BELOW

OVERHANG BELOW
(TYP)
STAIRS AT 2ND
FLOOR
PATIO AT 4th FLOOR PATIO AT 5th FLOOR

OVERHANG

BELOW (TYP)
UNIT A1
UNIT A1
UNIT A1
UNIT A1
UNIT C6
UNIT C5
UNIT D4
UNIT A1
UNIT D4

ELEVATOR
LOBBY UNIT C1
UNIT D4
ELECT
TRASH
1' - 4"
UNIT A1 UNIT B3
60' - 10 1/2"
12' - 7 1/2" 45' - 4 3/4"
65' - 10 3/4"
25' - 5 3/8"
100% FRONT STREET FRONTAGE
326' - 7 1/2"
2 A-3.03
132' - 3 1/4"
60% OF BUILDING LENGTH
191' - 4 1/4" 6' - 1 5/8"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 SIXTH FLOOR 60% FLOOR AREA

EXHIBIT
A-2.23
1/16" = 1'-0" 1
6TH FLOOR - 60% FLOOR AREA EXHIBIT

FLOOR AREA CALCULATION
5TH FLOOR AREA: 28,272 SF
6TH FLOOR AREA: 16,692 SF
16,692 SF / 28,272 SF = 59.0%
(COMPLIES WITH DESIGN GUIDELINES)
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.195
R
E
F.

R
E
F.

REF.

WD
REF.

WD
R
E
F.

WD
WD
R
E
F.

WD
REF.

WD
WD
WD
WD
WD
REF.

WD
REF.

WD
U
P
U
P
U
P
U
P
R
E
F.

WD
R
E
F.

ROOF GARDEN TO HELP SATISFY PRIVATE

OPEN SPACE REQUIREMENT, STORM WATER
TREATMENT, AND SC CLIMATE ACTION PLAN.

ROOF GARDEN

ROOF DECK HAVE BEEN ADDED TO HELP

SATISFY PRIVATE OPEN SPACE REQUIREMENT

BY PROVIDING DIFFERENT OUTDOOR ROOMS

FOR THE RESIDENCE TO BOTH PASSIVE AND

ACTIVE USES ALONG WITH TAKING IN VIEW OF

THE SAN LORENZO RIVER AND THE
BOARDWALK IN THE DISTANCE.
275' - 4"
EXCEED 10' SETBACK 22' - 9"
12' - 4"
EXCEED 10' SETBACK 36' - 2"EXCEED 10' SETBACK 35' - 7"10' SETBACK AT 6TH FLO OR 21' - 3"
26' - 8"
EXCEED 10' SETBACK 20' - 9"EXCEED 10' SETBACK 37' - 4"
10' SETBACK AT 6TH FLO
OR 21' - 2"
27' - 3"
EXCEED 10' SETBACK 14' - 3"
22' - 4"
80' - 3"
10' - 9"
23' - 8"
63' - 7"
17' - 11"
11' - 10"
1ST FLOOR
0' - 0"
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"

LEVEE LEVEL
8' - 0"
S
E
T
B
A
C
K
F
R
O
M
F
R
O
N
T
S
T
R
E
E
T LE
V
EL
49' - 6"
EXCEED 10' SETBACK
12' - 4" 22' - 9"
EXCEED 10' SETBACK
36' - 2"
EXCEED 10' SETBACK
35' - 7"
10' SETBACK AT 6TH FLOOR
26' - 8" 21' - 3"
EXCEED 10' SETBACK
20' - 9"
EXCEED 10' SETBACK
37' - 4"
10' SETBACK AT 6TH FLOOR
27' - 3" 21' - 2"
275' - 4"
EXCEED 10' SETBACK
14' - 3"
- FRONT STREET LEVEL

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 SIXTH FLOOR 75% SETBACK AT

RIVERWALK EXHIBIT
A-2.24
RIVERWALK FRONTAGE CALCULATION:

TOTAL BUILDING FRONTAGE ALONG RIVERWALK : 275'-4" (100%) REQUIRED MIN. 10' SETBACK ABOVE 50' BASE HEIGHT : 206'-6" ( 75%) (275'-4" x 75% = 206'-6")
PROVIDED MIN. 10' SETBACK ABOVE 50' BASE HEIGHT : 209'-3" ( 76%) (22'-9"+36'-2"+35'-7"+21'-3"+20'-9"+37'-4"+21'-2"+14'-3" = 209'-3") 1/16" = 1'-0" 2

RIVERWALK SETBACK EXHIBIT
1/16" = 1'-0" 1

RIVERWALK SETBACK EXHIBIT - FLOOR PLAN
2 3 3
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022
3 30.196
WD
WD
WD
REF.

REF.

WD WD
R
E
F.

WD
R
E
F.

WD
WD
WD
WD
R
E
F.

WD
WD
WD
WD
WD
WD
REF.

WD
REF.

WD
DN
WD
REF.

WD
R
E
F.

WD
WD
WD
WD
WD
DN
WD
WD
DN
R
E
F.

WD
REF.

WD
UP
UP
UP
UP
UP
UP
UP
UP
TS
WM

WM WMWM
W
W
W
BFP/DC
BFPBFP
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
WM

WM WMWM
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
2 A-4.03
A-4.03
A-4.01
2 1
A-4.04
1 A-4.04
2 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
12 12
13 13
C C
D
D
F F
G G
H H
B.3 B.3
C.6 C.6
11 11
1 A-3.01
3 A-3.01
A-4.02
1 A-4.02
2 E E
2 4.2 5.2 6.2 7.2 8.2 9.2
2 D.8
C.5
C.5
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 2
A-3.03
A A
B B
2 A-5.03
3 A-5.03
4 A-5.03
A-2.24
2 NORTH PRIVATE

COURTYARD
UNIT C1
UNIT A2
UNIT B1
UNIT D3
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2

OUTDOOR
LOUNGE

PERSONAL
TRAINING COMMERCIAL #3

RESTAURANT /
COMMERCIAL #2
UNIT A3
UNIT A3
COMMERCIAL #4
STAIR #2
STAIR #3
STAIR #4
15' - 0"
15' - 0"
15' - 0"
UNIT D6 UNIT D6 UNIT D6
STAIR #1
UNIT B4
UNIT B3 UNIT B3
ELEC
UNIT A1
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT D5 UNIT D5
UNIT D5
UNIT A3
UNIT A3
UNIT A3
UNIT D5
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
LOBBY

SOUTH PRIVATE

COURTYARD
TRASH

PVT PATIO

PUBLIC TERRACE
PUBLIC

COURTYARD

PLANTER

PLANTER
2' - 8 1/2"

AMPHITHEATER

BOCCE BALL COURT

PLANTER

PLANTER
15' - 6"
UNIT A3

COMMUNITY
ROOM
BIKE CAFE #2
9' - 4"

SETBACK
10' - 0"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 SOQUEL AVE SETBACK EXHIBIT
A-2.25 1/16" = 1'-0" 1
2ND FLOOR - SOQUEL AVE SETBACK

EXHIBIT
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.197
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"
ROOF
65' - 0"
1 A-3.01

MAX HEIGHT
70' - 0"

LEVEE LEVEL
8' - 0"

LEVEE RETAIL
LEVEL
13' - 0"
5' - 0" 11' - 0"
GARAGE
UNIT D5 ELECT
UNIT B2
UNIT B2
UNIT B2
UNIT B2
UNIT B2
UNIT D5
UNIT D5
UNIT D5 ELEC
UNIT A3
UNIT A3
UNIT A3
UNIT A1 UNIT D4 ELECT
ELEC
ELEC

PARKING PIT
-7' - 6"
62' - 0"
7' - 6"
2 A-3.03
A B
UNIT C6 UNIT A1
UNIT C6
UNIT C5
UNIT A3
UNIT A3
UNIT A3
UNIT A3 UNIT A3
UNIT C5
ROOF
PUBLIC

COURTYARD

FITNESS
CENTER

STORAGE
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0" MAX HEIGHT
70' - 0"
3 A-3.01

LEVEE LEVEL
8' - 0"

LEVEE RETAIL
LEVEL
13' - 0"
2 A-3.01
UNIT D1

ROOF GARDEN ROOF DECK
UNIT D5
UNIT D1
UNIT D1
UNIT A3

RESTAURANT /
COMMERCIAL #2

RESTAURANT /
COMMERCIAL #2
GARAGE
UNIT A3

NORTH PRIVATE

COURTYARD
UNIT D5
UNIT D5
UNIT D5
UNIT D5
UNIT D5
UNIT D5
UNIT D5
UNIT A3
UNIT A3
UNIT A3
UNIT A3
GARAGE
PL PL
UNIT D4 UNIT A1

PARKING PIT
-7' - 6"

SOUTH PRIVATE

COURTYARD

PUZZLE STACKERS CAR PARKING SYSTEM
4' - 0" 42' - 0"
(E) ADJ. BLDG.
2' - 6" 50' - 0" 15' - 0"
4' - 0" 50' - 0"
DOG
WASH
/

ROOF ROOF
ROOF
(N) ADJACENT

BUILDING

MAINTENANCE
UNIT A1
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
GARAGE
UNIT A1
1ST FLOOR
0' - 0"
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"
ROOF
65' - 0"
1 MAX HEIGHT A-3.01
70' - 0"

MAX HEIGHT
70' - 0"

LEVEE LEVEL
8' - 0"

ROOF GARDEN ROOF GARDEN

RESTAURANT /
COMMERCIAL #2
UNIT D1 UNIT D1
UNIT D1 UNIT D1
UNIT D1 UNIT D1
UNIT D1
UNIT B1
UNIT B1
UNIT B1
UNIT B1
GARAGE
STAIR 1

PARKING PIT
-7' - 6"
UNIT D6
UNIT D6
UNIT D6
UNIT D6
59' - 0"
2 A-3.03
A B
(DRIVE ISLE)
UNIT D2
UNIT D2
UNIT D2
GARAGE
B
B
C
C
A A

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 BUILDING SECTIONS
A-3.01
1/16" = 1'-0"
3 SECTION CC EAST-WEST
1/16" = 1'-0" 1

SECTION AA NORTH-SOUTH
1/16" = 1'-0" 2

SECTION BB EAST-WEST
2 3
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.198
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"

LEVEE RETAIL
LEVEL
13' - 0"
PARKING PIT -7' - 6"
UNIT D6
UNIT D6
UNIT D6
UNIT D6
GARAGE
PL
5' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 2' - 0" 13' - 0" 7' - 6" 70' - 0"
20' - 5 3/8"
12' - 6 1/8" 7' - 11 1/4"
EDGE
OF
CURB
+/- 49' - 7"
(E) PARKING LOT FRONT STREET

ROOF DECK
(E) NEW LEAF COMMUNITY MARKETS ENTRY
45' - 0"
10' - 3 3/4"

BIKE CAFE
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"

LEVEE RETAIL
LEVEL
13' - 0"
PARKING PIT -7' - 6"
UNIT A2
UNIT A2
UNIT A2
GARAGE

PL EDGE
OF
CURB

FRONT STREET
+/- 49' - 7"
(E) PARKING LOT
ROOF
(E) LANDMARK'S DEL MAR THEATRE
45' - 0"
UNIT A2
UNIT A2

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: 03

STREET SECTIONS
A-3.02
3/32" = 1'-0"
1 STREET 1
3/32" = 1'-0"
2 FRONT STREET
# Description Date

30.199
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"
H G

MAX HEIGHT
70' - 0"

PARKING PIT
-7' - 6"
PL
UNIT B5
UNIT B5
UNIT A1
UNIT A1
UNIT A1
14' - 11 3/8"
20' - 10"
20' - 0" 45' - 0"
EDGE
OF
CURB
+/- 49' - 7"
(E) PARKING FRONT STREET
ROOF
(E) LANDMARK'S DEL MAR THEATRE
10' - 7"

LOBBY / LEASING
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
1 3 4 5 6 7 8 9 10 11 12 13

MAX HEIGHT
70' - 0"
2 PARKING PIT
-7' - 6"
PL
GARAGE

NORTH PRIVATE

COURTYARD
UNIT D5 UNIT D5
UNIT D1
UNIT D1
UNIT D1
UNIT D1

ROOF DECK

OUTDOOR
LOUNGE
UNIT D5 UNIT A3
UNIT D5
UNIT D5 UNIT D5 UNIT A3 UNIT D5
UNIT D5 UNIT D5 UNIT D5 UNIT D5 UNIT A3
UNIT D5
UNIT D5
UNIT D5 UNIT D5 UNIT D5 UNIT A3
UNIT D4 UNIT D4 UNIT D4 UNIT A1

SOUTH PRIVATE

COURTYARD PVT PATIO
(E) ADJ. BLDG.

ROOF ROOF
DOG

GARAGE WASH MAINTENANCE GARAGE

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 STREET SECTIONS
A-3.03
3/32" = 1'-0" 1
STREET 3
1/16" = 1'-0" 2

SECTION SOQUEL AVE
# Description Date

30.200
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"
3 A-3.01

LEVEE LEVEL
8' - 0"

LEVEE RETAIL
LEVEL
13' - 0"
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
4 A-5.03
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"
ROOF
65' - 0"
1 3 4 5 6 7 8 9 10 11 12 13

MAX HEIGHT
70' - 0"
3 A-3.01
2 4.2 5.2 6.2 7.2 8.2 9.2

LEVEE RETAIL
LEVEL
13' - 0"
2 A-3.01

PARKING PIT
-7' - 6"
1 A-3.02
2 A-3.02
1 A-3.03
A-2.20
1 SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 EXTERIOR ELEVATIONS
A-4.01
1/16" = 1'-0" 2

EAST - LEVEE SIDE
1/16" = 1'-0" 1

WEST - FRONT STREET
2 2
# Description Date
2 Response to Planning
Review #2
05/18/2022

30.201
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"

LEVEE RETAIL
LEVEL
13' - 0"

CEMENT PLASTER

HORIZONTAL SIDING

CEMENT PLASTER

HORIZONTAL SIDING

THIN BRICK CEMENT PLASTER
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"
3 A-3.01

LEVEE RETAIL
LEVEL
13' - 0"
1 A-3.03

CEMENT PLASTER

HORIZONTAL SIDING

CEMENT PLASTER

HORIZONTAL SIDING

THIN BRICK

HORIZONTAL SIDING

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 EXTERIOR ELEVATIONS
A-4.02
1/8" = 1'-0" 1

NORTH-WEST - FRONT STREET SIDE
1/8" = 1'-0" 2

SOUTH-WEST - FRONT STREET SIDE
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.202
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"

LEVEE LEVEL
8' - 0"

LEVEE RETAIL
LEVEL
13' - 0"

LOCATION FOR MULTI-STORY MURAL

CEMENT PLASTER

HORIZONTAL SIDING HORIZONTAL SIDING

CEMENT PLASTER

METAL RAILING CMU RETAINING WALL THIN BRICK GLASS PARTITION 1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"

LEVEE RETAIL
LEVEL
13' - 0"

HORIZONTAL SIDING

CEMENT PLASTER

CMU PLANTER GREEN SCREEN VINE SUPPORT

HORIZONTAL SIDING

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 EXTERIOR ELEVATIONS
A-4.03
1/8" = 1'-0" 1

NORTH - SOQUEL AVENUE
1/8" = 1'-0" 2
SOUTH
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.203
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"

LEVEE LEVEL
8' - 0"

LEVEE RETAIL
LEVEL
13' - 0"
1 HORIZONTAL SIDING A-3.03

CEMENT PLASTER

GREEN SCREEN VINE SUPPORT METAL RAILING GLASS PARTITION

CEMENT PLASTER

HORIZONTAL SIDING

CEMENT PLASTER
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"
3 A-3.01

LEVEE LEVEL
8' - 0"

LEVEE RETAIL
LEVEL
13' - 0"
2 A-3.01
1 A-3.02
2 A-3.02

CEMENT PLASTER

THIN BRICK

HORIZONTAL
SIDING

THIN BRICK

GLASS PARTITION
4 A-5.03

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 EXTERIOR ELEVATIONS
A-4.04
1/8" = 1'-0" 1

SOUTH-EAST - LEVEE SIDE
1/8" = 1'-0" 2

NORTH-EAST - LEVEE SIDE
2 3
3 # Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.204

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: 03

PERSPECTIVE FROM SOQUEL
AVENUE
A-4.05
1 PERSPECTIVE FROM SOQUEL AVENUE
# Description Date

30.205

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: 03

PERSPECTIVE FROM CORNER OF

FRONT & SOQUEL
A-4.06
1 PERSPECTIVE FROM CORNER OF FRONT & SOQUEL
# Description Date

30.206

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: 03

PERSPECTIVE FROM RIVER WALK
A-4.07
1 PERSPECTIVE FROM RIVERWALK
# Description Date

30.207

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: 03

PERSPECTIVE FROM FRONT
STREET
A-4.08
1 PERSPECTIVE 4
# Description Date

30.208

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: 03

AERIAL PERSPECTIVE OF RIVER

FRONTAGE
A-4.09
1 AERIAL PERSPECTIVE OF RIVER FRONTAGE
# Description Date

30.209

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 SHADOW STUDY
A-4.10
1/8" = 1'-0" 1
JUNE 21ST - 9AM
1/8" = 1'-0" 2
JUNE 21ST - 12PM
1/8" = 1'-0" 3
JUNE 21ST - 3PM
1/8" = 1'-0"
4 DEC 21ST - 9AM
1/8" = 1'-0"
5 DEC 21ST - 12PM
1/8" = 1'-0"
6 DEC 21ST - 3PM
# Description Date

30.210
TS
WM

WM WMWM
W
W
W
BFP/DC
BFPBFP
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E

BIKE CAFE

COMPACT

CAR ONLY
GARAGE
34 35
4 6
63 19
48 47
69 72

COMPACT

CAR ONLY
1 GAS METERS
7 COMPACT

CAR ONLY

COMPACT

CAR ONLY

COMPACT

CAR ONLY

26.00 25.00

25.00 20.00

20.00 9 8
18 17 16 15 14 13 12 11 10 6 5 4 3 2
20 21 22 23 24 25 26 27 28 29 30 31 32 33
36 37 38 39
4 3
61 60 59 58 57 56 55 54 53 52 51 50 49
6 2
6 4
6 5
6 6
67 68 70 71

COMPACT

CAR ONLY

COMPACT

CAR ONLY
44 4
5 STAIR #4
STAIR #1
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
8 CARS
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
17 CARS
3LPWP
17 CARS

COMPACT

CAR ONLY
73 40 41 42
D
E

DICATIO
N
DOG
WASH
CORNER
PLAZA

NO PARKING
LEGEND:

PATH OF TRAVEL FOR 1ST FLOOR COMMERCIAL TRASH TO TRASH ROOM PATH OF TRAVEL FOR 2ND FLOOR COMMERCIAL TRASH TO TRASH ROOM

PATH OF TRAVEL FROM TRASH ROOM TO CURBSIDE COLLECTION
TRASH / RECYCLE 3 YARD COLLECTION BIN

VERTICAL COMMERCIAL TRASH ROUTE

VERTICAL RESIDENTIAL TRASH ROUTE

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 REFUSE & RECYCLING PLAN
- FIRST
FLOOR
A-5.01 1/16" = 1'-0" 1
1ST FLOOR - TRASH ROUTE PLAN
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.211
WD
WD
WD
REF.

REF.

WD WD
R
E
F.

WD
R
E
F.

WD
WD
WD
WD
R
E
F.

WD
WD
WD
WD
WD
WD
REF.

WD
REF.

WD
DN
WD
REF.

WD
R
E
F.

WD
WD
WD
WD
WD
DN
WD
WD
DN
UP
UP
UP
UP
UP
UP
R
E
F.

WD
REF.

WD
UP
TS
WM

WM WMWM
WW
W
BFP/DC
BFPBFP
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
WM

WM WMWM
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E

NORTH PRIVATE

COURTYARD
UNIT C1
UNIT A2
UNIT B1
UNIT D3
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2

OUTDOOR
LOUNGE

PERSONAL
COMMERCIAL #3 TRAINING

RESTAURANT /
COMMERCIAL #2
UNIT A3
UNIT A3
COMMERCIAL #4
STAIR #2
STAIR #3
STAIR #4
UNIT D6 UNIT D6 UNIT D6
STAIR #1
UNIT B4
UNIT B3
UNIT B3
ELEC
UNIT A1
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT D5 UNIT D5
UNIT D5
UNIT A3
UNIT A3
UNIT A3
UNIT D5
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
LOBBY

SOUTH PRIVATE

COURTYARD
TRASH

PVT PATIO

PUBLIC TERRACE
PUBLIC

COURTYARD

PLANTER

PLANTER
PLNTR

AMPHITHEATER
PLNTR

COMMUNITY
ROOM
UNIT A3
BIKE CAFE #2
LEGEND:

PATH OF TRAVEL FOR 1ST FLOOR COMMERCIAL TRASH TO TRASH ROOM PATH OF TRAVEL FOR 2ND FLOOR COMMERCIAL TRASH TO TRASH ROOM

PATH OF TRAVEL FROM TRASH ROOM TO CURBSIDE COLLECTION
TRASH / RECYCLE 3 YARD COLLECTION BIN

VERTICAL COMMERCIAL TRASH ROUTE

VERTICAL RESIDENTIAL TRASH ROUTE

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule:
03 REFUSE & RECYCLING PLAN
- SECOND FLOOR
1/16" = 1'-0" A-5.02 1
2ND FLOOR - TRASH ROUTE PLAN
# Description Date

30.212
WD
WD
WD
REF.

REF.

WD WD
REF.

WD
REF.

WD
WD
WD
WD
REF.

WD
WD
WD
WD
WD
WD
REF.

WD
REF.

WD
DN
WD
REF.

WD
REF.

WD
WD
WD
WD
WD
DN
WD
WD
DN
REF.

WD
REF.

WD
UP
UP
UP
UP
UP
UP
UP
UP
TS
W
M

WM WMWM
W
W
W
BFP/DC
BFPBFP
WV
WV
WV
WV

FRONT STREET

SOQUEL AVENUE
W
M

WM WMWM
WV
WV
WV
WV

FRONT STREET

SOQUEL AVENUE
2' - 8 1/2"
AM
PH
ITH
EATE
R
BOCCE
BALL
COU
RT

PLANTER

PLANTER
2 A-5.03 3
A-5.03
4 A-5.03

METAL LANDSCAPE SCREEN FENCING

ABOVE CMU PLANTER

GLASS RAILING (FRITTED OR UV PATTERNED GLASS)
4 A-5.03 4
A-5.03
GATE
GATE
GATE
GATE

CMU PLANTER
2' - 8"

METAL LANDSCAPE SCREEN
4' - 0"

RESIDENTIAL

UNIT PATIO

PARKING AT

FIRST FLOOR

ADJACENT

PROPERTY

VARIOUS HEIGHT FROM ADJACENT PROPERTY
4' HEIGHT FROM TOP OF WALL
6' HEIGHT FROM FINISH FLOOR

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: 03
2ND FLOOR FENCING PLAN &

FENCING DETAILS
A-5.03
1" = 20'-0"
1 FENCING KEY PLAN
1/2" = 1'-0"
2 METAL LANDSCAPE SCREEN ABOVE CMU PLANTER
1/2" = 1'-0"
3 LANDSCAPE GREEN SCREEN FENCING
1/2" = 1'-0"
4 GLASS RAILING TYP.
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.213
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"

LEVEE RETAIL
LEVEL
13' - 0"
PARKING PIT -7' - 6"
C-1A-3A-4GA-1A-4A-2A-3A-2C-1A-3A-2C-1
DA
-3
E
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
25' - 0"
4TH FLOOR
35' - 0"
5TH FLOOR
45' - 0"
6TH FLOOR
55' - 0"
ROOF
65' - 0"

MAX HEIGHT
70' - 0"

LEVEE LEVEL
8' - 0"

LEVEE RETAIL
LEVEL
13' - 0"
C-1C-1A-3
EEFEE
B
A-3A-1
A-3
C-1
A-4
A-3
ED

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 FIVE 530 FRONT STREET SANTA CRUZ, CA 95060 20-9214
JULY 29, 2020
CONFORMING RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: 03

MATERIALS AND COLORS
A-6.01
1/16" = 1'-0"
1 WEST - FRONT STREET COLORS
1/16" = 1'-0"
2 EAST - ELEVATION COLORS
# Description Date

30.214

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 TITLE SHEET
A-0.01

VICINITY MAP PROJECT DIRECTORY

DEVELOPMENT

SWENSON BUILDER
740 FRONT STREET, SUITE #315
SANTA CRUZ, CA 95060
CONTACT: JESSIE BRISTOW
PH: (831) 475-7100
[email protected]

ARCHITECT

CEA ENGINEERS
2055 GATEWAY PLACE, SUITE 550
SAN JOSE, CALIFORNIA 95110
CONTACT: ANDREW TURNER, PE
PH: (408) 453-1066
[email protected]

BUILDER

SWENSON BUILDER
740 FRONT STREET, SUITE #315
SANTA CRUZ, CA 95060
CONTACT: JESSE NICKELL
PH: (831) 475-7100
[email protected]

STRUCTURAL

PEOPLES ASSOCIATES STRUCTURAL ENGINEERS
1150 CAMPBELL AVENUE
SAN JOSE, CALIFORNIA 95126
CONTACT: DREW KIMBALL, PE
PH: (408) 957-9220
[email protected]

LANDSCAPE

DILLION DESIGN ASSOCIATES

LANDSCAPE ARCHITECTURE
849 ALMAR AVE., #C162
SANTA CRUZ, CALIFORNIA 95060
CONTACT: MIKE DILLION
PH: (408) 221-2516
[email protected]

ACCESSOR PARCEL NUMBERS
005-151-37 005-151-44
005-151-45 005-151-46

PLAN CHECK NUMBER
A-3.01 BUILDING SECTIONS
A-3.02 STREET SECTIONS
A-3.03 STREET SECTIONS
A-4.01 EXTERIOR ELEVATIONS
A-4.02 EXTERIOR ELEVATIONS
A-4.02a EXTERIOR ELEVATIONS - SOUTH WEST - FRONT STREET A-4.03 EXTERIOR ELEVATIONS
A-4.03a EXTERIOR ELEVATIONS
A-4.04 EXTERIOR ELEVATION
A-4.04a EXTERIOR ELEVATION
A-4.05 PERSPECTIVE FROM SOQUEL AVENUE
A-4.06 PERSPECTIVE FROM CORNER OF FRONT & SOQUEL
A-4.07 PERSPECTIVE FROM RIVER WALK
A-4.08 PERSPECTIVE FROM FRONT STREET
A-4.09 AERIAL PERSPECTIVE OF RIVER FRONTAGE
A-4.10a NEIGHBORHOOD PERSPECTIVES
A-4.10b NEIGHBORHOOD PERSPECTIVES
A-5.01 REFUSE & RECYCLING PLAN - FIRST FLOOR
A-5.02 REFUSE & RECYCLING PLAN - SECOND FLOOR
A-5.03 FENCING PLAN - SECOND FLOOR
A-5.04 SHADOW STUDY
A-6.01 MATERIALS AND COLORS

GENERAL
A-0.01 TITLE SHEET
A-0.02 PROJECT INFORMATION
A-0.03 BIKE RACK SPECIFICATION
A-0.04 SEMI-AUTOMATIC-PUZZLER PARKING SYSTEM SPEC.

A-0.05 SEMI-AUTOMATIC-PUZZLER PARKING SYSTEM SPEC.

ARCHITECTURAL
A-1.01 SITE PLAN
A-2.01 FIRST FLOOR PLAN
A-2.02 SECOND FLOOR PLAN
A-2.03 THIRD FLOOR PLAN
A-2.04 FOURTH FLOOR PLAN
A-2.05 FIFTH FLOOR PLAN
A-2.06 SIXTH FLOOR PLAN
A-2.07 SEVENTH FLOOR PLAN
A-2.08 EIGHTH FLOOR / LOWER ROOF PLAN
A-2.09 UPPER ROOF PLAN
A-2.20 7TH FLOOR - 50% SETBACK EXHIBIT
A-2.21 8TH FLOOR - 50% SETBACK EXHIBIT

SCOPE OF WORK SHEET INDEX

SWENSON BUILDERS IS PROPOSING TO DEVELOP A MIXED-USE
MULTI-FAMILY HOUSING PROJECT ON 1.06-ACRES SITE AT THE
CORNER OF FRONT STREET AND SOQUEL AVENUE.

THIS PROJECT WILL CONSIST OF SEVEN STORIES OF
RESIDENTIAL APARTMENTS TOTALING 276 UNITS OVER A

SINGLE LEVEL GARAGE WHICH IS WRAPPED WITH GROUND

LEVEL COMMERCIAL SPACE ALONG FRONT STREET AND
SOQUEL AVENUE.

A SECOND LEVEL OF COMMERCIAL SPACE WILL BE PROVIDED

ALONG SOQUEL AVENUE WITH TWO RAISED OUTDOOR
COURTYARDS.

THE AREA BETWEEN THE NEW GARAGE AND THE BACKSIDE OF

THE LEVEE WILL BE FILLED IN TO PROVIDE ADDITIONAL PUBLIC USE AREA ALONG THE LEVEE. THIS WILL TAKE FORM BY

CREATING LANDSCAPED GARDENS AROUND A NEW

COMMUNITY DECK WITH BOTH ACTIVE AND PASSIVE USES AND

WILL BE LINED WITH BOTH ADDITIONAL COMMERCIAL SPACES
AND PRIVATE AMENITY AREAS.

TWO SECURE COURTYARDS ON TOP OF THE PARKING GARAGE

WILL SERVE AS THE PRIVATE OUTDOOR RECREATION SPACE
FOR THE TENANTS TO ENJOY. THESE COURTYARD WILL HAVE

BOTH VIEWS AND DIRECT ACCESS TO THE PUBLIC
COURTYARDS AND ULTIMATELY THE LEVEE TRAIL BEYOND.

A LARGE ROOF TOP GARDEN WILL ADORN A PORTION OF THE
LOWER ROOF ON THE 8TH FLOOR. THIS SPACE WILL HAVE
OVER 2,000 SQUARE FEET OF HARDSCAPE ARE IN THE FORM OF
4 OUTDOOR ROOMS CONNECTED BY AN INVITING PATHWAY
AND SURROUNDED BY OVER 3,000 SQUARE FEET OF
LANDSCAPE. THIS ROOF TOP GARDEN WILL PROVIDE THE

RESIDENCE WITH TRANQUIL VIEWS OF THE SURROUNDING

DOWNTOWN, RIVER WALK BELOW, AND SANTA CRUZ
BOARDWALK BEYOND.
2 2
2 CP20-0098
2 FIVE
530 FRONT STREET, SANTA CRUZ CALIFORNIA 95060
NATURAL GAS-FREE DESIGN AS REQUIRED BY SCMC 6.100
ALL RESIDENTIAL UNITS TO BE 100% ELECTRIC
0 3
2 2
# Description Date
2 Response to Planning
Review #2
05/18/2022

30.215

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 PROJECT INFORMATION
A-0.02
2 3
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.216
DN
DN
DN
TS
WM

WM WMWM
WW
W
BFP/DC
BFPBFP
WV
WV
WV
WV

FRONT STREET
SO
QUEL A
VENUE
31 32
4 3
59 16
44 65
15 14 13 12 11 10 6 5 4 3 2 1
17 18 19 20 21 22 23 24 25 26 27 28 29 30 33 34 35 36
4 0
58 57 56 55 54 53 52 51 50 49 48 47 46 45
60 61 62 63 64
66 67
41 4
2 37 38 39 COMPACT

CAR ONLY

COMPACT

CAR ONLY

COMPACT

CAR ONLY
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
8 CARS
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
17 CARS
3LPWP
17 CARS
3LPWP
17 CARS

NO PARKING

CAR ONLY

COMPACT
3LPWP
26 CARS
9 8 7
68 69 70

COMPACT

CAR ONLY

COMPACT

CAR ONLY

COMPACT

CAR ONLY
3 DERO HOOP RACKS HAVE BEEN
PROVIDED FOR 6 COMMERCIAL

BIKE PARKING SPACES
CLASS 2 COMMERCIAL
2 DIRZA BIKE RACK VERTICAL TO BE
PROVIDED IN EACH PRIVATE STORAGE.

ADDITIONAL PRIVATE STORAGE UNITS ON

EACH RESIDENTAL FLOOR, SEE FLOOR
PLANS.

CLASS 1 STORAGE
48 RESIDENTIAL BIKE PARKING SPACES

PROVIDED BY DERO SPACE SAVER IN A

SECURED AREA
CLASS 1 STORAGE TO BE PROVIDED IN
LIEU OF CLASS 2 STORAGE
A-0.03
4 3 DERO HOOP RACKS HAVE BEEN
PROVIDED FOR 6 COMMERCIAL

BIKE PARKING SPACES
CLASS 2 COMMERCIAL
3' - 6" 3' - 0" 3' - 6" 3' - 6" 3' - 0" 3' - 6" 1' - 3 1/2" 8' - 0" 8" 8" 16' - 0" 8' - 6 5/8" 8" 13' - 4" 3' - 6" 6' - 5 7/8"

DOORS TO BIKE

STORAGE ROOM TO

HAVE SECURE
ACCESS

DOOR TO BIKE

STORAGE ROOM TO

HAVE SECURE
ACCESS

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 BIKE RACK SPECIFICATION
A-0.03
1" = 30'-0" 1

BIKE PARKING - FIRST FLOOR
1" = 30'-0"
2 BIKE PARKING - 2ND FLOOR
1/4" = 1'-0" 4
2ND FLOOR - BIKE PARKING ENLARGEMENT

RESIDENTIAL BIKE RACKS SPECIFICATION COMMERCIAL BIKE RACKS SPECIFICATION 2 PRIVATE BIKE RACK STORAGE HOOK SPECIFICATION

DIRZA BIKE RACK VERTICAL STORAGE HOOK
3 3
3 3
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.217

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 SEMI
-AUTOMATIC
-PUZZLER
PARKING SYSTEM SPEC.

A-0.04
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.218

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 SEMI
-AUTOMATIC
-PUZZLER
PARKING SYSTEM SPEC.

A-0.05
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.219
COMMERCIAL #1 LOBBY / LEASING TRASH RM ELEC RM 31 32 43 59 16 44 65 131415 101112 6 5 4 23 1 17 18 19 20 21 22 23 24 25 26 27 28 29 30 33 34 35 36 40 58 5657 55 5354 505152 49 48 47 454660 61 62 63 64 66 67 41 42 37 38 39 CAR ONLY COMPACT CAR ONLY COMPACT CAR ONLY COMPACT 3LPWP 17 CARS 3LPWP 26 CARS 3LPWP 8 CARS 3LPWP 17 CARS 3LPWP 26 CARS 3LPWP 17 CARS 3LPWP 17 CARS 3LPWP 17 CARS STAIR #1
STAIR #4
(E) ADJ. BLDG. DOG WASH
MAINTENANCE TFMR RM STORAGE STORAGE GARAGE CORNER PLAZA

WD WD
REF. WD
REF. WD
REF. WD
REF. WD
REF. WD WD

WDUP UP
WD UP
REF. WD
WD REF.

WD REF.WD REF.WD UP DN UP
WD REF.

WD
REF. WD UP
WD
WD

WD DN DN UP
REF. WD UP
WD WD
WD REF.

WD REF.

WD REF.WD
WD
WD

WD REF. WD
UNIT A2

ROOF GARDEN
UNIT A1
UNIT C5
UNIT C3 UNIT C2 UNIT C2 UNIT C2
UNIT D7 UNIT B3

ROOF DECK
RAMP
WD
UP
UP
UP
UP
UP
UP
UP
UP
WD REF.

WD
WD
WD
WD WD REF.

WD WD WD WD WD WD WD
WD
WD WD
WD WD WD REF.

WD REF.WD REF.

WD REF.

WD REF.WD
REF. WD
WD REF.

REF.

REF. WD WD
REF. WD
REF. WD
REF. WD
REF. WD
REF. WD
REF. WD
REF. WD

WD WD WD WD WD
WD

MBD, RM

DILLON DESIGN ASSOCIATES

LANDSCAPE ARCHITECTURE

GREEN BUILDING
849 ALMAR AVE #C-162 SANTA CRUZ CA 95060
E-MAIL

URBAN DESIGN

SITE PLANNING
CLN 1910
(831) 420-1648
E
E

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS SUBMITTAL SET: MAY 17, 2022
Consultant:

Revision Schedule: FIVE
03 1" = 16'-0"
0' 2' 8' 16' 32' LANDSCAPE SCHEMATIC
LS-3.0
N

30.222

LANDSCAPE LEGENDS
LS-4.0

MBD, RM

DILLON DESIGN ASSOCIATES

LANDSCAPE ARCHITECTURE

GREEN BUILDING
849 ALMAR AVE #C-162 SANTA CRUZ CA 95060
E-MAIL

URBAN DESIGN

SITE PLANNING
CLN 1910
(831) 420-1648 E E

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS SUBMITTAL SET: MAY 17, 2022
Consultant:

Revision Schedule: FIVE 03

30.223

MBD, RM

DILLON DESIGN ASSOCIATES

LANDSCAPE ARCHITECTURE

GREEN BUILDING
849 ALMAR AVE #C-162 SANTA CRUZ CA 95060
E-MAIL

URBAN DESIGN

SITE PLANNING
CLN 1910
(831) 420-1648 E E

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS SUBMITTAL SET: MAY 17, 2022
Consultant:

Revision Schedule: FIVE 03 LANDSCAPE MATERIALS
LS-5.0

30.224

MBD, RM

DILLON DESIGN ASSOCIATES

LANDSCAPE ARCHITECTURE

GREEN BUILDING
849 ALMAR AVE #C-162 SANTA CRUZ CA 95060
E-MAIL

URBAN DESIGN

SITE PLANNING
CLN 1910
(831) 420-1648 E E

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS SUBMITTAL SET: MAY 17, 2022
Consultant:

Revision Schedule: FIVE 03 LANDSCAPE PLANT MATERIAL
LS-6.0

30.225
E E C3 C3

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule: • • CIVIL ENGINEERING ASSOCIATES
Feet 0 20 40 EXISTING CONDITIONS & DEMOLITION PLAN
C1
1"=20'
NOTES
LEGEND

EXISTING DESCRIPTION

MAP REFERENCES

30.226
COMMERCIAL #1

LOBBY / LEASING

TRASH RM

ELEC RM
STAIR #1
STAIR #4

DOG WASH

MAIN- TENANCE

TFMR RM

STORAGE

STORAGE GARAGE

CORNER PLAZA

TFMR RM

RESOURCE

OUTDOOR LOUNGE

SEE ABOVE FOR GRADING AT PODIUM LEVEL
A A C3 C3 D D C3 C3
UP
UP
DN
UP
DN
DN
UP STAIR #1

DOG MAIN- TENANCE

STORAGE

STORAGEC
C
C3
C3 D D C3 C3 B B C3 C3 F F C3 C3

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule: • • CIVIL ENGINEERING ASSOCIATES
Feet 0 20 40 GRADING AND DRAINAGE PLAN
C2
1"=20'

PODIUM LEVEL GRADING PLAN

EXISTING DESCRIPTION
LEGEND

TO BE CONSTRUCTED

GARAGE LEVEL GRADING PLAN
NOTE:

30.227
15 20

SECTION A-A

SECTION B-B
30 40
20 10

SECTION C-C
40 30
20 10

SECTION D-D
20 25
30 40
30 20
10 SECTION E-E
40 30
20 10

SECTION F-F

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule: • • CIVIL ENGINEERING ASSOCIATES SECTIONS C3
1"=20'

30.228
COMMERCIAL #1 LOBBY / LEASING

TRASH RM
ELEC RM STAIR #4
DOG

WASH MAIN- TENANCE

TFMR RM
GARAGE
CORNER

PLAZA TFMR RM

RESOURCE

OUTDOOR
LOUNGE

GARAGE LEVEL

PODIUM LEVEL
UP
UP
DN
UP
DN
DN
UP

GARAGE LEVEL

PODIUM LEVEL

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule: • • CIVIL ENGINEERING ASSOCIATES UTILITY PLAN C4
1"=20'

EXISTING DESCRIPTION
LEGEND

TO BE CONSTRUCTED
Feet 0 20 40
UTILITY NOTES:

30.229
UP
UP
UP
UP
DN
UP
UP
DN
DN
UP
UP
UP
11' - 7"
DN
DMA B

IMPERVIOUS SURFACES

PERVIOUS SURFACES
DMA ST-2

IMPERVIOUS SURFACES

PERVIOUS SURFACES

DMA C - TRAIL EXPANSION

IMPERVIOUS SURFACE
DMA ST-1

IMPERVIOUS SURFACES

PERVIOUS SURFACES

CITY RIGHT OF WAY WORK
DMA D

IMPERVIOUS SURFACES

PERVIOUS SURFACES
DMA A

IMPERVIOUS SURFACES

PERVIOUS SURFACES

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule: • • CIVIL ENGINEERING ASSOCIATES STORMWATER MANAGEMENT PLAN C5
1"=20'
Feet 0 20 40 NOTES
44,312 19,814 64,126 ●●●●·
ST-#
LEGEND
DMA
TCM
ST-#

30.230

SWENSON
Scale:

Date:

Job #:

Sheet
Engineer:

COPYRIGHT C 2019 FRONT / SOQUEL MIXED USED PROJECT 530 FRONT STREET SANTA CRUZ, CA 95060 19-112
AUGUST 16, 2022
777 North First Street, 5th Floor, San Jose, CA 95112 - (408) 287-0246

SCHEMATIC DESIGN PROGRESS SET
AT
Consultant:

Revision Schedule:
• • CIVIL ENGINEERING ASSOCIATES STORMWATER MANAGEMENT DETAILS C6

TCM A (DMA A)

MEDIA-FILTER UNIT SIZING CALCULATIONS
NOTES

BIORETENTION PLANTER DETAIL

POROUS ASPHALT PAVEMENT DETAIL

SLOT DRAIN DETAIL

30.231
UP
UP
UP
TS
WM

WM WMWM
WW
W
BFP/DC
BFPBFP
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
COMMERCIAL #1

COMPACT

CAR ONLY

LOBBY / LEASING

TRASH RM
31 32
4 3
59 16
44 65
1 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
12 12
13 13
C C
D D
F F
G G
H H
B.3
C.6
11 11

ELEC RM

TFMR RM
1 A-3.01

26.00 25.00

25.00 20.00

20.00 3
A-3.01
7' - 0" 21' - 8" 23' - 6" 27' - 0" 28' - 0" 26' - 0" 27' - 0" 27' - 0" 27' - 6" 16' - 0" 28' - 0" 24' - 6" E
28' - 6"

4.2 5.2 6.2 7.2 8.2 9.2
15 14 13 12 11 10 6 5 4 3 2
17 18 19 20 21 22 23 24 25 26 27 28 29 30
33 34 35 36
22' - 0"
4 0
58 57 56 55 54 53 52 51 50 49 48 47 46 45
60 61 62 63 64
66 67
2 2
27' - 0 1/4"
D.8
C.5

COMPACT

CAR ONLY

COMPACT

CAR ONLY
41 4
2 STAIR #4
STAIR #1
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
8 CARS
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
17 CARS
3LPWP
17 CARS
3LPWP
17 CARS
12' - 0"
2 A-3.01
24' - 2 1/8" 24' - 3 3/4"
24' - 3 1/2"
26' - 0"
37 38 39
24' - 3 7/8"
1 A-3.02
2 A-3.02
1 A-3.03
5' - 0"
D
E

DICATIO
N
2 A-3.03
A A

B B MAIN- DOG WASH TENANCE
12' - 3"
10' - 3 1/4"

NO PARKING

CAR ONLY

COMPACT
3LPWP
26 CARS
9 8 7
68 69 70

COMPACT

CAR ONLY

COMPACT

CAR ONLY

COMPACT

CAR ONLY
3 A-5.03
GARAGE

TFMR RM CORNER
PLAZA

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 SITE PLAN
A-1.01
1 1/16" = 1'-0" N

SITE PLAN
2 2
3 3
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.232
TS
WM

WM WMWM
W
W
W
BFP/DC
BFPBFP
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
1 A-4.03a
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
12 12
13 13
C C
D
D
F F
G G
H H
B.3
C.6
11 11
1 A-3.01
3 A-3.01
A-4.02
1 A-4.02a
1 E
2 4.2 5.2 6.2 7.2 8.2 9.2
2 D.8
C.5
C.5
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 COMMERCIAL #1 LOBBY / LEASING

TRASH RM

ELEC RM
31 32
4 3
59 16
44 65
15 14 13 12 11 10 6 5 4 3 2 1
17 18 19 20 21 22 23 24 25 26 27 28 29 30
33 34 35 36
4 0
58 57 56 55 54 53 52 51 50 49 48 47 46 45
60 61 62 63 64
66 67
41 4
2 37 38 39

COMPACT

CAR ONLY

COMPACT

CAR ONLY

COMPACT

CAR ONLY
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
8 CARS
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
17 CARS
3LPWP
17 CARS
3LPWP
17 CARS
STAIR #1
STAIR #4
(E) ADJ. BLDG.
2 A-3.03
A A
B B
4' - 5 3/8"
3' - 4 3/8"
DOG
WASH
MAINTENANCE

TFMR RM

STORAGE

STORAGE
GARAGE
CORNER
PLAZA

NO PARKING

CAR ONLY

COMPACT
6' - 0" 6"

TFMR RM
22' - 0"
3LPWP
26 CARS
9 8 7

RESOURCE
24' - 0"
68 69 70

COMPACT

CAR ONLY

COMPACT

CAR ONLY

COMPACT

CAR ONLY
24' - 0"
24' - 1 1/2"
61 STORAGE
UNITS
17 STORAGE
UNITS
6 STORAGE
UNITS
17 PUZZLER SYSTEM

EV PARKING
EV
EV
EV
EV
EV
2 2
28' - 6" 27' - 0" 27' - 0"

OUTDOOR
LOUNGE
3 3

COMMERCIAL BIKE PARKING
ELEV
#3
ELEV
#2
ELEV
#1

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 FIRST FLOOR PLAN
A-2.01
1/16" = 1'-0" 1
1ST FLOOR N
2 2
2 3
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.233
WD
WD
REF.

REF.

WD WD
REF.

WD
REF.

WD
WD
WD
UP
UP
WD
UP
REF.

WD
WD
REF.

WD
REF.

WD
UP
DN
UP
WD
REF.

WD
REF.

WD
UP WD
WD
WD
DN
DN
UP
REF.

WD
UP
WD
WD
WD
REF.

WD
REF.

WD
WDWD
WD
UP
WD
WM

WM WMWM
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
TS
WM

WM WMWM
W
W
W
BFP/DC
BFP
BFP
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
WD
1 A-4.03a
A-4.03
A-4.01
2 1
A-4.04
1 A-4.04a
1 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
12 12
13 13
C C
D D
F F
G G
H H
B.3
C.6
11 11
2170 SF

NORTH PRIVATE

COURTYARD
UNIT C1
UNIT A2
UNIT B1
1 A-3.01
UNIT D3
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2

OUTDOOR
LOUNGE

PERSONAL

TRAINING
COMMERCIAL #3
3 A-3.01

RESTAURANT /
COMMERCIAL #2
UNIT A3
A-4.02
1 A-4.02a
1 E E

4.2 5.2 6.2

7.2 2 7.2 8.2 9.2
2 D.8
C.5
C.5
STAIR #2
STAIR #3
STAIR #4
15' - 0"
13' - 0"
15' - 0"
13' - 0"
13' - 0"
15' - 0"
13' - 0"
13' - 0"
UNIT D6 UNIT D6 UNIT D6
2 A-3.01 STAIR #1
UNIT B3
UNIT B3
ELEC
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT D5
UNIT D5
UNIT A3
UNIT A3
UNIT D5
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
LOBBY
TRASH
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 810 SF

PVT PATIO
PUBLIC TERRACE 2' - 8 1/2"
2 A-3.03

AMPHITHEATER

BOCCE BALL COURT
8' - 0"
PLNTR
A A
B B
COMMERCIAL #4
UNIT A3
UNIT D5
UNIT A3
UNIT A3
1878 SF

SOUTH PRIVATE

COURTYARD

COMMUNITY RM

BIKE CAFE
3' - 4
2 "
' - 8"
2' - 0"
1' - 8"
9' - 8"
11' - 4"
C3 AREA
C3 AREA C3 AREA
UNIT B4 UNIT A1

CORRIDOR
2 6392 SF
PUBLIC

COURTYARD
48 BIKES
10' - 0"
11' - 7"
3 3

COMMERCIAL BIKE PARKING
ELEV
#3
ELEV
#2
ELEV
#1

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 SECOND FLOOR PLAN
A-2.02
1 1/16" = 1'-0" N
2ND FLOOR
2 2
3 # Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.234
UP
UP
UP
UP
UP
UP
UP
UP
1 A-4.03a
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04a
1 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
12 12
13 13
C C
D D
F F
G G
H H
11 11
1 A-3.01
3 A-3.01
A-4.02
1 A-4.02a
1 E E
2 4.2 5.2 6.2 7.2 8.2 9.2
2 D.8
C.5 C.5
2 A-3.01
6' - 4"
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 2
A-3.03
A A
B B 21' - 5 5/8" 21' - 4 1/2"
GREEN
ROOF
GREEN
ROOF
Room Type
1 BDRM
1 BDRM/DEN
2 BDRM

CORRIDOR

ELEVATOR

ELEVATOR LOBBY
MICRO
STAIRS
STUDIO
STAIR #2
STAIR #3
STAIR #1
UNIT C1
UNIT A2
UNIT B1
UNIT D3
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2
UNIT A3
UNIT D6 UNIT D6 UNIT D6
UNIT B3
UNIT B3
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT D5
UNIT D5
UNIT A3
UNIT A3
UNIT D5
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1

ELEVATOR
LOBBY
UNIT A3
UNIT D5
UNIT A3
UNIT A3
UNIT C4 UNIT A1
UNIT C5 UNIT C5
UNIT C5
UNIT E1
UNIT D2
UNIT D1
ELEC

ELEV TRASH
#2
ELEV
#1

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 THIRD FLOOR PLAN
A-2.03
1/16" = 1'-0" 1
3RD FLOOR N
2 2
# Description Date
2 Response to Planning
Review #2
05/18/2022

30.235
UP
UP
UP
UP
1 A-4.03a
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04a
1 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
10 12
12 13
13 C C
D D
F F
G G
H H
11 11
1 A-3.01
3 A-3.01
A-4.02
1 A-4.02a
1 E
E

4.2 4.2

5.2 5.2

6.2 6.2

7.2 7.2

8.2 8.2

9.2 2 9.2
2 D.8 D.8
C.5 C.5
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 2
A-3.03
A A
B B

ELEVATOR
LOBBY
Room Type
1 BDRM
1 BDRM/DEN
2 BDRM

CORRIDOR

ELEVATOR

ELEVATOR LOBBY
MICRO
STAIRS
STUDIO
STAIR #2
STAIR #3
STAIR #4
STAIR #1
UNIT C1
UNIT A2
UNIT B1
UNIT D3
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2
UNIT A3
UNIT D6 UNIT D6 UNIT D6
UNIT B3
UNIT B3
ELEC
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT D5
UNIT D5
UNIT A3
UNIT A3
UNIT D5
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
TRASH
UNIT A3
UNIT D5
UNIT A3
UNIT A3
UNIT A1 UNIT C4

CORRIDOR
UNIT D1
UNIT D2
UNIT C5
UNIT C5 UNIT C5
UNIT E1
ELEV
#2
ELEV
#1

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 FOURTH FLOOR PLAN
A-2.04
1/16" = 1'-0" 1
4TH FLOOR
# Description Date

30.236
UP
UP
UP
UP
1 A-4.03a
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04a
1 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
10 12
12 13
13 C C
D D
F F
G G
H H
11 11
1 A-3.01
3 A-3.01
A-4.02
1 A-4.02a
1 E
E

4.2 4.2

5.2 5.2

6.2 6.2

7.2 7.2

8.2 8.2

9.2 2 9.2
2 D.8 D.8
C.5 C.5
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 2
A-3.03
A A
B B
UNIT C4 UNIT B3
UNIT B3 UNIT C1
UNIT B1
UNIT D3 UNIT D6 UNIT D6 UNIT D6
UNIT D1
UNIT D2
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2
UNIT D5 UNIT D5
UNIT D5
UNIT D5
UNIT A3 UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT E1
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
UNIT A1

ELEVATOR
LOBBY
ELEC
TRASH
1' - 1
5' - 0 7/8" "
3' - 8 3/8"
UNIT C5 UNIT C5
UNIT A3 UNIT A3
UNIT A3
UNIT A2
STAIR #2
STAIR #3
STAIR #4
STAIR #1
Room Type
1 BDRM
1 BDRM/DEN
2 BDRM

CORRIDOR

ELEVATOR

ELEVATOR LOBBY
MICRO
STAIRS
STUDIO

CORRIDOR
UNIT C5
ELEV
#2
ELEV
#1

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 FIFTH FLOOR PLAN
A-2.05
1/16" = 1'-0" 1
5TH FLOOR
# Description Date

30.237
UP
UP
UP
UP
1 A-4.03a
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04a
1 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
10 12
12 13
13 C C
D D
F F
G G
H H
11 11
1 A-3.01
UNIT C4
UNIT C1
UNIT A2
UNIT B1
UNIT D3 UNIT D6 UNIT D6 UNIT D6
UNIT D1
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2
UNIT D2
3 A-3.01
E
E

4.2 4.2

5.2 5.2

6.2 6.2

7.2 7.2

8.2 8.2

9.2 2 9.2
2 D.8 D.8
C.5 C.5
2 A-3.01
UNIT C5 UNIT C5
UNIT E1
UNIT D5 UNIT D5
UNIT D5 UNIT D5
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT B3
UNIT B3
UNIT A1
UNIT A3
UNIT C5
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1

ELEVATOR
LOBBY
ELEC
TRASH
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 2
A-3.03
A A
B B
UNIT A3
UNIT A3
UNIT A3
STAIR #2
STAIR #3
STAIR #4
STAIR #1
Room Type
1 BDRM
1 BDRM/DEN
2 BDRM

CORRIDOR

ELEVATOR LOBBY

ELEVATORS
MICRO
STAIRS
STUDIO

CORRIDOR
ELEV
#2
ELEV
#1

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 SIXTH FLOOR PLAN
A-2.06
1/16" = 1'-0" 1
6TH FLOOR
N
# Description Date

30.238
UP
UP
UP
UP
1 A-4.03a
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04a
1 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
10 12
12 13
13 C C
D D
F F
G G
H H
11 11
1 A-3.01
UNIT D5
UNIT B3
UNIT C4
UNIT B3
UNIT D5
UNIT B1
UNIT D3 UNIT D6
UNIT D6
UNIT D1
UNIT D1
UNIT B2
UNIT A1
UNIT A2
ELECT
UNIT D2
3 A-3.01
UNIT C5
UNIT C6
UNIT C1
A-4.02
1 A-4.02a
1 E
E

4.2 4.2

5.2 5.2

6.2 6.2

7.2 7.2

8.2 8.2

9.2 2 9.2
2 D.8 D.8
C.5 C.5
UNIT A1 UNIT B1 UNIT B2
2 A-3.01
UNIT D5
UNIT A3
UNIT A3
UNIT A1
UNIT A3
UNIT B5 UNIT B5
UNIT D5
UNIT E1
UNIT A3
UNIT A3 UNIT A3
TRASH

ELEVATOR
LOBBY
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 2
A-3.03
A A
B B
UNIT A3
UNIT A3
UNIT B1 UNIT A1
UNIT A3
UNIT D6
STAIR #2
STAIR #3
STAIR #4
STAIR #1
Room Type
1 BDRM
1 BDRM/DEN
2 BDRM

CORRIDOR

ELEVATOR LOBBY

ELEVATORS
MICRO
STAIRS
STUDIO
UNIT C6
CORRIDOR 4"
ELEV
#2
ELEV
#1

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 SEVENTH FLOOR PLAN
A-2.07
1/16" = 1'-0" 1
7TH FLOOR N
3 3
# Description Date
3 Response to Planning
Review #3
08/16/2022

30.239
UP
UP
UP
UP
1 A-4.03a
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04a
1 UNIT B5 UNIT B5
UNIT B3
1 1
3 3
4 4
5 5
6 6
7 7
8 8
9 9
10 10
12 12
13 13
C C
D D
F F
G G
H H
11 11
UNIT A2

ROOF GARDEN

ROOF GARDEN
UNIT B2 UNIT B1
3 A-3.01
A-4.02
1 A-4.02a
1 E E

4.2 4.2

5.2 5.2

6.2 6.2

7.2 7.2

8.2 8.2

9.2 2 9.2
2 D.8 D.8
C.5 C.5
2 A-3.01
UNIT A1
UNIT A1
UNIT A1
UNIT A1
UNIT C6
UNIT D4
UNIT A1
UNIT D4

ELEVATOR
LOBBY
UNIT D4
ELECT
TRASH
UNIT A1
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 60' - 10 1/2"
192' - 1 1/2" 5' - 1 5/8"
2 A-3.03
A A
B B
UNIT B2
UNIT C6
UNIT C2
UNIT A1
UNIT A3 UNIT A1
UNIT C3 UNIT C2 UNIT C2
UNIT A1
2' - 7" 6"
UNIT D7 UNIT B3
UNIT B1
UNIT C5
UNIT C1
11' - 3 3/4"

ROOF DECK
RAMP
STAIR #2
STAIR #3
STAIR #4
STAIR #1
Room Type
1 BDRM
1 BDRM/DEN

CORRIDOR

ELEVATOR LOBBY

ELEVATORS
MICRO
STAIRS
STUDIO
UNIT A1

CORRIDOR
117' - 6 3/8"
ELEV
#2
ELEV
#1

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 EIGHTH FLOOR / LOWER ROOF
PLAN
A-2.08
1/16" = 1'-0" 1
8TH FLOOR
N
2 2
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.240
1 A-4.03a
A-4.03
A-4.01
2 1
A-4.01
1 A-4.04
1 A-4.04a
1 1
1 3
3 4
4 5
5 6
6 7
7 8
8 9
9 10
10 12
12 13
13 C C
D D
F F
G G
H H
11 11
1 A-3.01
3 A-3.01
A-4.02
1 A-4.02a
1 E E

4.2 4.2

5.2 5.2

6.2 6.2

7.2 7.2

8.2 8.2

9.2 2 9.2
2 D.8 D.8
C.5 C.5
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
A-6.01
1 A-6.01
2 LOCATION OF FUTURE

SOLAR PANELS

LOCATION OF FUTURE

SOLAR PANELS
2 A-3.03
A A
B B
ROOF

LOCATION OF

MECHANICAL

EQUIPMENT
2 2

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 UPPER ROOF PLAN
A-2.09
1/16" = 1'-0" 1

UPPER ROOF
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.241
TS
WM

WM WMWM
W
W
W
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
UP
UP
UP
UP
UNIT D5
UNIT B3
UNIT C4
UNIT B3
UNIT D5
UNIT B1
UNIT D3 UNIT D6 UNIT D6
UNIT D1
UNIT D1
UNIT B2
UNIT A1
UNIT A2
ELECT
UNIT D2
UNIT C5
UNIT C6
UNIT C1
UNIT A1 UNIT B1 UNIT B2
UNIT D5
UNIT A3
UNIT A3
UNIT A1
UNIT A3
UNIT B5 UNIT B5
UNIT D5
UNIT E1
UNIT A3
UNIT A3 UNIT A3
TRASH

ELEVATOR
LOBBY
UNIT A3
UNIT A3
UNIT B1 UNIT A1
UNIT A3
UNIT D6
STAIR #2
STAIR #3
STAIR #4
STAIR #1
UNIT C6

CORRIDOR
11' - 1 5/8" 29' - 1 3/8" 21' - 7 5/8" 29' - 1 1/8" 26' - 6" 67' - 8 7/8" 61' - 3" 36' - 8 1/2" 12' - 8" 295' - 10"
10' - 0"
ELEV
#2
ELEV
#1

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 7TH FLOOR
- 50% SETBACK EXHIBIT
A-2.20
1/16" = 1'-0" 1
7TH FLOOR - 50% SETBACK EXHIBIT
SETBACK FRONTAGE CALCULATION:

TOTAL STREET FRONTAGE : 295'-10"
10' SETBACK ABOVE BASE LEVEL LENGTH:
12'-8"+61'-3"+26'-6"+21'-8"+11'-2" = 133'-6"
295'-10" X 50% = 147'-11"
PROVIDED SETBACK LENGTH (133'-6") IS
LESS THAN 50% OF FRONTAGE (147'-11") BY
14'-5".

CURRENT SETBACK IS 45.13% OF
FRONTAGE.
# Description Date

30.242
TS
WM

WM WMWM
W
W
W
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
UP
UP
UP
UP
UNIT B5 UNIT B5
UNIT B3
UNIT A2

ROOF GARDEN

ROOF GARDEN
UNIT B2 UNIT B1
UNIT A1
UNIT A1
UNIT A1
UNIT A1
UNIT C6
UNIT D4
UNIT A1
UNIT D4

ELEVATOR
LOBBY
UNIT D4
ELECT
TRASH
UNIT A1
UNIT B2
UNIT C6
UNIT C2
UNIT A1
UNIT A3 UNIT A1
UNIT C3 UNIT C2 UNIT C2
UNIT A1
UNIT D7 UNIT B3
UNIT B1
UNIT C5
UNIT C1
11' - 3 3/4"

ROOF DECK
RAMP
STAIR #2
STAIR #3
STAIR #4
STAIR #1
UNIT A1

CORRIDOR
117' - 5 3/4" 67' - 8 7/8" 61' - 3" 36' - 8 1/2" 12' - 8" 10' - 0"
295' - 10"
ELEV
#2
ELEV
#1

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 8TH FLOOR
- 50% SETBACK EXHIBIT
A-2.21
1/16" = 1'-0" 1
8TH FLOOR - 50% SETBACK EXHIBIT
SETBACK FRONTAGE CALCULATION:

TOTAL STREET FRONTAGE : 295'-10"
10' SETBACK ABOVE BASE LEVEL LENGTH:
12'-8"+61'-3"+117'-6" = 191'-5"
295'-10" X 50% = 147'-11"
PROVIDED SETBACK LENGTH (191'-5") IS
MORE THAN 50% OF FRONTAGE (147'-11") BY
43'-6".

CURRENT SETBACK IS 64.70% OF
FRONTAGE.
# Description Date

30.243
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"

C D F G H
1 A-3.01

MAX HEIGHT
89' - 0"

LEVEE LEVEL
8' - 0"
2' - 0"
E

LEVEE RETAIL
LEVEL
13' - 0"
5' - 0" 10' - 8"
UNIT C5
UNIT D5 ELECT
UNIT B2
UNIT B2
UNIT B2
UNIT B2
UNIT B2
UNIT D5
UNIT D5
UNIT D5 ELEC
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT C5
UNIT A1 UNIT D4 ELECT
ELEC
ELEC

PARKING PIT
-7' - 6"
81' - 0"
7' - 6"
15' - 0"
89' - 0"
2 A-3.03
A B
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
UNIT A3
UNIT A3
UNIT D5
UNIT D5 ELEC
ELEC UNIT B2
UNIT B2
UNIT C6

STORAGE GARAGE
ROOF

FITNESS
CENTER
UNIT C6
UNIT C5
UNIT C5

LOBBY / LEASING
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"
3 7 11 12 13

MAX HEIGHT
89' - 0" MAX HEIGHT
89' - 0"
3 A-3.01

LEVEE LEVEL
8' - 0"
2 4.2 5.2 6.2 8.2 9.2
2 A-3.01
UNIT D1

ROOF GARDEN
UNIT D5
UNIT D1
UNIT D1
UNIT A3

RESTAURANT /
COMMERCIAL #2

RESTAURANT /
COMMERCIAL #2
UNIT A3 NORTH PRIVATE

COURTYARD
UNIT D5
UNIT D5
UNIT D5
UNIT D5
UNIT D5
UNIT D5
UNIT D5
UNIT A3
UNIT A3
UNIT A3
UNIT A3
PL PL
UNIT D4 UNIT A1

PARKING PIT
-7' - 6"

PUZZLE STACKERS CAR PARKING SYSTEM
4' - 0" 60' - 0"
(E) ADJ. BLDG.
4' - 0" 69' - 0" 15' - 0"4' - 0" 69' - 0"
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
UNIT D1
UNIT D1 UNIT D5
UNIT D5
UNIT D5
UNIT D5
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A3
UNIT A1
GREEN
ROOF
MAINTENANCE GARAGE GARAGE
DOG
WASH

SOUTH PRIVATE

COURTYARD
/ ?

ROOF ROOF
1ST FLOOR
0' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"

C D F H
1 A-3.01

MAX HEIGHT
89' - 0"

LEVEE LEVEL
8' - 0"
E

ROOF GARDEN
UNIT D2
UNIT D2
UNIT D2

RESTAURANT /
COMMERCIAL #2
UNIT D1 UNIT D1
UNIT D1 UNIT D1
UNIT D1 UNIT D1
UNIT D1
UNIT B1
UNIT B1
UNIT B1
UNIT B1
COMMERCIAL #1
STAIR 1

PARKING PIT
-7' - 6"
UNIT D6
UNIT D6
UNIT D6
4' - 0" 73' - 0"
2 A-3.03
A B
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
UNIT D2
UNIT D2
UNIT D1
UNIT D1 UNIT D1
UNIT D1
UNIT B1
UNIT B1
UNIT D6
UNIT D6
UNIT D6
UNIT C2
PL PL
GARAGE
ROOF
B
B
C
C
A A

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 BUILDING SECTIONS
A-3.01
1/16" = 1'-0"
3 SECTION CC EAST-WEST
1/16" = 1'-0" 1

SECTION AA NORTH-SOUTH
1/16" = 1'-0" 2

SECTION BB EAST-WEST
2 2
3 # Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.244
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"

MAX HEIGHT
89' - 0"

LEVEE LEVEL
8' - 0"

LEVEE RETAIL
LEVEL
13' - 0"

PARKING PIT
-7' - 6"
UNIT D6
UNIT D6
UNIT D6
UNIT D6
COMMERCIAL #1
PL
5' - 0" 11' - 0" 9' - 8" 9' - 8" 29' - 0" 9' - 8" 2' - 0" 13' - 0" 7' - 6" 89' - 0"
20' - 3 1/2"
12' - 6 1/8" 7' - 9 3/8"
EDGE
OF
CURB
+/- 49' - 7"

FRONT STREET
(E) PARKING LOT
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
UNIT D6
UNIT D6
UNIT C2

GARAGE -

STREET LEVEL
3' - 6"
ROOF
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"

MAX HEIGHT
89' - 0"

LEVEE LEVEL
8' - 0"

LEVEE RETAIL
LEVEL
13' - 0"

PARKING PIT
-7' - 6"
UNIT A2
UNIT A2
UNIT A2
UNIT A2

EDGE PL
OF
CURB

FRONT STREET
+/- 49' - 7"
(E) PARKING LOT
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
UNIT A2
UNIT A2
UNIT A2

GARAGE -

STREET LEVEL
ROOF

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 STREET SECTIONS
A-3.02
3/32" = 1'-0" 1
STREET 1
3/32" = 1'-0" 2

FRONT STREET
# Description Date

30.245
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"
H G

MAX HEIGHT
89' - 0"

PARKING PIT
-7' - 6"
PL
UNIT B5
UNIT A1
UNIT A1

LOBBY / LEASING
12' - 0 1/2"
14' - 11 3/8"
20' - 10"
6' - 3 1/4"
2' - 10 3/4"
20' - 8" 48' - 4" 15' - 0"
EDGE
OF
CURB
+/- 49' - 7"

FRONT STREET
(E) PARKING LOT
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
UNIT A1
UNIT B5
UNIT A1
UNIT A1
ROOF
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"
1 3 4 5 6 7 8 9 10 11 12 13

MAX HEIGHT
89' - 0"

LEVEE LEVEL
8' - 0"
2 4.2 5.2 6.2 7.2 8.2 9.2

PARKING PIT
-7' - 6"
PL

NORTH PRIVATE

COURTYARD
UNIT D5 UNIT D5
UNIT D1
UNIT D1
UNIT D1
UNIT D1 UNIT D5 UNIT D5 UNIT A3
UNIT D5 UNIT A3 UNIT D5
UNIT D5 UNIT D5 UNIT D5 UNIT D5 UNIT A3
UNIT D5
UNIT D5 UNIT D5 UNIT D5 UNIT D5
UNIT A3
UNIT D4 UNIT D4 UNIT D4 UNIT A1

PVT PATIO
(E) ADJ. BLDG.
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
UNIT D1
UNIT D1
UNIT D5
UNIT D5
UNIT D5
UNIT D5 UNIT D5
UNIT D5 UNIT A3
UNIT D5 UNIT A3
UNIT D5
UNIT D5

ROOF DECK

ROOF ROOF
GARAGE
DOG
WASH
MAINTENANCE

SOUTH PRIVATE

COURTYARD

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 STREET SECTIONS
A-3.03
3/32" = 1'-0" 1
STREET 3
1/16" = 1'-0" 2

SECTION SOQUEL AVE
# Description Date

30.246
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"
13 12 11 10 9 8 7 6 5 4 3 1

MAX HEIGHT
89' - 0"
3 A-3.01

LEVEE LEVEL
8' - 0"

9.2 8.2 7.2 6.2 5.2 4.2 2

LEVEE RETAIL
LEVEL
13' - 0"
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"
1 3 4 5 6 7 8 9 10 11 12 13

MAX HEIGHT
89' - 0"
3 A-3.01

LEVEE LEVEL
8' - 0"
2 4.2 5.2 6.2 7.2 8.2 9.2

LEVEE RETAIL
LEVEL
13' - 0"
2 A-3.01
1 A-3.02
2 A-3.02
1 A-3.03
ZA-2.20
1 4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
8' - 0"
52' - 8"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 EXTERIOR ELEVATIONS
A-4.01
1/16" = 1'-0" 2

EAST - LEVEE SIDE
1/16" = 1'-0" 1

WEST - FRONT STREET
2 2
2 2
2 3
3 # Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.247
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"
1 3 4 5 6 7

MAX HEIGHT
89' - 0"

LEVEE LEVEL
8' - 0"
2 LEVEE RETAIL
LEVEL
13' - 0"

CEMENT PLASTER

HORIZONTAL SIDING

CEMENT PLASTER

HORIZONTAL SIDING

THIN BRICK CEMENT PLASTER
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
3' - 6"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 EXTERIOR ELEVATIONS
A-4.02
1/8" = 1'-0" 1

NORTH-WEST - FRONT STREET SIDE
2 2
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.248
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"
7 8 9 10 11 12 13

MAX HEIGHT
89' - 0"
3 A-3.01

LEVEE LEVEL
8' - 0"

7.2 9.2

LEVEE RETAIL
LEVEL
13' - 0"
2 A-3.02
1 A-3.03

CEMENT PLASTER

THIN BRICK HORIZONTAL SIDING

HORIZONTAL SIDING
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
5' - 0" 11' - 0" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 1' - 3" 8' - 6" 1' - 3" 1' - 3" 8' - 6" 1' - 3"
3' - 6" 26' - 6" 23' - 6" 3' - 6" 17' - 5 1/4" 3' - 6" 12' - 0" 3' - 6" 11' - 0" 6' - 0" 11' - 0" 3' - 6 1/4" 22' - 0" 3' - 9 1/8" 14' - 3 1/4" 3' - 10 1/4" 15' - 5 1/4" 2' - 0"
27' - 11 7/8"
3' - 6"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 EXTERIOR ELEVATIONS
- SOUTH
WEST
- FRONT STREET
A-4.02a
1/8" = 1'-0" 1

SOUTH-WEST - FRONT STREET SIDE
2 2
# Description Date
2 Response to Planning
Review #2
05/18/2022

30.249
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"
C D
F G H

MAX HEIGHT
89' - 0"

LEVEE LEVEL
8' - 0"
C.5 D.8 E

CEMENT PLASTER

HORIZONTAL SIDING HORIZONTAL SIDING

CEMENT PLASTER

CMU RETAINING WALL THIN BRICK GLASS PARTITION
B
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
3' - 6"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 EXTERIOR ELEVATIONS
A-4.03
1/8" = 1'-0" 1

NORTH - SOQUEL AVENUE
2 2
# Description Date
2 Response to Planning
Review #2
05/18/2022

30.250
1ST FLOOR
0' - 0"
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"

H G F D C

MAX HEIGHT
89' - 0"

LEVEE LEVEL
8' - 0"
E D.8 C.5

LEVEE RETAIL
LEVEL
13' - 0"

HORIZONTAL SIDING

CEMENT PLASTER

CMU PLANTER GREEN SCREEN VINE SUPPORT

HORIZONTAL SIDING
B
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"
3' - 6"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 EXTERIOR ELEVATIONS
A-4.03a
1/8" = 1'-0" 1
SOUTH
# Description Date

30.251
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"
13 12 11 10 9 8

MAX HEIGHT
89' - 0"

LEVEE LEVEL
8' - 0"

9.2 8.2

LEVEE RETAIL
LEVEL
13' - 0"
1 A-3.03

HORIZONTAL SIDING

CEMENT PLASTER

GREEN SCREEN VINE SUPPORT METAL RAILING STOREFRONT

CEMENT PLASTER

HORIZONTAL SIDING

CEMENT PLASTER
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 EXTERIOR ELEVATION
A-4.04
1/8" = 1'-0" 1

SOUTH-EAST - LEVEE SIDE
2 3
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.252
2ND FLOOR
15' - 0"
3RD FLOOR
24' - 8"
6TH FLOOR
53' - 8"
7TH FLOOR
63' - 4"
8TH FLOOR
73' - 0"
ROOF
84' - 0"
8 7 6 5 4 3 1

MAX HEIGHT
89' - 0"

8.2 7.2 6.2 5.2 4.2 2

LEVEE RETAIL
LEVEL
13' - 0"
4TH FLOOR
34' - 4"
5TH FLOOR
44' - 0"

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 EXTERIOR ELEVATION
A-4.04a
1/8" = 1'-0" 1

NORTH-EAST - LEVEE SIDE
2 3
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.253

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE 03

PERSPECTIVE FROM SOQUEL
AVENUE
A-4.05
1 PERSPECTIVE FROM SOQUEL AVENUE
# Description Date

30.254

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE 03

PERSPECTIVE FROM CORNER OF

FRONT & SOQUEL
A-4.06
1 PERSPECTIVE FROM CORNER OF FRONT & SOQUEL
# Description Date

30.255

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE 03

PERSPECTIVE FROM RIVER WALK
A-4.07
1 PERSPECTIVE FROM RIVERWALK
# Description Date

30.256

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE 03

PERSPECTIVE FROM FRONT
STREET
A-4.08
1 PERSPECTIVE FROM FRONT STREET
# Description Date

30.257

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE 03

AERIAL PERSPECTIVE OF RIVER

FRONTAGE
A-4.09
1 AERIAL PERSPECTIVE OF RIVER FRONTAGE
# Description Date

30.258

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 NEIGHBORHOOD PERSPECTIVES
A-4.10a
1 01 AERIAL - SOQUEL AVENUE BRIDGE
2 02 STREETVIEW - SOQUEL AVENUE BRIDGE 2
3 03 AERIAL - FRAZIER LEWIS LANE & FRONT STREET
4 04 STREETVIEW - FRAZIER LEWIS LANE & FRONT STREET
# Description Date

30.259

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE 03

NEIGHBORHOOD PERSPECTIVES
A-4.10b
1 05 AERIAL - CATHCART & FRONT STREET
2 06 STREETVIEW - CATHCART ST & FRONT ST
3 07 AERIAL - LAUREL STREET BRIDGE
4 08 STREETVIEW - LAUREL STREET BRIDGE 2
# Description Date

30.260
TS
WM

WM WMWM
WW
W
BFP/DC
BFPBFP
WV
WV
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
LEGEND:

PATH OF TRAVEL FOR 1ST FLOOR COMMERCIAL TRASH TO TRASH ROOM PATH OF TRAVEL FOR 2ND FLOOR COMMERCIAL TRASH TO TRASH ROOM

PATH OF TRAVEL FROM TRASH ROOM TO CURBSIDE COLLECTION
TRASH / RECYCLE 3 YARD COLLECTION BIN

VERTICAL COMMERCIAL TRASH ROUTE

VERTICAL RESIDENTIAL TRASH ROUTE
COMMERCIAL #1

COMPACT

CAR ONLY

LOBBY / LEASING

TRASH RM
31 32
4 3
59 16
44 65
1 ELEC RM

TFMR RM

20.00 15 14 13 12 11 10 6 5 4 3 2
17 18 19 20 21 22 23 24 25 26 27 28 29 30
33 34 35 36
4 0
58 57 56 55 54 53 52 51 50 49 48 47 46 45
60 61 62 63 64
66 67

COMPACT

CAR ONLY

COMPACT

CAR ONLY
41 4
2 STAIR #4
STAIR #1
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
8 CARS
3LPWP
17 CARS
3LPWP
26 CARS
3LPWP
17 CARS
3LPWP
17 CARS
3LPWP
17 CARS
37 38 39
D
E

DICATIO
N
DOG
WASH

STORAGE

STORAGE
MAINTENANCE
GARAGE
(E) ADJ. BLDG.

CORNER
PLAZA

NO PARKING

CAR ONLY

COMPACT
3LPWP
26 CARS
9 8 7
68 69 70

COMPACT

CAR ONLY

COMPACT

CAR ONLY

COMPACT

CAR ONLY

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 REFUSE & RECYCLING PLAN
- FIRST
FLOOR
1/16" = 1'-0" A-5.01 1

REFUSE & RECYCLING PLAN - FIRST FLOOR
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.261
WD
WD
REF.

REF.

WD WD
REF.

WD
REF.

WD
WD
WDWD
REF.

WD
WD
REF.

WD
REF.

WD
WD
REF.

WD
REF.

WD
WDWD
WD
REF.

WD
WD
WD
WD
REF.

WD
REF.

WD
WDWD
WD
WD
TS
WM

WM WMWM
W
W
W
BFP/DC
BFP
BFP
WV
WV

FRONT STREET
S
O
Q
U
E
L
A
V
E
N
U
E
WD

NORTH PRIVATE

COURTYARD
UNIT C1
UNIT A2
UNIT B1
UNIT D3
UNIT D1
UNIT B2 UNIT B1 UNIT B1 UNIT B2

OUTDOOR
LOUNGE

PERSONAL
COMMERCIAL #3 TRAINING

RESTAURANT /
COMMERCIAL #2
UNIT A3
UNIT A3
COMMERCIAL #4
STAIR #2
STAIR #3
STAIR #4
UNIT D6 UNIT D6
UNIT D6
STAIR #1
UNIT B3
UNIT B3
ELEC
UNIT A3
UNIT A3
UNIT A3
UNIT A1
UNIT D5
UNIT D5
UNIT A3
UNIT A3
UNIT D5
UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1 UNIT A1
LOBBY
TRASH
PUBLIC

COURTYARD

PVT PATIO

PUBLIC TERRACE

PLANTER

PLANTER
PLNTR

AMPHITHEATER
PLNTR
UNIT A3
UNIT B4 UNIT A1
LEGEND:

PATH OF TRAVEL FOR 1ST FLOOR COMMERCIAL TRASH TO TRASH ROOM PATH OF TRAVEL FOR 2ND FLOOR COMMERCIAL TRASH TO TRASH ROOM

PATH OF TRAVEL FROM TRASH ROOM TO CURBSIDE COLLECTION
TRASH / RECYCLE 3 YARD COLLECTION BIN

VERTICAL COMMERCIAL TRASH ROUTE

VERTICAL RESIDENTIAL TRASH ROUTE

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 REFUSE & RECYCLING PLAN
- SECOND FLOOR
A-5.02
1/16" = 1'-0" 1

REFUSE & RECYCLING PLAN - SECOND FLOOR
# Description Date

30.262
WD
WD
REF.

REF.

WD WD
REF.

WD
REF.

WD
WD
WDWD
REF.

WD
WD
REF.

WD
REF.

WD
DN
WD
REF.

WD
REF.

WD
WDWD
WD
DN
DN
REF.

WD
WD
WD
WD
REF.

WD
REF.

WD
WDWD
WD
UP
WD
UP
UP
UP
UP
UP
UP
UP
UP
TS
W
M

WM WMWM
W
W
W
BFP/DC
BFP
BFP
WV
WV
WV
WV

FRONT STREET

SOQUEL AVENUE
WD

PLANTER PLANTER
PLNTR
AM
PH
ITH
EATER
PLNTR
2 A-5.03 3
A-5.03
4 A-5.03
4 A-5.03
Sim

METAL LANDSCAPE SCREEN FENCING

ABOVE CMU PLANTER

GLASS RAILING (FRITTED OR UV PATTERNED GLASS)
4 A-5.03
Sim
GATE
GATE
GATE
GATE

RESIDENTIAL

UNIT PATIO

PARKING AT

FIRST FLOOR

ADJACENT

PROPERTY

VARIOUS HEIGHT FROM ADJACENT PROPERTY
4' HEIGHT FROM TOP OF WALL
GLASS RAILING 6' FROM FINISH LEVEL

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE 03

FENCING PLAN - SECOND FLOOR
A-5.03
1" = 20'-0"
1 FENCING PLAN - SECOND FLOOR
1/2" = 1'-0"
2 METAL LANDSCAPE SCREEN ABOVE CMU PLANTER
1/2" = 1'-0"
3 LANDSCAPE GREEN SCREEN FENCING
1/2" = 1'-0"
4 GLASS RAILING TYP.
2 3
# Description Date
2 Response to Planning
Review #2
05/18/2022
3 Response to Planning
Review #3
08/16/2022

30.263

FRONT STREET

SOQUEL AVENUE

FRONT STREET

SOQUEL AVENUE

FRONT STREET

SOQUEL AVENUE

FRONT STREET

SOQUEL AVENUE

FRONT STREET

SOQUEL AVENUE

FRONT STREET

SOQUEL AVENUE

FRONT STREET

SOQUEL AVENUE

FRONT STREET

SOQUEL AVENUE

FRONT STREET

SOQUEL AVENUE

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 SHADOW STUDY
A-5.04
1" = 60'-0" 1
SPRING/FALL EQUINOX SOLAR STUDY (MAR/SEPT 21 - 9AM)
1" = 60'-0" 2
SPRING/FALL EQUINOX SOLAR STUDY (MAR/SEPT 21 - 12PM)
1" = 60'-0"
3 SPRING/FALL EQUINOX SOLAR STUDY (MAR/SEPT 21 - 3PM)
1" = 60'-0" 4
SUMMER SOLSTICE SOLAR STUIDY (JUNE 21 - 9AM)
1" = 60'-0" 5
SUMMER SOLSTICE SOLAR STUIDY (JUNE 21 - 12PM)
1" = 60'-0"
6 SUMMER SOLSTICE SOLAR STUIDY (JUNE 21 - 3PM)
1" = 60'-0" 7
WINTER SOLSTICE SOLAR STUDY (DEC 21ST - 9 AM)
1" = 60'-0" 8
UPPER ROOF - SHADOW STUDY - DEC 21 - 12 PM
1" = 60'-0"
9 WINTER SOLSTICE SOLAR STUDY (DEC 21ST - 3 PM)
2 # Description Date
2 Response to Planning
Review #2
05/18/2022

30.264
C-1 A-3 G A-1 A-4 A-2 A-3 A-2 C-1 A-3 A-2 C-1
D
A-3
E
A-4
F H F
C-1 C-1 A-3

E E F E E
B A-3
A-1
A-3
C-1
A-4
A-3
E
D
A-4
5 J
1 : SHERWIN-WILLIAMS
SW 6249

STORM CLOUD
2 : SHERWIN-WILLIAMS
SW 9137

NIEBLA AZUL
COLORS ARE REFERENCED BY NUMBER:

MATERIALS ARE REFERENCED BY LETTER:

A : CEMENT PLASTER
FINISH : SAND
3 : SHERWIN-WILLIAMS
SW 7757

HIGH REFLECTIVE WHITE
4 : SHERWIN-WILLIAMS
SW 6486

REFLECTING POOL
B : MILLENNIUM FORMS
PRODUCT : LARGE FLAT TILE
MATERIAL : 304 STAINLESS STEEL
COLOR : CHAROCOAL #4 POLISH
B : MILLENNIUM FORMS
(SAME TILE - EXAMPLE

PROJECT)
C : HORIZONTAL CEMENT
FIBER : LAP SIDING
FINISH: SMOOTH
E : EXTERIOR BRICK
PRODUCT : THIN BRICK
MATERIAL : CLAY

COLOR TWO TONE GRAY
F : EXTERIOR BRICK
PRODUCT : THIN BRICK
MATERIAL : CLAY
COLOR : LIGHT GRAY
G : WHITE VINYL WINDOWS
D : MILLENNIUM FORMS
PRODUCT : LARGE FLAT TILE
MATERIAL : 304 STAINLESS STEEL
COLOR : BLUE GREEN BRIGHT
D : MILLENNIUM FORMS
(SAME TILE - EXAMPLE

PROJECT)
H : WOOD LOOK

PORCELAIN TILE
5 : SHERWIN-WILLIAMS
SW 6886

INVIGORATE
J : GATEWAY RIVER WALK

COLUMN LIGHT FIXTUER

SWENSON
Scale:

Date:

Job #:

Sheet
Drawn by:

COPYRIGHT C 2022 530 FRONT STREET SANTA CRUZ, CA 95060
20-9214
JULY 29, 2020
DENSITY BONUS RESUBMITTAL - 3 SET: AUGUST 16, 2022

DM, EY, YM, IL, BN
Consultant:

Revision Schedule: FIVE
03 MATERIALS AND COLORS
A-6.01
1/16" = 1'-0" 1

WEST - FRONT STREET COLORS
1/16" = 1'-0" 2

EAST - ELEVATION COLORS
# Description Date

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ARBORIST REPORTPreliminary Tree Resource Analysis, Construction Impact & Protection Plan for:

Mixed Use Project
530 Front Street, Santa Cruz, CA 95060
May 19, 2019
Revised 3/22/2022
Prepared for:

Swenson Builders
740 Front Street, Suite 135
Santa Cruz, CA 95060
Prepared by:

ISA Certified Arborist WE0681A

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Table of Contents SUMMARY.................................................................................................................................. 1 Background .................................................................................................................... 1 Assignment .................................................................................................................... 2 Limits of the Assignment................................................................................................ 2 Purpose and use of the report ....................................................................................... 2 Resources...................................................................................................................... 2 OBSERVATIONS....................................................................................................................3-7 DISCUSSION ............................................................................................................................. 8 Species List.................................................................................................................... 8 Condition Rating ............................................................................................................ 9 Suitability for Preservation ............................................................................................. 9 Tree Evaluation and Recording Methods ...................................................................... 9 Tree Protection Zone ...................................................................................................10 Critical Root Zone ........................................................................................................10 Root Disturbance Distance…………………………………………………………………11
Construction Impacts to Subject Trees ……….………………..………………………… 11-13 Mitigation Measures for Subject Trees........................................................................13 Tree Protection Specifications..……………………………………………………………14 Replacement Trees...................................................................................................... 15 CONCLUSION…………………………………………………………………………………………..16
RECOMMENDATIONS………………………………………………………………………………...17

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Attachments: Appendix A -G
Appendix A – Tree Assessment Chart
Appendix B – Criteria for Tree Assessment Chart
Appendix C - Tree Location Site Plan Sheet
Appendix D – Glossary of Terms
Appendix E – Bibliography
Appendix F - Tree Protection Guidelines & Restrictions
 Protecting Trees During Construction
 Project Arborist Duties & Inspection Schedule
 Tree Protection Fencing
 Tree Protection Signs
 Monitoring
 Root Pruning
 Tree Work Standards & Qualifications
 City of Santa Cruz Heritage Tree & Shrub Designation
 City of Santa Cruz – Land Use Permits & Findings
Part 21: Watercourse Development Permit
 City of Santa Cruz – Approved Street Tree List
Appendix G - Assumptions & Limiting Conditions

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Tree Resource Analysis & Impact Assessment 530 Front Street Mixed Use Project Page 1

SUMMARY
Revised 3/22/2022
 One of the two street trees inventoried, (Australian willow, T31), has failed after the report was completed, and it has been removed. No other report modifications are needed.
 A six-story, mixed-use building is proposed at 530 Front Street, Santa Cruz.  The existing commercial buildings will be demolished and replaced with a new building.  Thirty-eight trees (25 “protected” & 13 “not protected”), within the project limits were inventoried.
 Except for two street trees and one private tree, all trees within the project limits will be significantly impacted by the project and their removal will be required.  Most of the trees inventoried were in either good or fair condition.  The twenty-five “protected” trees are divided into three categories, including street trees located along Front street, private trees located on the commercial property, and riparian trees located along the river corridor.
 Twenty two of the twenty – five “protected” trees within the project limits, will be significantly impacted by the project and are recommended to be removed.  One of the twenty-five “protected” trees, not significantly impacted, is in poor condition and its removal is recommended.
 Two, One of the twenty –five “protected” trees within the project limits, will not be significantly impacted by the project and their retention is recommended.  Mitigation measures for retained trees are specified and protection methods detailed.  When final construction plans are submitted, additional protection specifications may be required.
 If tree removals are permitted by approval authority, replacement trees will be required.

Background
Plans have been submitted to the City of Santa Cruz Planning Department, for a six -story mixed use building replacing the existing commercial buildings at 530 Front Street, Santa Cruz.

Swenson Builders has requested my services, to assess the condition of 38 trees on or near the project limits, and the construction impacts that may affect them. Further, to provide a report with my findings and recommendations to meet City of Santa Cruz planning requirements.

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Tree Resource Analysis & Impact Assessment 530 Front Street Mixed Use Project Page 2
Assignment
Provide an arborist report that includes an assessment of the trees within the project area. The assessment is to include the species, size (trunk diameter, height and canopy spread), condition (health and structure), and suitability for preservation ratings.

To complete this assignment, the following services were performed:
 Tree Resource Evaluation: Inventory, evaluate and assign suitability for preservation ratings for subject trees. Tag trees with numbered metal tags.
 Plan Review: Reviewed provided plans including: Civil Plan Set by Civil Engineers Associates, Front/Soquel, Mixed Use Project Santa Cruz dated 3/26/2019 & Site Plan by Daniel Sell, Front/Soquel, Mixed Use Project Santa Cruz dated 5/9/2019.  Construction Impact Assessment: Combine tree resource data with anticipated construction impacts, to provide recommendations for removal or retention of trees.  Mapping: Tree canopies were plotted onto: Topographic Map & Existing Conditions by CEA Civil Engineering Associates dated, 3/26/2019.

Limits of the Assignment
The information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection on May 13, 2019.

The inspection is limited to visual examination of accessible items without climbing, dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the trees in questions may not arise in the future.

Purpose and use of the report
The report is intended to identify all the trees within the plan area that could be affected by a project.

The report is to be used by the developer, their agents, and the City of Santa Cruz as a reference for existing tree conditions and to help satisfy the City of Santa Cruz planning requirements.

Resources
All information within this report is based on site plans as of the date of this report.

Resources are as follows:
 Topographic Map & Existing Conditions by CEA Civil Engineering Associates dated, 3/26/2019  Civil Plan Set by CEA Civil Engineering Associates dated, 3/26/2019  Site Plan, First Floor Plan by Daniel Sell, dated 5/9/2019.  Landscape Site Planting Plan by Gregory Lewis, dated 5/15/2019.  Site Visit, Tree Inventory & Condition Evaluation at, 530 Front Street and River Corridor area adjacent to 530 Front Street on May 13, 2019.
 City of Santa Cruz Municipal Code – Chapter 9.56 Preservation of Heritage Trees (applicable sections).
 City of Santa Cruz – Chapter 28.08 Land Use Permits & Findings, Part 21: Watercourse Development Permit (Applicable code attached to appendix of this report)

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Tree Resource Analysis & Impact Assessment 530 Front Street Mixed Use Project Page 3

OBSERVATIONS
The property is located at 530 Front Street, Santa Cruz. The project limits are bordered on the south by an adjacent commercial building and on the north by Soquel Avenue. The project limit to the west is Front Street, and to the east, the riverbank bike path, image #1.

The 38 inventoried trees are located along Front Street (2 street trees), on the existing commercial properties within the project limits (18 trees), or along the riverbank (levee), immediately east of the existing commercial buildings (18 trees). The riverbank trees are classified as riparian trees and populate a portion of the Santa Cruz city river corridor.

Three categories of the 25 “protected” trees were evaluated for the proposed project. Most of the trees were in good or fair condition. One private tree, T49 a liquidambar, was in poor condition due to multiple structural defects, image #2.

Two trees are categorized as “street trees”, according to the City of Santa Cruz Municipal code. The tree species in this group includes, red oak (Quercus rubra) and Australian willow (Geijera parvifolia), images #3 & 4.

Five trees are categorized as private “protected” trees, including two Southern Magnolia (Magnolia grandiflora) image #5, and three Liquidambar (Liquidambar styraciflua).

Eighteen trees are categorized as “riparian, river corridor” and are under jurisdiction of U.S. Army Corps of Engineers, State of California, and the City of Santa Cruz. Seven tree species (primarily natives), comprise this group including, California buckeye (Aesculus californica), Coast Live Oak (Quercus agrifolia), Cork oak (Quercus suber), Poplar (Populus sp), California sycamore (Platanus racemosa), Bigleaf maple (Acer macrophyllum) and Italian Stone pine (Pinus pinea), images #6-8.

The remaining group of trees include thirteen, “not protected” trees located on the commercial property at 530 Front Street.

Image #1 - Proposed Mixed Use Project 530 Front Street – Approximate Project Boundaries (in red).

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Tree Resource Analysis & Impact Assessment 530 Front Street Mixed Use Project Page 4
Image #2 – Tree T49, Liquidambar. Contains multiple structural defects including co-dominant trunks of the same diameter with acute angle of attachment and included bark (blue arrow). These defects combine to prevent development of a strong trunk union. One trunk contains two 8-12” diameter limb tear outs with deadwood (red circles), which the tree has not successfully repaired (callused over) creating a structural weakness that is vulnerable to decay.

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Image #3 – Tree T30 – Red Oak, Street tree located along Front Street.

Image #4 – Tree T31 – Australian Willow, Street tree located along Front Street.

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Image #5 – Tree T32 – Southern Magnolia, One of five “protected” private trees located at 530 Front Street.

Image #6 – Trees T52,T53 & T54 – sycamore, located at the north end of the riverbank area adjacent to 530 Front Street. Tree T52 (circled) on right has significant leaf blight and reduced foliage canopy due to a infestation of the fungal disease anthracnose. Trees T53 and T54 (to left of T52), also infected by anthracnose, but to a lesser degree.

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Tree Resource Analysis & Impact Assessment 530 Front Street Mixed Use Project Page 7
Image #7 – Trees T55 & 56-Coast Live Oak and Tree T57- California Buckeye (circled). View is looking south along bike path.

Image #8 -Tree T59 – Poplar (in foreground), Tree T58 Italian Stone Pine (circled). View is looking north along bike path.

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DISCUSSION
Species List
TOTAL SUBJECT TREES: 38 Trees
Protected: 25
5 Oak (Quercus sp.)
3 Coast Live Oak (Quercus agrifolia)
1 Red Oak (Quercus rubra)
1 Cork Oak (Quercus suber)
3 California Sycamore (Platanus racemosa)
3 California Buckeye (Aesculus californica)
3 Liquidambar (Liquidambar styraciflua)
2 Southern Magnolia (Magnolia grandiflora)
1 Australian Willow (Geijera parviflora)
1 Italian Stone Pine (Pinus pinea)
1 Poplar (Populus sp.)
1 Bigleaf Maple (Acer macrophyllum)
Not Protected: 13
5 Liquidambar (Liquidambar styraciflua)
3 Purple-leaf Plum (Prunus cerasifera ‘Thundercloud’)
2 Evergreen Pear (Pyrus kawakamii)
1 Tree Aloe (Aloe sp.)
1 Holly Oak (Quercus ilex)
1 Mayten (Maytenus boaria)
40%
12%
12%
12%
8%
16%
Chart #1 - Population by Percentage (Protected Trees)
Oak
California Sycamore
California Buckeye
Liquidambar
Southern Magnolia
Other Species

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Tree Resource Analysis & Impact Assessment 530 Front Street Mixed Use Project Page 9
Condition Rating
A trees condition is determined by an assessing both the health and structure, then combining the two factors to reach a condition rating. Tree condition is rated as poor, fair or good. The quantity of trees assigned for each category (good, fair or poor), is indicated below:

Tree Condition Rating
 Good - 26
 Fair - 10
 Poor - 2
Suitability for Preservation
A trees suitability for preservation is determined based on its health, structure, age, species characteristics and longevity using a scale of good, fair or poor. The quantity of trees assigned to each category (good, fair or poor), is listed below.

Suitability Rating
 Good - 27
 Fair – 9
 Poor - 2
Tree Evaluation and Recording Methods
Site evaluations were made on 7/13/2018. The inventory included all trees within the project limits , and five “protected” trees adjacent to, but outside the project limits. The health and structural condition of each tree was assessed and recorded. Based on the trees health and structural condition, each trees suitability for preservation was rated and recorded.

The recorded data is included in the Tree Assessment Chart, Appendix A, of this report. Tree numbers were plotted on the attached Tree Protection Plan sheets. To correlate the data in the Tree Assessment Chart to the tree’s location on the site, refer to the Tree Location Site Plan sheet - Appendix C.

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Tree Resource Analysis & Impact Assessment 530 Front Street Mixed Use Project Page 10
Tree Protection Zone
The tree protection zone (TPZ), is a defined area within which certain activities are prohibited or restricted to minimize potential injury to designated trees during construction.

The size of the optimal TPZ can be determined by a formula based on: 1) trunk diameter 2) species tolerance to construction impacts, and 3) tree age (Matheny, N. and Clark, J 1998). In some instances, tree drip line is used as the TPZ. Development constraints can also influence the final size of the tree protection zone.

Fencing is installed to delineate the (TPZ), and to protect tree roots, trunk, and scaffold branches from construction equipment. The fenced protection area may be smaller than the optimal or designated TPZ area in some circumstances. Tree protection may also involve the armoring of the tree trunk and/or scaffold limbs with barriers to prevent mechanical damage from construction equipment. See Tree Protection Guidelines & Restrictions – Appendix E.

Once the TPZ is delineated and fenced (prior to any site work, equipment and materials move in), construction activities are only to be permitted within the TPZ if allowed for and specified by the project arborist.

Where tree protection fencing cannot be used, or as an additional protection from heavy equipment, tree wrap may be used. Wooden slats at least one inch thick are to be bound securely, edge to edge, around the trunk. A single layer or more of orange plastic construction fencing is to be wrapped and secured around the outside of the wooden slats. Major scaffold limbs may require protection as determined by the City arborist or Project arborist. Straw wattle may also be used as a trunk wrap and secured with orange plastic fencing.

Data has been entered in the Tree Assessment Chart – Appendix A, which indicates the optimal Tree Protection Zone for each tree.

Additional general tree protection guidelines are included in Tree Protection Guidelines & Restrictions – Appendix G.

Critical Root Zone
Critical Root Zone (CRZ) is the area of soil around the trunk of a tree where roots are located that provide critical stability, uptake of water and nutrients required for a tree's survival. The CRZ is the minimum distance from the trunk that trenching that requires root cutting should occur and can be calculated as three to the five times the trunk Diameter at Breast Height (DBH). For example, if a tree is one foot in trunk diameter than the CRZ is three to five feet from the trunk location. We will often average this as four times the trunk diameter or 1ft. DBH = 4ft. CRZ (Smiley, E.T., Fraedrich, B. and Hendrickson, N. 2007).

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Tree Resource Analysis & Impact Assessment 530 Front Street Mixed Use Project Page 11
Root Disturbance Distance
No one can estimate and predict with absolute certainty what distance from a tree, a soil disturbance such as excavation for construction should be, to ensure it will not significantly affect tree stability or health. Or to what degree, (low, moderate or high), a tree might be impacted. There are simply too many variables involved that we cannot see or anticipate. However, three times the D.B.H. (diameter at breast height), is a widely accepted minimum used in the industry for root disturbance, on one side of the trunk, and is supported by several research studies including (Smiley, Fraedich & Hendrickson 2002, Bartlett Tree Research Laboratories). This distance is often used during the design and planning phases of a project in order to estimate root loss due to construction activities. This distance is a guideline only and should be increased for trees with significant leans, decay or other structural problems.

The ISA, International Society of Arboriculture- Root Management (2017) publication recommends, “cutting roots at a distance greater than six times the trunk diameter (DBH) minimizes the likelihood of affecting both health and stability. This recommendation is given further direction by the companion publication, A.N.S.I. (American National Standard) A300 (Part 8)- 2013 Root Management, when roots are cut in a non-selective manner, i.e. in a straight line on one side of a tree. It says, if the cutting is “within six times the trunk diameter (DBH), mitigation shall be recommended”. Further, A.N.S.I. recommends the “minimum distance from the trunk for root cutting should be adjusted according to trunk diameter, species tolerance to root loss, tree age, health and site condition”.

In general, root cutting that occurs at a distance less than six times the diameter of a tree should be undertaken by hand digging and hand (or Sawzall), root pruning. These methods help mitigate root loss impacts.

Construction Impacts to Subject Trees
The impacts from the project are high for 35 of the 38 trees within the project limits, and due to the high impacts the 35 trees will require removal.

One of the three “protected” trees not highly impacted is in poor condition and its removal is recommended.

Two trees, street trees T30 and T31 will be moderately impacted and can be retained. They will be affected by work within their Critical Root Zone, for sidewalk removal and replacement. Root pruning may be required during new sidewalk installation, but impact levels to the two trees can be kept at moderate levels if tree protection measures outlined on page 14 below, and included on the Tree Protection Plan sheets T1 & T2, are followed.

A new 6” sanitary sewer lateral will be installed within 12 feet of tree T31. The trench required for this lateral will be within 10 feet of tree T31. The Critical Root Zone for this tree is between 4.75’ and 7.9’ (3- 5X trunk diameter), from the trunk. The trench will be just outside the critical root zone and tree protection measures will be specified.

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Tree Resource Analysis & Impact Assessment 530 Front Street Mixed Use Project Page 12
Impact Level
Impact level rates the degree a tree may be impacted by construction activity and is primarily determined by how close the construction procedures occur to the tree. Construction impacts are rated as low, moderate, high. The quantity of trees assigned for each category (low, moderate, high), is indicated below:

Impact Rating
 Low - 0
 Moderate – 3
 High - 35
Construction Phases Affecting Subject Trees –
City Street Trees Along Front Street:

Construction phases that will impact trees along Front Street include:

1. Demolition and removal of existing sidewalk and base rock.

2. Installation of new base rock and concrete sidewalk.

3. Installation of new sanitary sewer lateral.

4. Installation of new building.

Private Trees Within Parking Islands & Landscape Beds at 530 Front Street:

Construction phases that will impact private trees include:

1. Installation of new building.

Private Trees Along Soquel Avenue Sidewalk:

Construction phases that will impact private trees include:

1. Installation of new concrete access stairway to new building.

2. Installation of new building.

Riparian Trees along River Corridor:

Construction phases that will impact trees along the River Corridor include:

1. Installation of fill material, new restaurant patio and other site amenities between the new building and the top of the levee (bike path).

2. Installation of retaining wall at the south end of the project limits along the riverbank (levee).

3. Installation of new building.

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Impacts to Subject Trees by Number –
City Street Trees Along Front Street:

1. Demolition and removal of existing sidewalk will impact trees T30 & T31, root zone.

2. Installation of new base rock and concrete sidewalk will impact trees T30 & T31, root zone.

3. Installation of new sewer lateral will impact tree T31, root zone.

4. Installation of new building will impact trees T30 & T31, canopy clearance pruning.

Private Trees Within Parking Islands & Landscape Beds at 530 Front Street:

1. Installation of new building will impact trees T32-T44, entire tree. Trees are within footprint of new building and removal of these trees will be required.

Private Trees Along Soquel Avenue Sidewalk:

1. Installation of new concrete access stairway to new building will impact trees, T45 & T46.

Footing is within 1-2’ and removal of trees will be required.

2. Installation of new building will impact trees T47 & T48. Building footing will be within 2-3’ and removal of trees will be required.

Riparian Trees along River Corridor

1. Installation of fill material between the new building and the top of the levee (bike path) will impact trees T50 – T63, entire tree. Grade will be raised to near or same elevation, as top of levee. Trees are within footprint of grade elevation increase for restaurant patio and other site amenities, and removal of these trees will be required.

2. Installation of retaining wall at the south end of the project limits along the riverbank will impact tree T63 and its removal will be required.

Mitigation Measures for Retained Trees
The trees retained on this project will require the following methods to protect them from the impacts described above and to minimize root or canopy loss during the demolition and construction phases.

Some of the demolition and construction work could affect the critical root zones of selected trees.  Tree Protection Fencing (all retained trees).
 Trunk and scaffold protection wrap (street trees).
 Supervised, selective and non- selective root pruning.  Supervised, targeted canopy clearance pruning.

Tree protection requirements (mitigation methods), listed above are specified on page 14 below. These specifications are included on the attached Tree Protection Plan sheets T1 & T2 and shall become an element of the final plan set.

When final civil drawings are submitted, additional tree protections may be specified in an addendum or revision to this report and included on the Tree Protection Plan sheets T1 & T2.

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Tree Resource Analysis & Impact Assessment 530 Front Street Mixed Use Project Page 14
Tree Protection Specifications & Recommended Sequence
Street Trees along Front Street, Trees T30 – T31

1. Install tree trunk protection as indicated on Sheet T2.

2. Install tree protection fencing as indicated on Sheet T2.

3. Project Arborist shall be notified 48 hours in advance of trenching for new 6” sanitary sewer lateral occurring 12 feet north of tree T31. May require some hand trenching.

4. Project arborist shall be notified 48 Hours in advance, if temporary removal of tree protection fencing to accomplish demolition and/or installation of sidewalk or utility elements is required.

5. Removal of existing concrete sidewalk within the tree protection zone, shall be accomplished with jack hammer equipment and pieces hand loaded.

6. Excavation, root pruning as necessary and forming for new sidewalk/curb and gutter shall be supervised by Project Arborist.

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Replacement Trees
As mitigation for trees removed, replacement trees will be required. The replacement requirements may vary for the category of tree replaced. For this project, the two categories or groups of trees includes the private trees located within the property at 530 Front Street, and the riparian trees along the river corridor. The private trees are regulated by the City of Santa Cruz and the riparian trees are regulated by the U.S. Army Corps of Engineers, State of California and the City of Santa Cruz.

Replacement Trees for Private Trees at 530 Front Street:
 For each tree removed, one replacement tree is required.  Since the new project will include planting new street trees along Front Street, some replacement trees can be included with this group.
 In some situations, the city will provide 15-gallon trees of an approved street tree species.  Replacement trees along Front Street shall be London Plane ‘Columbia’ (Platanus acerifolia ‘Columbia’) or other species as directed by City Forester.  If new street trees are installed, an approved cast iron grate must be installed (Neenah Foundry #8710) with each tree.
 Applicants may elect to pay an in-lieu fee to the tree trust fund of $150 for off- site mitigation. (Contribution to the Tree Trust Fund are used to purchase street trees, trees for projects, etc.)  If the $250.00 refundable bond is placed and the tree(s) are replanted, permittee must contact the City Urban Forester, 831-420-5246 after 3 months of establishment to the $250.00 bond returned. Once the permit is issued there is a 10-day appeal period as required by ordinance before the permit becomes effective.
 If no appeal is filed, the permit is valid for 45 days. Aggrieved parties wishing to appeal approval of a tree permit may submit a tree appeal application and $100 fee to the Parks and Recreation Department.
 If you choose to make a monetary donation to the City’s Tree Trust Fund, your donation is used to purchase street trees to be planted in the City of Santa Cruz.

Replacement Trees for Riparian Trees along River Corridor:

The river corridor area is regulated by multiple agencies including:
 U.S. Army Corps of Engineers
 California Department of Fish and Wildlife – Lake and Streambed Alteration Program  City of Santa Cruz – Chapter 28.08 Land Use Permits & Findings, Part 21: Watercourse Development Permit (Applicable code attached to appendix of this report) The City of Santa Cruz requires replacement trees along the river corridor be a native riparian species and the landscape planting plan for this project includes native trees along the river corridor.

After submittal of development documents for this project is completed, additional specific requirements may be generated by the regulating agencies regarding tree removal and replacement.

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CONCLUSION
Revised 3/22/2022
 One of the two street trees inventoried, (Australian willow, T31), has failed after the report was completed, and it has been removed.
 A six-story, mixed-use building is proposed at 530 Front Street, Santa Cruz.  The existing commercial buildings will be demolished and replaced with a new building.  Thirty-eight trees (25 “protected” & 13 “not protected”), within the project limits were inventoried.
 Except for two street trees and one private tree, all trees within the project limits will be significantly impacted by the project and their removal will be required.  Most of the trees inventoried were in either good or fair condition.  The twenty-five “protected” trees are divided into three categories, including street trees located along Front street, private trees located on the commercial property, and riparian trees located along the river corridor.
 Twenty two of the twenty – five “protected” trees within the project limits, will be significantly impacted by the project and are recommended to be removed.  One of the twenty-five “protected” trees not significantly impacted, liquidambar tree T49, located adjacent to Soquel Avenue, is in poor condition and its removal is recommended.
 Two One of the twenty –five “protected” trees within the project limits, street trees, red oak T30, and Australian willow T31 (dead, removed), located along Front Street, will not be significantly impacted by the project and their retention is recommended.  Mitigation measures for retained street trees, T30 and T31 are specified and protection methods detailed.
 When final construction plans are submitted, additional protection specifications may be required.
 If tree removals are permitted by approval authority, replacement trees will be required.  Regulating agencies for this project include, the U.S Army Corps of Engineers, California State Department of Fish and Wildlife and the City of Santa Cruz.

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RECOMMENDATIONS

1. Obtain all necessary permits prior to removing or significantly altering any trees on site.

2. Remove all trees significantly impacted by the project.

3. Plant one replacement tree for every “protected” private tree removed, including three new street trees along Front Street. The species planted should be London Plane ‘Columbia’ (Platanus acerifolia ‘Columbia’), or other species as directed by City Forester. Install a Neenah Foundry #8710 cast iron grate with each tree.

4. Plant replacement trees for trees removed along the river corridor as directed by the multiple regulating agencies. All replacement trees shall be native riparian species.

5. Ensure that all tree protection requirements for retained trees are executed as specified on Tree Protection Plan sheets T1 & T2.

6. This report is based on preliminary plan sets. Alterations to the site plan may change the evaluations and recommendations contained in this report.

Respectfully submitted,

Kurt Fouts ISA Certified Arborist WE0681A
Kurt Fouts

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Tree # Species
Trunk
Diameter
@ 54
inches
a.g.

Protected
Tree
Crown
Height &
Spread
Health
Rating
Structural
Rating
Suitability for
Preservation
(Based Upon
Condition)
Tree
Protection
Zone (in
feet)
Construction
Impacts (Rating
& Description)
Retention
or
Removal
Code
Comments
T30
red oak
(Quercus rubra ) 9" Yes 28'X12' Good Good Good 10'
Moderate
(Root lossexcavation,
compaction)
R.T.

Street tree. Some root impacts anticipated from
demo/install of new sidewalk.

T31
Australian willow
(Geijera parviflora ) 19" Yes 32'X25' Good Fair Good 14' Moderate
(Root loss -
excavation,
compaction,
Canopy loss -
clearance
pruning)
R.T.

Street tree. 12' from new 6" sanitary sewer lateral. Requires clearance pruning for construction of new building. Some root impacts anticipated from demo/install of new sidewalk.

Roots uplifting existing sidewalk.

T32
Southern magnolia
(Magnolia
grandiflora )
14" Yes 32'X25' Good Good Good 14'
High (Within
foot print of
new building)
R.I.

T33 holly oak
(Quercus ilex ) 7" No 28'x8' Good Fair Good 7'
High (Within
foot print of
new building)
R.I. Pruned to columnar habit.

Page 1 of 7 ends

Santa Cruz City CouncilApril 25, 2023

Santa Cruz City Council
April 25, 2023