Santa Cruz City Council
March 26, 2024

INTRODUCTION
This report summarizes the key Citywide actions in the calendar year 2023 that relate to the City of Santa Cruz 2030 General Plan (GP), including specific tasks undertaken by City departments, the Planning Commission, and City Council. This report is not intended to be a comprehensive audit of all the City’s General Plan implementation programs but includes the priorities and opportunities important to the community.

The General Plan Annual Progress Report meets the State requirements for reporting the City’s progress toward meeting General Plan goals and objectives. Topics recommended by the California Office of Planning and Research (OPR) are briefly discussed below. In addition, staff has highlighted Council Initiatives as well as several key City projects and programs undertaken in 2023 that support the goals and objectives identified in the 2030 General Plan.
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OPR RECOMMENDED TOPICS
2023 General Plan Updates
A certified Housing Element of the General Plan was adopted by City Council on December 12, 2023. This document represented 18 months of significant work with the community, the City Council, the City Council Subcommittee, the Planning Commission, and the State Housing and Community Development Department (HCD) to develop policies and objectives to help meet the many and varied housing needs of the community over the next eight years.
2023 Ordinance Amendments and Policy Updates
Several Zoning Ordinance Amendments and other ordinance and policy updates related to development and General Plan implementation were approved or took effect in 2023, as follows:
 Objective Standards and Mixed-Use Zoning: Various State housing bills limit City review of housing projects to “objective standards” contained in the city’s Zoning Ordinance and General Plan. The 2030 General Plan established Mixed-Use districts along the City’s main transportation corridors and these parcels had not yet been rezoned to reflect the General Plan direction. City Council approved the amendments to the Zoning Ordinance establishing objective development standards for the various zoning districts in December 2022. In addition, new descriptions for mixed-use zoning districts were added and the Zoning Map updated to reflect the Mixed-Use General Plan Districts. These revisions and amendments provide greater clarity for developers and the public and assist the City by providing objective standards for building and site design, making it easier to comply with State housing development laws. The City worked with the Coastal

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Commission throughout 2023 to adopt these standards within the Coastal Zone. Approval from the Coastal Commission is anticipated in early 2024.
 Small Housing Units Ordinance: In March 2022, City Council approved an ordinance amendment to the City’s regulations for small housing units that replaced the Small Ownership Unit (SOU) with a Flexible Density Unit (FDU). The SOU ordinance was originally enacted in 2007 to support homeownership by providing regulations that were intended encourage the development of small units; however, in the years since this ordinance was enacted, only two SOU projects have been developed. Staff analyzed the ordinance and determined that while certain aspects of the ordinance encouraged the development of this type of unit, other factors limited its potential. Removing the requirement that 50% of the units in a project be ownership units, revising the unit size requirements, and allowing a mixture of unit types allows developers more flexibility to respond to market conditions while still providing small units that serve a portion of the City’s population and encouraging mixed-income development. The Ordinance was approved with minor amendments by the Coastal Commission in 2023 and the ordinance was formally approved to take effect within the Coastal Zone in November 2023.  Electric Preferred Ordinance: In November, 2023, the City adopted local amendments to the California Code of Regulations (California Energy Code) implementing an energy reach code with an intent to provide developers with a range of options that will also meet goals to reduce greenhouse gas emissions associated with fossil fuel use citywide. 2023 Major Development Applications & Status Updates
Multiple significant development applications were processed and received building permits as shown in the Selected 2023 Key Projects and Programs table below.

Promotion of Infill Development
The list of 2023 Key Projects demonstrates that the City is committed to encouraging well-planned infill development. The City’s established greenbelt ensures that compact and focused development will continue to be a high priority, and virtually all development within the City is considered infill. The majority of the projects listed above are in the downtown area or along the major traffic corridors.

Intergovernmental Coordination
The City regularly coordinates with a variety of agencies and jurisdictions, including the County of Santa Cruz; the Cities of Scotts Valley, Capitola and Watsonville; Association of Monterey Bay Area Governments (AMBAG); California Coastal Commission (CCC); Santa Cruz Metropolitan Transit District (METRO); Santa Cruz County Regional Transportation Commission (SCCRTC); University of California Santa Cruz (UCSC); the Soquel Creek Water District (SCWD); the Santa Cruz Mid-County and Santa Margarita Groundwater Agencies (MGA and SMGWA, respectively); the Monterey Bay

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Community Power Board (MBCP); the Monterey Bay Air Resource District (MBARD); the Local Agency Formation Commission (LAFCO); the Federal Emergency Management Agency (FEMA); the State Housing and Community Development Department (HCD); the California Department of Fish and Wildlife (CDFW); and the Department of Alcoholic Beverage Control (ABC). 2023 highlights are outlined below:

Continuum of Care and County Collaboration. During 2022, the City assisted the County in transitioning the County’s former Continuum of Care, the Housing Action Partnership, to the new Housing for Health Partnership (HHP). Through the HHP and through regular, weekly coordination the County, the City worked on a wide range of homeless services and homelessness response efforts. Collaboration regularly occurred on provision of shelter services, on establishing clear roles and responsibilities across jurisdictions, on applying for grants, on awarding grant monies, and on a variety of other items. The City, County, and HHP also coordinated closely with non-profit partners who deliver homeless services.

The City worked closely with Housing Matters and the County of Santa Cruz in developing the Coral Street Vision Report, which outlines potential options for further investment and development of a variety of homeless services in the Coral Street area adjacent to the Housing Matters campus.

In working on the City’s 6th Cycle Housing Element in 2023, the City worked close with HCD to ensure conformance with new State regulations for Housing Elements. The City attended webinars and reviewed website information from HCD and reviewed Housing Elements from several other jurisdictions.

CITY COUNCIL INITIATIVES
In 2023, a major Council initiative was supporting the development of the Housing Element. A subcommittee was formed to work nimbly through addressing public comments and several rounds of review/revisions with the State. This support proved key in adopting a certified Housing Element prior to the State’s deadline.

Homelessness was another important initiative that saw the approval of a safe parking program, safe tent program, and approval of the Coral Street Vision Report. This work greatly advanced the City helping meet the many needs of the unhoused community.

Another Council initiative was creating development parameters for the Downtown Plan Expansion area. Council provided direction to staff early in 2023 to consider these parameters as much as possible in the planning of the expansion area. Despite this direction, a citizen-initiated measure

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to require direct public votes for certain increases to development height or size received enough votes to be placed on the ballot. In the fall of 2023, Council supported further study of the ballot measure from an outside consultant so that the public could better under the impact of the measure. This report is to be completed and presented to the public in early 2024.

Selected 2023 Key Projects and Programs

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
1 530 FRONT STREET
The City entitled a mixed-use building with 276
residential dwelling units (including a 50% density
bonus) and 6,865 square feet of commercial space on
a site in the CBD/F-P/FP-O (Central Business District / Floodplain / Floodplain Overlay) zone district and
within the Front Street Riverfront Area of the
Downtown Plan. The project requires approval of a
Section 408 Permit from the US Army Corps of
Engineers to allow for the placement of fill between
the levee and the proposed building and to allow for
the development of an outdoor extension area
adjacent to the Riverwalk path.

Status: Entitled
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
GP Chapter 6: Economic Development
CD3.3 Encourage assembly of small parcels
along transit corridors to achieve pedestrianoriented development compatible with neighborhood characteristics.

CD4.2 Ensure that new development and
right-of-way improvements enhance the
visual quality of streetscapes.

CD4.2.1 Where possible, site buildings at the
street frontage and place parking areas away
from street corners and to the rear of
buildings.

CD5.2 Require new development to include
elements that relate to the pedestrian scale.

CD5.2.1 Encourage buildings to be oriented
towards sidewalks, public plazas, walkways, or

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rivers and to include features such as public
benches and natural seating areas.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with the General Plan Land Use designations.

LU4.1.1 Support compact mixed-use
development Downtown, along primary
transportation corridors, and in employment
centers.

M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

M4.1.6: Enhance the pedestrian orientation of
the Downtown Central Business District.

ED5.5.4: Create a distinctive and active
pedestrian environment downtown.

ED5.5.6: Require continuity of active groundlevel uses (retail, restaurant, cultural, etc.) along Pacific Avenue.

ED5.5.6: Revitalize the Lower Pacific area
(Pacific Avenue south of Cathcart Street).

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
2 515 SOQUEL AVENUE
The City entitled the construction of three new
buildings, including a five-story, mixed-use building; a five-story residential building; and a three-story
residential building consisting of 43 residential units and 1,166 sq. ft. of commercial space; and Lot Line
Adjustment to merge three (3) existing parcels at a
site with addresses 513, 515, and 519 Soquel Avenue,
located within the RL/C-C (Multiple Residence – LowDensity/Community Commercial) zoning districts and within the Eastside Business Area Improvement Area
Plan and Ocean Street Area Plan.

Status: Entitled
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
GP Chapter 6: Economic Development
GP Chapter 7: Civic and Community Facilities
CD4.2.1 Where possible, site buildings at the
street frontage and place parking areas away
from street corners and to the rear of buildings.

CD 5.1 Create a well connected street and
pedestrian network.

CD5.2 Require new development to include
elements that relate to the pedestrian scale.

CD5.2.1 Encourage buildings to be oriented
towards sidewalks, public plazas, walkways, or
rivers and to include features such as public
benches and natural seating areas.

LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with the General Plan Land Use designations.

M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

M2.4: Support and promote efficient use of
transit.

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
3 415 NATURAL BRIDGES
The City approved a Building Permit for a 20 unit,
100-percent affordable housing development with
20 Single Room Occupancy (SRO) units to be
constructed within a three-story building on a vacant
lot located at 415 Natural Bridges Drive. The
application was submitted by The Housing Authority
of the County of Santa Cruz.

The proposal dedicates 100% of the units for very
low-income households, and required a Planned
Development Permit to allow the use on the parcel
outside the zones where SROs are typically
permitted.

Status: Building Permit approved
GP Chapter 4: Land Use
GP Chapter 5: Mobility
LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with General Plan Land Use designations.

LU3.8 Allow the following residential uses to
exceed the maximum densities in this chapter:
 Single-room occupancy (SRO) units;
 Small ownership units (SOU);
 Small studio and one-bedroom units;
 Accessory dwelling units (ADU);
 Density bonus units;
 Residential units within areas
designated High-Density Overlay
District.

M1.3 Create pedestrian-friendly frontage and
streetscapes and attractive pedestrianoriented areas.

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
4 1811 MISSION STREET
The City entitled a three-story, 27 unit Single Room
Occupancy (SRO) development with ground floor
commercial on two parcels located in the C-C
(Community Commercial) zone district and within the
Mission Street Urban Design Plan.

Status: Entitled
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
CD4.2 Ensure that new development and
right-of-way improvements enhance the
visual quality of streetscapes.

CD5.2 Require new development to include
elements that relate to the pedestrian scale.

CD5.2.1 Encourage buildings to be oriented
towards sidewalks, public plazas, walkways,
or rivers and to include features such as public
benches and natural seating areas.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with the General Plan Land Use designations.

LU4.1.1 Support compact mixed-use
development Downtown, along primary
transportation corridors, and in employment
centers.

LU3.8 Allow the following residential uses to
exceed the maximum densities in this chapter:
 Single-room occupancy (SRO) units;

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 Small ownership units (SOU);
 Small studio and one-bedroom units;
 Accessory dwelling units (ADU);
 Density bonus units;
 Residential units within areas
designated High-Density Overlay
District.

M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
5 915 WATER STREET
The City entitled a four-story, 74,290 sq. ft. mixeduse building with 1,079 square feet of commercial space and 105 SRO's on a site located in the C-C
(Community Commercial) zone district and within
the Eastside Business Improvement Area. The
project included a request for a 50% Density Bonus
to allow for 35 density bonus units (105 total) and
incentives/concessions and waivers to FAR, Height,
and Setbacks, in exchange for 14 Very Low Income
(VLI) Units.

Status: Entitled
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
CD4.2 Ensure that new development and
right-of-way improvements enhance the
visual quality of streetscapes.

CD5.2 Require new development to include
elements that relate to the pedestrian scale.

CD5.2.1 Encourage buildings to be oriented
towards sidewalks, public plazas, walkways,
or rivers and to include features such as public
benches and natural seating areas.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with the General Plan Land Use designations.

LU4.1.1 Support compact mixed-use
development Downtown, along primary
transportation corridors, and in employment
centers.

LU3.8 Allow the following residential uses to
exceed the maximum densities in this
chapter:

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 Single-room occupancy (SRO) units;
 Small ownership units (SOU);
 Small studio and one-bedroom units;
 Accessory dwelling units (ADU);
 Density bonus units;
 Residential units within areas
designated High-Density Overlay
District.

M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
6 1800 SOQUEL AVENUE
The City entitled a four-story mixed-use project
consisting of 1,497 square feet of ground level
commercial space, and 84 residential units on a
parcel located in the CC (Community Commercial)
zone district and within the Eastside Business
Improvement Plan Area. The project included a
density bonus request involving waivers to
development standards, including exceeding height
and floor area ratio (FAR).

Status: Entitled
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
CD4.2 Ensure that new development and
right-of-way improvements enhance the
visual quality of streetscapes.

CD5.2 Require new development to include
elements that relate to the pedestrian scale.

CD5.2.1 Encourage buildings to be oriented
towards sidewalks, public plazas, walkways,
or rivers and to include features such as public
benches and natural seating areas.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with the General Plan Land Use designations.

LU4.1.1 Support compact mixed-use
development Downtown, along primary
transportation corridors, and in employment
centers.

LU3.8 Allow the following residential uses to
exceed the maximum densities in this
chapter:

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 Single-room occupancy (SRO) units;
 Small ownership units (SOU);
 Small studio and one-bedroom units;
 Accessory dwelling units (ADU);
 Density bonus units;
 Residential units within areas
designated High-Density Overlay
District.

M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
7 300 INGALLS ALLEY
The City entitled a mixed-use development to
include 161 units, 7,475 square feet of commercial
space, and underground parking on a parcel
located in Phase II of the Delaware Addition PD and
in the IG/PER-2 (General Industrial/Performance
Overlay) Zone District.

Status: Entitled
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
CD5.2 Require new development to include
elements that relate to the pedestrian scale.

CD5.2.1 Encourage buildings to be oriented
towards sidewalks, public plazas, walkways,
or rivers and to include features such as public
benches and natural seating areas.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with the General Plan Land Use designations.

M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
8 150 FELKER STREET
The City entitled a five-story, 32-unit apartment
complex with a 40 percent density bonus and to
provide four very low income units in exchange for
waivers to the building height, front setback, and
side yard setbacks, and for a concession for a 20
percent reduction in required open space on a site
located in the R-M (Multiple Residence - MediumDensity) zone district.

Status: Entitled
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
CD5.2 Require new development to include
elements that relate to the pedestrian scale.

CD5.2.1 Encourage buildings to be oriented
towards sidewalks, public plazas, walkways,
or rivers and to include features such as public
benches and natural seating areas.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with the General Plan Land Use designations.

M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
9 DOWNTOWN LIBRARY AND

AFFORDABLE HOUSING MIXED-USE
PROJECT (119 LINCOLN STREET)
The City entitled the Downtown Library and
Affordable Housing Mixed-Use Project which
includes 124 housing units affordable to low- and
very-low-income households, approximately
38,000 square feet of space for a new City Library
facility, a minimum of 1,800 square feet for a
childcare facility, up to 350 parking spaces, and
approximately 10,000 square feet of commercial
space.

The project has been the subject of extensive
public conversation and work by the City’s
Economic Development Department for several
years and won voter referendum in 2022.

Status: Entitled
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
GP Chapter 6: Economic Development
GP Chapter 7: Civic and Community Facilities
CD4.2 Ensure that new development and
right-of-way improvements enhance the
visual quality of streetscapes.

CD5.2 Require new development to include
elements that relate to the pedestrian scale.

CD5.2.1 Encourage buildings to be oriented
towards sidewalks, public plazas, walkways,
or rivers and to include features such as public
benches and natural seating areas.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with the General Plan Land Use designations.

LU4.1.1 Support compact mixed-use
development Downtown, along primary

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transportation corridors, and in employment
centers.

M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

M4.1.6: Enhance the pedestrian orientation
of the Downtown Central Business District.

ED5.5.4: Create a distinctive and active
pedestrian environment downtown.

ED5.5.6: Require continuity of active groundlevel uses (retail, restaurant, cultural, etc.) along Pacific Avenue.

CC2.1.4: Locate community facilities within
easy walking distance of residential areas or
in areas well-served by transit.

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
10 FRONT STREET/RIVERFRONT PROJECT
(508 FRONT STREET)
The City approved the Building Permit to
construct a seven-story, mixed-use building
with 175 residential condos (15 of which will be
affordable to incomes at 50% AMI, 5 at 80%
AMI) and 11,498 square feet of ground floor
and levee front commercial space on property
located within the CBD/CZ-O/FP-O zone district
and within the Front Street/Riverfront subarea
of the Downtown Plan. The project requires
approval of a Section 408 Permit from the US
Army Corps of Engineers to allow for the
placement of fill between the levee and the
proposed building and to allow for the
development of an outdoor extension area
adjacent to the Riverway path.

Status: Building Permit approved
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
CD4.2 Ensure that new development and
right-of-way improvements enhance the
visual quality of streetscapes.

CD5.2 Require new development to include
elements that relate to the pedestrian scale.

CD5.2.1 Encourage buildings to be oriented
towards sidewalks, public plazas, walkways,
or rivers and to include features such as public
benches and natural seating areas.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with the General Plan Land Use designations.

LU 4.1: Encourage a transition to higher
densities along the city’s transit and
commercial corridors.

LU4.1.1 Support compact mixed-use
development Downtown, along primary

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transportation corridors, and in employment
centers.

LU3.8 Allow the following residential uses to
exceed the maximum densities in this
chapter:
 Single-room occupancy (SRO) units;
 Small ownership units (SOU);
 Small studio and one-bedroom units;
 Accessory dwelling units (ADU);
 Density bonus units;
 Residential units within areas
designated High-Density Overlay
District.

M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

M4.1.6: Enhance the pedestrian orientation
of the Downtown Central Business District.

ED5.5.4: Create a distinctive and active
pedestrian environment downtown.

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
11 314 JESSIE STREET
The City approved the Building Permit to construct
a four (4)-story, fifty (50)-unit 100% affordable
multi-family development including housing and
supportive services; and Lot Line Adjustment to
merge two existing parcels at a site located within
the RL/CZ-O/FP-O (Multiple Residence – LowDensity/Coastal Zone Overlay District/Floodplain Overlay) zone districts and within the Ocean Street
Area Plan.

Status: Building Permit approved
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
CD5.2 Require new development to include
elements that relate to the pedestrian scale.

CD5.2.1 Encourage buildings to be oriented
towards sidewalks, public plazas, walkways,
or rivers and to include features such as public
benches and natural seating areas.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.7 Encourage higher-intensity residential
uses and maximum densities in accordance
with the General Plan Land Use designations.

LU3.8 Allow the following residential uses to
exceed the maximum densities in this
chapter:
 Single-room occupancy (SRO) units;
 Small ownership units (SOU);
 Small studio and one-bedroom units;
 Accessory dwelling units (ADU);
 Density bonus units;

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 Residential units within areas
designated High-Density Overlay
District.

M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

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PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
12 DOWNTOWN PLAN BOUNDARY EXPANSION
The City of Santa Cruz is embarking on a planning
study to consider future redevelopment of the area
south of Laurel Street. A primary catalyst for this
effort is the City receiving grant funding from the
State with the goal to increase housing capacity.

Expanding the Downtown area and increasing land
use intensity will increase housing capacity and
provide growth in the most sustainable way possible:
in our downtown core closest to jobs, amenities, and
transportation. Other City objectives through this
project include:

1. Providing additional affordable and marketrate housing in the downtown,

2. Creating public amenities like parks, public
plazas, or better pedestrian infrastructure,

3. Improving the connection to the San Lorenzo
River and beach areas, and

4. Creating new economic opportunities for
local businesses and workers.

5. Planning for a new Santa Cruz Warriors arena
site.

This planning work began in the fall of 2021 and is
anticipated to conclude by late 2024. Significant
community outreach, stakeholder input, and
direction from decision-makers is being received
throughout the process.

Status: Underway. The project team is
currently working on the analysis for the
Environmental Impact report and an
administrative draft of the Plan amendments.

GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
GP Chapter 6: Economic Development
CD4.1 Make the city’s major gateways
defining, attractive, and welcoming.

CD4.2 Ensure that new development and rightof-way improvements enhance the visual quality of streetscapes.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.1 Foster land use patterns that balance
economic, housing, community, and
environmental needs, and promote social
diversity.

LU4.1.2 Amend the Zoning Ordinance to
ensure that infill and intensified development
is sensitive to existing neighborhood and
business districts.

LU4.2 Encourage land use changes that reduce
the need for autos.

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M1.3 Create pedestrian-friendly frontage and
streetscapes and attractive pedestrianoriented uses.

M1.5.2 Encourage innovative solutions that
provide adequate parking while maximizing
living and working space.

M3.3.5 Require new development to be
designed to discourage through traffic in
adjacent neighborhoods and to encourage
bicycle or pedestrian connections.

M4.1.7 Require that site and building design
facilitate pedestrian activity.

ED5.1 Nurture activity centers and districts
that serve neighborhoods and businesses,
provide jobs, and meet local and regional
needs.

ED5.1.1 Provide for the development of
supporting land uses adjacent to retail
shopping areas, while assuring protection of
existing residential neighborhoods.

16.64 CALENDAR YEAR 2023

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Planning and Community Development

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
13 CORAL STREET VISIONING REPORT
The City recently acquired the property at 125 Coral
Street, adjacent to the main Coral Street Housing
Matters campus, and this site will be the focus of
planning for a facility that could feature a navigation center, shelter, and medical facilities.

The City, County, and Housing Matters currently
collaborate on service and investment
considerations, so the Visioning Report lays out future investment options as well as land use changes to
facilitate creating the buildings, programs, and
services that are needed in the community.

Establishing a Vision Plan for the area also helps
support future state and federal funding
opportunities as they arise.

Status: Ongoing
GP Chapter 3: Community Design
GP Chapter 4: Land Use
GP Chapter 5: Mobility
GP Chapter 7: Civic and Community Facilities
CD2.2.2 Engage the public in long range
planning projects including Area Plans and
General Plan updates.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.1 Foster land use patterns that balance
economic, housing, community, and
environmental needs, and promote social
diversity.

M4.1.7 Require that site and building design
facilitate pedestrian activity.

CC9.2.1 Work with cooperating agencies to
provide shelters and services for those in
need.

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030

16.65 CALENDAR YEAR 2023

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Planning and Community Development

14 6TH CYCLE HOUSING ELEMENT
The City adopted its 6th Cycle Housing Element on
December 12, 2023, and it was certified by the State
Housing and Community Development Department
(HCD) prior to the HCD deadline of December 15,
2023.

The Housing Element is one of the 10 State-mandated
“elements” or chapters of a local jurisdiction’s
General Plan. The Housing Element identifies policies
and programs to meet existing and projected housing
needs for all segments of the community, including
various household types, special needs populations,
and all income levels of the jurisdiction.

The City is one of only a handful of jurisdictions to
meet its 5th Cycle Housing Element Regional Housing
Needs Allocation targets in every affordability level.

To help meet its housing goals for this new cycle, the
Housing Element includes over 100 policy objectives
that the City seeks to achieve by 2031.

The Housing Element includes over 100 policy
objectives that the City seeks to achieve by 2031.

Status: Certified, ongoing implementation
GP Chapter 3: Community Design
GP Chapter 4: Land Use
CD2.2.2 Engage the public in long range
planning projects including Area Plans and
General Plan updates.

LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.1 Foster land use patterns that balance
economic, housing, community, and
environmental needs, and promote social
diversity.

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15 PROHOUSING DESIGNATION
The City achieved the State’s Prohousing Designation
in 2023. The application assigned point totals to
various policies a City can implement to support the
construction and preservation of housing, and the
City far exceeded the threshold for the Designation.

This recognition grants the City priority consideration for various housing funding programs administered
by HCD and further bolsters the City's commitment to
addressing the City’s wide variety of housing needs.

Status: Certified, ongoing grant applications
GP Chapter 4: Land Use
LU1.1 Relate residential, commercial, and
industrial land use intensities to the capability
and location of the land while ensuring
optimum utilization of infill parcels.

LU3.1 Foster land use patterns that balance
economic, housing, community, and
environmental needs, and promote social
diversity.
16 SAFE PARKING AND CAMPING PROGRAMS
The Long-term Safe Parking Program provides space
for oversized vehicles at the National Guard Armory.

This program provides 24/7 parking and participants
may stay up to six months. Case management,
housing navigation, health care, and hygiene services
are provided on-site. Space is limited for this program.

The Overnight Safe Parking Program provides space
for oversized vehicles in City-owned lots. This
program provides overnight parking and participants
can stay up to 30 says with the possibility of an
extension. Hygiene services and refuse disposal are
available on site.

Status: Ongoing implementation
GP Chapter 7: Civic and Community Facilities
CC9.2 Provide adequate seasonal and
permanent shelters and services.

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Planning and Community Development

The City Overlook Emergency Shelter is a managed
camp operated by the Salvation Army with capacity
for 135 tents. It is a 24/7 shelter where occupants
receive three meals a day, shower facilities, private
tent-space, and transportation to and from the site.

This site is low barrier — pets, possessions, and
partners are welcome.

The River Street Transition Camp features 27 tent
spots and is operated by the City. Participants have
access to basic services such as showers and cooking
facilities, with staff providing daily oversight and
support. Participants are required to meet with City
staff once a week, and work with them to complete
an Individual Service Plan. The Plan will help identify steps to move you toward stable, permanent and
affordable housing. This site is low barrier — pets,
possessions, and partners are welcome.

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Planning and Community Development

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
17 San Lorenzo Park Redesign
In January 2023, the City kicked off a process to
develop a new conceptual master plan for San
Lorenzo park, recognizing that the context of the park
and community needs may be different from when
the park was constructed in 1964. Through an
extensive outreach and engagement process, the
Parks & Recreation Department and its consulting
landscape architects connected with over 2,000
community members through stakeholder meetings,
community meetings, Parks & Recreation
Commission and Council meetings, and two online
surveys to get input on the project.

In August 2023, the City Council adopted guiding
principles and design goals for the project.

Consultants prepared a recommended layout and use
concept for the park to achieve these goals. The
design process will continue in 2024 with further
investigation of restoration opportunities along the
edge of the San Lorenzo River and development of a
draft final design.

The City Arts Programs are funded by the Percent for
Arts Funds and by the City General Fund. This funding
generally leverages other financial support from the
community.

1. Number of Grants reviewed and approved: 15

2. Number of projects completed: 3 projects,
$46,422 total disbursed
Status: Underway
PR1.1.1 Update and modify the park system
and services to accommodate changes in the
population and its recreational needs
PR2.1.1 Solicit public input to determine
community interests and needs

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3. Number of projects funded and in progress: 8
projects, $345,891 encumbered

4. Sponsorship agreements in progress: 3 projects,
$69,691 almost encumbered

16.70 CALENDAR YEAR 2023

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MARCH 26, 2024
Planning and Community Development

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
18 Garfield Park and Playground Renovation
The Garfield Park and Playground Renovation project
scope was honed thanks to input from surrounding
neighbors. The new amenities include: playgrounds
for younger and older children with innovative
climbing features; benches, picnic tables, and other
site furnishings; a new outdoor game area;
refurbished pathway; and water-efficient plantings.

Nearly half of the project budget was provided by a
Proposition 68 Per Capita grant.

Status: Underway
PR1.1.1 Update and modify the park system
and services to accommodate changes in the
population and its recreational needs
PR2.1.1 Solicit public input to determine
community interests and needs

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Planning and Community Development

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
19 Main Beach Restroom Renovation
The public restroom located at Main Beach (120 Beach
Street) was built back in 1987. Over the years, it has
been playing a crucial role in supporting beachgoers
visiting the area. However, in recent years, it has
become quite evident that the building's exposure to
the coastal environment and decades of use have
taken a toll on it. Using a combination of Parks &
Recreation Capital Investment Program funding and a
grant from the California Department of
Transportation's Clean California Local Grant Program
(CCLGP), the City has initiated a complete renovation
of the facility.

The building will be stripped down to the studs and
roof structure. The interior of the building will be
modified to add an additional stall. The former
storage/kiosk area will become a storage area. The
roof will be replaced with standing seam metal and the
walls will have new finishes and ADA-compliant
fixtures. A local artist will create tile mosaic wall
murals for three sides of the building. New
trash/recycling receptacles and signage will be added
outside the building. The project was fully designed
and permitted and construction began in 2023. The
renovated restrooms are anticipated to open Summer,
2024.

Status: Underway
PR3.3 Protect, maintain, and enhance publicly
accessible coastal and open space areas. Cf.

CD1.4, LU3.11.

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Planning and Community Development

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
20 Santa Cruz Tarplant Restoration
Nearly every year since 2007, fewer than 50 Santa Cruz
tarplants have been observed at Arana Gulch, one of
the last places in the world the plant is known to occur.

From 2015- 2020, management focused on the use of
cattle grazing to create suitable habitat conditions for the plant. By 2019, the seedbank was too depleted to
continue grazing alone as a strategy to meet species
recovery goals. Recently, management actions were refocused on species recovery. After several years of outplanting experimentation and seed reintroduction
(and with the help of a wet winter), 1,899 Santa Cruz
tarplants were found at Arana Gulch in 2023.

Status: Underway
NRC2.1 Protect, enhance, or restore habitat
for special-status plant and animal species.

Cf. CD4.3.3, CC3.3.6, and NRC2.2, 2.4, and

6.3. 16.73
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Planning and Community Development

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
21 Unsignalized Crossing Improvements
Program
The City of Santa Cruz began construction of the
Unsignalized Crossing Improvements Project on
Monday, Aug. 28, 2023. The project, expected to be
completed this November, will include new ADA curb
ramps, regulatory and warning signs, pedestrian
activated beacons, traffic striping, and pavement
markings at six locations:
 Intersection of High and Spring streets.
 Intersection of Almar Avenue and Coastal Rail
Trail.
 Intersection of Laurel and Washington streets.
 Intersection of Chestnut and Church streets.
 South end of River Street Pedestrian Bridge.
 Intersection of Water Street and May Avenue.

The goal of the Unsignalized Crossing Improvements
Project is to increase safety for walking and bicycling throughout Santa Cruz as identified in the City’s Active Transportation Plan.

The project’s cost of approximately $250,000 is fully
funded through a Highway Safety Improvement
Program (HSIP) Cycle 10 Grant. The construction
contract has been awarded to Kraemer Engineering,
Inc.

Status: Complete
GP Chapter 5: Mobility
M1.1.3 Implement pedestrian and bicycle
improvements that support transit ridership.

M2.1.2 Encourage use of alternative modes of
transportation.

M2.3 Increase the efficiency of the multi-modal
transportation system.

M2.3.1 Design for and accommodate multiple
transportation modes.

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Planning and Community Development

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
22 METRO INTERIM DOWNTOWN TRANSIT

CENTER PLAN
The METRO Pacific Station complex in the city of
Santa Cruz is slated for demolition and
redevelopment during the period February 2024
through February 2026. Current METRO operations
at Pacific Station includes 10 active bus bays, 14
layover bus bays, a site-specific circulation system,
and facilities for public/customer service
interaction, operators, and security staff. METRO
operates county-wide fixed-route and Highway 17
commuter service from its Santa Cruz Pacific
Station complex with connections to Santa Clara
County and Monterey Salinas Transit at METRO’s
Watsonville Transit Center. METRO operates a fleet
of 94 buses on at least 24 fixed routes and 32
paratransit vehicles.

Per the terms of the 2020 Memorandum of
Understanding between the City of Santa Cruz
(City) and METRO, the City is coordinating the
development of a METRO Downtown Transit
Center Interim Operations Plan (Plan). The Plan will
design temporary traffic circulation patterns,
determine associated traffic and sidewalk revisions,
and identify locations for ancillary facilities to
support METRO’s operations during the
redevelopment of Pacific Station. Key elements
include establishing a clockwise traffic flow around
the area bounded by Soquel Ave., Front St., River
Status: Underway
GP Chapter 5: Mobility
M3.2.5 Improve traffic safety at high collision
locations, in residential areas, and in congested
areas through speed enforcement programs,
improved street design, improvements needed
to reduce accidents, and by offering traffic
safety educational programs in coordination
with other local agencies.

M4.5 Support pedestrian and bicycle safety
improvements.

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Planning and Community Development

St. and River St. South, the removal of the traffic
island at the River St. South/Front St. intersection
to facilitate METRO bus movements, general traffic
restriping, and conversion of River St. South to oneway southbound. The Plan will subsequently be released for bid to construct the operational design
elements so that the demolition and
redevelopment of the METRO Pacific Station
complex may proceed.

The METRO Interim Downtown Transit Center
Operations plan will utilize curbside space on
Soquel Ave., Front St, River St. and River St. South
to create two new bus stops and create multiple
bus layover spaces. On Front Street and River St.,
the plan will create a shared bus/bike lane adjacent
to the curb to facilitate bus movements, bus
layover, bus station service, and bicycle
movements. METRO plans to board and deboard
passengers at two bus stops, located at the Front
St/Cooper St intersection and near the midblock
crossing on River St South. Layover spaces will be
generally used between 5am and midnight, when
most of the bus routes are out of service.

To install the shared bus/bike lane, there will need
to be a reduction of on-street parking. Existing
loading curbside spaces will be maintained.

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS

16.76 CALENDAR YEAR 2023

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Planning and Community Development

THE GENERAL PLAN 2030
23 BCYCLE BIKESHARE AND COUNTYWIDE SYSTEM
The City of Santa Cruz, UC Santa Cruz, County of Santa Cruz, City of Capitola, Cabrillo College and City of Watsonville have partnered to bring an electric Bike Share system to Santa Cruz County providing a convenient, fun and
affordable way for community members and visitors to
travel countywide.

Bike Share launched on June 20, 2023, throughout the City of Santa Cruz and UCSC campus. The regional system is
scheduled to expand to Capitola, Watsonville, Cabrillo
College, and the unincorporated County in early 2024. The initial launch included about 400 e-bikes and 800 docks throughout the City of Santa Cruz and UCSC. The
countywide rollout will expand to up to 660 e-bikes and 1320 docks in 2024.

Status: Ongoing
GP Chapter 5: Mobility
M1.1 Reduce automobile dependence by
encouraging appropriate neighborhood and
activity center development.

M1.1.3 Implement pedestrian and bicycle
improvements that support transit ridership.

M2.1 Provide leadership on sustainable
regional mobility.

M2.1.2 Encourage use of alternative modes of
transportation.

M2.3 Increase the efficiency of the multimodal transportation system. M2.3.1 Design for and accommodate multiple transportation
modes.

M2.5 Consider innovative transportation
solutions. M2.5.1 Promote the use of new
technologies for transportation and other
community services.

M4.2.3 Facilitate bicycling connections to all
travel modes.

M4.4 Assure a high level of bicycle user
amenities.

16.77 CALENDAR YEAR 2023

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MARCH 26, 2024
Planning and Community Development

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
24 HIGHWAY 1 AND 9 INTERSECTION
IMPROVEMENTS Public Works widened the intersection of Highway 1 and Highway 9 to add vehicle turn lanes, bicycle lanes, and shoulders. The project also added new lighting, sidewalks, and curb ramps. The City coordinated with Caltrans on this project for over ten years, beginning with a 2014
Intersection Improvement Plan. Funding for this project included local developer traffic impact fees (in accordance with the General Plan), gas taxes, and state and federal grants.

Status: Complete
GP Chapter 3: Community Design
GP Chapter 5: Mobility
CD4.1 Make the city’s major gateways
defining, attractive, and welcoming.

CD4.2Ensure that new development and rightof-way improvements enhance the visual quality of streetscapes.

M1.1.2 Connect activity centers with
pedestrian and bicycle paths. Cf. M4.3.

M1.4.1 Assure that right-of-way acquisition
and street design will support pedestrian and
bike improvements and transit. Cf. LU4.2.3,
LU4.5, M4.1.5, CD4.2
M2.3.1 Design for and accommodate multiple
transportation modes.

M2.3.2 Promote alternative transportation
improvements with transportation system
management (TSM) strategies, road
improvements, and widening/expansion
projects that can achieve an acceptable level
of service. Cf. LU4, ED1.9.2, M1, M2.2, M3.1.9.

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Planning and Community Development

M2.3.3 Incorporate pedestrian, bicycle, and
mass transit facilities in the design of bridges
and road projects

PROJECT NAME DESCRIPTION HOW THIS PROJECT IMPLEMENTS
THE GENERAL PLAN 2030
25 RAIL TRAIL SEGMENT 8/9 ENVIRONMENTAL
Coastal Rail Trail Segments 8 and 9 Project is a 2.2-
mile bicycle and pedestrian system that extends along
the Santa Cruz Branch Rail Line corridor, from the
Beach Street/Pacific Avenue Roundabout on the west
to the eastern side of 17th Avenue on the east.

Segment 8 (0.6 mile) is comprised of a Class IV on
street bicycle system and pedestrian sidewalk
improvements. Segment 9 (1.6 miles) is comprised of
a multi-use bicycle and pedestrian trail.

The goals of this project are to increase the numbers
of people biking and walking, improve safety and
mobility of non-motorized users, and provide highquality connections to schools, parks, and community facilities.

In December 2022 this project was awarded $35.7
million in Active Transportation Program grant
Status: Environmental Clearance complete.

Project underway.

GP Chapter 5: Mobility
M1.1.3 Implement pedestrian and bicycle
improvements that support transit ridership.

M2.1 Provide leadership on sustainable
regional mobility.

M2.1.2 Encourage use of alternative modes of
transportation.

M2.3 Increase the efficiency of the multimodal transportation system. M2.3.1 Design for and accommodate multiple transportation
modes.

M2.5 Consider innovative transportation
solutions. M2.5.1 Promote the use of new

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funding through the California Transportation
Commission.

When constructed, this project will be part of the
planned 32-mile Coastal Rail Trail that traverses the
entire coastline of Santa Cruz County. A part of the
Segment 8 project, the San Lorenzo River Trestle Trail
widening, was accelerated ahead of the rest of the
segment and was completed in May 2019.

Coastal Rail Trail Segments 8 and 9 design completion
is expected in the spring of 2024. Permits are
expected in the winter months 2024-25 and
construction is expected to begin in the summer of
2025.
technologies for transportation and other
community services.

M4.2.3 Facilitate bicycling connections to all
travel modes.

M4.4 Assure a high level of bicycle user
amenities.

16.80 City Council

AGENDA REPORT
DATE: 03/06/2024
AGENDA OF: 03/26/2024
DEPARTMENT: Parks and Recreation
SUBJECT: Pay and Play Equity in Sport Competition Permitting (PR) RECOMMENDATION: Motion to:
1) Adopt a resolution supporting equal playing time, location, venue conditions and prize compensation for sporting events permitted by the City of Santa Cruz; and 2) Direct staff to update the special event permit application language and event permit condition language for sports competition permits.

BACKGROUND: On September 9, 2019, Governor Gavin Newsom signed into law AB 467, also known as the “Equal Pay for Equal Play” measure. Intended to address long-standing pay disparities in competitive sports, the bill requires sports prize equity regardless of gender as a condition for approving a permit request for any sporting event held on state lands.

In 2020, the City of Half Moon Bay became the first California city to pass an AB 467-aligned resolution supporting equity in professional sports competition.

With the context of AB 467, the Santa Cruz Parks and Recreation Department engaged with Surf Equity, a non-profit organization advocating for equity in professional sports, to better understand the issues and alignment with the department’s desire to advance greater equity in the permitting of sports competitions on City of Santa Cruz public lands.

To uncover potential downstream effects of new permitting requirements, the department surveyed local sports competition organizers to gather their input on the following:
1) alignment of City of Santa Cruz municipal permitting conditions with AB 467; 2) potential requirements for more equitable sport competition conditions regardless of gender; and
3) opportunities to encourage equitable access to sport competition regardless of gender.

DISCUSSION: Survey responses represented local skateboard competitions, surf competitions, triathlons, and bike and running races. With respect to equal prize purses within a specific competitive category, most respondents shared they have already embraced this practice.

Respondents also encouraged against mandating specific categories exist within a competition event. Rather, the emphasis should be placed on equitable conditions and prize purses for the

17.1 event’s planned competition categories given the breadth and diversity of sporting events permitted by the City.

Given the feedback from the local sports competition community, the Parks and Recreation Department recommends the following to improve pay and play equity in sporting events permitted by the City:
1) A resolution supporting equal playing time, location, venue conditions and prize compensation for sporting events permitted by the City of Santa Cruz ("Resolution Pay Equity Sport Permitting");
2) Update the special event permit application language to include the following language:
“For Sports Competitions held within the City of Santa Cruz:

I agree to comply with City of Santa Cruz City Council Resolution No. _____ Supporting Equity in Sports Competitions Held Within the City, which requires that for competitions held solely on land, property, or facilities owned and operated by the City of Santa Cruz, that the sporting event have equal playing time, location and prize compensation for each gendered category at each participant level.”
3) Add the following conditions to all sports competition permits issued within the City of Santa Cruz:
• “Permittee will guarantee all prizes to be awarded.”
• “Permittee will guarantee competition will provide equal playing time, location, and prize compensation for each gendered category at each participant level.” Staff request City Council adoption of the proposed resolution and direction to advance the above referenced updates, which will be a meaningful step towards alignment with AB 467 and greater equity in sports competition permitting.

Health in All Policies
The proposed changes align with the equity pillar of Health in All Policies and with the Parks and Recreation mission to foster equity. They will also help remove the possibility of sports event permits contributing to unfair, avoidable, and unjust differences in sports competitions that take place within the City of Santa Cruz.

FISCAL IMPACT: None.

Prepared By:

Lindsay Bass
Principal Management
Analyst
Submitted By:

Tony Elliot
Director of Parks and
Recreation
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

1. RESOLUTION PAY EQUITY SPORT PERMITTING (PR).DOCX

17.2 RESOLUTION NO. NS-XX,XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ SUPPORTING

EQUAL PLAYING TIME, LOCATION, AND PRIZE COMPENSATION FOR SPORTING

EVENTS PERMITTED BY THE CITY OF SANTA CRUZ
WHEREAS, equitable gender disparities exist in competitive sporting events of all kinds, including those that permit competitions on or otherwise utilize public venues, public resources; and
WHEREAS, disparities may manifest from bias or discrimination in terms of inclusion on teams, in competitions, access to facilities, competition time, competition conditions, unequal pay; and
WHEREAS, competitive sporting events are held on public lands, waters, and roadways including surfing, cycling, running, skateboarding, paddling, swimming; golf; and WHEREAS, California nondiscrimination law is clear that discrimination is prohibited on the basis of gender in public accommodations and in state and local programs and activities funded by public resources; and
WHEREAS, in 2019 the California Legislature passed AB 467 which requires any competitive event that provides prize compensation in gendered categories to award identical compensation in each gendered category for events held on State property under the jurisdiction of the State Lands Commission, the Coastal Commission, State Parks, or the Department of Transportation; and
WHEREAS, in 2019 the City of Santa Cruz adopted an ordinance to apply a “health in all policies” approach to the City of Santa Cruz decision-making; and WHEREAS, the City of Santa Cruz has jurisdiction to issue event permits open to the public, and/or by professional invite, including competitive sporting events.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Cruz that the Parks and Recreation Director is hereby authorized to:

1. implement changes within the City’s Special Event permitting to further equal prize compensation, location, venue conditions and competition time for all competitors in sports competitions held solely on land, property, or facilities owned and operated by the City of Santa Cruz, and

2. declare that for any competitive event permit, the City shall require as a condition of a special event permit that the event provide equal playing time, location, and prize compensation for each gendered category at each participant level.

17.3 RESOLUTION NO. NS-XX,XXX
PASSED AND ADOPTED this 26th day of March, 2024 by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED: ____________________________
Fred Keeley, Mayor
ATTEST: __________________
Bonnie Bush, City Clerk Administrator

17.4 City Council

AGENDA REPORT
DATE: 03/06/2024
AGENDA OF: 03/26/2024
DEPARTMENT: Parks and Recreation
SUBJECT: Beach Street Restrooms (c301913) – 2nd Amendment to Agreement for Architectural and Engineering Services for Beach Street Public Restroom and Budget Adjustment (PR)
RECOMMENDATION: Motion to:
1) Approve and authorize the City Manager to execute a second amendment for $15,000 to the Professional Services Agreement with Gelfand Partners Architects Inc. for architectural and engineering services to renovate the Beach Street Restroom at 120 Beach Street, in a form approved by the City Attorney, bringing the total amount to $112,900. The Director of Parks and Recreation is authorized to execute contract amendments within the approved project budget; and
2) Adopt a resolution amending the FY 2024 budget and appropriate $65,000 from the Parks Facilities Tax Fund account and amend the Parks and Recreation Capital Investment Program budget from $351,183 to $416,183 in c301913, Beach Street Restrooms.

BACKGROUND: In FY 2019, the City’s Capital Investment Program provided initial funding to renovate the public restroom at 120 Beach Street (Main Beach). The City hired William C.

Kempf, Architects to develop design plans for the project. The project was put on hold due to the anticipated project costs.

In January 2022, an interdepartmental meeting was held to discuss possible projects that could be funded through the California Department of Transportation’s (Caltrans) Clean California Local Grant Program (CCLGP). The CCLGP includes nearly $296 million of FY 2022 State of California General Funds and is administered by Caltrans. It was established under California Assembly Bill 149 (Sec. 16) and is part of a nearly $1.1 billion Clean California Initiative focused on litter abatement, beautification, public safety, and public education to reduce trash.

The project was determined to be the highest-ranking project which could feasibly be implemented within the required grant timeframe.

Staff from Parks and Recreation Department, Economic Development Department, and the Sustainability and Climate Action Team collaborated on the grant application submittal. On March 10, 2022, staff received formal notice that the project had been selected to be funded through the program.

18.1 On April 26, 2022, the City Council adopted a resolution authorizing and directing staff to accept and appropriate funds from an application request through the CCLGP to renovate the public restroom. On June 1, 2022, the City Manager executed an agreement with Caltrans to accept the grant award.

The project received a local Zoning Permit on August 15, 2022, and a California Coastal Commission Permit Waiver on September 30, 2022.

On December 12, 2022, the City hired Gelfand Partner Architects to develop construction drawings through a Request for Qualifications hiring process. Construction drawings were reviewed through the building permit process. Permits were issued in September 2023.

On September 12, 2023, the City Council approved the plans and authorized staff to advertise for bids and award a contract. The City’s Invitation for Bids was open from September 13, 2023 to October 24, 2023. Three bids were received and ranged in price from $962,924 to $1,411,570.

CWS Construction Group, Inc. was the lowest bidder and received the $962,924 award.

DISCUSSION: The Main Beach Public Restroom Renovation Project involves nearly a complete re-build of the existing facility. The former storage/kiosk area will become a storage area. The roof will be replaced with standing seam metal and the walls will have new finishes and ADA-compliant fixtures. Tile mosaic wall murals will be on three sides of the building.

Trash/recycling receptacles and signage will be added outside the building. The current project budget is $1,079,045, with $351,183 being funded from the Parks Facilities Tax Fund and $727,862 from the CCLGP grant award.

The original grant proposal specified a small addition to the eastern side of the building for a small retail space, as well as another small addition to the western side of the building for an enclosed trash enclosure. These additions are no longer being pursued. During the engineering assessment of the structure, it was determined that the supporting substructure would not support the proposed additions. A geotechnical study would be necessary which would cause delays and jeopardize the grant timeline and funding. Additionally, the costs for enhancing the substructure are unknown. The small additions to create a retail space and enclosed trash enclosure were considered ineligible expenses and were not funded through the grant program. Caltrans has accepted the revised scope of work to remove the additions from the project. City funds will no longer be used on that portion of the project.

During the building permit process, it was discovered that the existing restroom crossed multiple property lines between City-owned parcels. Although all properties were owned by the City, the Building Division cannot approve a permit when a structure crosses a property line. The City hired Bowman and Williams to survey the property and create plans and a property description to adjust lot lines for the restroom to be on one property. A deed was recorded with the County of Santa Cruz for the reconfigured lot.

During the City’s hiring process for Gelfand Partners Architects, staff did not include the full cost for construction administration in the original agreement. Staff needed the consultant to begin work immediately to ensure the project was on track to meet the grant funding timeline, and the hiring date was during City Council’s winter break. Staff discussed with Gelfand that the initial contract would not cover the total amount of construction administration fees, and that staff would return to City Council to request additional funding when necessary during the

18.2 construction phase. An additional $15,000 is being requested to cover the construction administration fees which brings the total from $97,900 to $112,900, which exceeds the $100,000 threshold and requires City Council approval.

The construction costs are much higher than estimated but are covered under the existing budget.

However, as expected when renovating older buildings, there have been some unanticipated issues that have drawn down the contingency item allotment within the bid amount. Presently, $34,155 remains available for contingencies. Given the tight timeframe to meet the grant deadline which ends this June 2024, staff is requesting an additional $50,000 of Parks Facilities Tax funds to be added to the budget to be available if any unforeseen issues arise. Any unused funds will be returned after the project is complete.

The project is exempt from CEQA under Section 15301, Existing Facilities, and Section 15303, New Construction or Conversion of Small Structures. The project involves the repair of an existing facility, with a negligible expansion of use. The project also involves reconstructing the existing structure on the same site with the same purpose and capacity.

HEALTH IN ALL POLICIES: This project supports Santa Cruz County's current CORE goals.

The project enhances beach access and use through the provision of support facilities, promoting mental and physical health and wellness. It also fosters community connection through access to community art and creates healthy environments by offering safe and accessible recreational spaces.

FISCAL IMPACT: An additional $65,000 is being requested from the Parks and Facility Tax fund to complete the project. The total amount of funding from the City’s Capital Investment Program will be $416,183 of Parks Facility Tax Funds. The additional $727,862 of project budget is funded through the CCLGP grant award. Any unused City funds will be returned to the Parks Facilities Tax fund balance upon project completion.

Prepared By:

Noah Downing
Associate Park Planner
Submitted By:

Tony Elliot
Director of Parks and
Recreation
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

1. BUDGET ADJUSTMENT.PDF

2. 2ND CONTRACT AMENDMENT FOR ARCHITECTURAL SERVICES

18.3 City of Santa Cruz

BUDGET ADJUSTMENT REQUEST
3XUSRVH

ACCOUNT REVENUE EDEN ACCOUNT TITLE

TOTALREVENUE

ACCOUNT EXPENDITURE EDENACCOUNT TITLE

TOTAL EXPENDITURE
NET: $

REQUESTED BY

DEPARTMENT HEAD

APPROVAL
BUDGET/ACCOUNTING*

APPROVAL

FINANCE DIRECTOR

APPROVAL

CITYMANAGER

APPROVAL
&0)18VH2QO\

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-(3RVW

352-(&7
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$02817
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$GPLQLVWUDWLYH$SSURYDO
Clear Form
2024
03/06/2024
Appropriate an additional $65,000 from the Parks Facilities Tax Fund account to the Beach St Restroom project c301913.
311-00-00-0000-49109 c301913-908-0-0 From Parks and Rec. Facilities Tax Fund 65,000 65,000
249-00-00-0000-59103 To General Capital Improvement Fund 65,000 311-30-41-9120-57203 c301913-100-2020-0 Building remodeling 65,000 130,000
-65,000
Lindsay
Bass
Digitally signed by Lindsay Bass
DN: cn=Lindsay Bass, o=City of Santa Cruz,
ou=Parks & Recreation Administration,
[email protected], c=US
Date: 2024.03.06 13:05:18 -08'00'
Anthony Elliot
Digitally signed
by Anthony Elliot
Date: 2024.03.06
13:55:17 -08'00'
Edward
Torres
Digitally signed by Edward Torres
DN: cn=Edward Torres, o=City of Santa Cruz, ou,
[email protected], c=US
Date: 2024.03.06 16:18:49 -08'00'
Elizabet
h Cabell
Digitally signed by
Elizabeth Cabell
Date: 2024.03.09
07:46:59 -08'00'

18.4 Amendment to Professional Services Agreement for Beach Street Public Restroom March, 2024 Page 1

SECOND AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT WITH THIS SECOND AMENDMENT (“Second Amendment”), effective as of March 26, 2024, (“effective date”) to the PROFESSIONAL SERVICES AGREEMENT dated December 12, 2023, is made by and between the CITY OF SANTA CRUZ (“City”) and Gelfand Partners Architects, Inc. (“Consultant”). City and Consultant may be referred to individually as a “Party” and collectively, as the “Parties.”

RECITALS
WHEREAS, City and Consultant have previously entered into that certain Professional Services Agreement (“Agreement”) dated December 12, 2022, incorporated herein by this reference; WHEREAS, City and Consultant previously entered into a First Amendment to the Agreement on June 5, 2023, to revise Exhibit B, Fee Schedule;
WHEREAS, City and Consultant desire to enter into this Second Amendment to the Agreement to revise Exhibit B, Fee Schedule, as specified herein.

AGREEMENT
NOW, THEREFORE, it is agreed between the Parties to incorporate the above Recitals hereto, and that the Agreement is hereby amended as follows:

1. Exhibit B, Fee Schedule, of the Agreement is hereby amended as to replace the prior Exhibit B, Fee Schedule, with the amended Exhibit B, Fee Schedule, which is attached hereto as Exhibit A and incorporated herein. The revised Exhibit B, Fee Schedule, accounts for the cost allocation revisions for the restroom and retail space/garbage portions of the project and is necessary due to changes in project which arose during the design and construction administration phases. An additional $15,000 has been added for construction administration.

Notwithstanding these amended terms of the original Agreement by this Second Amendment, all other applicable terms and conditions of the original Agreement and attachments shall remain in full force and effect. The terms of this Second Amendment shall control if any conflict exists.

Each party acknowledges that it has reviewed this Second Amendment and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Second Amendment.

The unenforceability, invalidity or illegality of any provision(s) of this Second Amendment shall not render the other provisions unenforceable, invalid or illegal.

The Parties may execute this Second Amendment in two or more counterparts, which shall, in the aggregate, be deemed an original but all of which, together, shall constitute one and the same instrument. A scanned, electronic, facsimile or other copy of a party’s signature shall be accepted and valid as an original.

18.5 Amendment to Professional Services Agreement for Beach Street Public Restroom March, 2024 Page 2
The signatories to this Second Amendment warrant and represent that each is authorized to execute this Second Amendment and that their respective signatures serve to legally obligate their respective representatives, agents, successors and assigns to comply with the provisions of this Second Amendment.
[SIGNATURES ON FOLLOWING PAGE]

18.6 Amendment to Professional Services Agreement for Beach Street Public Restroom March, 2024 Page 3
IN WITNESS WHEREOF, the City and the Consultant have executed this March 26, 2024 Amendment effective as of the date first written above.

Approved As To Form:

By: _____________________________ Date: March 20, 2024
Office of the City Attorney

CONSULTANT
By: ______________________________ Date: _________________ Printed: __________________________ Title: ________________________ By: ______________________________ Date: _________________ Printed: __________________________ Title: ________________________

CITY OF SANTA CRUZ
By: _____________________________ Date: __________________ Matt Huffaker, City Manager

18.7 Amendment to Professional Services Agreement for Beach Street Public Restroom March, 2024 Page 4
EXHIBIT A: Revised Exhibit B, Fee Schedule
Exhibit B: Fee Schedule
Phase Restroom Retail
Space/Garbage
Total Billing
Method
Construction Documents $55,225 $5,818.75 $61,044 Fixed Fee Bidding $3,630 $3,630 Fixed Fee
Construction Administration $45,726 $45,726 Hourly NTE
TOTAL $104,581 $5,819 $110,400 Varies
Please budget $2,500 per project for reimbursable fees (printing and shipping) We do not charge for mileage or meals to be reimbursed by you.

18.8 City Council

AGENDA REPORT
DATE: 03/11/2024
AGENDA OF: 03/26/2024
DEPARTMENT: Public Works
SUBJECT: West Cliff Drive Stabilization Project (c401501) – Contract Amendment (PW)
RECOMMENDATION: Motion to approve and authorize the City Manager to execute a contract amendment with Pacific Crest Engineering (Watsonville, CA) for ongoing observation and testing services for the West Cliff Drive Stabilization Project (c401501), in a form approved by the City Attorney. The Public Works Director is authorized to execute contract amendments within the approved project budget.

BACKGROUND: The declared disasters of early 2023 brought tremendous damage to the revetment along West Cliff Drive and in five locations (opposite the addresses of 920, 932, 1016 and 1030 as well as the Bethany Culvert viaduct structure). Since the damage in these locations impacted the path and/or the roadway and because West Cliff Drive is a Federal Aid Route, these projects were authorized by Caltrans and the Federal Highway Administration (FHWA) to receive Emergency Opening (EO) funds.

As a result of the nature of the emergency, the City of Santa Cruz (City) was advised to bid out the repair projects as quickly as possible with whatever level of design that could be produced in an expedited manner. As such, the design consultants, including Pacific Crest Engineering (PCE), have had a much larger role during construction than would be seen in more traditional design-bid-build project delivery as the designs are continually evolving to address site conditions as they are discovered.

DISCUSSION: PCE was initially contracted on a sole source basis in early 2023 as the geotechnical design consultant for these projects and was subsequently retained to provide ongoing construction support. As described above, the scope of these projects was as well defined as the expedited plan set could anticipate.

Due to changing site conditions and an evolving design approach, a change order is required for the current purchase order (currently at $90,000). The proposal dated February 12, 2024 from PCE anticipates needing an additional $43,400 above their current purchase order to provide the necessary services until the completion of the projects. To date, PCE has been very responsive to inspection requests, materials testing needs for this fast-paced and dynamic project.

FISCAL IMPACT: Funds are available in the Public Works Capital Investment Program (CIP) project c401501, West Cliff Drive Stabilization / West Cliff Drive Revetment Repair. The

19.1 FHWA EO funding will cover 88.53% of the total project costs, with the City match primarily coming from Gas Tax revenues. There is no impact to the General Fund.

Prepared By:

Joshua Spangrud
Senior Civil Engineer
Submitted By:

Nathan Nguyen
Director of Public Works
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

1. PCE PROPOSAL DATED FEBRUARY 12, 2024.PDF

19.2 19.3

19.4 19.5
City Council

AGENDA REPORT
DATE: 03/07/2024
AGENDA OF: 03/26/2024
DEPARTMENT: Public Works
SUBJECT: Emergency San Lorenzo River Levee Repair (e602401) – Authorization of Emergency Work (PW)
RECOMMENDATION: Motion to ratify emergency work through a purchase order with Granite Rock Co. (Watsonville, CA) for repair of the San Lorenzo River Levee in the amount of $227,705. The Public Works Director is authorized to execute change orders within the approved project budget.

BACKGROUND: On December 28, 2023, a portion of the west levee near the San Lorenzo rivermouth was damaged by large wave action which pushed up-river during high tide. The damage consisted of large rip rap being removed and soil erosion occurring along the inside bank of the levee. The damage occurred in 18 separate locations along an approx. 800-foot stretch of levee.

To avoid the risk of a critical failure of the levee, staff began emergency flood fighting repair efforts immediately through a single source procurement method. Section 3.08.150 of the Purchasing Ordinance allows the Purchasing Manager to award a contract without competition when there is only one source for the required service. Granite Rock Co. is a local contracting company and was available to immediately support emergency repairs; the Purchasing Manager concurred that Granite Rock Co. was the only company able to provide a service for this emergency project.

On December 29, 2023, Public Works staff contacted Granite Rock Co. and Pacific Crest Engineering (geotechnical engineering) and met to plan the emergency repairs. Both contractors previously worked for the City of Santa Cruz on emergency levee repair. Repair work was performed on January 8-12, 2024.

DISCUSSION: The repairs involved replacing the damaged/removed riprap and soil with a combination of 2-4 ton rocks, class 2 and 3 riprap rock, and smaller gabion sized rocks. All repair work took place on the inside slope of the levee, above the normal water level.

Staff are pursuing disaster funding assistance to recover costs and conducted an initial site visit with California Office of Emergency and Federal Emergency Management Agency (FEMA) staff in mid-February. The work by Granite Rock Co. totaled $144,305, and the work by Pacific Crest Engineering totaled $8,305.

20.1 FISCAL IMPACT: Funds were available in the Stormwater Overlay Fund (Fund 752). There is no impact to the General Fund.

Prepared By:

Scott Glucs
Associate Professional
Engineer
Christina Alberti
Principal Management
Analyst
Submitted By:

Nathan Nguyen, P.E.

Director of Public Works
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

None.

20.2 City Council

AGENDA REPORT
DATE: 03/07/2024
AGENDA OF: 03/26/2024
DEPARTMENT: Public Works
SUBJECT: Emergency Hagemann Aerial Sewer Repair (c401511) – Authorization of Emergency Work (PW)
RECOMMENDATION: Motion to ratify emergency work through a purchase order with Precision Grade, Inc. (Salinas, CA) for inspection and repair of the Hagemann Aerial Sewer Main in the amount of $300,000. The Public Works Director is authorized to execute change orders within the approved project budget.

BACKGROUND: After the intense wind and rainstorm event on February 3, 2024, it was discovered that a 10-inch sewer main between Hagemann Ct and the Santa Cruz Bible Church had been damaged by a falling tree, resulting in the steel aerial pipe breaking into two pieces.

The Hagemann Aerial Sewer spans approximately 267 linear feet (LF), with the highest point crossing the creek at 35 feet above the ground. In response to the incident, City of Santa Cruz (City) staff mobilized Sunday February 4, 2024, setting up a temporary bypass pump for emergency response. The pump operated 24/7, with overnight staffing necessary to prevent spills.

To avoid the need for ongoing bypass pumping and alleviate the risk of further wastewater discharges, the decision was made to undertake emergency repairs using a single source procurement method. Section 3.08.150 of the Purchasing Ordinance allows the Purchasing Manager to award a contract without competition when there is only one source for the required service. Staff contacted Precision Grade, Inc. who previously worked for the City on the Mentel Aerial Sewer Improvement Project in 2021, successfully installed a new 8-inch diameter sanitary aerial sewer pipe just upstream of the creek area. Precision Grade is a local contracting company and was available to immediately support emergency repairs, the Purchasing Manager concurred that Precision Grade, Inc. is the only company able to provide service for Emergency Hagemann Aerial Sewer Repair Project.

DISCUSSION: Emergency repairs involved bypass monitoring, installation of a new 10-inch steel pipe across the creek, and removal of the damaged pipe from the waterway. Due to weather conditions and access limitations, cranes were utilized to carry out this work. Work was started on February 6, 2024 and the major repair was completed by February 10, 2024.

Staff are pursuing disaster funding assistance to recover costs and conducted an initial site visit with California Office of Emergency and FEMA staff in mid-February 2024.

21.1 FISCAL IMPACT: Funds are available in the Wastewater Enterprise Fund (Fund 721) in the FY 2024 Capital Investment Program (CIP) project c401511, Sewer System Improvements.

There is no impact to the General Fund.

Prepared By:

Niao Yan
Associate Professional
Engineer
Submitted By:

Nathan Nguyen, P.E.

Director of Public Works
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

None.

21.2 City Council

AGENDA REPORT
DATE: 03/07/2024
AGENDA OF: 03/26/2024
DEPARTMENT: Public Works
SUBJECT: Retaining Wall Reconstruction Project - 141 Archer Drive (g402402) - Authorization to Advertise for Bids and Award Contract (PW) RECOMMENDATION: Motion to approve the plans and specifications for the Retaining Wall Reconstruction Project – 141 Archer Drive (g402402), authorize staff to advertise for bids, and award the contract. The City Manager is hereby authorized and directed to execute the contract in a form approved by the City Attorney. The Director of Public Works is authorized to execute change orders within the approved project budget.

BACKGROUND: In January 2023, the Public Works Department was contacted by the owner of 141 Archer Drive. The property sits at the top of a long, steep slope on the section of Bay Street that is divided by Bay Creek. Due to severe weather, an approximately 10-foot tall, 40- foot-long private retaining wall failed and resulted in a landslide which took out a majority of the backyard. This is an ongoing threat to the house on the property and poses a risk of additional erosion and landslides on City of Santa Cruz (City) Right-of-Way if left unmitigated.

The property owner requested assistance through a program administered by US Department of Agriculture, Natural Resource Conservation Service (NRCS) that provides disaster related funding to address a variety of issues that can affect water quality, erosion, and watershed protection. Individual property owners are not eligible to apply for funding directly, however governmental entities, such as the City, are able to sponsor projects on behalf of a private property owner. At the property owners’ request, staff submitted a letter of interest in funding for the Emergency Watershed Protection Program (EWPP) in May 2023. Subsequently the property owner privately contracted a surveyor, geotechnical and structural engineer to prepare a design for a replacement retaining wall and obtained a cost estimate for construction. These design deliverables were submitted and reviewed by NRCS staff to verify eligibility for funding by the EWPP program.

In September 2023, staff received formal approval of the EWPP funding request. To comply with EWPP program and access funding, the City must act as the lead (sponsor) agency on the project even though the retaining wall would be constructed on private property for the property owner. City partnership on this project will 1) result in reconstruction of a retaining wall which will provide protection to both private and City property, as well as natural resources such as Bay Creek, and 2) enable City staff to acquire valuable experience working with a new federal funding program that may be a future source of funding when City facilities or infrastructure are damaged by extreme weather.

22.1 DISCUSSION: Staff has been working with the property owner, the owners design team and NRCS staff to prepare the project for bidding. Plans and specifications are complete and will be ready to bid when approved by NRCS. The improvements include a soldier pier wall with timber lagging and anchor tiebacks, a small masonry wall, storm drain and wall drain system, fence replacement and slope protection.

Since the retaining wall will be replaced on private property, the entire project costs will be covered by outside funding. The total project cost is estimated at $414,000. A majority of the estimated project costs ($308,550) will be funded by the EWPP program. The remaining balance of $105,450 (including all City staff time) will be paid for by the property owner through a previously approved reimbursement agreement.

Staff are working on a schedule extension and will request a funding increase as needed.

FISCAL IMPACT: There is no impact to the General Fund.

Prepared By:

Kevin Crossley
Assistant Director/City
Engineer
Submitted By:

Nathan Nguyen, P.E.

Director of Public Works
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

Plans and specifications can be found online at:
https://www.cityofsantacruz.com/government/city-departments/public-works/engineering/publicworks-projects

22.2 City Council

AGENDA REPORT
DATE: 03/12/2024
AGENDA OF: 03/26/2024
DEPARTMENT: Water
SUBJECT: Beltz 12 Phase II Ammonia Removal Improvements Project – Approval of Plans and Specifications and Authorization to Advertise for Bids and Award Contract – Budget Adjustment (WT)
RECOMMENDATION: Motion to:
1) Approve the Plans and Specifications for the Beltz 12 Phase II Ammonia Removal Improvements Project (c702203) and authorize staff to advertise for bids and the Water Director to execute change orders within the approved project budget. The City Manager is hereby authorized and directed to execute the contract as authorized by Resolution No. NS-27,563; and 2) Adopt a resolution transferring $215,000 within Water’s Capital Investment Program, from project c701606 for the Newell Creek Dam Inlet/Outlet Replacement Project to project c702203 for the Beltz 12 Phase II Ammonia Removal Improvements Project.

BACKGROUND: Beltz 12 is sited on a City-owned 0.65-acre parcel located near Research Park Drive south of Soquel Drive in the unincorporated portion of Santa Cruz County. This facility was constructed in 2015 and includes a municipal water well and a water treatment plant consisting of an iron and manganese removal pressure filter vessel, two reclaim tanks, a control building housing a chlorine disinfection system and various pipes, appurtenances, and site improvements.

Beltz 12 is an important component in the strategy to shift groundwater pumping inland from the City’s three Live Oak area wells, Beltz Wells 8, 9, and 10. Only operated during the summer, groundwater contributes up to 5% of the City’s water supply during the dry season when flowing sources are diminishing.

After Beltz 12 was placed into service, naturally occurring ammonia and hydrogen sulfide were found in the water produced from this well. While the current treatment process can remove low concentrations of ammonia, the facility must be turned off when ammonia levels increase to avoid any potential water quality issues in the water distribution system. Elevated ammonia levels in the distribution system can cause colored water and taste and odor complaints.

DISCUSSION: The Beltz 12 Ammonia Removal Improvements Project was split into two phases to accelerate the long procurement lead time of the new steel pressure vessel, which has

23.1 already been installed as part of the first phase of work, while evaluations and design continued for the second phase.

Phase II of the project will install a new onsite chlorine generation system to allow the facility to treat higher ammonia concentrations and restore the reliable operation of the treatment plant throughout the dry season. This new equipment will convert salt pellets to a dilute chlorine bleach solution which is then used to disinfect the untreated well water. All improvements will be contained inside the control building within the existing fenced site.

The project is categorically exempt from further environmental review under the California Environmental Quality Act §15302; a Notice of Exemption covering this work was filed by staff in November 2022 following City Council’s approval of Phase I work.

Project bid documents and full size plan can be accessed here:
https://www.cityofsantacruz.com/government/city-departments/water/beltz-12-ammoniaimprovements-removal-project.

FISCAL IMPACT: The engineer’s estimate is $664,000 which includes a 10% contingency. A Budget Adjustment is attached to transfer funds within the Water Department Capital Investment Program FY 2024 budget, from project c701606 for the Newell Creek Dam Inlet/Outlet Replacement Project to project c702203 for the Beltz 12 Phase II Ammonia Removal Improvements Project. There is no impact to the General Fund.

Prepared By:

Isidro Rivera
Acting Deputy
Director/Engineering Manager
Submitted By:

Heidi R. Luckenbach
Water Director
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

1. BUDGET ADJUSTMENT.PDF

23.2 City of Santa Cruz

BUDGET ADJUSTMENT REQUEST
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 Clear Form
2024
03/04/2024
Transfer $215,000 within in the Water Department Capital Investment Program FY2023 FY2024 budget, from project c701606 for the Newell Creek Dam Inlet/Outlet Replacement Project to project c702203 for the Beltz 12 Ammonia Removal Project for the Phase II construction contract.
0 711-70-91-7153-57302 c701606-100-2020-0 NCD I/O Replacement Project -215,000 711-70-91-7152-57302 c702203-100-2020-0 Beltz 12 Ammonia Removal 215,000 0 0
Digitally signed by Malissa Kaping
DN: cn=Malissa Kaping, o=City of
Santa Cruz, ou=Water
Department,
[email protected]
om, c=US
Date: 2024.03.04 13:27:51 -08'00'
Heidi
Luckenbach
Digitally signed by
Heidi Luckenbach
Date: 2024.03.07
09:45:56 -08'00'
Noah
Otts
Digitally signed
by Noah Otts
Date: 2024.03.11
16:06:12 -07'00'
Elizabet
h Cabell
Digitally signed by
Elizabeth Cabell
Date: 2024.03.12
08:52:51 -07'00' 23.3
ORDINANCE NO. 2024-07
AN ORDINANCE OF THE CITY OF SANTA CRUZ AMENDING CHAPTER 13.12 OF THE

SANTA CRUZ MUNICIPAL CODE
WHEREAS, California Health and Safety Code section 115800(a) provides that “[a]n operator of a skateboard park shall not permit a person to ride a skateboard or other wheeled recreational device in the park, unless that person is wearing a helmet, elbow pads, and knee pads;” and
WHEREAS, pursuant to California Health and Safety Code section 115800(b), the requirements listed in section 115800(a) may be satisfied with respect to a facility owned or operated by a local public agency that is designed and maintained for the purpose of riding a recreational skateboard or other wheeled recreational device, that is not supervised on a regular basis, in part, by adopting an ordinance requiring a person riding a skateboard or other wheeled recreational device at the facility to wear a helmet, elbow pads, and knee pads; and WHEREAS, Santa Cruz Municipal Code section 13.12.010 requires the use of helmet, elbow pads and knee pads while riding a skateboard or bicycle in a city park or city recreational facility, but does not include “other wheeled recreational devices,” as required by California Health and Safety Code section 115800; and
WHEREAS, this Ordinance amends Santa Cruz Municipal Code Chapter 13.12 to include reference to “other wheeled recreational devices” as used in California Health and Safety Code section 115800; and
WHEREAS, in enacting this ordinance, the Santa Cruz City Council intends to avail the City of Santa Cruz of the immunity from potential liability provided in Government Code section 831.7 related to hazardous recreational activities, as set forth in California Health and Safety Code section 115800(e).

BE IT ORDAINED BY The City of Santa Cruz as follows:

SECTION 1. Chapter 13.12 of the Santa Cruz Municipal Code is amended to read as follows:
“Chapter 13.12 USE OF SKATEBOARDS AND WHEELED RECREATIONAL DEVICES AT CITY-OWNED PARKS AND RECREATIONAL FACILITIES”

13.12.050 DEFINITIONS.
a. City park and recreational facility: the terms “city park,” and “city recreational facility” as used in this Chapter shall mean all human made public parks or public recreational facilities located in the City of Santa Cruz, which are owned or operated by the city, and are specifically designed to accommodate and allow skateboards or other wheeled recreational

24.1 ORDINANCE NO. 2024-07
2 devices used for stunt, trick, or obstacle course riding, such as city skate parks, bike parks and pump tracks.
b. Skateboard: the term “skateboard” shall refer to any short narrow board with two small wheels fixed to the bottom of either end on which a person may ride in a standing or other position.
c. Wheeled recreational device: the term “wheeled recreational device” shall refer to any nonmotorized bicycles, scooters, inline skates, roller skates, or wheelchairs being used for recreational purposes, as the term is defined in California Health and Safety Code section 115800(d) or any successor statute thereto.

13.12.010 SAFETY REQUIREMENTS.
a. No person shall ride or operate a skateboard, bicycle, scooter, inline skates, roller skates, wheelchair used for recreational purposes, or other wheeled recreational device or permit a minor for whom they are responsible to ride or operate such, at a city park or city recreational facility designed to accommodate specific hazardous recreational activities defined under Government Code section 831.7 or any successor statute thereto, unless the person or minor, while riding or operating such a device is wearing a helmet, elbow pads and knee pads.
b. All persons riding a skateboard or other wheeled recreational device at a city park or city recreational facility shall abide by all applicable local rules, regulations, state, and federal laws.

13.12.015 PROHIBITED ACTIVITIES.
a. Only skateboards, wheeled recreational devices, or any other device specifically authorized for use at the city park or city recreational facility as determined by the Director of Parks and Recreation will be permitted at said park or recreational facility designed for such use.

All other wheeled recreational devices prohibited or not specifically authorized by the specific park regulations shall not be allowed at the city park or city recreational facility. b. No person shall bring a skateboard or other wheeled recreational device, or permit a minor for whom they are responsible to bring such, into a city park or city recreational facility where that device is not specifically authorized for use.

13.12.020 PENALTY – INFRACTION.

Any person who violates any provision of this chapter is guilty of an infraction.”

24.2 ORDINANCE NO. 2024-07
3 SECTION 2. If any section or portion of this chapter is found to be invalid by a court of competent jurisdiction, such finding shall not affect the validity of the remainder of the chapter, which shall continue in full force and effect.

SECTION 3. This ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and Section 15060(c)(3) (the activity is not a project as defined in Section 15378 of the CEQA Guidelines, because it has no potential for resulting in physical change to the environment, directly or indirectly.) SECTION 4. This ordinance shall be in force and take effect thirty (30) days after its final adoption.

PASSED FOR PUBLICATION this 12th day of March 2024, by the following vote:

AYES: Councilmembers Newsome, Brown, Watkins, Brunner, Kalantari-Johnson; Vice Mayor Golder; Mayor Keeley.

NOES: None.

ABSENT: None.

DISQUALIFIED: None.

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

24.3 ORDINANCE NO. 2024-07
4 PASSED FOR FINAL ADOPTION this 26th day of March 2024 by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED: ______________________________
Fred Keeley, Mayor
ATTEST: _________________________________
Bonnie Bush, City Clerk Administrator
This is to certify that the above and
foregoing document is the original
of Ordinance No. 2024-07 and that
it has been published or posted in
accordance with the Charter of the
City of Santa Cruz.
________________________________
Bonnie Bush, City Clerk Administrator

24.4 Proof of Publication
(2015 C.C.P.)
I, the undersigned, declare:

That I caused the attached legal notice/advertisement to be published in the Santa Cruz Good Times, a weekly newspaper published and circulated in the County of Santa Cruz, and adjudged a newspaper of general circulation by the Superior Court of California in and for the County of Santa Cruz, under Proceeding No. 68833; and that the legal notice/advertisement was published in the above-named newspaper on the following date(s), to wit:

March 20, 2024
I declare under penalty of perjury that the foregoing is true and correct to the best of my knowledge.

This 20th day of March, 2024, Santa Cruz, California
____________________________
Julia Wood
Deputy City Clerk Administrator

24.5 DECLARATION OF POSTING

STATE OF CALIFORNIA )
) SS.

COUNTY OF SANTA CRUZ )
On the 18th day of March, 2024, I posted conspicuously in three public places within the City of Santa Cruz, Ordinance No. 2024-07, to wit:

1. City Hall: 809 Center Street: Bulletin Board outside Room 9/10

2. City Hall: Bulletin Board outside Council Chambers

3. The City of Santa Cruz website
The document, posted in its entirety, consists of pages 1—4.

I declare under penalty of perjury that the foregoing is true and correct. Executed this 18th day of March, 2024, in Santa Cruz, California.
_______________________________
Julia Wood
Deputy City Clerk Administrator

24.6 City Council

AGENDA REPORT
DATE: 3/22/2024
AGENDA OF: 3/26/2024
DEPARTMENT: Planning and Community Development
SUBJECT: 302, 310, 314, 322, 324, 326, 328 Front Street: CP21-0051 (APN 005- 151-29, -34, -35, -43, -48, -51) Coastal Permit, Non-Residential Demolition Authorization Permit, Design Permit, Boundary (Lot) Line Adjustments, Special Use Permit, Administrative Use Permit, Additional Height Request, Revocable License For Outdoor Extension Area, and a Heritage Tree Removal Permit, to Demolish a Commercial Building, Combine Five Parcels, and Construct aA Six-Story, 232-Room Hotel with Ground Floor Retail, Banquet and Conference Space, Restaurant, and Bar on Property Located within the CBD (Central Business District)/CZ-O (Coastal Zone Overlay)/ SP-O (Shoreline Protection Overlay)/ F-P (Floodplain)/FP-O (Floodplain Overlay) Zone District and within the Front Street/Riverfront Subarea of the Downtown Plan. The Project Requires Approval of a Section 408 Permit from the US Army Corps of Engineers to Allow for the Placement of Fill Between the Levee and the Proposed Building and to Allow for the Development of an Outdoor Extension Area Adjacent to the Riverway Path. The Project Also Includes a Finding that the Sale of the Exempt Surplus Properties is Consistent with the General Plan in Accordance with the Surplus Lands Act. (Environmental Determination: Categorical Exemption, Section 15332). Applicant: SCFS Venture LLC (PL)
RECOMMENDATION: Resolution to acknowledge the environmental determination (Categorical Exemption Section 15332, Class 32) and approve the Coastal Permit, NonResidential Demolition Authorization Permit, Design Permit, Boundary (Lot) Line Adjustments, Special Use Permit, Administrative Use Permit, Additional Height Request, a Revocable License for an Outdoor Extension Area, and Heritage Tree Removal Permit to construct a 232-room hotel and associated facilities, and make a finding that the sale of the exempt surplus properties is consistent with the General Plan in accordance with the Surplus Lands Act, based on the Findings and Conditions of Approval listed in the attached draft resolution.

BACKGROUND: The project involves six parcels located at the northeast corner of Front and Laurel Streets, bordered by Front Street to the west, commercial uses to the north, Laurel Street to the south and the San Lorenzo River to the east, with a proposal to demolish a commercial building and construct a new six-story hotel with 232 rooms, three floors of underground parking, ground floor retail, banquet and conference space, a restaurant, bar, café, and associated hotel amenities

25.1.1 such as a gym, spa, riverwalk amenities, and rooftop pool/bar. Three of the parcels are owned by the applicants and contain the building and parking lot formerly occupied by the Santa Cruz Community Credit Union. The other three parcels are owned by the City of Santa Cruz (City), with the project contingent upon the acquisition of a 4,407 square foot parcel (APN 005-151-48) and a portion of a 4,623 square foot parcel (APN 005-151-48) along Laurel Street. The third parcel (APN 005-151-34) would remain owned by the city but would contain a 50-foot-wide public paseo (Maple Paseo) connecting Front Street to the Riverwalk that will be designed, constructed, and maintained by the applicant .

The applicant proposes to demolish the commercial building on site, combine the five lots into one, and construct a hotel building consisting of three levels of underground parking to house 214 parking spaces with six stories of hotel and amenities above ground. The building’s first floor consists of a porte cochere entrance for valet service, a main hotel lobby entry, bike parking, hotel administrative offices, as well as a commercial retail space and café/coffee bar. The second floor includes the main hotel lobby, bar, restaurant, meeting rooms, and banquet ballroom. This floor is also at the same level as the Riverwalk and serves as the ground floor facing the river. Levels three through six contain hotel rooms, with a portion of the third and fourth floor containing a spa and fitness room. The rooftop will host a pool area consisting of three pools, lounge seating, a bar, bathrooms, and mechanical equipment rooms. The project requests to take advantage of increased building height in the Downtown Plan’s Additional Height Zone B, which would allow a building to exceed the 50-foot height limit up to 70- feet tall. Measured from average grade, the top of the parapet measures 65’-10”, falling within the 70- foot height limit. In accordance with the recently approved Downtown Plan Amendments which permit structures associated with rooftop amenities to extend no more than 15 feet above the allowable height limit (70 feet in this case, meaning the structures could extend to a maximum of 85 feet), the proposed roof top pool bar structure and various shade structures extend to 75 feet in height.

The project proposes to fill the City-owned property between the east side of the new building and the levee and create a publicly accessible outdoor extension area connecting the east side of the development to the Riverwalk. Filling this area will separately require a Section 408 Permit from the Army Corps of Engineers. The proposed extension area includes amenities such an outdoor dining patio adjacent to the proposed restaurant and bar space, as well as an events lawn adjacent to the banquet/ballroom connecting this space to the adjacent Riverwalk. These amenities would be maintained by the applicant in perpetuity and subject to both a maintenance and revocable license agreement for use of the public property.

The project site is located within the CBD (Central Business District)/CZ-O (Coastal Zone Overlay)/SP-O (Shoreline Protection Overlay)/F-P (Floodplain)/FP-O (Floodplain Overlay) zone district and within the Front Street/Riverfront subarea of the Downtown Plan where hotel, restaurant, and retail are principally permitted uses. The project requires the following approvals:
 Nonresidential Demolition Authorization Permit to demolish the existing commercial building on the site;
 Heritage Tree Removal Permit to remove eleven heritage trees (because this is in the Coastal Zone, this permit is encompassed by the Coastal Permit);  Boundary Line Adjustment to combine the existing lots;  Coastal Permit for development within the CZ-O (Coastal Zone Overlay) and SP-O (Shoreline Protection Overlay) districts;
 Special Use Permit to allow the development of the outdoor extension area within the Floodplain Zone District;

25.1.2  Administrative Use Permit to allow a low-risk alcohol outlet to permit the service of alcohol as part of a bona fide restaurant (bar proposed in the main hotel lobby, a rooftop bar adjacent to the pool area, a bar for the restaurant, and a bar that will be affiliated with the banquet/ballroom for hosted events.)
 Design Permit for new construction in the Downtown Plan area, for the outdoor extension area within the Floodplain Zone District, and to allow an increase in building height in the Downtown Plan’s Additional Height Zone B;
 Revocable License for an Outdoor Extension Area to allow the publicly accessible outdoor area proposed atop the levee fill between the building and the Riverwalk; and While the permits listed above would mostly be heard by the City Zoning Administrator or Planning Commission, the additional height request in Additional Height Zone B in the Downtown Plan requires a recommendation by the Planning Commission and approval by the City Council.

Zoning Ordinance Section 24.04.150 states that when a project requires more than one permit, and the approval of those permits normally rests with more than one decision making body, the body with the highest authority shall take action on all permits concurrently.

At the February 15, 2024 Planning Commission hearing, ten members of the public spoke, both in support and in opposition to the project. Speakers opposing the project expressed concerns including but not limited to:
 $5/square foot affordable housing in-lieu fee being too low;  Lack of low-cost visitor rooms;
 Housing should be priority over hotel use;
 Desire for labor standards to apply to the construction;  Concerns about sales tax and transient occupancy tax going to the general fund rather than the Affordable Housing Trust Fund; and
 Parking concerns.

Speakers in support of the project expressed the following:
 The hotel provides much needed economic support to all downtown businesses;  Need to bring more people downtown;
 The hotel will add vibrancy and be a great public space for the downtown;  The project and its relationship to the river and the riverwalk will be a positive impact;  Great central location for walking and biking to the beach and downtown area;  Convenient to have a hotel for guests of downtown residents can stay; and  The hotel will bring more activity to the area.

The Planning Commission listened to the public testimony and discussed some of the issues raised by the speakers. The Commissioners each commented on the project, expressing the following:
 Handsome building design, well thought out;
 Great location for a hotel;
 Good use of the rooftop;
 First rate designed public spaces, paseo connections provided are big advantages of the project;

25.1.3  Hotel will become part of the identity of the downtown;  Riverwalk open spaces tremendously important;
 Parking not a concern, as people travel without cars all the time, and this location, proximate to transit and many restaurant and shopping amenities, facilitates travel without a car –traffic engineers should be trusted;
 The City is receiving essentially privately developed parks which we could not afford to develop and maintain at this time;
 Public restrooms will be available across the street at the new Metro station;  Goal is to get people out of their cars, living downtown, 100% affordable housing is being built directly across the street;
 Encourage employee parking program;
 Amenities and public benefits of the project are great;  Development of Maple Alley is a huge benefit;
 The hotel is a big part of the overall economic development of the downtown;  Not every site can be housing, this is a great location for a hotel with the Riverwalk giving access to the beach and the rest of downtown;
 Low-cost visitor accommodations is important, but do not want to be over burdening projects;
 Great design will enhance downtown neighborhood and will hopefully be an inspiration for other buildings downtown;
 No other city is building affordable housing like Santa Cruz, hundreds of affordable units being built downtown;
 Suggested free bus passes be available to employees;
 Concern with where hotel employees are going to park; and  Love the rooftop amenities.

The Planning Commission voted 6-0 (Gordon absent) to approve the project. As part of the motion, several revisions were made to the recommended conditions of approval, the most notable being an increase in the financial contributions to the Santa Cruz Hostel Society and the Boys and Girls Club of Santa Cruz County. The following were the recommended changes to the conditions of approval:

22. Final colors, materials and transitions shall be approved by the Zoning Administrator prior to approval of building permits.

76. As an additional condition of approval for the Coastal Permit only, as voluntarily agreed to by the applicant, the project shall make the following payments prior to the certificate of occupancy being issued, unless otherwise specified:
a. Prior to final occupancy, the applicant shall provide a one-time financial contribution to the Santa Cruz Hostel Society in the amount of $50,000 15,000. b. Prior to final occupancy the applicant shall provide the Boys and Girls Clubs of Santa Cruz County with a one-time contribution in the amount of $50,000 25,000 to assist with revitalization of its indoor swimming pool at the Downtown Santa Cruz club house.

77. Tower viewers for visitors shall be provided on site to view the river habitat.

25.1.4 The Planning Commission’s recommended changes to conditions 22 and 76 have been incorporated into the conditions presented to the Council. Condition 77, while recommended for deletion by the Planning Commission, has been retained, as the applicant continues to propose those amenities.

DISCUSSION: The Planning Commission staff report provides an in-depth analysis of the proposed project and is attached to this report. In addition, Planning Commission staff report attachments can be found on the city website at www.cityofsantacruz.com/all Meetings/Planning Commission/2/15/2024. Additional discussion is provided in this report for the following items:
low-cost visitor accommodations, the City-owned parcels, vehicle miles traveled (VMT), noise, affordable housing, maintenance and use of public property, and an overview and comparison of proposed project’s contributions to the public. Additional analyses on these topics are provided in this report either in response to comments received or because new information is available.

1. Low-Cost Visitor Accommodations
Coastal Act Section 30213 states: Lower cost visitor and recreational facilities shall be protected, encouraged, and, where feasible, provided. Developments providing public recreational opportunities are preferred.

The commission shall not: (1) require that overnight room rentals be fixed at an amount certain for any privately owned and operated hotel, motel, or other similar visitor-serving facility located on either public or private lands; or (2) establish or approve any method for the identification of low or moderate income persons for the purpose of determining eligibility for overnight room rentals in any such facilities.

The term “low cost visitor and recreational facilities” can apply to both physical public access, which is abundant in the City (i.e., the Boardwalk, West Cliff Drive Path, Small Craft Harbor, Wharf, and Monterey Bay Marine Sanctuary Exploration Center), as well as visitor serving accommodations. Interestingly most of the Local Coastal Program (LCP) policies addressing visitor accommodations, as listed in the attached February 15, 2024 Planning Commission staff report, seek to upgrade existing hotel facilities and attract quality hotel and conference facilities, though Policy ED5.2.3 seeks to ensure “the retention of moderately-priced accommodations.” The proposed project balances these two goals through the hotel room rates, the inclusion of conference facilities, and the overall package of visitor serving amenity and overnight accommodation improvements and monetary contributions, as detailed throughout this report.

The LCP’s language acknowledges the presence of many moderately-priced accommodations.

This is supported by the current average daily room rates for hotels in Santa Cruz. The Economic Development & Housing Department’s review of that data found that the average daily rate (ADR) in 2023 for all Santa Cruz hotels was $191.17. Seasonal fluctuations include peak summer, June through September, with a range from $217.60-$239.56 per night, depending on the month, to off season rates of $145.54-$163.46 per night, depending on the month from December through March.

While somewhat dated, a July 18, 2014 study from Economic & Planning Systems, Inc. (available on page 72 of 218 at https://documents.coastal.ca.gov/reports/2014/12/Th12a-12- 2014.pdf) found that the City had 2,170 hotel/motel rooms at that time. And at that time, “over

25.1.5 40% of the City of Santa Cruz’s hotel inventory [was] classified as “economy” (the lowest cost allocation) by Smith Travel Research, compared with less than 20 percent of the rooms in Monterey and Santa Barbara and less than 10 percent of the rooms in Half Moon Bay and Other Santa Cruz County markets.” While the City has added new hotels since that 2014 study, the ADR for Santa Cruz shows that the overall overnight accommodations market remains relatively affordable.

For the statewide context on Santa Cruz’s ADR, the Coastal Commission’s December 13, 2023 staff report for the proposed hotel at 101 & 129 Santa Monica Boulevard in Santa Monica (File Number 5-22-0799, and Agenda Item W20b) states that “the 2023 statewide peak-season ADR is $200.52, the lower-cost rate is $150.39, the high-cost rate is $250.64, and moderate-cost rates are between $150.39 and $250.64.” Thus, the Santa Cruz ADR falls solidly within the moderate cost rates, with the overall ADR closer to lower-cost rates than to high-cost rates. And during the off-season, the ADR hovers slightly above or slightly below the statewide lower-cost rates. This data supports the LCP’s calls for retaining moderately-priced accommodations while seeking to attract quality hotel and conference facilitate.

If entitlements, building permits, and construction proceed expeditiously, the first year of hotel occupancy would be circa 2027. If inflation resulted in a five (5) percent cost increase each year, the statewide ADR would go from $250.64 to just over $290 in three years. The applicant has indicated that they anticipate the 2027 ADR for the hotel to be approximately $331. This figure, while still in what the Commission typically characterizes as a high-cost accommodation, is only marginally higher than the top end of the projected range for moderately-priced accommodations. All high-cost accommodations are not equal, and at an ADR of $331, the subject hotel would be substantially less than hotels typically considered as “luxury,” such as a Fairmont, Four Seasons, or Ritz Carlton.

The size of the typical rooms in the proposed hotel are compact at approximately 300 square feet in size, including the six suites that are larger than the typical rooms (at 470 square feet).

As this is substantially smaller than many luxury or other high-end hotels, the size of the rooms will result in comparatively lower price points versus hotels with comparable amenities but larger rooms. Moreover, the hotel’s location downtown amidst a variety of dining/entertainment opportunities, adjacent to the levee in close walking distance to the Boardwalk, Cowell and Main beaches, and West Cliff lends itself to walkability/bikeability/Downtown Beach shuttle, thereby minimizing trip costs incurred by guests. The proposed suites are also specifically catered to families with more beds and kitchenettes, to further reduce trip costs, making a visit to Santa Cruz more affordable.

Aside from the very specific development standards addressing pedestrian connectivity in the Downtown Plan, none of the LCP policies or implementing ordinances include specific objective standards articulating how the Coastal Act low-cost visitor facilities policy can be implemented through conditions of approval. Nevertheless, the applicant and City recognize the importance of low-cost visitor serving amenities and have sought to address the issue, as detailed below, through incorporation of additional conditions of approval.

In addition to the numerous public access enhancements such as the Maple Paseo, Riverwalk improvements, including the outdoor extension areas, the applicants, who have worked closely with City and Coastal Commission staff, are proposing to address this Coastal Act and LCP

25.1.6 policy with the following measures, which have been memorialized in the recommended conditions of approval:

1. Prior to final occupancy the applicant shall provide a one-time financial contribution to the Santa Cruz Hostel Society in the amount of $50,000.

2. Prior to occupancy the applicant shall provide the Boys and Girls Clubs of Santa Cruz County with a one-time contribution in the amount of $50,000 to assist with revitalization of its indoor swimming pool at the Downtown Santa Cruz club house.

3. The hotel shall provide bike rentals that are free of charge to the public for the first 90 minutes.

4. The hotel shall provide free public Wifi access at the Paseo and Riverwalk within the vicinity of the hotel.

5. The hotel shall provide no fewer than six family suites to accommodate families of four or five without the need to book multiple rooms, with the suites including kitchenettes.

6. The hotel owner shall provide no fewer than three community days per year for local nonprofit organizations to have access to the hotel’s rooftop facilities or conference facilities for community uses, such as fundraisers or events, at cost (e.g., Boys and Girls Club of Santa Cruz County, Nueva Vista Community Resources, and similar organizations).

7. Amenities, such as the restrooms, bar, restaurant services, and riverwalk improvements will remain publicly accessible during operating hours, subject to city authorized rules and regulations.

Additionally, subsequent to the Planning Commission hearing, the applicant offered to include the following additional condition:

8. Applicant shall contribute $50,000 towards the operation of the City’s all-electric trolley service that provides low-cost public transit services between the downtown and beach area.

The trolley has been operating at a deficit, in part because the cost for riding is only $1 per person, with the remaining costs being subsidized. The proposed contribution will assist the City in continuing operations of the service that expands public access to the coast and reduces vehicle miles travelled, single-occupant vehicles, and traffic congestion in the beach area, thereby improving access for users and non-users. The trolley operates May through September.

The Local Coastal Program encourages the expansion of visitor-serving accommodations in the Coastal Zone and will draw visitors to the downtown and nearby beach area. As proposed, the project is consistent with applicable policies of the Local Coastal Program, which seek to minimize the impact of development on coastal resources and provide visitor-serving uses in the beach area. That said, the City, Coastal Commission, and applicant have continued discussions since the Planning Commission hearing regarding the conditions of approval and their consistency with the LCP and Coastal Act.

In addition to the above-noted benefits, the applicant has voluntarily offered to include the following conditions of approval to meet the low-cost visitor accommodations policies of the Coastal Act:

25.1.7 8. Concurrent with a building permit application, Applicant shall submit, for the Planning Director's review and written approval, two full-size sets of revised project plans for the proposed development. The final plans shall include no less than six family suites, approximately 470 square feet in size, that can accommodate families of four or more (which may or may not include bunk beds, pullout sofas, and other amenities designed to increase occupancy for families of four), and which also include kitchenettes so that families can prepare meals.

9. At the time of building permit issuance, the Applicant shall pay an in-lieu fee for lowcost visitor accommodations according to the following formula. The in-lieu fee shall be determined by calculating the product of 25% of the total number of rooms in the project at the time of building permit issuance (not including suites provided pursuant to the preceding paragraph) and a fee of $144,750 per room, which fee shall be subject to any increase due to inflation based on the Turner Building Cost Index from the date of final approval up until the date of payment. That amount shall then be adjusted to reflect a credit for the following: (1) the amount of the in-lieu public benefit fee required by Condition #30 for housing that would be payable prior to occupancy (i.e., $5.00 per additional square foot of floor area above the base height limit, plus the equivalent BMR in-lieu fee for four low-income units, with the understanding that the election to either provide units or pay the additional fee would not occur until prior to occupancy), and (2) the $50,000 contribution to the Santa Cruz Hostel Society and $50,000 contribution to the Boys and Girls Clubs of Santa Cruz County, subject to review and approval by the Planning Director. Concurrent with submitting a building permit application, the Applicant shall provide the Planning Director with all information requested by the Planning Director for purposes of calculating the amount of the in-lieu fee and associated credits, which such determination shall be made at the discretion of the Planning Director.
a. The City of Santa Cruz shall deposit the in-lieu fee into one or more interest bearing trust account(s) that are actively managed by the City. The purpose of the account shall be to establish, promote or improve lower-cost overnight visitor accommodations, such as lower-cost hotel and motel rooms, hostel beds, tent campsites, cabins or campground units, at appropriate locations within the City of Santa Cruz or greater Santa Cruz County. The expenditure of any funds by the City of Santa Cruz to (1) the Santa Cruz Hostel Society or (2) to the County of Santa Cruz for purposes of providing overnight accommodations at Greyhound Rock County Park is permitted without further approval by the Executive Director of the California Coastal Commission. b. If the City of Santa Cruz intends to utilize the funds for anything other than the pre-approved purposes outlined above, the City of Santa Cruz shall provide notice to the Executive Director of the California Coastal Commission of the intended recipient(s) and obtain the Executive Director’s written approval of the recipient(s) prior to the expenditure of any funds.
c. Prior to the City’s approval of any expenditure, the entity accepting the funds shall enter into a memorandum of understanding with the City which must include the following:
(1) a description of how the funds will be used to establish, promote or improve lower-cost accommodations (generally defined as accommodations that are made available at a daily rate that is 75% or less relative to the average statewide average rate for overnight accommodations);

25.1.8 (2) a requirement that the entity accepting the funds must maintain operations of the accommodations at a lower-cost rate;
(3) an agreement that the entity accepting the funds will obtain all necessary regulatory permits and approvals, including but not limited to, a coastal permit for development of the lower-cost accommodations, if necessary. d. If any portion of the funds remain in the City’s interest-bearing account seven years after the funds have been deposited, then the City shall donate the remaining amount to one or more of the State Park units or non-profit entities providing lower-cost visitor-serving amenities in a Santa Cruz County, Monterey County, or San Mateo County jurisdiction within the coastal zone or other organization acceptable to the Executive Director. The Executive Director may extend the seven-year deadline to expend the funds for good cause if the City makes a request in writing prior to expiration of the deadline.

10. Prior to final occupancy the applicant shall provide a one-time financial contribution to the City’s “Santa Cruzer” downtown and beach shuttle program in the amount of $50,000.

To illustrate how the in-lieu fee for low-cost overnight accommodation could be calculated, it is currently estimated that the total in-lieu fee for a 232-room hotel, as proposed in the conditions volunteered by the applicant and generally following methodology used by the Coastal Commission for other hotel projects, would be approximately $5.17 million. The fee is calculated by first determining the number of rooms subject to the fee, which is 25% of the total number of qualifying high-cost rooms, again, based on the Coastal Commission’s general methodology for providing for alternative low-cost overnight accommodations in higher cost hotels.

Here, the hotel is committing 1) to provide at least six family suites that can accommodate families of four or more with amenities including kitchenettes (which would allow families to cook rather than dine out) and 2) to make those family suites available at the same rate as the standard rooms during the off-peak season. With a family’s potential cost savings associated with use of the kitchenette to dine-in rather than out, coupled with the hotel’s commitment to offer rooms at the same rate as standard rooms during the off-season, those six rooms are proposed to be credited towards the hotel’s low-cost visitor serving accommodations in-lieu fees at a rate of 50% credit, given that the rooms are only guaranteed at the same rate as the standard rooms during the off-season, or roughly 50% of the year. Thus, three of the six family suites (50%) would be credited as moderate-cost rooms. That number would then be deducted from the total number of high-cost rooms that are proposed for purposes of calculating the fee. The result is that 229 rooms (232 – 3) could be considered “high-cost” under the Coastal Commission’s general methodology. and 25% of 229 high-cost rooms equals 57.25 rooms that are subject to the fee.

The current low-cost overnight accommodations mitigation fee is $144,750 per room, so the number of high-cost rooms subject to the fee (57.25)multiplied by the mitigation fee of $144,750 per room (subject to inflation, pursuant to terms of the voluntary condition) results in a total of $8,286,937.50. The total is then adjusted to reflect a credit for (1) the housing public benefit contribution (approximately $230,000), (2) the affordable workforce or off-site BMR housing contribution (see below for more information on that total), (3) the $50,000 contribution to the

25.1.9 Santa Cruz Hostel Society, and (4) the $50,000 contribution to the Boys and Girls Clubs of Santa Cruz County.

Although the applicant has indicated a strong preference for leasing four off-site units and then subleasing those units to low or very-low income hotel workers at subsidized affordable rents for twenty years, the formula associated with the low-cost overnight visitor accommodations in-lieu payments assumes that the applicant pays a below market rate in-lieu fee to the City’s affordable housing trust fund as opposed to implementing an affordable workforce housing leasing program. The reason for this assumption is because the low-cost overnight visitor accommodation fee is paid at building permit issuance, rather than occupancy of the building, which is when the housing public benefit contributions are due. This means that the costs of the affordable housing credit that will be applied to reduce the low-cost visitor accommodations inlieu fee must be determined before the decision about leasing units for low-income tenants versus paying an in-lieu fee will be made. Additionally, quantifying the cost of implementing an affordable workforce housing program are uncertain and hard to quantify at this point in time.

For illustrative purposes and assuming that the off-site below-market rate in-lieu fee is calculated at approximately $700,000 per unit, the credit for the public benefit housing contribution would be a total of $2.8 million. As a result, and with the same assumptions outlined above, the math would be as follows:
 Initial Amount Before Credits: approximately $8.3 million (25% of rooms x fee, with small adjustment for family suites)
 Public Benefit Credit Amounts:
 $5/sf per square foot above 50 feet = ~$230K (contribution for affordable housing)
 Additional housing benefits = $2.8M
 Additional funding contributions = $100K (Hostel Society and Boys & Girls Club)
 Low-Cost Overnight Fee Amount Due After Credits = approx. $5.17M Additional voluntary steps that the applicant is taking are included below in the affordable housing discussion, and a list of citing many of the City’s low to no-cost visitor amenities is attached for additional context.

2. City Owned Parcels
The proposed project includes property currently owned by the City. At a regular City Council meeting held on May 25, 2021, and in accordance with the Surplus Lands Act (the “Act”) (Cal. Govt. Code § 54220, et seq.), the Santa Cruz City Council declared the Subject Parcels as “exempt surplus property,” which was defined by the Act as land that is less than 5,000 square feet in area or that meets other specified criteria. While the Council declared these surplus properties under the 5,000 square foot threshold in the Government Code at the time, that section has since been updated, and the threshold for declarations of “exempt surplus property” has since been increased to properties less than a half-acre in size. It should also be noted that while one of the City-owned properties (the southernmost property, located at the northeast corner of Front and Laurel Streets) is currently over 5,000 square feet in size, a portion of that property is in the public right-of-way (on the street or sidewalk), which reduces the net developable area and also restricts the amount of area that will ultimately be conveyed as part of the land sale. Additional right-of-way will also be required

25.1.10 from the property to complete the Downtown Intersection Improvements Project (c401903) in the City’s adopted FY 2024 Capital Investment Program. Multiple approaches can be employed to retain the necessary right-of-way as part of the sequential Lot Line Adjustment (e.g., the lot configurations can be directly changed, a dedication can be noted, etc.), and a condition of approval has been added that requires that, prior to recordation of the Lot Line Adjustments, that accommodations be made to ensure that the City retains possession of the portion of the affected lot that falls within the existing and planned public right-of-way.

When the public right-of-way areas are removed from that lot and considering limited amount of developable area even in the current configuration, it is below the Government Code’s prior 5,000 square foot threshold. Being under the prior 5,000 square foot threshold, both lots being considered for sale are far below the current half-acre threshold. More information is contained below and in the separate staff report on this same Council agenda related to the sale of the City properties.

At the September 14, 2021 City Council Closed Session meeting, the City Council discussed the potential sale, price and terms of two City-owned parcels for the purposes of supporting a proposed hotel development. Council provided direction to staff at the meeting regarding the potential sale including price and terms. Section 65402 of the Government Code requires a general plan consistency determination be prepared by the planning agency prior to the sale of public land, and the Planning Commission serves as the City’s planning agency. The Planning Commission made such determination at their February 15, 2024 hearing. The Council is considering the sale of the City-owned properties as part of second part of this same agenda item, and more information is contained in the agenda report for that item.

While the majority of the project site is privately owned (23,231 square feet), two Cityowned parcels are proposed to be sold to be incorporated in the project. The third City-owned parcel (005-151-34) involved in the project will remain owned by the City, but would contain a 50-foot-wide public paseo (Maple Paseo) connecting Front Street to the Riverwalk to be designed, constructed, and maintained by the hotel. The 4,623-square-foot, most southerly property consists of mostly landscaping, and the 4,407 square foot northerly parcel is currently surface parking. Both parcels are not being utilized for their highest and best use, and with a public parking garage to be constructed as part of the recently approved library project, new public parking will be available in the nearby vicinity to help with the downtown parking supply.

The parcels being sold are both within the Downtown Plan area where hotels are a principally permitted use, and as discussed above in more detail, the proposed project is consistent with General Plan including the following policies:
 Economic Development 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 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 ED 1.1.6 - Revitalize the RiverFront area.

25.1.11  Economic Development 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 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 ED1.7.2 - Diversify the range of visitor attractions in Santa Cruz, particularly those that draw on the city’s unique natural and cultural assets.  Economic Development ED 5.5.1 - Enhance Downtown as a welcoming and inviting destination for residents, visitors, and businesses.
 Economic Development ED 5.5.3 - Retain existing businesses and attract new ones to downtown Santa Cruz.

The Downtown Plan speaks to visitor-serving uses that are sustainable and provide economic strength to the region. The first line of “The Community’s Vision” in the Downtown Plan states “Vibrant, vital and active, the central business district constitutes the primary retail, commercial, professional, and employment center for the City of Santa Cruz.” To achieve this, the General Plan contains policies and the Downtown Plan contains regulations that seek to attract more visitors and businesses to the downtown. The hotel will drive economic vitality in the downtown, bringing new visitors and tourists to the downtown, including during the off-peak season, which is critical to supporting downtown retailers, restaurants, and businesses. Adding a hotel to the mix of established businesses and attractions will contribute to the overall success of the downtown. In addition, the hotel development accomplishes many other key principles and strategies of the Downtown Plan, such as enhancing the open space and pedestrian network, creating new open space, celebrating the San Lorenzo River as a major open space, reinforcing the pedestrian-oriented environment with ground-level and Riverwalk-level commercial spaces, seizing the opportunity to intensify development, strengthening downtown as a place of local and regional employment (both directly through jobs on site and indirectly through improved business travel opportunities in proximity to downtown businesses), concentrating commercial development in the downtown and near transit, and creating a stronger relationship between downtown and the beach by improving the Riverwalk and paseos that connects the two. Therefore, the City’s sale of two surplus parcels to support the project is consistent with the General Plan and Downtown Plan.

While alternative uses are not proposed at this time, other uses of the two properties being sold would also be consistent with the City’s General Plan and Downtown Plan. The General Plan states that Downtown Santa Cruz “Emphasizes a mix of regional office and retail uses, residential and mixed-use developments, restaurants, and visitor attractions such as entertainment venues. The Downtown Recovery Plan provides detailed requirements for this area.” The Downtown Recovery Plan (now renamed the “Downtown Plan”), in addition to supporting the hotel use that boosts local businesses and promotes economic activity, also supports a range of other uses, such as offices, residential (as a component of mixed-use projects with ground-floor commercial), entertainment, and other uses. Future development of the site with alternative uses to the hotel would also be consistent with the General Plan, if they follow the applicable allowable uses and principles from the General Plan and Downtown Plan.

25.1.12 3. VMT
In December 2018, the California Natural Resources Agency certified and adopted an update to the CEQA Guidelines, including the new CEQA Guidelines section implementing Senate Bill (SB) 743. SB 743 and the CEQA Guidelines state that level of service (LOS) (i.e., congestion) will no longer be considered to be an environmental impact under CEQA and that vehicle miles traveled (VMT) is the most appropriate measure of transportation impact.

Cities were required to adopt new thresholds and/or procedures related to VMT by July 2020.

In accordance with the amended CEQA Guidelines, the City has transitioned from intersection LOS formerly used for traffic impact analyses to VMT as the metric for determining potentially significant impacts. The City adopted a VMT transportation threshold on June 9, 2020 in accordance with CEQA and state requirements, as follows, as revised in the SB 743 Implementation Guidelines updated in 2022:
 Residential Projects: 15% below the county-wide per capita average VMT  Office and Other Employment Projects: 15% below the county-wide average work VMT per employee
 Retail: no net regional change in the total VMT
 Other Customer: no net regional change in VMT.

The City’s SB 743 Implementation Guidelines (City of Santa Cruz 2022a), which model the California Office of Planning and Research (OPR) advisory guidelines (2018) establish a process to determine whether a land use project is within the VMT threshold. The process includes a screening process in which situations are identified under which projects are determined to not have a significant impact and further VMT analysis is not required.

Projects, or portions of a project, that meet the screening criteria do not require a CEQA transportation analysis, and such projects, or portions of a project, are considered to result in a non-significant CEQA transportation impact based on their project location and characteristics.

According to the City’s VMT Guidelines, projects that would not be expected to result in a significant VMT impact and that are screened out from further transportation impact review include:
 Small projects that generate fewer than 110 trips per day;  Projects near high-quality transit: within one-half mile of a major transit stop or a highquality transit corridor with a combined service interval frequency of 15 minutes or less during the AM and PM peak hours;
 Local-serving retail (less than 50,000 square feet) projects;  Projects with a high percentage of affordable housing is provided as determined by the City of Santa Cruz;
 Local essential services, which includes daycare centers and libraries;  Map-based screening; and
 Redevelopment projects that do not result in a net increase in VMT.

25.1.13 The proposed project does not meet any of the above screening criteria, except it is a project near high-quality transit as it is located less than one-half mile of a high-quality transit stop as defined by California Public Resources Code section 21064. The project site is approximately 300 feet or less than one-quarter mile south of a major transit stop – the Santa Cruz Metro Center, also known as Pacific Station. However, the City’s VMT Guidelines include a footnote (2) for projects near high-quality transit that references OPR’s Guidelines, page 13, which clarifies that screening for proximity to transit is only intended for certain uses, stating:
“Proposed CEQA Guideline Section 15064.3, subdivision (b)(1), states that lead agencies generally should presume that certain projects (including residential, retail, and office projects, as well as projects that are a mix of these uses) proposed within ½ mile of an existing major transit stop or an existing stop along a high quality transit corridor will have a less-than-significant impact on VMT. This presumption would not apply, however, if project-specific or location-specific information indicates that the project will still generate significant levels of VMT.” (California Office of Planning and Research 2018).

The transportation study prepared for the project indicates that given the project’s location within one-half mile of a major transit stop, the project is in a VMT-efficient location and is presumed to have a less-than-significant VMT impact. However, as explained above, it appears that the intent of OPR’s and the City’s respective Guidelines in application of this criterion was to specified types of land uses and development projects, and the proposed hotel use is not one of the referenced project types that could be screened out under this criterion.

However, the project transportation study reviewed the proposed hotel as an “other use” to determine project VMT impacts. The study found that for purposes of a VMT analysis, hotels are generally grouped into two categories: (1) “typical” hotels and (2) “destination/resort” hotels. Hotels in the “typical” category are primarily designed to serve guests who need a place to sleep since the hotel is not the ultimate purpose of their trip, which is instead related to work, family visits, recreation, etc. Destination/resort hotels, on the other hand, accommodate guests who desire to spend most of their time on the hotel property to utilize the hotel’s unique amenities (e.g., resort hotels with golf courses, hotels located in areas that are not proximate to other typical travel destinations related to work, family visits, etc.) (Fehr & Peers 2023).

Typical hotels (irrespective of proximity to transit) can be assumed to result in a less-thansignificant impact since the trips would occur in the absence of the hotel. In other words, guests of a typical hotel enter the region and utilize the hotel as a base to do other activities or as a stop on the way to other destinations. Therefore, the typical hotel is not the attraction.

In a VMT context, typical hotels are therefore analogous to retail uses. A customer’s decision to stay in a typical hotel is primarily about convenience and proximity to their actual destination in order to reduce trip lengths and travel time. For these reasons, typical hotels are presumed to reduce trip lengths (Fehr & Peers 2023).

The transportation study also indicates that the average occupancy at hotels in the Santa Cruz/Aptos/Monterey area in 2022 was 66.9 percent. Therefore, on an annual basis, the demand for hotel rooms does not exceed the supply of available hotel rooms in the area. The

25.1.14 proposed hotel will add more hotel rooms to an already sufficient supply, and in a location that is adjacent to transit and a variety of visitor destinations related to work, family visits (e.g., for family members of UCSC students), and general recreation. While the project increases the number of hotel rooms in the area for existing travelers, the project itself does not contain unique features that would attract new travelers to the City of Santa Cruz (i.e., travelers who would not be coming to Santa Cruz and staying in other hotels or Airbnb/Vacation Rentals By Owner (VRBO) properties, but for particular attractors in the hotel itself). Given that the hotel is not a destination/resort hotel and is located in near the Santa Cruz Metro Center, most guest trips would be shifted trips (replacing existing traveler trips to other nearby hotels or accommodations) (Fehr & Peers 2023).  Further review by Dudek transportation planners as part of this CEQA review found that similar to local-serving retail stores, typical hotels, such as the proposed project, most often serve pre-existing needs (i.e., the hotel does not generate new trips because it meets existing demand) because their guests are staying at the hotel not because of the amenities offered by the hotel, but because of the area where the hotel is located. Typical hotels most often can be presumed to redistribute trips and reduce trip lengths when a new hotel is introduced among other existing hotels located near a local destination or attraction. There are several similar hotels within a one-half mile of the project site, and as indicated in the project transportation study prepared by Fehr & Peers, the average occupancy at hotels in Santa Cruz/Aptos/Monterey area was only 66.9 percent.

Therefore, the hotel’s customer base would likely be existing travelers to the area, and the proposed hotel would not induce new demand. Thus, the impact to the regional VMT would be negligible or redistributed by the introduction of a new hotel to an area where people are already traveling and planning on staying unless the hotel significantly affects the local supply of rooms or introduces a significant new attraction, neither of which would occur with the proposed hotel project. As further explained below, the proposed project is located in proximity to pedestrian, bicycle, and transit facilities, which could be used for some of the project’s daily trips, including the adjacent Santa Cruz Riverwalk, a multi-use path that connects downtown to the beach area, In addition, the City of Santa Cruz offers a program for all employees in the downtown parking district which offers the following:
 Free transit passes good for all local service- unlimited rides  Free bike locker credit
 Free BCycle Bike Share credit for two free months
 Guaranteed ride home
 Commute information and carpool ride matching
 Bike safety training offered monthly
 Electric bike rebates of $400 off purchase of e-bike, or $800 off for low-income participants
This program and the above-mentioned measure would be available to the employees of the proposed hotel.

Some of the trips and VMT generated by the employees and vendors at the project site would replace the existing employee and customer trips and VMT to the credit union located on the project site which would be demolished. The project’s employee or work VMT would be

25.1.15 equivalent to VMT generated by typical office employees and would be presumed to be less than significant because of the project’s proximity to a major transit stop.

Therefore, it is concluded that the VMT generated by project employees or visitors/customers would not result in a change or net increase in regional VMT, and therefore, does not exceed the City of Santa Cruz adopted VMT threshold of significance for the "all other land uses" category. Thus, the transportation study concluded that the project would have a less-than-significant VMT impact based on available evidence and, therefore, would not conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b). VMT impacts resulting from the project were found to be less than significant (Fehr & Peers 2023), which was confirmed by the additional review conducted as part of this memo.

Furthermore, the proposed project includes provision of bicycle parking storage lockers in excess of City requirements (77 spaces in excess of City requirements), which could further reduce VMT by one percent (City of Santa Cruz 2022).

4. Noise Study
In a letter from GK Law (Attachment 6) representing UNITE HERE Local 19, concerns were raised regarding the adequacy of the noise study prepared by Salter dated March 15, 2022 (revised November 30, 2022), specifically involving the impacts on residents located across the street in the Laurel Front Pacific mixed-use project and to nearby receptors from the potential construction and operation noise generated by the proposed project. A supplemental noise assessment was prepared by SM&W (Attachment 7) following the Planning Commission hearing that further evaluated potential noise impacts from operational activities as well as potential noise impacts from construction.

In regards to potential noise impacts from operational activities, the supplemental noise assessment evaluated sensitive receptors within 500 feet of the project boundary. Sensitive receptors are residential and hotel land uses because these are places where people will normally sleep. Noise levels were estimated at the nearest sensitive receptors on Front Street and Pacific Avenue as noise levels at other locations would be lower due to increased distance attenuation. The project’s proposed rooftop terrace includes outdoor common spaces for hotel guest use only and would not be open to the public. The noise assessment found that hotel guest activity noise in these common areas is not expected to substantially contribute to the total noise environment at the nearest sensitive receptors. Based on a maximum capacity of 285 people for the rooftop terrace, and conservatively assuming that only one of every three occupants would be actively talking simultaneously (95 people), the average crowd noise level on the roof is estimated to be approximately 65 dBA. Considering that the center of the occupied roof is located 115 feet away from the residential property located west, the crowd noise level experienced at the neighboring property is estimated to be approximately 38 dBA, which meets the conservatively assumed noise limit of 45 dBA (SM&W 2024). It is also noted that the terrace hours would be limited by the hotel, and the hotel operators would need to manage hotel uses to ensure compliance with City regulations, including Municipal Code section 9.36.010 that prohibits offensive noise between the hours of 10 PM and 8 AM and section 9.36.020 that prohibits unreasonably disturbing noises.

The supplemental noise assessment also considered noise from outdoor TV displays (and associated loudspeakers) on the rooftop terrace, which may vary in loudness, and would be temporary and intermittent. However, the assessment found that loudspeaker noise would not

25.1.16 be expected to be elevated above raised conversation levels at any given time in order to preserve speech intelligibility of rooftop conversations and avoid disrupting hotel guests. The assessment found that noise levels of loudspeakers are in the range between 60 to 65 dBA when three feet from the speaker. Therefore, noise levels from this equipment would be similar to crowd noise and would not exceed the conservative noise limit of 45 dBA at the neighboring properties (SM&W 2024). It is also noted that the area in the vicinity of the project is expected to become more vibrant due to recently approved and foreseeable future development in accordance with the City’s Downtown Plan. As a result, it is likely that there will be more foot traffic for shopping, new commercial businesses will open, and more general activity will be introduced in the project area (SM&W 2024). Being downtown, this area already has significant activity with personal vehicles, busses, and significant pedestrian traffic.

In regards to construction noise, the supplemental noise assessment further evaluated potential noise impacts from construction. Anticipated construction noise levels were estimated using industry standard methodology from the Federal Highway Administration (FHWA) Roadway Construction Noise Model (RCNM) computer software. The City does not have regulations or thresholds regarding construction noise levels. Therefore, the assessment used commonly accepted Federal Transit Administration (FTA) criteria of 90 dBA for residential uses and 100 dBA for commercial uses as limits of construction noise levels. The assessment found that none of the construction phases would exceed the FTA criteria of 90 dBA. The closest noise sensitive receptor with the most restrictive noise limit is the mixed-use development located west of the project site, which would meet the 90 dBA noise limit. The assessment also noted that the analysis was based on equipment operating simultaneously at the nearest property line, which is considered very conservative, as construction noise would be lower as equipment moves around the site and operates on an “as needed” basis. Since the conservative residential construction noise limit would be met, the commercial limit of 100 dBA also would be met (SM&W 2024).

The supplemental noise assessment noted that the area surrounding the proposed project is currently experiencing noise from construction at multiple nearby sites, including the site across Front Street. The project would not require unusually loud construction methods, i.e., pile driving, and noise levels are anticipated to be similar to what is already experienced in the area from the current construction projects. Furthermore, the nearest residential receiver is the new mixed-use development on Front Street immediately west of the proposed hotel project.

The City required noise insulation features such as sound-rated windows and façade elements to reduce exterior to interior noise transmission, consistent with the General Plan and state regulations for interior sound levels for residential uses. As a result, the building is better equipped to reduce construction noise more effectively than older structures with only single pane windows and poor acoustic seals, further reducing the temporary effects associated with construction noise (SM&W 2024).

While the supplemental noise assessment concluded that noise from construction would meet the guidelines published by the FTA, the project proposes standard best management practices (BMPs) to manage noise from construction activities in accordance with directives in the City’s General Plan 2030 Policy HZ3.1.3 (SM&W 2024). These BMPs also will be required by the City as a project condition of approval.

Therefore, based on the project noise study and supplemental noise assessment and reviews, the proposed project would not result in substantial increases in permanent noise levels or construction noise levels, and would not constitute a significant impact.

25.1.17 5. Affordable Housing In-lieu Fee
With the hotel qualifying as a Non-Residential project and requesting additional height, the project is required to pay an in-lieu public benefit fee of at least $5.00 per square foot of gross floor area occurring about the 50-foot base height. With an estimated 45,500 square feet of gross floor area above the 50-foot base height, the minimum fee would be approximately $227,500 ($5.00/square foot) which will be required to be paid into the City’s affordable housing trust fund prior to occupancy of the hotel. As the in lieu fee requirement as amended by the CCC is open ended (i.e. making use of the phrase “at least $5.00 per square foot”), City staff has been working with Coastal Commission staff and the applicant to determine an amount that is feasible given the economics of the project, which also includes considerations related to the Coastal Act’s low cost visitor accommodations requirements.

Following discussions with Coastal Commission staff, the applicants have proposed the following to address affordable and workforce housing public benefits:

A. Prior to the issuance of the first building permit, the applicant shall contribute to the provision of affordable housing in accordance with the Downtown Plan by providing an in-lieu public benefit fee payment to the City of Santa Cruz of $5.00 per additional square foot of floor area above the base height limit as required by the certified Local Coastal Program.

B. In addition, prior to the issuance of a certificate of occupancy, the applicant shall enter into a recorded agreement with the City of Santa Cruz to implement an affordable workforce housing program whereby the hotel operator would lease no fewer than four market rate offsite dwelling units located within the City of Santa Cruz (studios and 1- bedrooms, at the applicant’s discretion), with preference for units in the downtown area, and make them available at subsidized rents for qualifying low or very-low income employees of the hotel as affordable workforce housing for a period of 20 years. The agreement shall be subject to the review and approval of the Economic Development & Housing Director. If required by applicant’s lender as a condition to any construction or other financing to be secured by the hotel, such agreement shall also be fully subordinated to the deed of trust in favor of such lender. Rents shall be subsidized such that hotel workers would be paying no more than 30% of their income, with income verification conducted by the hotel operator. Compliance monitoring shall occur on an annual basis and require the hotel operator to provide a certification and sworn affidavit, in a format to be agreed upon by the applicant and the City of Santa Cruz, indicating how the project is complying with the program, the location and type of unit leased, and amount paid for rent. In the event that the applicant demonstrates that, despite good faith efforts, it is not feasible to implement the program described above prior to occupancy, the applicant may alternatively provide an in-lieu public benefit fee equivalent to the average construction cost of providing four low-income units, similar to the in-lieu fees authorized in compliance with Section 24.16.030(6) of the City’s Zoning Ordinance, which shall be calculated based on the average production cost per unit of the three most recently completed affordable housing projects in the City of Santa Cruz.

25.1.18 6. Maintenance and Use of Public Property
Prior to issuance of a certificate of occupancy for the project, the Developer will be required to enter into a perpetual maintenance agreement and revocable expansion area agreement for operations and use of the public improvements on the Maple Paseo and Riverwalk properties.

The maintenance agreement will require the project owner to maintain the adjoining public properties, landscaping, and any improvements therein for the life of the project, while the expansion agreement will establish rules and enforcement for quasi-public and commercial uses on the properties including outdoor dining and event uses.

7. Overview and Comparison of Project Contributions
A number of hotel projects within the Coastal Zone of the City have been approved over the last ten years, including:
 Courtyard by Marriot – 313 Riverside Avenue
 Fairfield Inn & Suites by Marriot – 2956 Mission Street  La Bahia – 215 Beach Street
 La Quinta Inn & Suites – 550 2nd Street
While all are located within the Coastal Zone and therefore fall under the policies of the Coastal Act, the issue of addressing low-cost visitor accommodations and recreational facilities was not brought up or conditioned as part of the approval processes. The projects were all found to be consistent with the policies of the Local Coastal Plan, including providing important visitor-serving uses consistent with the Coastal Plan goal of providing high quality overnight accommodations for visitors to the coastal area. One consistent condition of approval that was placed on the projects as a project contribution was a fair share payment toward the beach shuttle program:
 When a hotel or beach shuttle system is created, the applicant and subsequent owners will participate in the design and scheduling of the system, including making fair share payments toward operation of the shuttle system.

In comparison, the subject project proposes a wide range of public benefits, from publiclyaccessible amenities to affordable housing contributions to low-cost overnight accommodation contributions, and these public benefits far exceed what other, similar hotel projects have provided in the recent past.

ENVIRONMENTAL REVIEW: A CEQA Categorical Exemption Review was prepared by Dudek. The review determined that the project is categorically exempt from environmental review under Article 19 of the California Environmental Quality Act (CEQA) Guidelines, Section 15332, related to infill development. The Class 32 categorical exemption applies to a proposed project fulfilling the following criteria:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses;
(c) The project site has no value as habitat for endangered, rare, or threatened species;

25.1.19 (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
(e) The site can be adequately served by all required utilities and public services.

The proposed project complies with all of the foregoing criteria and demonstrates eligibility for implementation of a Class 32 Categorical Exemption as afforded by CEQA. The application exhibits consistency with General Plan and zoning designations, policies, and regulations, with a project site comprising of 36,242 square feet (0.83-acre) in size, below the maximum threshold of five (5) acres, located within city limits and surrounded by existing residential and commercial urban uses. As a previously-developed urban infill site, the subject lot holds no value as habitat for endangered, rare, or threatened species, with none known to exist on the site; development of the project would not result in any significant impact relating to traffic, noise, air quality or water quality as supported by the submitted information; and the site can be adequately served by all required utilities and public services. Therefore, the proposal qualifies for the Categorical Exemption found in CEQA Guidelines Section 15332, infill exemption, attached as Exhibit B.

None of the exceptions to the exemptions under Section 15300.2 apply to the project in that the project site is not located in a mapped environmentally sensitive area, the project is not part of a larger project that could result in a cumulative impact, there are no unusual circumstances associated with the project or subject parcel, the project will not result in damage to resources associated with an officially designated scenic highway, the project site is not included on any lists compiled pursuant to Section 65962.5 of the Government Code related to Hazardous Waste Sites, and the project will not result in substantial adverse changes in the significance of a historical resource site in that there are no known historic resources on the property.

HEALTH IN ALL POLICIES (HiAP): HiAP is a collaborative approach to improving the health of all people by incorporating health considerations into decision-making across sectors and policy areas. HiAP is based on 3 pillars: equity, public health, and sustainability. The goal of HiAP is to ensure that all decision-makers are informed about the health, equity, and sustainability impacts of various policy options during the policy development process. The project supports the pillar of equity by providing a range of jobs that cater to diverse backgrounds, by being a visitor-serving use available to all income levels, and by providing various amenities (restaurant/bar/meeting rooms/conference/café/outdoor extension area) that are all open and available to the public at large.

The development is on a site that is improved with sidewalks and street trees and that is close to public transportation, commercial goods and services, and recreational areas. Development in this central location encourages a sustainable and healthy lifestyle by promoting alternative forms of transportation by providing key pedestrian and bike connections via the Maple Paseo and Riverwalk which connect the downtown and other neighborhoods along the levee. The hotel will generate significant Transit Occupancy Tax which can be used to further HiAP objectives. Additionally, the applicant has volunteered financial contributions to the Santa Cruz Hostel Society and the Boys and Girls Clubs of Santa Cruz County, as well agreed to offer tower viewers on site to view the river habitat as well as provide bike rentals that are free of charge to the public for the first 90 minutes.

Therefore, the project is consistent with the three pillars of the HiAP and is recommended as an efficient use of the land.

SUMMARY AND RECOMMENDATION: The project meets all the required site area standards and the findings for approval of the Coastal Permit, Non-Residential Demolition Authorization Permit, Design Permit, Boundary (Lot) Line Adjustments, Special Use Permit, Administrative Use Permit, Additional Height Request, Revocable License for Outdoor Extension

25.1.20 Area, and Heritage Tree Removal Permit, as detailed in this report and various attachments. The project implements goals and policies of the General Plan and Downtown Plan to support a new visitor-serving hotel, enhance the vitality of the downtown, revitalize and connect people to the San Lorenzo River, and promote alternative transportation and walkability. The project proposes a wide range of public benefits, from publicly-accessible amenities to affordable housing contributions to low-cost overnight accommodation contributions, and these public benefits far exceed what other, similar hotel projects have provided in the recent past. Staff recommends approval based on the Findings and Conditions of Approval in the attached draft resolution.

FISCAL IMPACT: The applicant has paid fees to compensate for costs associated with staff time processing this application. The project will contribute to increased property tax and sales tax revenue to the City, and the project developer will be required to pay City impact fees. The project’s primary revenue generation will come from transient occupancy tax (TOT). The applicant projects that the first full year of TOT revenue to the City will be approximately $2.4 million, with annual TOT revenues expected to increase from that point. The project would result in a substantial annual net fiscal benefit, and the revenue will allow the City to spend funds on a wide range of services. As detailed in the separate and associated staff report, the sale of the properties by the City to the developer would generate $2.55 million.

Prepared By:

Ryan Bane
Senior Planner
Submitted By:

Lee Butler
Director of Planning and
Community Development
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

1. Resolution with Findings and Conditions of Approval

2. Project Plans

3. Updated CEQA Categorical Exemption Review prepared by Dudek dated March 18, 2024

4. February 15, 2024 Planning Commission Action Minutes

5. Letter from GK Law dated February 15, 2024

6. Construction Noise Control & Operational Assessment prepared by SM&W dated March 13, 2024

7. Low-Cost Visitor Amenities in the City

8. Public Correspondence
February 15, 2024 Planning Commission staff report (Report Attachments can be accessed via the city website at www.cityofsantacruz.com/all Meetings/Planning Commission/2/15/2024

25.1.21 RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ

ACKNOWLEDGING THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)

DETERMINATION AND APPROVING A COASTAL PERMIT, NON-RESIDENTIAL

DEMOLITION AUTHORIZATION PERMIT, DESIGN PERMIT, BOUNDARY LINE

ADJUSTMENT, SPECIAL USE PERMIT, ADMINISTRATIVE USE PERMIT, ADDITIONAL

HEIGHT REQUEST, REVOCABLE LICENSE FOR OUTDOOR EXTENSION AREA, AND A

HERITAGE TREE REMOVAL PERMIT, TO DEMOLISH A COMMERCIAL BUILDING, COMBINE FIVE PARCELS, AND CONSTRUCT A SIX-STORY 232 ROOM HOTEL WITH

GROUND FLOOR RETAIL, BANUQUET AND CONFERENCE SPACE, RESTAURANT AND

BAR ON PROPERTY LOCATED IN THE CBD (CENTRAL BUSINESS DISTRICT)CZ-O (COASTAL ZONE OVERLAY)/ SP-O (SHORELINE PROTECTION OVERLAY)/ F-P (FLOODPLAIN)/FP-O (FLOODPLAIN OVERLAY) ZONE DISTRICT AND WITHIN THE FRONT STREET/RIVERFONT SUBAREA OF THE DOWNTOWN PLAN. THE PROJECT REQUIRES APPROVAL OF A SECTION 408 PERMIT FROM THE US ARMY CORPS OF

ENGINEERS TO ALLOW FOR THE PLACEMENT OF FILL BETWEEN THE LEVEE AND

THE PROPOSED BUILDING TO ALLOW FOR THE DEVELOPMENT OF AN OUTDOOR EXTENSION AREA ADJACENT TO THE RIVERWALK PATH. THE PROJECT ALSO

INCLUDES A FINDING THAT THE SALE OF THE EXEMPT SURPLUS PROPERTIES IS

CONSISTENT WITH THE GENERAL PLAN IN ACCORDANCE WITH THE SURPLUS LANDS ACT (APPLICATION NO. CP21-0051)
WHEREAS, on April 14, 2021, SCFS Venture LLC (“applicant”), for properties located at 302, 310, 314, 324, 326 and 328 Front Street also known as Assessor’s Parcel Numbers 005- 151-29, -34, -35, -43 -48, and -51, applicant has applied for the above-described permits; and WHEREAS, the project site and its development is governed by the standards and guidelines contained in California State Law, the City of Santa Cruz General Plan 2030, the Downtown Plan, and Santa Cruz Municipal Code; and
WHERAS, the project qualifies for a Categorical Exemption for In-Fill Development pursuant to CEQA Guidelines Section 15332, as described fully in the staff report; and WHEREAS, the Planning Commission determined the sale of the exempt surplus property to be consistent with the General Plan in accordance with the Surplus Lands Act; WHEREAS, the Planning Commission conducted a duly noticed public hearing on February 15, 2024 to consider the project and by a vote of 6-0 made a recommendation to the City Council to approve the project; and
WHEREAS, the City Council conducted a duly noticed public hearing on March 26, 2024 to consider the application and the full public record; and

25.1.22 WHEREAS, the City Council now makes the following findings:

Coastal Permit, Section 24.08.250, which encompasses the Heritage Tree Removal Permit

1. Maintain views between the sea and the first public roadway parallel to the sea.

The project will not affect coastal views because the property is located on the corner of Front and Laurel Streets, almost a half mile inland from Beach Street, the first public roadway parallel to the sea.

2. Protect vegetation, natural habitats and natural resources consistent with the Local Coastal Land Use Plan.

The project site is not located within any sensitive natural habitat or resource areas as mapped in the General Plan and the Local Coastal Program. An Arborist report prepared by Kurt Fouts dated April 13, 2021, inventoried the trees in the project area, including along Front and Laurel Streets and the adjacent Riverwalk, and recommendations from the report are incorporated as conditions of approval for the project. Twenty-four trees were inventoried, including seven street trees and seventeen trees located along the Riverwalk. Most trees inventoried were in good or fair condition. Due to the excavation for the new hotel in addition to the placement of fill between the levee and the proposed building to allow for the development of an outdoor extension area adjacent to the Riverway path, sixteen of the trees are recommended for removal. Two of the eight trees to be retained are street trees, and six are Riverwalk trees.

Conditions of approval require replacement trees or in-lieu fees, if replacement trees cannot be accommodated on site.

The property is located within a sensitive archaeological area. A cultural resource evaluation was conducted in January of 2022 by Basin Research Associates, which concluded that both environmental factors and the archival data indicate a low to very low potential for the exposure of significant historic resources and/or unique archaeological sites during ground disturbing construction. Based on a review of pertinent records, maps, and other documents and a field inventory, it was determined that the project will not affect any recorded historic properties or unique archaeological resources and that archaeological monitoring during ground disturbing construction does not appear warranted due to the low sensitivity for exposing significant subsurface cultural resources. If prehistoric and/or historic deposits or features are discovered during construction, construction will be required to cease and a qualified archaeologist to inspect and prepare recommendations for handling of the artifacts.

The project includes, either through design or conditions of approval, bird-safe strategies consistent with those enumerated in the Downtown Plan, including 1) Avoiding passageways or atriums that trap birds; 2) Using window glazing treatments that create a visual barrier to birds for the majority of glazing within the first 40-feet of ground level façade facing the Riverwalk; 3) Exterior illumination will be thoughtfully designed to minimize light pollution;, 4) Use of timers and avoiding up-lighting and spotlights that would be detrimental to wildlife;

25.1.23 and 5) Landscape designed to allow views from the building and to keep birds away from the building façade.

3. Be consistent with any applicable design plans and/or area plans incorporated into the Local Coastal Land Use Plan.

The project is consistent with the Downtown Plan and San Lorenzo Urban River Plan. The project implements the Downtown Plan First Principles and the Planning Principles and Strategies in several ways. The proposed building has its own unique character while still maintaining consistency with the design standards and guidelines within the Downtown Plan.

The building height is consistent with Additional Height Zone B. The project provides a visitor-serving hotel which will in turn support other local businesses such as restaurants and retail in the downtown. The project’s design creates a strong linkage to the river by having the restaurant, bar and banquet uses on the east side of the building orientated toward the Riverwalk. Finally, the site layout enhances pedestrian and bicycle usage with an outdoor stairway and new accessible pathways connecting Front Street and the Riverwalk as part of the Maple Paseo.

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

4. Maintain public access to the coast along any coastline as set forth in the Local Coastal Land Use Plan.

The project’s design creates a strong linkage to the river and coastline by having the restaurant, bar, and banquet uses on the east side of the building orientated toward the Riverwalk. Also,

25.1.24 the site layout enhances pedestrian and bicycle usage with an outdoor stairway and new accessible pathways connecting Front Street, Pacific Station Transit Center, and the Riverwalk as part of the Maple Paseo.

5. Be consistent with the Local Coastal Land Use Plan goal of providing visitor-serving needs as appropriate.

The proposed hotel will introduce 232 new high-quality hotel rooms to the Coastal Zone and provides a visitor-serving use which will in turn support other local businesses such as restaurants and retail in the downtown. The proposed project is 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).
 5.2.1 Encourage the development of facilities that would help accommodate conference users in conjunction with existing hotels or new hotel development.

25.1.25  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.

The project proposes a wide range of public benefits, from publicly-accessible amenities to affordable housing contributions to low-cost overnight accommodation contributions as referenced in the City Council report. While the project’s room rental rate is in the range of what the Coastal Commission would typically characterize as a high-cost accommodation, it is in the lower end of the range and is only marginally higher than the top end of the projected range for moderately-priced accommodations. Collectively, the project offers a package of accommodations, public amenities, and contributions that meet the City’s visitor serving accommodation needs.

6. Be consistent with the Local Coastal Land Use Plan goal of encouraging coastal development uses as appropriate.

The Local Coastal Program encourages the expansion of visitor-serving accommodations in the Coastal Zone and will draw visitors to the downtown and nearby beach area. As proposed, the project is consistent with applicable policies of the Local Coastal Program, which seek to minimize the impact of development on coastal resources and provide visitor-serving uses in the beach area.

Nonresidential Demolition Authorization Permit, Section 24.08.1230.3

7. The cultural resources evaluation is accepted as accurate and complete; and the cultural resources evaluation concludes that the building or structure is not eligible for listing on the city historic building survey.

The primary commercial building on the site (Santa Cruz Community Credit Union) is proposed for demolition. Based on City of Santa Cruz Building Permit records, the original structure was constructed in 1978. Pursuant to the Nonresidential Demolition Authorization Permit ordinance, the purpose of this permit is to evaluate requests for demolition of nonresidential structures fifty years of age or older, and of undetermined age, to ensure that those which may have historic value are not demolished. The structure is less than fifty years in age and staff has evaluated the structure and determined that that the property is not listed on the California Register of Historic Resources, the National Register of Historic Places, or the City of Santa Cruz Historic Building Survey. The building is not the work of a prominent architect or builder, does not possess architectural interest nor significance, and is not eligible for listing in any of the aforementioned registers.

8. The project which will replace the demolished building or structure has been, or is concurrently being, approved by the city, and an appropriate building permit has been, or is concurrently being, issued; unless some other practical hardship can be documented rendering this requirement inappropriate.

The hotel project that will replace the demolished structure is being concurrently approved by the City. A condition of approval requires the building permit to be issued concurrently

25.1.26 with the demolition permit for the existing building unless some other practical hardship renders this requirement inappropriate.

9. The property owner has been advised of the benefits of listing the property on the city historic building survey and incorporating the preservation of the historic resource into the proposed project.

The building in question is not eligible for listing on the historic building survey; therefore, this finding does not apply.

10. The cultural resources evaluation determines that the resource is eligible for listing on the city historic building survey, appropriate environmental review has been completed in accordance with the California Environmental Quality Act, and the zoning administrator can make a finding of overriding consideration that the replacement project will have public benefits which will outweigh the impact of loss of the historic resource.

It has been concluded that the building in question is not eligible for listing on the historic building survey and is not historically significant under CEQA; therefore, this finding does not apply.

Design Permit, Section 24.08.430

11. The site plan and building design are consistent with design and development policies of the General Plan, any element of the General Plan, and any area plan, specific plan, or other city policy for physical development. If located in the Coastal Zone, the site plan and building design are also consistent with policies of the Local Coastal Program.

The majority of the project site, within the privately owned parcels and where the building is proposed, has a General Plan land use designation of Regional Visitor Commercial (RVC)/Downtown Santa Cruz. The RVC/Downtown Santa Cruz designation emphasizes a mix of uses such as office and retail uses, residential and mixed-use developments, restaurants, and visitor attractions. The proposed use of the parcel as a hotel project is consistent with the intent of the RVC/Downtown Santa Cruz designation. The area of the project on City-owned land east of the building to the Riverwalk that is proposed to be filled and landscaped with outdoor amenities has a land use designation of Natural Area. This designation provides for land that should remain in an undeveloped state to provide for habitat protection, public safety, or public recreation. While the designation allows a public recreation use on a case-by-case basis, it should also be noted that the Downtown Plan and the San Lorenzo Urban River Plan requires such a use to be developed in this location as described below. The proposal creates a publicly accessible outdoor extension area connecting the development to the Riverwalk in this area consistent with the land use designation. The proposed project is also consistent with many General Plan policies relating to visitor-serving uses, alternative transportation, open space access, and downtown area development as follows:

25.1.27  Community Design CD1.1.4 Identify and emphasize distinguishing natural features that strengthen Santa Cruz’s visual image (i.e., open space, Monterey Bay).  Community Design CD1.4.2 Consider visual access to nearby natural areas as part of developmental review.
 Community Design CD1.5.1 Enhance the prominence of the San Lorenzo River as a natural feature that provides structure, orientation, and recreational enjoyment by including it in surrounding area and management plans.
 Community Design CD1.5.2 Provide incentives for new development adjacent to the San Lorenzo River that includes patios overlooking the river, enhanced connections to the levee trails, and other design features that connect the built environment to the river.  Community Design CD3.1.1 Strengthen the linkage between Downtown, the Beach Area, and San Lorenzo River through amendments to corresponding Area Plans and the Zoning Ordinance.
 Community Design CD3.1.2 Maintain, update, and implement the City’s San Lorenzo Urban River Plan.
 Community Design CD3.3.1 Develop incentives to encourage the assembly of small parcels through Area Plan amendments and Zoning Ordinance changes.  Community Design CD4.1.1 Support compact mixed-use development Downtown, along primary transportation corridors, and in employment centers.  Community Design CD4.1.1 Where possible, site buildings at the street frontage and place parking areas away from street corners and to the rear of buildings.  Community Design CD4.2.3 Underground utilities when major road improvement or reconstruction is proposed, if possible.
 Community Design CD4.3.6 Implement streetscape and other landscaping plans in the City's Area and Specific Plans.
 Community Design CD5.2.1 Encourage buildings to be oriented towards sidewalks, public plazas, walkways, or rivers and to include features such as public benches and natural seating areas.
 Community Design CD5.2.2 Encourage the incorporation of public benches and natural seating areas along public walkways and in public plazas and parks.  Community Design CD5.2.4 Ensure that new and revised design guidelines encourage the use of pedestrian-scaled fenestration, awnings, entrances, landscaping, and other amenities.
 Land Use LU1.1.2 Create incentives for the consolidation of underdeveloped parcels relative to development potential.
 Land Use LU1.2.1 Environmental review for specific projects shall be accompanied by sufficient technical data and reviewed by appropriate departments.  Land Use LU2.3.1 Protect, maintain, and enhance publicly accessible coastal and open space areas.
 Land Use LU3.11.2 Ensure appropriate land uses and development standards that do not adversely impact adjacent open spaces.
 Mobility M1.1.1 Create walkable, transit-oriented activity centers throughout the city.  Mobility M1.1.2 Connect activity centers with pedestrian and bicycle paths.  Mobility M2.1.2 Encourage use of alternative modes of transportation.

25.1.28  Mobility Development Policy M1.3 - Create pedestrian-friendly frontage and streetscapes and attractive pedestrian-oriented areas.
 Mobility M4.1.6 Enhance the pedestrian orientation of the Downtown Central Business District.
 Mobility M4.1.7 Require the site and building design facilitate pedestrian activity.  Mobility M4.1.9 Require landscaping in the development, replacement, and repair of sidewalks, including the placement of trees on private property and/or in tree wells on sidewalks.
 Economic Development 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 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 ED 1.1.6 - Revitalize the RiverFront area.  Economic Development 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 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 ED1.7.2 - Diversify the range of visitor attractions in Santa Cruz, particularly those that draw on the city’s unique natural and cultural assets.  Economic Development ED 5.5.1 - Enhance Downtown as a welcoming and inviting destination for residents, visitors, and businesses.
 Economic Development ED 5.5.3 - Retain existing businesses and attract new ones to downtown Santa Cruz.
 Economic Development ED 5.5.4 - Create a distinctive and active pedestrian environment downtown.
 Economic Development ED5.1.1 Provide for the development of supporting land uses adjacent to retail shopping areas, while assuring protection of existing residential neighborhoods.
 Economic Development ED5.3.1 Provide for attractive commercial development (including more intensive and higher quality ground floor retail) along commercial corridors provided the uses are compatible with or transition easily to adjacent residential areas.
 Economic Development ED5.5.5 Allow for the extension of café and retail uses within the public right-of-way, subject to design standards and management guidelines.  Hazards, Safety, Noise HZ6.4.8 Minimize the alteration of natural floodplains, stream channels, and natural protective barriers that accommodate or channel floodwaters.  Parks, Recreation, and Open Space PR1.6.1 Maintain and enhance access for vehicles, transit, bicycles, and pedestrians.
 Parks, Recreation, and Open Space PR4.1.3 Maintain and enhance the recreational value of the San Lorenzo River walkway and the East and West Cliff Drive pathways  Natural Resources and Conservation NRC1.1.2 Where consistent with riparian and wetland protection, provide actual or visual access of a low-impact nature

25.1.29  Natural Resources and Conservation NRC1.1.1 Require setbacks and implementation of standards and guidelines for development and improvements within the city and adjacent to creeks and wetlands as set forth in the Citywide Creeks and Wetlands Management Plan.
 Natural Resources and Conservation NRC1.3.1 Conserve creek, riparian, and wetland resources in accordance with the adopted City-wide Creeks and Wetlands Management Plan and the San Lorenzo River Plan.

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

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

The project is requesting additional height for a 70-foot tall base density project pursuant to the provisions of Additional Height Zone B. The project is consistent with criteria and

25.1.30 standards for this additional height zone and meets the Additional Height Zone B objectives as follows:
i. The additional height will help to achieve the First Principles of the Downtown Plan (e.g. form, scale, housing, accessibility and open space).

The additional height to 70 feet allows the building to retain a form that provides architectural articulation as well as provide publicly accessible open space and access from Front Street to the Riverwalk via the Maple Paseo. The additional height allows for 116 more hotel rooms than would be created under a project that met only the base height, providing more visitor-serving accommodations and positive economic benefits to the downtown.
ii. The additional height will contribute to an improved social and economic environment; The Additional Height Request brings the building height to 70 feet and adds 116 more hotel rooms than would be accommodated within the 50-foot building base height. The result is a project that provides not only additional hotel rooms, but generates significant Transit Occupancy Tax, important conference/meeting room space, as well as restaurant and retail space in a location adjacent to the Riverwalk and walkable to many businesses in the downtown, generating economic and social activity in both of these areas.
iii. The form of the development promotes the appearance of a grouping of buildings rather than large monolithic building masses;
The building follows a development standard for Additional Height Zone B that requires a building façade break with a length of at least 15 feet and depth of at least 10 feet along the Front Street elevation, as well as required stepbacks. The project meets the performance criteria in the Additional Height Zone B section which are intended to promote the appearance of multiple building rhythms at ground, middle and upper levels to promote 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 Front Street and the Riverwalk;
The parcel furthest north (APN 005-151-34) will remain owned by the city but will be improved with a 50-foot wide public paseo (Maple Paseo) connecting Front Street to the Riverwalk to be designed, constructed and maintained by the hotel. 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

25.1.31 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.

The Additional Height Request brings the building height to 70 feet and adds 116 more hotel rooms than would be accommodated within the 50-foot building base height. The result is a project that provides not only additional hotel rooms, but important conference/meeting room space, as well as restaurant and retail space in a location adjacent to the Riverwalk and walkable to many businesses in the downtown, generating economic and social activity in both of these areas. In addition, the project contributes a 50-foot wide public paseo (Maple Paseo) connecting Front Street to the Riverwalk which will be designed, constructed and maintained by the hotel. Compliance with Criteria vii. below will result in the contribution of funds toward the City’s Affordable Housing Trust Fund.
vi. Clear demonstration of the public benefit relating to two principal objectives: highquality public access between Front Street and the river, and the appropriate treatment of the riverfront edge along the Riverwalk.

The parcel furthest north (APN 005-151-34) will remain owned by the city but will be improved with a 50-foot wide public paseo (Maple Paseo) connecting Front Street to the Riverwalk to be designed, constructed and maintained by the hotel.

The proposed extension area includes amenities such an outdoor dining patio adjacent to the proposed restaurant and bar space, as well as an events lawn adjacent to the banquet/ballroom connecting this space to the adjacent Riverwalk. vii. Affordable Housing Public Benefit Fee For Non-Residential Projects. An application for additional height is voluntary. Because an applicant requesting additional height is receiving a benefit in the form of increased height and intensity and to ensure that non-residential projects which are granted additional height reasonably contribute to the City’s need for affordable housing, non-residential projects that are granted additional height shall be required to pay an in-lieu public benefit fee. The in-lieu public benefit fee shall be a minimum of $5.00 per square foot of gross floor area occurring above the 50-foot Base Height limit (i.e., the additional gross floor area occurring within the project on levels that exceed the 50-foot Base Height limit). The fee shall be paid prior to occupancy of the project. All fees provided collected under this section shall be deposited in the City of Santa Cruz’s affordable housing trust fund.

With the hotel qualifying as a Non-Residential project and requesting additional height, the project will be required to pay an in-lieu public benefit fee of at least $5.00 per square foot of gross floor area occurring about the 50-foot base height. With an estimated 45,500 square feet of gross floor area above the 50-foot base height, the minimum fee would be approximately $227,500 which will be required to be paid into the City’s affordable housing trust fund prior to occupancy of the hotel. A condition of approval has been included that speaks to this requirement.

25.1.32 12. For non-residential projects, the project’s location, size, height, operations, and other significant features and characteristics are compatible with and do not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, safety, and welfare. For residential projects, the project complies with the objective standards and requirements of the zoning district in which it is located, as well as any objective standards of any area plan or other regulatory document that applies to the area in which the project is located.

The proposed Front Street ground-floor lobby entry, porte cochere, retail space, and café uses have a compatible height and size with other ground-floor commercial uses in the Front Street area. Additionally, the project proposes to fill the City-owned property between the east side of the new building and the levee and create a publicly accessible outdoor extension area connecting the development to the Riverwalk. This is consistent with the Downtown Plan as well as the other development occurring along the Riverwalk stretch between Soquel Avenue and Laurel Street. Conditions of approval to maintain outdoor seating areas and the extension area adjacent to the Riverwalk in a safe and clean manner ensure that these areas will not adversely affect adjacent properties or the public health, safety, and welfare. In regards to size and height, the surrounding area has projects either under construction or that have been approved that are six to seven stories and therefore are similar in size and height.

13. For non-residential projects, the project provides for an arrangement of uses, buildings, structures, open spaces, and other improvements that are compatible with the scale and character of the adjacent properties and surrounding neighborhood.

The proposed mixed-use project includes ground floor commercial uses and open spaces on the Front Street, Laurel Street, and Riverfront elevations. These improvements are compatible with the surrounding neighborhood that is comprised of ground floor commercial uses with upper floor residential, office, or parking garage uses. The scale and location of the commercial uses is therefore similar to that of the surrounding area.

14. The exterior design and appearance of buildings and structures and the design of the site plan shall be compatible with design and appearance of other existing buildings and structures in neighborhoods which have established architectural character worthy of preservation.

The property is located in the Front Street/Riverfront neighborhood of the Downtown Plan, which includes design standards to ensure new development is consistent with the design and appearance of existing buildings and structures in the area. The exterior design and appearance of the building is compatible with the design and appearance of development in the area that are six to seven stories in height. The project is consistent with the development standards of the Downtown Plan.

15. Design of the site plan respects design principles in terms of maintaining a balance of scale, form and proportion, using design components which are harmonious, and materials and colors which blend with elements of the site plan and surrounding areas.

Location of structures takes into account maintenance of public views; rooftop

25.1.33 mechanical equipment is incorporated into roof design or screened from public rightsof-way to the extent possible. Utility installations such as trash enclosures, storage units, traffic-control devices, transformer vaults and electrical meters are accessible and screened.

The 153,601 square foot, six-story building has a compatible scale to larger buildings in the downtown as well as new approved buildings such as the Front/Riverfront, Pacific/Laurel, Pac South, and Pac North developments nearly adjacent to the west and north. The site plan creates a well-connected development with a direct pedestrian and bike connection between downtown and the Riverwalk. The Riverwalk extension area also connects to the restaurant, bar and banquet room areas within the development, creating a building layout that balances and interconnects open space areas with commercial uses. The Laurel Street frontage and the extension area adjacent to the Riverwalk are well-landscaped, softening the view of the site from the public view and creating a harmonious transition to the San Lorenzo River.

The building has a consistent architectural style with a high level of detail on all elevations.

Siding materials include a brick base, precast concrete or cement plaster above, wood or wood composite slats and panels, charcoal glazed brick veneer, dark metal canopies, dark aluminum storefront windows and doors, and hedge planters with glass windscreens that reflect building materials of the surrounding area. The colors appear in a variety of patterns along the building face, breaking up the massing and creating interest along the elevations.

The building walls are punctuated by many windows, and vertical and horizontal detailing creates further relief. Balconies on upper floor units provide additional architectural detailing.

The proposed building would not block any significant public views identified in LCP Map CD-3 of the LCP or the visual sensitivity map included in the General Plan 2030 EIR. The site plan creates a public open space area between the new building and the Riverwalk that provides public views of the San Lorenzo River. Rooftop mechanical equipment is screened and compatible with the building design. A condition of approval requires all utility installations and mechanical equipment to be accessible and screened.

16. Where a site plan abuts, or is in close proximity to, uses other than that proposed, the plan shall take into account its effect on other land uses. Where a nonresidential use abuts or is in close proximity to a residential use, the effect of the site plan should maintain the residential quality of adjacent or nearby areas.

The project site is surrounded by mixed use and commercial uses, a metro transit bus station, and the San Lorenzo River. The proposed hotel project is located in a highly urbanized area of the City. The use is compatible with the surrounding commercial, and residential mixeduse developments and is not anticipated to negatively affect those uses. The San Lorenzo River provides habitat for birds and other species. The project is designed to meet stormwater retention and treatment regulations, which ensures the project does not impact water quality of the river. Conditions of approval required bird-safe glazing, railings, and landscaping on this side of the building to minimize bird-building strikes near this habitat area. The extension area adjacent to the Riverwalk provides for passive and light active (walking, bicycling, etc.)

25.1.34 recreation adjacent to the River and also creates a transition from the urban nature of the new building to the adjacent natural area. Conditions of approval require the extension area to be maintained in a clean and safe condition and to regulate any large events in this location, which will ensure compatibility with the adjacent river.

17. To the extent feasible, the orientation and location of buildings, structures, open spaces and other features of the site plan maintain natural resources including significant trees and shrubs, minimize impacts to solar access of adjacent properties, and minimize alteration of natural landforms; building profiles, location, and orientation must relate to natural landforms.

The site has 24 trees, including seven street trees and seventeen trees located along the Riverwalk. Most trees inventoried were in good or fair condition. Due to the excavation for the new hotel in addition to the placement of fill between the levee and the proposed building to allow for the development of an outdoor extension area adjacent to the Riverway path, sixteen of the trees are recommended for removal, eleven of which are heritage. Two of the eight trees to be retained are street trees, and six are Riverwalk trees. An Arborist report prepared by Kurt Fouts dated April 13, 2021 inventoried the trees on the site and provided recommendations with regard to the project. The City Urban Forester has reviewed the arborist report and agrees with the recommendations. A condition of approval requires the project to follow the report’s recommendations.

Removal of the eleven heritage trees requires approval of a Heritage Tree Removal Permit, which is encompassed by the Coastal Permit since the site is in the Coastal Zone. The trees to be removed must be replaced with new trees at a ratio of either two 24-inch box trees or six 15-gallon trees for each tree to be removed, or by payment of a comparable in-lieu fee as allowed by the City Urban Forester. A condition of approval requires the project to meet the replacement requirement for these trees.

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

The Downtown Plan’s Guidance for Bird Safe Structures Along the San Lorenzo River calls for avoidance of transparent glass on building corners and walls and for design to avoid funneling open space to a building façade. The guidance measures also call for glass treatment to create a visual signal or barrier to prevent birds from flying into the glass. The citywide Bird Safe Building Design Standards call for similar measures for glazing within 40 feet above the ground. To ensure the project is consistent with these standards, conditions of approval require glazing along the east side of the building facing the San Lorenzo River within 40 feet of the ground and all glazing within 30 feet of building corners to be treated in a manner accepted by the American Bird Conservancy.

25.1.35 The site does not have any significant natural landforms that the project would alter. The project involves filling a section of land adjacent to the existing man-made levee to the extent needed to create a connection between the new building and the Riverwalk.

18. The site plan ensures that the scale, bulk, and setbacks of new development preserves important public views along the ocean and of designated scenic coastal areas. Where appropriate and feasible, the project shall restore and enhance visual quality of visually degraded areas.

There are no views of the ocean or designated scenic coastal areas identified on Map CD-3 of the LCP from or through the project site, and the site is not located in a scenic coastal area.

As the site is currently underdeveloped, development of the site with the proposed quality design will enhance the visual quality of the area.

19. The site plan shall reasonably protect against external and internal noise, vibration and other factors which may tend to make the environment less desirable. The site plan should respect the need for privacy of adjacent residents.

Any noise or vibrations that may occur as a result of construction are temporary; once constructed, the proposed mixed-use development will not cause any noise, vibrations, or other factors beyond those normally associated with a commercial development that would make the environment less desirable. An environmental noise study for the project was prepared by Salter Inc. in March of 2022 and then was updated in November of 2022. The purpose of the study was to determine the noise environment at the proposed site, compare measured data with applicable City and state standards, and provide mitigation measures, as necessary, to meet those standards. In summary, the project will require sound-rated windows to reduce exterior noise intrusion in order to meet the State and local noise standards. A second noise study was prepared by SM&W dated March 13, 2024. That study evaluated construction noise control & operations. A condition of approval requires the project to implement the recommendations in both noise analyses. A standard condition of approval requires that the project operate in a manner that adheres to the City’s Municipal Code standards related to noise. The proposed extension area will be required to meet any local and outside agency regulations regarding outdoor dining, alcohol service, and events, which will ensure compatibility on the site.

20. Building and structures shall be designed and oriented to make use of natural elements such as solar radiation, wind, and landscaping for heating, cooling, ventilation, and lighting.

The new building includes windows on all four elevations to allow light and air to pass through the building. Landscaping in the Riverfront extension area, Maple Alley, and along the Laurel Street frontage provide a natural cooling effect for the project site, and new trees provide shading. The flat roof provides space for solar photovoltaic equipment.

Boundary Line Adjustment, Section 23.12.030.1b

25.1.36 21. The parcels resulting from the lot line adjustment will conform to the general plan, any applicable specific plan, any applicable coastal plan, zoning and building ordinances.

The project site is comprised of five lots which the project consolidates into one lot through a sequential lot line adjustment. A lot line adjustment can be done with four or fewer parcels, and the consolidation of five parcels into two can be done sequentially through lot line adjustments that each involve no more than four lots. The resulting lot exceeds the 5,000 square foot minimum lot area for the Central Business District zone district. The existing buildings, as well as the proposed new development, conform to the zoning ordinance and California Building Codes with regard to construction assemblies in close proximity to the new lot lines.

22. A greater number of parcels than originally existed are not created by the lot line adjustment.

The lot line adjustment results in one lot, which is fewer than the five lots originally existing before the lot line adjustment.

Administrative Use Permit for Low-Risk Alcohol Outlet, Section 24.12.1104

23. The proposed use complies with all of the requirements of this section and Section 24.12.1106;
The alcohol related uses proposed as part of the project have been reviewed and determined to be in compliance with the mandatory requirement listed in Zoning Code Section

24.12.1106, The requirements have been included as conditions of approval in addition to conditions added by the Santa Cruz Police Department as part of the project review.

24. The proposed use will not adversely affect the health, safety or welfare of area residents, or uses, or will not result in a harmful concentration in the area of establishments dispensing, for sale or other consideration, alcoholic beverages, including beer and wine;
The proposed use will not adversely affect the health, safety, or welfare of area residents in that the proposed bar uses are located within the hotel structure or within the defined outdoor extension areas adjacent to the hotel facing the Riverwalk and are not adjacent to residential uses. Rooftop deck and bar uses have been evaluated through a noise study, and no significant impacts are anticipated as a result of those operations. Conditions of approval have been included to establish requirements that prevent nuisance issues. It has been determined that the proposed use will not result in a harmful concentration in the area of establishments that dispense or sell alcohol.

25. The operational characteristics of the proposed use, such as live or amplified entertainment, will not have a negative impact upon the surrounding area; and

25.1.37 Entertainment would be subject to an Entertainment Permit from the Police Department.

Conditions in this permit require that any entertainment be conducted in a manner that does not create a public or private nuisance. Entertainment is expected to be temporary and intermittent. Hours, locations, types of entertainment allowed, and other factors are regulated as part of this permit and as part of Entertainment Permits to ensure compatibility with the surrounding area. Conditions of approval are incorporated for live entertainment, regardless of the location of that entertainment on the site, so that the proposed use will not have a negative impact upon the surrounding area. Similarly, sound from the rooftop deck and bar were evaluated as part of a noise analysis from acoustical consultants SM&W, and noise levels from those uses are not expected to create adverse impacts on the nearby sensitive receptors (e.g., residences across Front Street) or other uses in the vicinity. Standard conditions of approval require that the use operates in a manner that adheres to the noise requirements of the City’s Municipal Code. Any non-compliance with conditions of an Entertainment Permit, including that the use operate in a manner that does not create a public or private nuisance, can result in revocation of the Entertainment Permit. As conditioned, the operational characteristics and associated safeguards (such as Entertainment Permit revocation) ensure that the proposed use will not have a negative impact on the surrounding area.

26. The proposed use is consistent with the surrounding neighborhood character.

The bar uses are common amenities associated with a hotel of this size and will be compatible with the surrounding uses in the downtown area.

Special Use Permit, Section 24.08.050

27. The proposed structure or use conforms to the requirements and the intent of this title, and of the General Plan, relevant area plans, and the Coastal Land Use Plan, where appropriate;
A Special Use Permit (SUP) is required to allow the development of the outdoor extension area within the Floodplain Zone District as part of the application. The purpose of the Zoning Ordinance includes, among other goals, an intent to protect and promote the public health, safety, morals, peace, prosperity, and the general community welfare. The outdoor extension area creates an outdoor public recreational area adjacent to the San Lorenzo River that adds to the general community welfare. Conditions of approval to maintain the extension area ensure a level of safety and community welfare within this outdoor area.

The project is located within the Central Business District (CBD) zone district. The intent of this district is to implement the objectives of the Downtown Plan, and the project is consistent with the Downtown Plan. The outdoor extension area spans across land zoned CBD as well as land zoned Floodplain (F-P). Conditions of approval require the property owner to enter into a revocable license agreement to meet requirements for a revocable extension area license per the CBD zone district. The proposal is consistent with the development standards of the F-P zone district in that the site plan shows this area developed as an outdoor public space with pathways, seating, outdoor recreation spaces, and landscaping; the proposed

25.1.38 grading plans show the dimensions of the existing land profile and the proposed level of fill on the exterior side of the levee; and fill will be on the exterior side of the levee and will not affect floodway capacity or flood heights. In addition, the project fulfills environmental review requirements with a conclusion that the project qualifies for a categorical exemption from CEQA for infill development and with a condition of approval to complete the Army Corps of Engineers permit and associated NEPA review required to fill the west side of the levee. The entire project site is within the Floodplain Overlay Zone District (FP-O). The site’s A-99 FEMA floodplain designation exempts all aspects of the project from the floodplain development standards of the FP-O zone district.

The majority of the project site, within the privately owned parcels where the new building is proposed, has a General Plan land use designation of Regional Visitor Commercial (RVC)/Downtown Santa Cruz, which emphasizes a mix of uses such as office and retail uses, residential and mixed-use developments, restaurants, and visitor attractions. The proposed hotel is consistent with the land use designation. The area of the project on City owned land east of the building to the Riverwalk that is proposed to be filled and landscaped with outdoor amenities has a land use designation of Natural Area. This designation provides for land that should remain in an undeveloped state to provide for habitat protection, public safety, or public recreation. The proposal creates a publicly accessible outdoor extension area consistent with the land use designation. The outdoor extension area is consistent with the following general plan policies:
 CD1.1.4 Identify and emphasize distinguishing natural features that strengthen Santa Cruz’s visual image (i.e., open space, Monterey Bay).
 CD1.4.2 Consider visual access to nearby natural areas as part of developmental review.  CD1.5.1 Enhance the prominence of the San Lorenzo River as a natural feature that provides structure, orientation, and recreational enjoyment by including it in surrounding area and management plans.
 CD1.5.2 Provide incentives for new development adjacent to the San Lorenzo River that includes patios overlooking the river, enhanced connections to the levee trails, and other design features that connect the built environment to the river.  CD3.1.1 Strengthen the linkage between Downtown, the Beach Area, and San Lorenzo River through amendments to corresponding Area Plans and the Zoning Ordinance.  CD3.1.2 Maintain, update, and implement the City’s San Lorenzo Urban River Plan.  CD4.1.3 Identify and establish design concepts that make visitor-serving corridors attractive and interesting through landscaping, banners, flags, art, and displays.  CD4.3.6 Implement streetscape and other landscaping plans in the City's Area and Specific Plans.
 CD5.2.1 Encourage buildings to be oriented towards sidewalks, public plazas, walkways, or rivers and to include features such as public benches and natural seating areas.  CD5.2.2 Encourage the incorporation of public benches and natural seating areas along public walkways and in public plazas and parks.
 CD5.2.4 Ensure that new and revised design guidelines encourage the use of pedestrianscaled fenestration, awnings, entrances, landscaping, and other amenities  LU2.3.1 Protect, maintain, and enhance publicly accessible coastal and open space areas.

25.1.39  LU3.11.2 Ensure appropriate land uses and development standards that do not adversely impact adjacent open spaces.
 M1.1.2 Connect activity centers with pedestrian and bicycle paths.  M2.1.2 Encourage use of alternative modes of transportation.  M4.1.6 Enhance the pedestrian orientation of the Downtown Central Business District.  M4.1.7 Require the site and building design facilitate pedestrian activity.  ED1.1.6 Revitalize the Riverfront area.
 ED1.7.2 Diversify the range of visitor attractions in Santa Cruz, particularly those that draw on the city’s unique natural and cultural assets.
 ED5.5.1 Enhance Downtown as a welcoming and inviting destination for residents, visitors, and businesses.
 ED5.5.4 Create a distinctive and active pedestrian environment downtown  ED5.5.5 Allow for the extension of café and retail uses within the public right-of-way, subject to design standards and management guidelines.
 PR1.1.3 Evaluate all lands, regardless of size, for their potential development as small parks, community gardens, or landscape lots.
 PR1.6.1 Maintain and enhance access for vehicles, transit, bicycles, and pedestrians.  PR3.1.1 Provide recreational and educational opportunities within the open space lands and coastline consistent with adopted master or management plans.  PR4.1.3 Maintain and enhance the recreational value of the San Lorenzo River walkway and the East and West Cliff Drive pathways
 NRC1.1.2 Where consistent with riparian and wetland protection, provide actual or visual access of a low-impact nature
The proposed extension area use of the project is consistent with and implements the following goals and policies of the San Lorenzo Urban River Plan:
 Improve the scenic and recreational value of the Riverfront  Improve public access and pedestrian/bicycle movement to and along the River  Improve the urban and neighborhood interface with the San Lorenzo River, Branciforte Creek, and Jessie Street Marsh
 Incorporate the San Lorenzo River, Branciforte Creek, and Jessie Street Marsh into the surrounding urban fabric of downtown and neighborhoods.  Front Street – Significant Riverfront Areas (SRFA)-1: Require new development projects to incorporate design features that encourage active engagement with the Riverwalk such as; filling adjacent to the Riverwalk and landscaping, providing direct physical access to the Riverwalk, including appropriate active commercial and/or residential uses adjacent to the Riverwalk or providing a combination of these and/or other design features that support the resource enhancement and river engagement policies of the San Lorenzo River Plan.  SRFA-3: Maintain the ten-foot setback area between residential and commercial uses adjacent to the levee trail from the western edge of the trail. The area between the property line and the Riverwalk shall be filled to raise the adjacent ground-level use to a similar or higher elevation as the Riverwalk. The public lands between the Riverwalk and the private property may incorporate publicly accessible commercial or residential amenities, such as outdoor public seating. Trees planted as part of the San Lorenzo Flood Control Improvement

25.1.40 Project should be maintained and incorporated into new development where feasible and where not in conflict with the required fill or publicly accessible amenities.

With regard to the Downtown Plan, the hotel’s extension area use implements the Downtown Plan’s First Principles as well as the plan’s Planning Principles and Strategies in that the proposed building has its own unique character while still maintaining consistency with the design standards and guidelines within the Downtown Plan; the building height is consistent with Additional Height Zone; the project provides an important visitor-serving use; the project’s design creates a strong linkage to the river by having commercial uses on the east side of the building orientated toward the Riverwalk; and the site layout enhances pedestrian and bicycle usage by connecting Front Street and Laurel Street to the Riverwalk.

The proposed project is 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).

25.1.41  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.

The Local Coastal Program encourages the expansion of visitor-serving accommodations in the Coastal Zone and will draw visitors to the downtown and nearby beach area. As proposed, the project is consistent with applicable policies of the Local Coastal Program, which seek to minimize the impact of development on coastal resources and provide visitor-serving uses in the beach area.

28. That any additional conditions stipulated as necessary in the public interest have been imposed;
In addition to conditions to ensure consistency with the Downtown Plan, conditions of approval require maintenance of the extension area in a clean and safe condition and removal of moveable furniture at the close of business to ensure that the extension area space will be maintained in a safe and nuisance-free manner. Finally, a condition of approval requires stairwell entrances to be illuminated, secured, and accessible to police and other emergency responders.

29. That such use or structure will not constitute a nuisance or be detrimental to the public welfare of the community; and
The outdoor extension areas are not expected to constitute a nuisance or otherwise be detrimental to the public welfare since the use will not produce odor, glare, sounds, or other nuisance features. For the development of the outdoor extension area, conditions of approval that require maintenance of the extension area in clean and safe condition and removal of moveable furniture at the close of business ensure that the space will be maintained in a safe and nuisance-free manner. Finally, a condition of approval requires stairwell entrances to be secured and accessible to police and other emergency responders.

30. That all thrift store uses shall include a management plan that identifies collection facilities for donated items, operating hours for donation facilities which discourage unsupervised dropoffs, adequate storage areas for sorting the materials, and provides a plan to properly dispose of unusable items in a timely, secure, and orderly fashion and maintains premises in a clean and attractive condition.

The project does not contain a thrift store; therefore, this finding does not apply.

Extension Area Revocable License Findings, Section 24.10.2340(6)(c)

31. The extension area in the particular location on the sidewalk will not adversely affect the use of the public street, will implement the Downtown Recovery Plan, and the General Plan.

25.1.42 The project includes fill between the outer edge of the levee and the building to expand the Riverwalk area west of the existing path. Commercial spaces face the Riverwalk and Maple Paseo, and the area is conditioned to be maintained in a safe and clean manner. The permit is conditioned to require the owner to obtain a modified Revocable License Agreement for the use and management of the expanded fill areas together with a perpetual Maintenance Agreement to sustain landscaping and improvements in an attractive manner for the life of the project. The extension area includes landscaping, seating opportunities, and commercial spaces that bridge the gap between the public and private realm, as encouraged by the Downtown Plan at the Riverwalk. The Riverwalk extension area does not adversely affect the use of a public street in that it is not located adjacent to a public street and is consistent with the goals in the Downtown Plan. Maple Paseo will not adversely impact a public street as it encourages non-motorized transportation from the adjacent transit center (Pacific Station), directs bicycle and pedestrian activity toward the Riverwalk and off of Front Street, and provides outdoor seating away from Front Street within the Paseo.

32. The proposed use will not be detrimental to persons residing, visiting, or working in the area.

The extension area at the Riverwalk is not detrimental to the general public in that conditions of approval are included that require maintenance of the extension area in clean and safe condition and removal of moveable furniture at the close of business. The presence of public and quasi-public commercial activity along the Riverwalk within the extension area promotes crime prevention though environmental design and is believed to help improve conditions for persons, residing, visiting, or working the area.

33. The proposed use will conform to all relevant regulations in the Municipal Code, and applicable county regulations and state law.

The use of the extension area conforms to all relevant regulations in the Municipal Code and the Downtown Plan and applicable County Environmental Health regulations and State Law in that the property owner and/or future tenants are required to obtain approval of all pertinent City, County and State agencies prior to construction and use, including but not limited to accessibility requirements, outdoor food service and alcohol service, entertainment, and outdoor programmed events.

Shoreline Protection Overlay District, Section 24.10.2430

34. Protect trees and vegetation and sensitive wildlife habitat; The project site is not located within any sensitive natural habitat or resource areas as mapped in the General Plan and the Local Coastal Program. An Arborist report prepared by Kurt Fouts dated April 13, 2021 inventoried the trees in the project area, including along Front and Laurel Streets and the adjacent Riverwalk. Twenty-four trees were inventoried, including seven street trees and seventeen trees located along the Riverwalk. Most trees inventoried were in good or fair condition. Due to the excavation for the new hotel in addition to the

25.1.43 placement of fill between the levee and the proposed building to allow for the development of an outdoor extension area adjacent to the Riverway path, sixteen of the trees are recommended for removal (eleven of which qualify as heritage). Two of the eight trees to be retained are street trees, and six are Riverwalk trees. The City Urban Forester has reviewed the arborist report and agrees with the recommendations. A condition of approval requires the project to follow the report’s recommendations and that the trees to be removed must be replaced with new trees at a ratio of either two 24-inch box trees or six 15-gallon trees for each tree to be removed, or by payment of a comparable in-lieu fee as allowed by the City Urban Forester.

35. Be consistent with the following criteria for bluff or cliff development:
a. The development is sited and designed to assure stability and structural integrity of its expected economic life span and minimize alterations to natural land forms. b. The development will not create or contribute significantly to problems of erosion or geologic instability on the site or on surrounding geologically hazardous areas. c. The development minimizes alteration of cliffs, bluff tops, faces or bases, and will not interfere with sand movement.
d. The development which proposes use of retaining walls shall be allowed only to stabilize slopes. Sea walls at the toe of sea cliffs to check marine erosion shall be allowed only where there is no less environmentally damaging alternative. e. The development within one hundred feet of any cliff or bluff line shall follow the recommendations of an approved geologic report by a registered geologist. The area where such a report is required may be increased where the issue of slope stability requires a greater distance from any cliff or bluff line.

Not applicable. The project is located inland from the first public roadway parallel to the sea and is not located on a coastal bluff or cliff.

36. Provide maximum erosion protection, using accepted engineering practices and other methods and specifications set forth in this title;
The project site does not contain steep slopes. Erosion control measures will be required as part of the grading permit. Plans submitted for building permits will be required to demonstrate compliance with the revised Chapter 6B of the City's Best Management Practices Manual – Storm Water BMPs for Private and Public Development Projects. Required documentation will include a Storm Water Control Plan following the guidance in Chapter 6B demonstrating compliance with the water quality treatment and runoff retention requirements, and an Operation and Maintenance Plan for stormwater control measures incorporated in to the project design. Site plans shall contain notes and details on stormwater control measures incorporated in the project design.

25.1.44 37. Maintain public view corridors between the sea and the first public roadway parallel to the sea and maintain natural views of the coastline;
The project will not affect coastal views because the property is located behind Beach Hill and well inland from the first public roadway parallel to the sea and will not impact views between the sea and the first public roadway.

38. Protect paleontological resources as prescribed in the Land Use Plan; The site is not located within a mapped sensitive paleontological area. A condition of approval requires work to be stopped in the unlikely event that resources are discovered during construction.

39. Protect and enhance free public access to or along the beach, and sign such access when necessary;
The project includes development of Maple Paseo which provides a direct pedestrian and bike connection between downtown, public transit, and the Riverwalk as well outdoor extension area improvements between the building and the Riverwalk. These improvements protect and enhance the Riverwalk which provides access to the beach area for pedestrian and cyclists.

Wayfinding signage is anticipated within the Paseo.

40. Include mitigation measures prescribed in any applicable environmental document; Not applicable.

41. Be compatible with the established physical scale of the area; The project site is surrounded by developed urban commercial uses on the north, west, and south. The project is bordered by the Santa Cruz Riverwalk and San Lorenzo River on the east; urban commercial and residential developments exist to the east of the river. Mixed-use projects varying from six to eight stories consisting of residential uses with ground floor commercial uses, are being developed or are approved in the vicinity. Therefore, the proposed six-story hotel is compatible with the established physical scale of the area.

42. Be consistent with the design review guidelines of this title and the policies of any applicable area plan;
The project is consistent with the Downtown Plan and San Lorenzo Urban River Plan. The project implements the Downtown Plan First Principles and the Planning Principles and Strategies in several ways. The proposed building has its own unique character while still maintaining consistency with the design standards and guidelines within the Downtown Plan.

The building height is consistent with Additional Height Zone B. The project provides a visitor-serving hotel which will in turn support other local businesses such as restaurants and retail in the downtown. The project’s design creates a strong linkage to the river by having the restaurant, bar and banquet uses on the east side of the building orientated toward the

25.1.45 Riverwalk. Finally, the site layout enhances pedestrian and bicycle usage with an outdoor stairway and new accessible pathways connecting Front Street and the Riverwalk as part of the Maple Paseo.

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

43. Be consistent with the policies of the Local Coastal Program, the General Plan, and the California Coastal Act.

The majority of the project site, within the privately owned parcels and where the building is proposed, has a General Plan land use designation of Regional Visitor Commercial (RVC)/Downtown Santa Cruz. The RVC/Downtown Santa Cruz designation emphasizes a mix of uses such as office and retail uses, residential and mixed-use developments, restaurants, and visitor attractions. The proposed use of the parcel as a hotel project is consistent with the intent of the RVC/Downtown Santa Cruz designation. The area of the project on City-owned land east of the building to the Riverwalk that is proposed to be filled and landscaped with outdoor amenities has a land use designation of Natural Area. This designation provides for land that should remain in an undeveloped state to provide for habitat protection, public safety, or public recreation. While the designation allows a public recreation use on a case-by-case basis, it should also be noted that the Downtown Plan and the San Lorenzo Urban River Plan requires such a use to be developed in this location as described below. The proposal creates a publicly accessible outdoor extension area connecting the development to the Riverwalk in this area consistent with the land use designation. The proposed project is also consistent with many General Plan policies relating to visitor-serving

25.1.46 uses, alternative transportation, open space access, and downtown area development as follows:
 Community Design CD1.1.4 Identify and emphasize distinguishing natural features that strengthen Santa Cruz’s visual image (i.e., open space, Monterey Bay).  Community Design CD1.4.2 Consider visual access to nearby natural areas as part of developmental review.
 Community Design CD1.5.1 Enhance the prominence of the San Lorenzo River as a natural feature that provides structure, orientation, and recreational enjoyment by including it in surrounding area and management plans.
 Community Design CD1.5.2 Provide incentives for new development adjacent to the San Lorenzo River that includes patios overlooking the river, enhanced connections to the levee trails, and other design features that connect the built environment to the river.  Community Design CD3.1.1 Strengthen the linkage between Downtown, the Beach Area, and San Lorenzo River through amendments to corresponding Area Plans and the Zoning Ordinance.
 Community Design CD3.1.2 Maintain, update, and implement the City’s San Lorenzo Urban River Plan.
 Community Design CD3.3.1 Develop incentives to encourage the assembly of small parcels through Area Plan amendments and Zoning Ordinance changes.  Community Design CD4.1.1 Support compact mixed-use development Downtown, along primary transportation corridors, and in employment centers.  Community Design CD4.1.1 Where possible, site buildings at the street frontage and place parking areas away from street corners and to the rear of buildings.  Community Design CD4.2.3 Underground utilities when major road improvement or reconstruction is proposed, if possible.
 Community Design CD4.3.6 Implement streetscape and other landscaping plans in the City's Area and Specific Plans.
 Community Design CD5.2.1 Encourage buildings to be oriented towards sidewalks, public plazas, walkways, or rivers and to include features such as public benches and natural seating areas.
 Community Design CD5.2.2 Encourage the incorporation of public benches and natural seating areas along public walkways and in public plazas and parks.  Community Design CD5.2.4 Ensure that new and revised design guidelines encourage the use of pedestrian-scaled fenestration, awnings, entrances, landscaping, and other amenities.
 Land Use LU1.1.2 Create incentives for the consolidation of underdeveloped parcels relative to development potential.
 Land Use LU1.2.1 Environmental review for specific projects shall be accompanied by sufficient technical data and reviewed by appropriate departments.  Land Use LU2.3.1 Protect, maintain, and enhance publicly accessible coastal and open space areas.
 Land Use LU3.11.2 Ensure appropriate land uses and development standards that do not adversely impact adjacent open spaces.
 Mobility M1.1.1 Create walkable, transit-oriented activity centers throughout the city.

25.1.47  Mobility M1.1.2 Connect activity centers with pedestrian and bicycle paths.  Mobility M2.1.2 Encourage use of alternative modes of transportation.  Mobility Development Policy M1.3 - Create pedestrian-friendly frontage and streetscapes and attractive pedestrian-oriented areas.
 Mobility M4.1.6 Enhance the pedestrian orientation of the Downtown Central Business District.
 Mobility M4.1.7 Require the site and building design facilitate pedestrian activity.  Mobility M4.1.9 Require landscaping in the development, replacement, and repair of sidewalks, including the placement of trees on private property and/or in tree wells on sidewalks.
 Economic Development 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 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 ED 1.1.6 - Revitalize the RiverFront area.  Economic Development 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 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 ED1.7.2 - Diversify the range of visitor attractions in Santa Cruz, particularly those that draw on the city’s unique natural and cultural assets.  Economic Development ED 5.5.1 - Enhance Downtown as a welcoming and inviting destination for residents, visitors, and businesses.
 Economic Development ED 5.5.3 - Retain existing businesses and attract new ones to downtown Santa Cruz.
 Economic Development ED 5.5.4 - Create a distinctive and active pedestrian environment downtown.
 Economic Development ED5.1.1 Provide for the development of supporting land uses adjacent to retail shopping areas, while assuring protection of existing residential neighborhoods.
 Economic Development ED5.3.1 Provide for attractive commercial development (including more intensive and higher quality ground floor retail) along commercial corridors provided the uses are compatible with or transition easily to adjacent residential areas.
 Economic Development ED5.5.5 Allow for the extension of café and retail uses within the public right-of-way, subject to design standards and management guidelines.  Hazards, Safety, Noise HZ6.4.8 Minimize the alteration of natural floodplains, stream channels, and natural protective barriers that accommodate or channel floodwaters.  Parks, Recreation, and Open Space PR1.6.1 Maintain and enhance access for vehicles, transit, bicycles, and pedestrians.
 Parks, Recreation, and Open Space PR4.1.3 Maintain and enhance the recreational value of the San Lorenzo River walkway and the East and West Cliff Drive pathways

25.1.48  Natural Resources and Conservation NRC1.1.2 Where consistent with riparian and wetland protection, provide actual or visual access of a low-impact nature  Natural Resources and Conservation NRC1.1.1 Require setbacks and implementation of standards and guidelines for development and improvements within the city and adjacent to creeks and wetlands as set forth in the Citywide Creeks and Wetlands Management Plan.
 Natural Resources and Conservation NRC1.3.1 Conserve creek, riparian, and wetland resources in accordance with the adopted City-wide Creeks and Wetlands Management Plan and the San Lorenzo River Plan.

The proposed project requires a Coastal Permit because it is located within the Coastal Zone Overlay (CZ-O) district, with portions located within the Shoreline Protection Overlay (SP-O) District. The proposed project is 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

25.1.49 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).
 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.

Surplus Lands General Plan Consistency Finding, Government Code Section 65402 Section 65402 of the Government Code requires a general plan consistency determination be prepared by the planning agency prior to the sale of public land, and the Planning Commission serves as the City’s planning agency. While the majority of the project site is privately owned (23,231 square feet), two city owned parcels are proposed to be sold to be incorporated in the project. The third city parcel (005-151-34) involved in the project will remain owned by the city, but would contain a 50-foot wide public paseo (Maple Paseo) connecting Front Street to the Riverwalk to be designed, constructed, and maintained by the hotel. The 4,623 square foot most southerly property consists of mostly landscaping, and the 4,407 square foot northerly parcel is currently surface parking. Both parcels are not being utilized for their highest and best use, and with a public parking garage to be constructed as part of the recently approved library project, new public parking will be available in the nearby vicinity to help with the downtown parking supply. The parcels are both within the Downtown Plan area where hotels are a principally permitted use, and as discussed above the proposed project is consistent with General Plan including the following policies:
 Economic Development 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 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 ED 1.1.6 - Revitalize the RiverFront area.  Economic Development 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 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 ED1.7.2 - Diversify the range of visitor attractions in Santa Cruz, particularly those that draw on the city’s unique natural and cultural assets.  Economic Development ED 5.5.1 - Enhance Downtown as a welcoming and inviting destination for residents, visitors, and businesses.
 Economic Development ED 5.5.3 - Retain existing businesses and attract new ones to downtown Santa Cruz.

The Downtown Plan speaks to visitor-serving uses that are sustainable and provide economic strength to the region. The first line of “The Community’s Vision” in the Downtown Plan states “Vibrant, vital and active, the central business district constitutes the primary retail, commercial,

25.1.50 professional, and employment center for the City of Santa Cruz.” To achieve this, the General Plan contains policies and the Downtown Plan contains regulations that seek to attract more visitors and businesses to the downtown. The hotel will drive economic vitality in the downtown, bringing new visitors and tourists to the downtown, including during the off-peak season, which is critical to supporting downtown retailers, restaurants, and businesses. Adding a hotel to the mix of established businesses and attractions will contribute to the overall success of the downtown. In addition, the hotel development accomplishes many other key principles and strategies of the Downtown Plan, such as enhancing the open space and pedestrian network, creating new open space, celebrating the San Lorenzo River as a major open space, reinforcing the pedestrianoriented environment with ground-level and Riverwalk-level commercial spaces, seizing the opportunity to intensify development, strengthening downtown as a place of local and regional employment (both directly through jobs on site and indirectly through improved business travel opportunities in proximity to downtown businesses), concentrating commercial development in the downtown, and creating a stronger relationship between downtown and the beach by improving the Riverwalk and paseos that connects the two. Therefore, the City’s sale of the two surplus parcels to support the subject project is consistent with the General Plan and Downtown Plan.

While alternative uses are not proposed at this time, other uses of the two properties being sold would also be consistent with the City’s General Plan and Downtown Plan. The General Plan states that Downtown Santa Cruz “Emphasizes a mix of regional office and retail uses, residential and mixed-use developments, restaurants, and visitor attractions such as entertainment venues.

The Downtown Recovery Plan provides detailed requirements for this area.” The Downtown Recovery Plan (now renamed the “Downtown Plan”), in addition to supporting the hotel use that boosts local businesses and promotes economic activity, also supports a range of other uses, such as offices, residential (as a component of mixed-use projects with ground-floor commercial), entertainment, and other uses. Future development of the site with alternative uses to the hotel would also be consistent with the General Plan, if they follow the applicable allowable uses and principles from the General Plan and Downtown Plan.

With Respect to the California Environmental Quality Act The review determined that the project is categorically exempt from environmental review under Article 19 of the California Environmental Quality Act (CEQA) Guidelines, Section 15332, related to infill development. The Class 32 categorical exemption applies to a proposed project fulfilling the following criteria:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses;
(c) The project site has no value as habitat for endangered, rare, or threatened species; (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
(e) The site can be adequately served by all required utilities and public services.

25.1.51 The proposed project complies with all of the foregoing criteria and demonstrates eligibility for implementation of a Class 32 Categorical Exemption as afforded by CEQA. The application exhibits consistency with General Plan and zoning designations, policies, and regulations, with a project site comprising of 36,242 square feet (0.83-acre) in size, below the maximum threshold of five (5) acres, located within city limits and surrounded by existing residential and commercial urban uses. As a previously-developed urban infill site, the subject lot holds no value as habitat for endangered, rare, or threatened species, with none known to exist on the site; development of the project would not result in any significant impact relating to traffic, noise, air quality or water quality as supported by the submitted information; and the site can be adequately served by all required utilities and public services. Noise associated with the project has been assessed in two separate reports, and standard conditions of approval require adherence to the recommendations in those reports and City noise standards. Noise from entertainment will be temporary and intermittent and would be controlled by the conditions contained in the project approvals as well as conditions of an Entertainment Permit, and any entertainment must be conducted in a manner that does not create a public or private nuisance, consistent with conditions of approval, or revocation of the requisite Entertainment Permit would occur. Other technical analyses were also prepared to support the CEQA determination and are available as part of the record, as are analyses in the staff reports to Planning Commission and City Council that provide additional supporting evidence. Therefore, the proposal qualifies for the Categorical Exemption found in CEQA Guidelines Section 15332, infill exemption, attached as Exhibit B.

None of the exceptions to the exemptions under Section 15300.2 apply to the project in that the project site is not located in a mapped environmentally sensitive area, the project is not part of a larger project that could result in a cumulative impact, there are no unusual circumstances associated with the project or subject parcel, the project will not result in damage to resources associated with an officially designated scenic highway, the project site is not included on any lists compiled pursuant to Section 65962.5 of the Government Code related to Hazardous Waste Sites, and the project will not result in substantial adverse changes in the significance of a historical resource site in that there are no known historic resources on the property.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Cruz that it hereby acknowledges the CEQA determination, authorizes, and approves the Coastal Permit, NonResidential Demolition Authorization Permit, Design Permit, Boundary Line Adjustment, Special Use Permit, Revocable License for Outdoor Extension Area, Maintenance Agreement, Heritage Tree Removal Permit and Additional Height to demolish a commercial building, combine five parcels, and construct a six-story, 232-room hotel with ground floor retail, public paseo, banquet and conference space, restaurant, and bar on property located within the CBD (Central Business District)/CZ-O (Coastal Zone Overlay)/SP-O (Shoreline Protection Overlay)/F-P (Floodplain)/FPO (Floodplain Overlay) zone district and within the Front Street/Riverfront subarea of the Downtown Plan. The project requires approval of a Section 408 Permit from the US Army Corps of Engineers to allow for the placement of fill between the levee and the proposed building to allow for the development of an outdoor extension area adjacent to the Riverway path, subject to the Findings listed above and the Conditions of Approval listed in Exhibit “A,” attached hereto and made a part hereof.

25.1.52 PASSED AND ADOPTED this _____day of ________ 2024, by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED: ______________________
Fred Keeley, Mayor
ATTEST: _________________________
Bonnie Bush, City Clerk Administrator
EXHIBIT "A"

CONDITIONS OF APPROVAL FOR THE PROJECT ON PROPERTY AT
302, 310, 314, 324, 326, 328 Front Street – CP21-0051
Coastal Permit, Non-Residential Demolition Authorization Permit, Design Permit, Boundary Line Adjustment, Special Use Permit, Administrative Use Permit, Additional Height Request, a Revocable License for an Outdoor Extension Area, and a Heritage Tree Removal Permit to demolish a commercial building, combine five parcels, and construct a six-story, 232-room hotel with ground floor retail, banquet and conference space, restaurant, and bar on property located within the CBD (Central Business District)/CZ-O (Coastal Zone Overlay)/SP-O (Shoreline Protection Overlay); F-P (Floodplain)/FP-O (Floodplain Overlay) zone district and within the Front Street/Riverfront subarea of the Downtown Plan. The project requires approval of a Section 408 Permit from the US Army Corps of Engineers to allow for the placement of fill between the levee and the proposed building to allow for the development of an outdoor extension area adjacent to the Riverway path. The project also includes a finding that the sale of the exempt surplus properties is consistent with the General Plan in accordance with the Surplus Lands Act (Environmental Determination: Categorical Exemption)

1. If one or more of the following conditions is not met with respect to all its terms, then this approval may be revoked.

2. All plans for future construction which are not covered by this review shall be submitted to the City Planning and Community Development Department for review and approval.

25.1.53 3. This permit shall be exercised within three (3) years of the date of final approval or it shall become null and void. When a building permit is required, a zoning permit shall be considered exercised following the issuance of a valid building permit. When only an occupancy permit is required, a zoning permit shall be considered exercised when the occupancy permit is issued.

4. If, upon exercise of this permit, this use is at any time determined by the Planning Commission to be incompatible with the surrounding neighborhood, revocation of, or amendment to, this permit by the Planning Commission could occur.

5. The use shall meet the standards and shall be developed within limits established by Chapter

24.14 of the Santa Cruz Municipal Code as to the emission of noise, odor, smoke, dust, vibration, wastes, fumes or any public nuisance arising or occurring incidental to its establishment or operation.

6. The applicant shall be responsible for the completeness and accuracy of all forms and supporting material submitted in connection with any application. Any errors or discrepancies found therein may result in the revocation of any approval or permits issued in connection therewith.

7. All final working drawings shall be submitted to the Zoning Administrator for review and approval in conjunction with building permit application. The plans submitted for building permits shall have the same level of articulation, detailing, and dimensionality as shown in the approved plans. All approved exterior finishes and materials shall be clearly notated on the building permit plans.

8. The applicant and contractor who obtains a building permit for the project shall be required to sign the following statement at the bottom of these conditions, which will become conditions of the building permit:
“I understand that the subject permit involves construction of a building (project) with an approved Design Permit. I intend to perform or supervise the performance of the work allowed by this permit in a manner which results in a finished building with the same level of detail, articulation, and dimensionality shown in the plans submitted for building permits. I hereby acknowledge that failure to construct the building as represented in the building permit plans, may result in delay of the inspections process and/or the mandatory reconstruction or alteration of any portion of the building that is not in substantial conformance with the approved plans, prior to continuation of inspections or the building final.”
Signature of Building Contractor Date

9. All requirements of the Building, Fire, Economic Development, Public Works, and Water Departments shall be completed prior to occupancy and continuously maintained thereafter.

25.1.54 10. The property owner and/or project applicant agree(s) as a condition and in consideration of the approval of this discretionary development permit that it will, pursuant to agreement and/or statutory provisions as applicable, including but not limited to Government code Section 66474.9, defend, indemnify and hold harmless the City of Santa Cruz or its agents, officials, officers and employees from any claim, action or proceeding against the City or its agents, officials, officers or employees to attack, set aside, void or annul this approval, which action is brought within the time period provided for under law, including but not limited to, Government Code Section 66499.37, as applicable. The property owner and/or project applicant will reimburse the City for any court costs and attorney’s fees, which the City may be required by a court to pay as a result of such action. City may, at its sole discretion, participate in the defense of such action; but such participation shall not relieve the property owner and/or project applicant of these obligations under this condition. An agreement to this effect shall be recorded upon demand of the City Attorney or concurrent with the issuance of building permits, use of the property, filing of the final map, whichever occurs first and as applicable. The City shall promptly notify the property owner and/or project applicant of any such claim, action or proceeding and the City shall cooperate fully in the defense thereof. If the City fails to promptly notify the property owner and/or project applicant of any such claim, action or proceeding or fails to cooperate fully in the defense thereof, the property owner and/or project applicant shall not thereafter be responsible to defend, indemnify or hold the City harmless.

11. The applicant and/or property owner shall be responsible for ensuring that any existing buildings approved for demolition or conversion remain occupied by a tenant or, if any buildings are vacant or become vacant prior to demolition or conversion, that these buildings are adequately secured to prevent break-ins and other vandalism. All windows, doors, and other openings into vacant buildings shall be completely covered and a six-foot tall chain link fence shall be installed around the perimeter of the property. Graffiti shall be removed or painted over within 72 hours. If a break-in occurs, the applicant and/or property owner shall, within 24 hours, clean the site of trash and debris, and re-secure the site and building(s).

Additionally, following a break-in, the applicant/property owner shall provide the Planning Department, SCFD Fire Marshall and SCPD with a copy of a signed contract with a private security company to provide ongoing monitoring of the site. If a break-in or other public safety concern occurs at the site that requires an emergency response, the applicant and/or property owner shall be responsible for paying the fully burdened hourly rates for Police, Fire, Code Compliance, or other City Staff to respond and follow up.

PRIOR TO BUILDING PERMIT APPLICATION:

12. Pursuant to Section 66412(d) of the California Government Code the following requirements have been imposed in order for the lot-line adjustment to conform with the City's Zoning and Building Ordinances, or to facilitate the relocation of existing utilities, infrastructure, or easements:
 The lot line adjustment shall be recorded as a sequential lot line adjustment, with each lot line adjustment involving no more than four lots;

25.1.55  For each sequential lot line adjustment, a new property description shall be recorded with the County Recorder's office and a copy of the recorded description provided to the City Planning Department. The deed(s) of conveyance must contain the following statement after the description of the property(ies) or portion(s) of property to be transferred:
"The purpose of the deed is to adjust the boundary between Lots [insert lots here] as approved by the City of Santa Cruz under Application CP21-0051. This conveyance may not create a separate parcel and is null and void unless the boundary is adjusted as stated."  Prior to recordation of the Lot Line Adjustments, accommodations shall be made to ensure that the City retains possession of the portion of the southernmost lot (005-151- 48) located at the northeast corner of Front and Laurel Streets that falls within the public right-of-way and any additional right-of-way necessary and not yet dedicated to facilitate completion of the Downtown Intersection Improvements Project, which is planned to widen the intersection of Laurel Street, Front Street, and Broadway; provided that additional right-of-way does not materially impact development of the project as approved.

13. The sequential lot line adjustments needed to establish the project site shall be recorded prior to approval of any demolition, grading, or building permit.

14. The applicant shall apply for and obtain new addresses for the site from the City Planning Department.

15. Prior to building permit application, applicant shall pay any outstanding fees associated with environmental review or preparation of documentation for federal permits.

PRIOR TO BUILDING PERMIT ISSUANCE:

16. Adequate provisions shall be made to supply water to each of the premises covered by this application. The design of water facilities shall be to standards of the Water Department and plans therefore must be submitted to the Water Department Director for review and approval prior to the issuance of a building permit.

17. Landscape and irrigation plans shall be submitted at the time of the building permit application and will be reviewed by both the Planning Department and Water Department.

The landscape and irrigation plans shall demonstrate compliance with all requirements of the City’s Water-Efficient Landscaping Ordinance in Chapter 16.16 of the Santa Cruz Municipal Code prior to issuance of the building permit.

18. Public Improvement Agreement for Fill Structure and Levee Improvements. The applicant shall work with the Public Works Department to record an agreement addressing the fill structure adjacent to the levee, which may include easements or other such rights necessary for construction of the fill and Levee improvements. The agreement(s) shall require that the applicant or Project Owner, and its successors are responsible for ongoing maintenance of the fill area and any damage to the levee resulting from installation or maintenance of the fill, the project or any associated work or environmental conditions over the life of the project. It shall also be specific as to the design, engineering, and construction of the fill and

25.1.56 Riverwalk improvements including detailing all utilities, both public and private, within the fill structure. The agreement(s) shall also include the tree and landscape maintenance responsibilities per the flood control improvement project.

The Project developer shall design, construct, and maintain the proposed public improvements between Front Street and the San Lorenzo River (the “Maple Alley Paseo”) as more particularly shown on the approved plans and as specified in the Public Improvement Agreement, unless otherwise directed by the City in writing. The design of the paseo shall be in accordance with the accepted principles of crime prevention through environmental design (CPTED) to the satisfaction of the City. The Project shall enter into a maintenance agreement for the paseo and Riverwalk (Levee) Improvements with the City prior to the Certificate of Occupancy to the satisfaction of the City. The Maintenance Agreement shall require the Project owner to maintain all public or quasi-public improvements, landscaping, trees, fixtures, and furnishings on public property for the life of the project, which may include periodic replacement or restoration of materials upon terms set in the Agreement.

19. Section 408 Army Corps of Engineers Permit: Prior to the issuance of a building, grading, or demolition permit for the site, a Section 408 Permit shall be issued for the project by the Army Corps of Engineers (ACOE). The plans approved by the ACOE must be consistent with the plans submitted for building/grading permit issuance and the applicant must demonstrate that the ACOE has approved the landscaping plans submitted with the building permit application.

The applicant shall be responsible for the documentation, consultants, and fees related to obtaining the Section 408 Permit.

20. The project shall provide replacement trees or an equivalent in-lieu fee, as determined by the City Urban Forester, for the eleven heritage trees approved for removal due to their location within the project footprint. Replacement trees shall be shown on the building permit plans at a ratio of two 24-inch box tree or six 15-gallon trees for each of the four trees to be removed and shall identify a location, size, and species as approved by the City Urban Forester. If an in-lieu fee is provided, the fee shall be paid prior to issuance of any demolition, building, or grading permit or removal of any heritage trees.

21. Prior to building permit approval, and prior to removal of any riparian tree, applicant shall submit evidence of a permit from Army Corps of Engineers to remove the existing riparian trees within the project site.

22. Final colors, materials and transitions shall be approved by the Zoning Administrator prior to approval of building permits.

23. Prior to issuance of the building permit, the property owner shall sign and submit a BMP maintenance agreement ensuring that they will provide long-term operation and maintenance of structural storm water control measures (see template in Appendix C of Chapter 6B Storm Water BMPs for Private and Public Development Projects). The signed maintenance agreement should be attached to the O&M Plan.

24. Prior to issuance of the demolition permit(s), the applicant shall obtain a building permit for the construction of the new building. Issuance of the demolition permit may be made prior to

25.1.57 building permit issuance at the discretion of the Planning Director, if building permit plan check is nearing completion and permit issuance is eminent or if special circumstances warrant earlier demolition.

25. Prior to issuance of a demolition, building, or grading permit, the applicant shall meet the requirements of the Santa Cruz County Environmental Health (SCCEH) Department.

26. Final building permit plans shall include the following:
a. Plans submitted for building permit issuance shall include electric vehicle charging stations as required per Section 24.12.241 of the Zoning Ordinance. b. Plans submitted for building permit issuance shall show all exterior site lighting locations and fixture details. All exterior building lighting shall be shielded and contained in a downward direction. No exterior lighting shall produce off-site glare. Exterior site lighting shall be provided along pedestrian pathways and in the vehicle parking area. Security lighting shall be motion sensor only.
c. Building permit plans shall specify the glass treatments consistent with the City of Santa Cruz Bird Safe Building Design Standards (City Standards) for building exteriors within 40 feet of grade and facing the San Lorenzo River. Treatments should follow the “2” x 4” rule” included in the City Standards and may include:
o Bird safe glass approved for use by the American Bird Conservancy o Fritted windows
o Patterned windows
o UV pattern film (not appropriate for all locations)
o Window nets
o Window screens
o Any American Bird Conservancy approved product:https://abcbirds.org/glasscollisions/stop-birds-hitting-windows/ o Other design measures identified by a qualified biologist with a background in ornithology as providing adequate bird protections and that do not conflict with required findings for a Planning Permit.
d. Bicycle parking shall be provided in accordance with Section 24.12.250-252 of the City's Zoning Ordinance and shall be shown on final building permit plans. e. All utilities and transformer boxes shall be placed underground in accordance with the provisions of Section 24.12.700 through 24.12.740 of the Zoning Ordinance. Location of utilities and transformer boxes shall be shown on final building permit plans. Pursuant to Chapter 24.12, Part 8 of the Zoning Ordinance the project shall install dark conduit for future expansion of the City’s broadband network along its street frontage. f. A drainage plan shall be submitted in conjunction with application for building permits. g. Final building permit plans shall indicate the type of glass used in all ground level windows.

The use of reflective or tinted glass in ground level show windows is prohibited. h. Final building permit landscape plans shall indicate the height at maturity of all plants proposed in the Riverwalk extension area. All plants proposed in this area, other than trees, shall be no more than 42 inches in height at maturity.
i. Final building permit plans shall include a lighting plan that shows exterior lighting at all building entryways and stairways.
j. Final building permit plans shall not include any up-lighting or spotlights.

25.1.58 k. Building permit plans shall show design of roof drainage. l. Final building permit plans shall include a lighting plan that provides the following: lighting shall be incorporated into the facade of the building and shall complement the style of the building. Lights on buildings shall not be glaring to pedestrians and shall illuminate only the extension area and the activities within. General illumination shall be at 5 foot-candles, with a maximum of 10 foot-candles. Table lamps or candles are encouraged in cafe areas. m. All commercial spaces shall allow for future food and/or beverage service uses. Final building permit plans shall identify the venting and grease trap locations for the restaurant space as well as possible future venting and grease trap locations for commercial spaces 1, 3, and 4. n. Development shall meet any applicable flood zone requirements, including but not limited to FEMA requirements, any applicable regulations in Parts 21 and 28 of Chapter 24.10 of the Zoning Ordinance, and any other applicable flood requirements. o. The vehicular driveway exit from the hotel may include an automated warning buzzer, sign, or other mechanism to alert pedestrians of outgoing vehicles, to the satisfaction of the Public Works and Planning & Community Development Directors.

27. A pre-construction nesting bird survey shall be conducted by a qualified biologist if construction, including tree removal, adjacent to the San Lorenzo River, is scheduled to begin from February 1 to August 31 to determine if active nests are present in or near the construction sites. The survey shall be conducted no more than seven days before the start of any construction activities on the site (including tree removal, clearing, and excavation). If nesting bird species protected under the Migratory Bird Treaty Act and/or California Fish and Game Code (§3503) are found and the biologist determines that construction activities could result in the removal of an active nest or cause mortality of eggs or young, the biologist shall identify a suitable nodisturbance buffer around the nest in which no work would be allowed until after the biologist has determined the nest is no longer in use or the young have fledged. Alternatively, construction may be delayed until after the nesting season (i.e., September). The nesting survey shall be submitted to the Planning Department for review and approval prior to the start of construction.

28. Rooftop structures, shade canopies, and equipment shall meet appliable setbacks, heights, and any other applicable criteria from the Downtown Plan or Zoning Code Section 24.12.150. The shade structures proposed as part of the rooftop pool area shall meet the required 15-foot setback from the roof edge. This shall be demonstrated on the construction drawings as part of the building permit plan check review.

29. Prior to the issuance of the first building permit, the applicant shall contribute to the provision of affordable housing in accordance with the Downtown Plan by providing an in-lieu public benefit fee payment to the City of Santa Cruz of $5.00 per additional square foot of floor area above the base height limit as required by the certified Local Coastal Program.

In addition, prior to the issuance of a certificate of occupancy, the applicant shall enter into a recorded agreement with the City of Santa Cruz to implement an affordable workforce housing program whereby the hotel operator would lease no fewer than four market rate offsite dwelling units located within the City of Santa Cruz (studios and 1-bedrooms, at the applicant’s discretion), with preference for units in the downtown area, and make them available at subsidized rents for qualifying low or very-low income employees of the hotel

25.1.59 as affordable workforce housing for a period of 20 years. The agreement shall be subject to the review and approval of the Economic Development & Housing Director. If required by applicant’s lender as a condition to any construction or other financing to be secured by the hotel, such agreement shall also be fully subordinated to the deed of trust in favor of such lender. Rents shall be subsidized such that hotel workers would be paying no more than 30% of their income, with income verification conducted by the hotel operator. Compliance monitoring shall occur on an annual basis and require the hotel operator to provide a certification and sworn affidavit, in a format to be agreed upon by the applicant and the City of Santa Cruz, indicating how the project is complying with the program, the location and type of unit leased, and amount paid for rent. In the event that the applicant demonstrates that, despite good faith efforts, it is not feasible to implement the program described above prior to occupancy, the applicant may alternatively provide an in-lieu public benefit fee equivalent to the average construction cost of providing four low-income units, similar to the in-lieu fees authorized in compliance with Section 24.16.030(6) of the City’s Zoning Ordinance, which shall be calculated based on the average production cost per unit of the three most recently completed affordable housing projects in the City of Santa Cruz.

30. If a vibratory ground improvement system, such as vibro replacement stone columns (VSCs), is selected for the project, require vibration data be provided by the ground improvement contractor prior to construction so that potential effects to adjacent structures can be evaluated, and that continuous vibration monitoring be performed during installation of the VSCs to make sure structural vibration criteria is not exceeded.

31. Prior to building permit issuance or at a later time, no later than certificate of occupancy, with said payment timing subject to the discretion of the Director of Public Works, the applicant shall contribute fair-share payments for improvements at the following intersections: Front/Soquel (signal timing and lane modifications); Front/Laurel (westbound lane addition and north and south right-turn overlap); and Pacific/Laurel (southbound leftturn lane addition), consistent with the EIR prepared for the Downtown Plan Amendments in 2017.

DURING CONSTRUCTION:

32. All refuse and recycling activities during construction shall be done in accordance with Chapter

6.12 of the Santa Cruz Municipal Code. Be aware that private companies offering refuse or debris box services are not allowed to operate within the City limits, except under certain limited circumstances detailed in Chapter 6.12.160.

33. Any person exercising a development permit or building permit who, at any time in the preparation for or process of excavating or otherwise disturbing earth, discovers any human remains of any age or any artifact or any other object which reasonably appears to be evidence of an archaeological/cultural resource or paleontological resource, shall:
a. Immediately cease all further excavation, disturbance, and work on the project site; b. Cause staking to be placed completely around the area of discovery by visible stakes not more than ten feet apart forming a circle having a radius of not less than one hundred feet from the point of discovery; provided, that such staking need not take place on adjoining property unless the owner of the adjoining property authorizes such staking;

25.1.60 c. Notify the Santa Cruz County sheriff-coroner and the city of Santa Cruz planning director of the discovery unless no human remains have been discovered, in which case the property owner shall notify only the planning director; d. Grant permission to all duly authorized representatives of the sheriff-coroner and the planning director to enter onto the property and to take all actions consistent with this section.

34. Grading shall be done during periods of dry weather and protective measures shall be incorporated during grading to prevent siltation from any grading project halted due to rain.

35. Prior to site grading or any disturbance all trees and/or tree stands indicated for preservation or approved plans shall be protected through fencing or other approved barricade. Such fencing shall protect vegetation during construction and shall be installed to the satisfaction of the Director of Planning and Community Development.

36. The project shall implement all recommendations of the arborist report by Kurt Fouts dated April 13, 2021.

37. All new trees shall be a minimum 15-gallon size.

38. The project shall implement all recommendations of the two noise assessment studies: 1)The Cruz Hotel, Santa Cruz, CA prepared by Salter Inc. dated March 2022; and 2) Construction Noise Control & Operational Assessment prepared by SM&W dated March 13, 2024.

39. All diesel-fueled off-road construction equipment greater than 75 horsepower shall be zero-emissions or equipped with California Air Resources Board (CARB) Tier 4 Final or Interim compliant engines. Alternatively, CARB Tier 2 or 3 compliant engines may be used if CARB Level 3 Verified Diesel Emissions Control Strategy (VDECS) filters are added to each piece of off-road diesel-fueled equipment.

PRIOR TO BUILDING PERMIT FINAL/OCCUPANCY:

40. The development of the site shall be in substantial accordance with the approved plans submitted and on file in the Department of Planning and Community Development of the City of Santa Cruz. All aspects of construction must be completed prior to occupancy. Major modifications to plans or exceptions to completion may be granted only by the City authority which approved the project.

41. All landscaping shall be installed prior to final utility release or issuance of occupancy permits, and shall be subject to a minimum 1 year establish period with warranty.

42. All new mechanical equipment and appurtenances, including gas and water meters, electrical boxes, roof vents, air conditioners, antennas, etc. visible from the public way and from adjacent properties, shall be screened with material compatible with the materials of the building and shall be subject to the approval of the Zoning Administrator.

25.1.61 43. Prior to final occupancy, the applicant shall file a trespass letter with the Santa Cruz Police Department (SCPD) in accordance with Santa Cruz Municipal Code section 9.60.012 providing SCPD the authority to remove trespassers on the premises when closed to the public.

44. Prior to final occupancy, the applicant, or its assignee, shall enter into Revocable License Agreement(s) for operation and maintenance of the extension area(s), including but not limited to the outdoor dining or other uses by the property owner(s) or tenant(s) on public property.

This requirement shall apply regardless of any easement rights that may be granted. The Owner may use credits, if established by the aforementioned Maintenance Agreement, toward any applicable Extension Area fees required by the City for such Extension Areas.

45. Perpetual Maintenance. Prior to Issuance of a Certificate of Occupancy for the Project, Owner shall execute an Agreement with the City by which the Owner shall provide, at Owner's sole cost, the ongoing maintenance, integrated pest control, and security of all exterior areas of the project, including, without exception, all public and extension areas, such as landscape, furnishings, lighting, and improvements along the Riverwalk as well as the Maple Paseo. This Agreement may establish maintenance credits for the Owner toward any applicable Extension Area Fees based upon Owner's annually documented cost of maintenance and security for the public areas. Owner shall be responsible for the periodic rehabilitation or replacement of certain furnishings, improvements, and landscape matter identified within the Maintenance Agreement.

OPERATIONAL CONDITIONS:

46. The project plans shall specify exterior lighting that is downcast and avoids up-lighting and spotlighting. During operation of the project, non-emergency lighting shall be turned off (such as by automatic shutoff), or shielded, at night to minimize light from buildings that is visible to birds, especially during bird migration season (February-May and AugustNovember).

47. Prior to issuance of a certificate of occupancy for the Project, including any Temporary Certificates of Occupancy, Owner shall execute an Agreement with the City to memorialize Owner’s obligation to provide hotel guests with a voluntary option to provide a financial contribution to the City for (1) affordable housing creation and preservation, (2) addressing and reducing conditions of homelessness in the City, and (3) projects or purposes that benefit the Santa Cruz Riverwalk and related environmental conservation, activation, and restoration efforts, such as programs or initiatives by the City, Coastal Watershed Council or similar community organizations. Owner shall allow hotel guests to direct the payment of any fee to one or more of the designated purposes. All payments provided by hotel guests in connection with the voluntary fee program will be remitted to the City in the same manner as transient occupancy taxes.

48. Prior to commercial/business use of a building or site, owners or tenants shall obtain a Zoning Clearance/Occupancy Permit from the City Planning Department and a Business License from the City Finance Department.

25.1.62 49. The use shall operate in conformance with Chapter 9.36 of the Municipal Code (Noise).

50. The applicant shall enter into a Revocable Expansion Area Agreement with the City that will outline the allowable uses, and hours of operation. Any entertainment must adhere to the requirements of Condition #64 and must be conducted according to City rules and in a manner that does not create a public or private nuisance. Any Public/Major Special Events on the premises shall be conducted in accordance with Chapter 10.64 of the Municipal Code, with requisite permit applications being filed in accordance with the timelines outlined therein. Subsequent to occupancy of the premises, all landscaping shall be permanently maintained. The City reserves the right to reserve outdoor public property for events, provided such events do not prohibit existing or planned activities otherwise authorized in the Revocable Expansion Area Agreement.

51. Street front entries shall remain unlocked and unblocked and shall remain in use during store hours.

52. 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.

53. Turn non-emergency exterior 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).

54. Any signage for commercial spaces shall obtain a Sign Permit and any required building permit prior to installation of such signage.

55. All outdoor furniture (e.g., tables, chairs, retailing stands) shall be durable, well maintained, and of a high quality, suitable for outdoor use; such furniture shall be light, not heavy or massive in nature, to ensure that it does not visually dominate the street.

56. The design materials and colors used for outdoor chairs, tables, display stands, lighting, and other fixtures (including umbrellas and awnings) shall be generally consistent with both the architectural style and colors used on the building façade.

57. The Riverwalk extension area shall be managed and maintained in a manner to keep it clean, safe, nuisance free, and consistent with other laws and regulations.

58. Outdoor moveable furniture shall be removed at the close of business hours.

59. Stairwell entrances shall be secured and shall be accessible to police and other emergency responders.

60. Alcohol present at location must be served in accordance to the existing Alcohol Beverage Control license conditions.

25.1.63 61. Intoxicated people will not be served and/or consume alcohol on the premises. Persons under the age of twenty-one (21) will not be served and/or consume alcohol.

62. Persons serving alcohol shall attend a Responsible Beverage Service type class with the Santa Cruz Police Department (or other approved agency).

63. An operational and recorded video surveillance system is to be in place on the premises. The system shall provide video surveillance coverage of all common areas where alcoholic beverages are served and consumed, and shall also provide video surveillance coverage of the exterior of the premises, including the entire parking lot and interior parking garage, all building and garage vehicle and pedestrian entry/exit areas, all common stairwells (including emergency stairwells), all elevators, lobby areas (including elevator lobbies), all common residential floor hallways (all floors), any exterior courtyards, any entertainment areas, and any common pool or recreational areas. The system must maintain at least twenty eight (28) days of recorded video storage which must be made available to law enforcement when requested.

64. Live entertainment is permitted with the hotel and on the riverwalk, subject to the approval and issuance of a revocable Entertainment Permit from the Police Department and subject to the following conditions:
a) Within the restaurant (interior and exterior) and outdoors within the Riverwalk extension area, live entertainment shall be incidental only and shall only occur between the hours of 8:00 a.m. and 10:00 p.m.
b) For indoor events, such as weddings or conferences, live entertainment shall be permitted pursuant to the conditions of an Entertainment Permit and shall comply with the City’s noise ordinance.
c) Live entertainment, including DJ’s, is not permitted at rooftop deck and pool area without a modification of this permit.
d) Hours of events may be further limited at any time at the discretion of the Police Department in order to fulfill nuisance avoidance or other objectives. e) Entertainment Permits shall be conditioned to ensure that any uses operate in a manner that does not create a public or private nuisance related to noise or other issues. f) The number of events is not limited by this permit and shall be specified as part of an Entertainment Permit.
g) Entertainment Permit conditions can be modified by the Police Department, and any Entertainment Permit is revocable if non-compliance occurs.

65. Exterior lighting is to be in place on the premises. The exterior of the premises, including the parking lot, interior garage areas, and vehicle and pedestrian entry/exit areas, should have sufficient lighting for security purposes.

66. Borders shall be in place separating any outdoor seating area and any public space to provide separation between any alcohol service area and any public area. The borders shall not be topped with a flat surface to avoid alcoholic beverage placement.

25.1.64 67. A sign shall be posted in a conspicuous space at the entrance/exit points of any outdoor patio area(s) onto any public area(s), which shall state, NO ALCOHOLIC BEVERAGES BEYOND THIS POINT. Said sign shall measure no less than seven inches by eleven inches (7 x 11), and contain lettering no less than one (1) inch height.

68. A general property map indicating room/area (residential, banquet, recreational, etc.) locations shall be posted in a visible location at the main access point to the property, and a general floor map shall be posted in a visible location at the main access points to each floor.

69. All common areas (e.g., trash enclosure, storage, laundry, maintenance, community, lobby, bike room, etc.) shall be secured and only open to guests/employees via a locking mechanism.

70. The hotel shall have a public telephone listing.

71. The hotel shall provide evidence of the adoption and implementation of responsible beverage service (RBS) policies and practices, including but not limited to participation in a formal RBS training program. For the purposes of this subsection, “formal RBS training program” shall mean any program from a list of vendors or programs approved by the Santa Cruz police department.

72. Employees shall be at least twenty-one years of age to sell and serve alcohol.

73. The applicant must bear the cost of modifications or cease operations if, subsequent to the approval of a administrative use permit, it is determined pursuant to Section 24.12.1110 that the establishment constitutes a public nuisance.

74. Replacement plant material shall be, to the extent feasible, consistent with the Project’s approved plant palette, or shall endeavor to be low allergen, drought tolerant, and native.

75. The Project owner shall endeavor to employ sustainable practices of integrated pest management and non-toxic pest control for management of pests and vectors that may occur on or about the project from time to time.

VOLUNTARY COMMUNITY BENEFIT CONDITIONS BY THE APPLICANT:

The following conditions proposed by the applicants are voluntary and are directly linked to the Coastal Permit. Given that these are voluntary, the applicant has conditioned these contributions will be null and void upon an appeal of the project to the Coastal Commission and a finding of substantial issue as part of the Coastal Permit appeal process.

76. As an additional condition of approval for the Coastal Permit only, as voluntarily agreed to by the applicant, the project shall make the following payments prior to the certificate of occupancy being issued, unless otherwise specified:

25.1.65 a. Prior to final occupancy, the applicant shall provide a one-time financial contribution to the Santa Cruz Hostel Society in the amount of $50,000. b. Prior to final occupancy the applicant shall provide the Boys and Girls Clubs of Santa Cruz County with a one-time contribution in the amount of $50,000 to assist with revitalization of its indoor swimming pool at the Downtown Santa Cruz club house. c. Prior to final occupancy the applicant shall provide the City of Santa Cruz with a onetime contribution in the amount of $50,000 to the City’s “Santa Cruzer” downtown and beach shuttle program.

77. Tower viewers for visitors shall be provided on site to view the river habitat.

78. The hotel shall provide bike rentals that are free of charge to the public for the first 90 minutes.

79. The hotel shall provide free public Wifi access at the Paseo and Riverwalk within the vicinity of the hotel.

80. Final building floorplans shall indicate that no fewer than three family suites with bunk beds are included to accommodate families of four or five without the need to book multiple rooms. Said family suites shall be maintained throughout the duration of the project.

81. The hotel owner shall provide no fewer than three community days per year for local nonprofit organizations to have access to the hotel’s rooftop facilities or conference facilities for community uses, such as fundraisers or events, at cost (e.g., Boys and Girls Club of Santa Cruz County, Nueva Vista Community Resources, and similar organizations). The Hotel Owner shall work with the Economic Development and Housing Department to establish rules, guidelines, and processes for reservation of community days.

82. Amenities such as the restrooms, Riverwalk and Paseo improvements, bar and restaurant services will remain publicly accessible during operating hours, subject to rules and regulations approved by the City in writing.

83. Lower-Cost Overnight Accommodations. Prior to issuance of the first building permit, to help ensure that overnight accommodations are available at a range of price points in the Coastal Zone, the applicant shall provide onsite accommodations and pay an in-lieu fee as set forth below.

A. Concurrent with a building permit application, Applicant shall submit, for the Planning Director's review and written approval, two full-size sets of revised project plans for the proposed development. The final plans shall include no less than six family suites, approximately 470 sf in size, that can accommodate families of four or more (which may or may not include bunk beds, pullout sofas, and other amenities designed to increase occupancy for families of four), and which also include kitchenettes so that families can prepare meals.

B. At the time of building permit issuance, the Applicant shall pay an in-lieu fee for lowcost visitor accommodations according to the following formula. The in-lieu fee shall be

25.1.66 determined by calculating the product of 25% of the total number of rooms in the project at the time of building permit issuance (not including suites provided pursuant to the preceding paragraph) and a fee of $144,750 per room, which fee shall be subject to any increase due to inflation based on the Turner Building Cost Index from the date of final approval up until the date of payment. That amount shall then be adjusted to reflect a credit for the following:
(1) the amount of the in-lieu public benefit fee required by Condition 30 for housing that would be payable prior to occupancy (i.e., $5.00 per additional square foot of floor area above the base height limit, plus the equivalent BMR in-lieu fee for four low-income units, with the understanding that the election to either provide units or pay the additional fee would not occur until prior to occupancy), and (2) the $50,000 contribution to the Santa Cruz Hostel Society and $50,000 contribution to the Boys and Girls Clubs of Santa Cruz County subject to review and approval by the Planning Director. Concurrent with submitting a building permit application, the Applicant shall provide the Planning Director with all information requested by the Planning Director for purposes of calculating the amount of the in-lieu fee and associated credits, which such determination shall be made at the discretion of the Planning Director.
i. The City of Santa Cruz shall deposit the in-lieu fee into one or more interest bearing trust account(s) that are actively managed by the City. The purpose of the account shall be to establish, promote or improve lower-cost overnight visitor accommodations, such as lower-cost hotel and motel rooms, hostel beds, tent campsites, cabins or campground units, at appropriate locations within the City of Santa Cruz or greater Santa Cruz County.

The expenditure of any funds by the City of Santa Cruz to (1) the Santa Cruz Hostel Society or (2) to the County of Santa Cruz for purposes of providing overnight accommodations at Greyhound Rock County Park is permitted without further approval by the Executive Director of the California Coastal Commission. ii. If the City of Santa Cruz intends to utilize the funds for anything other than the preapproved purposes outlined above, the City of Santa Cruz shall provide notice to the Executive Director of the California Coastal Commission of the intended recipient(s) and obtain the Executive Director’s written approval of the recipient(s) prior to the expenditure of any funds.
iii. Prior to the City’s approval of any expenditure, the entity accepting the funds shall enter into a memorandum of understanding with the City which must include the following:
(1) a description of how the funds will be used to establish, promote or improve lowercost accommodations (generally defined as accommodations that are made available at a daily rate that is 75% or less relative to the average statewide average rate for overnight accommodations);
(2) a requirement that the entity accepting the funds must maintain operations of the accommodations at a lower-cost rate;

25.1.67 (3) an agreement that the entity accepting the funds will obtain all necessary regulatory permits and approvals, including but not limited to, a coastal permit for development of the lower-cost accommodations, if necessary.

iv. If any portion of the funds remain in the City’s interest-bearing account seven years after the funds have been deposited, then the City shall donate the remaining amount to one or more of the State Park units or non-profit entities providing lower-cost visitorserving amenities in a Santa Cruz County, Monterey County, or San Mateo County jurisdiction within the coastal zone or other organization acceptable to the Executive Director. The Executive Director may extend the seven-year deadline to expend the funds for good cause if the City makes a request in writing prior to expiration of the deadline.

25.1.68 04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED A0.00
SITE

WEST CLIFF DRIVE

SANTA CRUZ
WHARF

SANTA CRUZ BEACH

BOARDWALK

SANTA CRUZ
BEACH

SANTA CRUZ

RIVERWALK

BEACH HILL
STAIRS

THE RIVERFRONT

PROJECT

ANTON PACIFIC

PROJECT

WARRIORS
ARENA

COVER PAGE &

PROJECT INFO

VICINITY MAP PROJECT TEAM DIRECTORY DRAWING INDEX

SITE SUMMARY/PROJECT DATA

GROSS SF SUMMARY

APPLICABLE CODES AND STANDARDS

BICYCLE PARKING & VEHICULAR PARKING

ARCHITECTURE
A0.01 THE CRUZ HOTEL PROJECT NARRATIVE
A0.02 PROJECT RENDERING
A0.03 PROJECT RENDERING
A0.04 PROJECT RENDERING
A0.05 PROJECT RENDERING
A0.06 PROJECT RENDERING
A0.07 PROJECT RENDERING
A0.08 PROJECT RENDERING
A0.09 PROJECT RENDERING
A0.10 PROJECT RENDERING
A0.11 PROJECT RENDERING
A0.12 PROJECT RENDERING
A0.13 PROJECT RENDERING
A0.14 PROJECT RENDERING
A0.15 PROJECT RENDERING
A0.16 PROJECT RENDERING
A0.17 PROJECT RENDERING
A0.18 PROJECT RENDERING
A0.19 PROJECT RENDERING
A0.20 PROJECT RENDERING
A1.01 SITE / PARCEL PLAN
A1.02 FLOOR PLAN - LEVEL 1 (FRONT STREET)
A1.04 FLOOR PLAN - LEVEL 2 (RIVERWALK)
A1.05 FLOOR PLAN - LEVEL 3
A1.06 FLOOR PLAN - LEVEL 4
A1.07 FLOOR PLAN - LEVEL 5
A1.08 FLOOR PLAN - LEVEL 6
A1.09 ROOF PLAN
A1.10 SUB-LEVEL 1
A1.11 SUB-LEVEL 2
A1.12 SUB-LEVEL 3
A2.01 PERSPECTIVE BUILDING VIEWS
A2.02 PERSPECTIVE CONTEXT VIEWS
A2.03 PERSPECTIVE CONTEXT VIEWS
A3.01 TRANSVERSE BUILDING SECTIONS
A3.02 LONGITUDINAL BUILDING SECTION & CONTEXT
A4.01 EXTERIOR ELEVATIONS
A4.02 EXTERIOR ELEVATIONS
A5.01 MASSING ANALYSIS
A5.02 SOLAR STUDY - SUMMER & WINTER SOLSTICE
A5.03 PROGRAM/USE PLANS
A5.04 PROGRAM/USE PLANS
A5.05 PROGRAM/USE PLANS
A5.06 FIXTURE COUNT/CALC PLAN
A5.07 FIXTURE COUNT/CALC PLAN
A5.08 FIXTURE COUNT/CALC PLAN
A5.09 TRASH EXHIBIT
A5.10 BIKE PARKING EXHIBIT
A5.13 PROJECT RENDERING
# TITLE # TITLE # TITLE PLANNING SUBMITTAL PLANNING SUBMITTAL

PLANNING SUBMITTAL

PLANNING SUBMITTAL

THE CRUZ HOTEL
APPLICATION # CP21-0051
OWNER:

SCFS VENTURE LLC
372 COURT STREET, 2ND FLOOR
BROOKLYN, NY 11231
CONTACT:

STEPHEN CHAN
EMAIL: [email protected]

OWEN LAWLOR
EMAIL: [email protected]
ARCHITECT:

BCV ARCHITECTURE + INTERIORS
1527 STOCKTON STREET, FOURTH FLOOR
SAN FRANCISCO, CA 94133
CONTACT: CHRIS VON ECKARTSBERG, AIA
M: (415) 722-8754
EMAIL: [email protected]
GENERAL CONTRACTOR:

TBD
CONTACT: TBD
T: TBD
EMAIL: TBD
LANDSCAPE:

CMG LANDSCAPE ARCHITECTURE
444 BRYANT ST, SAN FRANCISCO, CA 94107
CONTACT: JAMIE PHILLIPS
T: (415) 757-2031
EMAIL: [email protected]
JONI L. JANECKI & ASSOCIATES, INC.
515 SWIFT ST. SANTA CRUZ, CA 95060
CONTACT: JONI L. JANECKI
T: (831) 423-6040 x201
EMAIL: [email protected]
CIVIL ENGINEERS:

BKF ENGINEERS
1730 N. FIRST STREET, SUITE 600,
SAN JOSE, CA 95112
CONTACT: MITCH BURLEY
T: (408) 467-9141
EMAIL: [email protected]
GEOTECHINCAL:

ROCKRIDGE
270 GRAND AVENUE,
OAKLAND, CA 94610
CONTACT: CLAYTON PROTO
T: (510) 420-5738 X120
EMAIL: [email protected]
STRUCTURAL ENGINEERS:

IMEG CORP
160 PINE ST SUITE 350 SAN FRANCISCO, CA
94111
CONTACT: JOSEPH M. GULDEN
T: (415) 541-9477
EMAIL: [email protected]
TRANSPORTATION:

FEHR & PEERS TRANSPORTATION

CONSULTANTS
160 W. SANTA CLARA STREET
SUITE 675
SAN JOSÉ, CA 95113
CONTACT: CHARLIE COLES
T: (408) 533-8976
EMAIL: [email protected]
TRASH:

AMERICAN TRASH MANAGEMENT, INC.
1900 POWELL STREET
SUITE 220
EMERYVILLE, CA 94608
CONTACT: SCOTT BROWN
T: (415) 377-0644
EMAIL: [email protected]
Per SCMC 24.22.366, Floor Area: The sum of the gross horizontal real floor area within the perimeter of the outside walls of all buildings, including accessory buildings and accessory dwelling units, on a lot as measured from the exterior surface of the exterior walls, with no deduction for hallways, stairs, closets, wall thickness. The area includes covered residential parking and is the total of all stories. Stairways shall count only once for floor area, however, any portions of buildings, including stairwells, over seventeen feet in interior height, are counted twice for the purposes of computing floor area. Uncovered courtyards or atriums enclosed by three sides and with the space open to the street above the first floor do not count as floor area. Unenclosed porches, balconies, decks, patios, roof overhangs and similar architectural features and non-habitable basements that are fully subterranean below finished grade do not count as floor area.

LANDSCAPE
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE MATERIALS IMAGES
L1-3 LANDSCAPE PLANT LIST AND IMAGES
L2-1 LANDSCAPE VIEWS AND SECTION
L2-2 LANDSCAPE VIEWS
CIVIL
C1.1 TITLE SHEET
C1.2 CONSTRUCTION NOTES
C2.1 EXISTING CONDITION PLAN
C3.1 DEMOLITION PLAN
C4.1 GRADING PLAN
C5.1 UTILITY PLAN
C6.1 STORM WATER CONTROL PLAN
C7.1 EROSION CONTROL PLAN
C7.2 EROSION CONTROL PLAN
C8.1 CONSTRUCTION DETAILS
C8.2 CITY STANDARDS DETAILS
28,289 SF
27,488 SF
28,302 SF
23,991 SF
20,775 SF
22,156 SF
2,599 SF
153,601 SF

MISC SPACES (NOT INCLUDED IN GROSS AREA)
8,833 SF
4,774 SF
1,208 SF
4,563 SF
28,389 SF
28,389 SF
28,389 SF
* NOTE: sf taken to outside of walls
* NOTE: refer to Program/Use Plans (A5.05~A5.07) for detailed breakdown * NOTE: sf is approx. and subject to change as more information is known LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
TOTAL:

SITE PARCELS 35, 51, 29, 43 & 48 TOTAL : 32,161 SF
BUILDING LOT COVERAGE: 27,880 SF
GROSS BUILDING AREA: 153,605 SF
FAR TOTAL SITE (PARCELS 34,35, 51, 29, 43 & 48): 4.23
FAR BUILDING PARCELS (PARCELS 35, 51, 29, 43 & 48): 4.77

OCCUPANCY CLASSIFICATION &
OCCUPANT LOAD:

TYPE OF CONSTRUCTION:

NUMBER OF STORIES:

SEE ATTACHED PROGRAM USE

PLAN FOR DEATILED SUB DIVISION
TYPE I
6 BUILDING GROSS FLOOR AREA

BICYCLE PARKING VEHICULAR PARKING (VALET)
202 - 214 SPACES (199 - 211 AUTOMATED + 1 STANDARD + 2 ADA VAN) *SEE ATTACHMENT FOR DEMAND CALCULATIONS

LOCATION
LEVEL 1 (FRONT STREET)
LEVEL 2 (RIVERWALK)
TOTAL
CLASS 1
68 0
68 CLASS 2
32 24
56 324 FRONT STREET, SANTA CRUZ, CA 95060
APN: 005-151-48,43,29,51,34,35
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
The proposed project is contingent upon the acquisition of publicly owned land, including a parcel to the north (APN 005-151-035) and a portion of a second parcel to the south (APN 005-151-48) from the City of Santa Cruz, subject to applicable provisions of the Surplus Lands Act. As a significant public benefit, the applicant would also commit to designing, constructing and maintaining an approximately 50’ wide public paseo on a contiguous parcel (APN 005-151-34), which would continue to be owned by the City of Santa Cruz.

A0.00 COVER PAGE & PROJECT INFO
Proposed occupancy will not store or use hazardous materials in excess of those allowed in CBC 307 unless stored or utilized in control areas or reclassified as a high-hazardous occupancy (Group H) per CBC and CFC.

CITY OF SANTA CRUZ DOWNTOWN PLAN
• FRONT STREET / RIVERFRONT CORRIDOR
• ADDITIONAL HEIGHT ZONE B
CALIFORNIA CODE OF REGULATIONS TITLE 24
• PART 1 - 2022 CALIFORNIA ADMINISTRATIVE CODE
• PART 2 - VOLS 1&2 2022 CALIFORNIA BUILDING CODE,

INCLUDING APPENDICES H, I, AND O
• PART 3 - 2022 CALIFORNIA ELECTRIC CODE
• PART 4 - 2022 CALIFORNIA MECHANICAL CODE
• PART 5 - 2022 CALIFORNIA PLUMBING CODE
• PART 6 - 2022 CALIFORNIA ENERGY CODE
• PART 9 - 2022 CALIFORNIA FIRE CODE
• PART 11 - 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE • PART 12 - 2022 CALIFORNIA REFERENCED STANDARDS CODE
NATURAL GAS-FREE DESIGN AS REQUIRED BY SCMC 6.100
ON STRUCTURE AMENITIES (COURTYARDS + ROOFDECK )

GROSS GUESTROOM TERRACES

ON ROOF MECHANICAL

OFF STRUCTURE AMENITIES
SUBTERRANEAN PARKING LEVEL 1
SUBTERRANEAN PARKING LEVEL 2
SUBTERRANEAN PARKING LEVEL 3

25.1.69 A0.01
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED NUM: 1296 ISSUE DATE: 7/2/2021

PROJECT NARRATIVE

THE CRUZ HOTEL PROJECT NARRATIVE

ARCHITECTURE FIRM BACKGROUND
BCV Architecture + Interiors is a full-service Planning, Architecture and Interiors firm with offices in San Francisco and New York. In its 24 years of diverse enterprise, BCV has captured Northern California’s passion for quality, craft and authenticity. Focusing on communities rather than just structures, BCV’s placemaking portfolio includes the iconic San Francisco Ferry Building Marketplace, Napa’s Oxbow Public Market, Downtown Walnut Creek’s Broadway Point, the Marin Country Mart, a revitalized Ghirardelli Square, and the transformational new retail and entertainment districts upcoming at Treasure Island and Los Angeles’ Hollywood Park. Striving for placemaking that amplifies local culture, BCV’s work is grounded in four key philosophies: Broad Expertise (the notion that architecture and design are richest when informed by the breadth and complexity of the human experience); Culture Driven (that projects resonate when they are highly responsive to the dynamics of local culture and community); Sustainable Approach (a belief that elevated sustainable design is not only eco-friendly but also deeply rooted in context); and Exquisite Detail (an understanding of the importance of crafted detail in defining an overall sense of place).

With these underpinnings, BCV Architecture + Interiors seeks solutions that are striking, elegant, highly contextual, and simultaneously both timely and timeless. We strive to design projects that are vibrant public places, sustaining and enriching the lives of inhabitants and visitors alike. With this submittal, we look forward to realizing such a destination at The Cruz Hotel.

OVERVIEW / SITE
The Cruz Hotel (a current placeholder name), proposed to be situated along the San Lorenzo Riverwalk at the intersection of Front and Laurel Streets, is envisioned as a vibrant new Santa Cruz community hub and pedestrian gateway to Santa Cruz. As the first new Downtown hotel development in over 90 years, The Cruz will be a beacon lifestyle lodging product, tailored to the market and fully embracing the Santa Cruz Lifestyle where beach culture, active outdoors, and cutting-edge work converge.

In addition to embodying and celebrating this unique Santa Cruz cultural mix, The Cruz Hotel will sit adjacent to the key intersection of the Riverwalk and the Laurel Street Bridge. Overlooking the natural river bend and anchoring the southern portion of Downtown, across Laurel Street from the Warriors’ arena, The Hotel is envisioned to be a landmark building at the nexus point between city and beach - a physical and metaphorical notion that has provided inspiration and vision for the character and program of this project. The project recreates a new important visual entrance to Downtown for those approaching over the Broadway/Laurel Street Bridge.

Conceived as a public square as much as a hotel, The Cruz, with its prominent location; diverse, publicly accessible indoor/outdoor amenities; and its direct connection to the levee, Downtown and beach, will be a catalyst infill project that will complement and further expand upon the emerging mixed-income / mixed-use district that runs along the Riverwalk, across Front Street, and south of Laurel. The Cruz Hotel will take its cues from its natural surroundings, rich cultural context, and the unique vibe and active lifestyle of the community. It’s envisioned to be a creative, relaxed environment to congregate and socialize, and an active home base to explore Santa Cruz.

Following the environmental heritage of Santa Cruz, the property will deploy sustainable materials and techniques and operate with environmental sensibility – utilizing energy efficiency and passive building design without sacrificing guest comfort or experience. The hotel will also tap into Santa Cruz’s vibrant arts, food, and sports scene, as well as its artwork and programming and inspiration, creating foundational partnerships in food, design, art, entertainment, surfing, biking, music and culture.

BUILDING CONCEPT / MATERIALS
Santa Cruz’s architectural context is rich and eclectic, the result of a history of disparate architectural styles that left their marks on the city. The native Ohlone, or Uypi inhabitants, developed living spaces directly related to their natural environment. From Spanish-styled adobe structures in the 1790’s, to architectural styles such as Greek Revival, Gothic Revival, Italianate, Stick, Eastlake, Romanesque Revival, Colonial, Mission Revival, Shingle, and the California Bungalow designs of the 1920’s (per SCAH), there is no singular dominant architectural “style” of Santa Cruz, perhaps symbolic of a broader cultural eclecticism that is welcome in this quintessential California beach town.

Despite this vast range of architectural expression, a select few buildings emerged over time as salient structures in this diverse Santa Cruz landscape. These include: The Octagon on Cooper Street; the landmark Santa Cruz County Courthouse (a.k.a. the “Cooper House,” built in 1896, remodeled in 1949, and demolished after the 1989 Earthquake); the adjacent Neary Building (circa 1900, which echoes the Cooper House’s “Richardson-Romanesque-Revival” design); the bicentennial memorial Town Clock; and the Mark Abbott Memorial Lighthouse (built 1967, now home to the Santa Cruz Surfing Museum). Each of these buildings emerged as timeless, well-crafted and iconic, in part because of their durable construction and well-balanced proportions.

Inspired by the legacy and civic impact of these structures and supported by the Downtown Plan’s endorsement of brick as an appropriate development material, the design for The Cruz Hotel combines a brick base with elegant frames of precast concrete or cement plaster above. The quality, craft and sense of scale of this façade treatment will contribute to the project’s authentic sense of place and iconic presence. The Cruz Hotel re-interprets and builds further upon these legacy structures with the integration of a satin glaze cover finish on the ground-level brick – a move that will imbue the building both with a crisp modern appearance and a gentle shimmer in the ever-changing Santa Cruz light. This satin glaze will also add to durability and provide a lower-maintenance finish in this seaside climate. Emblematic of this location’s juxtaposition between city and beach, this deep indigo-charcoal brick then sets off against the airy, warm, light colored panels at all levels above.

The robust exterior walls provide the project’s outer “protective shell,” a boundary to the calm, internal hospitality refuge within. However, these walls give way to expansive operable glazed openings throughout the project, dramatically extending interior spaces to vistas, landscapes, views and terraces.

Additionally, the carefully detailed articulation of the project’s architectural openings is a modern nod toward classic lines of historic architecture. Seen from afar and up close, the simple, stacked bond brick base, combined with the stacked panels above, provides modern modularity and repetition that recalls the nature of masonry and contributes to the building’s restrained aesthetic. Overall, this project’s clean-lined modern interpretation of classic architecture imbues the project simultaneously with a sense of timeliness and timelessness.

Tertiary components to the architectural palette include dark metal door and window systems punctuating each opening, while composite wood-clad aluminum slats provide translucent screening and a material counterpoint to the concrete and masonry. Notably, this refined architectural slat-work marks key building entry points and wraps the window systems at the Front Street Level 2 meeting rooms and events spaces, allowing full window operability and views out while also providing privacy. The overall orchestration of the walls and wood slat infills creates a modern textural and tonal interplay with light that helps define the individuality of this building.

Further, the project interiors are conceived to have a synergy and continuity of materiality with the exterior architecture – a move that will build toward an authentic sense of place at The Cruz Hotel. Layers of warm, complementary, honest, and sustainable materials, lighting, and soft furnishings will provide for relaxed, elegant and distinct environments.

Finally, and perhaps most notably, The Cruz Hotel is conceived as a direct response to what a post-pandemic hospitality experience might aspire to be in a location such as Santa Cruz. Anticipating both a renewed demand for personal and community connectivity, as well as the enduring desire for privacy and connection to air and outdoors, the design provides a compact and efficient layout, where publicly inhabited spaces are located against the exterior boundary. As such, from guest room to restaurant and lobby, to meeting rooms and ballrooms, all are afforded the ability to physically open wide to the outside through the integration of expansive operable door and window systems, effectively rendering publicly inhabited interior spaces as open-air terraces when temperature permits. When the weather precludes this transformation, oversized glazed and thermally insulated openings combine with cutting edge mechanical ventilation, air-exchange, and filtration technologies to maintain a dramatic visual indoor/outdoor connection, as well as to increase the safety, health and well-being of all inside of the building.

PROGRAM
The “heart” of The Cruz Hotel undoubtedly will be the community that it will be a part of, as the project is programmed to serve not only overnight guests, but locals alike, through its diverse collection of public amenities.

The Cruz Hotel encompasses nearly 150,000 square feet of hotel and public amenity program. Dispersed over six levels, the planning and design resolution takes full advantage of the site conditions. With prominent orientations on all four sides (Front Street to the west, Maple Alley to the north, the Riverwalk to the east, and Laurel Bridge to the south), the project effectively called for a building with no “back.” As such, careful consideration in programming adjacencies and site planning yielded a clear organizational system that conceals back of house functions from the four public-facing facades.

Responding directly to the Downtown plan recommendations on the breakdown of massing, The Cruz Hotel is broken into three basic component blocks: North, Mid, and South. Facing Front Street on Level 1, most of the façade – running across all three building blocks – is composed of publicly accessible uses and key hotel arrival program elements. The main city-side hotel entry, with its lobby lounge, amphitheater seating, and “grab and go” cafe anchors the South Block and invites the public into the project. The Lobby’s entry grand stair and amphitheater is envisioned as a kind of “Spanish Steps” to Santa Cruz. The dramatic floor opening and cascading gathering space is a key architectural sectional device which connects and integrates the Front Street Hotel Entry with the Level 2 Grand Lobby. This stair and amphitheater will literally and figuratively transport visitors from the city to the airy lobby and natural environment of the Riverwalk.

The expansive Level 2 hotel Grand Lobby, anchored by the central amphitheater space, connects axially and visually to feature areas in all directions: an open-air lobby porch overlooking the Broadway-Laurel Street Bridge to the south; an informal work perch above Front Street to the west; and a feature lobby bar and spacious bar terrace to the east. Part lounge, part library, and part workspace, this hotel’s “public square” lobby is destined to become a central Riverwalk gathering space where community connections occur and where the interior and exterior life of this project converge. And, as a gesture to Santa Cruz as the birthplace of surfing on the North American continent, a drop-down cinema screen is contemplated at the west edge of the amphitheater, where classic surf films and historic Santa Cruz home movies can act as an atmospheric backdrop or a seductive nighttime beacon to passersby on Front Street.

In the Mid-Block, the Hotel’s Porte Cochere / Valet area, carved out of the building mass on Level 1, welcomes guests or events participants arriving by vehicle to a state-of-the-art automated subterranean parking system, while the North Block Level 1 houses a prominent retail location. Here, a surf or bike shop can pair with a Juice Bar to further activate the project’s new Maple Alley Paseo (beautifully crafted by Landscape Architect CMG). The paseo design seamlessly combines a gracious hardscape terrace along Front Street with a lushly landscaped, ADA accessible connection to the Riverwalk. (For further detail on the paseo and other exterior spaces, see CMG’s landscape design narrative and documents).

On the east side of the building in the Mid-Block, and adjacent to the Lobby Bar on Level 2, a chef-driven, hotel restaurant will celebrate the uniqueness of Santa Cruz’s bountiful coastline and agrarian heritage, inviting guests, locals and visitors to dine along the Santa Cruz Riverwalk. While on the Front Street west side of Level 2, an extensive array of generous and flexibly sized meeting rooms and ballrooms line the building across all three building blocks. These spaces collectively will be able to accommodate events for special celebrations as well as corporate group conferences. The Ballrooms joined together will feature 12’ tall stacking pocket sliding glass doors which will allow for an unobstructed view through from an open-air porch on the east to an expansive Events Lawn set against the Riverwalk to the west. The development team envisions this Events Lawn to be a public / private partnership amenity which, when not in use by a function, could be accessible by the general public.

The active lifestyle of Santa Cruz will also be reflected in the hotel befitting the birthplace of CrossFit, with custom bikes available on the Riverwalk and a well-equipped gym / training facility on Level 3. Additionally, an exquisite multi-level Spa will offer treatment rooms, as well as a collection of extraordinary baths that hearken to Santa Cruz’s history with the original saltwater bathhouses of the West Coast.

Finally, a key feature for this project will be the dramatic rooftop outdoor amenity space. With multiple pools, restaurant/bar service, and generous lounge seating, this dramatic hotel amenity and event space will welcome guests and visitors alike. With expansive panoramic views of the city and its surroundings, the palm-filled pool environment will be family-friendly and vibrant from morning to night when weather permits.

Perhaps it will be best from this spot, with its unique aerial 270-degree perspective, that one will be able to scan the expanse of the Santa Cruz landscape – from city to beach to mountains – breathe in the California seaside fresh air, and fully absorb the genuine spirit of what we anticipate can be a landmark project for Santa Cruz – The Cruz Hotel.

25.1.70 A0.02
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 1: CORNER VIEW FROM ACROSS THE INTERSECTION OF LAUREL STREET & FRONT STREET 1 25.1.71
A0.03
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 2: CORNER VIEW FROM ACROSS FRONT STREET
2 SAN LORENZO RIVER

25.1.72 A0.04
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 3: RIVERWALK VIEW FROM ACROSS LAUREL STREET BRIDGE 3 SAN LORENZO RIVER

25.1.73 A0.05
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 4: NORTHWEST CORNER VIEW
4 SAN LORENZO RIVER

25.1.74 A0.06
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 5: RIVERWALK VIEW LOOKING SOUTH
5 SAN LORENZO RIVER

25.1.75 A0.07
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 6: ENTRY VIEW FROM ACROSS FRONT STREET
6 SAN LORENZO RIVER

25.1.76 A0.08
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 7: ENTRY VIEW FROM NORTHWEST
7 SAN LORENZO RIVER

25.1.77 A0.09
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 8: BAR TERRACE AT RIVERWALK

SAN LORENZO RIVER
8 25.1.78
A0.10
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 9: BAR TERRACE AT RIVERWALK

SAN LORENZO RIVER
9 25.1.79
A0.11
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 10: RESTAURANT TERRACE AT RIVERWALK

SAN LORENZO RIVER
10 25.1.80
A0.12
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 11: RESTAURANT TERRACE AT RIVERWALK

SAN LORENZO RIVER
11 25.1.81
A0.13
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 12: BALLROOM / EVENT LAWN AT RIVERWALK

SAN LORENZO RIVER
12 25.1.82
A0.14
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 13: BALLROOM / EVENT LAWN AT RIVERWALK

SAN LORENZO RIVER
13 25.1.83
A0.15
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 14: MAPLE ALLEY PASEO RIVERWALK CONNECTION

SAN LORENZO RIVER
14 25.1.84
A0.16
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 15: ROOF DECK VIEW

SAN LORENZO RIVER
15 25.1.85
A0.17
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 16: ROOF DECK VIEW

SAN LORENZO RIVER
16 25.1.86
A0.18
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 17: AERIAL ROOF DECK VIEW

SAN LORENZO RIVER
17 25.1.87
A0.19
04-12-21
07-06-21
01 PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 18: SPA VIEW

SAN LORENZO RIVER
18 25.1.88
A0.20
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PROJECT RENDERING

PROJECT RENDERING
VIEW 19: AERIAL CONTEXT VIEW

SAN LORENZO RIVER
19 PROPOSED: THE CRUZ HOTEL

THE RIVERFRONT PROJECT

ANTON PACIFIC PROJECT

FRONT STREET

LAUREL STREET

SAN LORENZO RIVERWALK

SAN LORENZO RIVER

25.1.89 A1.01
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

SCFS VENTURES LLC
PARCEL
#2013‐0041214
APN:005‐151‐35 4,407 SQ. FT. 3,926 SQ. FT. 481 SQ. FT.
#2001‐0017753
APN:005‐151‐51
322 FRONT STREET
10,072 SQ. FT. 9,497 SQ. FT. 575 SQ. FT.
#2017‐0022933
APN:005‐151‐29
320 FRONT STREET
4,382 SQ. FT. 3,983 SQ. FT. 399 SQ. FT.
#2017‐0022934
APN:005‐151‐43
316 FRONT STREET
8,677 SQ. FT. 8,384 SQ. FT. 293 SQ. FT.
1786 OR 535
APN:005‐151‐48 4,623 SQ. FT. 2,090 SQ. FT. 2,533 SQ. FT.

TOTAL 32,161 SQ. FT. 27,880 SQ. FT. 4,281 SQ. FT.

CITY OF SANTA CRUZ
#2013‐0041214
APN:005‐151‐34 4,081 SQ. FT. 0 SQ. FT. 4,081 SQ. FT.
4,081 SQ. FT.

PARCEL TOTAL BUILDING FOOTPRINT ON PARCEL NON BUILDING REMAINING (HATCHED) (R= 75.6' Δ= 56°38'11" L= 7 4.73')2 (S 82°20'15" W 68.93')2 (S 32°09'00" E 37.02')2
N 79°56'59" E 91.38' (N 79°57'03" E 91.38')
N 83°23'52" E 99.46' (N 83°24'03" E 99.48')
N 83°23'28" E 114.29' (N 83°24'03" E 114.29')1
N 83°23'34" E 112.51' (N 82°22' E 112.54')2
N 83°23'25" E 106.63' (N 83°24'03" E 106.66')

7.20'
(7.20')1 56.24' (56.24')1 49.46' (49.46')1

40.54'
(40.54')1

76.58' (76.58')1,2

63.49' (63.49')1
1 77.42' (77.42') 1 49.37' (49.37') 1 50.00' (50.00') 1 50.00' (50.00') 1 48.82' (48.82') 1 40.00' (40.00') 1,2 76.53' (76.53') 1,2 63.47' (63.47')
N 83°22'45" E 115.77' (N 83°22'18" E 115.77')1

44.00' (44.00')1 33.36' (33.36')1 29.47' (29.47')1 42.92' (42.92')1

19.91'
(19.91')1
S 8°59'15" E 140.07' (n 8°57'57" 140.07')1
N 15°59'15" W 153.44' (N 15°57'57" W 153.44')1 N 14°29'15" W 62.83' (N 14°27'57" W 62.83')1 N 11°29'15" W 62.83' (N 11°27'57" W 62.83')1
(N 8°02'36" W) N 8°02'36" W 963.08'

BASIS OF BEARINGS

SITE / PARCEL PLAN

SITE / PARCEL PLAN
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT

SCFS VENTURE LLC

CITY OF SANTA CRUZ
The proposed project is contingent upon the acquisition of publicly owned land, including a parcel to the north (APN 005- 151-035) and a portion of a second parcel to the south (APN 005-151-48) from the City of Santa Cruz, subject to applicable provisions of the Surplus Lands Act. As a significant public benefit, the applicant would also commit to designing, constructing and maintaining an approximately 50’ wide public paseo on a contiguous parcel (APN 005-151-34), which would continue to be owned by the City of Santa Cruz.

TOTAL 4,081 SQ. FT. 0 SQ. FT.

Note: The drawing and parcel areas do not reflect pending changes to Front Street and Laurel Street.

25.1.90 A1.02
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED 1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
UP

FRONT LEFT
S
5'-8"
7'-91
2 "
KITCHEN PREP2
ABOVE ON LEVEL 2

BAR ABOVE
ON LEVEL 2
UP
DN

OVERHEAD UTILITY ROUTING

OVERHEAD UTILITY

ROUTING

FACE OF BUILDING ABOVE
UP

UTILITY ACCESS
HOTEL
ENTRY

WATER ENTRY
ROOM

COFFEE BAR
CAFE

POTENTIAL

LOADING
ZONE

ELEVATOR

MACHINE
ROOM
LOBBY
LOUNGE
LOBBY
STEPS

ADMIN/EMPLOYEE

SUPPORT

TELECOM
ROOM

MECHANICAL

ELEVATOR

MACHINE
ROOM

ENGINEERING

GENERATOR
ROOM

ELECTRICAL
ROOM

GAS METER
ROOM
VALET

FIRE PUMP/

CONTROL
ROOM
BIKE

STORAGE
PORTE

COCHERE

VALET OFFICE/LUGGAGE/

SECURITY

TRASH ROOM PG&E
VAULT
TENANT
SPACE
MAIN

ELEC RM
BIKE

STORAGE
UPDN

LOADING/
BOH

VAN VAN
BOH
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"
FLOOR PLAN - LEVEL 1
(FRONT STREET)
FLOOR PLAN - LEVEL 1 (FRONT STREET)
A
A
C
C

FRONT STREET
NOTE: CORNER CAFE IN COMBINATION

WITH EXTERIOR PATIO TO ACTIVATE FRONT
STREET
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
N
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
9’
NOTE: ACCESS TO

THE RIVERWALK
PER SCDP SECT. E.5
NOTE: ADDTIONAL RECESSED

BUILDING BREAK
PER SCDP SECT. H.2.d.i

LAUREL STREET
D D
NOTE: CORNER COMMERCIAL SPACE IN

COMBINATION WITH EXTERIOR PATIO

TO ACTIVATE FRONT STREET
NOTE: 9’ SIDEWALK
(2’ DEDICATION)
B
B
VALET GARAGE LEVEL 1:
3 PARKING SPACES
(1 STD + 2 ADA VAN)

25.1.91 A1.03
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED BN-1 TA-11
CH-1
CH-2 CH-2 CH-2 CH-2 CH-2 CH-2
CH-2 CH-2 CH-2 CH-2 CH-2 CH-2
TA-10
BN-2
CH-1
CH-1
CH-1
CH-1
TA-5
BN-2
BN-1 TA-11 BN-1 BN-1 TA-11 BN-1 BN-1 TA-11 BN-1 BN-1 TA-11 BN-1 BN-1 TA-11 BN-1 BN-1 TA-11 BN-1 BN-1 TA-11 BN-1 UP
UP
DN

FRONT LEFT
S
5'-8"
7'-91
2 "
DN
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
UP
DN
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"
6'-01
2 "

MEETING
ROOM

MEETING
ROOM

RESTAURANT
CHECK

IN HOUSEKEEPING

MEETING
ROOM
OFFICE
SOUTH
PORCH
PREP

KITCHEN

MEETING
ROOM
STOR.

STOR.

STOR.

STOR.

LINEN
CHUTE

WOMEN MEN
REF.

RECEIVING

LUGGAGE

STORAGE

GALLERY DISPLAY

COLD ELEV
PREP
FREZ.

EXHIBITION

KITCHEN
DRY

SERVICE GALLERY

FREIGHT

SERVICE
ELEV
ELEV

HOLDING
AREA
REF.

ELEV

TO GARAGE

RESTAURANT

TERRACE
BAR

TERRACE
EVENTS
LAWN

PRE FUNCTION

LUGGAGE

STORAGE
WORK
PERCH

GATHERING
STEPS
LOBBY
LOUNGE
BAR
BAR
LOUNGE

ELEVATOR RECEPTION
LOBBY

GALLERY DISPLAY

GALLERY
STOR,

GM OFFICE

HOUSEKEEPING
STOR.

WEST

BALLROOM
EAST

BALLROOM

WEST BALLROOM
PORCH

EAST BALLROOM

TERRACE
DNUP
10'-91
4 "
FLOOR PLAN - LEVEL 2
(RIVERWALK)
FLOOR PLAN - LEVEL 2 (RIVERWALK)
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
N

SAN LORENZO RIVER
A
A
B
B
C
C

FRONT STREET

SAN LORENZO RIVERWALK
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
NOTE: 10’ RIVERWALK STEPBACK
PER SCDP SECT. E.4.d

COMMERCIAL/AMENITIES DESIGNED TO ACTIVATE THE

LENGTH OF THE RIVERWALK FRONTAGE
NOTE: 50’ MAPLE ALLEY

PASEO PER SANTA CRUZ

DOWNTOWN PLAN

LAUREL STREET
NOTE: GATEWAY

LANDSCAPING SETBACK
NOTE: ACCESS TO

THE RIVERWALK
PER SCDP SECT. E.5
D D
NOTE: ADDTIONAL RECESSED

BUILDING BREAK
PER SCDP SECT. H.2.d.i

25.1.92 A1.04
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
UP
UP DN
QUEEN
60"X77"
QUEEN
60"X77"

CORRIDOR

CORRIDOR
OPEN

COURTYARD
DN
50'

MAPLE STREET PASSAGEWAY

PER SANTA CRUZ

DOWNTOWN PLAN

HOUSEKEEPING
MECH
SHAFT

FEATURE
WALL
BOH QUEEN 60"X77" QUEEN 60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
BOH
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
UP DN
BOH

CORRIDOR
OPEN

COURTYARD
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]

WOMEN'S TREATMENT

CHANGING
ROOM
MEN'S

CHANGING
ROOM
UP
BENCH

TREATMENT

STORAGE

STORAGE

EXERCISE

FITNESS

FITNESS
ICE/

SUNDRIES

HOUSEKEEPING
LINEN
CHUTE
ADA
KING
76X80
KING
76X80
KING
76X80
KING
76X80
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"
FLOOR PLAN - LEVEL 3
FLOOR PLAN - LEVEL 3
NUMBER OF UNITS: 60

SAN LORENZO RIVER
A
A
B
B
C
C

FRONT STREET

SAN LORENZO RIVERWALK
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
N
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i

LAUREL STREET
NOTE: ACCESS TO

THE RIVERWALK
PER SCDP SECT. E.5
D D
NOTE: ADDTIONAL RECESSED

BUILDING BREAK
PER SCDP SECT. H.2.d.i
NOTE: 10’ RIVERWALK STEPBACK
PER SCDP SECT. E.4.d
NOTE: 50’ MAPLE ALLEY

PASEO PER SANTA CRUZ

DOWNTOWN PLAN
NOTE: GATEWAY

LANDSCAPING SETBACK

25.1.93 A1.05
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED KING
76X80
KING
76X80
ICE/

SUNDRIES

HOUSEKEEPING
LINEN
CHUTE
ADA
KING
76X80
KING
76X80
KING
76X80
KING
76X80
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
ADA
ADA
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"

CORRIDOR

CORRIDOR
OPEN

COURTYARD
50'

MAPLE STREET PASSAGEWAY

PER SANTA CRUZ

DOWNTOWN PLAN
QUEEN
60"X77"
QUEEN
60"X77"

CORRIDOR
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
UP

HOUSEKEEPING
MECH
SHAFT

FEATURE
WALL
BOH
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
UP DN
BOH
KING
76X80
KING
76X80
KING
76X80
KING
76X80

MAPLE ALLEY
PASSEO

OVERLOOK
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"

LIGHTWELL ABOVE

LIGHTWELL ABOVE
97° BATH
DN
DN
JET BATH 57° BATH 102° BATH
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
DN
DN
DN
DN DN

SALT BATH

SALT BATH
BENCH
DN
DN
BENCH
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
FLOOR PLAN - LEVEL 4
FLOOR PLAN - LEVEL 4
NUMBER OF UNITS: 60

SAN LORENZO RIVER
A
A
B
B
C
C

FRONT STREET

SAN LORENZO RIVERWALK
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
N

LAUREL STREET
NOTE: ACCESS TO

THE RIVERWALK
PER SCDP SECT. E.5
NOTE: STEPBACK
ABOVE 35’
PER SCDP SECT. E.1.c
D D
NOTE: ADDTIONAL RECESSED

BUILDING BREAK
PER SCDP SECT. H.2.d.i
NOTE: 10’ RIVERWALK STEPBACK
PER SCDP SECT. E.4.d
NOTE: 50’ MAPLE ALLEY

PASEO PER SANTA CRUZ

DOWNTOWN PLAN
NOTE: GATEWAY

LANDSCAPING SETBACK

25.1.94 A1.06
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED KING
76X80
KING
76X80
ICE/

SUNDRIES

HOUSEKEEPING
LINEN
CHUTE
ADA
KING
76X80
KING
76X80
KING
76X80
KING
76X80
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
UP
DN
QUEEN
60"X77"

CORRIDOR

CORRIDOR
ADA
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
OPEN

COURTYARD
ADA
50'

MAPLE STREET PASSAGEWAY

PER SANTA CRUZ

DOWNTOWN PLAN

HOUSEKEEPING
MECH
SHAFT

FEATURE
WALL UP QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" BOH
BOH
QUEEN
60"X77"
KING
76X80
UP DN
KING
76X80
KING
76X80
KING
76X80
KING
76X80
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]

OPEN TO
BELOW

LIGHTWELL ABOVE

LIGHTWELL ABOVE
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
FLOOR PLAN - LEVEL 5
FLOOR PLAN - LEVEL 5
NUMBER OF UNITS: 59

SAN LORENZO RIVER

FRONT STREET
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
NOTE: AT LEAST 50% OF BUILDING

FRONTAGE ALONG FRONT STREET
HAS 10’ STEPBACKS ABOVE 50’
PER SCDP SECT E.1.c
NOTE: AT LEAST 50% OF BUILDING

FRONTAGE ALONG FRONT STREET
HAS 10’ STEPBACKS ABOVE 50’
PER SCDP SECT E.1.c
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK
HAS 10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
N
A
A
B
B
C
C

LAUREL STREET
WEST FACADE [PER SCDP SECT E.1.c]
• FRONT STREET LINEAR FRONTAGE : 269’-8”
• 50% OF OVERALL BUILDING: 134’-10”
• STEPBACK ABOVE 50’-0” TOTAL (ZONE 1+2+3):
141’-2” >50% OF OVERALL BUILDING
NOTE: ACCESS TO

THE RIVERWALK
PER SCDP SECT. E.5
MAX BUILDING LENGTH (PER SECTION E.2.c)
OVERALL BUILDING LENGTH OF 293’-1” IS LESS THAN THE MAX BUILDING LENGTH OF 300’
EAST FACADE (PER SECTION E.1.d)
• RIVERWALK LINEAR FRONTAGE: 269’-8”
• 75% OF OVERALL BUILDING: 202’-3”
• STEPBACK ABOVE 50’-0” TOTAL (ZONE 1+2+3):
212’-6 ” > 75% OF OVERALL BUILDING
D D
NOTE: ADDTIONAL RECESSED

BUILDING BREAK
PER SCDP SECT. H.2.d.i
NOTE: 50’ MAPLE ALLEY

PASEO PER SANTA CRUZ

DOWNTOWN PLAN
NOTE: GATEWAY

LANDSCAPING SETBACK

25.1.95 A1.07
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED KING
76X80
KING
76X80
06C
1 21 2
1 21 2
1 21 2 06C
1 21 2
BOH
DN
ICE/

SUNDRIES

HOUSEKEEPING
LINEN
CHUTE
ADA
KING
76X80
KING
76X80
KING
76X80
KING
76X80
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
DN
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"

CORRIDOR

CORRIDOR
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
OPEN

COURTYARD
50'

MAPLE STREET PASSAGEWAY

PER SANTA CRUZ

DOWNTOWN PLAN
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
ADA

HOUSEKEEPING
MECH
SHAFT

FEATURE
WALL UP QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" QUEEN 60"X77" BOH
QUEEN
60"X77"
KING
76X80
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]

POOL PIT
ABOVE

LIGHTWELL ABOVE
POOL

MECHANICAL
POOL

MECHANICAL

MARKETING

SALES/ADMIN KING
76X80
KING
76X80
KING
76X80
KING
76X80
KING
76X80
KING
76X80
KING
76X80
KING
76X80

LIGHTWELL ABOVE
QUEEN
60"X77"
QUEEN
60"X77"
FLOOR PLAN - LEVEL 6
FLOOR PLAN - LEVEL 6
NUMBER OF UNITS: 59
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
N

SAN LORENZO RIVER

FRONT STREET
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
NOTE: AT LEAST 50% OF BUILDING

FRONTAGE ALONG FRONT STREET
HAS 10’ STEPBACKS ABOVE 50’
PER SCDP SECT E.1.c
NOTE: AT LEAST 50% OF BUILDING

FRONTAGE ALONG FRONT STREET
HAS 10’ STEPBACKS ABOVE 50’
PER SCDP SECT E.1.c
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK
HAS 10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
A
A
B
B
C
C

LAUREL STREET
WEST FACADE [PER SCDP SECT E.1.c]
• FRONT STREET LINEAR FRONTAGE : 269’-8”
• 50% OF OVERALL BUILDING: 134’-10”
• STEPBACK ABOVE 50’-0” TOTAL (ZONE 1+2+3):
141’-2” >50% OF OVERALL BUILDING
NOTE: ACCESS TO

THE RIVERWALK
PER SCDP SECT. E.5
MAX BUILDING LENGTH (PER SECTION E.2.c)
OVERALL BUILDING LENGTH OF 293’-1” IS LESS THAN THE MAX BUILDING LENGTH OF 300’
EAST FACADE (PER SECTION E.1.d)
• RIVERWALK LINEAR FRONTAGE: 269’-8”
• 75% OF OVERALL BUILDING: 202’-3”
• STEPBACK ABOVE 50’-0” TOTAL (ZONE 1+2+3):
212’-6 ” > 75% OF OVERALL BUILDING
D D
NOTE: ADDTIONAL RECESSED

BUILDING BREAK
PER SCDP SECT. H.2.d.i
NOTE: 50’ MAPLE ALLEY

PASEO PER SANTA CRUZ

DOWNTOWN PLAN
NOTE: GATE WAY LANDSCAPING

SETBACK
PER SCDP SECT. E.2.b

25.1.96 A1.08
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED 50'

MAPLE STREET PASSAGEWAY

PER SANTA CRUZ

DOWNTOWN PLAN
UP

ROOFTOP

MECHANICAL
T.B.D.
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"
DN
BOH
BAR
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
DN
BOH

POOL SPA

POOLSIDE LOUNGE SEATING

POOLSIDE LOUNGE SEATING
PLUNGE
POOL

WOMEN MEN
PREP

KITCHEN

LIGHTWELL

TO BELOW LIGHTWELL

TO BELOW

LIGHTWELL

TO BELOW LIGHTWELL

TO BELOW
PLUNGE
POOL
LOUNGE

SEATING

ROOF PLAN

ROOF PLAN

SAN LORENZO RIVER
A
A
B
B
C
C

LAUREL STREET

FRONT STREET

SAN LORENZO RIVERWALK
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
N
NOTE: INTEGRATED

SCREENED MECHANICAL PENTHOUSE
& ROOFTOP ACCESS STAIR
PER SCDP SECT. H.2.c.ii
D D

25.1.97 A1.09
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

FRONT LEFT
S
5'-8"
7'-91
2 "
UP
50'

MAPLE STREET PASSAGEWAY

PER SANTA CRUZ

DOWNTOWN PLAN
UP
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"

VERTICAL CAR LIFT
CAR
LIFT
CAR
LIFT
CAR
LIFT

VEHICLE

SHUTTLE

VEHICLE

SHUTTLE
SUB-LEVEL 1
SUB-LEVEL 1
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
N
VALET GARAGE SUB-LEVEL 1:
65 - 69 PARKING SPACES
D D

25.1.98 A1.10
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

FRONT LEFT
S
5'-8"
7'-91
2 "
UP
50'

MAPLE STREET PASSAGEWAY

PER SANTA CRUZ

DOWNTOWN PLAN
UP
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"

VERTICAL CAR LIFT
CAR
LIFT
CAR
LIFT
CAR
LIFT

VEHICLE

SHUTTLE
SUB-LEVEL 2
SUB-LEVEL 2
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
N
VALET GARAGE SUB-LEVEL 2:
67 - 71 PARKING SPACES
D D

25.1.99 A1.11
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

FRONT LEFT
S
5'-8"
7'-91
2 "
UP
50'

MAPLE STREET PASSAGEWAY

PER SANTA CRUZ

DOWNTOWN PLAN
UP
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"

VERTICAL CAR LIFT
CAR
LIFT
CAR
LIFT
CAR
LIFT

VEHICLE

SHUTTLE
SUB-LEVEL 3
SUB-LEVEL 3
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
N
VALET GARAGE SUB-LEVEL 3:
67 - 71 PARKING SPACES
D D

25.1.100
A2.01
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PERSPECTIVE BUILDING VIEWS

PERSPECTIVE

ELEVATIONS VIEWS

1. VIEW OF SOUTH ELEVATION FROM LAUREL STREET 2. VIEW OF SOUTH ELEVATION FROM FRONT STREET

3. VIEW OF NORTH ELEVATION FROM FRONT STREET 4. VIEW OF NORTH ELEVATION FROM RIVERWALK NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
(T.O. DECK FIN. FLR. @ 47’)
NOTE: AT LEAST 50% OF BUILDING

FRONTAGE ALONG FRONT STREET
HAS 10’ STEPBACKS ABOVE 50’
PER SCDP SECT E.1.c
(T.O. DECK FIN. FLR. @ 47’)
NOTE: AT LEAST 50% OF

BUILDING FRONTAGE

ALONG FRONT STREET HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT E.1.c
(T.O. DECK FIN. FLR. @ 47’)
NOTE: BUILDING HAS BEEN DESIGNED TO

CONSIST OF MASSING/MATERIALS, COLORS,
& LANDSCAPE PROVISIONS TO CREATE

SKYLINE VARIATION CONSISTENT WITH THE
SCDP SECT. C1~8.

NOTE: BUILDING HAS BEEN DESIGNED TO

CONSIST OF MASSING/MATERIALS, COLORS,
& LANDSCAPE PROVISIONS TO CREATE

SKYLINE VARIATION CONSISTENT WITH THE
SCDP SECT. C1~8.

NOTE: BUILDING HAS BEEN DESIGNED

TO CONSIST OF MULTIPLE BUILDING

RHYTHMS AT GROUND, MIDDLE,
AND UPPER LEVELS. THE BUILDING IS

ARTICULATED AT INTERVALS CONSISTENT
WITH THE SCDP SECT. C1~8.

NOTE: BUILDING HAS BEEN DESIGNED TO

CONSIST OF MULTIPLE BUILDING RHYTHMS

AT GROUND, MIDDLE, AND UPPER
LEVELS. THE BUILDING IS ARTICULATED AT

INTERVALS CONSISTENT WITH THE
SCDP SECT. C1~8.

NOTE: ACCESS

TO RIVERWALK
PER SCDP SECT. E.5
NOTE: BUILDING HAS BEEN

DESIGNED TO CONSIST OF

MASSING/MATERIALS, COLORS, &

LANDSCAPE PROVISIONS TO CREATE

SKYLINE VARIATION CONSISTENT
WITH THE SCDP SECT. C1~8.

NOTE: INTEGRATED

SCREENED MECHANICAL PENTHOUSE
& ROOFTOP ACCESS STAIR
PER SCDP SECT. H.2.c.ii
NOTE: INTEGRATED

SCREENED MECHANICAL

PENTHOUSE & ROOFTOP

ACCESS STAIR
PER SCDP SECT. H.2.c.ii
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
(T.O. DECK FIN. FLR. @ 47’)
NOTE: ACCESS TO RIVERWALK
PER SCDP SECT. E.5
NOTE: BLDG STEPBACK ABOVE 35’
PER SCDP SECT E.1.c. (T.O. ROOF
DECK 35’) SCDP CALLS FOR 10’
STEPBACK. 5’ REDUCED STEPBACK

REQUESTED FOR EXTENSIVE
AMENITIES PROVIDED. SEE A5.02
NOTE: BLDG STEPBACK ABOVE 35’
PER SCDP SECT E.1.c. (T.O. ROOF
DECK 35’) SCDP CALLS FOR 10’
STEPBACK. 5’ REDUCED STEPBACK

REQUESTED FOR EXTENSIVE
AMENITIES PROVIDED. SEE A5.02

25.1.101
A2.02
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PERSPECTIVE SITE VIEWS

PERSPECTIVE CONTEXT VIEWS
VIEW 2 (PROPOSED). LOOKING NORTHWEST FROM LAUREL ST BRIDGE VIEW 1 (PROPOSED). LOOKING NORTHWEST FROM LAUREL ST BRIDGE VIEW 2 (EXISTING). LOOKING NORTHWEST FROM LAUREL ST BRIDGE VIEW 1 (EXISTING). LOOKING NORTHWEST FROM LAUREL ST BRIDGE

SAN LORENZO RIVER
3 4
2 1

PROPOSED

PROJECT

NEIGHBORING ANTON PACIFIC

PROJECT FURTHER WEST

NEIGHBORING ANTON PACIFIC

PROJECT FURTHER WEST

PROPOSED

PROJECT

25.1.102
A2.03
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

PERSPECTIVE SITE VIEWS

PERSPECTIVE CONTEXT VIEWS
VIEW 3 (PROPOSED). LOOKING SOUTH ON FRONT ST (INCL NEIGHBORING MIXED-USE) VIEW 4 (PROPOSED). LOOKING NORTH ON FRONT ST (INCL NEIGHBORING MIXED-USE) VIEW 3 (EXISTING). LOOKING SOUTH ON FRONT ST
VIEW 4 (EXISTING). LOOKING NORTH ON FRONT ST
2 NEIGHBORING

ANTON PACIFIC

PROJECT

NEIGHBORING

ANTON PACIFIC

PROJECT

PROPOSED

PROJECT

NEIGHBORING ANTON PACIFIC PROJECT NEIGHBORING ANTON PACIFIC PROJECT

PROPOSED PROJECT

SAN LORENZO RIVER
3 4
2 1

25.1.103
A3.01
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

BUILDING SECTIONS

TRANSVERSE BUILDING SECTIONS
SECTION AA: SECTION THROUGH LOBBY(SOUTH BLOCK) SECTION BB: SECTION THROUGH ATRIUM (MID BLOCK) SECTION CC: SECTION THROUGH BALLROOM (NORTH BLOCK)
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
*LEVEL 1
ELEV: 0’-0”
LEVEL 3
ELEV: 27’-0”
LEVEL 4
ELEV: 37’-0”
LEVEL 5
ELEV: 47’-0”
LEVEL 6
ELEV: 57’-0”
ROOF TOP FIN. FLOOR
ELEV: 69’-4”
ROOF TOP FIN. FLOOR
ELEV: 69’-4”
LEVEL 2
ELEV: 12’-0”

POOL DECK

PLUNGE POOL PLUNGE POOL
POOL
MECH
POOL
MECH
SPA LEVEL 1
SPA LEVEL 2

UNITS UNITS UNITS UNITS

UNITS UNITS

LOBBY BAR MEETING

PERCH LOBBY BAR TERRACE

LOBBY EMPLOYEE/

ENGINEERING
LOCKER
ROOM
VALET
OFFICE

EXIT STAIR

ENCLOSURE
STOR. MECH/
STOR.

UNITS UNITS UNITS UNITS

UNITS UNITS

UNITS UNITS UNITS UNITS

UNITS UNITS
UNITS

UNITS UNITS
UNITS

UNITS UNITS
P.L. P.L.

FRONT STREET
SAN

LORENZO

RIVERWALK

EDGE OF

RIVERWALK
10’ STEPBACK
PER SCDP E.4.a

LINE OF EXISTING LEVEE

LINE OF EXISTING LEVEE

LINE OF EXISTING LEVEE
*LEVEL 1
ELEV: 0’-0”
**50’ BASE

HEIGHT LIMIT &
T.O. BLDG.

PARAPET

PER SCDP
SECT E.1.c & d
**50’ BASE

HEIGHT LIMIT &
T.O. BLDG.

PARAPET

PER SCDP
SECT E.1.c & d

BUILDING STEP BACKS AND FLOOR

LEVELS MEASURED FROM MID POINT

OF FRONT STREET PER SCDP

BUILDING STEP BACKS AND FLOOR

LEVELS MEASURED FROM MID POINT

OF FRONT STREET PER SCDP BUILDING STEP BACKS AND FLOOR

LEVELS MEASURED FROM MID POINT

OF FRONT STREET PER SCDP
P.L. P.L.

NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
12’

SIDEWALK
PER E.2.a

FRONT STREET

RESTAURANT

SEATING
GARDEN
ATRIUM

RESTAURANT BACK OF
HOUSE

MEETING
ROOMS
PORTE

COCHERE

VALET PARKING
MECH

EDGE OF

RIVERWALK
10’ STEPBACK
PER E.4.a
P.L. P.L.

NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
12’

SIDEWALK
PER E.2.a

FRONT STREET

BALLROOM BALLROOM

RETAIL MECH ROOM/

GENERATOR
ELEC.

ROOM
SAN

LORENZO

RIVERWALK

EDGE OF

RIVERWALK
10’ STEPBACK
PER E.4.a
LEVEL 3
ELEV: 27’-0”
LEVEL 4
ELEV: 37’-0”
LEVEL 6
ELEV: 57’-0”
T.O. ROOF
ELEV: 69’-4”
LEVEL 2
ELEV: 12’-0”
LEVEL 1
ELEV: 0’-0”
NOTE: INTEGRATED

SCREENED MECHANICAL PENTHOUSE
& ROOFTOP ACCESS STAIR
PER SCDP SECT. H.2.c.ii
24” MAX HEIGHT ABOVE RIVERWALK
PER SCDP SECT. E.4.d
24” MAX HEIGHT ABOVE RIVERWALK
PER SCDP SECT. E.4.d
9'

SIDEWALK

PER SCDP
E.2.a

AVERAGE
GRADE
ELEV: 0’-0”
T.O. PARAPET
ELEV: 65’-10”
(Measured from
average grade
PER. SCMC 24.22.162)
**70’ ADDITIONAL

HEIGHT LIMIT
PER SCDP SECT H.2.c.i
(Measured from
average grade
PER. SCMC 24.22.162)
PER. SCMC 24.22.408

AVERAGE
GRADE
ELEV: 0’-0”

AVERAGE
GRADE
ELEV: 0’-0”
T.O. PARAPET
ELEV: 65’-10”
T.O. PARAPET
ELEV: 65’-10”
(Measured from
average grade
PER. SCMC 24.22.162)
(Measured from
average grade
PER. SCMC 24.22.162)
PER. SCMC 24.22.408 PER. SCMC 24.22.408
**70’ ADDITIONAL

HEIGHT LIMIT
PER SCDP SECT H.2.c.i
(Measured from
average grade
PER. SCMC 24.22.162)
**70’ ADDITIONAL

HEIGHT LIMIT
PER SCDP SECT H.2.c.i
(Measured from
average grade
PER. SCMC 24.22.162)
24” MAX HEIGHT ABOVE RIVERWALK
PER SCDP SECT. E.4.d
*LEVEL 1
ELEV: 0’-0”
LEVEL 3
ELEV: 27’-0”
LEVEL 4
ELEV: 37’-0”
LEVEL 5
(T.O. ROOF & FIN. FLOOR)
ELEV: 47’-0”
LEVEL 5
(T.O. ROOF & FIN. FLOOR)
ELEV: 47’-0”
LEVEL 6
ELEV: 57’-0”
LEVEL 2
ELEV: 12’-0”
**Per SCDP Section J.1 Design Variation
• “The Downtown Plan contains development standards, which when implemented, are intended to achieve the First Principles of the Plan and public objectives for the downtown.  While every effort has been made to thoughtfully produce clear and concise standards for the community, the Plan can never address or respond to all development scenarios and circumstances.  Therefore, projects that closely conform to the development standards, but with slight variations may be considered upon demonstration that the resulting project will better achieve stated plan and community objectives.  Such variations shall be minor in nature and must receive a positive recommendation from the Planning Director, with final approval by the City Council.” • We consider the project height measurements in this project to be “variations minor in nature” relative to the specific method of measurement suggested in the downtown plan, and in spirit of the above referenced section, these minor variations in height measurements should be approved. The project closely conforms with the development standards and “the resulting project will better achieve stated Plan and community objectives.“ This project’s complex mixed-use program (including lower Level 1 retail and hotel entry, Level 2 town-square-like lobby, restaurant and event spaces, upper level guestrooms and accessible spa/gym, and rooftop bar, gardens and terraces require these minor variations in height measurement as shown for a successful project result. *NOTE: Per. SCMC 24.22.162, building heights are measured from the average grade.

Per SCDP E.1, building stepbacks are measured from the Front Street Sidewalk.  As the sidewalk slopes across the project site, these measurements are taken from the Front Street top of curb at the 75’ MAX HEIGHT

MECH PENTHOUSES
(Measured from
average grade
PER. SCMC 24.22.162)
75’ MAX HEIGHT

MECH PENTHOUSES
(Measured from
average grade
PER. SCMC 24.22.162)
75’ MAX HEIGHT

MECH PENTHOUSES
(Measured from
average grade
PER. SCMC 24.22.162)

25.1.104
A3.02
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

BUILDING SECTIONS
& FULL SITE ELEVATION

LONGITUDINAL BUILDING SECTION & CONTEXT
SECTION DD: LONGITUDINAL SECTION

CONTEXT ELEVATION ALONG FRONT STREET

THE RIVERFRONT PROJECT THE CRUZ HOTEL
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT

NOT TO SCALE
P.L.

RECEIVING

BALLROOM RESTAURANT BOH LOBBY BAR

ROOFTOP POOL DECK
GARDEN

COURTYARD

MECHANICAL SHAFT

ELEVATOR SHAFT

VALET PARKING ADA VAN

PARKING

ADA VAN

PARKING
NOTE: STEPBACK
ABOVE 35’
PER SCDP SECT. E.1.c
*LEVEL 1
ELEV: 0’-0”
LEVEL 3
ELEV: 27’-0”

MAPLE ALLEY

PASEO OVERLOOK
ELEV: 35’-0”
LEVEL 4
ELEV: 37’-0”
LEVEL 5
ELEV: 47’-0”
LEVEL 6
ELEV: 57’-0”
T.O. ROOF
ELEV: 69’-4”
LEVEL 2
ELEV: 12’-0”

UNITS UNITS GYM

UNITS UNITS UNITS

UNIT CORRIDOR UNITS

UNIT CORRIDOR

UNIT CORRIDOR

UNIT CORRIDOR

UNITS UNITS

UNITS UNITS ADMIN
SPA LEVEL 1
SPA LEVEL 2

VALET OFFICE/

SECURITY/LUGGAGE CAFE BOH ELEVATORVESTIBULE
NOTE: INTEGRATED

SCREENED MECHANICAL PENTHOUSE
& ROOFTOP ACCESS STAIR
PER SCDP SECT. H.2.c.ii

AVERAGE
GRADE
ELEV: 0’-0”
T.O PARAPET
ELEV: 65’-10”
(Measured from
average grade
PER. SCMC 24.22.162)
**70’ ADDITIONAL

HEIGHT LIMIT
PER SCDP SECT H.2.c.i
(Measured from
average grade
PER. SCMC 24.22.162)
PER. SCMC 24.22.408

BUILDING STEP BACKS AND FLOOR

LEVELS MEASURED FROM MID POINT

OF FRONT STREET PER SCDP
**Per SCDP Section J.1 Design Variation
• “The Downtown Plan contains development standards, which when implemented, are intended to achieve the First Principles of the Plan and public objectives for the downtown.  While every effort has been made to thoughtfully produce clear and concise standards for the community, the Plan can never address or respond to all development scenarios and circumstances.  Therefore, projects that closely conform to the development standards, but with slight variations may be considered upon demonstration that the resulting project will better achieve stated plan and community objectives.  Such variations shall be minor in nature and must receive a positive recommendation from the Planning Director, with final approval by the City Council.” • We consider the project height measurements in this project to be “variations minor in nature” relative to the specific method of measurement suggested in the downtown plan, and in spirit of the above referenced section, these minor variations in height measurements should be approved. The project closely conforms with the development standards and “the resulting project will better achieve stated Plan and community objectives.“ This project’s complex mixed-use program (including lower Level 1 retail and hotel entry, Level 2 town-square-like lobby, restaurant and event spaces, upper level guestrooms and accessible spa/gym, and rooftop bar, gardens and terraces require these minor variations in height measurement as shown for a successful project result.
*NOTE: Per. SCMC 24.22.162, building heights are measured from the average grade.

Per SCDP E.1, building stepbacks are measured from the Front Street Sidewalk.  As the sidewalk slopes across the project site, these measurements are taken from the Front Street top of curb at the midpoint 75’ MAX HEIGHT

MECH PENTHOUSES
(Measured from
average grade
PER. SCMC 24.22.162)

25.1.105
A4.01
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

INSPIRATION
Santa Cruz Hotel
NUM: 1267 ISSUE DATE: 3/24/2021

EXTERIOR ELEVATIONS

EXTERIOR ELEVATIONS

2. LAUREL STREET (SOUTH ELEVATION)

1. FRONT STREET (WEST ELEVATION)
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
SAN

LORENZO

RIVERWALK
FRONT STREET SIDEWALK PROPOSED 6 STORY HOTEL BUILDING
P.L. P.L.

PUBLIC

LOBBY ENTRY RETAIL SPACE TRASH ROOM MAPLE ALLEY PASEORIVERWALK ACCESS

NORTH BLOCK MID BLOCK SOUTH BLOCK
PORTE

COCHERE

EXTERIOR CAFE

SEATING
P.L.
1 2

FRONT STREET

LAUREL STREET
NOTE: ALL STOREFRONT DESIGNED

TO COMPLY WITH SCDP SECTION D
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
*POINT OF MEASUREMENT NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
NOTE: AT LEAST 50% OF BUILDING

FRONTAGE ALONG FRONT STREET
HAS 10’ STEPBACKS ABOVE 50’
PER SCDP SECT E.1.c
NOTE: AT LEAST 75% OF BUILDING
FRONTAGE ALONG RIVERWALK HAS 10’
STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
*LEVEL 1
ELEV: 0’-0”
LEVEL 3
ELEV: 27’-0”
LEVEL 4
ELEV: 37’-0”
T.O. ROOF LEVEL 5
ELEV: 47’-0”
LEVEL 6
ELEV: 57’-0”
T.O. ROOF
ELEV: 69’-4”
LEVEL 2
ELEV: 12’-0”
*LEVEL 1
ELEV: 0’-0”
LEVEL 3
ELEV: 27’-0”
LEVEL 4
ELEV: 37’-0”
T.O. ROOF LEVEL 5
ELEV: 47’-0”
LEVEL 6
ELEV: 57’-0”
T.O. ROOF
ELEV: 69’-4”
LEVEL 2
ELEV: 12’-0”

MATERIALS LEGEND (LETTERS DENOTE MATERIALS)
**50’ BASE
HEIGHT LIMIT & T.O. BLDG. PARAPET
PER SCDP SECT E.1.c & d
NOTE: AT LEAST 50% OF BUILDING

FRONTAGE ALONG FRONT STREET
HAS 10’ STEPBACKS ABOVE 50’
PER SCDP SECT E.1.c
NOTE: INTEGRATED

SCREENED MECHANICAL PENTHOUSE
& ROOFTOP ACCESS STAIR
PER SCDP SECT. H.2.c.ii
NOTE: ACCESS TO THE RIVERWALK
PER SCDP SECT. E.5
NOTE: AT LEAST 50% OF BUILDING

FRONTAGE ALONG FRONT STREET
HAS 10’ STEPBACKS ABOVE 50’
PER SCDP SECT E.1.c
NOTE: RECESSED BUILDING
BREAK
PER SCDP SECT. H.2.d.i
NOTE: Project will incorporate bird-safe strategies consistent with those enumerated in the Downtown Specific Plan, including:
• Project avoids passageways or atriums that trap birds. • Project proposes using window glazing treatments that create a visual barrier to birds for the majority of glazing within the first 40’ of ground level facade facing the Riverwalk.
• Exterior illumination will be thoughtfully designed to minimize light pollution • Use of timers and avoiding up-lighting and spotlights and that would be detrimental to wildlife.
• Majority of landscaping located to allow views from the building/designed to keep birds away from the building facade
*

AVERAGE
GRADE
ELEV: 0’-0”
T.O PARAPET
ELEV: 65’-10”
(Measured from
average grade
PER. SCMC 24.22.162)
**70’ ADDITIONAL

HEIGHT LIMIT
PER SCDP SECT H.2.c.i
(Measured from
average grade
PER. SCMC 24.22.162)
PER. SCMC 24.22.408

AVERAGE
GRADE
ELEV: 0’-0”
T.O PARAPET
ELEV: 65’-10”
(Measured from
average grade
PER. SCMC 24.22.162)
**70’ ADDITIONAL

HEIGHT LIMIT
PER SCDP SECT H.2.c.i
(Measured from
average grade
PER. SCMC 24.22.162)
PER. SCMC 24.22.408

BUILDING STEP BACKS AND FLOOR

LEVELS MEASURED FROM MID POINT

OF FRONT STREET PER SCDP

BUILDING STEP BACKS AND FLOOR

LEVELS MEASURED FROM MID POINT

OF FRONT STREET PER SCDP
**50’ BASE

HEIGHT LIMIT &
T.O. BLDG.

PARAPET

PER SCDP
SECT E.1.c & d
**Per SCDP Section J.1 Design Variation
• “The Downtown Plan contains development standards, which when implemented, are intended to achieve the First Principles of the Plan and public objectives for the downtown.  While every effort has been made to thoughtfully produce clear and concise standards for the community, the Plan can never address or respond to all development scenarios and circumstances.  Therefore, projects that closely conform to the development standards, but with slight variations may be considered upon demonstration that the resulting project will better achieve stated plan and community objectives.  Such variations shall be minor in nature and must receive a positive recommendation from the Planning Director, with final approval by the City Council.” • We consider the project height measurements in this project to be “variations minor in nature” relative to the specific method of measurement suggested in the downtown plan, and in spirit of the above referenced section, these minor variations in height measurements should be approved. The project closely conforms with the development standards and “the resulting project will better achieve stated Plan and community objectives.“ This project’s complex mixed-use program (including lower Level 1 retail and hotel entry, Level 2 town-square-like lobby, restaurant and event spaces, upper level guestrooms and accessible spa/gym, and rooftop bar, gardens and terraces require these minor variations in height measurement as shown for a successful project result.
*NOTE: Per. SCMC 24.22.162, building heights are measured from the average grade.

Per SCDP E.1, building stepbacks are measured from the Front Street Sidewalk.  As the sidewalk slopes across the project site, these measurements are taken from the Front Street top of curb at the midpoint 75’ MAX HEIGHT

MECH PENTHOUSES
(Measured from
average grade
PER. SCMC 24.22.162)
75’ MAX HEIGHT

MECH PENTHOUSES
(Measured from
average grade
PER. SCMC 24.22.162) 8 20 7 1 2 15 10 6 TYP. A TYP. I E TYP. C TYP. B TYP. TYP. TYP. TYP.

TYP. A G TYP. I TYP. B TYP. E B TYP. C TYP. D TYP. 16 19 15 17 9 7 F 4 6 1 5 8 TYP. B TYP. 2 3 H TYP. TYP. TYP. TYP.

KEYNOTES (NUMBERS DENOTE ELEMENTS)

1. GLASS WINDSCREEN

2. ELEVATOR OVERRUN

3. FIXED MTL. WINDOW

4. OPERABLE SLAT SCREEN SYSTEM WITH SLIDING WINDOW SYSTEM BEHIND

5. MARQUEE WITH SIGNAGE

6. OPERABLE MTL. WINDOW SYSTEM CASEMENT AND HOPPER VENTILATING WINDOW

7. OPERABLE MTL. WINDOW SYSTEM BIFOLDING DOOR & JULIET BALCONIY

8. OPERABLE MTL. WINDOW SYSTEM SLAT SCREEN

9. GARAGE ENTRY ROLL-UP DOOR BEYOND

10. TERRACE BALCONY WITH POTTED VEGETATION

11. EGRESS STAIR TOWER

12. ROOF TOP ACCESS STAIR

13. MECHANICAL SCREEN BEYOND

14. LOBBY AMPHITHEATER STEPS BEYOND

15. OPEN-AIR PORCH

16. LANDSCAPING/RIVERWALK CONNECTION

17. MTL. EGRESS DOOR

18. WOOD SLAT AND GLASS DOOR

19. STOREFRONT GLASS

20. SLAT SCREEN GUESTROOM TERRACE PARTITION

A&B PRECAST CONCRETE/CEMENT PLSTER

FRAME & PRECAST CONCRETE/CEMENT

PLASTER PANELS
H. DARK MTL.

CANOPY
G. DARK ALUMINUM

STOREFRONT
C. CHARCOAL

GLAZED BRICK

VENEER/PANELS
D. WOOD OR

WOOD COMPOSITE

SLATS (OPERABLE)
E. WOOD OR WOOD

COMPOSITE SLATS
(FIXED)
F. WOOD OR WOOD

COMPOSITE PANELS
I. HEDGE PLANTER

WITH GLASS

WINDSCREEN

25.1.106
A4.02
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

INSPIRATION
Santa Cruz Hotel
NUM: 1267 ISSUE DATE: 3/24/2021

EXTERIOR ELEVATIONS

EXTERIOR ELEVATIONS

3. RIVERWALK (EAST ELEVATION)

4. MAPLE STREET (NORTH ELEVATION)
NOT TO SCALE@11x17
SCALE: 1/16 “= 1’-0” @ 24x36
12 48FT
P.L.

SOUTH BLOCK MID BLOCK NORTH BLOCK

BALLROOM/EVENT

SPACE RESTAURANT LEVEEENTRY
STAIR
TOWER

OUTDOOR

SEATING
LEVEE
ENTRY
SAN

LORENZO

RIVERWALK

SIDEWALK FRONT STREET
P.L.

MAPLE ALLEY PASEO

RIVERWALK ACCESS
3 4

FRONT STREET

LAUREL STREET
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d

ACTIVE COMMERCIAL/AMENITIES

DESIGNED TO ACTIVATE THE LENGTH

OF THE RIVERWALK FRONTAGE
NOTE: INTEGRATED

SCREENED MECHANICAL PENTHOUSE
& ROOFTOP ACCESS STAIR
PER SCDP SECT. H.2.c.ii
NOTE: ACCESS TO THE RIVERWALK
PER SCDP SECT. E.5
NOTE: STEPBACK
ABOVE 35’
PER SCDP SECT. E.1.c
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
PER SCDP SECT. E.1.d
NOTE: ACCESS TO THE RIVERWALK
PER SCDP SECT. E-1-c

MATERIALS LEGEND (LETTERS DENOTE MATERIALS)
LEVEL 3
ELEV: 27’-0”
LEVEL 4
ELEV: 37’-0”
T.O. ROOF LEVEL 5
ELEV: 47’-0”
LEVEL 6
ELEV: 57’-0”
T.O. ROOF
ELEV: 69’-4”
LEVEL 2
ELEV: 12’-0”
*LEVEL 1
ELEV: 0’-0”
LEVEL 3
ELEV: 27’-0”
LEVEL 4
ELEV: 37’-0”
T.O. ROOF LEVEL 5
ELEV: 47’-0”
LEVEL 6
ELEV: 57’-0”
T.O. ROOF
ELEV: 69’-4”
LEVEL 2
ELEV: 12’-0”
NOTE: Project will incorporate bird-safe strategies consistent with those enumerated in the Downtown Specific Plan, including:
• Project avoids passageways or atriums that trap birds. • Project proposes using window glazing treatments that create a visual barrier to birds for the majority of glazing within the first 40’ of ground level facade facing the Riverwalk.
• Exterior illumination will be thoughtfully designed to minimize light pollution • Use of timers and avoiding up-lighting and spotlights and that would be detrimental to wildlife.
• Majority of landscaping located to allow views from the building/designed to keep birds away from the building facade

LINE OF EXISTING LEVEE

MAPLE ALLEY PASEO

RIVERWALK ACCESS

AVERAGE
GRADE
ELEV: 0’-0”
T.O PARAPET
ELEV: 65’-10”
(Measured from
average grade
PER. SCMC 24.22.162)
**70’ ADDITIONAL

HEIGHT LIMIT
PER SCDP SECT H.2.c.i
(Measured from
average grade
PER. SCMC 24.22.162)
PER. SCMC 24.22.408

AVERAGE
GRADE
ELEV: 0’-0”
T.O PARAPET
ELEV: 65’-10”
(Measured from
average grade
PER. SCMC 24.22.162)
**70’ ADDITIONAL

HEIGHT LIMIT
PER SCDP SECT H.2.c.i
(Measured from
average grade
PER. SCMC 24.22.162)
PER. SCMC 24.22.408

BUILDING STEP BACKS AND FLOOR

LEVELS MEASURED FROM MID POINT

OF FRONT STREET PER SCDP

BUILDING STEP BACKS AND FLOOR

LEVELS MEASURED FROM MID POINT

OF FRONT STREET PER SCDP
**50’ BASE

HEIGHT LIMIT &
T.O. BLDG.

PARAPET

PER SCDP
SECT E.1.c & d
**50’ BASE
HEIGHT LIMIT & T.O. BLDG. PARAPET
PER SCDP SECT E.1.c & d
**Per SCDP Section J.1 Design Variation
• “The Downtown Plan contains development standards, which when implemented, are intended to achieve the First Principles of the Plan and public objectives for the downtown.  While every effort has been made to thoughtfully produce clear and concise standards for the community, the Plan can never address or respond to all development scenarios and circumstances.  Therefore, projects that closely conform to the development standards, but with slight variations may be considered upon demonstration that the resulting project will better achieve stated plan and community objectives.  Such variations shall be minor in nature and must receive a positive recommendation from the Planning Director, with final approval by the City Council.” • We consider the project height measurements in this project to be “variations minor in nature” relative to the specific method of measurement suggested in the downtown plan, and in spirit of the above referenced section, these minor variations in height measurements should be approved. The project closely conforms with the development standards and “the resulting project will better achieve stated Plan and community objectives.“ This project’s complex mixed-use program (including lower Level 1 retail and hotel entry, Level 2 town-square-like lobby, restaurant and event spaces, upper level guestrooms and accessible spa/gym, and rooftop bar, gardens and terraces require these minor variations in height measurement as shown for a successful project result.
*NOTE: Per. SCMC 24.22.162, building heights are measured from the average grade.

Per SCDP E.1, building stepbacks are measured from the Front Street Sidewalk.  As the sidewalk slopes across the project site, these measurements are taken from the Front Street top of curb at the midpoint 75’ MAX HEIGHT

MECH PENTHOUSES
(Measured from
average grade
PER. SCMC 24.22.162)
75’ MAX HEIGHT

MECH PENTHOUSES
(Measured from
average grade
PER. SCMC 24.22.162)
TYP. TYP. TYP. TYP. 8 5 1 17 2 3 10 20 7 6 13 12 TYP. A TYP. B TYP. H TYP. H TYP. E I TYP. TYP. TYP. B 10 16 13 12 19 10 TYP. A TYP. C TYP. B TYP.

H. DARK MTL.

CANOPY
G. DARK ALUMINUM

STOREFRONT
C. CHARCOAL

GLAZED BRICK

VENEER/PANELS
D. WOOD OR

WOOD COMPOSITE

SLATS (OPERABLE)
E. WOOD OR WOOD

COMPOSITE SLATS
(FIXED)
F. WOOD OR WOOD

COMPOSITE PANELS

KEYNOTES (NUMBERS DENOTE ELEMENTS)

1. GLASS WINDSCREEN

2. ELEVATOR OVERRUN

3. FIXED MTL. WINDOW

4. OPERABLE SLAT SCREEN SYSTEM WITH SLIDING WINDOW SYSTEM BEHIND

5. MARQUEE WITH SIGNAGE

6. OPERABLE MTL. WINDOW SYSTEM CASEMENT AND HOPPER VENTILATING WINDOW

7. OPERABLE MTL. WINDOW SYSTEM BIFOLDING DOOR & JULIET BALCONIY

8. OPERABLE MTL. WINDOW SYSTEM SLAT SCREEN

9. GARAGE ENTRY ROLL-UP DOOR BEYOND

10. TERRACE BALCONY WITH POTTED VEGETATION

11. EGRESS STAIR TOWER

12. ROOF TOP ACCESS STAIR

13. MECHANICAL SCREEN BEYOND

14. LOBBY AMPHITHEATER STEPS BEYOND

15. OPEN-AIR PORCH

16. LANDSCAPING/RIVERWALK CONNECTION

17. MTL. EGRESS DOOR

18. WOOD SLAT AND GLASS DOOR

19. STOREFRONT GLASS

20. SLAT SCREEN GUESTROOM TERRACE PARTITION
I. HEDGE PLANTER

WITH GLASS

WINDSCREEN

A&B PRECAST CONCRETE/CEMENT PLSTER

FRAME & PRECAST CONCRETE/CEMENT

PLASTER PANELS

25.1.107
A5.01
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

MASSING

ANALYSIS

MASSING ANALYSIS

3. NORTHEAST CORNER 4. SOUTHEAST CORNER

1. NORTHWEST CORNER 2. SOUTHWEST CORNER
NOTE: AT LEAST 50% OF BUILDING

FRONTAGE ALONG FRONT STREET HAS
10’ STEPBACKS ABOVE 50’ (T.O. ROOF/
DECK F.F. 47’) PER SCDP SECT E.1.c
*NOTE: LESS THAN 10’ STEPBACK
ABOVE 35’
PER SCDP SECT. E.1.c
*NOTE: LESS THAN 10’ STEPBACK
ABOVE 35’
PER SCDP SECT. E.1.c
NOTE: 50’ WIDE ACCESS TO THE RIVERWALK
PER SCDP SECT. E.5
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
50’
NOTE: 9’ SIDEWALK WITH STOREFRONT

SET BACK
NOTE: INTEGRATED

SCREENED MECHANICAL PENTHOUSE &

ROOFTOP ACCESS STAIR
PER SCDP SECT. H.2.c.ii *NOTE: ADDITIONAL 6TH FLOOR AREA

CAN BE CONSIDERED IF PUBLICLY

ACCESSIBLE PEDESTRIAN CONNECTION

TO THE RIVERWALK IS PROVIDED
PER SCDP SECT. H.2.d.ii
*NOTE: ADDITIONAL 6TH FLOOR AREA

CAN BE CONSIDERED IF PUBLICLY

ACCESSIBLE PEDESTRIAN CONNECTION

TO THE RIVERWALK IS PROVIDED
PER SCDP SECT. H.2.d.ii
*NOTE: ADDITIONAL 6TH FLOOR AREA

CAN BE CONSIDERED IF PUBLICLY

ACCESSIBLE PEDESTRIAN CONNECTION

TO THE RIVERWALK IS PROVIDED
PER SCDP SECT. H.2.d.ii
*NOTE: ADDITIONAL 6TH FLOOR AREA

CAN BE CONSIDERED IF PUBLICLY

ACCESSIBLE PEDESTRIAN CONNECTION

TO THE RIVERWALK IS PROVIDED
PER SCDP SECT. H.2.d.ii
*NOTE: ADDITIONAL 6TH FLOOR AREA

CAN BE CONSIDERED IF PUBLICLY

ACCESSIBLE PEDESTRIAN CONNECTION

TO THE RIVERWALK IS PROVIDED
PER SCDP SECT. H.2.d.ii
NOTE: GATEWAY

LANDSCAPING SETBACK
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
(T.O. ROOF/DECK F.F. 47’)
PER SCDP SECT. E.1.d
NOTE: AT LEAST 75% OF BUILDING

FRONTAGE ALONG RIVERWALK HAS
10’ STEPBACKS ABOVE 50’
(T.O. ROOF/DECK F.F. 47’)
PER SCDP SECT. E.1.d
NOTE: 10’’ RIVERWALK STEPBACK
PER SCDP SECT. E.4.d
NOTE: 10’’ RIVERWALK STEPBACK
PER SCDP SECT. E.4.d
NOTE: INTEGRATED

SCREENED MECHANICAL PENTHOUSE &

ROOFTOP ACCESS STAIR
PER SCDP SECT. H.2.c.ii
NOTE: INTEGRATED

SCREENED MECHANICAL PENTHOUSE &

ROOFTOP ACCESS STAIR
PER SCDP SECT. H.2.c.ii
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
NOTE: RECESSED BUILDING BREAK
PER SCDP SECT. H.2.d.i
*NOTE: ROOFTOP ACCESORY USES
(SEE FOOTNOTES)
*NOTE: ROOFTOP ACCESORY USES
(SEE FOOTNOTES)
*NOTE: ROOFTOP ACCESORY USES
(SEE FOOTNOTES)
*NOTE: ROOFTOP ACCESORY USES
(SEE FOOTNOTES)
NOTE: AT LEAST 50% OF BUILDING

FRONTAGE ALONG FRONT STREET HAS
10’ STEPBACKS ABOVE 50’ (T.O. ROOF/
DECK F.F. 47’)
PER SCDP SECT E.1.c
NOTE: GATEWAY

LANDSCAPING SETBACK
NOTE: 300’ MAXIMUM FRONT

STREET LINEAR FRONTAGE
PER SCDP SECT.

LESS THAN
300’
NOTE: INTEGRATED

SCREENED MECHANICAL PENTHOUSE &

ROOFTOP ACCESS STAIR
PER SCDP SECT. H.2.c.ii
*ROOFTOP ACCESSORY USES
• The Downtown Plan encourages Rooftop Gardens and Terraces. A utilized rooftop requires egress stairs and elevator access. Therefore these vertical circulation elements are inherently permitted by the Downtown Plan. • Furthermore, Per SCDP SECT. H.2.d.iii - Integrated Rooftop Design. “Rooftops shall be fully designed and creatively integrated into the function of the building.  Rooftops provide opportunities including, but not limited to, usable residential or commercial open spaces, community gardens, rainwater retention facilities, 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.” • In order to have a commercially viable and successful Rooftop Pool and Terrace, accessible not only to hotel guests but at times the community at large, minimal service and support enclosures must be integrated, and have been carefully located and designed to be effectively concealed from view from the street with no perceived change to the mass of the building.

RIVERWALK CROSS

CONNECTION/ACCESS
(PER CITY OBJECTIVE:: v & vi)

RIVERWALK CROSS

CONNECTION/ACCESS
(PER CITY OBJECTIVE: v & vi)

RIVERWALK CROSS

CONNECTION/ACCESS
(PER CITY OBJECTIVE: vi)

RIVERWALK CROSS

CONNECTION/ACCESS
(PER CITY OBJECTIVE: v & vi)

RIVERFRONT EDGE ACTIVATION

WITH HOTEL AMENITIES
(PER CITY OBJECTIVE: ii)

RIVERFRONT EDGE ACTIVATION

WITH HOTEL AMENITIES
(PER CITY OBJECTIVE: ii)

OPEN SPACE

MAPLE ALLEY PASEO
(PER CITY OBJECTIVE: i & iv)

OPEN SPACE

MAPLE ALLEY PASEO
(PER CITY OBJECTIVE: i & iv)

RIVERWALK CROSS

CONNECTION/ACCESS

THROUGH BUILDING
(PER CITY OBJECTIVE: vi)

COMPLIANT AREA REQUESTING

VARIATION

COMPLIANT EXTERIOR AMENITIES PROVIDED
(PER REQUESTED VARIATION: v & vi)

COMPLIANT INTERIOR

AMENTIES PROVIDED

BUILDING HAS BEEN DESIGNED TO CONSIST OF

MULTIPLE BUILDING RHYTHMS AT GROUND, MIDDLE,

AND UPPER LEVELS TO PROMOTE THE APPEARANCE

OF A GROUPING OF BUILDINGS RATHER THAN
LARGE MONOLITHIC BUILDING MASSES.
(PER CITY OBJECTIVE: iii)

BUILDING HAS BEEN DESIGNED TO CONSIST OF

MULTIPLE BUILDING RHYTHMS AT GROUND, MIDDLE,

AND UPPER LEVELS TO PROMOTE THE APPEARANCE

OF A GROUPING OF BUILDINGS RATHER THAN
LARGE MONOLITHIC BUILDING MASSES.
(PER CITY OBJECTIVE: iii)

BUILDING HAS BEEN DESIGNED TO CONSIST OF

MULTIPLE BUILDING RHYTHMS AT GROUND, MIDDLE,

AND UPPER LEVELS TO PROMOTE THE APPEARANCE

OF A GROUPING OF BUILDINGS RATHER THAN
LARGE MONOLITHIC BUILDING MASSES.
(PER CITY OBJECTIVE: iii)

BUILDING HAS BEEN DESIGNED TO

CONSIST OF MULTIPLE BUILDING

RHYTHMS AT GROUND, MIDDLE,

AND UPPER LEVELS TO PROMOTE

THE APPEARANCE OF A GROUPING

OF BUILDINGS RATHER THAN LARGE
MONOLITHIC BUILDING MASSES.
(PER CITY OBJECTIVE: iii)

25.1.108
A5.02
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED

SOLAR STUDY - SUMMER
& WINTER SOLSTICE

SOLAR STUDY - SUMMER & WINTER SOLSTICE

1. SUMMER SOLSTICE ( JUNE 21)

2. WINTER SOLSTICE ( DECEMBER 21)
9:00 AM
9:00 AM
12:00 PM
12:00 PM
3:00 PM
*NUMBER ON BUILDING DENOTES NUMBER OF STORIES
*NUMBER ON BUILDING DELINIATES NUMBER OF STORIES
3:00 PM
N

FRONT STREET

LAUREL STREET
7 2
1 1 1
1 1
1 1
2 1
1 6 LAUREL STREET

SAN LORENZO RIVER
PROPOSED 6 STORY HOTEL
NEIGHBORING 7 STORY

ANTON PACIFIC PROJECT

FRONT STREET

LAUREL STREET
7 2
1 1 1
1 1
1 1
2 1
1 6 LAUREL STREET

SAN LORENZO RIVER
PROPOSED 6 STORY HOTEL
NEIGHBORING 7 STORY

ANTON PACIFIC PROJECT

FRONT STREET

LAUREL STREET
7 2
1 1 1
1 1
1 1
2 1
1 6 LAUREL STREET

SAN LORENZO RIVER
PROPOSED 6 STORY HOTEL
NEIGHBORING 7 STORY

ANTON PACIFIC PROJECT

FRONT STREET

LAUREL STREET
7 2
1 1 1
1 1
1 1
2 1
1 6 LAUREL STREET

SAN LORENZO RIVER
PROPOSED 6 STORY HOTEL
NEIGHBORING 7 STORY

ANTON PACIFIC PROJECT

FRONT STREET

LAUREL STREET
7 2
1 1 1
1 1
1 1
2 1
1 6 LAUREL STREET

SAN LORENZO RIVER
PROPOSED 6 STORY HOTEL
NEIGHBORING 7 STORY

ANTON PACIFIC PROJECT

FRONT STREET

LAUREL STREET
7 2
1 1 1
1 1
1 1
2 1
1 6 LAUREL STREET

SAN LORENZO RIVER
PROPOSED 6 STORY HOTEL
NEIGHBORING 7 STORY

ANTON PACIFIC PROJECT

25.1.109
A5.03
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

LANDSCAPE ARCHITECTURE
444 BRYANT STREET
SAN FRANCISCO, CA 94107
(415) 495-3070
[email protected]
CMGSITE.COM
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
BKF.COM324 FRONT STREET
SANTA CRUZ, CA 95060

THE CRUZ HOTEL

LANDSCAPE ARCHITECTURE
515 SWIFT ST.

SANTA CRUZ, CA 95060
(831) 423-6040
JLJA.COM
2 12-22-22 PLANNING

RESUBMITTAL
COPYRIGHT © 2022 BCV ARCHITECTURE + INTERIORS, ALL RIGHTS RESERVED 1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
UP

FRONT LEFT
S
5'-8"
7'-91
2 "
KITCHEN PREP2
ABOVE ON LEVEL 2

BAR ABOVE
ON LEVEL 2
UP
DN

OVERHEAD UTILITY ROUTING

OVERHEAD UTILITY

ROUTING

FACE OF BUILDING ABOVE
UP

UTILITY ACCESS
HOTEL
ENTRY

WATER ENTRY
ROOM

COFFEE BAR
CAFE

POTENTIAL

LOADING
ZONE

ELEVATOR

MACHINE
ROOM
LOBBY
LOUNGE
LOBBY

ADMIN/EMPLOYEE

SUPPORT

TELECOM
ROOM

MECHANICAL

ELEVATOR

MACHINE
ROOM

ENGINEERING

GENERATOR
ROOM

ELECTRICAL
ROOM

GAS METER
ROOM
VALET

FIRE PUMP/

CONTROL
ROOM
BIKE

STORAGE
PORTE

COCHERE

VALET OFFICE/LUGGAGE/

TRASH ROOM PG&E TENANT
SPACE
MAIN

ELEC RM
BIKE

STORAGE
UPDN

LOADING/
BOH

VAN VAN
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"

CIRCULATION
231 SQ. FT. (G)

CIRCULATION
233 SQ. FT. (G)

CIRCULATION
564 SQ. FT. (G)

PARKING
7539 SQ. FT. (G)
7092 SQ. FT.(N)
66? OCCUPANTS

PORTE COCHERE
3432 SQ. FT. (G)
3120 SQ. FT. (N)
18 OCCUPANTS

GAS METER ROOM
205 SQ. FT. (G)
144 SQ. FT. (N)
1 OCCUPANTS

CIRCULATION
129 SQ. FT. (G)
RETAIL TENANT 1
836 SQ. FT. (G)
730 SQ. FT. (N)
? OCCUPANTS
CAFE
770 SQ. FT. (G)
608 SQ. FT. (N)
50? OCCUPANTS
BIKE STORAGE 2
426 SQ. FT. (G)
374 SQ. FT. (N)
2 OCCUPANTS
LOBBY
2434 SQ. FT.(G)
1825 SQ. FT. (N)
112? OCCUPANTS
BOH / STORAGE 1
506 SQ. FT. (G)
418 SQ. FT. (N)
3 OCCUPANTS

CIRCULATION
219 SQ. FT. (G)

FIRE CONTROL
ROOM
154 SQ. FT. (G)
124 SQ. FT. (N)
1 OCCUPANT

TRASH ROOM
750 SQ. FT. (G)
657 SQ. FT. (N)
2? OCCUPANTS

RESTROOM
161 SQ. FT. (G)

GATHERING STEPS
283 SQ. FT. (N)
19 OCCUPANTS

CIRCULATION
206 SQ. FT. (G)
ELEV. MACHINE
ROOM 1
115 SQ. FT. (G)
81 SQ. FT. (N)
1 OCCUPANTS

CIRCULATION
236 SQ. FT. (G)

UNOCCUPIED

VALET OFFICE/LUGGAGE

SECURITY
250 SQ. FT. (N)
2 OCCUPANTS

GENERATOR ROOM
351 SQ. FT. (G)
281 SQ. FT. (N)
2 OCCUPANTS
MECH/ STOR.1
526 SQ. FT. (G)
450 SQ. FT. (N)
2 OCCUPANTS ELECTRICAL RM 2
250 SQ. FT. (G)
183 SQ. FT. (N)
1 OCCUPANTS

EMPLOYEE SUPPORT
2163 SQ. FT. (G)
2059 SQ. FT. (N)
8? OCCUPANTS

TELECOM ROOM
221 SQ. FT. (G)
183 SQ. FT. (N)
1 OCCUPANTS

WATER ENTRY ROOM
357 SQ. FT. (G)
196 SQ. FT. (N)
2 OCCUPANTS

LOCKER ROOM
345 SQ. FT. (G)
298 SQ. FT. (N)
2 OCCUPANTS
ELEV. MACHINE
ROOM 2
119 SQ. FT. (G)
87 SQ. FT. (N)
1 OCCUPANTS

ENGINEERING
748 SQ. FT. (G)
651 SQ. FT. (N)
3 OCCUPANTS
BIKE STORAGE 1
824 SQ. FT. (G)
702 SQ. FT. (N)
? OCCUPANTS

PG&E VAULT
403 SQ. FT. (N)
? OCCUPANTS
ELECTRICAL RM 2
359 SQ. FT. (G)
321 SQ. FT. (N)
? OCCUPANTS
BOH/ STORAGE 2
466 SQ. FT. (N)
? OCCUPANTS

CAFE BOH
856 SQ. FT. (G)
719 SQ. FT. (N)
5 OCCUPANTS
SANTA CRUZ FRONT STREET HOTEL: LEVEL 1 FLOOR PLAN - PORTE COCHERE - 13 CARS+ 2 ADA SCALE 1"=30'
13 July 2022
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
UP
UP DN
QUEEN
60"X77"
QUEEN
60"X77"

CORRIDOR

CORRIDOR
OPEN

COURTYARD
DN
50'

MAPLE STREET PASSAGEWAY

PER SANTA CRUZ

DOWNTOWN PLAN

HOUSEKEEPING MECH
SHAFT

FEATURE
WALL
BOH QUEEN 60"X77" QUEEN 60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
BOH
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
QUEEN
60"X77"
UP DN
BOH

CORRIDOR
OPEN

COURTYARD
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]

WOMEN'S TREATMENT

CHANGING
ROOM
MEN'S

CHANGING
ROOM
UP
BENCH

TREATMENT

STORAGE

STORAGE

EXERCISE

FITNESS

FITNESS
ICE/

SUNDRIES

HOUSEKEEPING
LINEN
CHUTE
ADA
KING
76X80
KING
76X80
KING
76X80
KING
76X80
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"

MECH SHAFT
200 SQ. FT.(G)

UNOCCUPIED
STOR.
72 SQ. FT.

SPA LEVEL 1
2387 SQ. FT.. (G)
2278 SQ. FT. (N)
160 OCCUPANTS

CIRCULATION
4260 SQ. FT. (G)

UNOCCUPIED
STOR.
72 SQ. FT.

GUEST ROOMS 1
5749 SQ. FT. (G)
4761 SQ. FT. (N)
29 OCCUPANTS

OPEN COURTYARD
1013 SQ. FT.(G)

UNOCCUPIED
GUEST ROOMS 4
5374 SQ. FT. (G)
4326 SQ. FT. (N)
27 OCCUPANTS

ICE SUNDRIES
155 SQ. FT. (G)
146 SQ. FT. (N)
1 OCCUPANTS GUEST ROOMS 2
679 SQ. FT. (G)
679 SQ. FT. (N)
4 OCCUPANTS
GUEST ROOMS 3
618 SQ. FT. (G)
473 SQ. FT. (N)
4 OCCUPANTS
STOR.
33 SQ. FT.

HOUSEKEEPING 1
118 SQ. FT. (G)
104 SQ. FT. (N)
1 OCCUPANTS
HOUSEKEEPING 2
103 SQ. FT. (G)
78 SQ. FT. (N)
23 OCCUPANTS

CIRCULATION
383 SQ. FT. (G)

UNOCCUPIED
GYM
1565 SQ. FT.. (G)
1355 SQ. FT. (N)
32 OCCUPANTS
GUEST ROOMS 5
2668 SQ. FT. (G)
2132 SQ. FT. (N)
14 OCCUPANTS
GUEST ROOMS 6
2668 SQ. FT. (G)
2132 SQ. FT. (N)
14 OCCUPANTS
UP
UP
DN

FRONT LEFT
S
5'-8"
7'-91
2 "
DN
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
1'-6 9/16"
[472]
2'-1 9/16"
[650]

TOP EXIT
BK=6'-9 5/16"
[2066]
BG=4'-0 1/2"
[1232]
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
LINEN
CART
UP
DN
20'-3" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 19'-4" 20'-3" 20'-3" 19'-4" 19'-4" 17'-11 2 "
26'-4" 26'-4" 26'-4"
21'-3"
17'-10"
21'-81
2 " 19'-4" 21'-3"
9'-7"
10'
10'
21'-81
2 "
10'
20'-3"
2'-10"
2'-10"
2'-10"
2'-10"
11'-6"
6'-01
2 "

MEETING
ROOM

MEETING
ROOM

RESTAURANT
CHECK

IN HOUSEKEEPING

MEETING
ROOM
OFFICE
SOUTH
PORCH
PREP

KITCHEN

MEETING
ROOM
STOR.

STOR.

STOR.

STOR.

LINEN
CHUTE

WOMEN MEN
REF.

RECEIVING

LUGGAGE

STORAGE

GALLERY DISPLAY

COLD ELEV
PREP
FREZ.

EXHIBITION

KITCHEN
DRY

SERVICE GALLERY

FREIGHT

SERVICE
ELEV
ELEV

HOLDING
AREA
REF.

ELEV

TO GARAGE

RESTAURANT

TERRACE
BAR

TERRACE
EVENTS
LAWN

PRE FUNCTION

LUGGAGE

STORAGE
WORK
PERCH

GATHERING
STEPS
LOBBY
LOUNGE
BAR
BAR
LOUNGE

ELEVATOR RECEPTION
LOBBY

GALLERY DISPLAY

GALLERY
STOR,

GM OFFICE

HOUSEKEEPING
STOR.

WEST

BALLROOM
EAST

BALLROOM

WEST BALLROOM
PORCH

EAST BALLROOM

TERRACE
DNUP
10'-91
4 "

EAST BALLROOM
1807 SQ. FT. (G)
1672 SQ. FT.(N)
107 OCCUPANTS

LOBBY LOUNGE
1407 SQ. FT. (G)
1395 SQ. FT.(N)
119 OCCUPANTS

EXHIBITION KITCHEN
292 SQ. FT. (G)
240 SQ. FT. (N)
2 OCCUPANTS

CIRCULATION
551 SQ. FT. (G)

UNOCCUPIED CIRCULATION
2016 SQ. FT. (G)

UNOCCUPIED

CIRCULATION
233 SQ. FT. (G)

UNOCCUPIED
MEETING ROOM 1
905 SQ. FT. (G)
579 SQ. FT. (N)
39 OCCUPANTS

CIRCULATION
126 SQ. FT. (G)

UNOCCUPIED

CHECK IN
AND

LUGGAGE

STORAGE
391 SQ. FT. (G)
279 SQ. FT. (N)
2 OCCUPANTS

RESTAURANT
2344 SQ. FT. (G)
1983 SQ. FT. (N)
133 OCCUPANTS

WEST BALLROOM PORCH
386 SQ. FT. (G)
248 SQ. FT. (N)
17 OCCUPANTS

EAST BALLROOM TERRACE
386 SQ. FT. (G)
332 SQ. FT. (N)
23 OCCUPANTS

SOUTH PORCH
753 SQ. FT. (G)
575 SQ. FT. (N)
39 OCCUPANTS

SE OFFICE
252 SQ. FT. (G)
174 SQ. FT. (N)
MEETING ROOM 5 2 OCCUPANTS
471 SQ. FT. (G)
343 SQ. FT. (N)
23 OCCUPANTS
MEETING ROOM 4
471 SQ. FT. (G)
343 SQ. FT. (N)
23 OCCUPANTS

KITCHEN
801 SQ. FT. (G)
708 SQ. FT. (N)
5 OCCUPANTS
STOR.
77 SQ. FT.

STOR.
38 SQ. FT.

STOR.
75 SQ. FT.

WEST BALLROOM
1770 SQ. FT. (G)
1672 SQ. FT. (N)
107 OCCUPANTS
STOR.
166 SQ. FT.

STOR.
164 SQ. FT.

DRY

STORAGE
412 SQ. FT. (G)
368 SQ. FT. (N)
3 OCCUPANTS

HOUSEKEEPING
679 SQ. FT.(G)
582 SQ. FT. (N)
3 OCCUPANTS

RESTROOM
833 SQ. FT. (G)

UNOCCUPIED

SERVICE CIRCULATION
847 SQ. FT. (G)

UNOCCUPIED

RECEIVING/HOLDING
280 SQ. FT. (G)
280 SQ. FT. (N)
1 OCCUPANT
MEETING ROOM 2
442 SQ. FT. (G)
300 SQ. FT. (N)
20 OCCUPANTS
MEETING ROOM 3
905 SQ. FT. (G)
579 SQ. FT. (N)
39 OCCUPANTS

CIRCULATION
252 SQ. FT. (G)

SW OFFICE
252 SQ. FT. (G)
174 SQ. FT. (N)
2 OCCUPANTS
FREZ
223 SQ. FT. (G)
204 SQ. FT. (N)
2 OCCUPANTS
STORAGE 2
186 SQ. FT. (G)
145 SQ. FT. (N)
1 OCCUPANTS

GATHERING STEPS
95 SQ. FT. (G)
87 SQ. FT. (N)
6 OCCUPANTS

CIRCULATION
70 SQ. FT. (G)

RESTROOM
285 SQ. FT. (G)

UNOCCUPIED

RESTROOM
283 SQ. FT. (G)

UNOCCUPIED

RESTAURANT

ENTRY SPACE
273 SQ. FT. (G)
263 SQ. FT. (N)
18 OCCUPANTS

CIRCULATION
273 SQ. FT. (G)

UNOCCUPIED

BAR LOUNGE
1659 SQ. FT. (G)
1575 SQ. FT. (N)
105 OCCUPANTS

BAR SERVICE
221 SQ. FT. (G)
113 SQ. FT. (N)
2 OCCUPANTS
BAR

TERRACE
1384 SQ. FT. (G)
1384 SQ. FT. (N)
93 OCCUPANTS

RESTAURANT

TERRACE
1809 SQ. FT. (G)
1809 SQ. FT. (N)
121 OCCUPANTS

ELEVATOR LOBBY
897 SQ. FT. (G)
881 SQ. FT. (N)
59 OCCUPANTS

RECEPTION
1096 SQ. FT. (G)
1046 SQ. FT. (N)
70 OCCUPANTS

WORK PERCH
937 SQ. FT. (G)
836 SQ. FT. (N)
31 OCCUPANTS

KITCHEN

STORAGE
137 SQ. FT. (G)
111 SQ. FT. (N)
1 OCCUPANT

EVENT LAWN
1581 SQ. FT. (G)
1581 SQ. FT. (N)
106 OCCUPANTS

RESTROOM
132 SQ. FT. (G)

UNOCCUPIED
SANTA CRUZ FRONT STREET HOTEL: LEVEL 2 FLOOR PLAN
SCALE 1"=30'
19 July 2022

PROGRAM/USE PLANS

PROGRAM/USE PLANS
NOT TO SCALE@11x17
SCALE: 1 “= 30’-0” @ 24x36
N
PARKING COUNT: 15 PARKING SPACES (12 STD + 1 COMPACT + 2 ADA VAN) UNIT COUNT: 56 UNITS

RIVERWALK CROSS CONNECTION/ACCESS HOTEL GUEST ACCESS COMMERCIAL/PUBLIC ACCESS Per SCMC 24.22.366, Floor Area: The sum of the gross horizontal real floor area within the perimeter of the outside walls of all buildings, including accessory buildings and accessory dwelling units, on a lot as measured from the exterior surface of the exterior walls, with no deduction for hallways, stairs, closets, wall thickness. The area includes covered residential parking and is the total of all stories. Stairways shall count only once for floor area, however, any portions of buildings, including stairwells, over seventeen feet in interior height, are counted twice for the purposes of computing floor area. Uncovered courtyards or atriums enclosed by three sides and with the space open to the street above the first floor do not count as floor area. Unenclosed porches, balconies, decks, patios, roof overhangs and similar architectural features and non-habitable basements that are fully subterranean below finished grade do not count as floor area.

GEUSTROOM TOTAL: 17,756 SQ. FT. -
GUESTROOMS 17,756 SQ. FT. 14,413 SQ. FT. RESIDENTIAL GROSS 200 89 BACK OF HOUSE TOTAL: 753 SQ. FT. -
STORAGE 177 SQ. FT. 174 SQ. FT. STORAGE GROSS 300 1
HOUSEKEEPING 1 118 SQ. FT. 104 SQ. FT. STORAGE GROSS 300 1 HOUSEKEEPING 2 103 SQ. FT. 78 SQ. FT. STORAGE GROSS 300 1 ICE/SUNDRIES 155 SQ. FT. 146 SQ. FT. STORAGE GROSS 300 1 MECH SHAFT 200 SQ. FT. - SQ. FT. UNOCCUPIED NET SPACE N/A N/A - AMENITIES PUBLIC TOTAL: 3,952 SQ. FT. -
SPA LEVEL1 2,387 SQ. FT. 2,278 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 160 GYM 1,565 SQ. FT. 1,355 SQ. FT. EXERCISE ROOMS GROSS 50 32 CIRCULATION (STIAR, CORRIDOR & ELEVATORS) TOTAL: 4,643 SQ. FT. - PUBLIC CIRCULATION - INTERIOR 4,643 SQ. FT. - SQ. FT. UNOCCUPIED NET SPACE N/A N/A - HEIGHT ABOVE 17' TOTAL: 1,198 SQ. FT. -
AREA ABOVE 17' 1,198 SQ. FT. - SQ. FT. - - --
LEVEL 3 GROSS TOTAL: 28,302 SQ. FT. TOTAL OCCUPANTS 285 ON STRUCTURE AMENITIES TOTAL: 1,013 SQ. FT. -
OPEN COURTYARD 1,013 SQ. FT. 853 SQ. FT. UNOCCUPIED NET SPACE N/A N/A - GEUSTROOM TERRACES TOTAL: 0 SQ. FT. -
GUESTROOMS TERRACE - SQ. FT. - SQ. FT. UNOCCUPIED NET SPACE N/A N/A - TOTAL OCCUPANTS 0
LEVEL 3 GROSS AREA NET AREA
LEVEL 3
NOT INCLUDED IN LEVEL 3 GROSS

OCCUPANCY TYPE NET OR GROSS LOAD FACTOR OCCUPANTS
AMENITIES PUBLIC TOTAL: 15,384 SQ. FT. -
EAST BALLROOM 1,807 SQ. FT. 1,602 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 107 WEST BALLROOM 1,770 SQ. FT. 1,602 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 107 MEETING ROOMS (TOTAL OF 5) 3,194 SQ. FT. 2,144 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 144 WORK PERCH 937 SQ. FT. 836 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 56 ELEVATOR LOBBY 897 SQ. FT. 881 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 59 LOBBY LOUNGE 1,407 SQ. FT. 1,395 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 93 RECEPTION 1,096 SQ. FT. 1,046 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 70 BAR LOUNGE 1,659 SQ. FT. 1,575 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 105 RESTAURANT 2,344 SQ. FT. 1,983 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 133 RESTAURANT ENTRY SPACE 273 SQ. FT. 263 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 18 AMENITIES SERVICE TOTAL: 2,086 SQ. FT. -
KITCHEN 801 SQ. FT. 708 SQ. FT. KITCHEN GROSS 200 5
EXHIBITION KITCHEN 292 SQ. FT. 240 SQ. FT. KITCHEN GROSS 200 2 KITCHEN STORAGE 137 SQ. FT. 111 SQ. FT. KITCHEN GROSS 200 1 FREEZER 223 SQ. FT. 204 SQ. FT. KITCHEN GROSS 200 2
DRY STORAGE 412 SQ. FT. 368 SQ. FT. KITCHEN GROSS 200 3 BAR SERVICE 221 SQ. FT. 113 SQ. FT. KITCHEN GROSS 200 2 BACK OF HOUSE TOTAL: 4,125 SQ. FT. -
STORAGE BALLROOM 520 SQ. FT. 352 SQ. FT. STORAGE GROSS 300 2 RECEIVING/HOLDING 280 SQ. FT. 280 SQ. FT. STORAGE GROSS 300 1 HOUSEKEEPING 711 SQ. FT. 582 SQ. FT. STORAGE GROSS 300 3 STORAGE 2 186 SQ. FT. 145 SQ. FT. STORAGE GROSS 300 1
CHECK-IN AND LUGGAGE STORAGE 391 SQ. FT. 279 SQ. FT. STORAGE GROSS 300 2 SE & SW CORNER OFFICES 504 SQ. FT. 348 SQ. FT. BUSINESS AREAS GROSS 150 4 BOH RESTROOM 132 SQ. FT. - SQ. FT. UNOCCUPIED NET SPACE N/A N/A - RESTROOM SOUTH BLOCK 568 SQ. FT. - SQ. FT. UNOCCUPIED NET SPACE N/A N/A - RESTROOM MID BLOCK 833 SQ. FT. - SQ. FT. UNOCCUPIED NET SPACE N/A N/A - CIRCULATION (STIAR, CORRIDOR & ELEVATORS) TOTAL: 4,368 SQ. FT. - PUBLIC CIRCULATION 3,395 SQ. FT. - SQ. FT. UNOCCUPIED NET SPACE N/A N/A - SERVICE CIRCULATION 973 SQ. FT. - SQ. FT. UNOCCUPIED NET SPACE N/A N/A - ON STRUCTURE AMENITIES TOTAL: 1,525 SQ. FT. -
WEST BALLROOM PORCH 386 SQ. FT. 248 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 17 EAST BALLROOM PORCH 386 SQ. FT. 332 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 23 SOUTH PORCH 753 SQ. FT. 575 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 39 LEVEL 2 GROSS TOTAL: 27,489 SQ. FT. TOTAL OCCUPANTS 920

OCCUPANCY TYPE NET OR GROSS LOAD FACTOR OCCUPANTS
OFF STRUCTURE AMENITIES TOTAL: 4,774 SQ. FT. -
BAR TERRACE 1,384 SQ. FT. 1,384 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 93 RESTAURANT TERRACE 1,809 SQ. FT. 1,809 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 121 EVENT LAWN 1,581 SQ. FT. 1,581 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 106 TOTAL OCCUPANTS 320
NOT INCLUDED IN LEVEL 2 GROSS
LEVEL 2
LEVEL 2 GROSS AREA NET AREA

OCCUPANCY TYPE NET OR GROSS LOAD FACTOR OCCUPANTS
AMENITIES PUBLIC TOTAL: 3,503 SQ. FT. -
LOBBY 2,434 SQ. FT. 1,825 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 122 GATHERING STEPS LOWER 299 SQ. FT. 285 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 19 CAFÉ 770 SQ. FT. 608 SQ. FT. ASSEMBLY UNCONCENTRATED NET 15 41 AMENITIES SERVICE TOTAL: 850 SQ. FT. -
CAFÉ BOH 850 SQ. FT. 719 SQ. FT. KITCHEN GROSS 200 5
BACK OF HOUSE TOTAL: 9,904 SQ. FT. -
ELECTRICAL ROOM 1 250 SQ. FT. 183 SQ. FT. STORAGE GROSS 300 1 ELECTRICAL ROOM 2 359 SQ. FT. 321 SQ. FT. STORAGE GROSS 300 2 PG&E VAULT 460 SQ. FT. 403 SQ. FT. STORAGE GROSS 300 2
TELECOM ROOM 221 SQ. FT. 183 SQ. FT. STORAGE GROSS 300 1 BOH / STORAGE 1 506 SQ. FT. 418 SQ. FT. STORAGE GROSS 300 2 BOH / STORAGE 2 563 SQ. FT. 466 SQ. FT. STORAGE GROSS 300 2 EMPLOYEE SUPPORT 2,168 SQ. FT. 2,059 SQ. FT. STORAGE GROSS 300 8 ELEVATOR MACHINE ROOM 1 115 SQ. FT. 81 SQ. FT. STORAGE GROSS 300 1 ELEVATOR MACHINE ROOM 2 119 SQ. FT. 87 SQ. FT. STORAGE GROSS 300 1 GENERATOR ROOM 351 SQ. FT. 281 SQ. FT. STORAGE GROSS 300 2 BIKE STORAGE 1 824 SQ. FT. 702 SQ. FT. STORAGE GROSS 300 3 BIKE STORAGE 2 426 SQ. FT. 374 SQ. FT. STORAGE GROSS 300 2 FIRE CONTROL ROOM 154 SQ. FT. 124 SQ. FT. STORAGE GROSS 300 1 WATER ENTRY ROOM 357 SQ. FT. 196 SQ. FT. STORAGE GROSS 300 2 GAS METER ROOM 205 SQ. FT. 144 SQ. FT. STORAGE GROSS 300 1 VALET OFFICE/LUGGAGE/ SECURITY 296 SQ. FT. 250 SQ. FT. STORAGE GROSS 300 2 LOCKER ROOM 345 SQ. FT. 298 SQ. FT. STORAGE GROSS 300 2 MECH/STORAGE 1 526 SQ. FT. 450 SQ. FT. STORAGE GROSS 300 2 ENGINEERING 748 SQ. FT. 651 SQ. FT. STORAGE GROSS 300 3 TRASH ROOM 750 SQ. FT. 657 SQ. FT. STORAGE GROSS 300 3
RESTROOM 161 SQ. FT. 140 SQ. FT. UNOCCUPIED NET SPACE N/A N/A - CIRCULATION (STIAR, CORRIDOR & ELEVATORS) TOTAL: 1,817 SQ. FT. - PUBLIC CIRCULATION 1,688 SQ. FT. - SQ. FT. UNOCCUPIED NET SPACE N/A N/A - SERVICE CIRCULATION 129 SQ. FT. - SQ. FT. UNOCCUPIED NET SPACE N/A N/A - MERCHANTILE TOTAL: 836 SQ. FT. -
RETAIL TENANT 1/ JUICE BAR 836 SQ. FT. 730 SQ. FT. MERCANTILE GROSS 60 14 PARKING TOTAL: 10,971 SQ. FT. -
PORTE COCHERE 3,432 SQ. FT. 3,120 SQ. FT. PARKING GROSS 200 18 PARKING 7,539 SQ. FT. 7,092 SQ. FT. PARKING GROSS 200 38 HEIGHT ABOVE 17' TOTAL: 408 SQ. FT. -
AREA ABOVE 17' 408 SQ. FT. - SQ. FT. - - - -
LEVEL 1GROSS TOTAL: 28,289 SQ. FT. TOTAL OCCUPANTS 300
LEVEL 1 GROSS AREA NET AREA
LEVEL 1
299 SQ. FT. (G)
299 SQ. FT. (G)
460 SQ. FT. (G)
563 SQ. FT. (G)

25.1.110
A5.04
04-12-21
07-06-21
0 1

PLANNING

SUBMITTAL

REVISED DESIGN

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