Agenda packet — Santa Cruz City Council, October 24, 2023 (part 2 of 5)

The Consultant’s Scope of Work will vary per project and may include the following tasks:
• Regulatory agency negotiation support by Hagar Senior Biologist, • Technical consultations with Hagar Senior Biologist,
• Fish surveys to be conducted by:
o Hagar staff: Senior Biologist, Senior Associate, and Associate Biologist o Confluence Restoration Inc (subcontractor) staff: Senior Scientist and Associate Scientist • Reporting By Hagar Senior Biologist

21.16 City of Santa Cruz Professional Services Agreement for Fisheries Biology Support
October 2023 (Rev Jan 2023) Page 15
EXHIBIT B-1:

HAGAR ENVIRONMENTAL SCIENCE

FEE SCHEDULE
(Fee Schedule Follows)

21.17 21.18
City of Santa Cruz Professional Services Agreement for
Fisheries Biology Support
October 2023 (Rev Jan 2023) Page 16
EXHIBIT B-2:

CONFLUENCE RESTORATION INC (SUBCONTRACTOR)

FEE SCHEDULE
(Fee Schedule Follows)

21.19 Prepared For: Malissa Kaping, City of Santa Cruz Water Department Prepared By: Ryan Yarbrough, Confluence Restoration, Santa Cruz CA Date: August 28, 2023
Fee Schedule 2023-24
Pay Item Schedule
Senior Scientist: $85 per hour
Associate Scientist: $60 per hour
Mileage: Federal rate $.655/mile will be charged for travel.

Materials: a 15% markup will be charged on materials furnished by Confluence.

Confluence Restoration Inc.
721 Seaside St. Santa Cruz, CA 95060 LIC#1064061
Phone (831) 621-8084 Fax (831) 604-9571

21.20 City of Santa Cruz Professional Services Agreement for Fisheries Biology Support
October 2023 (Rev Jan 2023) Page 17
EXHIBIT C: WORK SCHEDULE
Work will be scheduled as needed and will be agreed between the Parties.

21.21 City of Santa Cruz Professional Services Agreement for Fisheries Biology Support
October 2023 (Rev Jan 2023) Page 18
EXHIBIT D: INSURANCE REQUIREMENTS
Consultant shall procure and maintain insurance against claims for injuries to persons or damages to property and otherwise which may arise from or in connection with the performance of the work under this Agreement and the results of that work by Consultant, its agents, representatives, employees, or subcontractors.

A. CERTIFICATE REQUIREMENTS
The City will be issued a Certificate of Insurance (a Memorandum of Understanding will not be accepted) with the following minimum requirements:
• Certificate(s) will show current policy number(s) and effective dates, • Coverage and policy limits will meet, or exceed, requirements below, • The Certificate Holder will be City of Santa Cruz, Risk Management, 1200 Pacific Ave., Suite 290, Santa Cruz, CA 95060,
• Certificate will be signed by an authorized representative, • An endorsement, if required below, will be provided to show the City, its officers, officials, employees, and volunteers as additional insureds, and
• Coverages must be maintained during the term of the Agreement with the City, unless a longer duration is required as specified below.

B. MINIMUM SCOPE AND LIMITS OF INSURANCE
Consultant acknowledges that the insurance coverage and policy limits set forth in this section constitute the minimum amount of coverage required. If Consultant maintains broader insurance coverage and/or higher limits than the minimums shown below, the City of Santa Cruz requires and shall be entitled to the broader insurance coverage and/or higher limits maintained by Consultant. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City of Santa Cruz.

Coverage will be at least as broad as:
• COMMERCIAL GENERAL LIABILITY (CGL): $1,000,000 PER OCCURRENCE; $2,000,000 AGGREGATE Proof of coverage for $1 Million per occurrence and $2 Million in the aggregate including products and completed operations, property damage, bodily injury, personal and advertising injury will be provided on Insurance Services Office (ISO) Form CG 00 01 covering CGL. • PROFESSIONAL LIABILITY (ERRORS AND OMISSIONS): $2,000,000 PER OCCURRENCE OR CLAIM, $2,000,000 AGGREGATE.

Consultant will maintain insurance appropriate to Consultant’s profession; with limit no less than $2,000,000 per occurrence or claim, $2,000,000 aggregate. Insurance must be maintained, and evidence of insurance must be provided for at least five (5) years after date of completion of the services under this Agreement. If coverage is canceled or non-renewed and not replaced with another claims-made policy form with a Retroactive Date prior to the contract effective date or start of work date, Consultant must purchase “extended reporting” coverage for a minimum of five (5) years after completion of the contract of work.
• AUTOMOBILE LIABILITY:

Proof of coverage for $1,000,000 provided on ISO Form Number CA 00 01 covering any auto (Code 1), or if Consultant has no owned autos, hired, (Code 8) and non-owned autos (Code 9), per accident for bodily injury and property damage.

21.22 City of Santa Cruz Professional Services Agreement for Fisheries Biology Support
October 2023 (Rev Jan 2023) Page 19
• WORKERS’ COMPENSATION AS REQUIRED BY THE STATE OF CALIFORNIA, WITH STATUTORY LIMITS, AND EMPLOYER’S LIABILITY INSURANCE: $1,000,000 per accident for bodily injury or disease.

The Worker’s Compensation policy must be endorsed with a waiver of subrogation in favor of the City for all work performed by the Consultant and its employees. (Not required if Consultant provides written verification it has no employees) - If Consultant has no employees, Consultant shall complete and sign a Workers’ Compensation Exemption Declaration and Release of Liability.

C. OTHER INSURANCE PROVISIONS
The insurance policies are to comply with the following provisions:
• ADDITIONAL INSURED STATUS
The City, its officers, officials, employees, agents, and volunteers are to be covered as additional insureds on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of Consultant including materials, parts, or equipment furnished in connection with such work or operations, products and completed operations. General liability coverage will be provided in the form of an endorsement to Consultant’s insurance at least as broad as ISO Form CG 20 10 11 85, or if not available, through the addition of both CG 20 10, CG 20 26, CG 20 33, or CG 20 38; and CG 20 37 (if a later edition is used).
o PRIMARY COVERAGE
For any claims related to this Agreement, Consultant’s and all subcontractor’s insurance coverage will be primary and non-contributory as respects the City, its officers, officials, employees, agents, and volunteers. Any insurance or self-insurance maintained by the City, its officers, officials, employees, agents, or volunteers will be excess of Consultant’s and all subcontractor’s insurance and will not contribute with it.
• NOTICE OF CANCELLATION
Each insurance policy required above shall state that the coverage shall not be canceled, except with notice to the City.
• WAIVER OF SUBROGATION
Consultant hereby grants to the City a waiver of any right to subrogation, except as otherwise not applicable, which any insurer of said Consultant may acquire against the City by virtue of the payment of any loss, including attorney’s fees under such insurance. Consultant agrees to obtain any endorsement that may be necessary to effectuate this waiver of subrogation, but this provision applies regardless of whether or not the City has received a waiver of subrogation endorsement from the insurer. • EXCESS LIABILITY/UMBRELLA INSURANCE POLICIES
Consultant may use excess liability/umbrella policies to meet the required liability limits on the condition that they provide all of the insurance coverages required herein, including, but not limited to, primary and non-contributory, additional insured, Self-Insured Retentions (SIRs), indemnity, and defense requirements. The excess liability/umbrella insurance policies shall be provided on a true “following form” or broader coverage basis, with coverage at least as broad as provided on the underlying CGL insurance. No insurance policies maintained by the additional insureds, whether primary or excess, and which also apply to a loss covered hereunder, shall be called upon to contribute to a loss until the Consultant’s primary and excess liability policies are exhausted.

21.23 City of Santa Cruz Professional Services Agreement for Fisheries Biology Support
October 2023 (Rev Jan 2023) Page 20
• DURATION OF COVERAGE
CGL & Excess Liability/Umbrella policies for any construction related work, including, but not limited to, maintenance, service, or repair work, shall continue coverage for a minimum of 5 years for Completed Operations liability coverage. Such Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of the contract of work. • SELF-INSURED RETENTIONS (SIR)
Self-insured retentions must be declared to and approved by the City. City may require Consultant to purchase coverage with a lower retention or provide proof of ability to pay losses and related expenses.

The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or City.
• ACCEPTABILITY OF INSURERS
Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A: VII, unless otherwise acceptable to the City.
• CLAIMS MADE POLICIES
If any of the required policies provide coverage on a claims-made basis:

1. The Retroactive Date must be shown and must be before the date of the contract or the beginning of contract work.

2. Insurance must be maintained, and evidence of insurance must be provided for at least five (5) years after completion of the contract of work.

3. If coverage is canceled or non-renewed, and not replaced with another claims-made policy form with a Retroactive Date prior to the contract effective date, the Consultant must purchase “extended reporting” coverage for a minimum of five (5) years after completion of contract work. • VERIFICATION OF COVERAGE
Consultant will furnish the City with original Certificates of Insurance including all required amendatory endorsements (or copies of the applicable policy language effecting coverage required by this clause) and a copy of the Declarations and Endorsement Page of the CGL policy (and CPL, automobile and any Excess Liability/Umbrella policies, as applicable) listing all policy endorsements to be approved by the City before work commences. However, failure to obtain the required documents prior to the work beginning will not waive the Consultant’s obligation to provide them. The City reserves the right to require complete, certified copies of all required insurance policies, including endorsements required by these specifications, at any time.

D. SUBCONTRACTORS
Consultant shall include their subcontractor(s) as additional insured(s) under the policies or shall furnish separate certificates and endorsements for each contractor and subcontractor. Consultant shall require and verify that all contractors and subcontractors maintain insurance meeting all the requirements stated herein, and Consultant shall ensure that City, its officers, officials, employees, agents, and volunteers are named as additional insureds on insurance required from its contractor(s) and subcontractor(s).

E. SPECIAL RISKS/CIRCUMSTANCES
City reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other special circumstances and provide notice to Consultant.

21.24 City Council

AGENDA REPORT
DATE: 10/03/2023
AGENDA OF: 10/24/2023
DEPARTMENT: Economic Development and Housing
SUBJECT: Tax Equity and Fiscal Responsibility Act (TEFRA) Hearing for Approval of the California Municipal Finance Authority for Issuance of Tax-Exempt Bonds for the Benefit of the Sycamore Street Commons and La Playa Residential Affordable Housing Projects (ED)
RECOMMENDATION: Motion to:
1) Conduct the public hearing under the requirements of the Tax Equity and Fiscal Responsibility Act (TEFRA) and the Internal Revenue Code of 1986, as amended (the “Code”); and
2) Adopt a resolution to approve the issuance of Tax-Exempt Revenue Bonds by the California Municipal Finance Authority (“CMFA”) for the benefit of Mercy Housing California 72, L.P., a California limited partnership, or another entity to be established by Mercy Housing California or an affiliate thereof (collectively, the “Borrower”), in an amount not to exceed thirty million dollars ($30,000,000) to provide financing for Sycamore Street Commons and La Playa Residential (the “Project”), such adoption is solely for the purposes of satisfying the requirements of TEFRA, the Code, and the California Government Code Section 6500.

BACKGROUND: Mercy Housing California 72, L.P. (the “Borrower”) has acquired and is in the process of rehabilitating, improving and equipping the Sycamore Street Commons property located at 125 Sycamore Street and the La Playa property located at 216 Leibrandt Avenue, both in the City of Santa Cruz, using tax-exempt bonds as financing (the “Project”). The Sycamore Project includes 60 rental housing units providing housing to large-family low-income and below households and the La Playa Project includes 8 rental housing units for low-income and below families. The Project is income and rent restricted for tenants between 25% and 60% of the Area Median Income. The Project intends to both improve the quality of housing provided by the properties and protect residents most vulnerable from displacement. The Sycamore Project was built in 1996-1998 and the La Playa Project was built in 1994 and both properties are in need of material upgrades to major systems and unit interiors.

The major source of funding for these material upgrades will be from the federal Low Income Housing Tax Credit Program which involves issuance of bonds. The Owner has not asked for City financial assistance other than continued subordination of the outstanding loans to senior lenders (same as the existing loan structure further defined below) to accommodate the issuance of the bond funds. The Owner has requested that the California Municipal Finance Authority

22.1 (“CMFA”) act as its issuer of the tax-exempt revenue bonds in an aggregate principal amount not to exceed $30,000,000. As part of this transaction, ownership will be under Mercy Housing California 72, L.P., a California limited partnership (the “Borrower”). The Sycamore property will be allocated no more than $24,640,000 and the La Playa property will be allocated no more than $5,360,000.

Following a similar process as the 100% affordable Water Street Apartments, CMFA would issue the tax-exempt revenue bonds. The CMFA was created on January 1, 2004 pursuant to a joint exercise of powers agreement to promote economic, cultural and community development, through the financing of economic development and charitable activities throughout California.

To date, over 350 municipalities, including the City of Santa Cruz, have become members of CMFA. The CMFA was formed to assist local governments, non-profit organizations and businesses with the issuance of taxable and tax-exempt bonds aimed at improving the standard of living in California. The CMFA’s representatives and its Board of Directors have considerable experience in bond financings. No liability for debt repayment is attributed to the City as the local government agency.

Mercy Housing California (“MHC”) is a national affordable housing developer who provides “service enriched” housing programs to over 20,000 low-income residents across the state. MHC serves as managing general partner and provides access to resources for residents at the Properties. This housing model is based on the concept of providing programs and services that meet the diverse but specific needs of resident populations. These services provide the resources and support necessary for extremely low-, very low-, and low-income residents to improve their lives. Sample programs include health and wellness programs, after school enrichment, financial stability resources and community empowerment opportunities. The apartments are managed by MHC, who have experience managing 155 rental properties with over 20,000 residents in California.

In June 2022 the Borrower acquired and began rehabilitation activities on the Project, which will remain as two 100% deed restricted affordable housing properties reserving homes for low-, very low- and extremely-low income residents. A regulatory agreement for each property was recorded at closing which will be in place for at least a 57-year term in addition to the affordability deed restriction in perpetuity.

Prior to the close of construction financing in June 2022, the City had multiple ongoing agreements for both properties. The Sycamore property had over approximately $1 million in outstanding loans with the City of Santa Cruz, and the La Playa property had over approximately $450,000 in outstanding loans with the City. These loans were consolidated at construction loan closing and the terms extended. The City also agreed to subordinate the outstanding loans to senior lenders (same as the existing loan structure) to accommodate the issuance of the bond funds. By utilizing the tax-exempt bonds paired with Low Income Housing Tax Credits, the buyer was able to begin substantial rehab of the properties with much needed improvements.

DISCUSSION: In order for all or a portion of the Bonds to qualify as tax-exempt bonds, the City of Santa Cruz must conduct a public hearing (the “TEFRA Hearing”) providing for the members of the community an opportunity to speak in favor of or against the use of tax-exempt bonds for the financing of the Project. A TEFRA Hearing was held on April 12, 2022 prior to the initial bond allocation for the Project. The purpose of this October 24, 2023 TEFRA Hearing is

22.2 for the allocation of additional bonds to the Project to cover additional rehabilitation costs encountered during the course of construction.

Prior to such TEFRA Hearing, reasonable notice must be provided to the members of the community. Following the close of the TEFRA Hearing, an “applicable elected representative” of the governmental unit hosting the Project must provide its approval of the issuance of the Bonds for the financing of the Project. This October 24, 2023 City Council meeting has been duly noticed as that TEFRA hearing.

Staff recommends that the City Council adopt a resolution approving the issuance of tax-exempt revenue bonds of up to $30,000,000 to the Borrower, Mercy Housing, by CMFA for the purpose of assisting in the implementation of the Project. The Bonds to be issued by the CMFA for the Project will be the sole responsibility of the Borrower, and the City will have no financial, legal, moral obligation, liability or responsibility for the Project or the repayment of the Bonds for the financing of the Project. All financing documents with respect to the issuance of the Bonds will contain clear disclaimers that the Bonds are not obligations of the City or the State of California but are to be paid for solely from funds provided by the Borrower.

The Board of Directors of the California Foundation for Stronger Communities, a California non-profit public benefit corporation (the “Foundation”), acts as the Board of Directors for the CMFA. Through its conduit issuance activities, the CMFA shares a portion of the issuance fees it receives with its member communities and donates a portion of these issuance fees to the Foundation for the support of local charities. With respect to the City of Santa Cruz, $13,337.33 was granted by the CMFA to the City’s Affordable Housing Trust Fund upon the original financing closing.

The City is also being requested to continue to subordinate the outstanding loans to senior lenders (same as the existing loan structure) to accommodate the issuance of the bond funds.

FISCAL IMPACT: There will be no negative fiscal impact to the City. As stated above, the bonds to be issued by the CMFA for the Project will be the sole responsibility of the Borrower, and the City will have no financial, legal, moral obligation, liability or responsibility for the Project or the repayment of the bonds for the financing of the Project. The City Affordable Housing Trust Fund is expected to receive a portion of the issuance fee estimated at $1,345 to be granted by CMFA which will be deposited into the City’s Affordable Housing Trust Fund upon the financing closing.

Prepared By:

Jessica de Wit
Housing and Community
Development Manager
Submitted By:

Bonnie Lipscomb
Director of Economic
Development and Housing
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

1. RESOLUTION.DOC

22.3 RESOLUTION NO. NS-30,

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ APPROVING A

PLAN OF FINANCE FOR THE ISSUANCE OF REVENUE BONDS IN ONE OR MORE

SERIES BY THE CALIFORNIA MUNICIPAL FINANCE AUTHORITY IN AN AGGREGATE PRINCIPAL AMOUNT NOT TO EXCEED $30,000,000 TO FINANCE TWO

AFFORDABLE MULTI-FAMILY RENTAL HOUSING FACILITIES FOR THE BENEFIT OF MERCY HOUSING CALIFORNIA 72, L.P. AND/OR MERCY HOUSING CALIFORNIA (OR

AN AFFILIATE OF EITHER), AND CERTAIN OTHER MATTERS RELATING THERETO WHEREAS, Mercy Housing California 72, L.P., a California limited partnership, or another entity to be established by Mercy Housing California or an affiliate thereof (collectively, the “Borrower”), has requested that the California Municipal Finance Authority (the “Authority”) issue one or more series of revenue bonds in an aggregate principal amount not to exceed $30,000,000 (the “Bonds”) for the acquisition, rehabilitation, improvement and equipping of two separate affordable multifamily rental housing facilities located in the City of Santa Cruz, California (the “City”), including (i) a 60-unit rental facility providing housing to large-family low-income and below households at 125 Sycamore Street, for which Bonds in an amount not to exceed $24,640,000 will be allocated, and (ii) an eight-unit rental facility providing housing to low-income and below families at 216 Leibrandt Avenue, for which Bonds in an amount not to exceed $5,360,000 will be allocated, both to be owned and/or operated by the Borrower (the “Project”); and
WHEREAS, the City is a member of the Authority; and
WHEREAS, pursuant to Section 147(f) of the Internal Revenue Code of 1986 (the “Code”), the issuance of the Bonds by the Authority must be approved by the City because the Project is located within the territorial limits of the City; and
WHEREAS, the City Council of the City (the “City Council”) is the elected legislative body of the City and is one of the “applicable elected representatives” required to approve the issuance of the Bonds under Section 147(f) of the Code; and WHEREAS, the Authority has requested that the City Council approve the issuance of the Bonds by the Authority in order to satisfy the public approval requirement of Section 147(f) of the Code and the requirements of Section 4 of the Joint Exercise of Powers Agreement Relating to the California Municipal Finance Authority, dated as of January 1, 2004 (the “Agreement”), among certain local agencies, including the City; and
WHEREAS, pursuant to Section 147(f) of the Code, the City Council has, following notice duly given, held a public hearing regarding the issuance of the Bonds, and now desires to approve a plan of finance for the issuance of the Bonds in one or more series by the Authority; NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Santa Cruz as follows:

1. The foregoing recitals are true and correct.

22.4 2. The City Council hereby approves a plan of finance for the issuance of the Bonds in one or more series by the Authority in an amount not to exceed $30,000,000, to be allocated among the Project sites as provided above. It is the purpose and intent of the City Council that this resolution constitute approval of a plan of finance for the issuance of the Bonds in one or more series by the Authority, for the purposes of (a) Section 147(f) of the Code by the applicable elected representative of the governmental unit having jurisdiction over the area in which the Project is located, in accordance with said Section 147(f) and (b) Section 4 of the Agreement.

3. The officers of the City are hereby authorized and directed, jointly and severally, to do any and all things and to execute and deliver any and all documents which they deem necessary or advisable in order to carry out, give effect to and comply with the terms and intent of this resolution and the financing transaction approved hereby.

4. The Clerk shall forward a certified copy of this Resolution to the Authority in care of its counsel:

Ronald E. Lee, Esq.

Jones Hall, APLC
475 Sansome Street, Suite 1700
San Francisco, CA 94111

5. This resolution shall take effect immediately upon its adoption.

PASSED AND ADOPTED this 24th day of October, 2023 by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED:

Fred Keeley, Mayor
ATTEST:

Bonnie Bush, City Clerk Administrator

22.5 City Council

AGENDA REPORT
DATE: 10/03/2023
AGENDA OF: 10/24/2023
DEPARTMENT: Economic Development and Housing
SUBJECT: Mission Gardens Apartments Amendment to HOME Investment Partnership Regulatory Agreement and Assumption Agreements (ED) RECOMMENDATION: Motion to adopt a resolution to:
1) Authorize the City Manager to execute any and all amendments necessary, in a form to be approved by the City Attorney, to change the Managing Agent from John Stewart Company to Rose Community Management LLC including but not limited to Exhibit D of the HOME Investment Partnership Regulatory Agreement, upon close of escrow should Rose Affordable Housing Preservation Fund V Mission Gardens L.P. take ownership of the property located at 90 Grandview Street; and
2) Authorize the City Manager to execute any and all agreements necessary, in a form to be approved by the City Attorney, for Rose Affordable Housing Preservation Fund V Mission Gardens, L.P. to assume all existing affordability requirements currently recorded against 90 Grandview Street and extend the City Redevelopment Agency affordability requirements in perpetuity.

BACKGROUND: In March 2008, the City Council acting in its capacity as the Redevelopment Agency approved a Loan Agreement with Mission Gardens Affordable, L.P. (MGA), in the amount of $1,500,000 to assist in the acquisition of a 50-unit Section 8 Preservation Project at 90 Grandview Street. This Loan Agreement was funded by the Redevelopment Agency (RDA). In February 2009, the RDA approved the restructuring of the loan and approved two loans to MGA to facilitate the acquisition and rehabilitation of Mission Gardens Apartments (Mission Gardens), a 50-unit residential rental project at 90 Grandview Street affordable to persons and families of low and very low-income levels. MGA has maintained ownership of the property since that time, and now wishes to sell Mission Gardens to Rose Affordable Housing Preservation Fund V Mission Gardens L.P. (RAHPFV). As part of the transaction, MGA will pay off the outstanding HOME Investment Partnership Program (HOME) and Redevelopment Agency (“RDA”) loans, plus any outstanding interest upon the close of escrow. As a result, the property will no longer have any outstanding loans with the City.

A RDA loan in the amount of $460,000 was executed on April 9, 2009 at 3% simple interest with principal and interest due upon sale or 55 years. The RDA Affordability Period runs until April 9, 2064, and requires 50 rental units to be available at an affordable rent to persons and families of low and very low-income levels; 15 units are restricted to very low income (income

23.1 does not exceed 50% of the Area Median Income) and 35 units are restricted to low income (income does not exceed 60% of the Area Median Income). The current amount of the RDA loan is approximately $488,059.13, of which $460,000.00 is principal and $ 28,059.13 is accrued interest (accrued through September 30, 2023). The loan principal and interest will be due upon close of escrow, currently estimated to be mid-October, and the City will calculate the exact amount due upon close of escrow.

A HOME loan in the amount of $1,260,000 was executed on April 9, 2009 at 3% simple interest with principal and interest due at the earlier of (i) the sale of the Project or Property by Borrower, (ii) 55 years after the date of the execution of the Home Promissory Note or (iii) the occurrence of an Event of Default that is not cured within the specified cure period. The HOME Affordability Period runs until May 26, 2025 and requires 11 fixed HOME-Assisted units to be restricted to Low HOME Rent and Income levels. The current amount of the HOME loan is approximately $1,378,651.76, of which $1,290,000.00 is principal and $88,651.76 is accrued interest (accrued through September 30, 2023). The loan principal and interest will be due upon close of escrow, currently estimated to be mid-October, and the City will calculate the exact amount due upon close of escrow.

In addition to the two City loans (HOME & RDA), MGA also received funding from the California Debt Limits Allocation Committee (CDLAC) in the form of tax-exempt mortgage revenue bonds, the Federal Office of Housing and Urban Development (HUD) in the form of a conventional loan secured by Project-Based Section 8 rental assistance funds, and Low-Income Housing Tax Credits (Tax Credits) funding automatically awarded by the Tax Credit Allocation Committee (TCAC).

RAPFV is currently working with HUD on approvals and funding to complete the rehabilitation of all units in the project. Most of the units can be rehabbed while the tenants remain on site and in their units, while 3 of the units will require temporary relocation for approximately 12 weeks due to more extensive Americans with Disability Acts (ADA) improvements that will better serve the tenants in those specified units. RAHPFV is working with the 3 tenant households to find well-suited accommodations while the ADA improvements are completed.

DISCUSSION: Should the sale take place, the affordability provisions of the HOME and RDA Regulatory Agreements shall be assigned to the buyers and they have agreed to extend the affordability terms of the RDA Agreement "in perpetuity" as further explained below.

The RDA Affordability Agreement restricts the sale of the property without the City’s approval.

Article 4 of the RDA Agreement explicitly states that sale is prohibited without City approval, which shall not be unreasonably withheld provided that: (1) the Borrower delivers written notice to the Agency requesting such approval, (2) the proposed assignee or transferee possesses comparable operational experience and capability, and comparable net worth and resources, as the proposed transferor or assignor, and (3) the assignee or transferee assumes the obligations of the Borrower under the Agreement in a form which is reasonably acceptable to the Agency. Such notice shall be accompanied by evidence regarding the proposed assignee’s or purchaser’s qualifications and experience and its financial commitments and resources sufficient to enable the Agency to evaluate the proposed assignee or purchaser. Should the sale take place, the affordability terms will remain in full force as per the RDA Agreement Section 9, which states that the affordability commitments run with the land and because the buyer will assume the obligations of the Agreement in the form of an Assignment. Over and above assuming the

23.2 existing RDA affordability terms, RAHPFV has agreed to extend the affordability terms of the RDA Agreement “in perpetuity” as this aligns with their mission to preserve affordable housing.

The HOME Regulatory Agreement also restricts the sale of the property without the City’s approval. Pursuant to the terms of the Agreement Article VIII, the City is required to determine whether: (1) the current owner is in compliance with the Agreement, (2) the successor-in-interest agrees to assume all obligations pursuant to the Agreement and the HOME program, (3) the successor-in-interest demonstrates to the City’s satisfaction that the project and the HOME assisted units will be owned and operated in compliance with all HOME requirements, and (4) any terms of the sale shall not threaten the City’s security or the successor’s ability to comply with all HOME program requirements. To ensure that the buyer will assume all obligations pursuant to the HOME agreement, the buyer, RAHPFV, is prepared to enter into a formal assignment of the HOME Regulatory Agreement. The affordability terms may remain in place because the buyer must agree to assume all obligations pursuant to Article VIII of the HOME Agreement and because the buyer will enter into a formal Assignment of the HOME Regulatory terms. The affordability term for the HOME Regulatory Agreement will not be extended in perpetuity as this could unintentionally block RAHPFV from applying for future City HOME funding for the project that would impose new affordability terms.

RAHPFV also wishes to change the Managing Agent listed in the HOME Regulatory Agreement from John Stewart Company to Rose Community Management LLC (“RCM”). RCM was established in 2001 and manages a portfolio of over 12,000 units of affordable and tax credit units in 11 states, 1,483 of those units being in California. The average project occupancy rate in California is 99% and 97.8% nationwide.

Staff has reviewed materials provided by the buyer, RAHPFV, and has determined that the above requirements have been satisfied to approve the sale of the property provided that the buyers formally accept Assignment of both HOME and RDA Agreements. Staff recommends approving the sale of the Mission Gardens Apartments property to RAHPFV, assigning the HOME and RDA Agreements to the buyers, and extending the RDA affordability requirements in perpetuity.

Staff also recommends amending the HOME Regulatory Agreement to change the Managing Agent listed in the HOME Regulatory Agreement from John Stewart Company to RCM.

FISCAL IMPACT: As the sale of this property will result in loan repayments of approximately $1,378,651.76 in HOME funds and $488,059.13 in RDA funds, these funds would be available for reuse and reprogramming in future years and will be deposited in the City's Affordable Housing Trust Fund. Pending the final close of escrow date, these amounts may be higher.

Prepared By:

Jessica de Wit
Housing & Community
Development Manager
Submitted By:

Bonnie Lipscomb
Director of Economic
Development and Housing
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

1. RESOLUTION.DOCX

23.3 RESOLUTION NO. NSRESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ TO AUTHORIZE THE CITY’S AGREEMENTS PERTAINING TO HOME INVESTMENT

PARTNERSHIP LOAN DOCUMENTS AND AGREEMENTS AND REDEVELOPMENT

AGENCY LOAN DOCUMENTS AND AGREEMENTS AND EXECUTE ANY AND ALL

AGREEMENTS NECESSARY FOR ROSE AFFORDABLE HOUSING PRESERVATION FUND V MISSION GARDENS, L.P. TO ASSUME ALL EXISTING AFFORDABILITY REQUIREMENTS CURRENTLY RECORDED AGAINST 90 GRANDVIEW STREET WHEREAS, by Redevelopment Agency Resolution No. 1417, adopted at the March 25, 2008 joint City Council/Redevelopment Agency meeting, the City Council of the City of Santa Cruz (Council) authorized the Executive Director of the Economic Development/Redevelopment Agency to enter into a Loan Agreement with Mission Gardens Affordable, L.P. (MGA) in the amount of $1,500,000 to assist in the acquisition of a 50-unit Section 8 Preservation Project at 90 Grandview Street; and
WHEREAS, by Resolution No. NS-28,017, adopted at the February 24, 2009 joint City Council/Redevelopment Agency meeting, the Council approved amending the 2008-2009 Annual Action Plan (AAP) to reprogram HOME Investment Partnership Program (HOME) funds for acquisition and rehabilitation of 11 units in the Mission Gardens Apartments, authorized the City Manager to submit the amended AAP to the Federal Housing and Urban Development Department (HUD), directed the City Manager to enter into HOME Loan and Regulatory Agreements with MGA for a loan in the amount of up to $1,290,000, directed the Executive Director of the Redevelopment Agency to amend the Loan Agreement by and between the Redevelopment Agency of the City of Santa Cruz and MGA, reducing funding to the amount required to achieve a total of $1,750,000 of HOME and Agency funding, and adopted Redevelopment Agency Resolution No. 1444 approving the budget adjustment for the RDA funds; and WHEREAS, MGA has maintained ownership of Mission Gardens Apartments from 2009 and now wishes to sell the property to Rose Affordable Housing Preservation Fund V Mission Gardens L.P. (RAHPFV); and
WHEREAS, the recorded HOME Loan and Regulatory Agreements restrict the sale of the property without the City’s approval, and the City has performed a review of the HOME terms for sale including: (1.) the current owner is in compliance with the agreement, (2.) the successor-ininterest agrees to assume all obligations pursuant to the agreement and the HOME program, (3.) the successor-in-interest demonstrates to the City’s satisfaction that the project and the HOME assisted units will be owned and operated in compliance with all HOME requirements, and (4.) any terms of the sale shall not threaten the City’s security or the successor’s ability to comply with all HOME program requirements; and
WHEREAS, the recorded Redevelopment Agency Loan and Regulatory Agreements restrict the sale of the property without the City’s approval, and the City has performed a review of the Redevelopment Agency terms for sale including: (1.) the Borrower delivers written notice to the Agency requesting such approval, (2.) the proposed assignee or transferee possesses

23.4 comparable operational experience and capability, and comparable net worth and resources, as the proposed transferor or assignor, and (3.) the assignee or transferee assumes the obligations of the Borrower under the Agreement in a form which is reasonably acceptable to the Agency; and WHEREAS, no HOME or Redevelopment Agency Loan and Regulatory Agreement terms were unmet or met insufficiently; and
WHEREAS, MGA would like to pay off the outstanding HOME and Redevelopment loans plus any outstanding interest through this acquisition.

NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Santa Cruz does hereby authorize the City Manager to:

1. Execute any and all amendments necessary, in a form to be approved by the City Attorney, to change the Managing Agent from John Stewart Company to Rose Community Management LLC including but not limited to Exhibit D of the HOME Investment Partnership Regulatory Agreement, upon close of escrow should Rose Affordable Housing Preservation Fund V Mission Gardens L.P. take ownership of the property located at 90 Grandview Street; and

2. Execute any and all agreements necessary, in a form to be approved by the City Attorney, for Rose Affordable Housing Preservation Fund V Mission Gardens L.P. to assume all existing affordability requirements currently recorded against 90 Grandview Street and extend the City RDA affordability requirements in perpetuity.

PASSED AND ADOPTED this 24th day of October, 2023 by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED:

Fred Keeley, Mayor
ATTEST:

Bonnie Bush, City Clerk Administrator

23.5 City Council

AGENDA REPORT
DATE: 10/04/2023
AGENDA OF: 10/24/2023
DEPARTMENT: City Manager
SUBJECT: Housing and Urban Development (HUD) Pathways to Removing Obstacles to Housing Grant Program: Authorization for Application, Acceptance, and Appropriation of Grant Funds for Preserving and Promoting Housing Affordability and Climate Resilience in Front Line Communities of Santa Cruz, CA (CM)
RECOMMENDATION: Resolution authorizing the City Manager to apply for, accept, and appropriate funds from the Housing and Urban Development (HUD) Pathways to Removing Obstacles to Housing Grant Program to carry out a project entitled “Preserving and Promoting Housing Affordability and Climate Resilience in Front Line Communities of Santa Cruz, CA.” BACKGROUND: Pathways to Removing Obstacles to Housing (PRO Housing) is authorized and funded by the Consolidated Appropriations Act, 2023 (Public Law 117-328, approved December 29, 2022) (Appropriations Act). Congress has directed HUD to undertake a competition using the Community Development Block Grant (CDBG) statutory and regulatory framework. Under this program, HUD will provide PRO Housing grants to identify and remove barriers to affordable housing production and preservation. Grantees may use awards to further develop, evaluate, and implement housing policy plans, improve housing strategies, and facilitate affordable housing production and preservation. Eligible applicants are local and state governments, metropolitan planning organizations and multi-jurisdictional entities. HUD has six goals for this competition:

1. Fairly and effectively award the PRO Housing grant funding;

2. Elevate and enable promising practices dedicated to identifying and removing barriers to affordable housing production and preservation, while preventing displacement;

3. Institutionalize state and local analysis and implementation of effective, equitable, and resilient approaches to affordable housing production and preservation;

4. Provide technical assistance to help communities better fulfill the Consolidated Plan’s requirement of identifying barriers to affordable housing and implementing solutions to address those barriers;

5. Affirmatively further fair housing by addressing and removing barriers that perpetuate segregation, barriers that inhibit access to well-resourced areas of opportunity for protected class groups and vulnerable populations, and barriers that concentrate affordable housing in underresourced areas;

6. Facilitate collaboration and harness innovative approaches from jurisdictions, researchers, advocates, and stakeholders;

24.1 This program makes available approximately $85,000,000 for the identification and removal of barriers to affordable housing production and preservation.

HUD will prioritize applicants that demonstrate: (1) progress and a commitment to overcoming local barriers to facilitate the increase in affordable housing production and preservation; and (2) an acute demand for housing affordable to households with incomes below 100 percent of the area median income. If applicable, proposals should also explain how the funds would be used to identify and remove barriers to affordable housing in a manner that affirmatively furthers fair housing by expanding access to housing opportunities in well-resourced areas for protected class groups.

HUD will also prioritize applicants that demonstrate a commitment and ability to identify and remove barriers to (1) expanding affordable housing in a manner that would promote desegregation; (2) expanding affordable housing in well-resourced areas of opportunity for protected class groups that have systematically been denied equitable access to such areas; or (3) deconcentrating affordable housing and increasing housing choice.

DISCUSSION: The City of Santa Cruz (City) is widely recognized as one of the least affordable housing markets in the nation. The Beach Flats frontline neighborhood and surrounding opportunity zones are situated in the Coastal Zone and home to a large proportion of the City’s low- to moderate-income and minority households.

The City is on the HUD priority geography list for two factors: 1) Housing Problems Factor is a measure of widespread housing cost burden or substandard housing. 2) Offpace Factor is a measure of affordable housing not keeping pace with population. The Preserving and Promoting Housing Affordability and Climate Resilience in Front Line Communities of Santa Cruz, CA project includes four interconnected elements to address these challenges focused on the frontline Beach Flats neighborhood:

1. Completing the Riverside Avenue Resiliency, Beautification and Active Transportation project,

2. Producing an Anti-Displacement Policy Evaluation and Roadmap,

3. Producing an Affordable Housing Decarbonization Roadmap, and

4. Standing up, seeding and creating a sustainable funding mechanism for an Affordable Housing and Climate Resilience Fund to help address the urgent need for sustainable resources for affordable housing production, preservation, and efficiency and resiliency upgrades, as well as appropriate tenant protection resources.

This project addresses the severe challenges facing the Beach Flats neighborhood as a baseline for addressing housing insecurity, decarbonizing the historical housing stock, and moderating demand pressures by promoting the preservation and production of affordable housing citywide.

Community partners that will deliver critical components of this project include:
• Community Bridges, neighborhood anchor community benefit organization (CBO), will facilitate engagement with residents and participate in project advisory group; • Regeneración of Pajaro Valley, Central Coast Energy Services and Ecology Action will address climate justice and participate in the project advisory group. • Ventures, Community Action Board, and Tenant Sanctuary will participate in the project advisory group and conduct engagement with the underrepresented residents they serve;

24.2 • The Association of Monterey Bay Area Governments, the Housing Authority of Santa Cruz County, Mercy Housing and MidPen housing will participate in the project advisory group. • The Seaside Company, major Beach Flats landowner and owner of adjacent Santa Cruz Boardwalk, is providing match funds;
• Utilities companies AT&T, Comcast and PG&E, are providing match funds; Deliverables include roadmaps for anti-displacement policies and decarbonizing existing housing, completion of a major infrastructure, active transportation and beautification project in the Beach Flats neighborhood, and standing up a sustainable fund to both provide tenant protections and incentivize property owners to upgrade properties for a healthier, safer and more resilient future, all while preserving the social ties and urban experience that defines this neighborhood and others like it.

The project supports the City of Santa Cruz’s commitment to providing a safe, healthy environment for all by eliminating barriers to producing and retaining affordable housing, particularly focused on the Beach Flats neighborhood facing several urgent challenges, including climate change, displacement, and a lack of affordable housing. For these reasons, the project epitomizes the aims of the City’s Health in All Policies initiative, prioritizing equity, public health and sustainability in policy- and decision-making, to improve community well-being outcomes.

Specifically, the entire proposal is focused on equity by addressing affordable housing, particularly in the Beach Flats neighborhood, and meaningfully engaging with CBOs and historically underserved and underrepresented residents on this topic. The Affordable Housing Decarbonization Roadmap and Affordable Housing and Climate Resiliency Fund will lead to implementation of projects that reduce greenhouse gas emissions, improve indoor air quality and reduce safety risks. The Riverside Ave. Improvements will increase the climate resiliency of utilities while improving facilities for active transportation and increased public safety. The project also aligns with many of the City’s existing planning initiatives, services and other community assets.
• Affordable housing development and retention is one of the highest priorities in the City Council Strategic Plan (2023) and Lower Ocean/Downtown/River Neighborhood Revitalization Strategy Area 2023-2025.
• Affordable housing is a priority in the City Economic Development Strategy (2021) and the Economic Development Department continues to provide related Business Development staff support services for public and public-private development projects that contribute workforce housing and/or provide amenities that enhance the quality of life for Santa Cruz residents. • The Affordable Housing Decarbonization Plan and Affordable Housing and Climate Resiliency Fund implement actions called for in the City’s Climate Action Plan 2030 (adopted in 2022) and Climate Adaptation Plan (adopted in 2018).
• The Anti Displacement Policy Evaluation and Roadmap and Riverside Ave. Improvements Project address gentrification and infrastructure adequacy issues raised during the Downtown Expansion Planning process (2022).
• Affordable housing is a central topic addressed in the recently completed General Plan Housing Element (2023).
• The Riverside Avenue improvements implement the City’s Capital Improvements Program, the Street Trees Plan and enable delivery of municipal services, e.g., provision of water, sewer, stormwater, and transportation facilities.

24.3 The Riverside Avenue improvements also provide a key linkage from downtown to our Main Beach and Santa Cruz Boardwalk amusement park, community assets providing low-cost tourism, recreation facilities and local jobs for our community.

FISCAL IMPACT: The total project cost to carry out all activities is $12,029,423.80. The HUD share requested is $7,980,334.69. The match portion is $4,249,089 or 53% of the HUD Share. The City contributed match includes $523,827 in staff labor, $168,617 in sewer system capital investment project funding, $755,199 in Water program management reserve funds, and $200,000 in Traffic Impact Fee funds. The match also includes $500,000 from the Seaside Company, $1,229,569 from Pacific Gas and Electric, $641,086 from AT&T and $230,791 from Comcast. Approval of this recommendation will not result in an immediate fiscal impact to the General Fund.

Prepared By:

Tiffany Wise-West, P.E.

Sustainability and Climate
Action Manager
Submitted By:

Laura Schmidt
Assistant City Manager
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

1. RESOLUTION.DOCX

24.4 RESOLUTION NO. NS-30,

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ AUTHORIZING

APPLICATION, ACCEPTANCE AND APPROPRIATION OF GRANT FUNDS FROM THE

HOUSING AND URBAN DEVELOPMENT (HUD) PATHWAYS TO REMOVING

OBSTACLES TO HOUSING GRANT TO CARRY OUT A PROJECT ENTITLED “PRESERVING AND PROMOTING HOUSING AFFORDABILITY AND CLIMATE RESILIENCE IN FRONT LINE COMMUNITIES OF SANTA CRUZ, CA” WHEREAS, the Department of Housing and Urban Development (HUD) was established as a Cabinet Department by the Department of Housing and Urban Development Act (42 U.S.C. 3532-3537), effective November 9, 1965.

WHEREAS, HUD’s Pathways to Removing Obstacles to Housing (PRO Housing) is authorized and funded by the Consolidated Appropriations Act, 2023 (Public Law 117-328, approved December 29, 2022) (Appropriations Act).

WHEREAS, HUD will prioritize applicants that demonstrate: (1) progress and a commitment to overcoming local barriers to facilitate the increase in affordable housing production and preservation; and (2) an acute demand for housing affordable to households with incomes below 100 percent of the area median income. If applicable, proposals should also explain how the funds would be used to identify and remove barriers to affordable housing in a manner that affirmatively furthers fair housing by expanding access to housing opportunities in wellresourced areas for protected class groups.

WHEREAS, HUD will also prioritize applicants that demonstrate a commitment and ability to identify and remove barriers to (1) expanding affordable housing in a manner that would promote desegregation; (2) expanding affordable housing in well-resourced areas of opportunity for protected class groups that have systematically been denied equitable access to such areas; or (3) deconcentrating affordable housing and increasing housing choice.

WHEREAS, the City of Santa Cruz is widely recognized as one of the least affordable housing markets in the nation and the Beach Flats frontline neighborhood is acutely impacted by the pressures of climate change, housing insecurity and underinvestment in infrastructure upgrades.

WHEREAS, the City of Santa Cruz has adopted plans and policies that prioritize addressing affordable housing, decarbonization, and infrastructure, consistent with its Health in All Policies ordinance and City Council policy.

WHEREAS, the City of Santa Cruz has conducted extensive engagement with community benefit organizations and Beach Flats residents in development and support of the proposed project and provided the proposed project application for public review for the minimum 15 day public review period.

24.5 RESOLUTION NO. NS-_______
2 WHEREAS, the project proposed by the City of Santa Cruz and its community partners addresses the severe challenges facing the Beach Flats neighborhood as a baseline for addressing housing insecurity, decarbonizing the historical housing stock, and moderating demand pressures by promoting the preservation and production of affordable housing citywide.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Cruz as authorizes the submittal of an application to the HUD PRO Housing grant program for grants for which the City if Santa Cruz is eligible.

BE IT FURTHER RESOLVED that the City Manager, or his/her designee, is hereby authorized and empowered to amend and execute in the name of the City of Santa Cruz all grant documents, including but not limited to applications, agreements, amendments and requests for payment, necessary to secure grant funds, appropriate funds, and implement the approved grant project; and
PASSED AND ADOPTED this 24th day of October, 2023 by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED: ______________________________
Fred Keeley, Mayor
ATTEST: _________________________________
Bonnie Bush, City Clerk Administrator

24.6 HUD PRO Housing Grant ApplicaƟon Public Comments Received Preserving and Promoting Housing Affordability and Climate Resilience in Front Line Communities of Santa Cruz, CA
Name //
Nombre
Organizaঞon//Organización Comment//Commentario
Sara
Swenson
resident/Climate Reality
residente/Realidad climáࢼca
Glad to see the focus on the beach flats becoming
connected to downtown and being protected from
displacement. I look forward to more robust
walk/bike/bus opঞons through the area - while
making it feel safer/inviঞng for tourists and
residents. Keep being a YIMBY city.

Me alegra ver el enfoque que el área de Beach Flats se
está conectando con el centro y que se protegerá del
desplazamiento. Estoy deseando que el área tenga más
opciones para ir a pie, en bici o en autobús, y que sea más segura y atracࢼva para turistas y residentes. Sigue siendo una ciudad YIMBY.

Pete
Kennedy
Chair of the City of SC
Planning Commission (for
ID purposes only,
comments are mine alone)
Presidente de la Comisión de
Planificación de la Ciudad de
SC (sólo para fines de
idenࢼficación, los
comentarios son sólo míos)
This is so great! This community has long been
underserved, and deserves the best help we can
possilby offer during the clean energy transiঞon. City
staff is very good, and has a long track record of
excellent work puমng grant dollars to work, I'm sure
that record will conঞnue with this funding. Think of
the possibiliঞes of adding some clean green zero
energy apartments with acঞve transportaঞon
connecঞons countywide via the rail trail. That's my
50 year vision for Santa Cruz, let's make it happen.
¡Esto es genial! Esta comunidad lleva mucho ࢼempo
desatendida y se merece la mejor ayuda que podamos
ofrecerle durante la transición hacia las energías
limpias. El personal de la ciudad es muy bueno, y ࢼene
un largo historial de excelente trabajo poniendo a
trabajar el dinero de las subvenciones, Estoy seguro que este récord conࢼnuará con esta financiación. Piense en
las posibilidades de añadir algunos apartamentos verdes limpios de energía cero con conexiones de transporte
acࢼvo en todo el condado a través de la vía férrea. Esa es mi visión a 50 años para Santa Cruz, hagámosla
realidad.

24.7 HUD PRO Housing Grant ApplicaƟon Public Comments Received Kirsten
Liske
Ecology Acঞon
Acción Ecológica
This proposal looks well wrien and accurate for a
very important project in our most vulnerable
community in the City. The budget and work plan
accurately reflect what I understood the project to
be during proposal development. I know the scope
and partnerships are grounded in several years of
deep work studying the climate change impacts on
the Beach Flats community, including deep
engagement with residents and community groups
from the area. Thank you to the City of Santa Cruz
and partners for leading on this important iniঞaঞve.

Esta propuesta parece bien redactada y precisa para un
proyecto muy importante en nuestra comunidad más
vulnerable de la ciudad. El presupuesto y el plan de
trabajo reflejan fielmente lo que yo entendí que era el proyecto durante la elaboración de la propuesta. Sé que el alcance y las asociaciones se basan en varios años de trabajo profundo estudiando los impactos del cambio
climáࢼco en la comunidad de Beach Flats, incluyendo
un profundo compromiso con los residentes y grupos
comunitarios de la zona. Gracias a la ciudad de Santa
Cruz y a sus socios por liderar esta importante iniciaࢼva.

Mary
McMillan
Resident
Residente
Build housing that is consistent with scale of the
downtown, reflecঞve and consistent with our
neighborhoods. The “wall” built on Laurel/Pacific so
inappropriate. A town in Texas and Sacramento are
“river ciঞes” not Santa Cruz. Misguided idea. Build
on what’s great about Santa Cruz and you will be
successful.

Construir viviendas que sean coherentes con la escala
del centro de la ciudad, reflexivas y coherentes con
nuestros barrios. El "muro" construido en Laurel/Pacific tan inapropiado. Una ciudad de Texas y Sacramento
son "ciudades fluviales", no Santa Cruz. Idea
equivocada. Aprovechen lo mejor de Santa Cruz y
tendrán éxito.

24.8 24.9

24.10 Catherine A. Stedman
Chief Communications Officer
October 17, 2023
Tiffany Wise-West, PE, PhD (she, her)
Sustainability and Climate Action Manager
City of Santa Cruz | City Manager’s Office
809 Center St., Santa Cruz, CA 95060
Re: Intent to Participate in the City of Santa Cruz’s PRO Housing Grant Application I am writing to express enthusiastic support for the City of Santa Cruz’s Pathways to Removing Obstacles to Housing (PRO) grant application, and to document our intent to partner with the City on this important initiative. Central Coast Community Energy (3CE) is a California Community Choice Aggregation (CCA) load-serving entity whose mission is to provide reliable, affordable, clean electricity, and electrification programs to reduce greenhouse gas emissions (GHGs) and strengthen our local economy. In 2018, the Santa Cruz City Council voted to join 3CE via joint powers authority, marking the commencement of our ongoing partnership. The proposed “Bolstering Climate and Housing Resiliency in Santa Cruz” project furthers our mutual goals of removing barriers to housing and promoting electrification in our community.
3CE’s governing boards have identified electrification as a strategic goal, recognizing that allelectric buildings are cost-effective, highly efficient, provide cleaner indoor air quality, and substantially lower operational emissions than buildings that use natural gas appliances. 3CE offers rebates and incentives to facilitate the replacement of specific gas appliances in existing residences and to stimulate the construction of all-electric new accessory dwelling units and affordable housing. Understanding that electrification may present challenges for certain members of the community, 3CE extends additional incentives tailored to income-qualified customers.

In alignment with our commitment to these principles, we extend our wholehearted support for the City of Santa Cruz's visionary initiative, “Bolstering Climate and Housing Resiliency in Santa Cruz” project and we are eager to participate in 16 quarterly meetings over 4 years, offering our expertise and guidance in an advisory capacity. Our objective is to facilitate the seamless integration of this project with 3CE's overarching goals, which are twofold: advancing building electrification and investing in our underserved residential customers that form the backbone of our communities. It is understood that this letter reflects our intent to collaborate with the City of Santa Cruz on this initiative and that an agreement detailing

24.11 specific roles and responsibilities must be agreed upon and executed before the use of any PRO Housing funds if awarded. Please be assured of 3CE's support of the City’s initiative and our unwavering commitment to the shared objectives that underpin this partnership.

Best regards,
Catherine A. Stedman
Chief Communications Officer

24.12 City Council

AGENDA REPORT
DATE: September 28, 2023
AGENDA OF: October 24, 2023
DEPARTMENT: Planning and Community Development
SUBJECT: A23-0001: Downtown Plan Amendments Related to Removing Public Hearing Requirements for Day Care and Supportive Housing, Consistent with State Law; Expanding Hotel, Residential, and Recreational Use Allowances; Revising Additional Height Criteria; Adding Language to Encourage Activated Roof Top Amenities; and Amending Landscape Requirements to Allow More Flexibility with Landscaping and Tree Selection (PL)
RECOMMENDATION: Motion to:
1) Adopt a resolution approving the amendments to the Downtown Plan and the Local Coastal Program to clarify and update various sections, remove obsolete sections and references, streamline application processes, and bring the Downtown Plan into conformity with State law, finding that the public necessity, and the general community welfare, and good zoning practice shall be served and furthered with the adoption of the Downtown Plan amendments; and that the proposed amendments are in general conformance with the principles, policies and land use designation set forth in the General Plan, Local Coastal Program, and the Downtown Plan. The amendments include but are not limited to removing public hearing requirements for day care and supportive housing, consistent with state law; expanding hotel, residential, and recreational use allowances; revising additional height criteria; adding language to encourage activated roof top amenities; and amending landscape requirements to allow more flexibility with landscaping and tree selection. An Addendum to the 2017 Downtown Plan Amendments Program Environmental Impact Report (EIR) has been prepared pursuant to California Environmental Quality Act (CEQA) Guidelines sections 15162 and 15164. 2) Adopt a resolution authorizing and directing the City Manager to submit the above Local Coastal Program Implementation Plan amendments to the Downtown Plan to the California Coastal Commission for final certification.

BACKGROUND: The Downtown Plan is a dynamic document that is updated from time to time to reflect changing needs of the City. The last two updates to the Downtown Plan were in 2017, when additional height allowances and other changes were incorporated, and in 2020, when changes to various use regulations were approved, primarily relating to personal services, tattoo parlors, and alcohol sales. Continuing that regular update cycle, Planning and Community

25.1 Development staff and Parks and Recreation staff have compiled a series of proposed Downtown Plan Amendments related to the following:
 Streamlining processes to minimize unnecessary delays,  Updating standards that have proven to be problematic,  Ensuring consistency throughout the many sections of the plan, and  Updating the plan to address recent State law changes.

The proposed Downtown Plan Amendments include a variety of updates, clarifications, corrections, and changes intended to better serve the City, as discussed below in greater detail.

Planning Commission
On September 21, 2023, the Planning Commission held a public hearing for the project. No members of the public testified. By a vote of 4-1 (Dawson opposed; Gordon and Maxwell absent), the Commission recommended that the City Council approve the proposal, including:
 Acknowledgment of the environmental determination
 Approval of the staff recommended Downtown Plan Amendments with two proposed revisions:
o On page 32, under Housing, remove the reference to the City’s 15% affordability requirement, as it has changed since the last amendment. It was recommended that the percentage amount be eliminated so as to preclude the need to amend the Downtown Plan if and when the inclusionary requirements change in the future. o Based on recent Coastal Commission staff correspondence to Planning Department staff, on page 80 include the addition of language (in bold) to Section H(2)(d)(ii) regarding Skyline Architectural Variation to read as follows:
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, unless the project incorporates planned publicly accessible pedestrian passageways between Front Street and the Riverwalk (in the proximity of the extensions of Cathcart Street, Maple Street, and Elm Street). For projects that incorporate other publicly accessible connections, variation to the 60% floor area standard may be permitted with a recommendation from the Planning Commission and final approval by the City Council provided a finding can be made that the project includes adequate variation/breaks in massing, including as provided by the pedestrian passageways between building, a paseo, etc.

Following the Planning Commission meeting, it came to staff’s attention that the wording provided by Coastal Commission staff needed some refining to meet state law and to provide more clarity.

Staff has provided additional analysis in the discussion section below. A draft Action Summary for the September 21, 2023 Planning Commission is attached.

DISCUSSION: The proposed Amendments to the Downtown Plan include, but are not limited to the following revisions. Other, minor edits to the Downtown Plan are not discussed separately

25.2 here if they either are non-substantive in nature or if the edits were made for consistency with the below discussion points.
 Eliminate the Administrative Use Permit (AUP) requirement for ground floor Supportive and Transitional Housing in existing ground floor residential units and for Small and Large Family Daycare Units in existing ground floor residential units (Table 4-1 in Chapter 4 of the Downtown Plan), making them Principally Permitted uses. This change would bring the plan into consistency with state law and simplify and streamline certain residential and daycare uses in the downtown. Recent state laws (e.g. Assembly Bill 2011 (2022); Senate Bill 6 (2022), SB 2 (2007), and AB 2162 (2018)) now require that supportive and transitional housing be treated the same as all other residential uses, and these amendments achieve that.  Expand the Theatres/Commercial Entertainment use (Table 4-1 and 4-2) to include arcades, billiard halls and other indoor recreation uses in order to more fully encompass the different types of recreational uses that would be acceptable in the downtown area.  Amend the ground floor footnote (2) Multi-Family Housing to include Supportive and Transitional Housing and Flexible Density Unit Housing, to limit the frontage of residential lobbies and leasing areas at the ground level in the Pacific Avenue Retail District, and to provide other, clarifying language. Flexible Density Unit uses were recently added to the Zoning Code, so this provides consistency with the Downtown Plan. Supportive and Transitional Housing was added so that those units are treated the same as other multi-family residential uses, consistent with state law. The frontage width limitations for residential lobbies and leasing areas has been included to maintain retail and active uses along Pacific Avenue. Staff has encountered downtown projects where developers sought to limit retail and have a large residential lobby or leasing office, which can create long stretches of limited activity along the Pacific Avenue corridor.
 Amend the regulations for hotels/motels, eliminating language regarding the location of hotels, and prohibiting hotel rooms on ground level frontages and along the Riverwalk level frontage. This change reflects previously approved changes made by the City Council in 2017 that were inadvertently left out of the Coastal Commission’s previous Local Coastal Program approvals.
 Include a new ground floor footnote (19) to require that recreational uses or other active ground floor use be visible from the street frontage.
 Eliminate the Administrative Use Permit (AUP) requirement for upper floor multi-family residential, flexible density units (FDUs), single-room occupancy (SRO) units, large family daycare, and supportive and transitional housing (Table 4-2 in Chapter 4 of the Downtown Plan) and make them Principally Permitted uses. This change would bring the plan into consistency with state law (in the case of the daycare and supportive/transitional housing uses) and simplify and streamline residential projects in the downtown. The Downtown Plan has historically required AUPs for residential uses, which requires a Zoning Administrator hearing. New developments containing upper-floor multi-family, FDUs, or SROs can be reviewed through a Design Permit. No conditions other than standard code requirements are placed on the residential use, therefore, the use permit process does not offer value over the Design Permit process. Recent state laws (e.g. Assembly Bill 2011 (2022); Senate Bill 6

25.3 (2022)]SB 2 (2007), and AB 2162 (2018) now require that supportive and transitional housing be principally permitted and treated the same as all other residential uses.  Change the level of review for additional height approvals to require a Planning Commission recommendation to the City Council, rather than a Planning Director recommendation. This revision would change the level of review required for additional height approvals to be consistent with the process for most other projects, which typically require a Planning Commission recommendation if the project requires a City Council approval, rather than a recommendation from a Planning Director.
 Clean up additional height zone criteria to remove language that is redundant with the Density Bonus Law, which already allows an additional height waiver for height restrictions, by deleting the following text: “iv. The project qualifies for a density bonus as allowed under either State law or City adopted density bonus ordinance.”  Amend Additional Height Zone B criteria language to eliminate “by including a concentration of new housing.” The existing language is overly limiting, as it only takes into consideration projects that include housing, which is not consistent with City policies that encourage visitor-serving uses in the downtown and specifically within the Coastal Zone, nor is it consistent with policies of the Downtown Plan and General Plan that support a mix of uses in the downtown as a means to support economic and cultural activities. This revision is proposed to allow for additional height for projects that exclusively contain other uses such as hotels (which are favored, visitor-serving uses within the Coastal Zone), offices, etc. (with accompanying ground-floor uses), rather than projects that include some unknown “concentration of housing.”
 Add language to encourage the use of rooftops for amenity spaces such as rooftop bars and pools, including a section on “Activated Roof Top Amenities,” because open space is limited in the downtown area. The proposed amendment allows community amenities including rooftop bars and pools, shade structures, and associated access facilities to extend no more than 15 feet above the otherwise maximum allowable height limit. The rooftop improvements are required to be setback at least 15 feet from the edge of the roof and are limited to not more than 50% of the gross rooftop area.  Amend sections related to Parks and Recreation to specify the required tree species and locations, because some of the tree types currently listed have not worked in practice. This revision would specify required tree species and locations to provide flexibility to current and future staff and project designers to select the most appropriate street trees for each site and situation. The downtown area—as well as urban forestry practices and available tree species—have evolved since the original Downtown Recovery Plan was adopted and will continue to evolve. Moreover, increasing diversity of tree species is important for long-term resilience of the urban forest and is a goal of the City’s adopted Street Tree Master Plan.

As mentioned above, Planning and Community Development staff has been working with Coastal Commission staff through the process to develop language that is acceptable as an LCP amendment, as is required for the portions of the Downtown Plan that are within the Coastal Zone.

Following Planning Commission’s recommendation of approval, it came to staff’s attention that the added language needed revising in order to be consistent with state law and to provide more clarity. As recommended by the Coastal Commission staff and Planning Commission, Section

25.4 H(2)(d)(ii) regarding Skyline Architectural Variation would be amended to read as follows (with the bolded text added at the Planning Commission hearing, per the request of the Coastal Commission staff):
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, unless the project incorporates planned publicly accessible pedestrian passageways between Front Street and the Riverwalk (in the proximity of the extensions of Cathcart Street, Maple Street, and Elm Street). For projects that incorporate other publicly accessible connections, variation to the 60% floor area standard may be permitted with a recommendation from the Planning Commission and final approval by the City Council provided a finding can be made that the project includes adequate variation/breaks in massing, including as provided by the pedestrian passageways between building, a paseo, etc.

While this added language offers discretion for non-residential projects, state laws such as the Housing Accountability Act and SB330 prohibit the adoption of new subjective standards that apply to housing development. Thus, staff is recommending the added language be adopted as follows:
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, unless the project incorporates planned publicly accessible pedestrian passageways between Front Street and the Riverwalk (in the proximity of the extensions of Cathcart Street, Maple Street, and Elm Street). For nonresidential projects that incorporate other publicly accessible connections, variation to the 60% floor area standard may be permitted with a recommendation from the Planning Commission and final approval by the City Council provided a finding can be made that the project includes adequate variation/breaks in massing, including as provided by the pedestrian passageways or paseos that qualify the project for the skyline variation.

Staff have coordinated with the Coastal Commission staff, and they are amenable to the amendments to their suggested language.

Additionally following Planning Commission’s recommendation of approval, staff received a request from Coastal Commission staff to provide further clarification regarding height limitations of rooftop amenities. Planning staff has no issue with the request and has added a note to Figure A-1 “Downtown Plan Height” on page 47 cross referencing the “Activated Roof Top Amenities” section on page 87.

The intent of the Downtown Plan is to provide “a balanced mix of uses that will reinforce downtown Santa Cruz as a place of commerce, culture, and recreation: a place that people choose to go to meet friends; a place that naturally and spontaneously accommodates civic events; and a place where people live and work.” The proposed amendments are intended to

25.5 enhance and provide a better balance to the existing mix of uses to encourage and invite people to visit, live, work, spend time, and meet all of their daily needs in the downtown.

The proposed amendments are consistent with the policies of the General Plan, including but not limited to the following:
 Community Design Policy CD2.1.7 – Update the Downtown Recovery Plan to reflect Santa Cruz’s successful recovery from the 1989 Loma Prieta earthquake, and to respond to current opportunities and challenges.
 Land Use Development Policy LU3.5.1 – Amend the Downtown Recovery Plan and the Beach and South of Laurel Plan to encourage and allow additional public and commercial uses along Lower Pacific Avenue and Front Street.  Economic Development Policy ED1.1.2 – Support the development and expansion of businesses that make a balanced contribution to the cultural, environmental, and economic health of the city.
 Economic Development Policy ED1.1.3 - Encourage the development of year-round businesses and visitor activities, resources, and destinations that can also attract and engage local residents.
 Economic Development Policy ED 1.1.6 - Revitalize the RiverFront area.  Economic Development Policy ED 1.5.1 - Encourage the development of facilities that would accommodate conferences and conference-goers in conjunction with existing or new hotel development.
 Economic Development Policy ED 1.5.2 - Attract a top-end, full-service hotel to expand and improve the year-round conference segment of the tourism market.  Economic Development Policy ED 5.5.1 - Enhance Downtown as a welcoming and inviting destination for residents, visitors, and businesses.  Economic Development Policy ED 5.5.3 - Retain existing businesses and attract new ones to downtown Santa Cruz.
 Economic Development Policy ED 5.5.4 - Create a distinctive and active pedestrian environment downtown.
 Economic Development Policy ED 5.5.6 - Require continuity of active ground-level uses (retail, restaurant, cultural, etc.) along Pacific Avenue.

The proposed amendments to the Downtown Plan meet these goals by streamlining both residential and visitor-serving development in the downtown, encouraging roof top open space and amenities, and supporting overall economic development in the downtown by encouraging a mix of uses that are appealing to both residents and visitors and that allows people to bike, walk, or park and visit a variety of businesses in the Downtown in one trip.

Local Coastal Program & Local Coastal Program Consistency. Portions of the Downtown Plan area are within the Coastal Zone and will therefore require approval of a Local Coastal Program Amendment by the California Coastal Commission before they take effect in the Coastal Zone. Specifically, Chapter 4 (Development Standards and Design Guidelines) of the Downtown Plan is part of the Local Coastal Program. Following action by the City Council, city staff will prepare an application to submit to the Coastal Commission for approval.

The Local Coastal Program encourages the expansion of visitor-serving accommodations in the Coastal Zone, and the proposed changes are consistent with those policies. The Local Coastal

25.6 Program also contains policies addressing certain views. For the reasons outlined in the Addendum to the 2017 Downtown Plan Amendments Program Environmental Impact Report (EIR), the proposed minor changes to rooftop allowances in a small portion of the project area would not negatively affect public views.

The proposed amendments are consistent with the policies of the Local Coastal Program, including but not limited to the following policies:
 2.4.6 Provide for the development of supporting land uses adjacent to retail shopping areas (e.g., motels/hotels around visitor-shopping areas, and residences and offices around resident-serving shopping areas), while assuring protection of existing residential neighborhoods. (See policies under L 2.9, ED 2.3, ED 5.2)  5.3.5 Ensure that visitor-serving facilities are arranged and developed in a compact, integrated manner to reduce automobile circulation and emphasize pedestrian movement. (See policy ED 5.3)
 5.2 Encourage upgrades of existing hotel facilities and attract quality hotel and conference facilities in locations and scale appropriate to the City's character to enhance the quality of visitor-serving areas and promote development of the conference tourism market. (See policy ED 2.4.6)
 2.7.2 Improve the character and quality of visitor-serving commercial areas to encourage more off-season and overnight visits. (See policies under goal ED 5)  7.6 Improve the San Lorenzo River levee to provide an additional community “linear park” resource which serves as improved access to Downtown in accordance with river design concept plans. (P. 278)
 T-5 Access and pathways in the Front Street corridor should be designed to draw people out of the downtown to the River.
 SRFA –7 Ensure that any parcel consolidation strategy provides for public access from the Front Street sidewalk to the levee. Maintain the ten-foot step back requirement between buildings included in the Downtown Recovery Plan for any development.

Encourage pedestrian traffic through creative inviting design and incorporate water features, gardens, paving, and stairways up the levee as design features.  3.6 In pedestrian areas, require building design to be responsive to the pedestrian environment. These areas include but are not limited to Downtown, South of Laurel, the Beach, wharf, shoreline, and commercial shopping areas.  3.7 Require development to incorporate features to promote pedestrian use including new linkages to the pedestrian system. (See policy C 2.2.6)  2.6.3 Prioritize development of high-density mixed residential and commercial development in the City's Downtown Central Business District, North River Street, and South of Laurel areas over undeveloped lands at the periphery of the City. (See policies under CD 1.1, H 1.3.1.1, and H 1.3.1.3).
 4.5.1 Require continuity of active ground-level uses (retail, restaurant, cultural, etc.) along Pacific Avenue.
 5.2.1 Encourage the development of facilities that would help accommodate conference users in conjunction with existing hotels or new hotel development.  5.2.2 Investigate the attraction of a top-end, full-service hotel to expand and improve the year-round conference segment of the tourism market.

25.7 Next Steps. Should the City Council ultimately adopt the edits, they will take effect immediately, except for the edits to Chapter 4. The edits to Chapter 4 will take effect immediately outside the Coastal Zone but will require approval by the Coastal Commission before they take effect in the Coastal Zone. The pending hotel development at the northeast corner of Front and Laurel Streets is expected to benefit from these updates, as are future mixeduse residential projects, entertainment uses, day care uses, and supportive/transitional housing uses in downtown. Adoption of these changes does not commit the City to any action on future entitlements.

Environmental Review. An Addendum to the 2017 Downtown Plan Amendments Program EIR (Addendum) has been prepared pursuant to CEQA Guidelines sections 15162 and 15164.

Pursuant to CEQA Guidelines section 15164, subdivision (e), the purpose of the Addendum is to summarize the proposed project, assess the proposed modifications to the 2017 project evaluated in the Program EIR, and identify the reasons for the City’s conclusion that the regulatory changes associated with the proposed Project and its environmental effects do not meet the conditions described in CEQA Guidelines section 15162 calling for preparation of a subsequent or supplemental environmental document.

The proposed Amendments require only minor modifications to the Downtown Plan.

Specifically, these changes involve (1) administrative changes that clarify decision-making processes and do not relate to environmental impacts; (2) clarifications that housing is not required in order to be eligible for increased height in the downtown area’s Additional Height Zone B (properties on the east side of Front Street between Soquel Avenue and Laurel Street), which will not result in any new or different environmental impacts as there is no change in height or bulk restrictions, and the only difference from the previous 2017 amendments is that exclusively office or hotel projects will be permitted up to 70 feet in height when applicable ground floor uses and standards are met, rather than requiring that such hotel or office projects that exceed 50 feet in height contain some housing units; and (3) a minor change that would allow limited increases in height to accommodate certain rooftop elements, which will not result in new or different impacts given the absence of scenic corridors and vistas in the area, and because Senate Bill 743 provides that aesthetic impacts are not cognizable for employment center projects. Any specific projects in the downtown area that could potentially have substantial environmental impacts would still be subject to individual project-level CEQA compliance determinations.

Regarding revisions to the LCP, portions of the Downtown Plan area are outside of the Coastal Zone and will not require approval from the California Coastal Commission. The amendments to the LCP affecting the portions of the Downtown Plan area that are within the Coastal Zone will require Coastal Commission approval and are therefore exempt from CEQA pursuant to Public Resources Code section 21080.9.

Thus, the Program EIR examined essentially the same project that is now being considered by the City. As a result, the Amendments would have no new impacts or more severe impacts than previously discussed and analyzed in the adopted Program EIR and would not require additional mitigation measures. The subject project and the associated Addendum do not prevent the City from conducting environmental review on subsequent entitlement requests, nor does it preclude the City from requiring additional mitigation measures for those subsequent requests.

25.8 Health in All Policies. The proposed amendments are consistent with the Health in All Policies pillars of equity, public health, and sustainability in that they meet state requirements that seek to expand housing opportunities and provide a variety of housing types that help better serve the needs the community. The proposed changes promoting outdoor rooftop amenities support public health and sustainability by encouraging outdoor activities while more efficiently using building space.

FISCAL IMPACT: It is anticipated that the proposed amendments will allow for greater opportunities for visitor-serving uses in the downtown area, including commercial entertainment and hotel uses. These visitor-serving type uses will contribute to the overall economic health of the downtown with an influx of visitors that will patronize existing retail, restaurant, and entertainment businesses.

Prepared By:

Ryan Bane
Senior Planner
Submitted By:

Lee Butler, Director of
Planning and Community
Development
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

1. Draft Downtown Amendments Resolution

2. Coastal Commission Resolution

3. A23-0001 Downtown Plan and LCP Amendment, clean copy

4. A23-0001 Downtown Plan and LCP Amendment, track changes version

5. Addendum to the City of Santa Cruz Downtown Plan Final Program EIR

6. September 21, 2023 Planning Commission Staff Report

7. Draft Action Summary for the September 23, 2023 Planning Commission

25.9 1
RESOLUTION NO. NS-XXXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ AMENDING THE DOWNTOWN PLAN AND LOCAL COASTAL PROGRAM TO: 1) REMOVE PUBLIC HEARING REQUIREMENTS FOR RESIDENTIAL USES; 2) EXPAND HOTEL RESIDENTIAL AND RECREATIONAL USE ALLOWANCES; 3) REVISING ADDITIONAL HEIGHT CRITERIA; 4) ADD LANGUAGE TO ENCOURAGE ACTIVATED ROOF TOP AMENITIES; AND 5) AMEND LANDSCAPE REQUIREMENTS TO ALLOW MORE

FLEXIBILITY WITH LANDSCAPING AND TREE SELECTION
WHEREAS, the City adopted the Downtown Recovery Plan, a specific plan, by Resolution NS-20-084 on September 10, 1991, and adopted subsequent modifications to the plan in 2000, 2001, 2003, 2004, 2005, 2009, 2016, 2017, and 2020; and WHEREAS, the City desires to modify the Downtown Plan to: to remove public hearing requirements for residential uses, expanding hotel, residential and recreational use allowances, revising additional height criteria, adding language to encourage activated roof top amenities, and amending landscape requirements to allow more flexibility with landscaping and tree selection within the Downtown Plan area; and
WHEREAS, the Downtown Plan modifications will directly support numerous General Plan 2030 Land Use goals and policies including but not limited to: CD2.1.7 – Update the Downtown Recovery Plan to reflect Santa Cruz’s successful recovery from the 1989 Loma Prieta earthquake, and to respond to current opportunities and challenges; LU3.5.1 – Amend the Downtown Recovery Plan and the Beach and South of Laurel Plan to encourage and allow additional public and commercial uses along Lower Pacific Avenue and Front Street; ED 1.1.6 - Revitalize the RiverFront area; ED 5.5.1 - Enhance Downtown as a welcoming and inviting destination for residents, visitors, and businesses; ED 5.5.4 - Create a distinctive and active pedestrian environment downtown; and ED 5.5.6 - Require continuity of active ground-level uses (retail, restaurant, cultural, etc.) along Pacific Avenue; and WHEREAS, the City Planning Commission held a public hearing on September 21, 2023 and found that the public necessity, and the general community welfare, and good zoning practice shall be served and furthered with the adoption of the Downtown Plan amendments; and that the proposed amendments are in general conformance with the principles, policies and land use designation set forth in the General Plan and Local Coastal Land Use Plan; and WHEREAS, the City Council conducted a public hearing on October 24, 2023 and now finds:

1. That the public necessity, and the general community welfare, and good zoning practice shall be served and furthered with the amendments to the Downtown Plan and Local Coastal Program; and that the proposed amendments are in general conformance with the principles, policies, and land use designation set forth in the General Plan, Local Coastal Program and Downtown Plan specific plan.

25.10 RESOLUTION NO. NS-XX,XXX
2 2. The proposed Downtown Plan amendments are determined to be in the public interest.

3. The proposed Downtown Plan amendments are consistent and compatible with the all elements of the adopted General Plan 2030 and associated implementation programs.

4. In accordance with the California Environmental Quality Act (CEQA), the potential impacts of the proposed amendments have been assessed. Pursuant to the analysis contained in the Addendum to the Program EIR (certified by City Council by Resolution NS-29,324 on November 14, 2017) prepared by the City in accordance with CEQA Guidelines sections 15162 and 15164:
1) the Project does not exceed the environmental impacts analyzed in the Program EIR, 2) no new impacts have been identified, and 3) no new mitigation measures are required.

NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Cruz that the referenced Downtown Plan amendments dated October 24, 2023 are adopted.

PASSED AND ADOPTED this 24th day of October, 2023, by the following votes:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED: ______________________________
Fred Keeley, Mayor
ATTEST: _________________________________
Bonnie Bush, City Clerk Administrator

25.11 1
RESOLUTION NO. NS-XX,XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ

AUTHORIZING AND DIRECTING THE CITY MANAGER TO SUBMIT AMENDMENTS TO CHAPTER 4, DEVLEOPMENT STANDARDS AND DESIGN GUIDELINES OF THE

DOWNTOWN PLAN SPECIFIC PLAN, AS LOCAL COASTAL IMPLEMENTATION PLAN

AMENDMENTS TO THE CALIFORNIA COASTAL COMMISSION FOR FINAL

CERTIFICATION
WHEREAS, the City of Santa Cruz adopted the Local Coastal Program (LCP) by Resolution No. NS-21,902 on October 25, 1994; and
WHEREAS, the Planning Commission of the City of Santa Cruz held a public hearing on September 21, 2023 and voted 4-1, with two members absent, to recommend that the City Council adopt the proposed amendments to the Local Coastal Program; and WHEREAS, the City Council conducted a public hearing on October 24, 2023 where the proposed amendments to the Downtown Plan and the Local Coastal Program were adopted; and WHEREAS, the City Council now finds:

1. The public necessity, and the general community welfare, and good zoning practice shall be served and furthered with the amendments to the Downtown Plan; and that the proposed amendments are in general conformance with the principles, policies, and land use designation set forth in the General Plan, Local Coastal Plan and Downtown Plan specific plan.; and

2. Amending the Downtown Plan as an implementing regulation of the Local Coastal Program is in general conformance with the principles and policies set forth in the General Plan and Local Coastal Program; and

3. The evidence provided in the September 21, 2023 Planning Commission agenda report and October 24, 2023 City Council agenda report support and confirm that the proposed amendments are intended to be carried out in a manner fully in conformity with the Coastal Act (CA Section 30510).

4. In accordance with the California Environmental Quality Act (CEQA), the potential impacts of the proposed amendments to the Local Coastal Program have been assessed Pursuant to the analysis contained in the Addendum to the Program EIR (certified by City Council by Resolution NS-29,324 on November 14, 2017) prepared by the City in accordance with CEQA Guidelines sections 15162 and 15164: 1) the Project does not exceed the environmental impacts analyzed in the Program EIR, 2) that no new impacts have been identified, and 3) no new mitigation measures are required.

NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Cruz that the Local Coastal Program is hereby amended as shown in the edits and final documents

25.12 RESOLUTION NO. NS-XX,XX
2 included as part of the approvals for this same Council agenda item and made a part hereof by reference.

BE IT FURTHER RESOLVED that the City Council hereby authorizes and directs the City Manager or his designee to submit the amendment to the Local Coastal Program to the California Coastal Commission for final certification following the City Council’s final adoption of the ordinance changes.

BE IT FURTHER RESOLVED that the amendment to the Local Coastal Program will become effective upon final certification by the California Coastal Commission.

PASSED AND ADOPTED this 24th day of October, 2023, by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED: __________________________
Fred Keeley, Mayor
ATTEST: ___________________________
Bonnie Bush, City Clerk

25.13 AS ADOPTED BY CITY COUNCIL NOVEMBER 14, 2017 AND
CALIFORNIA COASTAL COMMISSION MARCH 8, 2018
City of Santa Cruz

DOWNTOWN
PLAN
September 1991
As Amended through October 24, 2023

25.14 25.15
AS ADOPTED BY CITY COUNCIL NOVEMBER 14, 2017 AND
CALIFORNIA COASTAL COMMISSION MARCH 8, 2018
2000-2017 UPDATES OF DOWNTOWN RECOVERY PLAN
The Downtown Recovery Plan was originally adopted in 1991.

In the year 2000, the City undertook a review of the Downtown Recovery Plan and made adjustments based on a review of the projects constructed since the Plan’s 1991 adoption.

On September 14, 2000, the City Council adopted the Santa Cruz Downtown Retail Strategic Plan by Resolution No. NS-25,084. This is attached as Appendix 4.

On October 23, 2001, the City Council adopted revisions to the City’s Zoning Ordinance pertaining to Floor Area Ratio for residential uses in the High Density Overlay District. This is attached as Appendix 5.

On March 11, 2003, the City Council adopted revisions to Chapter 4 of the Downtown Recovery Plan, Development Standards and Design Guidelines, as Ordinance No. 2003-08.

The Plan adjustments were limited to Chapter 4.

On December 14, 2004, the City Council adopted revisions to Chapter 4 of the Downtown Recovery Plan creating an Additional Height Zone C in the Cedar Street Village Corridor. This was attached as Appendix 6 (see revisions on November 14, 2017).

On November 22, 2005, the City Council adopted revisions to Chapter 4 of the Downtown Recovery Plan pertaining to live entertainment. This was attached as Appendix 7 (see revisions on November 14, 2017).

On October 24, 2009, the City Council adopted revisions to Chapter 4 of the Downtown Recovery Plan to allow ground floor offices as principally permitted uses in the North Pacific Subarea as Ordinance No. 2009-24.

On February 9, 2016, the City Council adopted Resolution NS-29,059 revisions to the Downtown Recovery Plan to relocate Sign Regulations from Appendix 3 to Chapter 24.12 Community Design, Part 4, Advertising Devices, Signs and Billboards of the Santa Cruz Municipal Code.

On November 14, 2017 the City Council adopted Resolution NS-29,328 revisions to the plan with specific emphasis on Chapter 4, Development Standards and Design Guidelines with Ordinance 2017-23, extending Additional Height Zone A to Laurel Street and modifying Additional Height Zone B for Front Street riverfront properties. These revisions deleted Appendix 5, Floor Area Ratio, as these standards had been incorporated in General Plan 2030; Appendix 6, Additional Height Zone C, as Zone C was incorporated into Zone A; and Appendix 7, Live Entertainment, which was relocated into Chapter 24.12 Community Design, Part 2, General Site Design Standards, 24.12.195, Live Entertainment of the Santa Cruz Municipal Code.

25.16 On January 28, 2020 the City Council adopted Resolution NS-29,620 revisions to the Downtown Plan to: 1) establish the percentage of shelf space allowed for alcoholic beverages for off-site consumptions that represents a small percentage of the total shelf space that would be considered clearly incidental to a principally permitted use; 2) add operational criteria for the sale of alcohol for off-site consumption; 3) remove tattoo parlors from the list of prohibited uses in the downtown; and 4) amend restrictions on personal services within the Downtown Plan area.

On October 24, 2023, the City Council adopted Resolution NS-_____ with revisions to the Downtown Plan and Local Coastal Program that include but are not limited to removing public hearing requirements for day care and supportive housing, consistent with state law; expanding hotel, residential, and recreational use allowances; revising additional height criteria; adding language to encourage activated roof top amenities; and amending landscape requirements to allow more flexibility with landscaping and tree selection. An Addendum to the 2017 Downtown Plan Amendments Program Environmental Impact Report (EIR) has been prepared pursuant to California Environmental Quality Act (CEQA) Guidelines sections 15162 and 15164.

25.17 City of Santa Cruz
Downtown Plan
Table of Contents
Page i
Table of Contents
Chapter 1:

Introduction 1 ............................................................................................ 1 THE COMMUNITY'S VISION ................................................................................................................ 1 THE FIRST PRINCIPLES ........................................................................................................................ 2 THE BASIS FOR CHANGE .......................................................................................................................... 3 Executive Summary 2 ............................................................................... 5 PLANNING PRINCIPLES AND STRATEGIES..........................................................................................5 Summary of Downtown Plan Recommendations................................... 17 Land Use Plan 3 ...................................................................................... 25 PACIFIC AVENUE RETAIL DISTRICT .............................................................................................. 25 THE FRONT STREET RIVERFRONT CORRIDOR ............................................................................ 26 THE CEDAR STREET VILLAGE CORRIDOR........................................................................................ 29 THE NORTH PACIFIC AREA ............................................................................................................... 29 RETAIL ..................................................................................................................................................30 HOUSING .................................................................................................................................................... 30 OFFICE......................................................................................................................................................... 32 Development Standards and Design Guidelines 4 ................................ 35 A. ALL CENTRAL BUSINESS DISTRICTS – LAND USES ...................................................................... 35 B. PACIFIC AVENUE RETAIL DISTRICT - DEVELOPMENT STANDARDS ...................................... 47 C. PACIFIC AVENUE RETAIL DISTRICT - BUILDING FAÇADE STANDARDS AND GUIDELINES ................................................................................................................................................51 D. PACIFIC AVENUE RETAIL DISTRICT - STOREFRONT STANDARDS AND DESIGN GUIDELINES................................................................................................................................................. 56 E. FRONT STREET/RIVERFRONT CORRIDOR - DEVELOPMENT STANDARDS AND DESIGN GUIDELINES................................................................................................................................................. 58 F. CEDAR STREET VILLAGE CORRIDOR - DEVELOPMENT STANDARDS AND DESIGN GUIDELINES................................................................................................................................................. 65 G. NORTH PACIFIC AREA - DEVELOPMENT STANDARDS AND DESIGN GUIDELINES............ 67 H. ADDITIONAL HEIGHT ZONES................................................................................................................ 70 I. ALL CENTRAL BUSINESS DISTRICTS – STOREFRONT STANDARDS AND GUIDELINES..... 81 J. ALL CENTRAL BUSINESS DISTRICTS – OTHER DEVELOPMENT STANDARDS AND DESIGN GUIDELINES................................................................................................................................................. 83 Circulation and Parking Plan 5 .............................................................. 87 VEHICULAR CIRCULATION AND ACCESS......................................................................................... 87 SERVICE ACCESS ..................................................................................................................................... 92 PARKING..................................................................................................................................................... 92 TRANSIT.......................................................................................................................................................94 BICYCLE MOVEMENT..............................................................................................................................95 BICYCLE PARKING ...................................................................................................................................96 PEDESTRIAN CIRCULATION ..................................................................................................................97

25.18 City of Santa Cruz
Downtown Plan
Table of Contents
Page ii
Streetscape and Open Space Plan 6 ..................................................... 101 PACIFIC AVENUE: OVERALL RECOMMENDATIONS.................................................................... 102 PACIFIC AVENUE: BLOCK-BY-BLOCK RECOMMENDATIONS ................................................... 104 EAST-WEST STREETS BETWEEN CEDAR AND FRONT STREETS............................................... 108 THE EAST-WEST GATEWAY STREETS: WATER, SOQUEL, AND LAUREL ............................... 119 THE FRONT/RIVER STREET CORRIDOR........................................................................................... 121 CEDAR STREET .................................................................................................................................. 121 PARK AND PLAZA IMPROVEMENTS................................................................................................. 122 Implementation and Management Strategy 7 ..................................... 125 IMPLEMENTATION................................................................................................................................ 125 DOWNTOWN MANAGEMENT STRATEGY ................................................................................... 126 PROJECT FINANCING............................................................................................................................ 131 Appendices................................................................................................. 135 Appendix 1: The Community Vision Statement.................................. 137 INTRODUCTION ................................................................................................................................ 137 ACTIVITIES......................................................................................................................................... 137 USES .................................................................................................................................................... 138 PARKING, ACCESS & TRANSPORTATION .................................................................................... 139 URBAN DESIGN ................................................................................................................................. 140 ARCHITECTURE ..................................................................................................................................... 141 STREETSCAPE ................................................................................................................................... 141 RELATIONSHIP TO SURROUNDING AREAS ................................................................................ 142 Appendix 2: The Downtown-Beach Link............................................. 145 PACIFIC AVENUE AS A FOOD AND ENTERTAINMENT DISTRICT................................................ 145 A HOTEL-CONFERENCE CENTER AT THE BEACH......................................................................... 145 IMPROVING TRANSIT LINKAGES BETWEEN THE BEACH AND DOWNTOWN ...................... 146 IMPROVING PEDESTRIAN AND VISUAL LINKAGES .................................................................. 146 GIVING THE VISITOR A STRONGER SENSE OF ORIENTATION.................................................. 147 Appendix 3: Sign Regulations (moved to Zoning Ordinance 24.12) Appendix 4: Downtown Retail Strategic Plan ...................................... 151 RESOLUTION ADOPTING DOWNTOWN RETAIL STRATEGIC PLAN ..................................... 151 INTRODUCTION ................................................................................................................................ 157 PLANNING PROCESS ............................................................................................................................. 158 STRATEGY FRAMEWORK.................................................................................................................... 159 SANTA CRUZ DOWTOWN RETAIL STRATEGIC ACTION TASKS................................................ 160 Appendix 5: Floor Area Ratio (deleted, incorporated into General Plan 2030) Appendix 6: Additional Height Zone C (deleted; Zone C incorporated into Zone A) Appendix 7: Live Entertainment (moved to Zoning Ordinance 24.12)

25.19 City of Santa Cruz
Downtown Plan
Table of Contents
Page iii
List of Maps & Diagrams
LAND USE CONCEPT 28
TABLES
4-1: CENTRAL BUSINESS DISTRICT USE ALLOWANCES – GROUND FLOOR 36 4-2: CENTRAL BUSINESS DISTRICT USE ALLOWANCES – UPPER FLOORS 42

FIGURES
A-1: DOWNTOWN PLAN HEIGHT 46
B-1: MAXIMUM BUILDING HEIGHTS AND FLOORS 48
E-1: PROPOSED BASE AND ADDITIONAL HEIGHT AND STEPBACK REQUIREMENTS ALONG FRONT STREET/RIVERFRONT CORRIDOR 58
E-2: PROPOSED BUILDING MASSING AND PUBLIC ACCESS REQUIREMETNS ALONG FRONT STREET AND THE RIVERFRONT 60
H-1: PROPOSED DISTRIBUTION OF ADDITIONAL HEIGHT FOR SITES 15,000 – 50,000 SQUARE FEET AND FOR SITES LARGER THAN 50,000 SQUARE FEET 73 H-2: EXAMPLE OF POSSIBLE DISTRIBUTION OF FRONTAGE HEIGHTS ALONG PACIFIC AVENUE AND FRONT STREET 74
H-3: EXAMPLE OF POSSIBLE DISTRIBUTION OF FRONTAGE HEIGHS ALONG FRONT STREET AND MAPLE STREET PASEO/LANE 74
H-4: EXAMPLE OF HORIZONTAL MASSING VARIATION AND RECESSED BREAK IN BUILDING 75
H-5: RECESSED SPACES ALONG THE STREETFRONT AND PHOTOGRAPHS OF POTENTIAL TREATMENTS OF RECESSED SPACES 76
H-6: EXAMPLE OF VERTICAL MASSING VARIATION 76
H-7: EXAMPLE OF DISTRIBUTION OF FRONTAGE HEIGHTS AND HORIZONTAL MASSING VARIATION ALONG FRONT STREET 79
VEHICULAR CIRCULATION 89
TRANSIT 100
WIDTH OF MINIMUM PEDESTRIAN PROMENADE 109
MINIMUM ONE-WAY AND TWO-WAY ROADWAY WIDTHS 110
PACIFIC AVENUE “FARMER’S MARKET” BETWEEN CATHCART STREET AND LINCOLN STREET 111
PACIFIC AVENUE BETWEEN CATHCART STREET AND LAUREL STREET 112 PACIFIC AVENUE “ACTIVITY AREA” & KIOSK BETWEEN LINCOLN STREET AND SOQUEL STREET 113
PACIFIC AVENUE BETWEEN CHURCH STREET AND SOQUEL STREET 114 PACIFIC AVENUE BETWEEN WATER STREET AND LOCUST STREET 115 DOWNTOWN-BEACH LINKAGE 148

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Downtown Plan
Introduction

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Introduction 1
The purpose of the original Downtown Recovery Plan was to provide a coherent framework for public and private actions related to the rebuilding of downtown Santa Cruz after the devastating Loma Prieta earthquake of 1989. The intent of the plan was to establish policies, standards, and guidelines to direct the recovery process toward the rebuilding of a downtown to meet the multiple objectives of the entire community. While the plan also provided longer-term recommendations, the primary focus was the shorter-term recovery of the downtown; as such, the Downtown Plan has been revised over the years to provide for refinements and elaborations.

The Downtown Planes a synthesis of many ideas expressed and refined over the 15 months since October of 1989. Immediately after the earthquake, the City established a working group of broad representation, known as Vision Santa Cruz, whose aim was to "spearhead" the recovery process and to develop a plan that was expressive of the values of the community. One significant achievement of this group was the "First Principles" document, which established consensus over a broad spectrum of issues. This plan is directly descended from the "First Principles" and from direction provided by two steering committees: the City-appointed Streetscape Task Force and a subcommittee established by Vision Santa Cruz– the Technical Advisory Group (T.A.G.). The Downtown Plan is also the result of numerous public workshops involving Vision Santa Cruz, the Streetscape Task Force, the T.A.G., the Planning and Downtown Commissions, City Council and the public-at-large.

The Community's Vision
(A portion of the full statement written by Vision Santa Cruz; full vision statement is provided in Appendix 1.) Vibrant, vital and active, the central business district constitutes the primary retail, commercial, professional, and employment center for the City of Santa Cruz. This compact high-density area is home to unique businesses, offering residents and visitors a diverse and wholesome environment for commercial, cultural, civic, and social pursuits. Local, regional, and national businesses combine in a potent blend, making the downtown a major destination for the entire region.

The pedestrian-oriented environment is characterized by convenient access, a garden-like setting, and human-scale buildings. The visual and physical relationships to the San Lorenzo River, the surrounding natural landscape, and Monterey Bay make downtown Santa Cruz among the most beautiful urban places in California. The architecture captures the best of the City's past while integrating new buildings into a coherent and visually appealing downtown. As a result, the area strikes a balance between a successful modern business center and an environmentally attractive and active public place.

This effective combination is the focus of Santa Cruz public life and is a central element in the community's identity. Downtown is safe and clean. It is a multicultural place, attracting all sectors of the community, and serving as a meeting place for children, students, elderly, office workers, retailers, shoppers and visitors, as well as those living in the downtown and surrounding neighborhoods. Restaurants, cultural events, and entertainment bring additional life to the area during the evening and nighttime hours.

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A range of housing types is integrated into the downtown. This urban-density housing provides both market-rate and affordable units, and expands the immediate market for downtown goods, services, and public transportation.

The economic and social vitality of the downtown has a positive effect on the surrounding areas and the entire community. It has restored the heart and soul to an earthquake-shaken town, and once again provides a significant source of tax revenue for the City's general fund.

The First Principles
The First Principles document establishes recommended directions for a wide range of issues and topics, including:
• 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. Buildings should maintain the scale and character of the existing downtown, with explicit criteria for additional height up to seven stories and provisions to ensure that buildings do not shade key public open spaces. Since this First Principle was established in 1991, the downtown development pattern has largely respected the existing two to three story development pattern with several taller buildings spaced throughout the Pacific Avenue Retail District, providing architectural variation. The 2017 update recognizes these taller buildings also contribute greatly to the architectural fabric of the City and can provide significant opportunities to plan for environmentally sound infill development without damaging the character of the City.

The 2017 modifications to the Additional Height Zones have been carefully written to recognize the City’s successful recovery from the 1989 Loma Prieta earthquake; preserving and enhancing the urban form of the City, without sacrificing the special human scale and character of downtown. New development will not be required to strictly adhere to a 2 and 3 story scale. • Housing. Significant new housing opportunities should be targeted throughout the downtown, including Pacific Avenue, the San Lorenzo riverfront, and South of Laurel. Housing should be comprised of a mix of apartments and condominiums. SRO housing should be replaced and dispersed throughout the downtown area.
• Accessibility. A downtown that aesthetically integrates access as a primary design criterion for all improvements to ensure increased opportunities for the public to participate in commercial, governmental, residential, social and cultural activities. • Open Space and Streetscape. A strong network of public and private open spaces (streets, sidewalks, public parks, plazas, passageways and courtyards) that creates a socially active and pedestrian-oriented downtown core should be emphasized. • Circulation. Downtown should be predominantly pedestrian in nature; movement should be carefully structured to reinforce the character of the place. Pedestrian, bicycle, and transit access to the downtown should be enhanced.
• Parking. Parking in the downtown core should continue to be provided by the Parking District in a centralized fashion, to maximize shared use and minimize the quantity of stored vehicles.

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The Basis for Change
This vision for the downtown is one that must evolve in a gradual way. Rather than a static plan or a fixed picture of an end-state condition, the Downtown Plan is intended as a creative framework that will guide the ingenuity and efforts of a wide range of participants – public policymakers, architects, developers, merchants and residents – over an extended period of time. The Plan, therefore, is structured to be definitive where specific approaches are necessary to achieve public objectives and more general where multiple approaches can be considered.

Before embarking upon the description of the Plan, it is important to emphasize that the downtown is not a "blank slate" upon which change will occur. Although the 1989 earthquake was devastating, it did not erase the underlying structure and form of the downtown. In addition to the community's vision and the specific principles outlined in this plan, the following factors provide a strong basis for future change:
• The Pattern of Downtown Streets and Blocks, which provide the principal organizing structure for public life and private activities within the downtown. • The Pattern of Public and Private Ownership, which establishes the texture and "grain" of the downtown fabric, and the boundaries within which public and private sector participation will take place.
• Buildings of Architectural Significance, which provide for a strong continuity with the past and a context for future development; and
• The Opportunity Sites, which include earthquake-damaged or demolished sites, and vacant and built sites which may be redeveloped in the future, and upon which the Plan can exert influence.

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•

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Executive Summary 2
Planning Principles and Strategies
The success of downtown Santa Cruz's recovery has been dependent upon the ability to recreate the unique characteristics of the original downtown while providing a clear framework for the future. As recognized by the "First Principles," the downtown must continue to function as a place of commerce, culture, and recreation: a place that people choose to go to meet friends; a place that naturally and spontaneously accommodates civic events as well as informal gatherings; and a place where people live and work. The creation of a rich environment and a balanced mixture of land uses that are mutually reinforcing will be critical in achieving such a place. The following planning principles expand upon the First Principles and provide the basic strategies and recommendations for the Plan.

Strengthen Downtown Santa Cruz as a Vital Retailing District The land use component most critical to the success of the downtown is retail. In order for downtown Santa Cruz to continue to thrive as an active and meaningful place, it must offer residents, students, employees, and visitors a purpose to be there and an attractive alternative to other retailing options in the region. Without a strong and diverse retail base, the downtown area cannot function as a viable center for the community. Clearly, a major strength of the downtown is its unique retailing personality, which has evolved as a result of strong local merchants and a loyal customer base. This should be built upon further.

A Centralized Retail Management Program
The quality and mix of retailers within the downtown significantly contributes to the diversity and number of people who will come to downtown Santa Cruz. There is a unique opportunity to retain a coordinated approach to the recruitment of tenants and the ongoing management of retailing within the downtown. Such an approach can encourage: the clustering and con- centration of companion retail uses that will promote multiple visitation; the coordination of business hours; the marketing of the downtown as a single destination; and the programming of special events.

A discussion of the recommended centralized retail management program is provided in the Implementation chapter of this plan.

A Physical Environment that Reinforces Retailing
In order to remain competitive with outlying shopping areas, Pacific Avenue needs to be perceived as a unique destination that is convenient and comfortable to pedestrians, motorists, and bicyclists.

From the pedestrian's standpoint, it is imperative to create a street environment that is hospitable and non-threatening. A good retail street offers a strong sense of continuity and visibility. Ground-level uses along Pacific Avenue should be controlled to ensure that retail continuity is maintained. People need to be encouraged to continue walking along the street, drawn on by nodes of activity such as cafes, stimulating signage, interesting and eye-catching window displays, and other elements that are visually exciting. Views down the length of Pacific Avenue should be maintained to give the

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pedestrian, motorist and bicyclist a strong sense of the street as a place; views to retailing establishments should also be maintained to allow the expression of individual merchants to provide the street with its unique identity and personality. Access routes to the downtown should be clearly understandable, naturally directing vehicles and bicycles to their destinations and to convenient parking facilities. To this end, the original Downtown Recovery Plan recommended a reorientation of traffic on Pacific Avenue to allow autos to enter the downtown from both the north and south ends of the avenue, so that the motorist can become oriented to the activities of the street before reaching the off-site parking facilities on Cedar and Front Streets. In addition, the Downtown Plan strongly recommends that on-street curbside parking be maintained to the maximum extent practicable throughout the downtown, to reinforce the overall feeling of convenience and access. Finally, the Downtown Plan recommends strengthening bicycle safety, access and parking as an important means of improving shopper convenience.

More Than a Place to Shop
The downtown must be more than a place to conduct business; it should also be a place where Santa Cruzans naturally gather to meet, to see live theater and movies, to hear music, to enjoy museums, to be entertained, and to eat. The perception of downtown in general, and Pacific Avenue in particular, should be a place of diverse activity. If carefully orchestrated, this diversity will contribute significantly to the success of the retail activities within the downtown. The land use pattern and street design should accommodate these activities and be made visually prominent. To this end, the Downtown Plan recommends that Pacific Avenue and the east-west streets be designed to maximize opportunities for outdoor eating, to give the area a strong identity as an active and festive place. In addition, entertainment and cultural uses (theaters, galleries, nightclubs) are encouraged to provide a richer and more diverse experience to the visitor, and to allow the downtown to be the principal "stage" for the artistic expression of the community. Pacific Avenue is the "main street" of Santa Cruz, and serves not only as the principal retail spine of the city, but also as its central social gathering space. Therefore, it must be attractive to all sectors of the community and allow for spontaneous gatherings and public seating.

A Performing Arts Center
Much interest has been expressed by the community for a Performing Arts Center in the downtown area. The Downtown Plan strongly supports this concept as one that would reinforce the diversity of experiences in the downtown and contribute to its overall revitalization. If the City chooses to pursue the proposed San Lorenzo Park site for the new facility as recommended by the County Cultural Council, consideration should be given to the enhancement of the existing pedestrian bridge across the river and the linkage to Cooper Street and Pacific Avenue.

Enhance the Open Space and Pedestrian Network of Downtown Nestled at the foot of the Santa Cruz Mountains, on the coast of Monterey Bay and at the mouth of the San Lorenzo River, the City of Santa Cruz has a powerful relationship with its physical environment. The downtown itself is defined by natural features, including Mission and Beach Hills to the north and south and the river to the east. The Downtown Plan calls for the creation of a

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strong and varied network of active and meaningful urban spaces that reinforce the unique pedestrian environment of the area, and that link the downtown with its natural setting.

Creating Meaningful Open Space in Downtown
Open spaces within downtown Santa Cruz should have value and meaning; they should be carefully located where people want to be and in locations that take advantage of the unique resources, heritage, and traditions of the community. They should not be contrived or created from "leftover" space. The most meaningful open spaces within cities have emerged out of natural features (e.g., the hilltop parks of San Francisco) and from places that have a historic cultural and/or civic significance (e.g., the church, the market, the crossroads). Downtown Santa Cruz has a meaningful system of such open spaces that should be built upon; these include the San Lorenzo River, the Post Office and Town Clock intersection at Pacific Avenue and Water Streets; the Civic Center; and the downtown streets themselves.

San Lorenzo River as a Major Downtown Open Space
San Lorenzo River is only two blocks from the heart of downtown, and as such offers great potential as a naturalistic open space, wildlife habitat, and recreational amenity: a "garden promenade" that can provide a more contemplative and reflective experience to the hustle and bustle of Pacific Avenue. However, the river has served primarily as a flood control channel and the downtown has largely turned its back on it. In evaluating open space opportunities and potentials for the downtown, the Downtown Plan recommends that the City give the improvement of the riverfront and the creation of linkages to the downtown top priority. The creation of a riverfront park at the foot of Cathcart Street and the enhancement of that street as a strong pedestrian and visual linkage between Pacific Avenue and the river would significantly enhance the open space network of the downtown and is strongly recommended as an action to be pursued as part of the Riverfront Plan. The pedestrian linkage between the river and downtown can also be strengthened along Cooper Street through the Galleria to the existing pedestrian bridge leading to San Lorenzo Park; in the longer term, the Downtown Plan recommends that a stronger pedestrian linkage be established to the river through the parking lot at the northeast corner of Soquel Avenue and Front Street, leading to a significantly expanded pedestrian/bicycle bridge with retailing uses alongside. A third pedestrian linkage to the river can be established between Cathcart Street and Laurel Street, where a new pedestrian bridge could provide direct linkage to the east side neighborhoods across the river.

Open Space of Historic and Civic Significance
Downtown Santa Cruz also has open spaces with historic and civic meaning. The Post Office plaza, Town Clock Park, Scope Park, Adobe Park and Mission Plaza Park form a series of public places that have a unique significance to the community. The Downtown Plan recommends that each of these spaces be enhanced and that a stronger pedestrian linkage be created between them. To this end, the Downtown Plan recommends, as a future action, the creation of a prominent stair and terraced park at Water Street and North Pacific Avenue, connecting Scope Park with Adobe Park and Mission Park. In this way, the historic origins of the City on Mission Hill can be more strongly integrated with the downtown experience. The Downtown Plan also identifies the opportunity to

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strengthen the civic significance of the Town Clock Plaza and Post Office Plaza as part of the immediate-term improvements planned for Pacific Avenue. The Downtown Plan recommends that these improvements create a more visually cohesive and pedestrian-friendly open space at the northern tip of Pacific Avenue, that ties the Post Office and Town Clock together, creates a strong visual gateway to the downtown and, through periodic street closures, provides a major opportunity for large public gatherings and civic events.

Civic Center
While the Civic Center is a highly appropriate location for spontaneous or formal public gatherings, there is little provision for such activity. Although the majority of the Civic Center is beyond the boundaries of the Downtown Plan, the potential for this area to be reinforced as a civic gathering place should not be ignored. Currently, the City Hall has an attractively landscaped garden and court facing Center Street that is largely passive in nature. Modifications to this landscaped area could be considered to allow for larger formal and informal gatherings, while maintaining the unique scale, character, and garden-like qualities of the City Hall. In addition, or alternatively, the Church Street frontage adjacent to City Hall and the Civic Auditorium could be redesigned to create a stronger visual and civic identity and, with the periodic closure of Church Street, allow for major gatherings.

Cedar Street Park.

The Downtown Plan also identifies the opportunity to create a park and public space of approximately 15,000 square feet immediately north of the Locust Street parking garage along Cedar Street. This park, which would enjoy sun throughout most of the day, would gain significance because of the heritage walnut tree on the site and its linkage to Pacific Avenue by way of Plaza Lane.

The Streets as Public Open Space
In reinforcing a strong open space network, it must be emphasized that the streets and sidewalks provide the principal public space opportunity within the downtown. The streets function as an extension of the larger open space system, providing key linkages to the river, the beach, and the surrounding neighborhoods; they also reinforce the commercial function of the downtown and accommodate much of the activities that make it a vital and memorable place to be. As such, the design of the streets needs to maximize their contribution to the overall open space system. Pacific Avenue, as the city's "main street," should be designed to allow for periodic closures to accommodate major civic events; on an everyday basis, the street should continue to serve as a comfortable and active public place for a wide range of people, including students, residents, employees, and visitors. Other streets, including Cooper Street, Cathcart Street, and Front Street between River and Water Streets, should also be designed as key open space resources, capable of being closed for special occasions and events and providing direct visual and pedestrian linkages to the downtown. The use of sidewalk extension zones (e.g., outdoor cafes, markets, etc.), setbacks at key points, courtyards, and passages will also reinforce and enrich the overall open space network of the downtown.

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A new plaza at Pacific Avenue and Water Street will create a distinctive entry to the downtown… …and a major gathering space framed by the Clock Tower and post office.

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Pacific Avenue between Cathcart and Lincoln…
… will be transformed once a week into a Farmers Market.

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Reinforcing the Pedestrian-Oriented Environment
Downtown Santa Cruz should be a place where pedestrians feel comfortable throughout the day and nighttime hours. Great pedestrian places are those that always feel full and active, with people promenading, window shopping or watching other people, people sitting in cafes with friends, people passing by on bicycles, or people enjoying a spontaneous street performance. The public spaces and streets of downtown Santa Cruz must be appropriately scaled to ensure that a comfortable pedestrian environment is created. As the major open space within the downtown, streets should be designed to respond to the cyclical nature and needs of the community. The ability to have larger pedestrian spaces when they are needed and more intimate and active places at other times will give the streets a life and character of their own. For instance, an annual parade or festival may warrant the temporary closure of all of Pacific Avenue to automobiles, whereas a weekly farmer's market could be accommodated on a particular street segment (e.g., between Cathcart and Lincoln). Similarly, traffic could be closed on other streets within the downtown (e.g., Cooper Street between Pacific and Front or Front Street between Water and River Streets) for special events.

A Balance Between Pedestrians and Automobiles
It is important that streets and sidewalks be correctly sized and programmed to accommodate pedestrian activity and movement. Pedestrian spaces that are too big can evoke a sense of inactivity, emptiness, and insecurity, and as a result discourage pedestrian use. A careful balance needs to be established between the automobile, pedestrians, and bicyclists. The complete elimination of the automobile is not desirable because it can result in pedestrian spaces that are too big and inaccessible. This has been proven in small and medium-sized cities throughout the country, where pedestrian malls have failed to create the desired pedestrian or commercial environment. On the other hand, streets should not be dominated by the automobile to the point where pedestrians and bicyclists feel secondary. The correct balance should include: wide sidewalks for promenading and pedestrian-oriented activities; narrow roadways with slow-moving traffic; continuous, safe bicycle routes; ample accessible, at-grade pedestrian crossings or ramps, and appropriately textured surfaces for access and safe movement of persons using mobility aids and devices; and curbside parking or bike lanes to offer a separation between pedestrians and moving cars and to slow traffic further.

Trees should be used to reinforce the pedestrian environment by giving scale and definition to the public walkways and by promoting a visually attractive and comfortable street.

The Relationship of the Public and Private Realm
A downtown pedestrian district like Santa Cruz need not establish a hard edge between public and private uses. Activities should flow back and forth between the public and private realms. The extension of the pedestrian environment into private parcels is encouraged by means of passages and courtyards that have a strong tradition in Santa Cruz. Conversely, retailing activities (e.g., cafes, flower stands, produce markets) are encouraged (within carefully prescribed limits) to "spill out" into the public right-of-way to reinforce the life and vitality of the street.

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Preserve and Enhance the Distinctive Scale and Character of Downtown The image of downtown Santa Cruz is rich and complex, distinctive and memorable. Within the central city, new and rehabilitated buildings have developed individual character while retaining qualities of an historic townscape. The underlying cadence and structure of the built environment continues to express the scale and texture of a pedestrian-oriented downtown.

The Character of Downtown Buildings
Much of the character of downtown Santa Cruz has come from its incremental development and the individual stylistic expressions that have occurred over an extended period of time. As a result of the 1989 Loma Prieta earthquake, much of downtown has been rebuilt in a single generation.

This puts a particular burden on the Downtown Plan and its design guidelines to maintain the unique townscape character and to avoid the creation of monolithic "projects" that destroy the human scale and pedestrian quality of the downtown. The design guidelines call for buildings that respect the incremental pattern of development in the downtown and that are reflective of the charm and lifestyle of Santa Cruz: buildings that have a unique rhythm and variation created by elements including balconies, loggias, trellises, and bay windows; buildings that extend and enhance the public realm with courtyards, setbacks, extension areas, and passages; and buildings that are not hermetically sealed, but reflect the environment and are energy efficient. The Downtown Plan does not recommend a single architectural style as a predominant theme, but rather emphasizes a humanistic scale and warmth that provides a common vocabulary.

The Opportunity to Intensify
The Downtown Plan recognizes that it is desirable for downtown Santa Cruz to intensify, in order to bring more people and activities to the area. However, this intensification must be achieved in a way that respects the townscape of the downtown and its relationship with the surrounding area.

The Downtown Plan includes an Additional Height Zone A along the Pacific Avenue corridor between Laurel and Water Streets; and the west side of Front Street between Laurel Street and Soquel Avenue, where taller buildings can be created when key criteria are met. An Additional Height Zone B along Front Street is also included in the plan allowing for taller buildings when key criteria are met.

Strengthen Downtown Santa Cruz as a Place to Live
Throughout the country, cities are striving to reestablish old residential neighborhoods or to introduce new ones within their downtowns. Santa Cruz is fortunate to have attractive and viable downtown neighborhoods that serve to reinforce the city center not only as a place to shop or work, but as a place to live...a place that has a life beyond its business hours. In planning for change within the downtown, it is critical that such change be designed to preserve the character and qualities of the adjacent neighborhoods, and encourage new residential development that is compatible in scale.

In this regard, land use, urban design, and circulation polices within the Downtown Plan are aimed at ensuring compatibility of scale and use with, and the avoidance of, through-traffic within adjacent neighborhoods.

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To further reinforce the city center as a place to live and to extend the residential pattern of the surrounding single-family neighborhoods to the downtown, the Downtown Plan encourages, but does not require, residential development as a second floor and above use throughout the downtown area. Some office space has been constructed for upper floors within the Downtown Plan area on a project specific basis, with emphasis on market balance for housing and jobs. The potential redevelopment of the east side of Front Street also provides opportunities for nonresidential uses suitable for the Riverwalk side of these properties; but the overarching policy for promoting additional housing in the downtown area is of primary importance with the 2017 Downtown Plan update.

Open Space and Pedestrian Linkages to the Adjacent Neighborhoods The Downtown Plan calls for the reinforcement of pedestrian linkages between the downtown and its adjacent residential neighborhoods. The original Downtown Recovery Plan recommended widened sidewalks and improved streetscapes along Church and Cathcart Streets to provide residents of the neighborhood immediately to the west of downtown with enhanced access to the downtown and the San Lorenzo River corridor. Many of these improvements have been completed, but need to continuously be reinforced and enhanced. The Downtown Plan continues to suggest enhanced linkages between the downtown and the Mission Hill neighborhood to the north through the expansion of Scope Park at Water Street and Pacific Avenue, providing direct pedestrian access to Mission Plaza and the historic Mission Hill district. As the South of Laurel district redevelops, it is also suggested that the pedestrian qualities of Pacific Avenue be extended southward to create stronger pedestrian linkages with the Beach Hill neighborhood.

Riverfront Residential
Along Front Street, between Soquel Avenue and Laurel Street, the Downtown Plan encourages upper-level residential and visitor-serving uses, while encouraging commercial uses at the ground level facing Front Street and a mix of commercial and residential uses at the Riverwalk level and above. Housing and visitor-serving uses in this location provides a strong support use to the downtown and creates an attractive linkage to the recreational resource and amenity of the riverfront. In addition, the parking lot and adjacent commercial properties on the north east corner of Soquel Avenue and Front Street adjacent to River Street South is identified as a potential site for future mixed-use redevelopment, with residential as the upper-level use oriented to the river.

SRO Housing
SRO housing provides an important resource to a wide range of people who require proximity to the services and transit facilities of the downtown. In this regard, the replacement and maintenance of SRO housing has been encouraged throughout the downtown. Upon the completion of four projects (St. George Hotel, Palomar Hotel, El Centro, Colonial Hotel) along Pacific Avenue, the number of pre-earthquake SRO housing units has been exceeded. The Plan recommends that additional projects be dispersed throughout the downtown and that individual SRO developments not exceed 60 units without City Council approval, to avoid the creation of a single district that will

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dominate other critical activities within the area.

Infill Residential on City-Controlled Sites
The original Downtown Recovery Plan considered City-controlled sites (such as parking lots) as being very important opportunity sites to provide additional housing. City-controlled properties remain extremely important twenty-five years after the Loma Prieta earthquake. This updated Downtown Plan continues to promote mixed-use opportunities within downtown and rather than highlighting site-specific properties, the Downtown Plan encourages flexibility in targeting potential development projects based on changing market conditions and the City’s financial priorities and capacity. There may be opportunities downtown to participate in public/private partnerships and the Downtown Plan encourages exploration of creative development options that will continue to achieve the objectives of this Downtown Plan to positively enhance the residential community of downtown.

New Residential Development in the South of Laurel Area It has been recognized that the South of Laurel area offers additional potential for the creation of a mixed-use/residential neighborhood that will serve to reinforce the diversity and vitality of downtown Santa Cruz. It will be important for "South of Laurel" to evolve, not as a series of independent projects, but as a well- planned and integrated neighborhood with many of the same qualities that make the city's existing neighborhoods unique and attractive places to live. Planning for this area should strive to create a cohesive and pedestrian-oriented residential "fabric" with well-landscaped streets, parks and community amenities, which may include a permanent event arena, and buildings that are carefully scaled and oriented to reinforce the pedestrian environment.

Housing Feasibility and Affordability
A comprehensive housing implementation strategy should be developed by the City to establish a feasible program for the creation of market-rate and affordable housing, including developer incentives, land write-downs, public participation in financing, parking reductions, etc. The Downtown Plan does not recommend the imposition of exactions on commercial developers for the creation of residential development.

Strengthen Downtown as a Place of Local and Regional Employment Historically, downtown Santa Cruz has served as the principal government, business, and service center for North County. This role has reinforced the significance of the downtown as an important destination and has provided direct support to retailing uses. The Downtown Plan strongly encourages the concentration of office uses within the downtown, where employees can best take advantage of existing and future transit service, where broader environmental objectives related to the improvement of air quality and transportation can be best served, where additional employees can contribute to the creation of an active and viable urban center, and where they can be best served by downtown retail activities. In terms of supporting the viability of the downtown as a retail district, upper-level office uses are considered primary. While it is recognized that the regional office market is somewhat limited, the Downtown Plan acknowledges the opportunity to attract office users to newly available and assembled sites within the downtown; these uses offer an important opportunity to intensify the downtown district and enhance its role as a

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regional office center. The policies of this Downtown Plan also allow for the flexibility and opportunities for office and technology-related companies to locate within the downtown, acknowledging the dynamic nature of the current technological industry can greatly contribute to the success and vibrancy of the downtown.

Opportunity Sites for Commercial Development
Several significant sites between Cathcart and Water Streets along Pacific Avenue provide good opportunities for upper-level office uses. The Downtown Plan encourages the most intensive development along Pacific Avenue and the Front Street/Riverfront corridor, where it can most benefit from shared parking and convenient transit, and where higher-density development is most appropriate. There continue to be opportunities for redevelopment of existing structures along lower Pacific Avenue, as well as along Front Street.

Concentrate Commercial Development Within Downtown Core Land use planning policy for the City served well to support the enormous challenge that property owners, developers, and retailers faced in the rebuilding of the downtown district. Efforts should continue to be made to locate large-scale office and destination-oriented retail uses within the downtown, where they establish an economic vitality that will secure the downtown's role as the principal commercial center of the region. This Downtown Plan continues to promote concentration of mixed use development within the downtown core. As the City’s downtown develops with more mid-rise construction (up to 6 or 7 floors), the transit system and alternative transportation methods will become more important for maintaining the quality of life in the downtown area. The corridor connections between the beach and downtown will provide more opportunities for residents and tourism, but the focus of higher-density development and commercial/office uses in the downtown core remains foremost in the Plan.

Create a Stronger Relationship Between Downtown and the Beach Each summer season, thousands of visitors come to Santa Cruz to enjoy the boardwalk amusements and the sandy beach facing Monterey Bay. Less than one mile to the south, the beach is separated from the downtown by topography (Beach Hill) and a road pattern that is indirect and confusing. As a result, many beach visitors have little knowledge that downtown Santa Cruz exists, and when the sun subsides, look elsewhere for their after-beach entertainment. While downtown Santa Cruz must continue to depend primarily on local residents for its economic health, increased patronage from beach visitors will only help to reinforce the commercial vitality of the area. The strong local character or "personality" of Pacific Avenue can be an attractive draw to visitors who, in a recreational mode, are looking for unfamiliar diversions that provide new experiences. Conversely, the revitalization of the Beach could introduce new activities that would be more attractive to the local resident or patron of the downtown. The creation of complementary activities in both the downtown and the beach area would provide the strongest linkages between the two areas. Specific strategies for strengthening these linkages are outlined in Appendix 2 of the Plan.

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Summary of the Original 1991 Plan Recommendations
Immediate
Action
(0-5 Years)
Medium to
Long Term
(More than
5 Years)

LAND USE AND URBAN DESIGN

1. Intensify downtown Santa Cruz as the principal retail, restaurant, and commercial district of the city and region. a. Require continuity of active ground-level uses (retail, restaurant, cultural, etc.) along Pacific Avenue.
b. Create a distinctive and active pedestrian environment that supports the downtown retail district as a unique destination. c. Maximize opportunities for outdoor eating to reinforce the downtown as a food and entertainment destination.
d. Maintain and encourage local-serving support retail uses along Cedar and Front streets.
e. Create a Central Retail Management entity, responsible for retail recruitment, retention, and the management of the downtown district.

2. Create significant new housing opportunities within the downtown area.
a. Expand the existing High Density Overlay Zone to include all areas of the downtown east of Cedar Street.
b. Permit/encourage housing as a principal upper-level use throughout the downtown.
c. Encourage redevelopment of the riverfront between Soquel Avenue and Laurel Street for mixed-use development, with required upper-level residential uses.
d. Encourage future redevelopment of the Long's-Zanotto's site for mixed-use development, with required upper-level
residential uses.
e. Consider reuse of portions of City parking lots for residential redevelopment as replacement parking is provided in new structures.
f. Encourage replacement of SRO units throughout downtown.

Limit size of SRO developments to 60 units.

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g. Encourage future redevelopment of south of Laurel area as mixed-use residential neighborhood.
h. Establish a comprehensive housing implementation strategy for the delivery of market-rate and affordable housing in the downtown.

Immediate
Action
(0-5 Years)
Medium to
Long Term
(More than
5 Years)

3. Concentrate and intensify office development within the downtown.
a. Permit/encourage office use as a principal upper-level use, except in the designated areas where residential is required. b. Allow for additional height and intensity at the core of downtown (north of Cathcart along Pacific Avenue) to
attract office development.
c. Discourage major speculative office development in other parts of the city that would most appropriately locate in downtown.
d. Coordinate with office developers for the provision of office parking that reinforces the overall objective of the Parking District.

4. Preserve and enhance the distinctive scale and character of downtown Santa Cruz.
a. Maintain the predominantly two- to three-story form and character of downtown through height limits of 35 feet west of Cedar Street and north of Water Street, and 45 feet in the remainder of the downtown.
b. Allow additional height to 75 feet in the downtown core, under specific conditions that ensure appropriate transitions to architecturally significant buildings and maintain solar access.
c. Allow additional height in the North Pacific area to 45 feet, subject to urban design considerations and maintenance of views to Mission Hill.
d. Adopt urban design guidelines that reinforce: the unique townscape character of Santa Cruz; the incremental pattern of development; the pedestrian environment; and the human scale and quality of buildings.

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e. Require 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).
f. Preserve historic structures to the maximum extent possible.

Immediate
Action
(0-5 Years)
Medium to
Long Term
(More than
5 Years)

CIRCULATION AND PARKING

1. Improve vehicular circulation patterns in a way that conveys a feeling of convenience and orientation, and that reinforces the pedestrian character of the downtown.
a. Design Pacific Avenue to allow for traffic to enter the downtown from both Water Street at the north and Cathcart Street on the south.
b. Design Pacific Avenue between Water and Cathcart to allow for maximum operational flexibility, as described in the Circulation Plan.
c. Reconfigure intersections at River and South River Streets and at River and Front Streets to promote the Front
Street/River Street corridor as a principal north-south collector in the downtown.
d. Consider creation of an east-west local roadway between Front and South River streets in conjunction with future redevelopment of the Long's-Zanotto's property.
e. Consider creation of an east-west local roadway between Cedar and Center Streets in conjunction with future
redevelopment of the City parking lot between Lincoln and Cathcart Streets.
f. Maintain and enhance existing service alleys to promote rear service and to create attractive pedestrian ways.
g. Extend the system of secure alleys as part of redevelopment, to the maximum extent possible.
h. Coordinate with existing property owners to resolve the problems of exposed garbage areas through centralized
garbage facilities.
i. Control service and loading from Pacific Avenue by limiting to non-peak business hours.

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Immediate
Action
(0-5 Years)
Medium to
Long Term
(More than
5 Years)

2. Provide convenient and accessible parking in the downtown. a. Maintain the Parking District as the principal method of providing parking in the downtown (south of Water Street). b. Maximize curbside parallel parking along Pacific Avenue to reinforce the feeling of a convenient and accessible
downtown.
c. Maintain, to the maximum extent possible, on-street parking on other streets within the downtown.
d. Consolidate public and private properties to reinforce and expand the existing system of off-street parking along Cedar and Front Streets.
e. Provide ample and secure bike parking along Pacific Avenue and within existing and planned parking structures.

3. Provide for the efficient operation of transit in the downtown to reduce the impacts of the automobile and reinforce the pedestrian environment.
a. Provide for continued safe and efficient bus access to the Metro Center from Pacific Avenue.
b. Introduce a rubber-tired "trolley" service to provide a transit linkage between downtown and the beach.
c. Design Pacific Avenue to be able to accommodate a future fixed-rail trolley or light-rail vehicle within the roadway. d. Consider and explore strategies for inter-city rail service to downtown Santa Cruz.
e. Maintain inter-city (e.g., Greyhound) bus service in the downtown, either in the existing facility or as part of a consolidated facility within the Metro Center.

4. Maintain and enhance the existing system of bike routes within the downtown.
a. Improve the San Lorenzo River as an exclusive Class 1 bike route.
b. Add Cooper, Church and Locust Streets to the system of posted bike routes in the downtown.

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c. Design Soquel and Walnut Avenues, and Lincoln and
Cathcart Streets, to have dedicated bike lanes installed.

Immediate
Action
(0-5 Years)
Medium to
Long Term
(More than
5 Years)

5. Strengthen pedestrian access to and movement within the downtown.
a. Improve Pacific Avenue as the primary pedestrian corridor in the downtown, with minimum sidewalk widths of 12 feet. b. Improve the San Lorenzo Riverfront as an exclusive
pedestrian corridor between the Beach and the downtown. c. Improve Cathcart Street as an east-west pedestrian linkage between the river, Pacific Avenue, and downtown
neighborhoods.
d. Strengthen the pedestrian linkage between downtown and San Lorenzo Park with short-term streetscape improvements at the Galleria and the western landing of the pedestrian bridge; and longer-term improvements, including an eastwest roadway through Long's-Zanotto's and an expanded pedestrian bridge.
e. Strengthen the pedestrian linkage to neighborhoods east of the river through a new pedestrian bridge between Soquel and Laurel Street connecting to the Metro Center.
f. Improve pedestrian linkages between downtown and
Mission Hill through an expanded Scope Park and stair
linkage.
g. Enhance pedestrian linkages to Beach Hill and the Beach through streetscape improvements along Cliff Street and the stairways leading to Pacific Avenue (at Third Street) and the riverfront (at Cliff Street).

STREETSCAPE AND OPEN SPACE

1. Improve Pacific Avenue as the downtown's major public gathering place, and as a viable retailing street.
a. Introduce, north of Cathcart, an asymmetrical cross section that provides for a wider (20 to 25 feet) sidewalk on the sunnier, west-facing side of the street to support a diversity of activities, and a comfortable promenading sidewalk (12 to 15 feet) on the east-facing side.

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b. Introduce, south of Cathcart, a landscaped median to reinforce the continuity and sense of place in this area. c. Maintain a strong sense of visual and pedestrian continuity along the entire length of the street.
d. Provide unobstructed access to all citizens, in compliance with Uniform Federal Accessibility Standards and State Title 24 Accessibility requirements.
e. Introduce a consistent treatment of boulevard trees along the length of the street that is high-branching, light in
appearance, and suitable to urban environments.
f. Provide decorative pedestrian-scaled lighting that can support banners and holiday decorations.
g. Introduce public seating in conjunction with other activities (e.g., retail kiosks) at the key "T" intersections along Pacific Avenue.
h. Introduce ground-level planting at the "T" intersections and on the median south of Cathcart.
i. Allow for the extension of cafe and retail uses within the public right-of-way, subject to design standards and
management guidelines.

Immediate
Action
(0-5 Years)
Medium to
Long Term
(More than
5 Years)

2. Create additional open space opportunities in the downtown that have meaning and significance.
a. Create a riverfront park at the foot of Cathcart Street to reinforce public access to, and use of, the river.
b. Enhance open space opportunities at the northern tip of Pacific Avenue to accentuate the gateway role of this area and reinforce the significance of the post office and town clock.
c. Create a new park on the existing parking lot north of the planned Locust Street garage and along Plaza Lane.
d. Consider the creation of a more active public gathering space within the Civic Center area.

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Immediate
Action
(0-5 Years)
Medium to
Long Term
(More than
5 Years)

3. Introduce streetscape improvements on other downtown streets to improve one's sense of arrival and the cohesiveness of the district.
a. Maintain and expand, to the maximum extent practical, sidewalks along east-west streets in the downtown.
b. Create distinctive landscape/streetscape along major eastwest gateway streets/avenues and bridges (e.g., Water, Soquel, Laurel).
c. Enhance the Front Street/River Street corridor with
consistent streetscape treatment from the highway to the Beach.

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Land Use Plan 3
The Downtown Plan calls for a balanced mixture of uses that will reinforce downtown Santa Cruz as a place of commerce, culture, and recreation: a place that people choose to go to meet friends; a place that naturally and spontaneously accommodates civic events; and a place where people live and work. Because of the desire to retain a mixed-use environment that includes a vertical as well as a horizontal mix of uses, there are no distinct land use zones within the downtown. Rather, the Downtown Plan identifies four subareas, each with its own distinct characteristics. These include:
a. The Pacific Avenue Retail District, including a one-half block depth for all parcels fronting onto Pacific Avenue between Water and Laurel Streets; b. The Front Street/Riverfront Corridor, including the one-half block depth of property on the west side of Front Street, and all parcels adjacent to the riverfront between Water and Laurel Streets;
c. The Cedar Street "Village" District, generally situated between the Pacific Avenue Retail District on the east and Center Street on the west; and d. The North Pacific Area, situated between Water Street, River Street, and the Mission Hill escarpment.

This chapter describes the proposed land uses for each of these four subareas and highlights the key development standards pertaining to height, bulk, and design treatment. In addition, specific policies and land use regulations are presented for retail, housing, and office uses in the downtown. The following chapter provides a more comprehensive description of development standards (including permitted uses) and urban design guidelines.

Pacific Avenue Retail District
Pacific Avenue is the historic main street of Santa Cruz, serving as the principal focus of commercial activity in the region and recognized as the main center of public life in the community.

It is the place that people naturally congregate for civic events, the place where people can expect to meet others on a more spontaneous basis, and a place that is uniquely suited to the needs of the Santa Cruz consumer.

The most devastating effect of the Loma Prieta earthquake of 1989 was within the Pacific Avenue Retail District; in 15 seconds, the earthquake destroyed the commercial and social heart of the community, a place that had evolved over more than a century. In guiding the redevelopment of private properties along Pacific Avenue, it was important to preserve the unique qualities that occur within the district: its human scale; the incremental and rich pattern of development; the architectural diversity and interest of many of the buildings; and the continuity of active publicoriented uses along the street. While many historic buildings were destroyed or damaged beyond repair, historic structures should be preserved to the maximum extent possible, where appropriate.

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It is not the intent of the Downtown Plan and the development standards and guidelines presented in the following chapter to merely cause the past to be replicated. Rather, the Downtown Plan recognizes the opportunities to improve the Pacific Avenue Retail District: to intensify and diversify the type of activities; to make the street more comfortable to a wider range of people; and to encourage development that is sensitive to the past but that is appropriate to the future, both in terms of retailing and the public life of the community.

The Downtown Plan calls for the intensification of Pacific Avenue as a mixed-use district.

Active public- oriented retail, restaurant, entertainment, and cultural uses are considered the primary activity at street level; other uses will be permitted on a conditional basis, if they meet the principal criteria of supporting the active pedestrian environment that is desired. Upper-level office and residential uses are encouraged along Pacific Avenue as a primary support to the groundlevel retail uses. As described below, housing is encouraged as a permitted use throughout the downtown. It is recommended that residential projects be dispersed throughout the downtown district. For projects on sites smaller than 20,000 square feet, on-site parking is discouraged within this subarea in favor of centralized and shared parking provided by the Parking District.

The development standards and design guidelines for the Pacific Avenue Retail District call for maintaining the form and character of the existing downtown. Specific criteria are established to allow development to be intensified up to 85 feet, within the area located along Pacific Avenue from Water Street to Laurel Street. The intent of the criteria is to encourage an intensification of activity and population within the core of the downtown but, at the same time, to ensure that a sensitive transition or design integration is made between taller development and existing buildings of historic or architectural value; a principal intent of the criteria is also to maximize solar access to the sidewalks to ensure an active and comfortable pedestrian environment throughout the year.

The standards and guidelines also focus to a great extent upon the effect of private development on the pedestrian's experience. In addition to the types of ground-level land uses, the treatment of ground-level storefronts is also of critical importance to ensure that the pedestrian's experience along the street is reinforced and that new private development extends and enhances the streetscape improvements within the public realm.

The Front Street/Riverfront Corridor
The Front Street/Riverfront Corridor forms an eastern edge to the Pacific Avenue Retail District and creates a transition between the more intensive commercial district and the riverfront. The role of Front Street as an important arterial distributing traffic to, through, and around the downtown has caused it to evolve as a destination retail district, with a major supermarket, drug store, and a specialty retail center backing up to the river. This role is one that is complementary to the more intensive, specialized, and pedestrian-oriented nature of Pacific Avenue, and its maintenance and enhancement is encouraged. Ground-level commercial uses, including destination retail uses, personal service, financial, and office-related uses, are permitted uses along the street. Permitted upper-level uses include office and residential, as well as river-oriented commercial and visitorserving uses connecting to the Riverwalk. This mix of uses serves to reinforce the downtown as a place to live, shop work, and visit; as well as enhances the pedestrian environment and feeling of security along the river.

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The pattern of development that has occurred along the Front Street/Riverfront Corridor is one that has largely "turned its back" on the San Lorenzo River. Major recommendations of the City's 1988 San Lorenzo River Design Plan, the 2003 San Lorenzo Urban River Plan, and the 2010 River/Front and Lower Pacific Design Guidelines and Development Incentives study, all promote enhancing the recreational resource of the river within the downtown and to orient Front Street development in a more positive way to the river. This Downtown Plan includes development standards that promote better access and incentives to redevelop the Front Street/Riverfront Corridor properties.

The Downtown Plan reinforces this objective by encouraging active ground-level uses, including retail shops and restaurants adjacent to Front Street and the Riverwalk. In addition, the Downtown Plan calls for residential, hotel, office, or restaurants as upper-level uses east of Front Street between Soquel and Laurel, to take advantage of the riverfront amenity, to reinforce the downtown as a place to live as well as shop work, and visit, and to enhance the pedestrian environment and feeling of security along the river. The Downtown Plan requires at least 60 percent of the square footage of mixed-use development within these areas (not including parking) to be provided in residential uses. Except that no housing is required when the primary use is visitorserving. The guidelines for riverfront development, however, recognize the need to maintain the public nature of the riverfront corridor and include provisions for public access from Front Street, reasonable solar access to the Riverwalk, the articulation of the building mass, promotion of visitor-serving uses, and the provision of active ground-level uses.

The flood improvements completed per the previously adopted river plans allowed for the removal of the floodplain designation and National Flood Insurance requirements from the properties that abut the east and west sides of Front Street. Prior to the FEMA certification of the completed improvements, new development must comply with FEMA Flood Zone A-99 standards for development within the floodplain, as well as the guidelines provided for below. New projects constructed along this portion of the FEMA floodplain shall be designed to create a positive connection with the San Lorenzo Riverwalk. The FEMA guidelines define construction treatments for various uses within the floodplain.

In addition to the Front Street/Riverfront Corridor between Laurel and Soquel, the Downtown Plan also designates the parking lot and adjacent commercial properties on the north east corner of Soquel Avenue and Front Street for future potential mixed-use residential development. Such a development could maintain ground-level retail and convenience uses, integrated with up to 3 levels of upper-level residential development (to a maximum height of 45 feet), highly articulated to create an attractive edge to the riverfront and an interesting and varied silhouette.

Parking for both the commercial and residential components of the development would be encapsulated on two levels within the podium base of the project and screened from public view by the ground-level retail uses. Development would be required to meet the provision for at least 60 percent of the square footage (not including parking) to be provided in residential uses.

Along the western edge of Front Street, key opportunities need to be preserved for public downtown parking. Specific standards and guidelines for the treatment of surface parking lots and for the development of parking garages are outlined in the following chapter.

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LAND USE CONCEPT

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The Cedar Street Village Corridor
The Cedar Street Corridor is immediately west of the Pacific Avenue Retail District. The area provides an appropriate transition in scale and use between the downtown and the adjacent residential neighborhoods and the civic center. In contrast to Front Street, which plays a destinational retail role, Cedar Street serves as a more local-serving street with a mixture of professional offices, support and convenience retail, and restaurant uses. Unlike Pacific Avenue, which developed in a relatively consistent manner with a strong "street wall" of buildings, Cedar Street is more diverse in nature, with a mixture of one and two-story structures of varied setbacks.

Many of the buildings are wood frame structures with a strong residential character.

The land use plan and the standards and guidelines strive to preserve and enhance the informal "village" qualities of the Cedar Street Corridor. Unlike the Pacific Avenue district, permitted ground-level uses include office in addition to retail, and residential uses are allowed at the ground level along the east-west streets and Center Street. No strict "build-to" lines are established, and the height of development is purposely stepped down to a maximum of 35 feet, or three floors.

Like the Front Street/Riverfront Corridor, the Cedar Street Village Corridor plays an important role in providing parking facilities for Pacific Avenue. It is particularly important to ensure that if future parking structures are constructed in this area, that they -be designed in a way that is supportive of the village character of the district and at a scale compatible with the adjacent neighborhoods.

To this end, all parking structures in this subarea are required to step down to 35 feet adjacent to public streets.

Upper-level residential uses are particularly encouraged within the Cedar Street subarea to intensify the resident population of the downtown and to create an appropriate land use transition to the adjacent neighborhoods.

The North Pacific Area
The area of the downtown north of Water Street is unique from the remainder of the district to the south. Situated at the foot of Mission Hill and between River Street and Water Streets, this subarea plays an important gateway role for motorists entering the area from the north and the east. The Town Clock and Scope Park at North Pacific and Water Street intensifies this gateway role and creates a visual and activity linkage with the downtown core to the south.

North Pacific Avenue also plays an important gateway function to the downtown, providing a linkage from River Street to the Town Clock and the Pacific Avenue Retail District to the south.

North Pacific itself has evolved as a unique street; its narrow right-of-way and small-scale retail buildings nestled against the escarpment of Mission Hill create an intimate village-like quality.

As the downtown area intensifies, the light industrial uses in the North Pacific area will naturally evolve to more urbanized uses. The Downtown Plan calls for a mixture of office, residential, and retail uses that can support the primary commercial uses of the Pacific Avenue area to the south

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A maximum height of 35 feet (2 floors of commercial, or 1 floor of commercial with 2 floors of residential above) is proposed for the North Pacific area. Additional height up to 45 feet (3 floors of commercial, or 1 floor of commercial with 3 floors of residential above) is allowed for properties east of North Pacific Avenue, if visual analyses indicate that views to Mission Hill from the Water Street Bridge are preserved and if additional height is highly articulated.

Portions of -the North Pacific Area are not located within the City's parking district and, as such, parking must meet overall City standards and be provided on site.

Retail
A critical objective of the Downtown Planes the revitalization and intensification of downtown Santa Cruz as the principal retail and commercial district of the city and region. Retail is the land use component most critical to the success of the downtown. Without a strong and diverse retail base, the downtown cannot function as a viable center for the community. Clearly, a major strength of the downtown is its unique retailing personality, which has evolved as a result of strong local merchants and a loyal customer base. The Downtown Plan proposes that this base be built upon further, by means of the following policies:

Downtown Plan Retail Policies
a. Retail uses that generate pedestrian interest and activity shall be the predominant permitted use for the street level of development throughout the downtown as outlined in the Central Business District Use Allowances tables in Chapter 4 of the Plan. b. The design of Pacific Avenue, and the development standards and design guidelines, should maximize opportunities for outdoor eating (e.g., cafes) to reinforce the downtown's image and identity as a vital food and entertainment district.
c. The design of Pacific Avenue, and the development standards and design guidelines, should be aimed at creating a distinctive and active pedestrian environment that supports the downtown as a unique retail destination, comfortable to a complete range of users.

The Downtown Management Corporation should be retained to continue to improve public perception of downtown Santa Cruz by enhancing safety and security; provide information and direction to shoppers and visitors in downtown Santa Cruz; and provide a visible presence in downtown Santa Cruz to observe and report street disorder.

Housing
A major objective of the "First Principles" is the creation of significant new housing opportunities within the downtown. It is recognized that while the downtown must function as a viable commercial center, it should also be an attractive place to live. The combination of retail and office,

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and visitor-serving uses with a wide range of residential units will extend and enrich the life of the downtown and serve to make it a more attractive place for residents, employees, and visitors alike.

Toward this objective, the following housing policies were established by Vision Santa Cruz in its "First Principles" document and are supported by the Plan:
a. A mix of housing should be developed, including development of new housing areas and a variety of types (apartments, condominiums, SRO's) serving a range of needs and income groups. No one housing type should predominate. b. The City's affordability requirement should be maintained. c. Numeric goals for housing should be established for types, market served, and locations which are achievable and take into account costs and feasibility. Specific locations should be evaluated for housing potential including Pacific Avenue, South of Laurel and along the San Lorenzo River, adjacent to the parking lots at the north east corner of Soquel Avenue and Front Street.
d. Housing in the downtown should be well designed, well maintained, and well managed in order to fit well in the new downtown fabric. e. Reconstructed post-Loma Prieta earthquake SRO housing should be retained.

General Plan 2030
In November of 1990, the City Council adopted a High Density Overlay Zone (HDO) for the Pacific Avenue corridor between Water and Elm Streets, which provided density bonuses for residential development within commercial mixed-use projects. This overlay district became obsolete with the adoption of the General Plan 2030 in 2012. The Regional Visitor Commercial land use designation (applicable to downtown) includes new floor area ratio (FAR) ranges that supersede the HDO district.

Downtown Plan Housing Policies
a. The Downtown Plan reconfirms housing as a permitted upper-level use throughout the downtown and introduces the potential for ground-level residential (e.g., townhouses) on the east-west streets west of Cedar Street and along Center Street. b. The Plan reconfirms the density provisions of the ordinance, and provides for more detailed height and massing criteria and design guidelines for housing within each subdistrict of the downtown.
c. The Downtown Plan identifies the area along the San Lorenzo River, east of Front Street between Soquel Avenue and Laurel Street, and the properties at the

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north east corner of Soquel Avenue and Front Street as areas where upper-level housing is encouraged as the primary use of any mixed - use redevelopment project that occurs. This provision recommends that at least 60 percent of the square footage within mixed-useprojects (not including parking) be devoted to housing. Projects where the primary use is visitor-serving are not subject to this recommendation.
d. The Downtown Plan supports the retention of all SRO housing units reconstructed after the Loma Prieta earthquake. The Downtown Plan further recommends that additional SRO projects dispersed throughout the downtown and that individual development not exceed 60 units without City Council approval, to avoid the creation of a single district that will dominate other critical activities within the area. e. Although the area south of Laurel Street is beyond the boundaries of the Downtown Plan, the Beach/South of Laurel Plan recognizes the great potential for this area to be redeveloped as an in-town neighborhood that: supports the downtown as a mixed-use district; extends the existing pattern of residential uses from Beach Hill and the downtown neighborhoods; takes advantage of the amenity of the river; and creates a more positive activity linkage between the downtown and the Beach. f. All residential projects within the downtown must meet off-street parking requirements of the zoning ordinance, unless they are situated within the parking district, in which case they shall adhere to the requirements of the district. g. Beyond regulatory requirements, a comprehensive housing implementation strategy should be established to develop a feasible program for the delivery of market-rate and affordable housing units in the downtown. Measures could include developer incentives such as land write-downs, public participation in financing, parking reductions and direct subsidies, as appropriate. Exactions on commercial developers for the provision of residential units are not recommended.

Office
Historically, downtown Santa Cruz has served as the principal government, business, and service center for North County. This role has reinforced the significance of the downtown as an important destination and has provided direct support for retailing uses. The Downtown Plan strongly encourages the concentration and intensification of office uses within the downtown, where employees can best take advantage of existing and future transit service, where broader environmental objectives related to the improvement of air quality and transportation can be best served, where additional employees can contribute to the creation of an active and viable urban center, and where they can be best served by downtown retail activities.

Office Policies

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The Downtown Plan recommends the following land use policies as a means of reinforcing the downtown as the principal office and employment center in the city and region:
a. Office use should be a permitted upper-level use throughout the downtown, including on properties east of Front Street between Soquel Avenue and Laurel Street as long as applicable upper floor residential requirements are met.
b. Major speculative office development projects (e.g., greater than 10,000 square feet) that would be an appropriate downtown use should be discouraged in other parts of the City.
c. The City and Parking District No. 1 should coordinate with office developers for the provision of convenient off-site parking that can meet private requirements as well as public objectives for well-designed centralized parking facilities.

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Development Standards and Design Guidelines 4
A. ALL CENTRAL BUSINESS DISTRICTS

LAND USES
All new construction shall require approval of a Design Permit, regardless of type of use.

1. Prohibited Uses
The uses described in subsection (a) below, are deemed inconsistent with the goals, policies and objectives of the Downtown Plan and are, therefore, prohibited within the Downtown Plan (Plan) portion of the Central Business District as either a stand-alone use or an accessory or temporary use. Such uses that lawfully existed within the Plan area prior to the adoption of this provision are deemed non-conforming and may continue only at the same location at the same intensity or less for a period of no more than 20 years from the effective date of the Zoning Ordinance amendment (October 10, 2000), after which time the use shall be completely removed or converted to a conforming use. The uses described in subsection (b) below shall be deemed a public nuisance and shall be immediately abated according to the provisions of the Zoning Ordinance or other applicable City Codes or Ordinances.

Uses that are prohibited within any of the Downtown Plan subdistricts. a. Uses not permitted include, but are not limited to, the following: medical and recreational cannabis provider dispensaries; rent, sales or service of automobiles, trucks, recreational vehicles, motorcycles or trailers; sale of firearms; general advertising signs; sale of alcoholic beverages for off-site consumption requiring ABC liquor license Numbers 20 or 21 (liquor stores), with the exception of the sale of alcohol for off-site consumption that is clearly incidental to other principally permitted uses, that represents less than fifteen percent of the total shelf space in the business, and that complies with the operational criteria specified in Table 4-1 of Chapter 4, herein, inclusive of the additional regulations referenced in said table; drive-up facility; or drive-through facility.
b. Nuisance Activities. No use, even though listed as a permitted use or otherwise allowed, shall be permitted which, by reason of its nature or manner of operation, is deemed by the Zoning Administrator to be creating a condition that is hazardous, noxious, or offensive through the emission of odor, fumes, smoke, cinder, dust, gas, vibration, glare, refuse, water-carried waste, or excessive noise.

Such use shall be subject to violation abatement procedures, which may result in revocation of the use permit.

2. Accessory Uses
Accessory uses, as defined in Section 24.22.013 of the Zoning Ordinance, shall be limited to the use of no more than one quarter (¼) of the total floor area occupied by the permitted use.

3. Temporary Uses

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Temporary uses, as defined in Section 24.22.879 of the Zoning Ordinance, shall be limited to the following activities and standards:
a. The following activities if they are sponsored by a government entity or an organized group of businesses, property owners or residents of the CBD:
i. Neighborhood, District or Citywide-oriented carnival, circus, street fair, exhibition, celebration or festival;
ii. Booth for educational, charitable, patriotic or welfare purposes; iii. Open air sale of agricultural products, including seasonal decorations. iv. Open air sporting event;
v. Arts or crafts sale or artistic performance event; or vi. Surface parking open to the public.
b. The following activities if they secure the proper permits, if applicable, from City agencies: Parades, civic events, and advertised citizen gatherings.

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TABLE 4-1: Central Business Districts Use Allowances — Ground Floor (Street Level) P = Principally Permitted
A = Administrative Use Permit
S = Special Use Permit
“—” = Not Permitted
Use Categories Pacific
Avenue
Retail
Front
Street
Riverfront
Cedar
Street
Village
North
Pacific
Additional Regulations
Commercial (3)
Banks and Financial Institutions A P A P (4)
Business Support Services A P P P
Eating and Drinking Establishments
- Bar, Tavern A A S A (5)
- Brewpubs A A A A (5)
- Bona Fide Restaurant P P P P (5)
- Tasting Rooms A A A A
- Breweries, Distilleries and Wineries A A A A (6)
General Market P/A P/A P/A P/A (7)
Hotels / Motels A P A P (8)
Instructional Services
- Schools, Business and Technical
A A A A (9)
Live/Work Quarters A A A A (10)
Nightclubs and Live Entertainment S S S S (11)
Offices, Professional A A A P (12)
Parking Facilities, Surface and
Structured
A A A A (13)
Personal Services
- General Personal Services A A A P (14)
- Health/Fitness Studio A A A A (15)
Retail Sales P/A P/A P/A P/A (7), (16)
Theaters/Commercial Entertainment,
Arcade, Billiard Hall and other Indoor
Recreation Uses
P P S P (19)
Thrift Stores/Pawn Shops S S S S (17)
Institutional and Community Facilities (3)
Community/Religious Assembly A A A A
Day Care Centers A A A A
Government Buildings P P P P
Medical Centers and Clinics A A A A (12)
Museums/Galleries/Cultural Institutions A A A A (18)
Social Service Centers A A A A
Other Similar Uses as Determined by
the Zoning Administrator to be
consistent with the purpose of the
subdistrict

P/A/S P/A/S P/A/S P/A/S

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Additional Regulations – Ground Floor Uses.
(1) Community Care Residential Facilities. Facilities with fewer than 7 persons are principally permitted uses in the Cedar Street Village District. Facilities with 7 or more persons require approval of an Administrative Use Permit (AUP). Supportive and Transitional Housing facilities are allowed with only those restrictions that apply to similar residential uses.
(2) Multi-Family Housing. (Including Single-Room Occupancy, Supportive and Transitional Housing, and Flexible Density Unit Housing projects subject to standards set forth in SCMC

24.12.) In all districts where multi-family housing requires an AUP, common residential lobbies for upper-level residences are allowed at ground level with active ground level common spaces publicly visible. In the Pacific Avenue Retail District, residential lobbies and leasing areas shall cumulatively be a maximum of 30 feet in width across the building frontage or a maximum of 15 percent of the building frontage, whichever is less, for a depth of 75 feet from Pacific Avenue. No first story or ground-level residential units are allowed along a public right-of-way in the Downtown Plan area, unless otherwise specified below.

Within the Cedar Street Village, ground-level residential uses are permitted on the side streets west of Cedar Street and also along Center Street. Direct access between individual townhouse units and the street are strongly encouraged through the use of porches and front "stoops". In the Front Street/Riverfront Corridor and North Pacific Area, first floor of units are permitted when elevated above the sidewalk level 5 feet. For Front Street/Riverfront Corridor, allow for ground level residential uses provided that such uses are internal to a block and do not face Front Street, Laurel Street, Cathcart Street, Soquel Avenue, River Street, North Pacific, or any public pedestrian paseo or lane. Individual housing unit entrances with direct access to Front Street are prohibited within 60 feet of Front Street from Soquel Avenue and Laurel Streets and along the frontages of public passageways between Front Street and the Riverwalk.
(3) Commercial and Non-Residential Uses. These uses adjacent to public passageways in the Front Street/Riverfront Corridor shall be accessible from Front Street and the Riverwalk.

Large Non-Residential Ground-Level Uses. These uses exceeding sixteen thousand (16,000) gross square feet per single-tenant/establishment require approval of a Special Use Permit (SUP) by the City Council after review and recommendation by the Planning Commission. In addition to the findings for SUP issuance required under Section 24.08.050, a SUP required by this subsection shall not be issued unless the following additional criteria, findings and conditions related to the public benefits provided by the proposed project are made by the City Council.
a. The use adds a desired, “targeted” business to the Downtown, which would serve to diversify the Downtown Plan area ground-level business base; b. The use provides a public benefit and contributes to an appropriate balance of local or non-local businesses. For the purposes of this finding, it shall be presumed that local businesses serve to sustain the authenticity and unique retail character of the downtown business mix. However, non-local businesses may add to retail draw and contribute to overall downtown vitality in certain circumstances;

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c. The use contributes to an appropriate balance of small, medium and large-sized businesses in the downtown area to diversify the ground-level business mix; to insure the maintenance of the “Santa Cruz” identity, unique character and authenticity; to seek to reduce economic “leakage” of sales out of the City and County; and to induce local investment and employment to the downtown area;
d. The design of the façade of the proposed use meets the design standards and guidelines of the Downtown Plan and is not restricted by corporate standardized or trademarked exterior design, signage, materials, color or other visual treatments; e. The proposed use would be a good neighbor and contribute to the community life of the downtown by participating in such community activities as: (1) Membership in downtown merchant, resident, neighborhood improvement organizations and/or assessment districts; (2) to the greatest extent feasible, hiring local residents; and (3) hosting or participating in downtown festivals, fairs, benefit events and similar neighborhood activities; and
f. If applicable, all food and/or beverage service activities shall be conducted in accordance with the following “good neighbor operating procedures” for such uses. i. Sufficient trash and recycling receptacles shall be provided and shall be regularly maintained;
ii. All debris boxes shall be screened and kept on the premises in a designated or approved location;
iii. The operator shall be responsible for cleaning the sidewalk within fifty (50) feet horizontal distance from the premises during the hours of operation to maintain the sidewalk free of paper, spillage or other litter; and iv. Noise, glare and odors shall be contained within the premises so as not to be a nuisance to neighbors. Under no circumstance shall the ventilation outlets or motors cause emission of objectionable odors or noise directed toward neighbors.
(4) Banks and Financial Institutions. These uses may be allowed when there is no other bank within the contiguous block.
(5) Eating and Drinking Establishments. All uses within this category shall be subject to City and State alcohol regulations. When applicable, all fast food and/or beverage establishments (defined in the Zoning Ordinance) shall be conducted in accordance with the “good neighbor” operating procedures listed in Section 3.f. (6) Breweries, Distilleries and Wineries. These manufacturing uses are allowed in these districts only when they contain at least 25% of floor area devoted to retail and/or tasting of the product manufactured on the premises. Street-oriented active store frontage is required. (7) Sale of Alcohol for Offsite Consumption. Retail establishments with the Department of Alcoholic Beverage Control license numbers 20 and 21 including general markets may sell alcohol for offsite consumption with approval of an administrative use permit if the sale of alcohol is clearly incidental to other principally permitted uses and represents less than fifteen percent of the total shelf space in the business; the business conforms with Section

24.12.1106(10) of the Santa Cruz Municipal Code; the hours of alcohol sales are limited to

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7:00 a.m. to 12:00 a.m.; security mitigations approved by the Police Department to help prevent theft and sale of alcohol to minors, including but not limited to the potential for requiring alcohol to be located where it can be monitored by store personnel or security cameras, are provided; and single-serving alcohol containers other than beer are not provided for sale. This exception to the prohibition on single-serving alcohol containers does not include malt liquor, which remains prohibited.

Existing businesses that were approved to sell alcohol for offsite consumption prior to the enactment of the operational criteria are not required to obtain new administrative use permits but are required to comply with the operational criteria by October 10, 2020.

If the sale of alcohol for offsite consumption use is determined by the Planning or Police Departments to be a nuisance or to otherwise frustrate the intent of the Downtown Plan, the City may initiate proceedings to revoke to the right to sell alcohol per Section 24.12.1112 and Title 4 of the Santa Cruz Municipal Code.
(8) Hotels/Motels. These uses are allowed as principally permitted uses along the east side of Front Street. No hotel rooms are allowed the ground level frontages or along the Riverwalk level frontage.
(9) Instructional Services - Schools, Business and Technical. Schools and studios for arts and crafts, photography, music and dance provided that such establishments are not located along Pacific Avenue frontage or east-west street frontage. A Special Use Permit is required (1) when located along Pacific Avenue frontage or (2) if located along east-west street frontage, provided the following conditions are met:
a. Any such establishment will not occupy more than 50 linear feet of frontage space; b. Such establishment is compatible with nearby residential uses; c. Such space is in compliance with the storefront and façade design and development standards; and
d. Such space is capable of being converted into retail use in the future. (10) Live/Work Quarters. The residential component of a Live/Work space shall not be located on the ground level, unless the residence is located in the interior of the lot; i.e., the non-residential component of the space must have frontage on the public right-of-way or publicly accessible passageway. The non-residential component of the space must have a minimum frontage depth of 30 feet.
(11) Nightclubs, Establishments Providing Live Entertainment. These uses with stage/performance areas greater than 80 square feet or permitting dancing, and establishments serving alcoholic beverages not ancillary to food service will be considered for the ground level, subject to the following operating conditions:
a. Acoustical studies indicating that such uses can achieve the City's existing noise abatement standards;

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b. The provisions of Part 12 of the Zoning Ordinance (for High Risk or Low Risk Alcohol Outlets) are met;
c. The establishments shall be conduct business in accordance with the following “good neighbor operating procedures” as described in Section 3.f above. d. The storefront adjacent to the street is designed in compliance with the storefront and building façade standards and guidelines and includes active people-oriented activities of visual interest to the pedestrian (e.g., food service/restaurant seating, retail frontage, queuing areas or art work) and in no case shall the storefront occupy more than 50 linear feet of street frontage;
e. Such establishments are compatible with adjacent residential uses; and f. Such space is capable of being transformed into retail use in the future. (12) Medical Centers/Clinics and Professional Offices. Professional, editorial, real estate, insurance and other general business offices including space for non-profit organizations; medical and dental offices; and medical, optical and dental clinics will be considered for the ground level subject to the following criteria. These uses:
a. Are prohibited along Pacific Avenue frontage (75 feet perpendicular to Pacific frontage property line and within 40 feet perpendicular to the east-west street property line), except when limited to interior ground floor space not fronting the street. b. Must be compatible with existing and planned ground-level and upper-level permitted uses; and
c. Must be in compliance with the storefront and building façade guidelines and standards, and capable of being transformed into retail use in the future. (13) Parking, Surface or Structured. Allow for the use of parking lifts within the required envelope of any parking garage. See subdistrict development standards for other specific parking criteria.
(14) Personal Services. Uses such as barber shops, laundry and clothes cleaning establishments; administrative, executive and financial services; and technology-related services are allowed with an AUP for the ground level in the Pacific Avenue Retail district and by right in the other subdistricts if it can be demonstrated that:
a. Such establishments are not located along Pacific Avenue frontage or along east-west street frontage (75 feet perpendicular to Pacific frontage property line and within 40 feet perpendicular to the east-west street property line) from Water Street to Laurel Street and are, therefore, limited to the interior ground floor space. This requirement may be met within the business establishment by providing a retail use in the front 40 feet of the space, with the personal service use provided in the area beyond that 40 feet of retail space. Businesses that can provide a retail use in the front but cannot meet the 40-foot requirement may apply for an administrative use permit for alternate space design provided that: 1) the business can demonstrate that there is a physical difference in the space that dictates the need for the exception, or 2) the business

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would contribute to the overall character and mix of uses in the downtown and would be expected to create a significant local or regional draw to the downtown. b. Such establishments are compatible with existing and planned ground-level and upper-level permitted uses; and
c. Such establishments are in compliance with the storefront and building façade guidelines and standards, and capable of being transformed into retail use in the future without extensive remodeling.
(15) Health and Fitness Studios. These uses will be considered for ground-level use, provided that:
a. The storefront adjacent to the street is designed in compliance with the storefront and building façade standards and guidelines and active people-oriented uses are located adjacent to the street (e.g., retailing component);
b. In no case shall the storefront occupy more than 50 linear feet of street frontage; c. Such establishments are compatible with adjacent residential uses; and d. Such space is capable of being transformed into retail use in the future. (16) Retail. The store space along the frontage of North Pacific Avenue, River Street and Water Street shall have the minimum perpendicular depth of forty (40) feet; however, such use may vary in depth along these streets provided that each street maintains an average retail depth of twenty five (25) feet.
(17) Thrift Stores or pawn shops. These uses are prohibited along Pacific Avenue frontage (75 feet perpendicular to Pacific frontage property line and within 40 feet perpendicular to the east-west street property line).
(18) Art Galleries and Museums. These uses shall be open to the public. (19) Recreational Uses. Recreational uses or other active ground floor uses shall be visible from the street frontage.

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TABLE 4-2: Central Business Districts Use Allowances — Upper Floors (Includes Riverwalk Level) P = Principally Permitted
A = Administrative Use Permit
S = Special Use Permit
“—” = Not Permitted
Use Categories Pacific
Avenue
Retail
Front
Street
Riverfront
Cedar
Street
Village
North
Pacific
Additional Regulations
Residential
Community Care Residential Facility — — P/A — (1)
Dwellings, Multiple and Townhouse P P P P (2)
Dwellings, One-Family & Two-Family — — P — (2)
Dwellings, Flexible Density Unit
Housing*
P P P P (2)
Dwellings, SRO Single Room
Occupancy Housing
P P P P (2)
Family Day Care Homes, Small or
Large
— P P P (1)
Supportive and Transitional Housing P P P P (2)
Commercial
Banks and Financial Institutions A P A P
Business Support Services A P P P
Eating and Drinking Establishments
- Bar, Tavern A A S A (3)
- Brewpubs A A A A (3)
- Bona Fide Restaurant P P P P (3)
- Tasting Rooms A A A A (3)
- Breweries, Distilleries and Wineries A A A A (6)
General Market P P P P
Hotels/Motels A P A P (4)
Instructional Services
- Schools, Business and Technical
A A A A (5)
Live/Work Quarters A A A A
Nightclubs and Live Entertainment S S S S (7)
Offices, Professional P P P P (8)
Parking Facilities, Surface and
Structured
A A A A (9)
Personal Services
- General Personal Services P P P P
- Health/Fitness Studio A A A A (10)
Retail Sales P P P P (11)
Theaters/Commercial Entertainment,
Arcade, Billiard Hall and other Indoor
Recreation Uses

P P S P
Thrift Stores/Pawn Shops S S S S

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A A A A
Other Similar Uses as Determined by
the Zoning Administrator to be
consistent with the purpose of the
subdistrict

P/A/S P/A/S P/A/S P/A/S
Additional Regulations – Upper Floor Uses.
(1) Community Care Residential Facilities. Facilities with fewer than 7 persons are principally permitted uses in the Cedar Street Village District. Community Care Residential Facilities with 7 or more persons require approval of an AUP. Supportive and Transitional Housing facilities are allowed with only those restrictions that apply to similar residential uses.
(2) Multi-family Housing. Residential uses shall incorporate sound attenuation space planning designs and construction materials and methods in accordance with General Plan requirements such that noise from nearby commercial activities do not unduly disturb occupants of new dwelling units. For properties east of Front Street between Soquel Avenue and Laurel Street, housing shall be at least 60% of the total floor area of any mixed-use housing project. This requirement does not apply to projects within 75 feet of Laurel Street or Soquel Avenue or projects where the primary use is visitor-serving. (3) Eating and Drinking Establishments. All uses within this category shall be subject to City and State alcohol regulations. When applicable, all fast food and/or beverage establishments (defined in the Zoning Ordinance) shall be conducted in accordance with the previously described “good neighbor operating procedures” previously described in section

3.f. of the Ground Floor Uses. Eating and drinking establishments are encouraged on the Riverwalk level to publicly activate the Riverwalk and connections to the Riverwalk and

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east/west publicly accessible spaces in the Pacific Avenue Retail District. Outdoor rooftop dining is allowed when associated with an upper level restaurant/eating and drinking establishment.
(4) Hotels/Motels. These uses are allowed as principally permitted uses along the east side of Front Street and to not require the incorporation of upper-level housing. No hotel rooms are allowed along the ground floor frontages or along the Riverwalk level frontage. (5) Instructional Services - Schools, Business and Technical. Schools and studios for arts and crafts, photography, music and dance provided that such establishments are compatible with nearby residential uses.
(6) Breweries, Distilleries and Wineries. These manufacturing uses are allowed in these districts only when they contain at least 25% of floor area devoted to retail and/or tasting of the product manufactured on the premises.
(7) Nightclubs, Establishments Providing Live Entertainment. These uses with stage/performance areas greater than 80 square feet or permitting dancing, and establishments serving alcoholic beverages not ancillary to food service, are subject to the following operating conditions:
a. Acoustical studies indicating that such uses can achieve the City's existing noise abatement standards;
b. The provisions Part 12 of the Zoning Ordinance (for High Risk or Low Risk Alcohol Outlets) are met;
c. All such establishments are conducted in accordance with the previously described “good neighbor operating procedures”; and
d. Such establishments are compatible with nearby residential uses. (8) Medical Centers/Clinics and Professional Offices. Professional, editorial, real estate, insurance and other general business offices including space for non-profit organizations; medical and dental offices; and medical, optical and dental clinics will be considered for upper levels subject to the following criteria. These uses must be compatible with existing and planned ground-level and upper-level permitted uses. (9) Parking, Surface or Structured. Allow for the use of parking lifts within the required envelope of any parking garage. See subdistrict development standards for other specific parking criteria.
(10) Health and Fitness Studios. These uses will be considered for upper level use, provided that such establishments are compatible with adjacent residential uses. (11) Retail Sales. In the Pacific Avenue Retail District, second level retail sales are allowed subject to the approval an Administrative Use Permit when the second level is connected to the same business on the ground floor, subject to being compatible with and minimizing impacts to nearby residents. Riverwalk retail is allowed subject to the approval of an Administrative Use Permit to publicly activate the Riverwalk. Retail space should be

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evaluated in the context of adjacent projects to ensure uses are compatible, active and enhance the Riverwalk.
(12) Art Galleries and Museums. These uses shall be open to the public. (13) Communication Facilities. Uses are subject to the regulations in Part 15 of Chapter

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Figure A-1: Downtown Plan Height
*An additional 15-feet of height above the height limit indicated is allowed for activated roof top amenity structures pursuant to the standards listed in Section J.16 (ALL CENTRAL BUSINESS DISTRICTS OTHER DEVELOPMENT STANDARDS AND DESIGN GUIDELINES).

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B. PACIFIC AVENUE RETAIL DISTRICT

DEVELOPMENT STANDARDS

1. Building Height
The following height standards shall apply to all development within the Pacific Avenue Retail District, including frontage along Pacific Avenue and the east-west streets within the subarea. All buildings must conform to the Base Height requirements, except for provisions for additional height within the “Additional Height Zone A”. The intent of the standards is not to create a five-story downtown, but rather to preserve the overall character and scale of the historic core while allowing some intensification and increased height on larger parcels.
a. Floors. No new building shall be less than two stories in height. The second story shall be at least 50 percent of the first floor area and shall be located toward the street frontage. An exception may be made for building recessed breaks as described for the Additional Height Zones.
b. Floor-to-Floor Height. The first floor uses must have a minimum floor-to-floor height of 18 feet for properties north of Cathcart Street and 15 feet minimum south of Cathcart Street. Any mezzanine shall be set back at least 30 feet from the building line on the street and shall occupy no more than one-third of the area of the first floor.
c. Base Height and Floors. No new development shall exceed a Base Height of 55 feet (measured to the top of parapet or eaves), except as provided for in the “Additional Height Zone A”. Within this Base Height, no more than 3 floors of upper-level uses above the ground-level retail use will be permitted within the maximum 55 feet Base Height. (See Figure B-1.)

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Figure B-1: Maximum Building Heights and Floors.

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d. Mechanical Penthouses. Uninhabitable mechanical penthouses will be permitted above the Base Height to a maximum height of 65 feet, provided that such penthouses are set back a minimum of 15 feet from any exposed face of the buildings, unless such penthouses are architecturally integrated into the building façade design. e. Sloping Roofs. (45 degrees/1:1 pitch or flatter) shall be permitted up to a maximum height of 60 feet, measured to the top of the sloping roof. For projects not eligible for the Additional Height, street wall heights shall not exceed the base height limit of 55 feet.
f. Visual Impact Study. Any site that is located where the east-west street does not cross Pacific Avenue (sites with frontage on Locust, Church, Walnut, Lincoln, Soquel, Elm and Maple Streets) must prepare a visual impact study to determine how the proposed building would be viewed from the east-west street from a pedestrian eye-level.

2. Build-to Lines and Setbacks
To ensure that Pacific Avenue and the east-west streets are spatially well defined, all development shall be built to the property line of the street. The following exceptions to this condition are noted:
a. Active Outdoor Uses. Setbacks of up to 12 feet in depth are permitted along the northern property line of Cathcart Street, if such setbacks are intended to provide active outdoor uses (e.g., outdoor dining or public seating) oriented to the street. b. Laurel Street Sidewalk. Require any development along Laurel Street between Pacific Avenue and Front Street to 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. c. Front Street Sidewalk. Require any development along the west side of Front Street between Cathcart Street and Laurel Street to dedicate sufficient property to result in a sidewalk depth of at least 12 feet.
d. Recessed Storefronts. Minor ground-level storefront setbacks are permitted within the provisions of the storefront and building façade standards and guidelines.

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.

3. Public and Private Parking Facilities
The Pacific Avenue Retail District is within the Downtown Parking District #1 and, as such, shall comply with all parking requirements set forth within that district. On-site parking will not be permitted unless it meets one or more of the following conditions:
a. Below Grade Parking and Access Driveways. Parking is provided completely below grade, and access driveways to the parking facility do not conflict with the

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movement of pedestrians or vehicles within the area. No driveways shall be permitted along Pacific Avenue.
b. Visual Screening. Surface or above-grade structured parking can be provided if the parking is visually screened and separated from Pacific Avenue and east-west streets by retail development and if such parking can be accessed from an east-west street or rear service lane.
c. West Side Front Street. Allow parking facilities along the west side of Front Street south of Soquel Avenue where only one driveway curb cut shall be permitted per 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.

4. 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..

5. Special Conditions for Maple Street Fronting Parcels 005-152-08, 005-152-17, 005- 152-18, and 005-152-22.

Buildings fronting the 10-foot Maple Street alley between Pacific Avenue and Front Street shall be set back 20 feet to provide for a 50-foot wide public paseo, lane or street. If the above aggregated parcels are redeveloped together, the aggregated parcel size prior to the dedication exceeds the 15,000 square feet threshold to qualify for heights above the 55 foot base height, and shall be developed in conformance with the Additional Height Zone A performance standards. As a result of the required dedication, development on these aggregated parcels shall not be required to provide on-site parking. Developers of the aggregated parcels may pay parking fees to the Downtown Parking District in lieu of meeting the on-site parking requirements. A parking credit shall be applied to the project based on the amount of land dedicated to the City to expand the alley.

6. Special Conditions for Elm Street Pedestrian Connection (Parcel 005-152-31, 005- 152-30, 005-152-05, 005-152-32, and 005-152-33).

Development of the above parcels shall include a 30-foot wide publicly accessible pedestrian connection between Pacific Avenue and Front Street. The public passageway shall be located in the vicinity of Elm Street (within approximately 50 feet of Elm Street extension). The passageway shall be integrated into the design of the development.

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C. PACIFIC AVENUE RETAIL DISTRICT
BUILDING FAÇADE STANDARDS AND GUIDELINES
The intent of the urban design standards and guidelines for the Pacific Avenue Retail District is to reinforce the unique townscape qualities of the downtown, to introduce diversity and variety that will enhance the visual interest and comfort of the pedestrian, and to extend the landscape qualities of the streetscape into the private realm. The building facades of the downtown have a significant effect on the public identity and character of the downtown and, as such, need to be carefully considered.

1. Building Facades.

Building facades shall respond to the character and composition of existing commercial buildings along Pacific Avenue. More specifically, facades shall be composed with 3 clearly distinct zones: the storefront, up to 18 feet in height or 15 feet south of Cathcart Street; the upper two to three stories of the facade to the established parapet height (e.g., 55 feet); and the roof and cornice treatment, which includes the visible portions of any additional height permitted above the Base Height of 55 feet. This compositional approach is consistent with the existing building facades along Pacific Avenue, as well as the desire to reinforce the pedestrian realm and avoid the creation of monolithic vertical walls along the street edge. A separation of treatment shall be clearly established between the ground-level storefront and the upper building levels, utilizing a strong belt course or architectural line, and through the specific storefront treatment described below. Similarly, a strong cornice line or roof treatment is encouraged to promote variety and a distinctive silhouette along the street.

2. Adjacent Buildings.

The composition of building facades shall also be considered in relation to adjacent buildings of historic or architectural value. While it is not the intent to maintain a consistent treatment along the street edge, the composition of new development shall seek to be harmonious and compatible with elements of adjacent structures, such as window proportions, the design of horizontal belt courses and cornice treatments, building materials and architectural elements.

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 upperlevel façade shall be built to the property line and 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.

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

5. Cornices and Belt Courses.

Overhead horizontal projections (providing at least 8 feet of clearance above grade) of a purely architectural or decorative character such as cornices, eaves, sills and belt courses shall define the building elements (base, middle and top) and create three-dimensional interest in the façade, provided that they do not project more than:
a. At roof level, 3feet into the public right-of-way or a designated setback area. b. At every other level, 1 foot into the public right-of-way or designated setback area.

6. Windows.

Building walls shall be punctured by well-proportioned 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

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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.

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 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.

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 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.

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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.

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.

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 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-of-way 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.

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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 right-of-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.

12. Rear Service Alleys.

Upper-level facade treatments adjacent to the rear service lanes shall be consistent in quality and design with treatments adjacent to public streets and rights- of-way. The use of planting (e.g., planter and window boxes, trellises, topiary) on building facades adjacent to the service lanes is particularly encouraged to enhance the visual and pedestrian character of the alley.

13. Exterior Lighting.

Buildings shall provide warm (color temperature equal to incandescent), low-level lighting from sundown to 10:00 PM nightly as an integral part of the façade design to add to the nighttime ambient light level in the downtown and to add nighttime visual interest to the buildings. Accent lighting using warm, low-level energy efficient light sources is encouraged as an integral part of the facade design.

14. Property Line Walls.

Where a building shares a property line with an adjacent property or building, mitigate the potential for large blank walls as follows:
a. Where the adjacent building is lower than the proposed building, the property line wall shall be set back from the property line sufficient to allow windows in the new wall; or
b. The applicant shall seek an easement from the adjacent property owner to allow windows (subject to the future redevelopment of the adjacent property). Mitigation measures shall be incorporated to allow windows under the Building Code. c. This provision may be modified by the Planning Director, subject to the preparation of a visual computer simulation of the building in context of the building viewed from key points at pedestrian eye level down Pacific Avenue and key intersecting streets.

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D. PACIFIC AVENUE RETAIL DISTRICT

STOREFRONT STANDARDS AND DESIGN GUIDELINES
All storefront improvements with an improvement cost of more than $10,000 require a Design Permit. All storefronts in a new building or re-developed building shall conform to the following storefront design standards:

1. Primary Entrance. All buildings with frontage along Pacific Avenue shall have a primary entrance on Pacific Avenue.

2. Blank Walls. All buildings with frontage on Pacific Avenue or the East-West streets shall not have blank walls exceeding ten (10) feet in length. Blank walls shall be mitigated with trellises and/or climbing plants or other architectural or landscape elements.

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.

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

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.

6. Entrance Design. Storefronts shall incorporate at least two of the following design concepts into the storefront designs.
a. Bay Windows. Provide bay windows up to 12 feet in length that may project up to 12 inches into the public ROW - where the bay window has glazing on all projecting faces.
b. Porticos. Provide porticos around the entry door that may project up to 12 inches into the public ROW.
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. d. Marquis. Provide permanent marquis structures or canopies that project from the building at entries (maximum 10 feet in length, minimum height 8 feet above the sidewalk and maximum projection of 6 feet into the ROW). e. Signs. Provide decorative signs that project into the ROW per Central Business District sign ordinance.
f. Glazing. The use of reflective or tinted glass in ground level show windows is prohibited.

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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.

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E. FRONT STREET/RIVERFRONT CORRIDOR

DEVELOPMENT STANDARDS AND DESIGN GUIDELINES

1. Height and Stepback Requirements
Figure E-1: Proposed base and additional height and stepback requirements along the Front Street/ Riverfront Corridor.
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. 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 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

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passageways shall step back at least 10 feet from the street for any height above 35 feet.
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).

2. Build-to Lines and Setbacks.

In order to promote well-defined streets, development shall generally be required to be built to the property line adjacent to public streets. The following exceptions to this condition are noted:
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 buildto line. 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. 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)
d. Riverwalk Property Line. No setback from the Riverwalk property line is required. e. Encroachments. Development along the Riverwalk shall not encroach beyond the property line of the parcel, except in cases where levee-facing “peopleoriented” 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.

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Figure E-2: Proposed building massing and public access requirements along Front Street and the riverfront.

3. Storefront Treatment.

While it is recognized that the Front Street/Riverfront Corridor is less pedestrian intensive than the Pacific Avenue District, the ground-level 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.

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 “people-oriented” commercial uses incorporate public access points to the 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 24- inch 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.)

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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. 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. 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.
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. 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.
h. Entrances Along Riverfront. Entries, either to individual residential units or common entrances, or to commercial 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.
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.

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

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mechanisms to the improvement of these publicly accessible connections. Development shall be consistent with the following performance standards:
a. Publicly Open Passageways. Such access shall be open to the public during daylight hours.
b. Pedestrian Focus. Such publicly accessible connections shall be predominantly pedestrian in nature and located within 50 feet of the Front Street intersections at the terminus of Cathcart Street and the extensions of Maple and Elm Streets. In addition to the pedestrian access, bicycle access shall be provided at the extension of Elm Street, which will serve as the primary bicycle access to the Riverwalk between Soquel Avenue and Laurel Street.
c. Passageway Widths. The width of these publicly accessible pedestrian connections shall be no less than the following: 60 feet at or near the terminus of Cathcart Street; 50 feet at or near the terminus of Maple Street; and 30 feet at or near the extension of Elm Street.

d. Vertically Open Passageways. These passageways shall be open to the sky, provide a high quality accessible path of travel between the Front Street sidewalk and the Riverwalk, and provide clear building breaks that avoid the walling off of the river from downtown.
e. Pedestrian Oriented Uses. The pedestrian passageways shall be lined with active pedestrian-oriented uses that create a safe and interesting environment, including commercial uses, outdoor cafes, resident-serving amenities, building entries and/or lobbies. Such uses, particularly restaurants and outdoor cafes, are strongly encouraged to provide direct frontage and active outdoor areas along both the pedestrian passageway and the Riverwalk.

6. Upper-Level Facade Treatment.

7. Gateway Treatments.

New development that occurs at key gateway intersections to the downtown (e.g., RiverWater; Pacific-Front; Cooper-Front; Soquel-Front; 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.

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

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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 setbacks shall also serve to break up the mass of development along this important edge.

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.
b. West Side of Front Street. Allow parking facilities along the west side of Front Street south of Soquel Avenue, where only one 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.
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. d. Structured Parking Facades. Parking structure facades shall be designed as compatible visual extensions of other multi-story buildings. 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.
f. Screens and Trellises. Decorative screen and trellis elements of durable, highquality materials are also encouraged to provide variation and interest on the facade. g . Garage Ramp Visibility. Sloping floor elevations shall not occur within 10 feet of the adjacent public street.
h . Wrap Garage with Commercial. Where parcel depth permits, the face of the parking structure shall be set back from ground floor commercial uses.

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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 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.
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.

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.

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, free-standing glass walls, and transparent building corners.
 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).

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F. CEDAR STREET VILLAGE CORRIDOR

DEVELOPMENT STANDARDS AND DESIGN GUIDELINES

1. Height and Stepback Requirements.
a. Base Height and Floors. The maximum height of all development within the Cedar Street Village Corridor shall be 35 feet (3 floors maximum). East of Cedar Street, development may be allowed to exceed 35 feet on a discretionary basis to a maximum height of 50 feet (4 floors maximum). The granting of additional height above thirty-five (35) feet is discretionary and requires a Design Permit with the recommendation of the Planning Director to the City Council, which must approve the additional height.

2. Storefront Treatment.

The ground-level treatment of buildings and parking structures within the Cedar Street subarea shall generally comply with guidelines for the Pacific Avenue retail subarea, in terms of storefront access, transparency and variation, and the use of landscaping, awnings and canopies. However, it is recognized that Cedar Street has a more informal character than Pacific Avenue and, as such, more variation of ground-level treatment is envisioned and encouraged. The use of porches and terraced gardens as an intermediate space between the ground floor use and the sidewalk is permitted, as long as the finished floor elevation of the ground floor use is no more than four feet above or below the sidewalk level, and accessibility requirements are met.

3. 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. In recognition, however, of the area's village character, several special conditions are noted:
a. Architectural Elements. The use of architectural elements that promote the village character of the street is encouraged. Such elements could include sloping roofs, chimneys, bay windows, dormers, recessed loggias, balconies, and porches. b. Articulation. Facades shall be highly articulated and varied; the introduction of moldings and trims, and changes in horizontal and vertical planes are strongly encouraged to create visual interest and variation in light and shadow. Residential development shall be highly articulated and expressive of the individual units within the complex.
c. Building Materials. Building materials can be more diverse and residential in character than those recommended for the Pacific Avenue Retail District. The use of wood as a siding material is encouraged.

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d. Flowers and Landscaping. The use of planters, trellises and topiary treatment of buildings is encouraged to further enliven the area and to promote its unique village qualities.

4. Public and Private Parking Facilities.

Parking structure facades shall be designed as compatible visual extensions of other multi-story buildings. Sloping floor elevations shall not occur adjacent to public streets.

Where parcel depth permits, the face of the parking structure shall be set back from ground floor commercial uses. 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 be provided to create visual interest and to reduce the mass of the parking structure. Decorative screen and trellis elements of durable, high-quality materials are also encouraged to provide variation and interest on the facade. 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. Entries and stairwells within parking structures shall be located adjacent to public streets and designed to be visually open, to promote a feeling of security and comfort.

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G. NORTH PACIFIC AREA

DEVELOPMENT STANDARDS AND DESIGN GUIDELINES

1. Height and Stepback Requirements
a. Base Height and Floors. The maximum height of all development within the North Pacific subarea shall be 35 feet (3 floors maximum). However, within this 35 foot Base Height, east of North Pacific Avenue, development may be allowed on a discretionary basis to a maximum height of 50 feet (4 floors maximum). The granting of additional height above 35 feet 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. b. Minimum Floor Height. The first floor uses must have a minimum floor-to-floor height of 14 feet.
c. Visual Analysis and Criteria for Exceeding Base Height. Proposed development above 35 feet, up to 50 feet, must prepare a detailed visual analysis of the building to determine the visual impact. The visual impact analysis must consider the views from the mid-point of the Water Street Bridge looking toward the Mission Hill, from Mission Hill and other key locations within the City. The additional building height shall not obstruct views of the profile of the top of the grade of Mission Hill as viewed from the crest of the Water Street Bridge;
i. Additional height above 45 feet, up to a maximum of 50 feet, must demonstrate that the building creates a superior gateway entrance to Pacific Avenue and the Downtown; and
ii. The building height above 35 feet shall be stepped back a minimum of ten (10) feet from the 35 foot Base Height. The additional height shall be highly articulated and the upper level shall gently transition to surrounding development. iii. Uninhabitable mechanical penthouses will be permitted above the Base Height to a maximum height of 5 feet above the permitted building height, provided that such penthouses are set back a minimum of 15 feet from any exposed face of the buildings and are out of the pedestrian's view, unless such penthouses are architecturally integrated into the building façade design.

2. Build-to Lines and Setbacks.

To promote well-defined streets, development shall generally be required to be built to the property line adjacent to public streets. The following exceptions to this condition are noted:
a. Sidewalk Width. In locations where the sidewalk is less than 12 feet, development shall be set back from the property line to create a 12-foot sidewalk. b. Gateway Landscaping. Within this subarea, new development along Water Street (north side) and River Street (west side) shall be set back from the property line by 10 feet to allow for generous gateway landscaping treatment. Buildings along River Street may project into this setback with approval of a landscape plan provided that the average setback along that street remains 10 feet.

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c. Non-Residential Elevation. Along Pacific Avenue and Water Street, ground level uses shall not be located more than one foot above the elevation of the adjacent curb. d. Residential Elevation. Along River Street, the first occupied residential floor level shall not be higher than five feet above the adjacent curb. For each one foot above the adjacent curb, an additional one foot of landscape setback shall be required.

3. Gateway Intersections.

The intersections of Water and River Streets, and River Street and North Pacific Avenue, are important gateways to the downtown. New development that occurs at these key gateway intersections shall be designed to accentuate this condition. Treatments shall include corner towers or turrets, setbacks, distinctive changes in fenestration and materials. The design of the ground level of the buildings at these intersections shall be articulated to reinforce the gateway significance utilizing corner setbacks, small plazas, large display windows, distinctive entrance features and canopies.

4. Building Facades.

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

5. Ground-Level Storefronts.

The design of the ground-level of buildings facing North Pacific Avenue, River Street and Water Street shall generally follow the guidelines and standards described for the Pacific Avenue Retail District to the south (e.g., access and transparency, storefront variation and treatment, awnings, canopies).

6. River Street.

The setback area described above for River Street shall include a well-designed landscape concept to enhance the gateway role and appearance of River Street and to create a transition between private development and the street. This landscaped area shall be broken at intervals to provide entrances to adjacent ground-level uses.

7. River Street Residential.

If residential development occurs along the River Street Corridor, it 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 and pleasing composition. Clapboard wood siding is encouraged, in addition to the building materials recommended for the Pacific Avenue Retail District above (e.g., stucco, brick, and stone).

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8. Town Clock Park/Scope Park.

New development occurring adjacent to Town Clock Park (Knight Street right-of-way) or Scope Park shall have a strong ground-level orientation to these public open spaces.

Buildings along Knight Street shall be built to the property line to maintain the spatial quality of Town Clock Park and to reinforce the civic importance of the Water-Pacific-Front intersection. Ground-level uses shall be pedestrian-oriented, and the treatment of storefront facades shall correspond with the guidelines described for the Pacific Avenue Retail District.

9. Public and Private Parking Facilities.

For properties in the North Pacific subarea which are not within the downtown Parking District #1, new development must comply with the City's general standards related to parking.
a . Surface Parking Lots. Existing and/or expanded surface parking lots within the North Pacific area shall be well landscaped, with at least one tree for every four parking spaces, and screened from the public sidewalk with low walls, planters or hedges. b. Structured Parking. Parking structures in the North Pacific Area shall be an integral part of the development that it serves, either in below-grade structures or above-grade structures that are sensitively encapsulated within the overall building form.
c. Location of Structured Parking. Exposed parking structures shall be limited to the interior of the block or to Bulkhead Street.
d. Parking Structure Façade. Where parking is exposed as a facade, such facades shall be designed as an integral extension of the overall building facade. e . Garage Ramps. Sloping floor elevations shall not occur within 10 feet of the adjacent public street.
f . 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 be provided to create visual interest and to reduce the mass of the parking structure.
g. Screens and Trellises. Decorative screen and trellis elements of durable, high-quality materials are also encouraged to provide variation and interest on the facade. h. Wrap Garage with Commercial. Above-grade structured parking facing River Street, Water Street or North Pacific Avenue shall be visually separated from all public sidewalks at the ground level by means of active ground-level uses as described above. Such parking shall be accessed, to the maximum extent possible, from eastwest streets (e.g., Bulkhead Street). New access driveways along North Pacific Avenue, River and Water Streets shall be avoided.

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H. ADDITIONAL HEIGHT ZONES
In 1991 when the original Downtown Recovery Plan was being developed, the community was concerned about the impact of four and five-story buildings on the predominantly one and twostory downtown. Since 1991, there has been significant infill development that has diversified the mix and intensity of downtown uses, with upper level office and residential uses. No longer is Downtown Santa Cruz and Pacific Avenue a one- and two-story downtown; it has evolved into a vibrant three to seven story district.

As such, the Additional Height Zone A is extended to eligible sites south of Cathcart Street and along the west side of Front Street; and Additional Height Zone B is established along the Front Street/Riverfront Corridor south of Soquel Avenue to Laurel Street. (See Downtown Plan Height diagram) The City also wishes to promote uses that foster activity and a sense of stewardship, allowing the area to evolve from a service district to an integral part of the overall downtown. In order to achieve this goal, residential uses are generally considered highly desirable upper-level uses, with active commercial and people-oriented uses at street level, in addition to visitorserving uses along Front Street between Soquel and Laurel. It is recognized that smaller parcels may need to be assembled and consolidated to create viable areas for redevelopment, but development of assembled properties shall be done in a way that maintains the town scale and character of the downtown, with its diverse mix of small- and medium-sized buildings, its pedestrian orientation and, its block pattern that provides multiple street and walkway connections.

The scale of blocks and parcels is a critical component, contributing to the town scale and pedestrian orientation of downtown Santa Cruz. In the areas south of Cathcart Street and Soquel Avenue, the larger block sizes make it particularly important to create additional pedestrian connections between Pacific Avenue and Front Street, and between Front Street and the Riverwalk. This has been a community vision, dating back to the original Downtown Recovery Plan and reinforced with the 2010 River/Front and Lower Pacific Design Guidelines and Development Standards. However, regulations alone cannot be expected to accomplish such transformational change, which will involve public improvements and strong public/private partnerships. Financing tools for the implementation of enhanced pedestrian linkages to the river, and for improved bicycle and pedestrian amenities along Front Street, shall be considered to leverage increased land values in the area and to provide for equitable contributions from the private sector.

In establishing the development standards for the Additional Height Zones, it is important to make sure that the standards reflect the unique conditions and opportunities of the area. It is necessary to avoid the creation of large, monolithic buildings that are out of scale with the finergrained development pattern of the downtown.

Buildings of additional height above the Downtown’s dominant three to four-stories may depart from the tri-partite facades of the historic downtown, but shall be designed in a manner that creates a positive relationship and an appropriate scale transition to the existing fabric. In addition to the volumetric standards set forth as a basis for additional height in Additional Height Zone A, building stepbacks, belt courses, material, plane and/or fenestration changes are design strategies that should be employed to create compatible architectural and scale relationships with

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adjacent buildings of lower height. A strong and well detailed storefront and building base is critical to the continuity of the retail and pedestrian environment of the Downtown; intermediate floors should be composed with window openings, balconies or projections that provide visual interest and a scale relationship with adjacent buildings; and the top most floor(s) should contribute to the overall silhouette and spatial form of the street with reduced floor plates, cornices, projecting canopies or other special architectural elements.

Rather than relying on building stepbacks and terracing to achieve an appropriate scale transition to smaller buildings, the standards call for horizontal and vertical variation to create the appearance of multiple buildings that are more in keeping with the surrounding area. Additional height – even up to 85 feet in the Additional Height Zone A – can be absorbed appropriately if it is confined to a portion of a property, rather than as a massive block, terraced back from the street.

1. Additional Height Zone A.

Properties on Pacific Avenue and within 150 feet of Pacific Avenue between Water and Lincoln Streets, and within 200 feet of Pacific Avenue between Lincoln and Laurel Streets (as measured perpendicular from the property line along Pacific Avenue) , certain properties located on the east side of Cedar Street between Mission Street and Ocean Alley, and the west side of Front Street between Cathcart and Laurel Streets shall be considered within the “Additional Height Zone A", within which additional height above the 55 foot Base Height limit may be requested for buildings meeting certain criteria (See Figure A-1: Downtown Plan Heights). The intent of the Additional Height Zone A is to preserve the overall character of the existing development pattern, while allowing a discretionary intensification of use and increased height to maintain a compact urban core. For eligible development projects that overlap the Base Height and Additional Height Zone boundary, all portions of the project exceeding the 55 foot base height shall be located within to the Additional Height Zone as shown in Figure A-1.
a. Eligible Development Projects. The granting of building height above the 55 foot Base Height limit is discretionary and requires a Design Permit with the recommendation of the Planning Commission 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 A may request additional height as indicated below, if one of the following conditions is met:
i. The aggregate parcel size is greater than 15,000 square feet, which may include land not located within the Additional Height Zone;
ii. The frontage along Pacific Avenue is greater than 150 feet, or at least 100 feet with 150 feet of frontage along an east-west street;
iii. The parcel is located between adjacent structures of four or more floors in height; or
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, housing, accessibility and open space).

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ii. The additional height will contribute to an improved social and economic environment.
iii. The form of the development promotes the appearance of a grouping of buildings rather than large, monolithic building masses.
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 Pacific Avenue and Front Street.
v. The additional height will help to meaningfully achieve one or more of the following key community objectives, including but not limited to: Economic Development Contributions to the Downtown, 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 Space, Structured or Shared Parking, and Transportation Demand Management concepts.
c. Zone A 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 between 15,000 square feet and 50,000 square feet, the maximum height shall be 75 feet and the maximum number of floors shall be 5 floors above the required ground floor commercial use. ii. For development projects on aggregated parcels larger than 50,000 square feet, the maximum height shall be 85 feet and the maximum number of floors shall be 6 floors above the required ground floor commercial use.
iii. 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 design. iv. Architectural features at prominent gateway corners may exceed the maximum heights above when required findings are made.

d. Performance Criteria. The following criteria are intended to promote the appearance of multiple buildings of varying heights, and to avoid the development of monolithic buildings:
i. Maximum Height and Footprints. For sites which are eligible for additional height, the footprint of portions of the building at or below 55 feet shall be at least 40% of the total site area; portions of the building footprint above 55 feet to a height of 75 feet may comprise up to 60% of the site area. For assembled sites greater than 50,000 square feet in area, buildings may achieve an 85-foot height for up to 20% of the total site area. (See Figure H-1)
ii. Architectural Features. Taller building masses shall be located on portions of the site that are adjacent to street corners or in areas that will result in minimal shading of adjacent streets and sidewalks.
iii. Pacific Avenue Building Length. Along Pacific Avenue, portions of buildings that exceed the maximum base height of 55 feet may occupy up to 55% of the length of the property line along the street or 200 feet, whichever is less. Any

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additional height above the base height must be set back from the building wall by at least 15 feet. (See Figures H-2 and H-4)
iv. Front Street Building Length. Along Front Street, portions of buildings that exceed the maximum base height of 55 feet may occupy up to 60% of the length of the property line along the street or 180 feet, whichever is less. Any additional height above the base height must be set back from the building wall by at least 15 feet. (See Figure H-3)
Figure H-1: Distribution
percentage of additional height for
sites 15,000–50,000 sq. ft.

Distribution percentage of additional
height for sites larger than 50,000 sq. ft.
v. Laurel, Cathcart and Soquel Building Lengths. Along Laurel Street, Cathcart Street and Soquel Avenue, portions of buildings that exceed the maximum base height of 55 feet may occupy up to 60% of the length of the property line or 150 feet, whichever is less. Any additional height above the base height must be set back from the building wall by at least 15 feet. (See Figure H-2) vi. Maple Street Stepbacks. Along the Maple Street extension, the building frontage shall step back by 10 feet above a height of 50 feet; In addition to the ‘build to’ line The Maple Street building face shall incorporate at least one recessed break, open to the sky, no less than 25 feet wide and no less than 10 feet in depth from Maple Street . (See Figure H-3)

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Figure H-2: Example of possible distribution of frontage heights along Pacific Avenue and Laurel Street.

Figure H-3: Example of possible distribution of frontage heights along Front Street and the Maple Street Paseo.
vii. Building Recessed Breaks. Any building mass that exceeds the maximum base height of 55 feet must establish a separation or break that is open to the sky, measuring at least 25 feet along the streetfront property line, with a depth no less than 15 feet as measured perpendicular from the streetfront property line. For

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buildings along Maple Street, the recessed break shall be a minimum of 10 feet in depth. (See Figures H-3 and H-4)
(1) The recessed breaks must provide a clear visual break between building volumes, but at the same time contribute to a positive streetscape environment.
(2) The recessed spaces shall 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 and protection to the ground level activity. This structure may encroach into the public right-of-way by at least 1 foot and no more than 2 feet and shall extend horizontally on either side of the recessed space by two 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. (See Figure H-5) (3) These recessed spaces along the streetfront shall be considered as an opportunity for creative solutions that enhance the streetscape environment.

They must be designed and programmed to be purposeful and meaningful places that support positive activity and preclude anti-social behavior. They could include building entries, cafes or retail extension areas. Courtyards and paseos are particularly encouraged as a way of separating building volumes and in creating unique public spaces that connect to Pacific Avenue. The recessed spaces may be gated. (See Figure H-5)
Figure H-4: Example of horizontal massing variation and recessed break in building.

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Figure H-5: Recessed spaces along the streetfront must provide a clear visual break between building volumes, while creating a positive streetscape environment. Three examples of potential treatments. ix. Two-Story Variation. To establish the appearance of a distinct grouping of buildings, a minimum two-story variation shall be provided between building masses along each of the street fronts. (See Figure H-6) Figure H-6: Example of vertical massing variation.

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e . Application Requirements. The following materials shall be submitted with all applications for proposed buildings taller than 55 feet. i. Visual Analysis. A detailed visual analysis of the proposed buildings 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 and the views from Pacific Avenue and from the east-west streets. ii. 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 participation either through funding and/or land contribution, construction, and/or maintenance of the Maple Street paseo or lane. The Program Statement shall include the private funding mechanism for on-going management and maintenance of the exterior common areas, including public and private spaces along the Maple Street paseo or lane between Pacific Avenue and Front Street.

The Program Statement shall specify the method of participation in the City’s affordable housing program, if applicable The Program Statement items will be the basis of conditions of project approval.

2. Additional Height Zone B.

The Additional Height Zone B includes properties located on the east side of Front Street between Soquel Avenue and Laurel Street.
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 Planning Commission 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:
i. The aggregate parcel size is greater than 15,000 square feet; ii. The frontage along Front Street is greater than 100 feet; iii. The parcel is located between adjacent structures of three or more floors in height; or
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); ii. The additional height will contribute to an improved social and economic environment;
iii. The form of the development promotes the appearance of a grouping of buildings rather than large monolithic building masses;
iv. The development receiving additional height will physically and/or financially contribute its fair share (through an Improvement District, Development

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Agreement or similar mechanisms) to the implementation of internal pedestrian connections between Front Street and the Riverwalk;
v. The additional height will help to meaningfully achieve one or more of the following key community objectives, including but not limited to: Economic Development Contributions to the Downtown, 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 Space, Structured or Shared Parking, and Transportation Demand Management concepts.
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. 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 feet and the maximum number of floors shall be 5 floors above the required ground floor commercial use.
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.
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.
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 H-7) 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 light-weight 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 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

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may include sliding doors or gates that can be secured at night, provided that they are accessible and visible during daytime business hours.

Figure H-7: Example of distribution of frontage heights and horizontal massing variation along Front Street.
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, unless the project incorporates planned publicly accessible pedestrian passageways between Front Street and the Riverwalk (in the proximity of the extensions of Cathcart Street, Maple Street, and Elm Street). For projects that incorporate other publicly accessible connections, variation to the 60% floor area standard may be permitted with a recommendation from the Planning Commission and final approval by the City Council provided a finding can be made that the project includes adequate variation/breaks in massing, including as provided by the pedestrian passageways between building, paseo, etc. 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, activated amenity spaces such as rooftop bars and pools, community gardens, rainwater retention facilities, green-roof 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. 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

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Santa Cruz City CouncilOctober 24, 2023

Santa Cruz City Council
October 24, 2023