CITY OF SANTA CRUZ
809 Center Street
Santa Cruz, California 95060
CITY COUNCIL AGENDA
Study Session
Joint City Council/Planning Commission
June 18, 2024
5:30 p.m. GENERAL BUSINESS, ZOOM/COUNCIL CHAMBERS
The meeting may be viewed remotely, using any of the following sources:
Click on Zoom link (no time delay): https://zoom.us/j/94684401344 Online at http://www.cityofsantacruz.com/government/city-council/council-meetings Online at Watch – Community Television of Santa Cruz County Comcast Channel 25
Or: Call any of the numbers below. If one is busy, try the next one. 1-833-548-0276 (Toll Free)
1-833-548-0282 (Toll Free)
1-877-853-5247 (Toll Free)
1-669-900-9128
Enter the meeting ID number: 946 8440 1344
When prompted for a Participant ID, press #.
Press *9 on your phone to “raise your hand” when the Mayor calls for public comment. It will be your turn to speak when the Mayor calls on you. Press *6 to unmute yourself. The timer will then be set.
Correspondence to be included in the agenda packet must be received by 1:00 pm on Tuesday, June 18th
The City of Santa Cruz does not discriminate against persons with disabilities. Out of consideration for people with chemical sensitivities we ask that you attend fragrance free. Upon request, the agenda can be provided in a format to accommodate special needs. Additionally, if you wish to attend this public meeting and will require assistance such as an interpreter for American Sign Language, Spanish, or other special equipment, please call the City Clerk’s Department at 420-5030 at least five days in advance so that we can arrange for such special assistance, or email [email protected]. The CalRelay system number: 1-800-735-2922.
Si desea asistir a esta reunión pública y necesita ayuda - como un intérprete de lenguaje de señas americano, español u otro equipo especial - favor de llamar al Departamento de la Secretaría de la Ciudad al 420-5030 al menos cinco días antes para que podamos coordinar dicha asistencia especial o envié un correo electrónico a [email protected]. El número del sistema Cal-Relay es: 1-800-735-2922.
June 18, 2024 City Council Study Session 2
Agenda and Agenda Packet Materials: The City Council agenda and the complete agenda packet containing public records, which are not exempt from disclosure pursuant to the California Public Records Act, are available for review on the City’s website:
www.cityofsantacruz.com/government/city-council-meetings and at the Office of the City Clerk located at 809 Center Street, Room 9, Santa Cruz, California, during normal business hours.
Agenda Materials Submitted after Publication of the Agenda Packet: Pursuant to Government Code §54957.5, public records related to an open session agenda item submitted after distribution of the agenda packet are available at the same time they are distributed or made available to the legislative body on the City’s website at: www.cityofsantacruz.com/government/city-councilmeetings and are also available for public inspection at the Office of the City Clerk, 809 Center Street Room 9, Santa Cruz, California, during normal business hours, and at the council meeting.
Need more information? Contact the City Clerk’s office at 831-420-5030.
As a joint meeting of the City Council and the Planning Commission, a majority of both will be in attendance.
Joint City Council/Planning Commission Study Session
5:30 P.M.
Call to Order
Roll Call
General Business
1. Joint City Council and Planning Commission Study Session on the Downtown Plan Expansion Public Review Draft (PL)
Review the Downtown Plan Expansion draft documents and provide feedback as desired.
Adjournment
City Council
AGENDA REPORT
DATE: 5/30/2024
AGENDA OF: 6/18/2024
DEPARTMENT: Planning and Community Development
SUBJECT: Joint City Council and Planning Commission Study Session on the Downtown Plan Expansion Public Review Draft (PL)
RECOMMENDATION: Review the Downtown Plan Expansion draft documents and provide feedback as desired.
BACKGROUND: City planning documents have long expressed a desire to improve connections between Santa Cruz’s Downtown core to the popular destinations at the Municipal Wharf, Main Beach, and the Boardwalk. This desire for connection is one of several factors that led to the selection of the South of Laurel area as the best location to expand the boundaries of the existing Downtown Plan. By adding the identified section of the South of Laurel Neighborhood, the Downtown will expand opportunities to add housing, businesses, public spaces, a new multipurpose arena for the Santa Cruz Warriors, and enhancements to bike and pedestrian connections that have been envisioned. The expansion would open new ways for the community to engage with the San Lorenzo River and create strong connections between the downtown and beach areas.
Timeline and Council Direction
The project to expand the Downtown Plan was initiated at the end of 2021 and has involved phases of information gathering, outreach, analysis, collaboration with major property owners and the Santa Cruz Warriors, and drafting of the new sections of the Downtown Plan itself. The City Council provided direction on the effort at two points: first in June of 2022 and again in January of 2023.
The most recent Council direction specified that the plan include three desired outcomes:
1. The Plan area should support the addition of around 1,600 new housing units (while studying up to 1,800 units in the Environmental Impact Report).
2. Of these 1,600 new units, at least 20% of them (320 units) should be available at belowmarket-rate rent or sale prices.
3. The land use requirements should restrict development to a maximum of twelve stories in height.
1.1 Outreach
This planning work has been influenced by a variety of community engagements since the project started nearly three years ago. In September to October of 2021, an initial community survey that also included tools to map feedback, allowed the project team to identify existing challenges in the area and gather ideas about needs and opportunities. An online meeting held in November 2021 introduced the project to more people and helped to further refine the project objectives. The collected feedback was used to set priorities for the land use options in the area, which were presented to the community at a second community workshop in April of 2022. New concepts for the roadway realignments and a few options for the build out of the area were also presented at that meeting for public input. Following the second public workshop, a public hearing with the Planning Commission, as well as a public meeting of the Downtown Commission helped further shape the recommendation to City Council in June of 2022. During both the June hearing and then also later at a hearing in January 2023, City Council gave staff specific direction regarding development allowances as detailed above.
Since then, the project team has shifted focus to the details of the various other features in the Plan including roadways, building design, public spaces, and natural areas around the San Lorenzo River. A community survey in summer of 2023, followed by a series of focus groups in the autumn of that year, helped to refine these details, set further priorities, and identify specific land uses and design features that are most appealing to the community.
With the release of the public review draft of the Downtown Plan, the project team is already receiving further comments from the public that will inform the next iteration of the draft Plan, which will be the subject of the Draft Environmental Impact Report (EIR). The release of the Draft EIR will trigger another opportunity for public comment, and then those comments will become part of the Final EIR. Necessary mitigation measures identified through the environmental review process will be integrated into the draft Plan before it is reviewed formally by the Planning Commission and City Council during public hearings in early 2025. The many opportunities for public comment mean that many voices have contributed to this current draft Plan, and there are several opportunities remaining to further integrate new ideas from the community.
The following section highlights key features of the draft Plan, detailing proposed new community spaces, improved connectivity, land use allowances, development standards, and how the draft plan is achieving the Council direction.
DISCUSSION: This public review draft includes two documents: the Proposed Appendix 8 South of Laurel Area attachment, which would be an appendix to the existing Downtown Plan, and the Proposed Amendments to the Downtown Plan attachment. The amendments to the Downtown Plan address the regulations for private property development, while the Appendix is an additional document that provides broader context for the plan, expands on the vision and guiding principles mentioned above, and details the many public infrastructure improvements and new community spaces proposed as a part of this planning effort.
New Community Spaces and Improved Connectivity
As mentioned above, the Downtown Plan Appendix 8, South of Laurel Area consists of contextsetting and introducing the policies and guidance for the many public areas that are proposed within the expansion area. These include public roadways, bike lanes, sidewalks, an expanded
1.2 riverwalk area, and a new public plaza. This section will briefly introduce these planned amenities, directing readers to seek further detail in the appendix document itself.
Street Network and Public Plaza
This appendix introduces public enhancements in the South of Laurel Area Development Plan, consisting of three key proposed improvements: 1) relocating the northern-most portion of Laurel Street Extension to the south at the base of Beach Hill, 2) closing the existing portion of Laurel Street Extension between Front Street and the San Lorenzo River to create additional public/community space along the river a new public plaza between Front Street and the Riverwalk, and 3) adding a roundabout at the southerly intersection of Pacific Avenue, Front Street, and Third Street. These major changes allow for improved bicycle and pedestrian circulation and mobility, and they support the creation of a major new public feature in the Spruce Street Plaza.
Spruce Street Plaza
The proposed Spruce Street Plaza would extend from Front Street to the Riverwalk and provide a new, year-round public gathering space. The space could meet many different needs for various occasions and would support space for outdoor dining as well as gathering or simply pausing in the South of Laurel Area or along the river (see Appendix, page 20).
Riverwalk
The Santa Cruz Riverwalk will continue to provide an option for off-street biking and walking.
The Plan envisions new development engaging with the river and riverwalk by orienting development towards the river and incorporating uses like restaurants that open towards the Riverwalk. The Riverwalk will be widened on the west side of the levee to create opportunities for community space, especially around the connection with the Spruce Street Plaza, while maintaining the Riverwalk’s function as a bike and pedestrian pathway (see Appendix, Page 24).
Pacific Ave
Similar to the way Pacific Avenue functions north of Laurel Street, Pacific Avenue running through the plan area will continue to form the heart of shopping, dining, and strolling. The sidewalks will be ample enough to accommodate extensive outdoor activity, and roadway traffic will be secondary to the pedestrian experience. Lighting, landscaping, street trees, and other street furniture is envisioned to be as currently seen in the rest of Pacific Avenue in the Downtown (see Appendix, page 27).
Front Street
The role played by Front Street differs from that of Pacific Avenue in that Front Street must accommodate not only safe and pleasant bicycle and foot traffic but must also meet community mobility needs by accommodating transit, a higher volume of automobiles, delivery trucks, and more. The focus for Front Street is ensuring that all users are accommodated with clear routes to their desired destinations(see Appendix, page 28).
Santa Cruz Warriors Arena
The Santa Cruz Warriors plan to replace their temporary arena space with a new, multipurpose arena in the Plan area, creating a landmark building and event space that will serve as a catalyst for the development of surrounding public spaces and private development. It is anticipated that the new arena will be built on its current location but could possibly be built on the block directly west of the current location as well. In either location, this plan envisions the arena extending to
1.3 and engaging with the new Spruce Street Plaza to provide space for arena patrons to spill out following an event or for outdoor events to take place in coordination with the arena. The exterior design of the arena, its entrance location, and the commercial uses on its perimeter will shape the function and personality of the Spruce Street Plaza (see Appendix, page 31).
Streetscape
The way that streets are laid out and framed by buildings is often referred to as the “streetscape.” The Appendix attachment includes extensive details on the layout of the various public rights-ofway, including dimensions of sidewalks, bike lanes, and traffic lanes. These diagrams will be used to guide future public and private investment of these streets as redevelopment occurs in the project area. The focus is on creating a highly walkable area that is welcoming for all ages and supports easy navigation and walking to nearby destinations like the Main Beach. The streetscape on Front Street and Laurel Street is a bit different, working to accommodate all modes of travel including higher volumes of auto traffic, transit, and commercial deliveries.
These streets will still have wider sidewalks, with a greater focus on connection and mobility rather than gathering and lingering, as on Pacific Avenue and Spruce Street. The Riverwalk provides a third type of right of way, one focused on the off-street movement of bicyclists and pedestrians. The plan envisions the intersection of the Riverwalk and the Spruce Street Plaza as a place that could act as a primary public gathering point, particularly if it is adjacent to the new arena (see Appendix, page 33).
Bicycle and Pedestrian Circulation
The draft Plan details many proposed new bicycle and pedestrian connections and improvements. Readers should note that 2) the bike lanes are proposed to be sidewalk-level in many locations to improve bicyclist comfort while still accommodating auto use and 2) the Riverwalk creates an easy off-street connection to the Main Beach area for cyclists. Pedestrians are prioritized throughout the project area and will be able to access an improved stairway climbing Beach Hill and connecting to Cliff Street. Wayfinding signage will support these mobility improvements and help locals and visitors navigate the area (see Appendix, page 35).
Private Property Development Regulations
While the public infrastructure and community spaces provide the setting for most community members to experience the city, development on private property is equally important in setting the framework for homes, workplaces, and retail and restaurant destinations. To that end, the South of Laurel Area neighborhood is envisioned to be an extension of the existing downtown with similar development allowances. Given a catalyst like the new arena and analysis showing that some existing properties are reaching their intended lifespans and functional value, the area is likely to be attractive to new development in the coming years.
The current reality of housing development in California is that local jurisdictions have less discretion over the look, feel, and intensity of residential development than they have had in the past. Planning work now needs to anticipate building designs and regulate them exclusively through objective, measurable design criteria. State Density Bonus Law also must be considered, because the law is commonly used to build additional units and exceed design standards in exchange for providing some percentage of the housing units at a below-market-rate rent or sale price.
The existing Downtown Plan includes thoughtful and effective design standards which have been used to create new buildings up and down Pacific Avenue and Front Street. These standards
1.4 include strong requirements for the ground floor spaces and dimensions that create attractive storefronts and space for a variety of retail and food service uses. They also include guidance for upper stories that focuses on creating variation and texture at upper levels and rooflines, as well as standards for materials, colors, and landscaping that support the existing look and feel of downtown Santa Cruz. Staff seek to carry existing Downtown Plan standards into the expansion area as well.
Development Standards – Edits to Downtown Plan
Staff has drafted edits to the existing Downtown Plan standards that strive to keep the goal and intention of the regulations intact while extending their reach into the South of Laurel Area and while making adjustments where necessary to: 1) create objectivity from an existing subjective criteria (i.e., changing a “should” to a “shall,” etc.); 2) adjust standards for the South of Laurel Area that recognize modern uses and construction techniques (i.e., adjusting the depth of retail requirements down to 20 feet from the previously required 40 feet); 3) accommodate a unique land use in the Santa Cruz Warriors Arena (see Downtown Plan Chapter 4, Subsection K(12)); and 4) create standards to ensure a building’s ground floor area interfaces with the Riverwalk and the proposed Spruce Street Plaza in the project area (i.e., requiring that ground floor uses focus on public-facing commercial uses rather than allowing private residences at that ground level, as is allowed in the current Downtown Plan).
Height and Floor Area Ratio
The amount of total development that is allowed on a given piece of property in the Plan area is primarily governed by three key development standards: setbacks, height, and floor area ratio (FAR). The amount of required parking is typically a key piece as well, but because the Downtown falls within the one half-mile radius of the High-Quality Transit stop at the downtown Metro Station, no parking can be required as part of a development proposal per state law. Therefore, parking requirements are not a limiting factor on the total amount of built square footage that can be placed on a parcel here. The Downtown requires that buildings maintain a 0- foot setback – that they create no gap between the sidewalk and the wall of the building – to support the pedestrian experience. For this reason, setbacks also do not have a large effect on development potential within the Downtown Plan area.
Height limits are typically expressed in feet measured to the peak or parapet of a building. In the case of Downtown, there are different height limits in different locations, ranging from 35 feet to 85 feet. The maximum allowed height (without a density bonus) for the expansion area is proposed to be 85 feet, the same as the Additional Height Zone A located north of Laurel.
Following community feedback, the plan also proposes to limit heights to no more than 70 feet (again, without density bonus) on the southern-most portions of the blocks directly north of Beach Hill. Details are on the Height Maps found in Chapter 4, Subsection B, of the attached Downtown Plan.
The FAR is a measurement of total building volume, expressed as a ratio between built square footage and total parcel square footage. A building that is one story tall and covers the entire parcel has an FAR of 1.0. The same 1.0 FAR could also be a two-story building that covers one half of the parcel and so on.
The 2030 General Plan and the existing Downtown Plan call for an FAR of 5.0 throughout the existing downtown area, as moderated by various building heights throughout. South of Laurel, the current FAR on most parcels is 3.5, and there are three locations (the two blocks adjacent to
1.5 the river – the Wheel Works site and the site of the temporary arena, as well as the parcel at 140 Center Street) that are currently regulated by residential density standards and are not governed by an FAR limit. The Plan proposes to use an FAR limit for all sites in the project area, making most of sites an FAR limit of 3.5, and then a 4.0 FAR for the four blocks bounded by Pacific Avenue, Front Street, and the San Lorenzo River. These increased FARs support the Plan’s goal to increase housing capacity, acknowledging that some of the increased housing capacity is being used to subsequently lower the FAR of the site a 111-119 Leonard Street, per Council direction on November 15, 2022, as part of the review of the Objective Development Standards for Multifamily Housing. See Figure B-1 in Chapter 4, Section B, in the attached Downtown Plan for further details on the FARs for the Downtown Plan area.
Increased Affordable Housing Overlay Zone
In response to the January 2023 City Council direction, staff has been working to develop a set of incentives that could effectively raise the amount of affordable housing that will be built as a result of the expansion of the Downtown Plan boundaries above the anticipated amount under current conditions. State Density Bonus Law qualifies any development that meets specified affordability levels for additional market-rate homes, i.e., bonus density. In these projects, developers are allowed to increase the number of market rate homes above local zoning maximums as an incentive for providing the below-market homes. In order to accommodate the additional housing units, local jurisdictions must waive development standards like height limits, parking requirements, minimum setbacks, and required on-site open space, among others that would preclude development from reaching the total number of housing units allowed under the State Density Bonus Law.
Per state law, the 20% below-market homes that are required by the City’s existing policy for the inclusionary requirement are calculated on the base project – the part of the project proposal that conforms to all local regulations regarding height, density, design, etc., the total percentage of below market rate homes in the final Density Bonus proposal typically ends up being equivalent to 13%-15% due to the additional market rate units gained from the bonus density. The State Density Bonus Law has been very attractive to developers in Santa Cruz, and as of January 2024, the state increased the standard Density Bonus option from up to 50% to up to 100%. This is a significant incentive for providing below market rate homes, one that allows development to exceed density limits but also to exceed height limits and other standards to achieve that allowed density as well. State law and case law requires local jurisdictions to review Density Bonus project proposals as submitted, and must provide requested waivers for height, setbacks, parking, FAR, etc. Thus, the City is not able to limit the height of proposed Density Bonus projects, and it is possible under current development allowances for proposals using these bonuses to exceed the desired 12-story height maximum. This will remain the case following any land use changes associated with the Downtown Plan Expansion, as the projects will still be eligible for the State Density Bonus, unless they choose to forgo its use, either by not pursuing a State Density Bonus or by voluntarily choosing to use the City’s new affordable housing density bonus overlay allowances in lieu of availing themselves of all State Density Bonus provisions.
In this state law environment, it has been challenging to develop policies that would incentivize developers to forgo the State Density Bonus in favor of a local incentive. Increasing the inclusionary requirement without significant additional incentives would make development infeasible. Staff have been working to address the City Council direction of achieving 320 below market rate homes in the Plan area (20% of 1,600 units) by creating an Increased Affordable Housing Overlay Zone. The Overlay Zone would include incentives for developers when they
1.6 commit to both: 1) providing more than the currently required 20% inclusionary housing at below-market rents and 2) limiting building heights to no more than 12 stories and 145 feet in height. While it is beyond the City’s authority to deny State Density Bonus projects when they are proposed, the City could offer two primary incentives that might be more attractive to developers than the allowances in the state law, a base FAR increase, and the ability to provide required below market rate units off-site. Pursuing either option would require that the developer agree to both, above-noted conditions.
FAR Incentive: The first incentive under consideration is to allow the sites within the overlay zone to “purchase” additional FAR in exchange for increasing the percentage of below-market units provided. For example, for each additional 1% of below-market units above 20%, the developer could buy an additional 0.1 FAR above the base of 4.0. In this way, a developer could potentially get to an FAR of
5.0 by providing 30% of the units as income-qualified below-market-rate housing.
To make this incentive attractive, a density bonus above the base FAR increase might also be necessary, and qualifying levels of affordability will likely need to be higher than those needed to qualify for the State Density Bonus. The specific percentages of bonus density and the affordability levels for purchasing the base FAR and for qualifying for the additional density bonus require careful analysis and comparisons to the State Density Bonus allowances. Staff is currently contemplating structuring the policy to allow that analysis to take place on a caseby-case basis for each project proposing to utilize this incentive, to respond to changing market conditions over time.
Off-site Incentive: The second potential incentive would be to allow for the required inclusionary housing units to be built on a separate parcel. This off-site option would require that the number of below-market units provided is equal to a minimum of 35% of the base project on the market rate site. Meeting this standard would qualify the market rate project for a 50% bonus in housing units and could allow for even more than the required number of units to be constructed as part of a 100% affordable (below-market) housing development. This option is similar to the option of land donation that has been used to create the newly built Pacific Station South project. This incentive would include limitations on where off-site units could be located, requiring that they be within a reasonable distance of the South of Laurel Area District (e.g., ½ mile) or within the Downtown Plan Area, so that residents of the affordable housing project still have easy access to Downtown amenities. Additionally, off-site units could not be located within neighborhoods with high concentrations of existing affordable housing and concentrated areas of lower-income households (e.g., Beach Flats or Lower Ocean neighborhoods), to minimize the risk of displacement of existing residents.
This policy is still under development, and staff is interested in feedback from elected and appointed officials, as well as members of the public on this topic. This Overlay Zone has placeholder text in Section 8.3.5 of the attached Appendix 8 South of Laurel Area District.
Following discussion with the City Council and Planning Commission, staff will continue to refine this policy and have final details and standards included as part of the Final Draft Downtown Plan later this year.
1.7 One other policy staff is considering for the Increased Affordable Housing Overlay is an option to allow the City Council to provide permission to a developer to exceed the 12 story/145-foot height limit by some modest amount if they determine that the design of a proposed building is noticeably superior with the addition of another 1-2 stories of height or 10-20 feet. Approval of such would be subject to a public hearing and completely at the discretion of elected officials but could allow for a small amount of flexibility should it be deemed appropriate. As compared to a strict, 12-story limit, this could accommodate an alternative design that encourages developers to use the new Increased Affordable Housing Overlay program as opposed to the State Density Bonus, which would mean more affordable housing and greater control over building design.
At this point, the geographic boundaries of the Increased Affordable Housing Overlay have not been finalized. In order to be responsive to the City Council Direction of both June 2022 and January 2023, to limit the total number of taller building elements to no more than a total of four, staff had initially considered limiting the overlay to the four blocks of property between Pacific Avenue and the San Lorenzo River, north and south of Spruce Street (see Appendix page 11, Figure 8.2-2, Blocks A, B, C, and D), in order to limit the total number of structures that might be incentivized to reach a 12-story height. Given the changes to the State Density Bonus Law, and the City’s inability to limit height of a Density Bonus proposal in a meaningful way, staff is now evaluating the possibility of allowing more sites in the South of Laurel Area District to have access to these incentives that could create an acceptable height limit.
Other Plan Components
As a specific plan, the Downtown Plan must meet certain criteria as dictated by California state planning law. A specific plan must include not only land use and circulation components, but also address infrastructure and implementation of the proposed concept. A specific plan may modify the allowances in a General Plan, whereas changes to state law in the last six years mean that an area plan and zoning ordinance are superseded by the General Plan. In this way, a specific plan carries more weight than other area plans and is held equal to the City’s General Plan under state law. For this reason, the expansion of the Downtown Plan addresses the utility infrastructure needs of the South of Laurel Area (See Appendix, page 73) and discusses the many financial tools that are available to support the City and property owners over the coming years as redevelopment takes place and both public and private investments are made (see Appendix, page 75).
Lastly, the plan also addresses sustainability and resiliency for the South of Laurel Area, citing references to various environmental quality and resource efficiency standards that will govern new development. These standards include local, state, and federal requirements addressing natural hazards such as flooding/drainage, water use efficiency, refuse management, bird-safe building design features, and Green Building standards. This section will be updated with further mitigation measures if identified through the environmental review process currently underway (see Appendix, page 70).
Next Steps
Following the current period of Council, Commission, and public review, the project team will gather relevant comments and make edits to the document accordingly. In addition to any comments from the public, Commission, or Council at the joint study session, staff is soliciting email correspondence from community members over the next several weeks and also coordinating directly with California Coastal Commission staff to encourage an early review and smooth approval process for the final document. To specifically hear from existing downtown
1.8 property owners and business owners, City staff anticipates holding a meeting with them during the month of June to receive feedback and answer questions. All the feedback received will become part of the public record and influence the final round of edits to the Public Review Draft Plan in moving toward a Final Draft Plan. The Final Draft Plan will be completed in the fall of 2024.
During the review period, staff is also working on preparing the other policy documents that will be necessary to implement the vision and policies described in the Downtown Plan. These other documents will include amendments to the Municipal Code, zoning map, 2030 General Plan text and Land Use Maps, the Beach/South of Laurel Plan, and the Local Coastal Land Use Plan. A new fee will also need to be established for the City to recover non-grant-funded costs associated with preparation of the specific plan.
To fulfill the requirements of the California Environmental Quality Act (CEQA), the Final Draft Plan will be the subject of a Draft Environmental Impact Report (EIR) that will be released for a standard 45-day public review by late 2024. Preparation of the Final EIR will then take place following the comment period and potentially extend through the end of the calendar year. Once the EIR is complete and any recommended mitigation measures are integrated into the Plan, the Planning Commission and City Council will hold public hearings to consider adoption of the Final Downtown Plan and certification of the EIR. Assuming the City Council adopts the plan and all supporting policies, the final step toward completion will be to submit the package of policy amendments to the California Coastal Commission for review and approval. Staff expects this review to take a minimum of a several months, allowing for the Plan to potentially take effect in mid-2025.
Health in All Policies
The components of the current proposal are consistent with the Health in All Policies pillars of equity, public health, and sustainabilty in that they would encourage creation of both needed housing and economic opportunities and foster greater accessibility between the Downtown, San Lorenzo River, and beach areas. Development in the Downtown area is in close proximity to transit, jobs, amenities, and a wide range of entertainment and recreational activities, making it one of the most sustainable places to grow in the region. From an equity perspective, the project area will include space for new inclusionary low-income housing, including replacement housing for any existing low- and very-low income residents. This Plan also supports active transportation modes that improve both personal health and environmetnal sustainability.
CEQA
The Plan will require environmental review prior to Council’s final consideration. An EIR, as discussed in the Next Steps section above, will be prepared for the project. The final proposed amendments to the Downtown Plan, General Plan, Local Coastal Program, Beach/South of Laurel Plan, and Municipal Code, together with the Draft EIR, are anticipated to be considered by the Planning Commission for a recommendation to the City Council in early 2025.
FISCAL IMPACT: This report is part of the grant-funded project to expand the Downtown Plan boundary. The total project cost is currently scoped to be $555,000. Planning was awarded two grants for this project (Downtown Plan Expansion - REAP (g502101) and LEAP- Housing Element & Downtown Plan Exp (g502201)), totaling $300,000, and general fund sources will be used to cover the full cost of the project beyond the grant amount. The City is considering creative solutions to allow the beneficiaries of the plan to reimburse City general fund costs
1.9 towards the funding of the plan, including staffing costs associated with the development of the plan, and policies will be considered for incorporation into the final plan to address these reimbursements.
As the project area is built out, staff anticipates that the additional property, admissions, and sales taxes, together with any special assessments elected for the project area, will have positive impacts on the City’s long-term fiscal conditions. Provision of services to the area will result in additional costs to the City but given the location, density, and efficiency of land uses under consideration, revenues should be expected to exceed expenses. Creating a new urban destination with distinct urban character and a major events venue of regional importance could make this project the center of a highly successful economic development endeavor, bringing residents and visitors from throughout the region into the downtown and helping them navigate between key points of interest at the beach, river levee, and Downtown. Precise information on the longerterm fiscal implications will not be fully known until new uses and buildings are constructed and operating.
Prepared by:
Sarah Neuse
Senior Planner
Matt VanHua, AICP
Principal Planner
Submitted by:
Lee Butler, AICP, LEED/AP
Director of Planning and
Community Development
Approved by:
Matt Huffaker
City Manager
ATTACHMENTS:
1. Proposed Appendix 8 South of Laurel Area District
2. Proposed Amendments to the Downtown Plan
Both Attachments available online at www.cityofsantacruz.com/downtownplanexpansion
1.10 Appendix 8
8 South of Laurel Area District
1.11 City of Santa Cruz APPENDIX 8: South of Laurel Entertainment District Downtown Plan Page 8-i
Table of Contents
8 South of Laurel Area District......................................................................... 1
8.1 Introduction ............................................................................................................. 1
8.1.1 Context and Background........................................................................................... 1
8.1.2 South of Laurel Area District Objectives and Guiding Principles.............................. 5
8.2 South of Laurel Area Development Plan.................................................................... 7
8.2.1 Development Plan Overview .................................................................................... 7
8.2.2 SOLA District Redevelopment Parcels.................................................................... 10
8.3 Private Property Development ............................................................................... 12
8.3.1 Introduction ............................................................................................................ 12
8.3.2 Allowed Uses........................................................................................................... 12
8.3.3 Development Standards and Design Guidelines .................................................... 12
8.3.4 Anti-Displacement Policy ........................................................................................ 12
8.3.5 Increased Affordable Housing Overlay ................................................................... 12
8.4 Public Spaces.......................................................................................................... 14
8.4.1 The Role of Public Spaces ....................................................................................... 14
8.4.2 Community Spaces.................................................................................................. 16 Introduction ...................................................................................................................... 16 Spruce Street Plaza ........................................................................................................... 20 Santa Cruz Riverwalk......................................................................................................... 24 Pacific Avenue................................................................................................................... 27 Front Street....................................................................................................................... 28 Laurel Steet Extension ...................................................................................................... 29 Pacific Avenue / Front Street Roundabout....................................................................... 30 Arena................................................................................................................................. 31
8.4.3 Streetscape and Circulation.................................................................................... 33 Introduction ...................................................................................................................... 33 Pedestrian and Bicycle Circulation.................................................................................... 35 Streetscape Design............................................................................................................ 37 Street Types...................................................................................................................... 53
8.5 Sustainability and Resiliency................................................................................... 70
8.5.1 Sustainability and Resiliency Policies...................................................................... 72
1.12 City of Santa Cruz APPENDIX 8: South of Laurel Entertainment District Downtown Plan Page 8-ii
Citywide Plans................................................................................................................... 72 Santa Cruz Municipal Code Sections................................................................................. 72
8.6 Infrastructure and Public Services........................................................................... 73
8.7 Implementation ..................................................................................................... 75
8.7.1 Financing Plan ......................................................................................................... 75
8.7.2 8.7.2 Potential for Special-Purpose Financing Districts.......................................... 75
8.7.3 Ongoing Funding for Public Services and Facilities................................................. 76
8.7.4 Land Dedication for Public Realm and Utility Infrastructure.................................. 76 Property Owner Coordination .......................................................................................... 76 Timing of Dedication......................................................................................................... 77
1.13 City of Santa Cruz APPENDIX 8: South of Laurel Entertainment District Downtown Plan Page 8-iii
List of Figures
Figure 8.1-1 South of Laurel Area District...................................................................................... 2 Figure 8.2-1 SOLA District Conceptual Plan ................................................................................... 8 Figure 8.2-2 SOLA Redevelopment Blocks................................................................................... 11 Figure 8.4-1 Community Spaces .................................................................................................. 17 Figure 8.4-2 Existing and Proposed Circulation ........................................................................... 19 Figure 8.4-3 Gateways and Nodes............................................................................................... 48 Figure 8.4-4 Beach Connectivity Conceptual Plan ....................................................................... 50 Figure 8.4-5 Cross-Sections Key Map........................................................................................... 54 Figure 8.4-6 Laurel Street Between Cedar Street and Pacific Avenue (1)................................... 57 Figure 8.4-7 Laurel Street Between Pacific Avenue and Front Street (2).................................... 58 Figure 8.4-8 Front Street Between Laurel Street and Spruce Street (3)...................................... 59 Figure 8.4-9 Front Street Between Spruce Street and Laurel Street Extension (4)..................... 60 Figure 8.4-10 Pacific Avenue at Hill (5)........................................................................................ 61 Figure 8.4-11 Center Street at Depot Park (6)............................................................................. 62 Figure 8.4-12 Pacific Avenue South of Laurel Street (7).............................................................. 63 Figure 8.4-13 Spruce Street Between Pacific Avenue and Front Street (8)................................. 64 Figure 8.4-14 Spruce Street Plaza (9)........................................................................................... 65 Figure 8.4-15 Laurel Street Extension (10) .................................................................................. 66 Figure 8.4-16 Cliff Street Between Third Street and Trinity Street (11)...................................... 67 Figure 8.4-17 Cliff Street Between First Street and Beach Street (12)........................................ 68 68 Figure 8.4-18 Santa Cruz Riverwalk (13)...................................................................................... 69 Figure 8.5-1 FEMA Flood Hazard in the SOLA District ................................................................. 71 Figure 8.6-1 Existing Infrastructure .............................................................................................. 74
1.14 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-1
8.1 Introduction
This appendix describes the development policies and objectives for the South of Laurel area (SOLA), the fourth district of the Santa Cruz Downtown Plan. It includes policies, development standards, and design guidelines to guide future planned public space improvements including circulation for cars, bikes, and pedestrians, streetscape and open space, beach connectivity and implementation. Development of housing and commercial structures on private property is governed by the standards, policies and design guidelines for the South of Laurel Area District found in Chapter 4 of the Downtown Plan.
8.1.1 Context and Background
As shown in Figure 8.1-1 South of Laurel Area District, the area consists of approximately 29 acres in downtown Santa Cruz and is generally bound by Laurel Street, the San Lorenzo River, Front Street, and Center Street. This neighborhood is located in the Coastal Zone and was formerly part of the Beach and South of Laurel Plan Area.
The SOLA District contains a variety of commercial and multi-family residential land uses. This includes the temporary Kaiser Permanente Arena, various ground-floor commercial retail, food service, and entertainment uses, multi-family housing, and at-grade paved parking lots with associated areas of landscaping.
1.15 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-2
Figure 8.1-1 South of Laurel Area District
1.16 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-3
The SOLA District is also located adjacent to residential uses to the west, including the multifamily Sycamore Street Commons, which are located in the Neighborhood Conservation Overlay District (NCOD, Santa Cruz Municipal Code Chapter 24 Part 31).
Being located between the downtown and the Beach Area, the neighborhood serves an important role in linking these two areas. This link includes Front Street and Pacific Avenue, the Laurel Street Extension, and the steps to Beach Hill from the Santa Cruz Riverwalk toward Cliff Street and down to the Beach Area (including the Santa Cruz Beach Boardwalk, Main Beach, the Santa Cruz Wharf, the Beach Flats, and the neighborhood of Beach Hill).
The San Lorenzo River bends from a southerly to easterly direction here providing particularly scenic views of the San Lorenzo River, the Laurel Street Bridge, the San Lorenzo Riverside Gardens Park and the surrounding neighborhood on the east side of the San Lorenzo River.
Relevant City planning documents that influence future development in this southern-most neighborhood of the Downtown:
General Plan 2030 (2012)
Local Coastal Program (1994)
Downtown Site Furnishing Standards (2022)
Community-wide Climate Action Plan for 2030 (2022)
San Lorenzo Urban River Plan 2003
Riverfront and Lower Pacific Design Guidelines & Development Incentives (2010) City of Santa Cruz Active Transportation Plan (2017)
1.17 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-4
Santa Cruz Municipal Code
Various infrastructure master/management plans
1.18 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-5
8.1.2 South of Laurel Area District Objectives and Guiding Principles The following objectives provide the basis for guiding the future development in the SOLA District, consistent with the City’s General Plan.
Increase the total number of housing units that can be built in the City by adding capacity for multi-family housing.
Better connect downtown with the San Lorenzo River and Beach Areas, in order to:
o Give the community better access to the river and beach. o Help visitors see more of Santa Cruz, including its local businesses. Work with the Santa Cruz Warriors to establish design standards and use allowances that accommodate potential development of a permanent arena. Generate new tax revenue for the City.
Create new economic opportunities for local businesses and workers. Create opportunities for public amenities and infrastructure including parks, the levee trail, or other spaces for community use.
1.19 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-6
Based on community and stakeholder feedback, the following guiding principles are designed to re-enforce and further articulate these objectives.
1. Create an active, inviting, safe and comfortable place for residents and visitors of all ages.
2. Encourage the development of affordable housing to the greatest extent feasible.
3. Through creative urban design, distinctive architecture, high-quality urban amenities, and appropriately scaled public gathering spaces, redevelop the South of Laurel Area District as a regional destination for residents and visitors.
4. Maximize opportunities for outdoor dining and ground floor retail uses, particularly along Pacific Avenue and Spruce Street.
5. Create an integrated bike and pedestrian network with appropriate wayfinding throughout the neighborhood, helping visitors and residents access the Beach, San Lorenzo River, and downtown.
6. Create a neighborhood with well-designed public spaces and amenities that enhances the pedestrian experience and complements and integrates with the greater downtown and adjacent neighborhoods.
7. Plan for a total of 1,600 residential units.
8. Provide 20% of the total number of units (320 units) built as permanent below market-rate affordable housing, inclusive of a 50% density bonus.
9. To accommodate the City’s future affordable and market-rate housing needs, support and accommodate the construction of higher-density building elements on Blocks A, B, C and D that are strategically designed to relate to the riverwalk and public spaces and create an interesting and varied skyline.
10. Preserve view corridors in building layout and landscaping, particularly in relation to the San Lorenzo River.
11. Use distinctive architectural and design features at key nodal points and gateways to the SOLA District.
12. Create vitality in design that integrates and encourages pedestrian and bicycle connectivity with the downtown and surrounding neighborhoods.
13. Create building transitions, setbacks, landscaping, and other design features to minimize development impacts on existing residential uses in the Neighborhood Conservation Zone.
14. Encourage the use of a development agreement, memorandum of understanding, or other contracts between developers and the City on development applications that include larger parcels and/or more than one block, to help guide future development requirements and plan for community benefits.
15. Maintain and/or improve existing infrastructure commensurate with future development.
1.20 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-7
8.2 South of Laurel Area Development Plan
8.2.1 Development Plan Overview
As stated in the Guiding Principles above, the SOLA District will be redeveloped over time to achieve community goals relating to housing, mobility, economic development and recreation.
As further described below and illustrated in Figure 8.2-1 SOLA District Conceptual Plan and Figure 8.4-2 Existing and Proposed Circulation, redevelopment of the SOLA district creates the opportunity for the realignment and reconfiguration of the circulation pattern to improve connectivity to the Santa Cruz Riverwalk and San Lorenzo River, create an enhanced public streetscape, and improve connectivity to the Beach Area.
1.21 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-8
Figure 8.2-1 SOLA District Conceptual Plan
1.22 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-9
As an anchor to this District, a new arena for the Santa Cruz Warriors is envisioned on Block C between Front Street and Pacific Avenue or on Block D between Front Street and the Santa Cruz Riverwalk, both south of Spruce Street (See Figure 8.2-2 SOLA Redevelopment Blocks).
This arena will have a capacity of approximately 3,200 fixed seats for sporting events and approximately 4,000 fixed and temporary seating for other events such as musical concerts or shows. Ancillary uses include a practice court, locker/team support facilities, food service/merchandising, and administrative support services. Complimenting and supportive of the new arena, a series of public realm improvements are envisioned that will create new significant community gathering spaces, particularly along Spruce Street, Pacific Avenue, and the Santa Cruz Riverwalk.
This concept requires closing Spruce Street to vehicular traffic from Front Street (and preferably from Pacific Avenue at future date when full buildout is reached) to the Santa Cruz Riverwalk to create a public plaza ( Spruce Street Plaza) and relocating the Laurel Street Extension to the south, along the base of Beach Hill. Additionally, to strengthen the connection between the downtown and the beach, a number of mobility improvements are identified, including rebuilding the steps from the Santa Cruz Riverwalk up to Cliff Street and improving the streetscape (sidewalks, street trees, lighting) from the top of Cliff Street south to the Beach Area.
1.23 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-10
8.2.2 SOLA District Redevelopment Parcels
Redevelopment potential i is typically understood to be a result of existing building age and intensity of use, parcel size, ownership status. Based on these factors, and to help communicate future development principles and concepts, Blocks A through H have been identified as likely for redevelopment within the 15–25-year time horizon of this plan, as shown in Figure 8.2-2 SOLA Redevelopment Blocks. This plan does not dictate the timing of any specific development, and the City cannot require the development of specific uses on specific sites. This plan sets the parameters under which redevelopment may take place and creates allowances for the types of uses and levels of vitality the City wants to encourage.
The amount and type of development allowed in this neighborhood has been planned consistent with the Objectives and Guiding Principles found in Section 8.1.2 of this Appendix.
Increasing the amount of housing and commercial space that can be created, as well as identifying sites appropriate for the development of a multiuse arena are the defining features of private property development in this area. The development regulations that will govern the private development in the SOLA District are addressed in Section 8.3 - Private Property Development.
1.24 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-11
Figure 8.2-2 SOLA Redevelopment Blocks
1.25 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-12
8.3 Private Property Development
8.3.1 Introduction
Development of the SOLA District’s Private Realm will be shaped by the following form-based design standards and design guidelines, defining building form first by maximum height.
Setback regulations, followed by a variety of mass reduction strategies shall be used to further define building form. Wide sidewalks are required in building setbacks where active ground floor uses occur to contribute to a neighborhood with vibrant pedestrian zones and gracious, well-framed community spaces.
8.3.2 Allowed Uses
For a description of Prohibited Uses, Accessory Uses, Temporary Uses, and Additional Regulations – Ground Floor Uses, see Chapter 4 Development Standards and Design Guidelines, Section A: All Central Business Districts Land Uses.
8.3.3 Development Standards and Design Guidelines
All buildings shall conform to the development standards and design guidelines as described in Chapter 4 Development Standards and Design Guidelines.
8.3.4 Anti-Displacement Policy
The City will explore options to expand anti-displacement policies such as the current local preference policy in SCMC 24.16.045 consistent with all relevant state and federal laws, as expanded by SB 649 (2022) with a focus specifically on households at elevated risk of displacement. Further, state and local regulations will continue to require one-to-one replacement of existing housing units currently or recently occupied by lower income households, in conjunction with relocation expenses and first right of refusal requirements for existing tenants.
8.3.5 Increased Affordable Housing Overlay
NOTE TO READER
***[The details of this section are still under development. The policy goals are to:
1. Increase the number of below-market rate housing units built as a result of this plan.
2. Incentivize development of new housing in buildings that are no more than 12-stories and 140 feet in height (unless additional height and stories are approved by the Council as part of a public hearing in order to facilitate superior building design). on Redevelopment Blocks A, B, C and D within the SOLA District.
1.26 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-13
The incentives are currently expected to include increasing the base project’s FAR for a site in exchange for increasing the total percentage of below-market-rate housing units above what is currently required by the City inclusionary housing requirements (20%); and/or allowing belowmarket rate units that are built off-site to be used to qualify for additional development density on the market rate site. This incentive would require increasing the total percentage of belowmarket rate units significantly.]***
1.27 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-14
8.4 Public Spaces
8.4.1 The Role of Public Spaces
The community’s development fabric is
composed of two distinct, yet inter-related
components: public spaces and private
property development. The public spaces
consist of the publicly owned street rightsof-way and open space such as parks (i.e., the San Lorenzo Riverfront), and public
plazas, courtyards, and alleys. The private
property is made up of privately-owned
areas, in large part developed with
buildings and associated improvements,
and can be more limited in accessibility to
the public.
Public spaces set a stage on which
community life unfolds. The design of
streets, the plaza, and other public spaces
will help determine much of what the SOLA
District becomes over time. With
thoughtful design and careful
programming, streets and public spaces can
address complex challenges relating to
mobility, economic vitality, greening
strategies, and community activities.
From the perspective of community
identity, enhanced public spaces provide a
way to establish this area as a
neighborhood that is an integral
component of the greater downtown. The
public spaces and private property
development interact and relate to one
another, and both components are
necessary to create successful, lively,
engaging places to meet community needs.
Public space plays a critical role in the SOLA
District’s character and function, serving
overlapping roles, including:
1.28 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-15
Circulation and Access. The public street rights-of-way provide for circulation within and through the community – accommodating pedestrians, bicycles, and buses, in addition to vehicles.
Development Framework. The public street rights-of-way provide the fundamental structure that contains and organizes incremental redevelopment into a cohesive whole.
Public Open Space. In addition to parks and plazas, public street rights-of-way, including public sidewalks, can play an important role as public open space—allowing for light, air, landscaping within developed areas, and serving as the “living room” for community life—places where people meet, interact, and linger.
Visual Character. The physical design of the public realm and the design elements such as landscaping, art, and infrastructure is critical in generating a sense of place and creating a welcoming atmosphere for all users.
For the SOLA District, the public realm is organized accordingly; Community Spaces Streetscape and Circulation.
1.29 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-16
8.4.2 Community Spaces
Introduction
Community spaces in the SOLA District include existing and planned public streets and the Santa Cruz Riverwalk, all designed to accommodate public gatherings and events such as preand post-arena events, holidays and festivals events, and informal gatherings. As shown in Figure 8.4-1 Community Spaces and described below, they include Spruce Street (the Spruce Street Plaza), the Santa Cruz Riverwalk, Pacific Avenue, Front Street, the Laurel Street Extension, the Pacific Avenue / Front Street Roundabout, and the arena.
Cross-sections for the public rights of way are described and shown in Section 8.4.3 Streetscape and Circulation / Street Types.
1.30 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-17
Figure 8.4-1 Community Spaces
1.31 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-18
As shown in Figure 8.4-2 Existing and Proposed Circulation, the following roadway changes are envisioned as part of the creation of the community spaces as shown in Figure 8.4-1 Community Spaces:
Create a circulation network that integrates the built environment and civic spaces, both within and adjacent to the SOLA District neighborhood.
Create a new Spruce Street Plaza along Spruce Street by permanently closing Spruce Street to vehicular traffic east of Front Street to the Santa Cruz Riverwalk. Emergency, maintenance, and delivery vehicle access shall be maintained through the use of removable barriers or bollards.
To create better opportunities for the public to engage with the San Lorenzo River, realign the connection to Laurel Street Extension to the base of Beach Hill, just north of the Cliff Street stairs. This improvement can only be executed after existing residents and support facilities have been relocated, consistent with City policies and State law. Consider removing the surface parking and public roadway north of the Laurel Street Extension, and thereby creating a more developable Bock B. Construct a new roundabout and associated pedestrian and bicycle improvements at the southern convergence of Pacific Avenue and Front Street. As redevelopment proceeds, the City will further evaluate and discuss with the community the possibility of closing Spruce between Pacific and Front Street to auto traffic.
A discussion of these public improvements follows. The narrative discussion and associated polices for each area shall be considered in association with the streetscape polices described in Section 8.4.3. Streetscape and Circulation, below.
1.32 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-19
Figure 8.4-2 Existing and Proposed Circulation
1.33 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-20
Spruce Street Plaza
Spruce Street is the primary eastwest road through the SOLA District, providing an important connection.
It will also serve as an important
“front door” to the permanent
arena. As new development takes
place, and as soon as the roadway
realignment of Laurel Street
Extension is completed, Spruce
Street will be closed to automobile
traffic east of Front Street and
reserved for pedestrians and
bicycles.
This area will be a new public plaza (Spruce Street Plaza) between Front Street (and preferably from Pacific Avenue at a future date when full buildout is reached) and the San Lorenzo River.
Improvements should include enhanced paving, clustered seating areas, one or more sculptural art features, street trees, bike racks, high-quality trash and recycling receptacles, permanent and removable bollards, and wayfinding signage. The Spruce Street Plaza will be designed to accommodate outdoor dining and include appropriately spaced electrical outlets and other features supportive of civic activities such as vendor kiosks, tree lighting, etc.
1.34 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-21
The following policies shall apply to future development of the Spruce Street Plaza:
Utilize the public right-of-way and building setbacks to create a seamless and unencumbered pedestrian connection on Spruce Street from Front Street (and preferably from Pacific Avenue when full buildout is reached) east to the Santa Cruz Riverwalk that is permanently closed to vehicular through traffic. When the street has been closed to through traffic, create a dynamic public space suitable for pre- and post-arena events and informal congregation, as well as community events such as seasonal festivals and celebrations, outdoor markets, foodtruck gatherings, etc. When the street has been closed to through traffic, incorporate high-quality hardscape materials and finishes such as pavers or bricks, extensive seating, special lighting, an interactive art feature(s), and other entertainment-focused amenities. Include public art in a meaningful way by working with the with the City Arts Commission. Spaces for performing arts, as well as installation or interactive art, could be included in the design plan prepared prior to build-out of the Spruce Street Plaza. Require greater building setbacks at the intersections of the plaza and Front Street and Pacific Avenue to increase the amount of ground-level public gathering space.
1.35 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-22
Because the intersections of Spruce Street with Pacific Avenue and Front Street serve as important gateways, special design features and space for art could be incorporated at both of these intersections. See also Section 8.4.3. Streetscape and Circulation / Gateways and Nodes, below.
Incorporate appropriate infrastructure (i.e., electrical power) located to support a variety of event functions.
Whether publicly and/or privately maintained, portions of the plaza space shall be made available for private outdoor restaurant use.
Ongoing maintenance of the plaza and any considerations around access control will be a topic of discussion between the relevant City Departments and any adjacent property owners involved in the construction of the space.
Building massing on Spruce Street and adjacent streets could be designed to accommodate special lighting effects (e.g., 3-D image projection) and well as largescreen illumination / projection. As an extension to this theme, the incorporation of interactive lighting through sculptural features, streetscape lighting and furniture, etc. is strongly encouraged.
Prior to development of the Spruce Street Plaza and improvements to the Riverwalk, the City and any adjacent private developers shall collaborate with the community to
1.36 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-23
develop a specific landscape design plan for the plaza and riverwalk in this area, identifying location and design of all relevant infrastructure elements and finishes, as well as the location of any significant features and spaces intended to engage visitors to the space, and assigning maintenance responsibility for all elements. The City shall retain maintenance access to underground utilities in the existing Right-ofWay.
1.37 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-24
Santa Cruz Riverwalk
Located at the western terminus of Spruce Street, the Santa Cruz Riverwalk provides an important public access linkage for non-vehicular access north to the rest of the downtown, and south to the Beach Area.
The policies below guide future redevelopment fronting the Santa Cruz Riverwalk to promote river-oriented mixed-use development that is activated with restaurants, public gather spaces, benches, and other public amenities, and provides direct pedestrian access to the Santa Cruz Riverwalk.
New development adjacent to the Santa Cruz Riverwalk should be consistent with recommendations identified in the River/Front & Lower Pacific Design Guidelines & Development Incentives (May 2010), and the San Lorenzo Urban River Plan (2003). This includes special landscaping and hardscape features on the leeward side of the levee consistent with U.
S. Army Corps of Engineers requirements.
To improve access and better utilize land adjacent to the Santa Cruz Riverwalk, the City’s surface parking lot north of Spruce Street (Block B) and the Laurel Street Extension south of Spruce Street (east side of Block D) should be vacated as part of any future development. This will allow a higher and better use of the land and improve visual and physical connections to the San Lorenzo River.
Creative design solutions should also be considered to better utilize land associated with the City’s storm drainage pump station (Block B). This could include cooperation between private developers on the southern portion of the block and the City, to negotiate an exchange of land that will allow access to the pump station from the northern end of the block on the Front
1.38 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-25
Street frontage, in exchange for some
portion of the existing City parking
facility on the east side of the block, the
creation of additional public plaza space
(with removable bollards to allow
maintenance access) as part of the
gateway treatment at the corner of
Laurel and Front, enhanced landscaping,
murals and other artistic treatments of
the equipment, and educational signage
about the City’s flood control systems.
Furthermore, building design and
pedestrian connection to the adjacent
Laurel Street Bridge should be
distinctive to create a positive gateway
experience into the downtown.
Improvements to the Riverwalk could
include enhanced sidewalk paving,
viewpoints showcasing the San Lorenzo
River, extensive seating, and low-profile
landscaping with an emphasis on native
plants. Improvements should be
designed in coordination with the
adjacent private property owners and
the U.S. Army Corps of Engineers to
provide a coordinated design response
with the appropriate level of public
benefits and amenities.
The following policies shall apply to redevelopment of the Santa Cruz Riverwalk:
Incorporate hardscape and landscape amenities along the Santa Cruz Riverwalk that are inviting and attractive. Features should include seating areas, a small public gathering space at the intersection of the Riverwalk and Spruce Plaza, or adjacent to a new arena (if arena is built on Block D), artwork, and interpretive signage (referencing local history and culture).
Provide pedestrian access to the Santa Cruz Riverwalk from adjacent buildings. Maintain solar access to the Santa Cruz Riverwalk to the greatest extent feasible. Through interpretive signage and other means, create awareness and education regarding the natural habitat features of the San Lorenzo River corridor.
1.39 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-26
Telecommunications and energy utilities shall be located underground. Where other utility structures must be located above ground (i.e., pump station), incorporate aesthetically appropriate screening (e.g., wood fencing, stone wall, etc., no chain link fencing) to minimize their visual presence.
Incorporate wayfinding signage, landscaping, paving and consistent design treatments along the Santa Cruz Riverwalk to create a visual and physical connection to the planned Spruce Street Plaza. See also 8.4.3 Streetscape and Circulation / Signage below. Prior to development of the Spruce Street Plaza and improvements to the Santa Cruz Riverwalk, the City and any adjacent private developers shall collaborate with the community to develop a specific landscape design plan for the plaza and riverwalk in this area, identifying location and design of all relevant infrastructure elements including pavers, railings, planters, landscaping materials, benches or other seating, bike, pedestrian, and wheelchair-accessible paths of circulation; location of any significant features such as performance space, water features, sculpture, play equipment, or other elements intended to engage visitors to the space, and assigning maintenance responsibility for all elements.
Reconstruct the stairs and adjacent open space connecting the Santa Cruz Riverwalk and Beach Hill, exploring options for possibly incorporating public art, improving stability on the stair surface, adding pedestrian scale lighting as necessary, and exploring options for seating taking advantage of the public view from the top of the stairs.
1.40 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-27
Pacific Avenue
Serving as an extension to the
existing Pacific Avenue retail and
entertainment corridor north of
Laurel Street, Pacific Avenue is
envisioned to be an active and
vibrant mix of retail, entertainment
and residential uses that serves as
linkage between the downtown and
the Beach Area and serve as an
anchor to the permanent arena and
the greater SOLA District.
The following policies shall apply to
future redevelopment of Pacific
Avenue:
Incorporate traffic control
features (e.g., removable
bollards) to allow Pacific
Avenue to be periodically
closed for community
events, outdoor dining, and
other civic activities.
Incorporate a “shared curb
space” on the west side of
Pacific Avenue to
accommodate drop-off /
pickup vehicles (particularly
if the arena is located on
Block C).
Design sidewalks to
accommodate outdoor
restaurant use.
Streetscape improvements should include enhanced sidewalk paving, street trees including planting beds surrounded by decorative fencing (as currently present at the north end of Pacific Avenue) benches, bike racks, and high-quality trash and recycling receptacles.
See also Section 8.2.2 Community Spaces / Arena discussion below if the arena is developed on Block C.
1.41 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-28
Front Street
Front Street shall be maintained as a street that accommodates through traffic for automobiles, transit, bicyclist, and trucks travelling between downtown and the Beach Area, with a greater focus on automobile traffic in contrast to the proposed changes to Pacific Avenue.
The following policies shall apply to future redevelopment of Front Street:
Ground floor
commercial uses are
envisioned to include
uses that service the
adjacent residents and
community at large.
A curb management
program should be
instituted to provide
shared curb space that
accommodates dropoff/pickup vehicles
near the arena.
Vehicular access to
buildings shall be
consolidated to locations where turn lanes are available. (see cross section) See also Section 8.4.2 Community Spaces / Arena discussion, below.
1.42 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-29
Laurel Steet Extension
Laurel Street Extension shall be re-aligned to the south end of Block D along the toe of Beach Hill prior to reconstruction of the Spruce Street Plaza. This new street will maintain one-way access from Front Street to Beach Hill and Beach Flats and will provide “back of house” access to any new development on this block, either the new arena or other mixed-use buildings.
The following policies shall apply to future development of the Laurel Street Extension:
The re-alignment shall occur only after the relocation of residents and closure of the Front Street Residential Care facility (owned by Santa Cruz County and managed by Front St. Inc.), located at 126 Front Street, consistent with City and state regulations. Improvements should include sidewalk paving on the north side of the street, street trees, and appropriate lighting.
1.43 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-30
Pacific Avenue / Front Street Roundabout
A new roundabout is envisioned for the intersection of Pacific Avenue and Front. The following policies shall apply to its design and construction:
Provide separated one-way bike lanes and pedestrian crossings. As a gateway to the SOLA District and downtown, incorporate a significant art sculpture, tree, or other monument as a centerpiece of the roundabout. Incorporate pavers, landscaping, and other design features to create a memorable gateway experience into the SOLA District.
The City shall work with adjacent affected private landowners regarding a land dedication trade for the additionally needed right-of-way. Construction of the new roundabout may occur prior to or concurrently with redevelopment of the southerly end of Block C, or as Capital Improvement Planning allows.
1.44 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-31
Arena
As an anchor to the district, a new multipurpose sports and entertainment arena is envisioned on Block C between Front Street and Pacific Avenue and south of Spruce Street (Block C) or Block D, between Front Street and the Santa Cruz Riverwalk, the site of the current temporary arena (Block D). While privately owned and operated, the arena is included as a “public space” based on its unique land use and function.
The new arena is planned to have the capacity of approximately 3,200 fixed seats (e.g., for basketball games), and approximately 4,000 fixed and temporary seating for other entertainment events such as musical concerts. Ancillary uses include a secondary practice court, locker/team support facilities, food service/merchandising, and administrative support services. This would replace the existing 35,000 sf. temporary arena with 2,475 fixed seats and 3,100 fixed and temporary seating for other entertainment events.
The Santa Cruz Warriors will be the main tenant. There will be additional college, high school and youth sporting events and tournaments (e.g., basketball, volleyball etc.), and other similar competitive sport uses.
The new arena may also host the Santa Cruz Symphony as well as other entertainment performances (i.e., musical concerts, comedy shows, etc.). The arena will also have the capability to host conventions, corporate events, trade shows, galas, community and civic events, and other similar events.
1.45 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-32
The new arena is envisioned as a marquee building opening onto a new Spruce Street Plaza and incorporates durable, high-quality materials (e.g., brick, stone, steel, glass, etc.) to serve as a distinctive architectural landmark to the downtown area. The Santa Cruz Warriors could consider the use of large-format digital screens and/or image projection on the arena building façade to promote sporting and other entertainment events. The developers of the arena will be encouraged to incorporate interactive art sculpture(s) located in the Spruce Street Plaza near the entrance of the arena as a component of community engagement. Finally, the arena building should evaluate options for curving, chamfering, or stepping back a corner of the arena building to create a larger public space at the adjacent intersection with either Pacific Avenue Front Street, or the Santa Cruz Riverwalk, to emphasize that space as a destination and gateway.
As a part of event programming, consider opportunities to collaborate with community organizations such as the Bike Church to provide bicycle valet service, in addition to public bike racks adjacent to the arena facility.
See also Section 8.4.2 Community Spaces / Spruce Street Plaza discussion, above, as well as Downtown Plan Chapter 4 Development Standards and Design Guidelines.
1.46 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-33
8.4.3 Streetscape and Circulation
Introduction
The streetscape and pedestrian
realm is the community public
space where people of all ages
move and interact. It is a critical
space that supports the pedestrian
access to/from the SOLA District,
supports the entertainment and
retail focus, and makes it easy for
people to navigate the area.
The Downtown Plan area north of
Laurel Street, particularly along
Pacific Avenue, has a strong sense
of place and an appealing
pedestrian environment that has
been created through streetscape
elements like lighting, street trees,
wide sidewalks, seating, and
outdoor eating areas. The concept
for the SOLA District is to extend
these existing features and create a
lively mixed-use neighborhood,
with a focus on entertainment and
visitor uses, that is anchored by a
new arena with a high-quality
streetscape that is based on the
familiar and beloved elements of
Pacific Avenue. These tried and
tested street features will help to
meet the objective of creating an
integrated (inside/outside)
entertainment experience that will
attract visitors at all times of day,
and whether or not they are
attending a specific event at the
arena. The aim is to create familyfriendly environments where users of all ages feel safe and welcome.
1.47 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-34
The streets will be designed to be safe and comfortable for walking, bicycling, and shared mobility; will provide for convenient access to transit and local destinations; and to support community activity. Ample sidewalks will be created that provide continuous path of pedestrian travel and provide space for trees, outdoor dining, bicycle parking, and landscape, as appropriate. Traffic lanes will be designed to accommodate yet slow traffic flows, reduce pedestrian crossing distances, and create human-scaled environments, maintaining ease of flow for all mobility modes and civic activities.
Design of the streetscape will incorporate a “complete streets” approach that prioritizes creation of a truly multi-modal transportation system. This is consistent with the City’s General Plan goals and policies that encourage providing infrastructure and design features into street design that are safe, comfortable, and convenient for walking, bicycling and public transportation.
The following policies apply to all streetscape features:
Assure that new development along Front Street supports transit use and work with Santa Cruz Metro to ensure that roadway improvements are transit compatible. Accommodate shuttles and ride-share pickup and drop off zones that promote sharedtransit options such as shuttles, car share, rideshare, and/or other alternative-mobility options by incorporating designated places for pick-up and drop off, aka shared curb space.
Install high visibility crosswalks on all streets with more than one moving lane in each direction to make the crosswalks more visible to both pedestrians and motorists. Service driveways should be screened from view from public roadways to the greatest extent possible but of sufficient width and vertical clearance to allow for large vehicle access, such as garbage trucks and delivery vehicles. Driveways are not allowed along Pacific Avenue or within the Spruce Street Plaza east of Front Street.
See also the latest version of the City’s Downtown Site Furnishing Standards.
1.48 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-35
Pedestrian and Bicycle Circulation
Redevelopment of the SOLA District
will expand and significantly
enhance opportunities for
pedestrian and bicycle circulation
that is integrated within the boarder
circulation network.
Sidewalks will be widened along
Pacific Avenue and Front Street, as
well as the creation of a new wide
sidewalk with enhanced paving
along the realigned Laurel Street
Extension. Spruce Street will become
a public plaza, and the Santa Cruz
Riverwalk will be improved with
wider pathways and gathering
spaces to support users of all ages
including children, youth, and
seniors.
A network of multiuse paths
separated bike lanes, and bike
routes will create a continuous bike
network. Design elements like onstreet parking, curb bulb-outs, and lane markings (e.g., sharrows, bike
boxes) will encourage safe, mixed
vehicle and bike movement.
1.49 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-36
The following policies apply to pedestrian and bicycle circulation:
Provide a network of connections for pedestrian and bicyclist including sidewalks, crosswalks, separated bike lanes, bike lanes, and multi-use path (along the levee) that connect with the downtown and Beach Area and the rest of the City. Facilitate pedestrian circulation within and adjacent to the SOLA District to minimize automobile trip generation.
Provide short-term bicycle parking at grade level that is conveniently located to serve bicyclists.
Provide long-term bicycle parking in parking lots and parking structures that serve employees and others who generally stay for longer periods of time. Consider options for event-focused bike valet service, potentially in collaboration with local community organizations such as the Bike Church.
Create a bike circulation network connected to the existing and planned greater downtown bicycle network.
Create and seamless connection between the levee path and roadway bike and pedestrian facilities. Ensure that bikes and pedestrians can pass one another in a safe manner.
1.50 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-37
Streetscape Design
In addition to community spaces policies described above, the following streetscape design polices are required to make streets suitable for pedestrians and bicyclists with the same care given to motorists. They shall be incorporated where appropriate as part of future development projects or through the City’s Capital Improvement Program.
Streetscape treatments and street furnishings should be designed to create a sense of place and encourage public gathering and interaction. Streetscape furnishings on Pacific Avenue and Front Street will follow the recommendations identified in the City’s Downtown Site Furnishing Standards. Furnishings, lighting, and landscape elements in the Spruce Street Plaza may also conform to these existing standards or may incorporate other furnishings to create a unique identity; based on review and approval by the City.
As shown in the respective street sections described below in Street Types, the use of curb zones shall be incorporated into the streetscape. The curb zone is generally a four-foot-wide buffer on the sidewalk at the curb edge. In addition to accommodating streetscape infrastructure such as light poles,
seating, signage, trash receptors,
landscaping, etc., they provide a
buffer from vehicles and thereby
improve pedestrian safety, while
also creating a sense of enclosure
to the roadway, potentially
helping to calm automobile
traffic and reduce speeds.
The curb zone also provides
room for vehicular driveways to
slope up gradually from the
street to the sidewalk without
the use of accessibility ramps in
the sidewalk.
Source: Matthew Thompson Architect
1.51 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-38
The following polices shall apply to all streetscapes:
Street Furnishings
Locate street furnishings in the curb
zone and adjacent to buildings to
maintain a minimum 8-foot pedestrian
clear zone for walking.
Outdoor dining shall be permitted in
outdoor extension areas in the sidewalk
and/or curb zone, in accordance with the
allowances of SCMC 24.12.192.
Use removable outdoor dining
furnishings that are coordinated in their
design and are made of durable highquality materials that can withstand constant use and exposure to the
elements. Furnishing may include, but
not limited to; seating, tables,
trash/recycle receptacles, service carts
and pedestrian barriers.
Umbrellas and outdoor heating devices
are permitted on sidewalks provided
they do not obstruct pedestrian mobility.
Use high quality free-standing planters
that will withstand adverse weather and
attempts at vandalism.
Bicycle parking should be placed
frequently and located to avoid conflicts
with pedestrian flow.
Provide innovative, efficient, and
attractive designs for bike parking areas
such as stacked racks or architectural
bike racks.
Evaluate the efficacy of porous pavers,
pervious paving techniques, or other
viable Low Impact Development (LID)
techniques for stormwater infiltration in
this neighborhood.
1.52 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-39
In compliance with the Street Tree Master Plan, provide adequate soil volume in all tree planting spaces to foster healthy root growth for street trees. Innovative use of subgrade structural elements and suspended paving is encouraged to provide sufficient soil volume while accommodating pedestrian traffic.
Consider use of accent paving to highlight important places such as building entrances, tree planting spaces, pedestrian street crossings, and separation between bicycle and pedestrian uses.
Construct ground-level utility access doors using accessibility compliant, slip resistant surfaces that are flush with adjacent paving and attractively incorporated into the design of the pavement.
Streetscape features, including street trees, furnishings, etc. should be constructed consistent with the design standards as described in the City’s Downtown Site Furnishings Standards and the Street Tree Master Plan and Approved Street Tree List, or as otherwise permitted by the City.
1.53 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-40
Landscaping
Adjacent to public roadways landscaping should generally be limited to street trees and raised or protected permanent planting beds. Tree Species should be selected from the City’s Approved Street Tree List or governing Area Plan. In general, landscaping should include the following objectives:
Provide appropriate shade according to solar orientation, seasonality, and streetscape function.
Require minimal maintenance.
Be native to the Santa Cruz region, and/or drought resistant. Be consistent in height and tree canopy spread with other street trees in the downtown.
All landscaping plans shall be approved by City staff (including the Parks and Recreation Department) prior to installation.
1.54 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-41
Lighting
Lighting fixtures should direct
illumination downward to
minimize light impacts on
surrounding areas. Up-lighting,
spot-lighting, and decorative
color lighting may be
appropriate for prominent
buildings, signage, landscaping,
and other features.
Marquee lighting, digital
screens, etc. are allowed so
long as they do not cause
excessive glare or spillover into
adjacent areas.
As determined by the City in
consultation with adjacent
neighborhoods, it may be
appropriate to limit the
luminosity of certain lighting or
signage, and/or provide
structural or vegetative
screening from sensitive uses.
Incorporate special lowintensity lighting (possibly with programable functionality)
along key pedestrian corridors
(e.g., the Santa Cruz Riverwalk,
Pacific Avenue, Front Street,
and Cliff Street) that serve to
improve pedestrian safety and
create visual wayfinding cues
that link the downtown to the
Beach Area.
1.55 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-42
Bollard lighting is encouraged to
illuminate walkways and gathering
spaces, while avoiding spillover
into adjacent areas.
Consider opportunities to
incorporate site lighting into
hardscape elements such as steps,
railings and paving to illuminate
the pedestrian areas.
Seasonal lighting (e.g., holiday
display) is allowed on PedestrianOriented Streets (defined below), including the Spruce Street Plaza,
Pacific Avenue, and the Laurel
Street Extension.
1.56 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-43
Artwork
Include public art
installations, including
interactive sculpture
features, as part of
public spaces and the
streetscape.
Foster opportunities to
extend existing art and
culture festivals by
incorporating options
for lighting, electrical
outlets for
performances/
amplification and space
for art installations and
events, (e.g., MAH’s
Frequency: A Festival of
Light, Sound & Digital
Culture) in the -SOLA
District that serves as a
draw for residents and
visitors.
Consider options to
incorporate interactive
art features, night-sky
compatible lowintensity illumination,
three-dimensional
image projection, and
other means to create
opportunities for
public engagement and
entertainment.
The City should work with the Arts Commission and local artists to encourage various and emerging forms of art including digital media, sculpture, painting, murals, digital displays, performance art, and other forms of artistic expression. Locate art in prominent places within primary pedestrian corridors such as the Spruce Street Plaza, the Santa Cruz Riverwalk, and Pacific Avenue. Public art may include a historical display or local historical interpretive works.
1.57 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-44
Signage
All signage should be designed to
complement the innovative and
dynamic architectural design of the
SOLA District as well as the existing
greater downtown signage design.
Signage should be graphically
complementary to the architectural
aesthetic and contribute towards a
cohesive environment.
Signage shall be implemented through
compliance with Municipal Code
Chapter 24.12 Community Design, Part 4
Advertising Devices, Signs, and
Billboards, which includes a Master Sign
Program under Section 24.12.317
Master Sign Program.
1.58 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-45
Intersections
Intersections are a critical aspect of street design as the point where motorist, bicycle, and pedestrian movements converge. Successful intersection design should address all mobility and safety goals and enhance the public realm.
Corner radii directly impact vehicle turning speeds and pedestrian crossing distances.
Minimizing the size of a corner radius is critical to creating compact intersections with safe turning speeds (15 mph or less). Where existing intersections are reconstructed, or for new intersections, the corner radii should not exceed 15 feet, where appropriate.
Source: NACTO, Urban Street Design Guide.
1.59 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-46
Major Intersections will be designed with pedestrian and bicyclist connectivity and safety by including design guidance from NACTO, such as projected intersections. On side streets, and major pedestrian gateways, use raised intersections or crosswalks to prioritize pedestrians.
1.60 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-47
Gateway and Nodes
A gateway is an entrance or gathering place which acts as a transition between different spaces. It typically signifies the arrival point at a destination. The goal of a gateway is to create a sense of arrival and a positive image of the place.
As shown in Figure 8.4-3 Gateways and Nodes, a significant gateway is recommended at the intersection of Pacific Avenue and Spruce Street, as well as the newly proposed roundabout at the convergence of Pacific Avenue and Front Street. Visual methods to create the gateway could include an arch or vertical column element, landscaping, special pavement treatment, etc.
As shown in Figure 8.4-3 Gateways and Nodes, nodes are spaces that are designed to create a sense of place and are effective in wayfinding. They can include signage, sculptural art features, special lighting, benches, etc. Recommended nodal points include the intersections of Pacific Avenue and Front Street, the Santa Cruz Riverwalk at the terminus of the Spruce Street Plaza, and at a point along the re-aligned Laurel Street Extension adjacent to the rock hillside of Beach Hill. A node is also identified at the lookout at the top of stairs and northerly terminus of Cliff Street.
1.61 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-48
Figure 8.4-3 Gateways and Nodes
1.62 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-49
Beach Connectivity
One of the primary objectives of the
Downtown Plan is to improve connectivity
between the downtown and the beach. This
linkage is important for economic reasons as
a significant number of visitors come to the
Beach Area, but do not frequent the
downtown. Additionally, better pedestrian
and bicycle linkages can help to reduce traffic
congestion, especially during the busy
summer tourist season.
Given the topography, pedestrians and
bicyclists must either go over or around
Beach Hill. The multi-use Santa Cruz
Riverwalk provides access to Liebrandt and
Riverside Avenues to the Santa Cruz
Boardwalk. Pacific Avenue also provides
pedestrian and bicycle access to the beach
and Municipal Wharf. However, both routes,
while flat, are circuitous and not
pedestrian/bike friendly.
To improve non-vehicular connectivity, this plan recommends re-construction of the Cliff Street stairs, creating a new vista lookout at the top of the stairs, and improving Cliff Street from the lookout to Beach Street. See Figure 8.4.4 Beach Connectivity Conceptual Plan.
1.63 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-50
Figure 8.4-4 Beach Connectivity Conceptual Plan
1.64 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-51
The following policies shall apply when designing and constructing new infrastructure to improve beach connectivity.
Redesign the Cliff Street stairs and
adjacent public property with a new
stairway, lighting, landscaping, and
signage to encourage pedestrian and
bike access to Cliff Street and the
Beach Area.
Create a new public viewpoint at the
northern end of Cliff Street that
capitalizes on views of the San
Lorenzo River, downtown, and the
Santa Cruz Mountains.
Prepare a streetscape plan for the
Cliff Street corridor that considers
the following:
o Reconfigure the roadway
travel lanes and parking
configuration on Cliff Street
to create a more consistent
and safer circulation pattern.
o Construct “bulb-outs” or other similar traffic calming methods to enhance pedestrian safety along Cliff Street at the intersections of Third, Trinity, Second, and First Streets.
o Install street trees with similar stature and form and a consistent landscape palette along Cliff Street to create a “boulevard” effect and thereby improve the street’s visual appearance.
1.65 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-52
o Incorporate signage and street lighting to improve pedestrian wayfinding and safety.
o Underground the dry utility services.
Work with property owners to improve pedestrian and bicycle circulation along lower Pacific Avenue (south of Front Street). Improvements should include reducing the number of curb cuts, improving sidewalks and crosswalks for safer pedestrian mobility, landscaping, installing street lighting on the east side of lower Pacific Avenue (south of Depot Park), and landscaping.
1.66 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-53
Street Types
Defining the character and configuration of public streets within the SOLA District will help to establish a high-quality public realm that accommodates all types of mobility create highquality public spaces and enhance wayfinding.
Two street types are described below, namely: 1) Auto-Oriented Streets. and 2) PedestrianOriented Streets. Cross-sections for each street type are shown in below, and their locations are identified in Figures 8.4-5 Cross-Sections Key Map.
1.67 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-54
Figure 8.4-5 Cross-Sections Key Map
1.68 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-55
Auto-Oriented Streets
Through corridors support higher volumes of vehicular traffic while also accommodating pedestrians and bicyclists. Within the SOLA District, these include Laurel Street, Front Street, Lower Pacific Avenue, and Center Street. Conceptual cross sections for each street are shown in Figures 8-4-6 through 8.4-11.
Pedestrian-Oriented Streets
Pedestrian-oriented streets generally support one lane of traffic in each direction, parking, and wide sidewalks. Within the SOLA District, these include portions of Pacific Avenue, Spruce Street, and Cliff Street, as well as the Santa Cruz Riverwalk. Conceptual cross sections are shown in Figures 8.4-12 through 8.4-17.
1.69 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-56
Santa Cruz Riverwalk
The Santa Cruz Riverwalk supports non-vehicular travel along the San Lorenzo River. A crosssection of the Santa Cruz Riverwalk within the boundary of the SOLA district is shown in Figure
8.4-18.
1.70 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-57
Figure 8.4-6 Laurel Street Between Cedar Street and Pacific Avenue (1)
1.71 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-58
Figure 8.4-7 Laurel Street Between Pacific Avenue and Front Street (2)
1.72 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-59
Figure 8.4-8 Front Street Between Laurel Street and Spruce Street (3)
1.73 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-60
Figure 8.4-9 Front Street Between Spruce Street and Laurel Street Extension (4)
1.74 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-61
Figure 8.4-10 Pacific Avenue at Hill (5)
1.75 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-62
Figure 8.4-11 Center Street at Depot Park (6)
1.76 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-63
Figure 8.4-12 Pacific Avenue South of Laurel Street (7)
1.77 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-64
Figure 8.4-13 Spruce Street Between Pacific Avenue and Front Street (8)
1.78 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-65
Figure 8.4-14 Spruce Street Plaza (9)
1.79 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-66
Figure 8.4-15 Laurel Street Extension (10)
1.80 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-67
Figure 8.4-16 Cliff Street Between Third Street and Trinity Street (11)
1.81 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-68
Figure 8.4-17 Cliff Street Between First Street and Beach Street (12)
1.82 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-69
Figure 8.4-18 Santa Cruz Riverwalk (13)
1.83 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-70
8.5 Sustainability and Resiliency
Consistent with the City’s General Plan, Community-wide Climate Action Plan for 2030, and other policy documents, future development of the SOLA District will incorporate a range sustainability features intended to reduce energy and greenhouse gas emissions, promote water-use efficiency, and minimize waste. The area will also be built as required to withstand the potential for inundation, since the project area, like much of the Downtown, falls within the flood areas mapped by the Federal Emergency Management Agency (FEMA) as shown in Figure
8.5-1 FEMA Flood Hazard in the SOLA District. All new development in this area will be required to comply with the standards for floodplain development as established by the California Building Standards Code and the most updated mapping data published by FEMA.
Being located adjacent to the San Lorenzo River, future development will also need to carefully consider and minimize any potential adverse biological and hydrologic effects including water quality, aquatic and riparian plant and animal species, and migratory birds. The Environmental Impact Report will carefully evaluate the potential for any such effects and mitigation measures will be incorporated as necessary.
1.84 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-71
Figure 8.5-1 FEMA Flood Hazard in the SOLA District
1.85 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-72
8.5.1 Sustainability and Resiliency Policies
The City of Santa Cruz has a long-standing commitment to environmentally sound development and many existing policies and plans support the City’s long-term resilience to a changing climate. The 2030 General Plan includes this statement regarding sustainability of Land Use choices in the City:
Environmental quality, land uses, and development are inexorably linked. By providing for the city’s continued economic growth and high quality of life without compromising the needs of future generations, sustainable land uses respond to environmental values widely held in the community.
At the heart of [the City of Santa Cruz 2030 General Plan] is sustainable development. In its broadest sense, it promotes harmony among people and between humanity and nature. Also, because development cannot subsist on a deteriorating environmental or economic base, sustainable development maintains or enhances economic opportunity and community well-being, while protecting and restoring the natural environment upon which people and economies depend.
Consistent with these sentiments and City of Santa Cruz policy, all new development in the South of Laurel Area District shall be consistent with relevant and applicable City plans and policies. Those relevant policies include, but are not limited to:
Citywide Plans
The Community-wide Climate Action Plan for 2030 (2022, as amended) The Citywide Creeks and Wetlands Management Plan (2006, as amended) Local Coastal Program (1992, as amended)
Santa Cruz Municipal Code Sections
Green Building Program, as codified in SCMC Chapter 24.15 Water Waste Prohibition, as codified in SCMC Chapter 16.02 Water-Efficient Landscaping standards, as codified in SCMC Chapter 16.16 Bird-Safe Building Design standards, as codified in SCMC Subsection 24.12.127 Environmental Resource Management including specifically Drainage Control standards and Floodplain Management regulations as codified in SCMC Chapter 24.14
1.86 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-73
8.6 Infrastructure and Public Services
Implementation of the SOLA District plan will require the construction of infrastructure and provision of public services and utilities in accordance with the development program described in Section 8.2 SOLA Development Plan.
As shown in Figure 8.6-1 Existing Infrastructure, the City of Santa Cruz owns and operates potable water, sanitary sewer and storm drainage in the SOLA District. Dry utilities (e.g., electrical, natural gas, communications) are provided by the respective utility providers.
Redevelopment in the SOLA District will create additional demand for water, sewer, electricity, gas and communications services. Infrastructure, services and utilities should be designed to meet the standards of the City of Santa Cruz and other utility agencies with oversight authority.
Following the approach described in Section 8.7 Implementation, the City and respective property owners and developers shall collaborate to fund and implement infrastructure improvements . Underground utilities should be included as part of street development where feasible. Specific requirements regarding timing and sizing of some infrastructure, such as onsite electrical needs, will be determined by the City as part of the development review process for each development application.
In particular, a significant amount of underground infrastructure extends along the ROW on Spruce Street. This includes a stormwater pump station at the easterly edge, adjacent to the San Lorenzo River which importantly provides stormwater drainage for the entire Downtown.
Efforts to utilize the air space above the stormwater pump station as part of future redevelopment efforts should be explored to make better use of Block B which serves as a critical visual gateway landmark for those traveling west on the Laurel Street bridge and would create valuable property value for any future development of Block B overlooking the San Lorenzo River.
Relevant public services, including police and fire protection, are provided by the City of Santa Cruz. Any increased demand on public services associated with implementation of this Plan shall be financed through development fees and the payment of annual property taxes associated with new development.
1.87 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-74
Figure 8.6-1 Existing Infrastructure
1.88 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-75
8.7 Implementation
This section addresses the actions that are necessary to implement development in the SOLA District by the City of Santa Cruz, other agencies, and future project applicant(s) to achieve the goals and objectives as described above.
8.7.1 Financing Plan
Public improvement costs will be funded through a variety of funding mechanisms and resources. Appropriate funding sources will reflect the specific nature of the public improvement required as well as funding availability, timing, beneficiaries, and other factors.
New development will be required to make contributions that improve public infrastructure in ways that promote alternative transportation modes (walking, biking & transit), promote environmental sustainability (green infrastructure and green building performance), and provide for the orderly and attractive transformation of the SOLA District.
New development is expected to improve adjacent streets, dedicate land for the creation of new streets and public spaces, make fair-share contributions, or possibly pay infrastructure impact fees for downtown improvements to create and improve streets and public spaces.
8.7.2 8.7.2 Potential for Special-Purpose Financing Districts The City retained the consulting firm Kosmont Companies to evaluate the feasibility of various forms of financing districts to assist in addressing existing and potential future infrastructure needs. One specific tool that was evaluated in detail was enhanced infrastructure financing districts (EIFDs).
EIFDs can employ tax increment financing (TIF) as a form of value capture, where a lead agency (such as the City) designates a boundary around specific parcels (i.e., the “TIF district”) positioned for new development or investment. The assessed property value within the TIF district is “frozen” at the time of formation as the “baseline” of assessed value for the TIF district. Over time, as new development or investment occurs and new property value is added to properties within the TIF district, participating taxing entities such as the City and County can dedicate all or a portion of the new incremental property tax from values above the baseline (“property tax increment”) to the TIF district with a dedicated purpose, such as of funding infrastructure. The property tax increment may be used on a pay-as-you-go basis or leveraged in the form of bond issuances.
Very importantly, TIF districts do not create a new or increased tax, nor do they encumber any existing agency revenues or resources. Much of the potential benefit for the City in utilizing TIF as part of an EIFD would be to potentially attract matching funding from another taxing entity such as the County, increase scoring for third party grant funding, and to induce private sector funding for infrastructure that can be partially or wholly reimbursed by the EIFD. EIFD’s can
1.89 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-76
fund a variety of infrastructure and public improvement costs, such as mobility improvements, utility capacity enhancements, flood control, parks and open space, and other infrastructure.
If the City ultimately implements an EIFD an Infrastructure Financing Plan would be prepared that outlines the specific funding arrangement, targeted facilities to be funded, relevant fiscal impacts, and other details. The Infrastructure Financing Plan would be noticed publicly by mail, newspaper, and website, and then a series of public meetings and hearings would be convened to vet the proposed plan, including an opportunity for public protest. The typical formation process for an EIFD is approximately 12 to 18 months.
8.7.3 Ongoing Funding for Public Services and Facilities The primary source of ongoing funding for the City’s public services and facilities is tax revenue that accrues to the City’s General Fund. This revenue comes from property taxes, user fees, sales taxes, and transient occupancy taxes, among others.
If the City determines that additional funding is required to support non-standard features such as plazas, stormwater treatment facilities, pedestrian-oriented lighting, special paving, wayfinding signage, and others, these features should be privately funded and maintained through a maintenance agreement as a condition of approval.
Financing districts such as EIFDs (discussed above) would additionally have capacity on an ongoing basis to fund maintenance of public facilities, in addition to initial capital expenditures.
In some cases, funding capacity for ongoing maintenance and services are augmented with tools such as community facilities districts (CFDs) and business improvement districts (BIDs).
Such tools are not being contemplated at this time, but would involve a public outreach and hearing process, including approval by relevant landowners and/or businesses.
8.7.4 Land Dedication for Public Realm and Utility Infrastructure The creation of new or expanded public streets and open spaces will rely on the dedication of land by property owners, including the City, typically as part of development.
Property Owner Coordination
The City should work diligently with the respective property owners and developers for orderly creation of street rights-of-way and public space, while maintaining development feasibility on adjacent parcels. During the development review process, the City will contact affected property owners to discuss land dedication expectations and potential for land development on the remaining parcel. The City will work with property owners/developers to adjust property lines or assemble land, where the location of public streets, in-ground infrastructure, flood control infrastructure, and public spaces might result in parcel remnants that are too small to develop effectively.
1.90 City of Santa Cruz APPENDIX 8: South of Laurel Area District Downtown Plan Page 8-77
Timing of Dedication
Land for future streets and public space shall be dedicated as a condition for development approval, as determined above and as shown on the respective street cross-section as shown in Section 8.4.3 Streetscape and Circulation / Street Types The location of private alleys and walkways with public access and the option to place utilities in a public access easement if needed shall also be established at the time of development approval.
Interim improvements should be provided within established easements for public access. The City may purchase additional easements, where such an access or utility easement is not already present and where the City finds that an interim improvement is essential to downtown’s circulation network. The phasing of the roadway network may also require interim roadway measures to be constructed to ensure viable emergency vehicle access.
1.91 City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Development Standards and Design Guidelines 4
A. ALL CENTRAL BUSINESS DISTRICTS
LAND USES
All new construction shall require approval of a Design Permit, regardless of type of use.
1. Prohibited Uses
The uses described in subsection (a) below, are deemed inconsistent with the goals, policies and objectives of the Downtown Plan and are, therefore, prohibited within the Downtown Plan (Plan) portion of the Central Business District as either a stand-alone use or an accessory or temporary use. Such uses that lawfully existed within the Plan area prior to the adoption of this provision are deemed non-conforming and may continue only at the same location at the same intensity or less for a period of no more than 20 years from the effective date of the Zoning Ordinance amendment (October 10, 2000), after which time the use shall be completely removed or converted to a conforming use. The uses described in subsection (b) below shall be deemed a public nuisance and shall be immediately abated according to the provisions of the Zoning Ordinance or other applicable City Codes or Ordinances.
Uses that are prohibited within any of the Downtown Plan subdistricts. a. Uses not permitted include, but are not limited to, the following: medical and recreational cannabis provider dispensaries; rent, sales or service of automobiles, trucks, recreational vehicles, motorcycles or trailers; sale of firearms; general advertising signs; sale of alcoholic beverages for off-site consumption requiring ABC liquor license Numbers 20 or 21 (liquor stores), with the exception of the sale of alcohol for off-site consumption that is clearly incidental to other principally permitted uses, that represents less than fifteen percent of the total shelf space in the business, and that complies with the operational criteria specified in Table 4-1 of Chapter 4, herein, inclusive of the additional regulations referenced in said table; drive-up facility; or drive-through facility.
b. Nuisance Activities. No use, even though listed as a permitted use or otherwise allowed, shall be permitted which, by reason of its nature or manner of operation, is deemed by the Zoning Administrator to be creating a condition that is hazardous, noxious, or offensive through the emission of odor, fumes, smoke, cinder, dust, gas, vibration, glare, refuse, water-carried waste, or excessive noise.
Such use shall be subject to violation abatement procedures, which may result in revocation of the use permit.
2. Accessory Uses
Accessory uses, as defined in Section 24.22.013 of the Zoning Ordinance, shall be limited to the use of no more than one quarter (¼) of the total floor area occupied by the permitted use.
3. Temporary Uses
1.92 City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Temporary uses, as defined in Section 24.22.879 of the Zoning Ordinance, shall be limited to the following activities and standards:
a. The following activities if they are sponsored by a government entity or an organized group of businesses, property owners or residents of the CBD:
i. Neighborhood, District or Citywide-oriented carnival, circus, street fair, exhibition, celebration or festival;
ii. Booth for educational, charitable, patriotic or welfare purposes; iii. Open air sale of agricultural products, including seasonal decorations. iv. Open air sporting event;
v. Arts or crafts sale or artistic performance event; or vi. Surface parking open to the public.
b. The following activities if they secure the proper permits, if applicable, from City agencies: Parades, civic events, and advertised citizen gatherings.
TABLE 4-1: Central Business Districts Use Allowances — Ground Floor (Street Level) P = Principally Permitted
A = Administrative Use Permit
S = Special Use Permit
“—” = Not Permitted
Use Categories Pacific
Avenue
Retail
Front
Street
Riverfro
nt
Cedar
Street
Villag
e
North
Pacific
South
of
Laurel
Additional
Regulation
s
Residential
Community Care Residential
Facility
P P P P P (1)
Dwellings, Multiple and
Townhouse, lobbies, leasing
offices, and associated uses
A A A A A (2)
Dwellings, One-Family &
Two-Family
— — P — — (2)
Dwellings, Flexible Density
Unit Housing
A A A A A (2)
Dwellings, SRO Single Room
Occupancy Housing
A A A A A (2)
Family Day Care Homes,
Small or Large, in existing
residential units
— P P P — (1)
Supportive and Transitional
Housing
A A A A A (2)
1.93 City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
TABLE 4-1: Central Business Districts Use Allowances — Ground Floor (Street Level) P = Principally Permitted
A = Administrative Use Permit
S = Special Use Permit
“—” = Not Permitted
Use Categories Pacific
Avenue
Retail
Front
Street
Riverfro
nt
Cedar
Street
Villag
e
North
Pacific
South
of
Laurel
Additional
Regulation
s
Supportive and Transitional
Housing, in existing residential
units
P P P P P (1), (2)
Commercial (3)
Banks and Financial
Institutions
A P A P A (4)
Business Support Services A P P P A
Eating and Drinking
Establishments
- Bar, Tavern A A S A A (5)
- Brewpubs A A A A A (5)
- Bona Fide Restaurant P P P P P (5)
- Tasting Rooms A A A A A
- Breweries, Distilleries and
Wineries
A A A A A (6)
General Market P/A P/A P/A P/A P/A (7)
Hotels / Motels A P A P A (8)
Instructional Services
- Schools, Business and
Technical
A A A A P (9)
Live/Work Quarters A A A A A (10)
Nightclubs and Live
Entertainment
S S S S S (11)
Offices, Professional A A A P A (12)
Parking Facilities, Surface and
Structured
A A A A A (13)
Personal Services
- General Personal Services A A A P A (14)
- Health/Fitness Studio A A A A A (15)
Retail Sales P/A P/A P/A P/A P/A (7), (16)
Sports/Multipurpose Arena - - - - S (20)
1.94 City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
TABLE 4-1: Central Business Districts Use Allowances — Ground Floor (Street Level) P = Principally Permitted
A = Administrative Use Permit
S = Special Use Permit
“—” = Not Permitted
Use Categories Pacific
Avenue
Retail
Front
Street
Riverfro
nt
Cedar
Street
Villag
e
North
Pacific
South
of
Laurel
Additional
Regulation
s
Theaters/Commercial
Entertainment, Arcade,
Billiard Hall and other Indoor
Recreation Uses
P P S P P (19)
Thrift Stores/Pawn Shops S S S S S (17)
Institutional and Community Facilities
(3)
Community/Religious
Assembly
A A A A A
Day Care Centers A A A A A
Government Buildings P P P P P
Medical Centers and Clinics A A A A A (12)
Museums/Galleries/Cultural
Institutions
A A A A A (18)
Social Service Centers A A A A A
Other Similar Uses as
Determined by the Zoning
Administrator to be consistent
with the purpose of the
subdistrict
P/A/S P/A/S P/A/S P/A/S P/A/S
Additional Regulations – Ground Floor Uses.
(1) Community Care Residential Facilities. Facilities with fewer than 7 persons are principally permitted uses in the Cedar Street Village District. Facilities with 7 or more persons require approval of an Administrative Use Permit (AUP). Supportive and Transitional Housing facilities are allowed with only those restrictions that apply to similar residential uses.
(2) Multi-Family Housing. (Including Single-Room Occupancy, Supportive and Transitional Housing, and Flexible Density Unit Housing projects subject to standards set forth in SCMC
24.12.) In all districts where multi-family housing requires an AUP, common residential lobbies for upper-level residences are allowed at ground level with active ground level common spaces publicly visible. In the Pacific Avenue Retail District and the South of Laurel Area, residential lobbies and leasing areas shall cumulatively be a maximum of 30
1.95 City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
feet in width across the building frontage or a maximum of 15 percent of the building frontage, whichever is less, for a depth of 75 feet from Pacific Avenue. No first story or ground-level residential units are allowed along a public right-of-way in the Downtown Plan area, unless otherwise specified below. Within the Cedar Street Village, ground-level residential uses are permitted on the side streets west of Cedar Street and also along Center Street. Direct access between individual townhouse units and the street are strongly encouraged through the use of porches and front "stoops". In the Front Street/Riverfront Corridor and North Pacific Area, first floor of units are permitted when elevated above the sidewalk level 5 feet. For Front Street/Riverfront Corridor, allow for ground level residential uses provided that such uses are internal to a block and do not face Front Street, Laurel Street, Cathcart Street, Soquel Avenue, River Street, North Pacific, or any public pedestrian paseo or lane. Individual housing unit entrances with direct access to Front Street are prohibited within 60 feet of Front Street from Soquel Avenue to the intersection with Pacific Avenueand along the frontages of all public passageways including the Spruce Street Plaza between Front Street and the Riverwalk.
(3) Commercial and Non-Residential Uses. These uses adjacent to public passageways in the Front Street/Riverfront Corridor shall be accessible from Front Street and the Riverwalk.
Large Non-Residential Ground-Level Uses. These uses exceeding sixteen thousand (16,000) gross square feet per single-tenant/establishment require approval of a Special Use Permit (SUP) by the City Council after review and recommendation by the Planning Commission.
This section shall not apply to the Arena facility in the South of Laurel Area District. In addition to the findings for SUP issuance required under Section 24.08.050, a SUP required by this subsection shall not be issued unless the following additional criteria, findings and conditions related to the public benefits provided by the proposed project are made by the City Council.
a. The use adds a desired, “targeted” business to the Downtown, which would serve to diversify the Downtown Plan area ground-level business base; b. The use provides a public benefit and contributes to an appropriate balance of local or non-local businesses. For the purposes of this finding, it shall be presumed that local businesses serve to sustain the authenticity and unique retail character of the downtown business mix. However, non-local businesses may add to retail draw and contribute to overall downtown vitality in certain circumstances; c. The use contributes to an appropriate balance of small, medium and large-sized businesses in the downtown area to diversify the ground-level business mix; to insure the maintenance of the “Santa Cruz” identity, unique character and authenticity; to seek to reduce economic “leakage” of sales out of the City and County; and to induce local investment and employment to the downtown area;
d. The design of the façade of the proposed use meets the design standards and guidelines of the Downtown Plan and is not restricted by corporate standardized or trademarked exterior design, signage, materials, color or other visual treatments; e. The proposed use would be a good neighbor and contribute to the community life of the downtown by participating in such community activities as: (1) Membership in downtown merchant, resident, neighborhood improvement organizations and/or
1.96 City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
assessment districts; (2) to the greatest extent feasible, hiring local residents; and (3) hosting or participating in downtown festivals, fairs, benefit events and similar neighborhood activities; and
f. If applicable, all food and/or beverage service activities shall be conducted in accordance with the following “good neighbor operating procedures” for such uses. i. Sufficient trash and recycling receptacles shall be provided and shall be regularly maintained;
ii. All debris boxes shall be screened and kept on the premises in a designated or approved location;
iii. The operator shall be responsible for cleaning the sidewalk within fifty (50) feet horizontal distance from the premises during the hours of operation to maintain the sidewalk free of paper, spillage or other litter; and iv. Noise, glare and odors shall be contained within the premises so as not to be a nuisance to neighbors. Under no circumstance shall the ventilation outlets or motors cause emission of objectionable odors or noise directed toward neighbors.
(4) Banks and Financial Institutions. These uses may be allowed when there is no other bank within the contiguous block.
(5) Eating and Drinking Establishments. All uses within this category shall be subject to City and State alcohol regulations. When applicable, all fast food and/or beverage establishments (defined in the Zoning Ordinance) shall be conducted in accordance with the “good neighbor” operating procedures listed in Section 3.f.
(6) Breweries, Distilleries and Wineries. These manufacturing uses are allowed in these districts only when they contain at least 25% of floor area devoted to retail and/or tasting of the product manufactured on the premises. Street-oriented active store frontage is required. (7) Sale of Alcohol for Offsite Consumption. Retail establishments with the Department of Alcoholic Beverage Control license numbers 20 and 21 including general markets may sell alcohol for offsite consumption with approval of an administrative use permit if the sale of alcohol is clearly incidental to other principally permitted uses and represents less than fifteen percent of the total shelf space in the business; the business conforms with Section
24.12.1106(10) of the Santa Cruz Municipal Code; the hours of alcohol sales are limited to 7:00 a.m. to 12:00 a.m.; security mitigations approved by the Police Department to help prevent theft and sale of alcohol to minors, including but not limited to the potential for requiring alcohol to be located where it can be monitored by store personnel or security cameras, are provided; and single-serving alcohol containers other than beer are not provided for sale. This exception to the prohibition on single-serving alcohol containers does not include malt liquor, which remains prohibited.
Existing businesses that were approved to sell alcohol for offsite consumption prior to the enactment of the operational criteria are not required to obtain new administrative use permits but are required to comply with the operational criteria by October 10, 2020.
If the sale of alcohol for offsite consumption use is determined by the Planning or Police Departments to be a nuisance or to otherwise frustrate the intent of the Downtown Plan, the
1.97 City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
City may initiate proceedings to revoke to the right to sell alcohol per Section 24.12.1112 and Title 4 of the Santa Cruz Municipal Code.
(8) Hotels/Motels. These uses are allowed as principally permitted uses along the east side of Front Street. No hotel rooms are allowed the ground level frontages or along the Riverwalk level frontage.
(9) Instructional Services - Schools, Business and Technical. Schools and studios for arts and crafts, photography, music and dance provided that such establishments are not located along Pacific Avenue frontage or east-west street frontage north of Laurel Street. A Special Use Permit is required (1) when located along Pacific Avenue frontage or (2) if located along east-west street frontage, provided the following conditions are met:
a. Any such establishment will not occupy more than 50 linear feet of frontage space; b. Such establishment is compatible with nearby residential uses; c. Such space is in compliance with the storefront and façade design and development standards; and
d. Such space is capable of being converted into retail use in the future. e. These uses are permitted in the South of Laurel Area District subject to all other relevant storefront and building design standards.
(10) Live/Work Quarters. This use is not permitted within 50 feet of Pacific Avenue north of Sycamore. The residential component of a Live/Work space shall not be located on the ground level, unless the residence is located in the interior of the lot; i.e., the non-residential component of the space must have frontage on the public right-of-way or publicly accessible passageway. The non-residential component of the space must have a minimum frontage depth of 30 feet. These uses shall also comply with the Building Façade and Storefront Standards and Guidelines for each district.
(11) Nightclubs, Establishments Providing Live Entertainment. These uses with stage/performance areas greater than 80 square feet or permitting dancing, and establishments serving alcoholic beverages not ancillary to food service will be considered for the ground level, subject to the following operating conditions:
a. Acoustical studies indicating that such uses can achieve the City's existing noise abatement standards;
b. The provisions of Part 12 of the Zoning Ordinance (for High Risk or Low Risk Alcohol Outlets) are met;
c. The establishments shall be conduct business in accordance with the following “good neighbor operating procedures” as described in Section 3.f above. d. The storefront adjacent to the street is designed in compliance with the storefront and building façade standards and guidelines and includes active people-oriented
1.98 City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
activities of visual interest to the pedestrian (e.g., food service/restaurant seating, retail frontage, queuing areas or artwork) and in no case shall the storefront occupy more than 50 linear feet of street frontage;
e. Such establishments are compatible with adjacent residential uses; and f. Such space is capable of being transformed into retail use in the future. (12) Medical Centers/Clinics and Professional Offices. Professional, editorial, real estate, insurance and other general business offices including space for non-profit organizations; medical and dental offices; and medical, optical and dental clinics will be considered for the ground level subject to the following criteria. These uses:
a. Are prohibited along Pacific Avenue frontage (75 feet perpendicular to Pacific frontage property line and within 40 feet perpendicular to the east-west street property line), except when limited to interior ground floor space not fronting the street. b. Must be compatible with existing and planned ground-level and upper-level permitted uses; and
c. Must be in compliance with the storefront and building façade guidelines and standards, and capable of being transformed into retail use in the future. (13) Parking, Surface or Structured. Allow for the use of parking lifts within the required envelope of any parking garage. See subdistrict development standards for other specific parking criteria.
(14) Personal Services. Uses such as barber shops, laundry and clothes cleaning establishments; administrative, executive and financial services; and technology-related services are allowed with an AUP for the ground level in the Pacific Avenue Retail district and by right in the other subdistricts if it can be demonstrated that:
a. Such establishments are not located along Pacific Avenue frontage or along east-west street frontage (75 feet perpendicular to Pacific frontage property line and within 4020 feet perpendicular to the east-west street property line) from Water Street to Laurel Street and are, therefore, limited to the interior ground floor space. This requirement may be met within the business establishment by providing a retail use in the front 20 feet of the space, with the personal service use provided in the area beyond that 20 feet of retail space. Businesses that can provide a retail use in the front but cannot meet the 40-foot requirement may apply for an administrative use permit for alternate space design provided that: 1) the business can demonstrate that there is a physical difference in the space that dictates the need for the exception, or 2) the business would contribute to the overall character and mix of uses in the downtown and would be expected to create a significant local or regional draw to the downtown. b. Such establishments are compatible with existing and planned ground-level and upper-level permitted uses; and
c. Such establishments are in compliance with the storefront and building façade guidelines and standards, and capable of being transformed into retail use in the future without extensive remodeling.
1.99 City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
(15) Health and Fitness Studios. These uses will be considered for ground-level use, provided that:
a. The storefront adjacent to the street is designed in compliance with the storefront and building façade standards and guidelines and active people-oriented uses are located adjacent to the street (e.g., retailing component);
b. In no case shall the storefront occupy more than 50 linear feet of street frontage or frontage adjacent to and oriented toward Santa Cruz Riverwalk in the South of Laurel District;
c. Such establishments are compatible with adjacent residential uses; and d. Such space is capable of being transformed into retail use in the future. (16) Retail. The store space along the frontage of North Pacific Avenue, River Street and Water Street shall have the minimum perpendicular depth of forty (40) feet; however, such use may vary in depth along these streets provided that each street maintains an average retail depth of twenty five (25) feet.
(17) Thrift Stores or pawn shops. These uses are prohibited along Pacific Avenue frontage (75 feet perpendicular to Pacific frontage property line and within 40 feet perpendicular to the east-west street property line).
(18) Art Galleries and Museums. These uses shall be open to the public. (19) Recreational Uses. Recreational uses or other active ground floor uses shall be visible from the street frontage.
(20) Sports/Multiuse Arena. One multiuse sports arena, is permitted in the Downtown Plan Area. Details on use and design requirements found in Subsection J and in Appendix 8, Section 8.4.2.
1.100
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
TABLE 4-2: Central Business Districts Use Allowances — Upper Floors (Includes Riverwalk Level)
P = Principally Permitted
A = Administrative Use Permit
S = Special Use Permit
“—” = Not Permitted
Use Categories Pacific
Avenue
Retail
Front
Street
Riverfront
Cedar
Street
Village
North
Pacific
South of
Laurel
Additional
Regulations
Residential
Community Care Residential Facility P P P/A P P (1)
Dwellings, Multiple and Townhouse P P P P P (2)
Dwellings, One-Family & Two-Family — — P — — (2)
Dwellings, Flexible Density Unit
Housing
P P P P P (2)
Dwellings, SRO Single Room
Occupancy Housing
P P P P P (2)
Family Day Care Homes, Small or
Large
— P P P P (1)
Supportive and Transitional Housing P P P P P (2)
Commercial
Banks and Financial Institutions A P A P P
Business Support Services A P P P P
Eating and Drinking Establishments
- Bar, Tavern A A S A A (3)
- Brewpubs A A A A A (3)
- Bona Fide Restaurant P P P P P (3)
- Tasting Rooms A A A A A (3)
- Breweries, Distilleries and Wineries A A A A A (6)
General Market P P P P P
Hotels/Motels A P A P P (4)
Instructional Services
- Schools, Business and Technical
A A A A A (5)
Live/Work Quarters A A A A A
Nightclubs and Live Entertainment S S S S S (7)
Offices, Professional P P P P P (8)
Parking Facilities, Surface and
Structured
A A A A A (9)
Personal Services
- General Personal Services P P P P P
- Health/Fitness Studio A A A A A (10)
Retail Sales P P P P P (11)
Theaters/Commercial Entertainment,
Arcade, Billiard Hall and other Indoor
Recreation Uses
P P S P P
1.101
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
TABLE 4-2: Central Business Districts Use Allowances — Upper Floors (Includes Riverwalk Level)
P = Principally Permitted
A = Administrative Use Permit
S = Special Use Permit
“—” = Not Permitted
Use Categories Pacific
Avenue
Retail
Front
Street
Riverfront
Cedar
Street
Village
North
Pacific
South of
Laurel
Additional
Regulations
Thrift Stores/Pawn Shops S S S S S
Institutional and Community Facilities (3)
Community/Religious Assembly A A A A A
Day Care Centers A A A A A
Government Buildings P P P P P
Medical Centers and Clinics A A A A A (8)
Museums/Galleries/Cultural Institutions A A A A A (12)
Communication Facilities P P P P P (13)
Industrial and Other
Artist Studio A A A A A
Bakery, microbrewery, handicrafts or
similar light manufacturing and
assembly use associated with retail
sales/services
A A A A A
Other Similar Uses as Determined by
the Zoning Administrator to be
consistent with the purpose of the
subdistrict
P/A/S P/A/S P/A/S P/A/S P/A/S
Additional Regulations – Upper Floor Uses.
(1) Community Care Residential Facilities. Facilities with fewer than 7 persons are principally permitted uses in the Cedar Street Village District. Community Care Residential Facilities with 7 or more persons require approval of an AUP. Supportive and Transitional Housing facilities are allowed with only those restrictions that apply to similar residential uses.
(2) Multi-family Housing. Residential uses shall incorporate sound attenuation space planning designs and construction materials and methods in accordance with General Plan requirements such that noise from nearby commercial activities do not unduly disturb occupants of new dwelling units. For properties east of Front Street between Soquel Avenue and Laurel Street, housing shall be at least 60% of the total floor area of any mixed-use housing project. This requirement does not apply to projects within 75 feet of Laurel Street or Soquel Avenue or projects where the primary use is visitor-serving. (3) Eating and Drinking Establishments. All uses within this category shall be subject to City and State alcohol regulations. When applicable, all fast food and/or beverage establishments (defined in the Zoning Ordinance) shall be conducted in accordance with the previously described “good neighbor operating procedures” previously described in section 3.f. of the
1.102
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Ground Floor Uses. Eating and drinking establishments are encouraged on the Riverwalk level to publicly activate the Riverwalk and connections to the Riverwalk and east/west publicly accessible spaces in the Pacific Avenue Retail District and South of Laurel Area District. Outdoor rooftop dining is allowed when associated with an upper level restaurant/eating and drinking establishment.
(4) Hotels/Motels. These uses are allowed as principally permitted uses along the east side of Front Street and do not require the incorporation of upper-level housing. No hotel rooms are allowed along the ground floor frontages or along the Riverwalk level frontage. (5) Instructional Services - Schools, Business and Technical. Schools and studios for arts and crafts, photography, music and dance provided that such establishments are compatible with nearby residential uses.
(6) Breweries, Distilleries and Wineries. These manufacturing uses are allowed in these districts only when they contain at least 25% of floor area devoted to retail and/or tasting of the product manufactured on the premises.
(7) Nightclubs, Establishments Providing Live Entertainment. These uses with stage/performance areas greater than 80 square feet or permitting dancing, and establishments serving alcoholic beverages not ancillary to food service, are subject to the following operating conditions:
a. Acoustical studies indicating that such uses can achieve the City's existing noise abatement standards;
b. The provisions Part 12 of the Zoning Ordinance (for High Risk or Low Risk Alcohol Outlets) are met;
c. All such establishments are conducted in accordance with the previously described “good neighbor operating procedures”; and
d. Such establishments are compatible with nearby residential uses. (8) Medical Centers/Clinics and Professional Offices. Professional, editorial, real estate, insurance and other general business offices including space for non-profit organizations; medical and dental offices; and medical, optical and dental clinics will be considered for upper levels subject to the following criteria. These uses must be compatible with existing and planned ground-level and upper-level permitted uses. (9) Parking, Surface or Structured. Allow for the use of parking lifts within the required envelope of any parking garage. See subdistrict development standards for other specific parking criteria.
(10) Health and Fitness Studios. These uses will be considered for upper level use, provided that such establishments are compatible with adjacent residential uses. (11) Retail Sales. In the Pacific Avenue Retail District, second level retail sales are allowed subject to the approval an Administrative Use Permit when the second level is connected to the same business on the ground floor, subject to being compatible with and minimizing impacts to nearby residents. Riverwalk retail is allowed subject to the approval of an
1.103
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Administrative Use Permit to publicly activate the Riverwalk. Retail space should be evaluated in the context of adjacent projects to ensure uses are compatible, active and enhance the Riverwalk.
(12) Art Galleries and Museums. These uses shall be open to the public. (13) Communication Facilities. Uses are subject to the regulations in Part 15 of Chapter
24.12. 1.104
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
B. PACIFIC AVENUE RETAIL DISTRICT
DEVELOPMENT STANDARDS
1. Building Height
The following height standards shall apply to all development within the Pacific Avenue Retail District, including frontage along Pacific Avenue and the east-west streets within the subarea. All buildings must conform to the Base Height requirements, except for provisions for additional height within the “Additional Height Zone A”. The intent of the standards is not to create a five-story downtown, but rather to preserve the overall character and scale of the historic core while allowing some intensification and increased height on larger parcels.
a. Floors. No new building shall be less than two stories in height. The second story shall be at least 50 percent of the first floor area and shall be located toward the street frontage. An exception may be made for building recessed breaks as described for the Additional Height Zones.
b. Floor-to-Floor Height. The first floor uses must have a minimum floor-to-floor height of 18 feet for properties north of Cathcart Street and 15 feet minimum between Cathcart Street and Laurel Street. Any mezzanine shall be set back at least 20 feet from the building line on the street and shall occupy no more than onehalf of the area of the first floor. c. Base Height and Floors. No new development shall exceed a Base Height of 55 feet (measured to the top of parapet or eaves), except as provided for in the “Additional Height Zone A”. Within this Base Height, no more than 3 floors of upper-level uses above the ground-level retail use will be permitted within the maximum Base Height. (See Figure B-1.)
1.105
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Figure B-1: Downtown Plan Area Floor Area Ratio Limits
*Floor Area Ratio is a relationship between allowable interior, above-ground building square footage, and size of the developable area of the parcel. This map shows the maximum allowed FAR absent any incentives or state density bonus.
1.106
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Figure B-2: Downtown Plan Area Maximum Building Heights * See following figures for further detail on building heights.
1.107
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Figure B-3: Downtown Plan Height, North of Laurel St
*An additional 15-feet of height above the height limit indicated is allowed for activated roof top amenity structures pursuant to the standards listed in Section J.16 (ALL CENTRAL BUSINESS DISTRICTS OTHER DEVELOPMENT STANDARDS AND DESIGN GUIDELINES).
1.108
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Figure B-4: Downtown Height Plan, South of Laurel Street *An additional 15-feet of height above the height limit indicated is allowed for activated roof top amenity structures pursuant to the standards listed in Section J.16 (ALL CENTRAL BUSINESS DISTRICTS OTHER DEVELOPMENT STANDARDS AND DESIGN GUIDELINES).
1.109
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Figure B-1: Maximum Building Heights and Floors.
[***NOTE TO READER*** An equivalent diagram for the building dimensions allowed in the SOLA District will be included in future Drafts.]
1.110
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
d. Mechanical Penthouses. Uninhabitable mechanical penthouses will be permitted above the Base Height by a maximum of 20feet, provided that such penthouses are set back a minimum of 15 feet from any exposed face of the buildings, unless such penthouses are architecturally integrated into the building façade design. e. Sloping Roofs. (45 degrees/1:1 pitch or flatter) shall be permitted up to a maximum height of 60 feet, measured to the top of the sloping roof. For projects not eligible for the Additional Height, street wall heights shall not exceed the base height limit of 55 feet.
f. Visual Impact Study. Any site that is located where the east-west street does not cross Pacific Avenue (sites with frontage on Locust, Church, Walnut, Lincoln, Soquel, Elm, Maple and Sycamore Streets) must prepare a visual impact study to determine how the proposed building would be viewed from the east-west street from a pedestrian eye-level.
2. Build-to Lines and Setbacks
To ensure that Pacific Avenue and the east-west streets are spatially well defined, all development shall be built to the property line of the street. The following exceptions to this condition are noted:
a. Active Outdoor Uses. Setbacks of up to 12 feet in depth are permitted along the northern property line of Cathcart Street, if such setbacks are intended to provide active outdoor uses (e.g., outdoor dining or public seating) oriented to the street. b. Laurel Street Sidewalk. Require any development along either the north or south side of Laurel Street between Pacific Avenue and Front Street to dedicate sufficient property to result in a sidewalk depth of at least 12 feet. The precise dedication shall be consistent with the final Laurel Street design and shall be established with a build-to line.
c. Front Street Sidewalk. Require any development along the west side of Front Street between Cathcart Street and Pacific Avenue to dedicate sufficient property to result in a sidewalk depth of at least 12 feet.
d. Recessed Storefronts. Ground-level storefront setbacks are permitted and encouraged within the provisions of the storefront and building façade standards and guidelines.
Recessed storefronts may occur where a designated outdoor use, such as an outdoor café, is an integral part of the retail business.
3. Public and Private Parking Facilities
The Pacific Avenue Retail District is within the Downtown Parking District #1 and, as such, shall comply with all parking requirements set forth within that district. On-site parking will not be permitted unless it meets one or more of the following conditions:
1.111
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
a. Below Grade Parking. Parking is provided completely below grade, and access driveways to the parking facility do not conflict with the movement of pedestrians or vehicles within the area.
b.
c. Visual Screening. Surface or above-grade structured parking can be provided if the parking is visually screened and separated from Pacific Avenue and east-west streets by retail development and if such parking can be accessed from an east-west street or rear service lane.
d. West Side Front Street. Allow parking facilities along the west side of Front Street south of Soquel Avenue where only one driveway curb cut shall be permitted per facility per street frontage; the parking facility shall not extend to street corners; and the parking facility shall be architecturally integrated within the overall building composition.
4. Driveways and Curb Cuts
No driveways shall be permitted along Pacific Avenue or the Spruce Street Plaza. Limit on-site driveways along Front Street and the southern portion of Pacific Avenue after the intersection of Pacific Avenue and Front Street to a maximum of one driveway per property or at a spacing of at least 200 feet; driveways should be no more than 24 feet in width and to the extent practicable should be spaced from an adjacent driveway by at least 200 feet. Wider driveways may be considered based on a demonstrated need to accommodate specific vehicle operations of a proposed development.
5. Special Conditions for Maple Street Fronting Parcels 005-152-08, 005-152-17, 005- 152-18, and 005-152-22.
Buildings fronting the 10-foot Maple Street alley between Pacific Avenue and Front Street shall be set back 20 feet to provide for a 50-foot wide public paseo, lane or street. If the above aggregated parcels are redeveloped together, the aggregated parcel size prior to the dedication exceeds the 15,000 square feet threshold to qualify for heights above the 55 foot base height, and shall be developed in conformance with the Additional Height Zone A performance standards. As a result of the required dedication, development on these aggregated parcels shall not be required to provide on-site parking. Developers of the aggregated parcels may pay parking fees to the Downtown Parking District in lieu of meeting the on-site parking requirements. A parking credit shall be applied to the project based on the amount of land dedicated to the City to expand the alley.
6. Special Conditions for Elm Street Pedestrian Connection (Parcel 005-152-31, 005- 152-30, 005-152-05, 005-152-32, and 005-152-33).
Development of the above parcels shall include a 30-foot wide publicly accessible pedestrian connection between Pacific Avenue and Front Street. The public passageway shall be located in the vicinity of Elm Street (within approximately 50 feet of Elm Street extension). The passageway shall be integrated into the design of the development.
1.112
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
C. PACIFIC AVENUE RETAIL DISTRICT
BUILDING FAÇADE STANDARDS AND GUIDELINES
The intent of the urban design standards and guidelines for the Pacific Avenue Retail District is to reinforce the unique townscape qualities of the downtown, to introduce diversity and variety that will enhance the visual interest and comfort of the pedestrian, and to extend the landscape qualities of the streetscape into the private realm. The building facades of the downtown have a significant effect on the public identity and character of the downtown and, as such, need to be carefully considered. 1) Building Facades.
Building facades should respond to the character and composition of existing commercial buildings along Pacific Avenue. More specifically, facades shall be composed with 3 clearly distinct zones: the storefront, up to the prescribed minimum heights based on location; the upper stories of the facade to the established parapet height (e.g., 50/55/70/85 feet); and the roof and cornice treatment, which includes the visible portions of any additional height permitted above the established base height, based on location. This compositional approach is consistent with the existing building facades along Pacific Avenue, as well as the desire to reinforce the pedestrian realm and avoid the creation of monolithic vertical walls along the street edge. A separation of treatment shall be clearly established between the ground-level storefront and the upper building levels, utilizing a strong belt course or architectural line, and through the specific storefront treatment described below. Similarly, a strong cornice line or roof treatment is encouraged to promote variety and a distinctive silhouette along the street. 2) Adjacent Buildings.
The composition of building facades should also be considered in relation to adjacent buildings of historic or architectural value. While it is not the intent to maintain a consistent treatment along the street edge, the composition of new development shall seek to be harmonious and compatible with elements of adjacent structures, such as window proportions, the design of horizontal belt courses and cornice treatments, building materials and architectural elements.
3) Upper-Level Facades. (i.e., the levels of building wall above the ground floor and up to the established base height)
Upper-level facades should provide a counterpoint to the storefronts below and provide a visually interesting and varied edge to the public space of the street. In general, the upperlevel façade should consist of carefully composed “punctured openings” within a richly detailed wall. A variety of treatments shall be introduced to create richness in both the horizontal and vertical planes, including:
• balconies
• bay windows
• flower boxes
• awnings
• cornice and belt courses
1.113
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
• massing breaks as described in SCMC 24.12.185.
4. Streetwall.
To create a visually interesting “streetwall” with a rhythm and cadence that is reflective of the pattern of development along Pacific Avenue, building facades shall introduce variation at general intervals of 25 to 50 feet horizontal distance with the use of:
• fenestration,
• architectural elements,
• building materials, and/or
• building planes.
Large, uninterrupted expanses of horizontal or vertical wall surface shall be avoided.
Regardless of property lines, the appearance shall be of a street with varying architectural treatments at intervals of no more than 50 to 75 feet. The multiple rhythms shall be created through the careful design of building elements and three-dimensional articulation of building elements sufficient to mitigate the presence of long, blank walls along Pacific Avenue, Front Street, Cedar Street, the Spruce Street Plaza, the east-west streets, and the alleys. Elements that make up the rhythmic variation may include, but are not limited to:
• recessed windows as described in SCMC 24.12.185;
• projecting windows;
• bay windows;
• structural elements;
• surface textures, patterns and colors;
• trim elements;
• balconies;
• belt-cornices;
• cornices;
• massing breaks as described in SCMC 24.12.185;
• awnings and shutters; and
• landscape elements.
5. Cornices and Belt Courses.
Overhead horizontal projections (providing at least 8 feet of clearance above grade) of a purely architectural or decorative character such as cornices, eaves, sills and belt courses shall define the building elements (base, middle and top) and create threedimensional interest in the façade, provided that they do not project more than:
a. At roof level, 3 feet into the public right-of-way or a designated setback area. b. At every other level, 1 foot into the public right-of-way or designated setback area.
6. Windows.
Building walls shall be punctured by well-proportioned openings that provide three dimensional relief, detail, interest and rhythmic variation on the facade. Variation in rhythm shall be provided both horizontally and vertically. Large expanses of glass on the
1.114
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
upper levels shall be considered only where activities of interest to the pedestrian can be highlighted, and in such cases, the design of these openings shall be carefully integrated within the overall facade composition. Windows shall be recessed a minimum of six inches from the face of the wall to emphasize the thickness of the wall consistent with the historical, traditional and newer buildings on Pacific Avenue; or windows other than bay windows may project from the wall six inches maximum into the public right-of-way.
Windows shall be of high quality and shall be operable at the upper level and composed of elements that emulate the size and detail of the windows on Pacific Avenue. Window moldings and/or shutters with projections up to six inches are encouraged to provide detail, shade and articulation to building facades.
7. Upper Level Bay Windows and Balconies.
Bay or projecting windows and balconies are encouraged and may be permitted on upper levels of buildings, provided that a minimum of 10 feet of clearance is provided to grade and that the following provisions are met:
a. The projection into the public right-of-way or designated setback area is no more than 3 feet; where sidewalks are less than 10 feet in depth, this projection shall be limited to 2 feet; along alleys, no projection shall be closer than 8 feet to the centerline of any alley.
b. The glass area of the bay window, and the open portions of each balcony, shall not be less than 50 percent of the total area of the vertical surfaces of the projection. c. Bay windows and balconies shall "punctuate" rather than dominate the facade; to this end, the maximum length of bay windows shall be 15 feet at the property line or setback line; this width shall be reduced to a maximum width of 9 feet at the full projection of 3 feet, by means of 45 degree angles at the sides of all projecting bay windows. Perpendicular bay windows and balconies (or projections at a different angle) may be permitted, provided that they remain within the outside dimensions described above. Unless balconies are used as a means of distinguishing the storefront area from the upper-level facades, they shall be generally 15 feet in width or less.
d. The minimum horizontal separation between bay windows, between balconies, and between bay windows and balconies shall be three feet as measured from the face of the building wall along the property line or setback line. A bay window or balcony shall not occur within two feet of the building edge. The intent of this guideline is to ensure that bay windows and balconies do not visually dominate the building wall.
8. Skyline Architectural Variations.
Special attention shall be paid to the articulation of the top portion of buildings such as variation in height, massing, materials, horizontal bands, cornices and parapets. Rooflines shall be broken at intervals no greater than 50 to 60 feet by roof elements or step backs to reinforce the predominant building increment along Pacific Avenue. Interesting and varied roof forms are encouraged. Rooftop equipment shall be completely concealed from view and
1.115
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
integrated within the architectural vocabulary of the building. The use of landscaped roof terraces and gardens is also recommended. Refer to Section H. Additional Height Zones for further regulations and guidelines related to tops of buildings.
9. Building Materials.
To extend the character of the existing downtown, building materials shall evoke honesty, durability and solidity. Stone, brick, stucco and other marine-grade materials, richly detailed to provide visual interest and variation, are encouraged as the predominant building materials. While wood and metal are desirable materials for window casings and trim, large expanses of wood or metal siding are discouraged as the predominant building materials. Such materials are considered appropriate for ornamental elements on the facade. Applied brick tiles that attempt to give the appearance of genuine masonry are also discouraged as the predominant building material. Decorative ceramic tiles are encouraged, however, as accent features. Reflective glass is prohibited. Living walls, as defined and regulated in SCMC Section 24.12.185 shall also be permitted as either a predominant or accent material.
10. Colors.
Materials shall be relatively light in color. To create a lively visual environment, earth tones, terra-cotta, pastels or whites, accented with dark or bright colors, are recommended. Roofing materials and accenting features such as canopies, cornices, tile accents, etc. shall also offer color variation. The color scheme for the building shall be compatible in color and value with the adjacent structures and shall be compatible with and sympathetic to the overall color palette of the buildings in the block and the downtown.
11. Landscape Provisions.
To promote a unique image and identity of downtown in its coastal setting, buildings shall incorporate provisions for planting, including flower boxes, topiary planting, and climbing vines. Plant materials within the planters, planting beds, flower boxes and flower pots shall provide color and variety throughout the year. The use of artificial plants shall not be permitted.
At least two of the following landscape concepts shall be incorporated into each Pacific Avenue or East-West Streets façade design (or 30 feet of retail frontage). In general, the landscape shall aggregately cover a minimum of 25 percent of the length of the storefront:
a. Landscape setbacks up to 18 inches in depth.
b. Landscape planters recessed into Pacific Avenue sidewalk, up to 18 inches into the public right-of-way.
c. Planter boxes no more than 24 inches in height may be permitted to project into the public right-of-way up to 18 inches. Window boxes also may be permitted to project from bay windows and balconies by 18 inches. Planter and window boxes shall provide internal and concealed drains connected to roof drains to avoid
1.116
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
overflow to the street; they shall also be designed with high quality durable materials that are compatible and integral with the building façade. d. Hanging flower pots may project into the public right-of-way up to 18 inches and shall have a minimum 8-foot clearance within the public right-of-way unless hanging directly above planter boxes.
e. Trellis structures supporting climbing vines that may project up to six inches into the public right-of-way or, where more than eight feet above the sidewalk, may project up to 18 inches into the public right-of-way.
12. Rear Service Alleys.
Upper-level facade treatments adjacent to the rear service lanes shall be consistent in quality and design with treatments adjacent to public streets and rights- of-way. The use of planting (e.g., planter and window boxes, trellises, topiary) on building facades adjacent to the service lanes is particularly encouraged to enhance the visual and pedestrian character of the alley.
13. Exterior Lighting.
Buildings shall provide warm (color temperature equal to incandescent), low-level lighting from sundown to 10:00 PM nightly as an integral part of the façade design to add to the nighttime ambient light level in the downtown and to add nighttime visual interest to the buildings. Accent lighting using warm, low-level energy efficient light sources is encouraged as an integral part of the facade design.
14. Property Line Walls.
Where a building shares a property line with an adjacent property or building, mitigate the potential for large blank walls as follows:
a. Where the adjacent building is lower than the proposed building, the property line wall shall be set back from the property line sufficient to allow windows in the new wall; or
b. The applicant shall seek an easement from the adjacent property owner to allow windows (subject to the future redevelopment of the adjacent property). Mitigation measures shall be incorporated to allow windows under the Building Code. c. This provision may be modified by the Planning Director, subject to the preparation of a visual computer simulation of the building in context of the building viewed from key points at pedestrian eye level down Pacific Avenue and key intersecting streets. The applicant may pursue the option of adding murals or other artistic decoration in collaboration with the City’s Arts Commission when authorized by the Planning Director.
1.117
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
D. PACIFIC AVENUE RETAIL DISTRICT
STOREFRONT STANDARDS AND DESIGN GUIDELINES
All storefront improvements with an improvement cost of more than $10,000 require a Design Permit. All storefronts in a new building or re-developed building shall conform to the following storefront design standards:
1. Primary Entrance. All buildings with frontage along Pacific Avenue shall have a primary entrance on Pacific Avenue.
2. Blank Walls. All buildings with frontage on Pacific Avenue or the East-West streets shall not have blank walls exceeding ten (10) feet in length. Blank walls shall be mitigated with trellises and/or climbing plants or other architectural, artistic, or landscape elements.
3. Door Entry Frequency. Establishments with frontage along Pacific Avenue shall provide door entries no further distant than 50 feet along the Pacific Avenue or east-west street frontage.
4. Open Entries to Street. Street front entries shall remain unlocked and unblocked and shall remain in use during store hours.
5. Unique Entrances. The ground floor frontage along Pacific Avenue shall be modulated, articulated, textured, colored and given such other architectural treatment to provide a visually differentiated store "front” every 25 to 50 feet.
6. Entrance Design. Storefronts shall incorporate at least two of the following design concepts into the storefront designs.
a. Bay Windows. Provide bay windows up to 12 feet in length that may project up to 12 inches into the public ROW - where the bay window has glazing on all projecting faces.
b. Porticos. Provide porticos around the entry door that may project up to 12 inches into the public ROW.
c. Awnings. Provide awnings that may overhang the sidewalk a maximum of 6 feet with a vertical clearance above the sidewalk between 8 feet and 14 feet. d. Marquees. Provide permanent marquee structures or canopies that project from the building at entries ( minimum height 8 feet above the sidewalk and maximum projection of 6 feet into the ROW).
e. Signs. Provide decorative signs that project into the ROW per Central Business District sign ordinance.
f. Glazing. The use of reflective or tinted glass in ground level show windows is prohibited.
1.118
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
g. Store Displays. Store displays shall be configured in such a way as to allow pedestrians to see into the store from the sidewalk. Goods, posters, photos or other visual images shall be placed a sufficient distance from the store windows to enable pedestrians to see clearly into the store.
1.119
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
E. FRONT STREET/RIVERFRONT CORRIDOR
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
1. Height and Stepback Requirements
Figure E-1: Proposed base and additional height and stepback requirements along the Front Street/ Riverfront Corridor.
a. Base Height and Floors. No new development shall exceed a base height of 50 feet (measured to the top of parapet or eaves on the highest floor). Within this base height, no more than 3 floors with a mix of uses above the ground-level retail use will be permitted within the maximum base height of 50 feet. b. Mechanical Penthouses. Uninhabitable mechanical penthouses will be permitted above the base height by a maximum height of 20 feet, provided that such penthouses are set back from the face of buildings by a minimum of 15 feet and that sloping roofs meet the provisions of c. below, unless the penthouse is architecturally integrated into the building facade.
c. Upper Level Stepbacks from Streets and Public Passageways. In order to promote a pedestrian scale, to increase light to the street, and to reduce overall building mass and scale, development above 50 feet in height shall be required to step back from the Front Street façade a minimum of 10 feet. At least 50% of building frontage along Front Street and Soquel Avenue shall step back 10 feet above the height of 50 feet. Buildings adjacent to River Street, east-west streets, and publicly accessible
1.120
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
passageways shall step back at least 10 feet from the street for any height above 35 feet.
d. Upper Level Stepback from River. Along the west side of the Riverwalk, development shall step back 10 feet from the exterior wall face above the 50 foot height level as measured from Front Street sidewalk elevation. Allow up to 25% of the Riverwalk building frontage to encroach into the required 10-foot stepback area to provide for massing variation. (See Figure E-1).
2. Build-to Lines and Setbacks.
In order to promote well-defined streets, development shall generally be required to be built to the property line adjacent to public streets. The following exceptions to this condition are noted:
a. Sidewalk Width. In locations where the sidewalk is less than 12 feet wide, development shall be set back from the property line to create a 12-foot sidewalk.
Development along Laurel Street and Front Street shall dedicate sufficient property to result in a sidewalk depth of at least 12 feet. The precise dedication shall be consistent with the final Laurel Street design and shall be established with a buildto line. b. Gateway Landscaping. New development along Water Street (south side), Laurel Street (north side), and Soquel Avenue shall be set back from the sidewalk by 10 feet to allow for generous gateway landscaping treatment. Additional considerations for the South of Laurel Area District are in discussed in Appendix 8. c. Building Length. Between Soquel Avenue and Laurel Street, limit the length of individual buildings along Front Street to a maximum of 300 feet of lineal street frontage, subject to the performance criteria for improved public access to the Riverwalk from Front Street at the key connection points of Cathcart Street, near Elm Street and Maple Street. (See Figure E-2)
d. Riverwalk Property Line. No setback from the Riverwalk property line is required. e. Encroachments. Development along the Riverwalk shall not encroach beyond the property line of the parcel, except in cases where levee-facing “peopleoriented” commercial activities incorporate public access points to the Riverwalk.
North of Laurel Street, top floor cantilevered portions of the building are allowed to encroach over the property line a maximum of 5 feet in order to provide architectural interest to the façade. Such cantilevered encroachment over the property line shall not exceed 25 percent of the total building frontage along the riverfront.
1.121
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Figure E-2: Proposed building massing and public access requirements along Front Street and the riverfront.
3. Storefront Treatment.
While it is recognized that the Front Street/Riverfront Corridor is less pedestrian intensive than the Pacific Avenue District, the ground-level treatment of commercial buildings and parking structures within the area shall comply with the standards and guidelines established for the Pacific Avenue Retail District in Section D: Pacific Avenue Retail District Storefront Standards and Design Guidelines except as noted below. . Special attention shall be given to the treatment of intersections, to reinforce their gateway role to Pacific Avenue and to create a high level of interest and activity along the street. The following features shall be regulated differently than prescribed in Section D: Pacific Avenue Retail District Storefront Standards and Design Guidelines for portions of buildings located adjacent to the Front Street/Riverfront Corridor:
a. Blank Walls: Building walls within 25 feet of the Front Street right-of-way shall be broken by a massing break, entryway or fenestration (including bay windows) a minimum of every 25 feet. Blank walls shall be mitigated with trellises and/or climbing plants or other architectural, artistic, or landscape elements. b. Door Entry Frequency: Building facades along Front Street, shall incorporate door entries at least every 100 feet.
4. Riverwalk Promenade.
The Riverwalk Promenade is the paved bicycle and pedestrian path on top of the river levee.
The interface between the public Riverwalk and the adjacent private development is a vitally important element of the Downtown Plan. As such, all development along the Riverwalk will involve some form of public/private partnership and cooperation. Key performance criteria include:
a. Riverwalk Setback. Residential or outdoor commercial uses adjacent to the Riverwalk shall be no closer than 10 feet from the western edge of the physical walkway, except where “people-oriented” commercial uses incorporate public access
1.122
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
points to the Riverwalk. South of Laurel Street ground floor uses shall incorporate such “people-oriented” uses such as dining establishments, entertainment uses, and drinking establishments.
b. Levee Fill. All development shall fill the western slope of the levee (which may include both public and private property) as directed by the City of Santa Cruz and Army Corps of Engineers to create a level condition between the Riverwalk and the adjacent building. The filled area may terrace up from the maximum 24- inch wall to the finished floor of the development in a way that allows for the outdoor spaces to be publicly accessible. (See Figure E-1.) c. Retaining Wall at Property Line. Design the wall of the ground level of the building to structurally support fill material, and to provide appropriate under-drainage. d. Landscaping. Landscaping this private and public space shall incorporate trees and vegetation appropriate to the river environment. Walls along the Riverwalk shall not exceed 24 inches in height and shall be set back from the promenade by at least 10 feet. Other than trees, landscaping shall not exceed 42 inches in height above grade.
Trees planted as part of the San Lorenzo Flood Control Improvement Project should be maintained and incorporated into new development where feasible and where not in conflict with the required fill or publicly accessible amenities. e. Extension Area License Agreement for Public Space. The City shall consider negotiated Extension Area license agreements on the publicly owned land on the west side of the Riverwalk for open space purposes that promote activity and overlook the Riverwalk and river. The publicly accessible open space area shall be visually open and accessible from the Riverwalk, but may be delineated with a low fence or hedge no more than 42 inches in height.
f. Commercial Criteria. In the case of commercial development, the area subject to the license agreement may be terraced and shall be designed to accommodate outdoor eating or public seating, and shall be within 24 inches of the Riverwalk elevation. g. Public/Private Interface. In the case of residential development, the area subject to the license agreement and associated private yard shall be designed as a visually accessible garden space that provides a transition to the public Riverwalk. Residential entrances facing the river shall be elevated at least 18 inches, but no more than 5 feet above the Riverwalk to create privacy and differentiation of public and private spaces. Residential development is not permitted at the Riverwalk level south of Laurel Street.
h. Entrances Along Riverfront. Entries, either to individual residential units or common entrances, or to commercial establishments, shall be provided along the riverfront promenade at intervals no greater than 75 feet. No individual residential units are allowed to connect directly with the riverfront south of Laurel Street. Common entrances for residential uses will be permitted.
i. Fencing. Fencing shall be decorative, visually open rail material, creating a visual connection between the private and public spaces.
1.123
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
j. Visually Open Development. Solid vegetation in the form of a visual screen or hedge is prohibited and views to the Riverwalk from private open spaces are required. Line of sight views between the development and the Riverwalk are intended to ensure a safe and interesting environment to joggers, walkers and cyclists.
5. Access to the Riverwalk.
Between Soquel Avenue and Laurel Streets along Front Street, new development shall provide east-west public access between the Riverwalk and the Front Street sidewalk at or near the extension of Cathcart Street, Elm Street and Maple Street. Developers of riverfront properties shall be required to physically and/or financially contribute their fair share through conditions of approval, an Improvement District, Development Agreement, or similar mechanisms to the improvement of these publicly accessible connections. South of Laurel Street, the development of the parcels adjacent to the Riverwalk and directly north and south of Spruce Street right-of-way shall be required to physically and/or financially contribute their fair share through conditions of approval, an Improvement District, Development Agreement, or similar mechanisms to the improvement of these publicly accessible connections. The development of the Spruce Street right-of-way shall be consistent with performance standards found in Appendix 8. Development of the passageways north of Laurel Street shall be consistent with the following performance standards.:
a. Publicly Open Passageways. Such access shall be open to the public during daylight hours.
b. Pedestrian Focus. Such publicly accessible connections shall be predominantly pedestrian in nature and located within 50 feet of the Front Street intersections at the terminus of Cathcart Street and the extensions of Maple and Elm Streets. In addition to the pedestrian access, bicycle access shall be provided at the extension of Elm Street, which will serve as the primary bicycle access to the Riverwalk between Soquel Avenue and Laurel Street.
c. Passageway Widths. The width of these publicly accessible pedestrian connections shall be no less than the following: 60 feet at or near the terminus of Cathcart Street; 50 feet at or near the terminus of Maple Street; and 30 feet at or near the extension of Elm Street.
d. Vertically Open Passageways. These passageways shall be open to the sky, provide a high quality accessible path of travel between the Front Street sidewalk and the Riverwalk, and provide clear building breaks that avoid the walling off of the river from downtown.
e. Pedestrian Oriented Uses. The pedestrian passageways shall be lined with active pedestrian-oriented uses that create a safe and interesting environment, including commercial uses, outdoor cafes, resident-serving amenities, building entries and/or lobbies. Such uses, particularly restaurants and outdoor cafes, are strongly encouraged to provide direct frontage and active outdoor areas along both the pedestrian passageway and the Riverwalk.
1.124
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
6. Upper-Level Facade Treatment.
1) The treatment of upper-level facades shall comply with the requirements found in Section C: Pacific Avenue Retail District Building Façade Standards and Guidelines
7. Gateway Treatments.
New development that occurs at key gateway intersections to the downtown (e.g., RiverWater; Pacific-Front at the north end of downtown; Cooper-Front; Soquel-Front; CathcartFront; Laurel-Front, Pacific-Spruce, Front-Spruce) shall be articulated to accentuate this condition. Treatments could include corner towers or turrets, setbacks, distinctive changes in fenestration and materials, chamfered building corners, etc.
8. Riverfront Residential.
Residential development occurring along the Front Street/Riverfront Corridor, or future residential development that may occur as part of a mixed-use development on the northeast corner of the Front/Soquel intersection, shall be highly articulated and expressive of the individual units within the complex. The use of sloping roofs, recessed loggias and balconies, bay windows, dormers and chimneys shall be carefully composed to create an intricate composition that expresses individual unit modules to the maximum extent practicable. A variety of building materials is encouraged, including the building materials recommended for the Pacific Avenue district above (e.g., stucco, brick, and stone). To avoid the creation of a "wall" of development along the riverfront between Soquel and Laurel Streets, development shall be highly articulated with variation in height. The required 10-foot sideyard setbacks shall also serve to break up the mass of development along this important edge.
9. Public and Private Parking Facilities.
The Front Street/Riverfront Corridor north of Laurel Street is within the Downtown Parking District #1 and development shall comply with all parking requirements set forth within that district.
a. Surface Lot Landscaping. Existing and/or expanded surface parking lots within the Front Street/Riverfront Corridor shall be well landscaped. In addition to the landscaped area requirements for surface parking provided in the zoning ordinance, surface lots shall provide at least one tree for every four parking spaces, distributed throughout the lot. Surface lots shall be screened from the public sidewalk with low walls, planters, or hedges.
b. West Side of Front Street. Allow parking facilities along the west side of Front Street south of Soquel Avenue, where only one driveway curb cut shall be permitted per parking facility per street frontage; the parking facility shall not extend to street corners; and the parking facility shall be architecturally integrated within the overall building composition.
1.125
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
c. Structured Parking Design. Above-grade structured parking should be visually separated at the ground level from all public sidewalks and streets by means of active storefront uses as described above. Such parking should be accessed, to the maximum extent possible, from east-west streets or rear service lanes. d. Structured Parking Facades. Parking structure facades shall be designed as compatible visual extensions of other multi-story buildings. e. Structured Parking Rear Façade. Special attention shall also be given to the design of parking structure facades adjacent to rear service lanes, to reinforce their attractiveness for pedestrian use. The use of integrated trellis structures and planters along the service lanes is recommended.
f. Screens and Trellises. Decorative screen and trellis elements of durable, highquality materials are also encouraged to provide variation and interest on the facade. g . Garage Ramp Visibility. Sloping floor elevations shall not occur within 10 feet of the adjacent public street.
h . Wrap Garage with Commercial. Where parcel depth permits, the face of the parking structure shall be set back from ground floor commercial uses. i. Garage Openings. Openings shall be carefully composed within the building wall to appear as well-proportioned windows, rather than continuous strips; variation in the dimension and proportion of openings and in the horizontal and vertical planes of the facade shall be provided to create visual interest and to reduce the massiveness of the parking structure.
j. Entrances and Stairways. Entryways and stairways shall be located along the street edge; they shall be well lit and visible from the street to promote security and a feeling of comfort.
k. Top Deck Elevation. The top deck of all structured and encapsulated parking shall be constructed to an elevation no greater than 5 feet above that of the Riverwalk promenade and shall be screened from public view. Parking garages may exceed the maximum building length of 250 feet if they are lower than 5 feet above the adjacent levee elevation.
10. Driveways and Curb Cuts.
Limit on-site driveways along Front Street and the southern portion of Pacific Avenue after the intersection of Pacific Avenue and Front Street to a maximum of one driveway per property or at a spacing of at least 200 feet; driveways should be no more than 24 feet in width and to the extent practicable should be spaced from an adjacent driveway by at least 200 feet. Wider driveways may be considered based on a demonstrated need to accommodate specific vehicle operations of a proposed development.
11. Guidance for Bird Safe Structures Along the San Lorenzo River.
1.126
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
In addition to the standard requirements for Bird Safe Development found in SCMC Section 24.12.127, the following measures shall be incorporated into all development projects that are located between Front Street and the San Lorenzo River. • Minimize the overall amount of glass on building exteriors facing the San Lorenzo River.
• Avoid mirrors and large areas of reflective glass.
• Avoid transparent glass skyways, walkways, or entryways, free-standing glass walls, and transparent building corners.
• Utilize glass/window treatments that create a visual signal or barrier to help alert birds to presence of glass. Avoid funneling open space to a building façade. • Strategically place landscaping to reduce reflection and views of foliage inside or through glass.
• Avoid up-lighting and spotlights. Turn non-emergency lighting off (such as by automatic shutoff), or shield it, at night to minimize light from buildings that is visible to birds, especially during bird migration season (February-May and August-November).
1.127
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
F. CEDAR STREET VILLAGE CORRIDOR
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
1. Height and Stepback Requirements.
a. Base Height and Floors. The maximum height of all development within the Cedar Street Village Corridor shall be 35 feet (3 floors maximum). East of Cedar Street, development may be allowed to exceed 35 feet on a discretionary basis to a maximum height of 50 feet (4 floors maximum). The granting of additional height above thirty-five (35) feet is discretionary and requires a Design Permit with the recommendation of the Planning Director to the City Council, which must approve the additional height.
2. Storefront Treatment.
The ground-level treatment of buildings and parking structures within the Cedar Street subarea shall generally comply with guidelines for the Pacific Avenue retail subarea, in terms of storefront access, transparency and variation, and the use of landscaping, awnings and canopies. However, it is recognized that Cedar Street has a more informal character than Pacific Avenue and, as such, more variation of ground-level treatment is envisioned and encouraged. The use of porches and terraced gardens as an intermediate space between the ground floor use and the sidewalk is permitted, as long as the finished floor elevation of the ground floor use is no more than four feet above or below the sidewalk level, and accessibility requirements are met.
3. Upper-Level Facade Treatment.
The treatment of upper-level facades shall generally comply with the guidelines for the Pacific Avenue Retail District in terms of building rhythm, corner treatment, windows, roof treatment, building materials, colors and planting. In recognition, however, of the area's village character, several special conditions are noted:
a. Architectural Elements. The use of architectural elements that promote the village character of the street is encouraged. Such elements could include sloping roofs, chimneys, bay windows, dormers, recessed loggias, balconies, and porches. b. Articulation. Facades shall be highly articulated and varied; the introduction of moldings and trims, and changes in horizontal and vertical planes are strongly encouraged to create visual interest and variation in light and shadow. Residential development shall be highly articulated and expressive of the individual units within the complex.
c. Building Materials. Building materials can be more diverse and residential in character than those recommended for the Pacific Avenue Retail District. The use of wood as a siding material is encouraged.
1.128
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
d. Flowers and Landscaping. The use of planters, trellises and topiary treatment of buildings is encouraged to further enliven the area and to promote its unique village qualities.
4. Public and Private Parking Facilities.
Parking structure facades shall be designed as compatible visual extensions of other multi-story buildings. Sloping floor elevations shall not occur adjacent to public streets.
Where parcel depth permits, the face of the parking structure shall be set back from ground floor commercial uses. Openings shall be carefully composed within the building wall to appear as well-proportioned windows, rather than continuous strips; variation in the dimension and proportion of openings and in the horizontal and vertical planes of the facade shall be provided to create visual interest and to reduce the mass of the parking structure. Decorative screen and trellis elements of durable, high-quality materials are also encouraged to provide variation and interest on the facade. Special attention shall also be given to the design of parking structure facades adjacent to rear service lanes, to reinforce their attractiveness for pedestrian use. The use of integrated trellis structures and planters along the service lanes is recommended. Entries and stairwells within parking structures shall be located adjacent to public streets and designed to be visually open, to promote a feeling of security and comfort.
1.129
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
G. NORTH PACIFIC AREA
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
1. Height and Stepback Requirements
a. Base Height and Floors. The maximum height of all development within the North Pacific subarea shall be 35 feet (3 floors maximum). However, within this 35 foot Base Height, east of North Pacific Avenue, development may be allowed on a discretionary basis to a maximum height of 50 feet (4 floors maximum). The granting of additional height above 35 feet is discretionary and requires a Design Permit with the recommendation of the Director of Planning to the City Council, which must approve the additional height. b. Minimum Floor Height. The first floor uses must have a minimum floor-to-floor height of 14 feet.
c. Visual Analysis and Criteria for Exceeding Base Height. Proposed development above 35 feet, up to 50 feet, must prepare a detailed visual analysis of the building to determine the visual impact. The visual impact analysis must consider the views from the mid-point of the Water Street Bridge looking toward the Mission Hill, from Mission Hill and other key locations within the City. The additional building height shall not obstruct views of the profile of the top of the grade of Mission Hill as viewed from the crest of the Water Street Bridge;
i. Additional height above 45 feet, up to a maximum of 50 feet, must demonstrate that the building creates a superior gateway entrance to Pacific Avenue and the Downtown; and
ii. The building height above 35 feet shall be stepped back a minimum of ten (10) feet from the 35 foot Base Height. The additional height shall be highly articulated and the upper level shall gently transition to surrounding development. iii. Uninhabitable mechanical penthouses will be permitted above the Base Height by a maximum height of 20 feet above the permitted building height, provided that such penthouses are set back a minimum of 15 feet from any exposed face of the buildings and are out of the pedestrian's view, unless such penthouses are architecturally integrated into the building façade design.
2. Build-to Lines and Setbacks.
To promote well-defined streets, development shall generally be required to be built to the property line adjacent to public streets. The following exceptions to this condition are noted:
a. Sidewalk Width. In locations where the sidewalk is less than 12 feet, development shall be set back from the property line to create a 12-foot sidewalk. b. Gateway Landscaping. Within this subarea, new development along Water Street (north side) and River Street (west side) shall be set back from the property line by 10 feet to allow for generous gateway landscaping treatment. Buildings along River Street may project into this setback with approval of a landscape plan provided that the average setback along that street remains 10 feet.
1.130
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
c. Non-Residential Elevation. Along Pacific Avenue and Water Street, ground level uses shall not be located more than one foot above the elevation of the adjacent curb. d. Residential Elevation. Along River Street, the first occupied residential floor level shall not be higher than five feet above the adjacent curb. For each one foot above the adjacent curb, an additional one foot of landscape setback shall be required.
3. Gateway Intersections.
The intersections of Water and River Streets, and River Street and North Pacific Avenue, are important gateways to the downtown. New development that occurs at these key gateway intersections shall be designed to accentuate this condition. Treatments shall include corner towers or turrets, setbacks, distinctive changes in fenestration and materials. The design of the ground level of the buildings at these intersections shall be articulated to reinforce the gateway significance utilizing corner setbacks, small plazas, large display windows, distinctive entrance features and canopies.
4. Building Facades.
The treatment of upper-level facades shall generally comply with the guidelines and standards for the Pacific Avenue Retail District in terms of building rhythm, articulation, corner treatment, windows, roof treatment, building materials, colors and planting.
5. Ground-Level Storefronts.
The design of the ground-level of buildings facing North Pacific Avenue, River Street and Water Street shall generally follow the guidelines and standards described for the Pacific Avenue Retail District to the south (e.g., access and transparency, storefront variation and treatment, awnings, canopies).
6. River Street.
The setback area described above for River Street shall include a well-designed landscape concept to enhance the gateway role and appearance of River Street and to create a transition between private development and the street. This landscaped area shall be broken at intervals to provide entrances to adjacent ground-level uses.
7. River Street Residential.
If residential development occurs along the River Street Corridor, it shall be highly articulated and expressive of the individual units within the complex. The use of sloping roofs, recessed loggias and balconies, bay windows, dormers, and chimneys shall be carefully composed to create an intricate and pleasing composition. Clapboard wood siding is encouraged, in addition to the building materials recommended for the Pacific Avenue Retail District above (e.g., stucco, brick, and stone).
1.131
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
8. Town Clock Park/Scope Park.
New development occurring adjacent to Town Clock Park (Knight Street right-of-way) or Scope Park shall have a strong ground-level orientation to these public open spaces.
Buildings along Knight Street shall be built to the property line to maintain the spatial quality of Town Clock Park and to reinforce the civic importance of the Water-Pacific-Front intersection. Ground-level uses shall be pedestrian-oriented, and the treatment of storefront facades shall correspond with the guidelines described for the Pacific Avenue Retail District.
9. Public and Private Parking Facilities.
For properties in the North Pacific subarea which are not within the downtown Parking District #1, new development must comply with the City's general standards related to parking.
a . Surface Parking Lots. Existing and/or expanded surface parking lots within the North Pacific area shall be well landscaped, with at least one tree for every four parking spaces, and screened from the public sidewalk with low walls, planters or hedges. b. Structured Parking. Parking structures in the North Pacific Area shall be an integral part of the development that it serves, either in below-grade structures or above-grade structures that are sensitively encapsulated within the overall building form.
c. Location of Structured Parking. Exposed parking structures shall be limited to the interior of the block or to Bulkhead Street.
d. Parking Structure Façade. Where parking is exposed as a facade, such facades shall be designed as an integral extension of the overall building facade. e. Garage Ramps. Sloping floor elevations shall not occur within 10 feet of the adjacent public street.
f. Garage Openings. Openings shall be carefully composed within the building wall to appear as well-proportioned windows, rather than continuous strips; variation in the dimension and proportion of openings and in the horizontal and vertical planes of the facade shall be provided to create visual interest and to reduce the mass of the parking structure.
g. Screens and Trellises. Decorative screen and trellis elements of durable, high-quality materials are also encouraged to provide variation and interest on the facade. h. Wrap Garage with Commercial. Above-grade structured parking facing River Street, Water Street or North Pacific Avenue shall be visually separated from all public sidewalks at the ground level by means of active ground-level uses as described above. Such parking shall be accessed, to the maximum extent possible, from eastwest streets (e.g., Bulkhead Street). New access driveways along North Pacific Avenue, River and Water Streets shall be avoided.
1.132
City
of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
H. ADDITIONAL HEIGHT ZONES
In 1991 when the original Downtown Recovery Plan was being developed, the community was concerned about the impact of four and five-story buildings on the predominantly one and twostory downtown. Since 1991, there has been significant infill development that has diversified the mix and intensity of downtown uses, with upper level office and residential uses. No longer is Downtown Santa Cruz and Pacific Avenue a one- and two-story downtown; it has evolved into a vibrant three to seven story district.
As such, the Additional Height Zone A is extended to eligible sites between Cathcart Street and Laurel Street along the west side of Front Street; Additional Height Zone B is established along the Front Street/Riverfront Corridor south of Soquel Avenue to Laurel Street. (See Downtown Plan Height diagram) The City also wishes to promote uses that foster activity and a sense of stewardship, allowing the area to evolve from a service district to an integral part of the overall downtown. In order to achieve this goal, residential uses are generally considered highly desirable upper-level uses, with active commercial and people-oriented uses at street level, in addition to visitor-serving uses along Front Street between Soquel and Laurel. It is recognized that smaller parcels may need to be assembled and consolidated to create viable areas for redevelopment, but development of assembled properties shall be done in a way that maintains the town scale and character of the downtown, with its diverse mix of small- and medium-sized buildings, its pedestrian orientation and, its block pattern that provides multiple street and walkway connections.
The scale of blocks and parcels is a critical component, contributing to the town scale and pedestrian orientation of downtown Santa Cruz. In the areas south of Cathcart Street and Soquel Avenue, the larger block sizes make it particularly important to create additional pedestrian connections between Pacific Avenue and Front Street, and between Front Street and the Riverwalk. This has been a community vision, dating back to the original Downtown Recovery Plan and reinforced with the 2010 River/Front and Lower Pacific Design Guidelines and Development Standards. However, regulations alone cannot be expected to accomplish such transformational change, which will involve public improvements and strong public/private partnerships. Financing tools for the implementation of enhanced pedestrian linkages to the river, and for improved bicycle and pedestrian amenities along Front Street, shall be considered to leverage increased land values in the area and to provide for equitable contributions from the private sector.
In establishing the development standards for the Additional Height Zones, it is important to make sure that the standards reflect the unique conditions and opportunities of the area. It is necessary to avoid the creation of large, monolithic buildings that are out of scale with the finergrained development pattern of the downtown.
Buildings of additional height above the Downtown’s dominant three to four-stories may depart from the tri-partite facades of the historic downtown, but shall be designed in a manner that creates a positive relationship and an appropriate scale transition to the existing fabric. In addition to the volumetric standards set forth as a basis for additional height in Additional Height Zone A, building stepbacks, belt courses, material, plane and/or fenestration changes are design strategies that should be employed to create compatible architectural and scale relationships with adjacent buildings of lower height. A strong and well detailed storefront and building base is critical to the continuity of the retail and pedestrian environment of the Downtown; intermediate
1.134
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
floors should be composed with window openings, balconies or projections that provide visual interest and a scale relationship with adjacent buildings; and the top most floor(s) should contribute to the overall silhouette and spatial form of the street with reduced floor plates, cornices, projecting canopies or other special architectural elements.
Rather than relying on building stepbacks and terracing to achieve an appropriate scale transition to smaller buildings, the standards call for horizontal and vertical variation to create the appearance of multiple buildings that are more in keeping with the surrounding area. Additional height – even up to 85 feet in the Additional Height Zone A – can be absorbed appropriately if it is confined to a portion of a property, rather than as a massive block, terraced back from the street.
1. Additional Height Zone A.
Properties on Pacific Avenue and within 150 feet of Pacific Avenue between Water and Lincoln Streets, and within 200 feet of Pacific Avenue between Lincoln and Laurel Streets (as measured perpendicular from the property line along Pacific Avenue) , certain properties located on the east side of Cedar Street between Mission Street and Ocean Alley, and the west side of Front Street between Cathcart and Laurel Streets shall be considered within the “Additional Height Zone A", within which additional height above the 55 foot Base Height limit may be requested for buildings meeting certain criteria (See Figure A-1: Downtown Plan Heights). The intent of the Additional Height Zone A is to preserve the overall character of the existing development pattern, while allowing a discretionary intensification of use and increased height to maintain a compact urban core. For eligible development projects that overlap the Base Height and Additional Height Zone boundary, all portions of the project exceeding the 55 foot base height shall be located within to the Additional Height Zone as shown in Figure A-1.
a. Eligible Development Projects. The granting of building height above the 55 foot Base Height limit is discretionary and requires a Design Permit with the recommendation of the Planning Commission to the City Council, which must approve the additional height. To achieve approval, the applicant must demonstrate that the proposed project meets the criteria described below. Applicants for development within the Additional Height Zone A may request additional height as indicated below, if one of the following conditions is met:
i. The aggregate parcel size is greater than 15,000 square feet, which may include land not located within the Additional Height Zone;
ii. The frontage along Pacific Avenue is greater than 150 feet, or at least 100 feet with 150 feet of frontage along an east-west street;
iii. The parcel is located between adjacent structures of four or more floors in height; or
b. Additional Height Criteria for Project Approval. The development project shall be found consistent with the following overarching City objectives:
i. The additional height will help to achieve the First Principles of the Downtown Plan (e.g. form, housing, accessibility and open space). ii. The additional height will contribute to an improved social and economic environment.
1.135
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
iii. The form of the development promotes the appearance of a grouping of buildings rather than large, monolithic building masses.
iv. The development receiving additional height will physically and/or financially contribute its fair share (through an Improvement District, Development Agreement or similar mechanisms) to the implementation of internal pedestrian connections between Pacific Avenue and Front Street.
v. The additional height will help to meaningfully achieve one or more of the following key community objectives, including but not limited to: Economic Development Contributions to the Downtown, Affordable Housing, Day Care Center, exceed Green Building minimums, Incubator Space for Small Business, Public Access Easements, Public Right-of-way Improvements, Publicly Accessible Open Space, Structured or Shared Parking, and Transportation Demand Management concepts.
vi. 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, nonresidential projects that are granted additional height shall be required to pay an in-lieu public benefit fee in the amount of $5.00 per square foot of gross floor area occurring above the 55-foot Base Height limit (i.e., the additional gross floor area occurring within the project on levels that exceed the 55-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 the City of Santa Cruz’s affordable housing trust fund.
c. Zone A Maximum Height and Floors. The buildings shall conform to the adopted building codes in effect at the time of building permit application to achieve the following height limits.
i. For development projects on aggregated parcels between 15,000 square feet and 50,000 square feet, the maximum height shall be 75 feet and the maximum number of floors shall be 5 floors above the required ground floor commercial use. ii. For development projects on aggregated parcels larger than 50,000 square feet, the maximum height shall be 85 feet and the maximum number of floors shall be 6 floors above the required ground floor commercial use.
iii. Uninhabitable mechanical penthouses will be permitted to project 20 feet above the approved additional height of building, provided that such penthouses are set back a minimum of 15 feet from any exposed face of the building, unless architecturally integrated into the building façade design. iv. Architectural features at prominent gateway corners may exceed the maximum heights above when required findings are made.
d. Performance Criteria. The following criteria are intended to promote the appearance of multiple buildings of varying heights, and to avoid the development of monolithic buildings:
i. Maximum Height and Footprints. For sites which are eligible for additional height, the footprint of portions of the building at or below 55 feet shall be at least 40% of the total site area; portions of the building footprint above 55 feet to a height of
1.136
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
75 feet may comprise up to 60% of the site area. For assembled sites greater than 50,000 square feet in area, buildings may achieve an 85-foot height for up to 20% of the total site area. (See Figure H-1)
ii. Architectural Features. Taller building masses shall be located on portions of the site that are adjacent to street corners or in areas that will result in minimal shading of adjacent streets and sidewalks.
iii. Pacific Avenue Building Length. Along Pacific Avenue, portions of buildings that exceed the maximum base height of 55 feet may occupy up to 55% of the length of the property line along the street or 200 feet, whichever is less. Any additional height above the base height must be set back from the building wall by at least 15 feet. (See Figures H-2 and H-4)
iv. Front Street Building Length. Along Front Street, portions of buildings that exceed the maximum base height of 55 feet may occupy up to 60% of the length of the property line along the street or 180 feet, whichever is less. Any additional height above the base height must be set back from the building wall by at least 15 feet. (See Figure H-3)
Figure H-1: Distribution
percentage of additional height for
sites 15,000–50,000 sq. ft.
Distribution percentage of additional
height for sites larger than 50,000 sq. ft.
v. Laurel, Cathcart and Soquel Building Lengths. Along Laurel Street, Cathcart Street and Soquel Avenue, portions of buildings that exceed the maximum base height of 55 feet may occupy up to 60% of the length of the property line or 150 feet, whichever is less. Any additional height above the base height must be set back from the building wall by at least 15 feet. (See Figure H-2)
1.137
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
vi. Maple Street Stepbacks. Along the Maple Street extension, the building frontage shall step back by 10 feet above a height of 50 feet; In addition to the ‘build to’ line The Maple Street building face shall incorporate at least one recessed break, open to the sky, no less than 25 feet wide and no less than 10 feet in depth from Maple Street . (See Figure H-3)
Figure H-2: Example of possible distribution of frontage heights along Pacific Avenue and Laurel Street.
1.138
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Figure H-3: Example of possible distribution of frontage heights along Front Street and the Maple Street Paseo.
vii. Building Recessed Breaks. Any building mass that exceeds the maximum base height of 55 feet must establish a separation or break that is open to the sky, measuring at least 25 feet along the streetfront property line, with a depth no less than 15 feet as measured perpendicular from the streetfront property line. For buildings along Maple Street, the recessed break shall be a minimum of 10 feet in depth. (See Figures H-3 and H-4)
(1) The recessed breaks must provide a clear visual break between building volumes, but at the same time contribute to a positive streetscape environment.
(2) The recessed spaces shall be open to the sky above the ground level. A lightweight sheltering structure, distinct from the architecture of the principal building (e.g., steel and glass trellis, awning, canopy, or single-level storefront) may be incorporated within the recessed space to provide activity along the street and protection to the ground level activity. This structure may encroach into the public right-of-way by at least 1 foot and no more than 2 feet and shall extend horizontally on either side of the recessed space by two feet to interlock with the principal building. The structure may include sliding doors or gates that can be secured at night, provided that they are accessible and visible during daytime business hours. (See Figure H-5) (3) These recessed spaces along the streetfront shall be considered as an opportunity for creative solutions that enhance the streetscape environment.
They must be designed and programmed to be purposeful and meaningful places that support positive activity and preclude anti-social behavior. They could include building entries, cafes or retail extension areas. Courtyards and paseos are particularly encouraged as a way of separating building volumes and in creating unique public spaces that connect to Pacific Avenue. The recessed spaces may be gated. (See Figure H-5)
1.139
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Figure H-4: Example of horizontal massing variation and recessed break in building.
Figure H-5: Recessed spaces along the streetfront must provide a clear visual break between building volumes, while creating a positive streetscape environment. Three examples of potential treatments. ix. Two-Story Variation. To establish the appearance of a distinct grouping of buildings, a minimum two-story variation shall be provided between building masses along each of the street fronts. (See Figure H-6)
1.140
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Figure H-6: Example of vertical massing variation.
e. Application Requirements. The following materials shall be submitted with all applications for proposed buildings taller than 55 feet. i. Visual Analysis. A detailed visual analysis of the proposed buildings to determine the visual impact of the development shall be submitted. The visual impact analysis must consider the views from key locations within the City and the views from Pacific Avenue and from the east-west streets. ii. Program Statement. A Program Statement shall be submitted indicating details of public amenities to be included in the project. The Program Statement shall specify the participation either through funding and/or land contribution, construction, and/or maintenance of the Maple Street paseo or lane. The Program Statement shall include the private funding mechanism for on-going management and maintenance of the exterior common areas, including public and private spaces along the Maple Street paseo or lane between Pacific Avenue and Front Street. The Program Statement shall specify the method of participation in the City’s affordable housing program, if applicable The Program Statement items will be the basis of conditions of project approval.
2. Additional Height Zone B.
The Additional Height Zone B includes properties located on the east side of Front Street between Soquel Avenue and Laurel Street.
a. Eligible Development Projects. The granting of building height above the 50-foot Base Height limit is discretionary and requires a Design Permit with the recommendation of the Planning Commission to the City Council, which must approve the additional height. To achieve approval, the applicant must demonstrate that the proposed project meets the criteria described below. Applicants for development within the Additional Height Zone B may request additional height as indicated below if one of the following
1.141
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
conditions is met:
i. The aggregate parcel size is greater than 15,000 square feet; ii. The frontage along Front Street is greater than 100 feet; iii. The parcel is located between adjacent structures of three or more floors in height; or
b. Additional Height Criteria for Project Approval. The development project shall be found consistent with the following overarching City objectives:
i. The additional height will help to achieve the First Principles of the Downtown Plan (e.g. form, scale, housing, accessibility and open space); ii. The additional height will contribute to an improved social and economic environment;
iii. The form of the development promotes the appearance of a grouping of buildings rather than large monolithic building masses;
iv. The development receiving additional height will physically and/or financially contribute its fair share (through an Improvement District, Development Agreement or similar mechanisms) to the implementation of internal pedestrian connections between Front Street and the Riverwalk;
v. The additional height will help to meaningfully achieve one or more of the following key community objectives, including but not limited to: Economic Development Contributions to the Downtown, Affordable Housing, Day Care Center, exceed Green Building minimums, Incubator Space for Small Business, Public Access Easements, Public Right-of-way Improvements, Publicly Accessible Open Space, Structured or Shared Parking, and Transportation Demand Management concepts.
vi. Clear demonstration of the public benefit relating to two principal objectives:
high quality public access between Front Street and the river, and the appropriate treatment of the riverfront edge along the Riverwalk. 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, nonresidential projects that are granted additional height shall be required to pay an in-lieu public benefit fee in the amount 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 the City of Santa Cruz’s affordable housing trust fund.
c. Zone B Maximum Height and Floors. The buildings shall conform to the adopted building codes in effect at the time of building permit application to achieve the following height limits.
i. For development projects on aggregated parcels larger than 15,000 square feet, the maximum height shall be 70 feet and the maximum number of floors shall be 5
1.142
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
floors above the required ground floor commercial use.
ii. Uninhabitable mechanical penthouses will be permitted to project 20 feet above the approved additional height of building, provided that such penthouses are set back a minimum of 15 feet from any exposed face of the building, unless architecturally integrated into the building façade.
iii. Uninhabitable architectural features at prominent gateway corners may exceed the maximum heights above for a total of no more than 15 percent of the building footprint.
d. Performance Criteria. In addition to meeting the Front Street/Riverfront Corridor Development Standards and Design Guidelines, the project shall meet the following criteria, which are intended to promote the appearance of multiple buildings of varying heights, and to avoid the development of monolithic buildings:
i. Building Recessed Breaks. In order to break down the mass of buildings along Front Street and to promote the appearance of multiple buildings, require any portion of the building mass that exceeds the maximum base height of 50 feet to establish a separation or break that is open to the sky, measuring at least 15 feet along the streetfront property line, with a depth no less than 10 feet as measured perpendicular from the streetfront property line. (See Figures H-5 and H-7) The recessed breaks must provide a clear separation between building volumes, but at the same time contribute to a positive streetscape environment. The recessed space should be open to the sky above the ground level. A light-weight sheltering structure, distinct from the architecture of the principal building (e.g., steel and glass trellis, awning, canopy, or single-level storefront) may be incorporated within the recessed space to provide activity along the street and protection to the ground level activity. This structure may encroach into the setback zone by up to two feet and should extend horizontally on either side of the recessed space by at least 1 foot, but not more than 2 feet to interlock with the principal building. The structure may include sliding doors or gates that can be secured at night, provided that they are accessible and visible during daytime business hours.
1.143
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Figure H-7: Example of distribution of frontage heights and horizontal massing variation along Front Street.
ii. Skyline Architectural Variation. To promote skyline variation, the top floor of any building shall not exceed 60% of the floor area below or 60% of the building length as measured along Front Street or the Riverwalk, unless the project incorporates planned publicly accessible pedestrian passageways between Front Street and the Riverwalk (in the proximity of the extensions of Cathcart Street, Maple Street, and Elm Street). For projects that incorporate other publicly accessible connections, variation to the 60% floor area standard may be permitted with a recommendation from the Planning Commission and final approval by the City Council provided a finding can be made that the project includes adequate variation/breaks in massing, including as provided by the pedestrian passageways between building, paseo, etc. iii. Integrated Rooftop Design. Rooftops shall be fully designed and creatively integrated into the function of the building. Rooftops provide opportunities including, but not limited to, usable residential or commercial open spaces, activated amenity spaces such as rooftop bars and pools, community gardens, rainwater retention facilities, green-roof landscaping, solar panel facilities as shade structures, building mechanical equipment and other uses. These spaces shall be thoughtfully and creatively designed as part of the initial project application. e. Application Requirements. The following materials shall be submitted with all applications for proposed buildings taller than 50 feet. i. Visual Analysis. A detailed visual analysis of the proposed building including three-dimensional perspectives to determine the visual impact of the development shall be submitted. The visual impact analysis must consider the views from key locations within the City, the views from Front Street and from the Soquel and Laurel bridges and the levee opposite the project site from a pedestrian level view.
ii. Roof Design Plan. A detailed and fully integrated roof design plan that includes details of open space uses and amenity uses, landscaping, solar facilities, drainage, and mechanical equipment.
iii. Grading and Landscape Plan. A comprehensive grading and landscape plan for the filled area of the river levee.
iv. Passageway Plan. For projects adjacent to the proposed publicly accessible passageways between Front Street and the Riverwalk (in the proximity of the extensions of Cathcart Street, Maple Street and Elm Street), a scaled plan shall be provided with adequate details, section drawings and other drawings that describe how the project will achieve high quality public access to the riverfront from Front Street and how the riverfront edge will be designed to reinforce the amenity value and safety of the Riverwalk. Drawings shall describe the relationship of publicly accessible spaces with adjacent proposed development activities, grading, landscape and paving materials and treatments. iii. Program Statement. A Program Statement shall be submitted indicating details of public amenities to be included in the project. The Program Statement shall specify the private funding mechanism for on-going management and maintenance of the
1.144
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
exterior common areas, including public and private spaces between the Riverwalk and the development and any adjacent paseo or passageway from Front Street to the Riverwalk. The Program Statement shall specify the method of participation in the City’s affordable housing program, if applicable.
1.145
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
I. ALL CENTRAL BUSINESS DISTRICTS
STOREFRONT STANDARDS AND GUIDELINES
The intention of the storefront guidelines is to promote variety and individuality along the street while complementing the scale and design character of the streetscape, reinforce the pedestrian environment, and allow for the landscape character of the downtown to extend into the private realm. The storefront guidelines encourage both setbacks from, and encroachments into, the public right-of-way, where such measures will serve to enrich the visual diversity and life of the street.
1. Storefront Projections and Setbacks. In addition to landscape elements, storefronts are encouraged to introduce architectural variation at the pedestrian level in order to create a diverse building edge between the public and private realms. More specifically:
a. Bay Windows. Storefront bay windows may project up to 12 inches into the public right-of-way, if such windows maintain glazing on all projecting faces, and if the windows do not exceed 15 feet in width. A clearance of at least 12 inches between the bottom of the projecting bay and the sidewalk is recommended. b. Porticos. Entry porticos may project up to 12 inches into the public right-of-way. c. Entry Setbacks. Entry setbacks may be permitted up to 48 inches from the property line.
d. Marquis and Canopies. Permanent marquis structures or canopies that project from the buildings are encouraged, but shall be confined to entry lobbies leading to upperlevel residential or office uses, or to public-oriented passages that provide for pedestrian access through the block. They shall be designed as an attractive and integral part of the overall facade design, shall project no more than 6 feet from the face of the building, take up no more than 10 feet of frontage, and maintain a clearance of at least 8 feet above the sidewalk surface. No column supports shall be permitted within the public right-of-way.
e. Projecting Signs. Projecting signs are encouraged on storefronts consistent with the sign regulations for the Central Business District in the Zoning Code. f. Awnings. Awnings overhanging the sidewalk are also encouraged to further enhance the life and variety of the street. The preferred material for awnings is canvas, but other materials will be considered if they are light in character and can be architecturally integrated with the building facade. Awnings shall be maintained at least 8 feet above the sidewalk surface, and shall be carefully designed to complement the overall facade design. Under standard conditions (e.g., not within retail extension zones), storefront awnings shall not project more than 6 feet into the public right-ofway, and generally shall not be higher than 14 feet above the sidewalk. Awnings above 14 feet in height shall not project more than 3 feet into the public right-of-way.
2. Storefront Variation and Craftsmanship. The visual experience of moving along the street shall be enjoyable and varied. Changes in treatment (e.g., the use of porticos, setbacks, architectural elements, landscape treatments, etc.), within the standards and guidelines are
1.146
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
outlined above and below. Particular attention shall be given to the craftsmanship and detailing within the pedestrian's range of touch and view. The use of special materials (e.g., stone, brass, bronze, terra cotta, ceramic, wood) for storefront ornamentation is strongly encouraged, particularly around windows and entries and at the base of building walls.
3. Retractable Storefronts. Where appropriate, the use of retractable storefronts is encouraged to create a direct relationship between sidewalk activity and the commercial establishment; this treatment is particularly encouraged for restaurants where outdoor seating is proposed, or for retail establishments that include an extension area within the public rightof-way.
4. Storefront Landscape Elements. The introduction of plant materials on the building face and storefront is strongly encouraged to reinforce and extend the landscape identity of Pacific Avenue and the downtown. More specifically:
a. Storefront Setbacks. Storefront setbacks of up to 18 inches may be permitted for the introduction of low planters of up to 12 inches in height below storefront windows. b. Sidewalk Planting. The sidewalk paving along Pacific Avenue may be designed to allow for planting beds at sidewalk level to encroach into the public right-of-way up to 18 inches. Such planting beds shall include durable curbing (up to 3 inches in height) to provide a clear visual separation.
c. Planter and Window Boxes. Planter and window boxes may be allowed to project into the public right-of-way up to 18 inches, with a maximum height of 24 inches above the sidewalk level. It is recommended that window boxes maintain a clearance of 12 inches above the sidewalk, not including decorative support braces. Window boxes shall be designed as a compatible and integral extension of the storefront window casing; materials shall be durable and of high quality. Planter and window boxes shall also provide for internal drainage connecting to roof drain lines. d. Hanging Flower Pots. Hanging flower pots may project into the public right-of-way up to 12 inches and shall have a minimum 8-foot clearance within the public right-ofway unless hanging directly above planter boxes. e. Trellises. Trellis structures supporting climbing vines are encouraged against blank building walls, both at the storefront and upper levels. At the storefront level, trellises shall be allowed to project into the public right-of-way up to 6 inches; above 8 feet in height, overhanging arbor or trellis structures shall be allowed to project up to 18 inches into the right-of-way.
f. Plant Types. Plant materials within planters, planting beds, flower boxes and flower pots shall provide color and variety throughout the year. The use of non-flowering shrubs or plant materials is discouraged, unless they are part of a planned pattern of landscape to that creates interest on the street.
1.147
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
J. ALL CENTRAL BUSINESS DISTRICTS
OTHER DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
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.
2. Storefront Setbacks. Minor ground-level storefront setbacks are permitted within the provisions of the storefront and building façade standards and guidelines discussed below.
Recessed storefronts up to six feet in depth and twenty-five feet in length may occur where a designated outdoor use, such as an outdoor café, is an integral part of the retail business.
3. Roof Top Mechanical Equipment. The design of roof top mechanical equipment and related structures is an important aesthetic consideration when viewing the downtown skyline. The arrangement of roof top equipment, elevator penthouses, mechanical penthouses and enclosures, safety rails, inside faces of parapets, roofing surfaces, architectural elements, and other mechanical or electrical equipment, including telecommunications equipment, shall be designed, installed and painted to be visually unobtrusive and to create a unified, coherent whole. These roof top features shall be incorporated into the building design at the Planning approval stage of the project. Additional visual simulations may be required to demonstrate that the project provides for architecturally interesting and varied skyline views, with specific attention given to integrating these rooftop features into the overall building design.
4. Permanent Projections into the Public Right-of-Way. It is not the intent of the Plan to create a hard edge between the public and private realms. Rather, building facades and storefronts that are varied and that promote activity and interest are encouraged.
5. Retail Extension Zones. Pacific Avenue and some of the east-west streets (e.g., Church Street, Walnut Avenue, Cathcart Street and pedestrian paseo or lane) will include opportunities for the extension of retail and restaurant activities into the public right-of-way.
These extension areas will be managed by the City and its designated agent through revocable licenses [See Extension Area requirements in section 24.10 of the Zoning Ordinance]. The following guidelines shall govern the physical design of these extension areas:
a. Types of Uses. Designated extension areas shall be confined to uses that add activity and color to the street. Permitted uses shall be limited to outdoor cafes, food kiosks or carts, or the selling of flowers, produce, and newspapers/magazines, unless otherwise approved by the City Council or its designated agent. b. Outdoor Cafes. The extension area for cafes shall project no more than 12 feet from the property line into the public right-of-way, and in no case shall a cafe extension
1.148
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
area result in a public walk way of less than 8 feet. The elevation of the extension area shall be the same as the public sidewalk, and shall meet ADA accessibility standards. No permanent structures will be allowed within the public right-of-way, with the exception of ADA-complaint barriers. If a separation between the cafe and the promenade is desired, this shall be achieved through low planters that could contain colorful flowers or a low hedge not permanently affixed to the sidewalk; the maximum height of such planters (including the planting) shall be no more than four feet. Planters shall consist of high-quality, durable materials of a weight and mass that will discourage theft, vandalism or easy movement. A canvas awning will be permitted to extend over the full depth of the cafe extension area; no columns or supporting poles will be permitted within the public right-of-way.
Awnings shall comply with the design and height guidelines prescribed below. The use of removable umbrellas within sidewalk extension areas is also encouraged, provided that seven feet of clearance is provided from the sidewalk. Removable wind screens that are of a transparent material and that are an integral part of the planter will be permitted to extend the seasonal use of the cafe area. Such screens shall not exceed a height of six feet and shall be separated from the awning to provide for air movement.
c. Retailing Uses. Retailing uses within extension zones shall be limited to the sale of newspapers and magazines, flowers and produce, unless otherwise approved by City Council or its designated agent. Such extension areas shall not exceed 6 feet in depth, unless it is determined that such depth is necessary to achieve the desired pedestrian objectives for the street, and in no case shall an extension area result in a public promenade that is less than 12 feet in depth on Pacific Avenue and no less than 8 feet in depth on Front Street and Laurel Street. Merchandise shall be displayed against the shop front and be oriented toward the street on tables or stands that do not exceed four feet in height. No separation (e.g., planters or low walls) between the merchandise and the street shall be permitted.
d. Furniture. All furniture (e.g., tables, chairs, retailing stands) shall be durable, wellmaintained, and of a high quality, suitable for outdoor use; such furniture shall be light, not heavy or massive in nature, to ensure that it does not visually dominate the street. All furniture shall be approved by City Council or its designated agent. e. Design Materials. The design materials and colors used for chairs, tables, display stands, lighting, and other fixtures (including umbrellas and awnings) shall be generally consistent with both the architectural style and colors used on the building facade and the quality of fixtures along Pacific Avenue. f. Lighting. Lighting shall be incorporated into the facade of the building and shall complement the style of the building. Lights on buildings shall not be glaring to pedestrians and shall illuminate only the extension area and the activities within.
General illumination shall be at 5 foot-candles, with a maximum of 10 foot-candles.
Table lamps or candles are encouraged in cafe areas. Wired electrical fixtures will be allowed outside the face of the building, if contained within the semi-permanent barrier allowed for cafe extension areas and if installed by a licensed electrician. A lighting plan must be approved by the City Council or its designated agent.
1.149
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
g. Sidewalk Cleaning. The sidewalk area within the Retail Extension Zone shall be cleaned and maintained by the licensee. The area shall be cleaned, at a minimum, daily and shall be steam cleaned as needed and appropriate, to maintain a clean, sanitary and attractive environment.
6. Distinctive Architectural Elements. Towers, cupolas, chimneys, dormers, spires, flag poles and other architectural elements will be allowed on a conditional basis, if they can meet the following criteria:
a. Key Locations. Such elements occur at significant locations within the downtown (e.g. key corners, street termini, downtown gateways), and provide landmarks that will reinforce the overall sense of place;
b. Architectural Integration. Such elements have been architecturally integrated within the building design and contribute positively to the overall harmony, composition and articulation of the facade and building mass;
c. Solar Access. Such elements do not significantly affect solar access objectives for the west- facing sidewalk of Pacific Avenue or the south-facing sidewalks of east-west streets; and
d. No Habitable Space. Such elements do not add habitable space above the prescribed height limits set forth above.
7. Accessibility. The Plan recognizes that accessibility permeates all elements of urban design, and requires that access be aesthetically integrated within all public and private development in the downtown. The Americans with Disability Act, passed by Congress in 1990, confirms that accessibility is a civil right and not a luxury or option. The Plan endorses this position, and requires that new development strive to achieve an "optimum state" of accessibility, beginning with compliance with both the State of California's Title 24 Accessibility Requirements and the Uniform Federal Accessibility Standards (UFAS). This requirement shall govern all subdistricts within the downtown.
8. Pedestrian Passages. While sideyard spaces are discouraged in favor of contiguous building facades, public-oriented passages that provide pedestrian access through a development parcel to parking facilities, interior courtyards, and/or other developments are encouraged. These passages shall comply with Californian Building Code, et seq., dimensional requirements, and include provision of natural (as well as electrical) light and active uses along their length. To the maximum extent practicable, adjacent development shall establish a relationship to these passages with entries and storefronts, to promote a secure and interesting environment.
9. Interior Courtyards. Santa Cruz has a tradition of interior courtyards and gardens that provide attractive places to sit and relax, and a spatial counterpoint to the street experience. If provided, courtyards or interior gardens shall be designed to include: direct publicly-oriented linkages to Pacific Avenue and/or to other public streets or lanes; activities that do not reduce the principal objective of activating Pacific Avenue; and generous solar access throughout the year.
1.150
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
10. Intersection Treatment. High activity-generating uses are especially encouraged at the Pacific Avenue intersections. Minor corner setbacks in conjunction with storefront entries are also encouraged at these locations.
11. Corner Treatment. Corner parcels are encouraged to incorporate special features such as rounded or cut corners, articulated corner entrances, display windows, corner roof features, etc.
12. "T" Intersections. New development that occurs at the "T" intersections along Pacific Avenue (Cooper-Church-Locust; Soquel-Walnut-Lincoln; Elm-Maple-Pacific) are encouraged to accentuate the unique spatial characteristics of this condition, through corner treatments as described above, and through special facade treatments at the visual terminus of the east-west streets (e.g., towers, distinctive change in fenestration, roof profile, building material, etc.). Buildings located at the “T” intersections are required to prepare a visual impact analysis to determine the visual impact from the east-west street.
13. Ground Level Treatment. Along rear parking lots and service lanes, rear alleys are envisioned as attractive pedestrian places as well as service spaces. Where the back of development is adjacent to a public alley or surface parking lot, the ground level shall be designed to include architectural interest and detail on the rear façade. At a minimum, a usable and operable rear entrance shall be provided and, to the maximum extent practicable, views into the retailing activity shall be provided from the rear of the building.
14. Off-site Parking and Parking Structures. Required residential and commercial parking may be provided off-site, provided that such parking is located within the parking District No. 1. Publicly available parking structures shall conform to height limits of this Plan, but are not required to adhere to a maximum floor-area-ratio limit.
15. Service Access. Parcels adjacent to rear alleys must maintain service access from the rear and provide attractive rear entrances. Trash storage areas shall be internal to the building or completely enclosed and screened from view, as required by City ordinance. Trash or loading areas shall not, to the maximum extent practicable, be located adjacent to Pacific Avenue, North Pacific Avenue, Front Street or Water Street. Required grease trap interceptors shall be maintained within the property. On a conditional basis, the City will consider their location within public alleys or within the street right-of-way, if there is no feasible alternative within the property.
16. Activated Roof Top Amenities. Because the Plan contemplates that rooftops provide opportunities for usable residential or commercial spaces, community gardens, other common or community amenities including rooftop bars and pools, shade structures, and associated access facilities, rooftop improvements will be permitted to:
• Extend no more than 15 feet above the otherwise maximum allowable height limit; • Shall be setback at least 15 feet from the edge of the roof, provided that they are found to better achieve stated Plan and community objectives; • Are architecturally integrated into the building design; and • Structures above the height limit are limited to not more than 50% of the gross rooftop area.
1.151
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
Such variations shall be minor in nature and must receive a recommendation from the Planning Commission, with final approval by the City Council. These exceptions are in addition to additional height allowances found in Section 24.12.150 of the Zoning Ordinance.
1.152
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
J. SOUTH OF LAUREL DISTRICT DEVELOPMENT STANDARDS
1) Applicability
In general, the guidelines and standards established in Section B. Pacific Avenue Retail District - Development Standards, Section C. Pacific Avenue Retail District - Building Façade Standards and Guidelines, Section D. Pacific Avenue Retail District - Storefront Standards and Design Guidelines and Section E. Front Street/Riverfront Corridor - Development Standards and Design Guidelines will apply in the South of Laurel Area, with the standards for each area extending south to the point where Pacific Avenue and Front Street meet. Beyond that point the remainder of the South of Laurel Area District shall be generally subject to the standards established in Section E. Front Street/Riverfront Corridor - Development Standards and Design Guidelines. Exceptions to these general provisions are shown here. Where this section includes guidelines or standards that conflict with the above referenced sections, this section shall supersede for property within this District.
2) Building Height The following height standards shall apply to all development within the South of Laurel Area. All new development must conform with the Base Height requirements, unless pursuing a City or State Density Bonus and requesting a waiver or concession for building height.
a. Base Height and Floors. No new development shall exceed the base height of 85 feet, 70 feet, or 50 feet (as indicated in Figure X-1) except as provided for by the Downtown Density Bonus, or other State or local density bonus. b. Floors. No new building shall be less than two stories in height. The second story shall be at least 50 percent of the first floor area and shall conform to required buildto lines at the street frontage. An exception may be made for building recessed breaks as described for the Additional Height Zone.
c. Floor-to-Floor Height. Parcels located on the west or north side of Pacific Avenue or on Center Street must have a minimum ground floor height of 15 feet. All other parcels in the South of Laurel Area must have a minimum ground floor height of 18 feet. Any mezzanine incorporated into the first story shall be set back at least 20 feet from the building line on the street and shall occupy no more than one half of the area of the first floor.
3) Upper Level Tapering.
***[Note to Reader: The details of this policy have not been finalized. The goal in this section will be to promote a pedestrian scale on the streets, increase light penetration to sidewalks, reduce building massing at upper levels, and support the creation of an interesting skyline. Comments welcome.] *** 4) Upper Level Stepback from River. Along the west side of the Riverwalk, development shall step back 10 feet from the exterior wall face above the 50-foot height level as measured from Front Street sidewalk elevation. Allow up to 25% of the Riverwalk building frontage to encroach into the required 10-foot stepback area to provide for massing variation. (See Figure E-1).
5) Mechanical Penthouses. Uninhabitable mechanical penthouses will be permitted to exceed the established base height by a maximum of 20 feet, provided that such
1.153
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
penthouses are set back a minimum of 15 feet from any exposed face of the buildings, unless such penthouses are architecturally integrated into the building façade design. 6) Sloping Roofs. (45 degrees/1:1 pitch or flatter) shall be permitted up to exceed the established base height by a maximum of 5 feet, measured to the top of the sloping roof.
Street wall heights shall not exceed the base height limits. 7) Visual Impact Study. Any site that is located where the east-west street does not cross Pacific Avenue (sites with frontage on Locust, Church, Walnut, Lincoln, Soquel, Elm and Maple Streets) must prepare a visual impact study to determine how the proposed building would be viewed from the east-west street from a pedestrian eye-level. 8) Activated Roof Top Amenities. Because the Plan contemplates that rooftops provide opportunities for usable residential or commercial spaces, community gardens, other common or community amenities including rooftop bars and pools, shade structures, and associated access facilities, rooftop improvements will be permitted to:
• Extend no more than 15 feet above the otherwise maximum allowable height limit; • Shall be setback at least 15 feet from the edge of the roof, provided that they are found to better achieve stated Plan and community objectives; • Are architecturally integrated into the building design; and • Structures above the height limit are limited to not more than 50% of the gross rooftop area.
Such variations shall be minor in nature and must receive a recommendation from the Planning Commission, with final approval by the City Council. These exceptions are in addition to additional height allowances found in Section 24.12.150 of the Zoning Ordinance.
9) Upper-Level Facades. (i.e., the levels of building wall above the ground floor and up to the established base height)
Upper-level facades should provide a counterpoint to the storefronts below and provide a visually interesting and varied edge to the public space of the street. In general, the upper-level façade should consist of carefully composed “punctured openings” within a richly detailed wall. A variety of treatments shall be introduced to create richness in both the horizontal and vertical planes, including:
• windows with sills a minimum of six inches in depth
• articulation through variation in facade depth
• balconies
• bay windows
• flower boxes
• awnings
• cornice and belt courses
• massing breaks as described in SCMC 24.12.185., etc.
10) Streetwall.
1.154
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
To create a visually interesting “streetwall” with a rhythm and cadence that is reflective of the pattern of development along Pacific Avenue, building facades shall introduce variation at general intervals of 25 to 50 feet horizontal distance with the use of:
• fenestration,
• architectural elements,
• building materials, and/or
• building planes.
Large, uninterrupted expanses of horizontal or vertical wall surface shall be avoided.
Regardless of property lines, the appearance shall be of a street with varying architectural treatments at intervals of no more than 50 to 75 feet. The multiple rhythms shall be created through the careful design of building elements and three-dimensional articulation of building elements sufficient to mitigate the presence of long, blank walls along Pacific Avenue, Front Street, Cedar Street, the Spruce Street Plaza, the east-west streets, and the alleys. Elements that make up the rhythmic variation may include, but are not limited to:
• recessed windows as described in SCMC 24.12.185;
• projecting windows;
• bay windows;
• structural elements;
• surface textures, patterns and colors;
• trim elements;
• balconies;
• belt-cornices;
• cornices;
• massing breaks as described in SCMC 24.12.185;
• awnings and shutters; and
• landscape elements.
11) Public and Private Parking Facilities
The South of Laurel Area is outside of Downtown Parking District #1 and parcels in this area are not eligible for inclusion in that District and access to the allowances and requirements of that District unless annexed. On-site parking will not be permitted unless it meets the conditions otherwise required by Section B part 3 or by Section E part 9, respectively, based on location as defined above. Parking facilities associated with a sports arena will be permitted to exceed the limits on the number of driveways but shall still seek to minimize curb cuts on Front Street, while accommodating the loading and parking needs of the use. A sports arena shall have no curb cuts on Pacific Avenue. 12) New Arena
The SOLA District allows for the construction of a new sporting and events arena, which may be located either on the south side of the block of Spruce Street between Pacific Avenue and Front Street, or on the south side of the block of Spruce Street between Front Street and the Santa Cruz Riverwalk. In either location, the following development standards and guidelines shall apply to that development.
1.155
City of Santa Cruz
Downtown Plan
Development Standards and Design Guidelines
a) The arena should seek to incorporate durable, high-quality materials (e.g., brick, stone, steel, glass, etc.) and serve as a distinctive architectural landmark to the greater downtown area.
b) The arena building façade should include windows and other pedestrian-friendly materials to create an inviting streetscape.
c) Building massing along Front Street shall incorporate pedestrian-friendly design features such as windows, articulated facades (i.e., setbacks), door entrances, planter boxes, etc. Long continuous walls without articulation should be avoided. d) Incorporate ground-floor active commercial uses (e.g., restaurants, box-office) fronting portions of the Spruce Street Plaza to the greatest extent possible. Semiprivate use of the portion of the Spruce Street Plaza fronting the arena for outdoor dining, pre- and post-event gatherings, etc. is permitted and encouraged. e) Active commercial ground-floor uses are encouraged on Front Street (if arena is on Block D) and required on Pacific Avenue (if arena is on Block C) to create an engaging, lively, and pedestrian-friendly civic space.
f) If the arena is constructed on Block D, portions of the eastern boundary shall include active uses that complement and integrate with the Santa Cruz Riverwalk. This shall include levee-oriented commercial space, (e.g., restaurants). g) The arena could incorporate other community-serving amenities such as an abovegrade terrace affording views of the San Lorenzo River and cityscape, or other community serving amenities. Any such uses that are directly adjacent to the arena building may be closed to the public as needed.
h) The use of large-format digital screens and/or image projection on the arena building façade to promote sporting and other entertainment events is encouraged, while considering its location, intensity, time of illumination, and positioning, consistent with environmental conditions.
i) “Back-of-house” service access shall be either via the new Laurel Street Extension to the south (if the arena is on Block D) or from Front Street or a new service alley accessed from Front Street (if the arena is on Block C).
1.156
1 Bonnie Bush
From: Judi Grunstra <[email protected]>
Sent: Friday, June 14, 2024 12:34 PM
To: City Plan; City Council
Subject: Study Session on Downtown Expansion Draft
Hello,
Though the public has been given until July 7 to respond to the Downtown Expansion draft, this June 18 Study Session is taking place before public comments are submitted. This seems "backwards" somehow, and it asks the public to submit comments twice.
Though this is a rather long email, I hope you will take a few minutes to read it through.
The fact that this Study Session is only on Zoom makes me fear that a power "glitch" similar to what occurred for some folks (including myself) during the Clocktower Zoom meeting will inhibit public engagement. Let's cross our fingers. Why couldn't this meeting also be conducted in person? As I did some research, being the librarian that I am, I came upon the consultant WRT's "Preferred Concept and Preliminary Recommendation Report", presented to the Planning Commission and City Council back in 2009, and documents relating to the River Front Overlay District, accepted by City Council on May 3, 2010. There were two "sub‐districts" identified ‐ Sub‐District 4 (Downtown Extension/Lower Pacific) and sub‐ district 5 (Downtown Extension ‐ Riverfront South).
The consultants proposed that the South of Laurel area could be a "mini arts district" and could provide "ownership opportunities for artists and retail outlets to attract beach visitors to downtown." That plan could have been well received by many in our community. (The Warriors were not yet part of the picture.) A number of concepts in that plan seem to have been incorporated into the present SoLa plan, including the area as a gateway, development of housing ("promote compact mixed‐used development"), commercial space, attractive streetscapes, significant public spaces (plazas), etc. In the Final Report, accepted by Council, they stated "Only in limited instances is it recommended that there be a substantive change (e.g. Increased density) in the current zoning regulations." One has to wonder how much money the city has spent on consultant's plans that are tossed aside and gather dust.
The city has an opportunity here to facilitate (along with community members!) a new neighborhood that will show Santa Cruz to be forward‐thinking, not just a new draw for tourists.
Tourism is not the most "sustainable" industry, with its low‐paying jobs, large consumption of water, and car trips to get here. I'm all for attracting nationally‐known touring musicians, but worry about the future of our Civic Auditorium. Whether a sports arena will be suitable for classical music is questionable. Also unknown is how much the arena will be used when the Warriors are not playing (a large part of the year). Many details must be worked out regarding management of the arena, including providing security, to avoid the lawsuits that have plagued other deals between Bay Area cities and sports teams.
Somewhere in the document the arena is considered "public space" which it is NOT. It is privately owned space. I am very interested in the "Spruce Street Plaza." I have read a great deal about what makes a
1.157
2 successful plaza, and one very important factor is programming the space on a regular basis, and of course maintenance. This requires funding and personnel. You might want to hire Projects for Public Spaces (www.pps.org) to evaluate the likelihood of success of the planned plaza. "Sustainable" is used again, in the Health in All Policies statement. Massive amounts of concrete for new tall buildings, hundreds of cars owned by all the new residents crammed into the area, an eventual demand for a new water supply (desal), and the fact that all this is in a FEMA flood plain is far from "sustainable." A very thorough traffic study must be done. We haven't yet seen how traffic will be impacted by two approved but not yet built projects near the beach ‐ the Calypso apartments at the end of Center St. and the project at Bay and Westcliff (parking lot across from the Dream Inn). Traffic for all these projects must be assessed together, not individually. The 2010 Plan calls for a rather "robust" year‐long low fare shuttle service, from a remote lot. Still, residents (esp. In market rate units) will own cars.
The housing is not likely to fulfill the idea of the "missing middle" for young families, teachers, etc. What is to prevent many units from being rented as second homes?
Building height is of great concern to many, if not most, residents (other than landowners and real estate interests who stand to make a great deal of profit). Be honest and ask yourself if you would want to live in or next to one of the 12‐story buildings (likely even taller).
In the Staff Memo in today's packet, on page 9, it says "A new fee will also need to be established for the City to recover non‐grant‐funded costs associated with preparation of the specific plan." Please explain who will pay this fee.
Under "Fiscal Impact," it says "The city is considering creative solutions to allow the beneficiaries of the plan to reimburse City general fund costs towards funding the plan, including staffing costs." Who are the "beneficiaries" of the plan? The Warriors? The Seaside Company? Other investors? Indeed, with all the projects in the pipeline, Planning Staff seems to have plenty to do.
It seems that there is still a great deal missing in this Study Session. Where is the discussion of funding for all the added infrastructure, road alignments, paving, not to mention flood prevention measures? Need for more police, public transit, etc. Will local Union labor be assured to construct all of this? (As I understand it, there is not enough local skilled labor, so those workers will commute from possibly long distances, adding to Vehicle Miles Travelled over several years.)
Our quality of life here is eroding, so please consider a less intensified development ("incremental development") for South of Laurel. You are NOT helpless.
Thank you.
Judi Grunstra
1.158
1 Bonnie Bush
From: Judi Grunstra <[email protected]>
Sent: Friday, June 14, 2024 1:57 PM
To: City Council; City Plan
Subject: Study Session Downtown Expansion Plan_suggested walking tour Hello, I would like to suggest that City staff conduct several walking tours of the SoLa area so people can get a real picture of and feel for what will potentially go where ‐ the arena, housing blocks with levels of density, Spruce St plaza, other open space along the River. Schedule a few tours before the July public comment date cut‐off, with a Spanish interpreter along. Some day time tours, some evening, for working people. It stays light out late. You did a walking tour to show the affordable housing projects in the pipeline several months ago. This plan also deserves that.
I also think it should be a requirement for developers and planners to show an accurate depiction/comparison of proposed buildings height and mass side by side with some other tall buildings that exist here, such as the Dream Inn and the new Owen Lawlor building (Taco Bell site). Also, computer renderings should show the adjacent buildings or streets in an accurate way, not shown as if they exist in an imaginary Santa Cruz or a void.
Thank you.
Judi Grunstra
1.159
1 Lindsay Nelson
From: Judi Grunstra <[email protected]>
Sent: Saturday, June 15, 2024 11:09 AM
To: City Council; City Plan
Subject: Exactly what we need to be wary of
https://www.sfchronicle.com/sports/49ers/article/49ers-outplayed-santa-clara-levi-s-19511683.php Judi Grunstra
49ers ‘outplayed’ Santa Clara with
highly favorable Levi’s Stadium deals,
grand jury says
Santa Clara long ago cut a bad financial deal with the San Francisco 49ers over the operation of Levi’s Stadium,
according to a local watchdog agency.
www.sfchronicle.com
1.160
From: Paula Haller
To: City Council
Subject: Proposed Building near the Clock Tower
Date: Sunday, June 16, 2024 8:15:43 AM
Dear City Council Members:
I have lived in Santa Cruz since 1971 and have witnessed many architectural changes in the downtown, from the earthquake when we lost the historic Cooper House and the unique trees of the Pacific Garden Mall to the ugly concrete square buildings devoid of architectural esthetics that have recently been erected downtown.
If you are going to streamline high rises for Santa Cruz could you at least demand that the new buildings have some consistency with the ambiance of downtown? Santa Cruz is starting to look like every strip mall town in the Central Valley. We are losing our unique identity. You could put the proposed building in any large city in the Bay Area and it would fit right in. Why should it shadow our beloved town clock? We have no other landmark, besides the roller coaster, that makes our town unique.
You may not be on the City Council 4 years from now, but the decisions you make about our downtown will last even longer than your lifetime.
Respectfully,
Paula Haller
113 Miles St
Santa Cruz, CA 95060
1.161
2 Lindsay Nelson
From: david van brink <[email protected]>
Sent: Sunday, June 16, 2024 9:39 AM
To: Sarah Neuse; City Council
Subject: Downtown Plan Expansion: "affordable storefront"? Dear Senior Planner Neuse & City Council Members,
The downtown plan expansion is very exciting and on point. All great stuff! The increased height and density is an important step forward.
The decreased emphasis on car-throughput and parking may be challenging to some... but is a necessary progression.
One idea I'd like to share; it perhaps lacks precedent but may ring true. A mix of market rate and "affordable housing" is known to facilitate thriving, useful, and diverse neighborhoods. This is good. Is there a parallel concept of "affordable retail"? Many businesses that provide utility and/or character to a neighborhood are necessarily low-margin. Whereas newly-constructed ground-floor market-rate retail space will be expensive.
I'm unaware of any existing model for subsidized retail space. One approach might be to include a mix of different sized ground floor spaces. (Maybe you've stepped into a microscopic ramen shop in your worldly travels.) Or include a "marketplace" with flexible vendor stalls. And designing the building perimeters to support that kind of use and flow.
Think Interesting, Quirky, Useful, and Walkable. To consider! Best regards -- David Van Brink
________
david van brink / [email protected] / 831.332.6077
1.162
3 Lindsay Nelson
From: Nancy Hodges <[email protected]>
Sent: Sunday, June 16, 2024 10:10 PM
To: City Council
Subject: High Rises in Downtown
Attachments: High Rises in Downtown.docx; High Rises in Downtown.rtf My comment on the many proposed high-rise buildings in downtown Santa Cruz is attached, in two formats. I live in Scotts Valley, but what happens in the City of Santa Cruz affects the whole north county.
Nancy
1.163
To: The Santa Cruz City Council
From: Nancy Hodges, Scotts Valley
The Santa Cruz downtown is in tsunami, flood, and earthquake hazard zones. I can’t imagine that building many high-rise buildings in such a small area in a floodplain is wise. In recent history, the Santa Cruz downtown was flooded in the Christmas Floods of 1955 and damaged in the Loma Prieta Earthquake. These two disasters caused significant damage to the downtown. The flood covered 410 acres per the city website. The book “5:04 P.M. The Great Quake of 1989” states that 33 buildings were destroyed or later demolished and that two people died in the downtown.
There have been recent articles regarding land subsidence due to building weight in cities, especially New York and San Francisco. The developers are considering placing tall buildings on land that probably has a lot of deep alluvial soil along a river near the ocean. Wouldn’t this cause land subsidence and liquefaction during earthquakes? Sea level rise will make this worse.
Do the city building codes reflect the new reality of high-rise buildings in geological hazard areas? Do the developers have soil and structural engineering that verifies that the buildings can survive tsunami, flood, and earthquake and that the high-rise won’t topple due to liquefaction? Can the engineers verify that windows won’t break in the top floors sending a shower of glass shards below? Are there geological reports? Do the building codes reflect the future changes due to climate warming and sea level rise?
I think high-rise buildings should go in hazard resilient land with good ground conditions. I assume that pile foundations are required along with other mitigating building designs otherwise. Perhaps the city should review Japan’s rigorous building standards. The state rules regarding developers circumventing local zoning regulations still require building to code. The developer can’t construct a building that is not safe unless the city decides to forgo the building codes. If the city allows dangerous structures to be built, wouldn’t the city be liable for any future injury during future floods, tsunamis or earthquakes?
1.164
1 Lindsay Nelson
From: Sarah Neuse
Sent: Monday, June 17, 2024 9:32 AM
To: david van brink; City Council
Subject: Re: Downtown Plan Expansion: "affordable storefront"? Hi David,
Thanks for sending your comments. This is a very interesting idea, and a challenge I have been thinking about since we did the work on the Objective Design Standards for Multifamily Housing a few years ago, which include standards for mixed use buildings and the commercial spaces at ground floor level on our major commercial corridors. I haven't found any great models as of yet, and it's a conversation that is ongoing with the Business Services division in our Economic Development Department. Hopefully more will come of it in the next few years, as I do expect that lots of the existing commercial space is appealing to development at this point, simply based on the age of the structures and size of the parcels.
We'll keep at it, thanks for the reminder and highlight.
Sincerely,
Sarah Neuse
Senior Planner
City of Santa Cruz | Planning & Community Development
809 Center St – Room 101, Santa Cruz, CA 95060
Phone: 831-420-5092
Email: [email protected]
Web: www.cityofsantacruz.com
From: david van brink <[email protected]>
Sent: Sunday, June 16, 2024 9:39 AM
To: Sarah Neuse <[email protected]>; City Council <[email protected]> Subject: Downtown Plan Expansion: "affordable storefront"?
Dear Senior Planner Neuse & City Council Members,
The downtown plan expansion is very exciting and on point. All great stuff! The increased height and density is an important step forward.
The decreased emphasis on car-throughput and parking may be challenging to some... but is a necessary progression.
One idea I'd like to share; it perhaps lacks precedent but may ring true. A mix of market rate and "affordable housing" is known to facilitate thriving, useful, and diverse neighborhoods. This is good. Is there a parallel concept of "affordable retail"? Many businesses that provide utility and/or character to a neighborhood are necessarily low-margin. Whereas newly-constructed ground-floor market-rate retail
1.165
2 space will be expensive.
I'm unaware of any existing model for subsidized retail space. One approach might be to include a mix of different sized ground floor spaces. (Maybe you've stepped into a microscopic ramen shop in your worldly travels.) Or include a "marketplace" with flexible vendor stalls. And designing the building perimeters to support that kind of use and flow.
Think Interesting, Quirky, Useful, and Walkable. To consider! Best regards -- David Van Brink
________
david van brink / [email protected] / 831.332.6077
1.166
From: Chris Zegers
To: City Council
Subject: Seal of the City of Santa Cruz
Date: Monday, June 17, 2024 4:07:58 PM
Now
all we need are L.E.D covered buildings and legalized gambling and Santa Cruz will be an adorable entertainment city just like Las Vegas. Please stop the insanity of proposed L.E.D infused sports arenas that will destroy our night sky. Please retain at least a sliver of small town charm.
1.167
From: Judy Weaver
To: City Council
Subject: DPE Project
Date: Tuesday, June 18, 2024 12:50:57 PM
To Mayor Fred Keeley and City Council members:
I am not in favor of the Downtown Plan Extension project.
Judith Weaver
Santa Cruz CA
95060
1.168
1. Project Completion by June 2023June
Santa Cruz Downtown Plan
Expansion Project
City Council / Planning Commission
Joint Study Session
June 18, 2024 1.169
Matt VanHua
Principal Planner, Advance Planning
[email protected]
Bill Wiseman
Planning Practice Leader
1.170
Agenda
1. Downtown Plan Background
2. Public Review Draft Downtown Plan
a) Community Spaces
b) Streetscape & Circulation
c) Proposed Floor Area Ratios (FAR) and Increased Affordable Housing Overlay
3. Discussion
1.171
Downtown Plan Background
1.172
Project Background
• Downtown Specific Plan
• Dated 1991, recovery from Loma Prieta
• Updates in early 2000s and mid 2010s
• Increased height and residential uses in
core of downtown
• State Grant Funding
• Increase housing capacity
• Support economic opportunity
1.173
Project Context
1.174
South of Laurel
Area District
Total Area = ~ 29 acres
1.175
1.176
Downtown Plan Expansion Council Feedback
• 12 stories
• 1,600 residential units inclusive of 50% Density Bonus • 1,800 units studied as an alternative in EIR
• 20% affordable after Density Bonus
City Council Direction (1/23/23)
1.177
Community Outreach
• Community Workshop – November 2021 ~30 attendees
• 1st Community Survey – November/December 2021 ~90 responses • Community Open House – April 2022 ~250 attendees
• 2nd Community Survey – September 2023 ~1,100 responses • Topical Focus Groups – October 2023 ~30 participants
• Businessowners – June 2024 (forthcoming)
1.178
Survey: Ground Floor Uses
1.179
Survey: Spruce Street Plaza
1.180
Survey: Roadway Priority
Vehicles
226
Pedestrians and bicyclists
829
1.181
Project Objectives
1. Adding capacity for multi-family housing.
2. Create opportunities for public amenities and infrastructure including parks, the Santa Cruz Riverwalk trail, or other spaces for community use.
3. Better connect downtown with the river and beach areas.
4. Create new economic opportunities for local businesses and workers.
5. Generate new tax revenue to support City services.
6. Improve the pedestrian & bicycle experience.
7. Incorporate a permanent Warrior’s arena into the plan.
1.182
Chapter 4
Amendments
to Development
Standards &
Design Guidelines
Appendix 8
South of Laurel
Area District
Public Review Draft Downtown Plan
1.183
South of Laurel Area District
Appendix 8 of the Downtown Plan
1.184
Conceptual
Plan
1.185
Redevelopment
Blocks
1.186
Existing & Proposed
Circulation
1.187
Community
Spaces
1. Spruce Street Plaza
2. Santa Cruz Riverwalk
3. Pacific Avenue
4. Front Street
5. Laurel Street Extension
6. Pacific Avenue / Front
Street Roundabout
7. Arena
1.188
Spruce Street Plaza
1.189
Spruce Street Plaza
1.190
Santa Cruz Riverwalk
1.191
Santa Cruz Riverwalk
1.192
Pacific Avenue
1.193
Front Street
1.194
Laurel Street Extension
1.195
Pacific Avenue / Front Street
Roundabout
1.196
Arena
1.197
Arena
Block C
Block D
1.198
Clarifying Questions
Community Spaces
1.199
Streetscape and Circulation
1.200
Streetscape and Circulation
1.201
Pedestrian & Bicycle
Circulation
1.202
Pedestrian & Bicycle Circulation
1.203
Streetscape Design
• Street Furnishings
• Landscaping
• Lighting
• Artwork
• Signage
• Intersections
• Gateways and Nodes
• Beach Connectivity
1.204
Engaging Community Spaces
1.205
Interactive Illuminated Art
1.206
Beach Connectivity
1.207
Beach
Connectivity
1.208
Clarifying Questions
Streetscape and Circulation
1.209
Downtown Plan Amendments
Chapter 4 – Development Standards
and Design Guidelines
1.210
Downtown Plan
Area
1.211
Downtown Plan
Area Districts
1.212
Floor Area Ratio
Estimated Residential Development Capacity
Current Proposed
Without Density
Bonus ~950 ~1,150
With 50% Density
Bonus ~1,400 ~1,750
Assumptions:
• All sites redevelop
• with a 50% Density
Bonus
• Arena located on Block D
(current location)
1.213
Maximum
Building Heights
1.214
SOLA District
Building Heights
1.215
Development Standards and Design Guidelines
• Builds on the existing standards.
• Focus on ground floor and
storefronts.
• Land uses similar to existing
downtown, plus new Arena.
• Upper stories articulated and
incorporate architectural details
• Policy to reduce mass on taller
portions.
• Community spaces created
by required dedications.
1.216
Arena
• Landmark architecture
that minimizes long
blank walls.
• Orient toward Spruce
Street Plaza.
• Include outward-facing
restaurant or retail at
ground level.
• Engage the Riverwalk.
1.217
Increased Affordable Housing Overlay
• Council Direction for 12 stories and
20% below-market housing
• Seek incentives that are more
appealing than State Density Bonus
• Two policies:
1. Additional FAR in exchange for
additional below market units
• 0.1 FAR for each 1% additional BMR, up to
5.0 FAR
2. Off-site inclusionary in exchange for
substantial increase in BMR units
• 35% in below market units
• Allowing for up to a 50% increase in
density on market rate site
1.218
Increased Affordable Housing Overlay
• Ongoing analysis on:
• Method of implementation –
Development Agreement vs codified
policy
• Off site incentive:
• Timing of construction off site
• Proximity of off-site developments to
the market rate site
1.219
Next Steps
• Public comments through July 10
• Review and Incorporate comments through late July
• (Environmental Review Draft)
• Complete Draft EIR July-September
• Release Draft EIR late September
• Public review and comment for minimum 45 days
• Final EIR drafted, and any required mitigations incorporated • Public Hearing Draft of Downtown Plan complete in early 2025 • Public Hearings by Planning Commission and City Council in Q1 of 2025
• Submit to Coastal Commission following Council Action • Coastal Commission Action ~ mid-2025
1.220
Public Review
• Send comments through Wednesday, July 10
• www.cityofsantacruz.com/downtownplanexpansion
• Email
• [email protected]
1.221
Feedback Requested
• Increased Affordable Housing
Overlay:
• Comfort with Policy in concept
• Location: Only A/B/C/D or more?
• FAR increasing from 3.5 to 4.0 on
blocks A and C
• FAR of 4.0 on Blocks B and D
instead of 55 du/acre
• FAR of 3.5 on Parcel H instead of
30 du/acre
• Proposed maximum heights
1.222
Clarifying Questions
Chapter 4 – Development
Standards and Design
Guidelines
1.223