Agenda packet — Santa Cruz City Council, May 27, 2025 (part 3 of 4)

24.22.223 COMMUNITY CARE FACILITY.

Any facility, place, or building thatwhich is maintained and operated to provide nonmedical residential care, day treatmentcare (other than family daycare homes), adult daycare, or foster family home-finding agency services for children, adults or children and adults, including, but not limited to, the physically handicapped, mentally impaired, or incompetent persons, and abused or neglected children, and as further defined under state Health and Safety Code Section 1502. All community care facilities shall be appropriately licensed or registered pursuant to state law, unless exempted therefrom by state law. This definition and all other definitions relating to community care facilities shall be interpreted so as to be consistent with definitions found in state law or state administrative regulations.

24.22.237 COORDINATED ENTRY SYSTEM.

A centralized or coordinated assessment system developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals.

24.22.284 DRIPLINE
The outermost circumference of the tree's canopy, from which water drips onto the ground.

24.22.527 Low-Barrier Navigation Center.

A housing-first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. “Low barrier” means best practices to reduce barriers to entry, and may include, but is not limited to, the following:
a. The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth.
b. Allowance to keep pets.
c. The storage of possessions.
d. Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms.

29.64 22.22.619 PRIVATE OPEN SPACE.
“Private open space” means outdoor area either at ground level or on a balcony, including patios, decks, or other privately-accessed outdoor space which is appurtenant to a dwelling unit and designed for the exclusive use of the occupants of that dwelling unit.

24.22.662 RETIREMENT HOME OR CENTER.

Multiple A facility, including but not limited to a residential care facility for the elderly or a continuing care retirement community, dwelling units containing not less than four dwelling units which that isare designated and intended to provide suitable living quarters and specialized services to elderly, or retired, ambulatory persons. These units are designed to serve elderly persons, and may include such special facilities and services as, but not limited to, communal cooking and eating areas, special dietary programs, wheelchair ramps, hallway handrails and other special features and programs intended to serve the needs of elderly, retired persons.

24.22.836 THRIFT STORE
Any continuous commercial activity whose retail or rental sales activity generated from the premises consists of more than fifty percent donated second-hand goods, other than second-hand jewelry, art objects, coins, stamps, books, or furniture older than fifty years.

A retail store and related donation facilities engaged primarily in the sale of secondhand clothing, shoes, apparel, toys, and standard household goods, including furniture, fixtures, and small household appliances, and the collection of those goods for resale. Does not include the sale of large household appliances such as refrigerators or stoves and does not include the sale of cars or anything automotive-related.

29.65 ORDINANCE NO. 2025-XX

AN ORDINANCE OF THE CITY OF SANTA CRUZ AMENDING SANTA CRUZ MUNICIPAL CODE SECTIONS 24.04.030 TYPES OF PERMITS AND OTHER ACTIONS AUTHORIZED BY THIS TITLE, 24.04.130 DECISION-MAKING BODY WITH FINAL AUTHORITY ON APPLICATION APPROVAL, CHAPTER 24.10 LAND

USE DISTRICTS, PRINCIPAL PERMITTED USES AND USE PERMIT
REQUIREMENTS IN R-S RESIDENTIAL SUBURBAN, R-1 SINGLE-FAMILY RESIDENCE, R-L MULTIPLE RESIDENCE – LOW-DENSITY, R-H MULTIPLE RESIDENCE – HIGH-DENSITY, R-T(A)– MEDIUM DENSITY RESIDENTIAL, R-T(B)– MOTEL RESIDENTIAL, R-T(D) – BEACH RESIDENTIAL, R-T(E)– BEACH

MEDIUM/HIGH DENSITY RESIDENTIAL, C-C COMMUNITY COMMERCIAL AND C-B BEACH COMMERCIAL DISTRICTS AND SUBDISTRICTS, CHAPTER 24.10

LAND USE DISTRICTS, PRINCIPAL PERMITTED USES IN R-M MULTIPLE RESIDENCE – MEDIUM-DENSITY, R-T(C)– BEACH COMMERCIAL, C-T

THOROUGHFARE COMMERCIAL, C-N NEIGHBORHOOD COMMERCIAL, AND P-A

PROFESSIONAL AND ADMINISTRATIVE OFFICE DISTRICTS AND SUBDISTRICTS,

24.12.185 OBJECTIVE DESIGN STANDARDS FOR MULTIFAMILY DEVELOPMENT,

24.12.220 EXCEPTIONS, OFF-STREET PARKING AND LOADING FACILITIES,

24.12.241 ELECTRIC VEHICLE CHARGING STATION REQUIREMENTS, 24.12.250 BIKE PARKING REQUIREMENTS, 24.12.280 DESIGN REQUIREMENTS,

24.12.445 VARIATIONS TO REGULATIONS FOR BUILDINGS AND SITES ON CITY

HISTORIC BUILDING SURVEY AND CONTRIBUTING BUILDINGS WITHIN CITY HISTORIC DISTRICTS, AND CREATING CODE SECTIONS 24.04.260 REQUESTS

FOR REASONABLE ACCOMMODATIONS FOR PERSONS WITH DISABILITIES,

24.12.146 THRIFT STORE AND PAWN SHOP REQUIREMENTS, 24.12.165 LOWBARRIER NAVIGATION CENTERS, TO IMPLEMENT ZONING ORDINANCE

AMENDMENTS RELATED TO REASONABLE ACCOMMODATIONS FOR PEOPLE

WITH DISABILITIES, LOW-BARRIER NAVIGATION CENTERS, OBJECTIVE

DESIGN STANDARDS FOR MULTIFAMILY HOUSING UPDATES, ELECTRIC

VEHICLE CHARGING, BICYCLE PARKING AND FACILITIES, AND HISTORIC STRUCTURES ON MISSION STREET, WITHIN THE COASTAL ZONE.

WHEREAS, the Objective Design Standards for Multifamily Housing were adopted on December 13, 2022 by the Santa Cruz City Council; and
WHEREAS, at the time of adoption of these standards, the City Council directed staff to bring periodic updates and refinements forward for consideration by the Planning Commission and City Council; and
WHEREAS, city staff, in collaboration with members of the development community and the public has reviewed many projects against the standards now incorporated into the Municipal Code and has identified areas that would clarification, correction, and amendment; and

29.66 WHEREAS, at its January 27, 2025 meeting, the City Transportation and Public Works Commission reviewed the proposed additions and modifications to Titles 10 and 15 of the Santa Cruz Municipal Code and recommended approval to the City Council with a few modifications, one of which is included in the staff recommendation; and WHEREAS, at its April 3, 2025 meeting, the City Planning Commission reviewed the proposed amendments to Title 24 of the Santa Cruz Municipal Code and found that the public necessity, and the general community welfare, and good zoning practice shall be served and furthered; and that the proposed amendments are in general conformance with the principles, policies, and land use designations set forth in the General Plan, Local Coastal Plan and any adopted area or specific plan as proposed to be amended; and

WHEREAS, at its April 17, 2025 meeting the City Planning Commission passed a motion that recommended the City Council approve the determination under the California Environmental Quality Act and approve the proposed amendments to Title 24 of the Santa Cruz Municipal Code.

NOW THEREFORE BE IT ORDAINED by the City of Santa Cruz as follows:

Section 1. Section 24.04.030 - TYPES OF PERMITS AND OTHER ACTIONS AUTHORIZED BY THIS TITLE of Chapter 24.04 Administration, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.04.030 TYPES OF PERMITS AND OTHER ACTIONS AUTHORIZED BY THIS TITLE.

The following permits and actions are established in order to carry out the purposes and requirements of this title:

1. Appeals;

2. Coastal permit;

3. Conditional fence permit;

4. Conservation regulations modifications (in the Coastal Zone only);

5. Design permit;

6. Demolition/conversion permit:
a. Demolition authorization permit for residential structures, b. Historic demolition permit;

7. Extension of permits;

8. Historic building survey: building designation and deletion;

9. Historic alteration permit;
9a. Administrative historic alteration permit;

10. Historic landmark designation;

11. Mobile homes: certificate of compatibility;

12. Mobile home park conversion;

13. Planned development permit;

14. Project modifications, pursuant to Section 24.04.160(4)(b);

15. Relocation permit;

16. Request for Reasonable Accommodation for persons with disabilities;

17. Revocation of permits;

29.67 18. Signs:
a. Design permit (for signs),
b. Building permit (for signs),
c. Sign permit – public art exception;

19. Slope development permit (outside the Coastal Zone);

20. Use permit:
a. Administrative use permit, for uses requiring an administrative use permit; b. Special use permit, for uses requiring a special use permit;

21. Variance;

22. Watercourse development permit;

23. Watercourse variance;

24. Zoning Ordinance and General Plan text/map amendments.

Section 2. Section 24.04.130 DECISION-MAKING BODY WITH FINAL AUTHORITY ON APPLICATION APPROVAL of Chapter 24.04 Administration, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.04.130 DECISION-MAKING BODY WITH FINAL AUTHORITY ON

APPLICATION APPROVAL
The following table indicates the decision-making body who can approve, deny or conditionally approve an application, whether or not a public hearing is required, and the bodies to which appeals can be made:

1. The planning commission and city council may refer certain aspects of any application to the zoning administrator for final action.

2. The zoning administrator may refer any of the matters on which he/she is authorized to act to the planning commission or historic preservation commission.

3. Recommendations for approval on General Plan matters and Zoning Ordinance text and map amendments shall require a majority vote of the planning commission; all other actions shall require a majority of the hearing body present at the meeting.

Public Hearing Requirement and Decision-Making
Body Which Can Approve an Application
No Public
Hearing Permits/Actions Public Hearing 4
Action Recommen
dation Action
Appeal
Bodies (in
order)
Coastal Permit ZA (ADU1
) ZA1 CPC/CC/CC
C1
Administrative Use Permit:

Temporary uses, variations to
parking design requirements and
number of spaces, low risk alcohol

ZA CPC/CC

29.68 outlets, and half baths in accessory
buildings
Administrative Use Permit:

Variations to parking design
requirements or variations to number
of required spaces

ZA CPC/CC/CC
C
Other uses as listed by individual
zoning districts as requiring an
Administrative Use Permit

ZA CPC/CC
Conditional Fence Permit ZA ZA CPC/CC
Slope Regulations Modifications
(Variance) in the Coastal Zone CPC CC
Slope Development Permit (on or
within 20 feet of a 50% or greater
slope) outside the Coastal Zone

ZA CPC/CCC
Slope Regulations Modifications
(Design Permit) in the Coastal Zone ZA CPC/CC
Slope Development Permit (on or
within 20 feet of a slope greater than
or equal to 30% and less than 50%)
outside the Coastal Zone

ZA CPC/CC
Design Permit ZA CPC/CC

1. Substandard lots: new twostory structures and secondstory additions with a singlefamily residential use, excluding ADUs

ZA CPC/CC

2. Large homes per Section

24.08.450 ZA CPC/CC

3. Wireless telecommunications
facilities ZA ZA CPC/CC

4. New structures or
improvements to existing
structures in the WCD Overlay
which are exempt or excluded
from coastal permit
requirements

ZA CPC/CC

5. New structures or
improvements to existing ZA CPC/CC

29.69 structures in the WCD Overlay
which require a coastal permit

6. Residential development in RL, R-M, or R-H zone districts conforming to all standards of
Section 24.12.185

ZA CPC/CC

7. Mixed-use or residential
development not within the RL, R-M, or R-H zone districts with no more than 50 dwelling
units and conforming to all
standards of Section 24.12.185.

ZA CPC/CC

8. Mixed-use or residential
developments not within the RL, R-M, or R-H zone districts with 51 dwelling units or more
and conforming to all standards
of Section 24.12.185

ZA CPC/CC

9. Mixed-use or residential
development varying from at
least one and no more than five
standards of Section 24.12.185.

ZA CPC/CC

10. Mixed-use or residential
development that varies from
six or more standards of
Section 24.12.185
CPC CC
Demolition Permit

1. Single-family residential ZA CPC/CC

2. Multifamily residential CPC CC

3. Historic demolition permit HPC CC

4. Nonresidential ZA2 ZA2 CPC/CC
General Plan Text and Map
Amendments
CPC CC/CCC3
Historic Alteration Permit HPC CC

29.70 Administrative Historic Alteration
Permit

ZA HPC/CC
Historic Building Survey:

Building designation, deletion HPC CC
Historic District Designation HPC/CPC CC
Historic Landmark Designation HPC CC
Mobile Homes (Certificate of
Compatibility)

ZA CPC/CC
Mobile Home Park Conversion CPC CC
Outdoor Extension Areas per
Section 24.12.192

ZA CPC/CC
Planned Development Permit CPC CC
Project (Major) Modification Hearing by ZA or body
approving application
Appeal to
next highest
body(ies)
Project (Minor) Modification ZA CPC/CC
Relocation of Structures Permit ZA CPC/CC
Revocation Permit Hearing by ZA or body
approving application
Appeal to
next highest
body(ies)
Request for Reasonable
Accommodation
ZA CPC
Sign Permit ZA CPC/CC
Special Use Permit CPC CC
Variance ZA CPC/CC
Watercourse Variance CPC CC

29.71 Watercourse Development Permit ZA CPC/CC
Zoning Ordinance Text and Map
Amendments:

1. For projects seaward of the mean high tide line, and in the case of appealable actions, the California Coastal Commission shall be the decision-making body which can finally approve an application. In the Coastal Zone, all proposed accessory dwelling units that require a coastal permit shall be processed in the manner described in Chapter 24.04 and Section 24.08.200 et seq. (including in terms of public noticing and process for appeal to the Coastal Commission) except that no public hearing shall be required. A coastal permit for an accessory dwelling unit is not locally appealable. An appeal of such a coastal permit within the appealable area of the Coastal Zone shall be made directly to the California Coastal Commission. In addition to all other applicable LCP requirements, standards for ADUs in the Coastal Zone are specified in Section 24.12.140(2).

2. Such permits shall be issued administratively, without a public hearing, unless a cultural resources evaluation, prepared by a qualified consultant as determined by the zoning administrator, determines that the building or structure is eligible for listing on the city historic building survey.

3. California Coastal Commission in case of CLUP policy, CLIP elements.

4. At a regularly scheduled meeting, a majority of the council may take an action to direct any project or amendment to be called from a lower hearing body prior to a final action or during an appeal period in accordance with Section 24.04.175(2).

5. An appellant must exhaust all local appeals before an appeal can be made to the California Coastal Commission, unless the coastal permit is processed concurrently with other permits pursuant to Section 24.04.150 (for example, a design permit, a use permit, etc.). Because the city charges an appeal fee pursuant to Section 24.04.070 for appeals of coastal permits processed concurrently with other permits, Section 30603(c) of the Coastal Act does not require an appellant to exhaust all local appeals before a project can be appealed to the California Coastal Commission. The city does not charge a fee for local appeals of standalone coastal permits (i.e., where the coastal permit is not accompanied by any other permits).

29.72 Section 3. Section 24.04.260 Requests for Reasonable Accommodations for persons with disabilities of Chapter 24.04 Administration, of the Santa Cruz Municipal Code is hereby added and will read as follows:

24.04.260 REQUESTS FOR REASONABLE ACCOMMODATIONS FOR PERSONS

WITH DISABILITIES

1. Purpose.

It is the policy of the City of Santa Cruz, pursuant to the federal Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act (hereafter “fair housing laws”), to provide individuals with disabilities reasonable accommodation in rules, policies, practices and procedures to ensure equal access to housing and facilitate the development of housing for individuals with disabilities. This section establishes a procedure for making requests for reasonable accommodation in land use, zoning and building regulations, policies, practices and procedures of the jurisdiction to comply fully with the intent and purpose of fair housing laws.

2. Applicability.

Reasonable accommodation in the land use and zoning context means providing individuals with disabilities or developers of housing for people with disabilities with flexibility in the application of land use and zoning and building regulations, policies, practices and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities.

An individual with a disability is someone who has a physical or mental impairment that limits one or more major life activities; anyone who is regarded as having such impairment; or anyone with a record of such impairment.

A request for reasonable accommodation may be made by any individual with a disability, their representative, or a developer or provider of housing for individuals with disabilities, when the application of a land use, zoning or building regulation, policy, practice or procedure acts as a barrier to fair housing opportunities.

3. Notice to the Public of Availability of Accommodation Process.

Notice of the availability of reasonable accommodation shall be prominently displayed at public counter in the Planning & Community Development Department advising the public of the availability of the procedure for eligible individuals. Forms for requesting reasonable accommodation shall be available to the public in the same area.

29.73 (4) Description of the requested accommodation and the regulation(s), policy or procedure for which accommodation is sought; and to use and enjoy the dwelling. c. Any information identified by an applicant as confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection except as the City otherwise deems is required by law. d. A request for reasonable accommodation in regulations, policies, practices and procedures may be filed at any time that the accommodation may be necessary to ensure equal access to housing. A reasonable accommodation does not affect an individual’s obligations to comply with other applicable regulations not at issue in the requested accommodation.
e. If an individual needs assistance in making the request for reasonable accommodation, the City will provide assistance to ensure that the process is accessible.

5. Reviewing Authority.
a. Requests for reasonable accommodation shall be reviewed by the Zoning Administrator or his or her designee based on the required findings set forth below. b. The Zoning Administrator shall issue a written decision on a request for reasonable accommodation within thirty (30) days of the date of the application and may either grant, grant with modifications, or deny a request for reasonable accommodation in accordance with the required findings.
c. If necessary to reach a determination on the request for reasonable accommodation, the Zoning Administrator may request further information from the applicant consistent with fair housing laws, specifying in detail the information that is required.

In the event that a request for additional information is made, the thirty (30) day period to issue a decision is stayed until the applicant responds to the request.

6. Required Findings for Reasonable Accommodations.

The written decision to grant, grant with modifications, or deny a request for reasonable accommodation shall be consistent with fair housing laws and based on the following factors:
a. Whether the housing, which is the subject of the request for reasonable accommodation, will be used by an individual with disabilities protected under fair housing laws; and
b. Whether the requested accommodation is necessary to make housing available to an individual with disabilities protected under the fair housing laws; and c. Whether the requested accommodation would impose an undue financial or administrative burden on the jurisdiction; and
d. Whether the requested accommodation would require a fundamental alteration in the nature of the jurisdiction’s land use and zoning or building program.

7. Written Decision on the Request for Reasonable Accommodation. a. The written decision on the request for reasonable accommodation shall explain in detail the basis of the decision, including the Zoning Administrator’s findings. All written decisions shall give notice of the applicant’s right to appeal and to request reasonable accommodation in the appeals process as set forth below. The notice of decision shall be sent to the applicant by certified mail. b. The written decision of the Zoning Administrator shall be final unless an applicant appeals it to the City Planning Commission.

29.74 c. If the Zoning Administrator fails to render a written decision on the request for reasonable accommodation within the thirty (30) day time period required, the request shall be deemed granted.
d. While a request for reasonable accommodation is pending, all laws and regulations otherwise applicable to the property that is the subject of the request shall remain in full force and effect.

8. Appeals.
a. Within thirty (30) days of the date of the Zoning Administrator’s written decision, an applicant may appeal an adverse decision. Appeals from the adverse decision shall be made in writing. Appeals of Requests for Reasonable Accommodation shall be decided during a public hearing before the City Planning Commission, and application for such appeals shall be subject to any fees required for such a hearing. b. If an individual needs assistance in filing an appeal on an adverse decision, the City will provide assistance to ensure that the appeals process is accessible. c. All appeals shall contain a statement of the grounds for the appeal. Any information identified by an applicant as confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection.
d. Nothing in this procedure shall preclude an aggrieved individual from seeking any other state or federal remedy available.

Section 4. Section 24.10.210 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.210 PRINCIPAL PERMITTED USES.

1. Single-family dwelling.

2. Community care facilities with six or fewer persons, but not including community care residential facilities.

3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

4. Crop and tree farming and grazing lands.

5. Small and large family daycare homes in residential units.

6. Community garden.

7. Accessory uses are principally permitted when they are a subordinate use to the principal use of the lot.
a. Home occupations subject to home occupation regulations as provided in Section 24.10.160.
b. Room and board for not more than two paying guests per dwelling unit, when located within principal building.

29.75 c. Residential accessory uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section 24.10.230.
d. Living quarters for persons regularly employed on the premises, when located within principal building.

8. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

9. Supportive and transitional housing in single-family dwellings.

10. Junior accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

Section 5. Section 24.10.230 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.230 USE PERMIT REQUIREMENT.

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410:
a. Family animal farm.
b. Temporary structures and uses.
c. Young farmer projects on sites of twenty thousand square feet or more on which a child may be permitted to raise one kid, lamb, or calf for a one-year period. d. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140.
e. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

2. The following uses are subject to approval of a special use permit and a design permit:
a. Bed-and-breakfast inns, subject to requirements contained in Chapter 24.12, Part 9. b. Community care facilities with seven or more persons, but not including community care residential facilities.
c. Retirement homes.
d. Off-street parking facilities accessory to a contiguous commercial property not to exceed one hundred feet from the boundary of the site it is intended to serve. e. Plant nurseries and greenhouses.
f. Noncommercial recreation areas, buildings and facilities such as parks, country clubs, golf courses, and riding, swimming and tennis clubs.
g. Educational, religious, cultural, or public utility or public service buildings and uses; but not including corporation yards, storage or repair yards, and warehouses. h. Riding stables on parcels at least five acres in size for the boarding of horses to serve the neighborhood.

29.76 Section 6. Section 24.10.310 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.310 PRINCIPAL PERMITTED USES.

1. Single-family dwelling.

2. Community care facilities with six or fewer persons, not including community care residential facilities.

3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

4. Small and large family daycare homes in residential units.

5. Community garden.

6. Accessory uses are principally permitted when they are a subordinate use to the principal use of the lot.
a. Home occupations subject to home occupation regulations as provided in Section 24.10.160.
b. Room and board for not more than two paying guests per dwelling unit, when located within principal building.
c. Residential accessory uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section 24.10.330.

7. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

8. Supportive and transitional housing in single-family dwellings.

9. Junior accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

Section 7. Section 24.10.330 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.330 USE PERMIT REQUIREMENT.

29.77 d. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140.
e. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

2. The following uses are subject to approval of a special use permit and may also require a design permit per Section 24.08.410:
a. Bed-and-breakfast inns, subject to requirements contained in Chapter 24.12, Part 9. b. Community care facilities with seven or more persons, not including community care residential facilities.
c. Nursing homes
d. Retirement homes.
e. Health facilities for inpatient and outpatient psychiatric care and treatment. f. Off-street parking facilities accessory to a contiguous commercial property not to exceed one hundred feet from the boundary of the site they are intended to serve. g. Plant nurseries and greenhouses.
h. Noncommercial recreation areas, buildings and facilities such as parks, country clubs, golf courses, and riding, swimming and tennis clubs.
i. Educational, religious, cultural, or public utility or public service uses and buildings; but not including corporation yards, storage or repair yards, and warehouses. j. Two-family dwellings (duplexes) on corner lots having an area of seven thousand five hundred square feet or more, and subject to the following limitations:
(1) Such duplexes shall maintain at least two thousand square feet of usable open space, one thousand square feet of which shall be directly accessible to each unit within the duplex;
(2) Setbacks from the street shall be the same as for a single-family dwelling, i.e., the setback from one street shall be considered a front yard setback and the setback from the other street shall be considered an exterior side yard setback; however, garages or carports shall have a minimum setback of twenty feet from the property line to the vehicle entrance of the structure.
k. Riding stables on parcels at least five acres in size for the boarding of horses to serve the neighborhood.

Section 8. Section 24.10.410 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.410 PRINCIPAL PERMITTED USES.

The following uses are permitted outright if a design permit is obtained for new structures and environmental review is conducted in accordance with city and state guidelines. Design permits are not required for accessory structures and additions that are less than one hundred twenty square feet and less than fifteen feet in building height. (Numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further

29.78 refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses.)

1. Multiple dwellings, townhouse dwelling groups, and condominium projects in one or more structure(s). (830, 840)

2. Community care facilities with six or fewer persons, but not including community care residential facilities.

3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

4. Retirement homes with six or fewer persons.

5. Small and large family daycare homes in residential units.

6. Two-family dwellings, subject to the density requirements in the General Plan.

7. Community garden.

8. Single-family dwellings, subject to the density requirements in the General Plan.

9. Accessory uses are principally permitted when they are a subordinate use to the principal use of the lot.
a. Home occupations subject to home occupation regulations as provided in Section 24.10.160.
b. Park and recreational facilities.
c. Room and board for not more than two paying guests per dwelling unit, when located within principal building.
d. Residential accessory uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section 24.10.430.

10. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.

11. Supportive and transitional housing.

12. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

Section 9. Section 24.10.430 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

29.79 24.10.430 USE PERMIT REQUIREMENT.

24.12.140.
b. Temporary structures and uses.
c. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

Section 10. Section 24.10.510 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.510 PRINCIPAL PERMITTED USES.

1. Multiple dwellings, townhouse dwelling groups, and condominium projects in one or more structures. (830, 840)

29.80 2. Community care facilities with six or fewer persons, not including community care residential facilities.

3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

4. Retirement home, six or fewer persons.

5. Community garden.

6. Small and large family daycare homes in residential units.

7. Accessory uses are principally permitted when they are a subordinate use to the principal use of the lot.
a. Park and recreational facilities.
b. Home occupations subject to home occupation regulations as provided in Section 24.10.160.
c. Room and board for not more than two paying guests per dwelling unit, when located within principal building.
d. Residential accessory uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section 24.10.530.

8. Supportive and transitional housing.

9. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.

10. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

Section 11. Section 24.10.530 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.530 USE PERMIT REQUIREMENT.

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410:
a. Expansion of an existing single-family dwelling if the lot area is six thousand square feet or less.
b. Two-family dwelling if the lot area exceeds five thousand five hundred square feet.

29.81 c. Temporary structures and uses.
d. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140.
e. Single-family dwellings on substandard lots.
f. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

Section 12. Section 24.10.565 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.565 PRINCIPAL PERMITTED USES.

The following uses are permitted subject to a design permit for new structures in compliance with the Beach and South of Laurel Design Guidelines and other requirements of the municipal code. (Numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses.) Design permits are not required for accessory structures and additions that are less than one hundred twenty square feet and less than fifteen feet in building height. Environmental review must be conducted in accordance with city and state guidelines:

1. Multiple dwellings, townhouse dwelling groups, and condominium projects in one or more structures. (830, 840)

2. Small community care facilities with six or fewer persons, not including community care residential facilities.

29.82 3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

4. Retirements homes, six or fewer persons.

5. Small and large family daycare homes in residential units.

6. Supportive and transitional housing.

7. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.

8. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

Section 13. Section 24.10.575 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.575 USE PERMIT REQUIREMENT.

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410 in compliance with the Beach and South of Laurel Design Guidelines and other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Expansion of any existing single-family dwelling; (800) b. Two-family dwelling if the lot area allows only two. New single-family development is not permitted; (810)
c. Temporary structures and uses;
d. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140;
e. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

29.83 a. Bed-and-breakfast inns subject to requirements contained in Chapter 24.12, Part 9; (300c)
b. Community care facilities with seven or more persons, not including community care residential facilities
c. Health facilities for in-patient and out-patient psychiatric care and treatment; (410b) d. Nursing homes;
e. Off-street parking facilities accessory and incidental to a contiguous commercial property with said parking not to exceed one hundred feet from the boundary of the site it is intended to serve; (930)
f. Public and private noncommercial recreation areas, buildings, and facilities such as parks; (710)
g. Public and quasi-public buildings and uses including recreational, educational, religious, cultural, public utility or public service uses; but not including corporation yards, storage or repair yards, and warehouses; (500, 510, 530, 540) h. Retirement homes with seven or more persons;
i. Social halls, lodges, fraternal organizations, and clubs, except those operated for a profit. (570)
Section 14. Section 24.10.603 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.603 PRINCIPAL PERMITTED USES.

1. The following uses may be subject to approval of a design permit per Section 24.08.410 and other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Duplexes. (810)
b. Small and large family daycare homes in residential units. c. Accessory Uses. Other uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures. d. Supportive and transitional housing in single-family home or duplex. e. Multiple dwellings, townhouse dwelling groups, and condominiums. (830)

2. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.

3. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

4. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

29.84 Section 15. Section 24.10.604 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.604 USE PERMIT REQUIREMENT.

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410 and are also subject to all other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Single-family dwellings; (810)
b. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140;
c. Supportive and transitional housing in multifamily dwellings; d. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

2. The following uses are subject to approval of a special use permit and a design permit and other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Bed-and-breakfast inns, subject to the requirements contained in Chapter 24.12, Part 9; (300c)
b. Large community care facilities, not including community care residential facilities; c. Public and private commercial parking;
d. Public and private noncommercial recreation areas, buildings and facilities such as parks; (710)
e. Public and quasi-public buildings and uses including recreational, educational, religious, cultural or public utility or service nature; but not including corporation yards, storage or repair yards, and warehouses; (500, 510, 530, 540, 570) f. Retirement homes or centers; (850b)
g. Supportive and transitional housing.

Section 16. Section 24.10.611 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.611 PRINCIPAL PERMITTED USES.

1. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

29.85 2. Small and large family daycare homes in residential units (no design permit required unless otherwise required under Section 24.08.410).

3. Multiple dwellings, townhouse dwelling groups, and condominiums (830).

4. Single-family and duplex dwellings (800, 810).

5. Wireless telecommunication facilities, subject to the regulations in Chapter 24.12, Part 15, requiring no public hearing.

6. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2.

7. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

Section 17. Section 24.10.612 USE PERMIT REQUIREMENTS of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.612 USE PERMIT REQUIREMENTS.

1. The following uses are subject to approval of an administrative use permit and a design permit and other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Storage and equipment structures.
b. Temporary structures and uses.
c. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140.
d. Wireless telecommunication facilities, subject to the regulations in Chapter 24.12, Part 15, requiring a public hearing.
e. Supportive and transitional housing, nine or fewer units.

2. The following uses are subject to approval of a special use permit and a design permit and other requirements of the Municipal Code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Coffee shops subject to the live entertainment regulations in Chapter 24.12, Part 2 (280g).
b. Large community care facilities, not including community care residential facilities.

29.86 c. Motel, hotel and bed-and-breakfast inn uses subject to annual business license review (300).
d. Public and private commercial parking (940, 950).
e. Public and private noncommercial recreation areas, buildings and facilities such as parks (710).
f. Public and quasi-public buildings and uses of an administrative, recreational, religious, cultural or public utility or service nature; but not including corporation yards, storage or repair yards, and warehouses (500, 510, 530, 540, 570). g. Retirement homes or centers (850b).
h. Supportive and transitional housing, ten or more units.

Section 18. Section 24.10.619 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.619 PRINCIPAL PERMITTED USES

1. The following uses are allowed, subject to a design permit for new construction per Section

24.08.410 and other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

Residential Uses.
d. Flexible density unit (FDU) housing as part of a mixed-use project; e. Mixed residential and commercial developments when multiple family units are located either in the same lot or above a first floor of commercial uses, subject to the R-T(A) District regulations (830);
f. Multiple dwellings, townhouse dwelling groups and condominiums when groundfloor units are designed as live-work units consistent with Section 24.12.185(13) and subject to the R-T(A) District regulations (830);
g. One or two multiple-family units when located above the first floor of permitted commercial uses with no additional parking required (820); h. Small and large family daycare homes in residential units (no design permit required unless otherwise required under Section 24.08.410);
i. Single-room occupancy (SRO) housing (860);
j. Single-family residences if lot size does not allow multifamily development, with no live-work or active frontage requirement (800);
k. Supportive and transitional housing in one or two units when located above the first floor of permitted commercial uses with no additional parking required.

29.87 l. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit. m. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

Commercial Uses.
n. Motel, hotel, and bed-and-breakfast inn uses subject to annual business license review (300);
o. Off-site parking fewer than five spaces (930);
p. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15, requiring no public hearing.

2. Accessory Uses. Other uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section

24.10.620.

Section 19. Section 24.10.627 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.627 PRINCIPAL PERMITTED USES.

1. The following uses are permitted, subject to a design permit per Section 24.08.410, Conservation Overlay District (Section 24.10.4000) and other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Multiple dwellings, townhouse dwelling groups, and condominiums, three units or more (830, 840);
b. Single-family and duplexes (800, 810);
c. Storage and equipment structures, if ancillary to principal residential use; d. Small and large family daycare homes in residential units; e. Accessory Uses. Other uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures; f. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit; g. Supportive and transitional housing in single-family home or duplex. h. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.
i. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

Section 20. Section 24.10.628 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

29.88 24.10.628 USE PERMIT REQUIREMENT.

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410, as well as other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Temporary structures and uses.
b. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140.
c. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

2. The following uses are subject to approval of a special use permit and a design permit and other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Bed-and-breakfast inns, subject to the requirements contained in Chapter 24.12, Part 9. (300c)
b. Community care facilities, not including community care residential facilities. c. Public and private noncommercial recreation areas, buildings and facilities such as parks. (710)
d. Public and quasi-public buildings and uses including administrative, recreational, educational, religious, cultural, public utility or public service uses; but not including yards, storage or repair yards, and warehouses. (500, 510, 530, 540, 570) e. Retirement homes or centers. (850b)
f. Supportive and transitional housing, three units or more.

Section 21. Section 24.10.636 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.636 PRINCIPAL PERMITTED USES.

1. The following uses are permitted and may also require a design permit per Section 24.08.410 as well as other requirements of the municipal code:
a. Duplex dwellings.
b. Multiple dwellings, townhouse dwelling groups and condominiums. c. Small and large family daycare homes in residential units. d. Community care residential facilities, including foster family homes, in one or more existing dwelling units.
e. Accessory Uses. Other uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures. f. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.

29.89 g. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

Section 22. Section 24.10.637 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.637 USE PERMIT REQUIREMENT.

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410 as well as other requirements of the municipal code:
a. Educational and cultural institutions.
b. Community care facilities, not including community care residential facilities. c. Single-family dwellings on substandard lots.
d. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

2. The following uses are subject to approval of a special use permit and may also require a design permit as well as other requirements of the municipal code:
a. Recreational buildings and community centers.
b. Public and private noncommercial recreation areas, buildings and facilities such as parks, playgrounds and basketball courts.
c. Public and private commercial parking, subject to landscaping and design standards.

Nonconforming parking lots must be brought into compliance within five years of adoption of this Part 7E.

Section 23. Section 24.10.710 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.710 PRINCIPAL PERMITTED USES
The following uses are allowed outright, subject to other requirements of the municipal code including the approval of a design permit for new structures when required by Section 24.08.410 (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Subcategories of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

29.90 f. Educational facilities (public/private) (510); g. Financial, insurance, real estate offices (420);
h. Financial services (320);
i. Food and beverage stores (except liquor and convenience stores) (240); j. General retail merchandise (drug and department stores) (230); k. Government and public agencies (530);
l. Hardware stores (indoor sales only) (220A);
m. Home furnishing stores (270);
n. Low-Barrier Navigation Centers, subject to the requirements of 24.12.165; o. Medical/health offices (except veterinarians and ambulance services) (410); p. Museums and art galleries (600);
q. Professional offices (400), except as associated with a visitor-serving use; r. Professional/personal service (except contractors’ yards and mortuaries) (310); s. Repairs, alterations and maintenance services for household items (except boat repair) (340);
t. Small preschool/childcare (twelve or fewer) (510A);
u. Specialty retail supply stores (290); except thrift stores (290m); v. Theaters (620);
w. Thrift stores consistent with the requirements of Section 24.12.146 (290m); x. Video rental (650).

Residential Uses.
y. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit;
z. Flexible density unit (FDU) housing;
aa. Mixed residential and commercial/office developments involving allowed commercial uses, on the ground floor and multiple dwellings or condominiums either above the first floor or on the same lot;
ab. Multiple dwellings or condominiums when ground-floor units are designed as livework units consistent with Section 24.12.185(13) and subject to the minimum (net) land area per dwelling unit of the R-M District (830);
ac. One or two multiple-family units when located above the first floor with no additional parking required (830);
ad. Single-room occupancy (SRO) housing (860);
ae. Small community care residential facilities;
af. Small and large family daycare homes in residential units.

Commercial Uses.
ag. Off-site public/private parking facilities, five or fewer spaces (930); ah. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter 24.12 requiring no public hearing.

29.91 Section 24. Section 24.10.730 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.730 USE PERMIT REQUIREMENT.

Uses for Active Frontage.
a. Bakery, handicrafts or similar light manufacturing and assembly uses associated with retail sales if floor area is less than seven thousand square feet and retail sale or service area occupies at least thirty percent of the floor area; b. Brewpubs and microbreweries, subject to alcohol regulations in Part 12 of Chapter

24.12;
c. Cannabis retail, subject to the commercial cannabis regulations, Part 14 of Chapter

24.12;
d. Community organizations, associations, clubs and meeting halls (570); e. Tasting rooms, subject to alcohol regulations in Part 12 of Chapter 24.12; f. Veterinarians (410A).

Commercial Uses.
g. Accessory buildings containing plumbing fixtures subject to provisions of Section

24.12.140;
h. Ambulance services (410B);
i. Auto services and repair subject to performance standards in Section 24.12.900 (350); j. Boat repairs (340D);
k. Building materials/garden supplies (220);
l. Churches (500);
m. Developed parks (710);
n. Fast-food restaurants or drive-in eating facilities subject to performance standards in Section 24.12.290, and subject to live entertainment and alcohol regulations of Chapter

24.12 (280H);
o. Lodging (300);
p. Motor vehicle dealers and supplies (260);
q. Off-site public/private parking facilities, five or more spaces (930); r. Recycling collection facilities;
s. Temporary structures and uses;
t. Undeveloped parks and open space (700);
u. Utilities and resources (540);
v. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter

24.12 requiring a public hearing;
w. Private property outdoor seating, subject to the requirements in Section 24.12.191.

2. The following uses require a special use permit and are subject to other applicable requirements of the municipal code including the approval of a design permit for new structures when required by Section 24.08.410. All industrial classifications from 100 to 155 shall be limited to operations that occupy less than five thousand square feet of floor area and shall comply with all performance standards listed in Part 2 of the Environmental Resource Management provisions (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Subcategories of uses within these use

29.92 categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

Uses for Active Frontage.
a. Bar and cocktail lounges subject to live entertainment and alcohol regulations of Chapter 24.12 (280C);
b. Convenience stores, subject to alcohol regulations in Part 12 of Chapter 24.12 (240B);
c. Nightclubs/music halls subject to live entertainment and alcohol regulations of Chapter 24.12 (630);
d. Smoking lounges as defined in Section 24.22.748.2 and subject to siting criteria and performance standards in Chapter 5.54.

Residential Uses.
e. Community care facilities.

Commercial Uses.
f. Carpenter, electrical, plumbing, heating, and furniture upholstery shops; g. Contractor/building (310E);
h. Fabricated metal products (manufacturing) (150);
i. Fabricated wire products (manufacturing) (155A);
j. Food and beverage preparation (manufacturing) (100); k. Furniture and fixtures (manufacturing) (120);
l. Hospitals (520);
m. Laboratory research experimentation, testing, software development; n. Liquor stores, subject to alcohol regulations in Part 12 of Chapter 24.12; o. Local/interurban passenger transit (bus, cab) (560B); p. Millwork, textile products, knit goods, woven fabrics, clothing (manufacturing) (105);
q. Mortuaries (310I);
r. Motion picture production (manufacturing) (155E);
s. Rental services (360);
t. Solar equipment (manufacturing) (155C);
u. Sports recreation facilities, subject to alcohol regulations in Part 12 of Chapter 24.12 (720);
v. Stone, clay, glass products (manufacturing) (140);
w. Storage and warehouse when connected with permitted use (330); x. Wholesale trade (nondurable goods) (200):
(a) Bakery,
(b) Confectionery,
(c) Dairy,
(d) Health foods;
y. Wholesale trade (durable goods) (210):
(a) Paper products and related (210E),
(b) Special equipment (machine supply) (210F).

29.93 Section 25. Section 24.10.910 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.910 PRINCIPAL PERMITTED USES.

The following uses are allowed outright, subject to other requirements of the municipal code including the approval of a design permit for new structures when required by Section 24.08.410 (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Subcategories of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

Uses for Active Frontage.

1. Art galleries.

2. Branch banks.

3. Clothing and apparel shops.

4. Eating and drinking establishments, subject to live entertainment and alcohol regulations of Chapter 24.12.

5. Hotels, motels and bed-and-breakfast inns.

6. Medical and dental offices.

7. Professional, editorial, real estate, insurance and other general business offices.

Residential Uses.

8. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.

9. Multiple dwellings and condominiums, when located either in the same lot or above first floor commercial development, subject to the minimum land area (net) per dwelling unit of the R-M District (830).

10. Small and large family daycare homes in residential units.

Commercial Uses.

11. Carpenter shop; electrical, plumbing or heating shops; furniture upholstering shop.

12. Garages for the repair of automobiles, subject to performance standards as set forth in this title for principal permitted uses in the I-G District.

13. Handicraft shops and workshops.

14. Low-Barrier Navigation Centers, subject to the requirements of 24.12.165;

15. Medical, optical, and dental clinics and laboratories, not including the manufacture of pharmaceuticals or other (similar) products for general sale or distribution.

16. Mobile home, trailer, boat, motorcycle sales and service.

17. New car sales and service.

18. Parking facilities of five or fewer spaces.

19. Plant nurseries and greenhouses.

20. Theaters.

21. Used car sales and service, auto parts and supply stores.

22. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter

24.12 requiring no public hearing.

29.94 Section 26. Section 24.10.1010 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.1010 PRINCIPAL PERMITTED USES

1. The following uses are allowed outright, subject to other applicable requirements of the municipal code including the requirement for a design permit for new structures when required by Section 24.08.410 (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Subcategories of uses within these use categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

Uses for Active Frontage.
a. Eating and drinking establishments (except bars and fast food), subject to live entertainment and alcohol regulations of Chapter 24.12 (280); b. Financial, insurance, real estate offices (420);
c. Food, beverage stores (except liquor and convenience stores) (240); d. Hardware stores (indoor sales only) (220A);
e. Medical/health offices (except veterinarians and twenty-four-hour clinics) (410); f. Low-Barrier Navigation Centers, subject to the requirements of 24.12.165; g. Professional/personal service (except contractors yards and mortuaries) (310); Residential Uses.
h. One or two multiple-family units when located above the first floor commercial use with no additional parking required (830);
i. Small and large family daycare homes in residential units; j. Multiple dwellings and condominiums, when located either in the same lot or above first floor commercial development, subject to the minimum land area (net) per dwelling unit of the R-L District (840);
k. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit;
Commercial Uses:
l. Financial services (320);
m. Off-site public/private parking facilities five or fewer spaces (930); n. Professional offices (400);
o. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter

24.12 requiring no public hearing.

29.95 Section 27. Section 24.10.1110 PRINCIPAL PERMITTED USES of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.1110 PRINCIPAL PERMITTED USES

1. The following uses are allowed outright, subject to other applicable requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Subcategories of uses within these use categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

Uses for Active Frontage.
a. Acting/art/music/dance schools and studios (610);
b. Apparel and accessory stores (250);
c. Eating and drinking establishments (except fast-food restaurants), subject to live entertainment and alcohol regulations of Chapter 24.12 (280); d. Food and beverage stores (except convenience/liquor stores) (240); e. General merchandise (drug and department stores) (230); f. Handicraft shops and workshops;
g. Low-Barrier Navigation Centers, subject to the requirements of 24.12.165; h. Museums and art galleries (600);
i. Personal/professional services (except contractors’ yards and mortuaries) (310); j. Specialty retail supply stores (290);
k. Thrift stores consistent with the requirements of Section 24.12.146 (290m); Residential Uses.
l. One or two multiple-family units when located above the first floor with no additional parking required (830);
m. Small and large family daycare homes in residential units; n. Mixed residential and commercial development involving permitted or administrative uses on the ground floor and multiple dwellings or condominiums either on the same lot or above the first floor, subject to the minimum land area (net) per dwelling unit of the R-M District (830);
o. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2;
Commercial Uses.
p. Financial, insurance, real estate offices above first floor (420); q. Lodging (300);
r. Marine facilities (560E);
s. Mechanical contrivances for amusement purposes, such as Ferris wheels, and roller coasters, south and east of Beach Street only;
t. Off-site public/private parking facilities, five or fewer spaces (930); u. Professional offices above first floor (400);
v. Sports and recreation facilities, subject to alcohol regulations in Part 12 of Chapter

24.12 (720);

29.96 w. Theaters (620);
x. Video rental (650);
y. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter

24.12 requiring no public hearing.

Section 28. Section 24.10.1130 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.1130 USE PERMIT REQUIREMENT.

1. The following uses require an administrative use permit and are subject to other applicable requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Subcategories of uses within these use categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

Uses for Active Frontage.
a. Convenience store, subject to alcohol regulations in Part 12 of Chapter 24.12 (240B); b. Educational facilities (public/private) (510);
c. Fish/seafood/wholesale (200F);
d. Home furnishings (270B);
e. Professional offices associated with a visitor-serving use; f. Commercial Uses.
g. Accessory buildings containing plumbing fixtures subject to the provisions of Section

24.12.140;
h. Community organizations, associations, clubs and meeting halls (570); i. Churches (500);
j. Financial services (320);
k. Government and public agencies (530);
l. Liquor stores, subject to alcohol regulations in Part 12 of Chapter 24.12; m. Parks and open spaces (700);
n. Repairs, alterations, maintenance services for household items (340); o. Temporary structures and uses;
p. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter

24.12 requiring a public hearing;
q. Private property outdoor seating, subject to the requirements in Section 24.12.191.

Section 29. Section 24.10.1210 USE PERMIT REQUIREMENT of Chapter 24.10 Land Use Districts, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.10.1210 PRINCIPAL PERMITTED USES.

1. The following uses are allowed outright if a design permit is obtained for new structures (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

29.97 Uses for Active Frontage.
a. Financial, insurance, real estate offices (420);
b. Financial services (320);
c. Low-Barrier Navigation Centers, subject to the requirements of 24.12.165; d. Professional offices (400);
e. Professional/personal services (except contractors’ yards and mortuaries) (310); f. Medical/health offices (except veterinarians, medical marijuana provider association dispensaries, as defined in Section 24.22.539, ambulance services and emergency medical clinics open earlier than 7:00 a.m. and later than 9:00 p.m.) (410); g. Museums and art galleries (600);
Residential Uses.
h. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit;
i. Duplexes together with an allowed commercial use (820); j. Multiple dwellings and condominiums, together with an allowed commercial use and subject to minimum land area requirements of R-M District (830); k. One to two units above ground floor office use with no additional parking required (810);
l. Small and large family daycare homes in residential units; Commercial Uses.
m. Off-site parking fewer than five spaces (930);
n. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter 24.12 requiring no public hearing.

Section 30. Section 24.12.146 Thrift store and pawn shop requirements of Chapter 24.12 Community Design, of the Santa Cruz Municipal Code is hereby added and will read as follows:

Part 2: GENERAL SITE DESIGN STANDARDS

24.12.146 Thrift store and pawn shop requirements

1. Purpose
To provide for the regulation of collection and sale of second-hand goods consistent with California State Law.

29.98 b. Thrift stores and other stores that accept donations or purchase goods from consumers for sale must limit these activities to no more than 20% of the floor area of the establishment.
c. Donations must be accepted by an employee of the business, and may only be accepted during business hours. Illegal dumping shall be strictly prohibited and managed by the operator of the thrift store, pawn shop, or second-hand goods establishment.

Section 31. Section 24.12.165 Low-Barrier Navigation Centers of Chapter 24.12 Community Design, of the Santa Cruz Municipal Code is hereby added and will read as follows:

24.12.165 Low-Barrier Navigation Centers

1. Purpose
The purpose of this chapter is to establish development standards for low-barrier navigation centers and to ensure this use is constructed and operated in a manner that is consistent with the requirements and allowances of state law, specifically Article 12 of Chapter 3 of Division 1 of Planning and Zoning Law commencing with California Government Code Section 65660.

2. Applicability
The provisions of this section shall apply to all low-barrier navigation center uses.

3. Development and Operational Standards
A low-barrier navigation center development is a Principally Permitted Use in all mixed-use zone districts and as identified in the Commercial zones, if it meets the following requirements:
a. Connected Services. The navigation center offers services to connect people to permanent housing through a services plan that identifies services staffing. b. Coordinated Entry System. It is linked to a coordinated entry system, so that staff in the facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. c. Compliant with State Codes. It complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code of the State of California. d. Homeless Management Information System. It has a system for entering information regarding client stays, demographics, income, and exit destination through the local Homeless Management Information System, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.

Section 32. Section 24.12.185 OBJECTIVE DESIGN STANDARDS FOR MULTIFAMILY DEVELOPMENT of Chapter 24.12 Community Design, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.12.185 OBJECTIVE DESIGN STANDARDS FOR MULTIFAMILY DEVELOPMENT.

1. General.

29.99 a. The purpose of this section is to provide a set of clear, objective, and measurable standards for multifamily and mixed-use residential development that is consistent with the character of Santa Cruz while also ensuring that new housing development is economically feasible.
b. The objective standards in this section relate to building design and site design for new development and redevelopment projects (including all multifamily proposals that meet the definition of demolition in the municipal code). Redevelopments that are remodeling below the 50% threshold for demolition are not required to bring any part of the building into conformance with the code.
c. The regulations in this section shall apply to new development or redevelopment of residential and mixed-use buildings containing two or more dwellings (excluding any ADUs, Jr. ADUs, or SB9 streamlined projects), proposed in the city of Santa Cruz in any zone district other than the Central Business District (CBD) or Central Business District, Subdistrict E (CBD(E)). In some cases, standards apply to some zoning districts and not others; where no specific district is indicated, standards apply to all zoning districts other than the CBD and CBD(E).
d. New buildings on developed sites are required to meet the standards that apply to buildings (Neighborhood Transition, Roof Forms, Modulation, Corridor Frontage (as applicable), Ground Floor Design, Architectural Detail, Building Materials, Lighting, Uses for Active Frontage as applicable), but not the standards that apply to sites (New Connections, Parking Location and Screening, Landscape and Buffering, Useable Open Space, Lighting)
(i) Lighting on the building shall comply with the relevant standards, but existing landscape and parking lighting would not need to be retrofitted unless it is being removed, replaced, or updated as part of the project.

2. Definitions. For the purposes of interpreting this section the following definitions shall apply:

Active Uses. Uses that qualify as uses for active frontage are defined in each zone district where standards for site design require active frontage.

Buffer Landscaping. Landscaping that can be expected to be at least fifty percent opaque from ground level up to a given height within three years of planting. Such planting includes vines, bushes, shrubs, green walls, or evergreen trees with a first branch height of two feet or less.

Corridors. Roadways that support a high level of connectivity and intra-city mobility. For the purposes of this section, these roadways are limited to Ocean Street, Mission Street, Water Street, and Soquel Avenue.

Live-Work. Live-work is a type of residential use that also incorporates commercial uses. The commercial uses allowed in a live-work unit are dictated by the uses allowed in the underlying zoning district.

Living Wall. A living wall is an exterior building face covered with plants growing in containers or on special material integrated into and attached to the building exterior. The plants root in a

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structural support which is fastened to the wall itself, rather than in the ground. The plants receive water and nutrients from within the vertical support or container.

Predominant Building Face. Measured in plan view, the predominant building face is the average plane of the face of the building at any given level. This average includes any legal, enclosed building projections (such as bay windows or dormers), and unenclosed insets (such as inset doorways, balconies, or building notches). See Figure 1.

Figure 1: Predominant Building Face
Public Frontage. A frontage that faces a street, public right-of-way, publicly accessible pedestrian path, or public open space, such as a river levee.

Public Street Frontage. A frontage that faces a private or public street, exclusive of other types of publicly accessible pedestrian paths, alleys, and public open spaces.

Shielded Luminaire. A luminaire is considered to be fully shielded if it is constructed and installed in such a manner that all light emitted by the luminaire, either directly from the lamp or a diffusing element, or indirectly by reflection or refraction from any part of the luminaire, is projected below the horizontal plane through the luminaire’s lowest light-emitting part.

Stacked Flats. A multifamily building type that consists of units stacked vertically with shared circulation and no parking within the building envelope. See Figure 2.

Figure 2: Stacked Flats

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Townhomes. A townhome is a multifamily building type that consists of side-by-side units, each standing on a discrete area of land, which may or may not be a separate legal lot, with parking on the ground floor within the building envelope. See Figure 3. This definition shall not apply beyond this section of the municipal code, and does not supersede the definition of “dwelling, townhouse” in Section 24.22.318.

Figure 3: Townhomes

3. Maximum Building Length.

Goal: To incentivize multifamily buildings that are more affordable by design, and more ‘housesized’ in residential zone districts. a. In all R-Districts and in the R-T(A), R-T(B), R-T(D) and R-T(E) Districts: The maximum building length shall be as dictated by required setbacks and parcel dimensions. Where the building facade along the public frontage is no greater than seventy-five feet in length and where the proposal meets the definition of a stacked flat building type (as opposed to a townhome building type), the parking requirement shall be reduced by half.
(i) On lots with multiple public frontages, such as corner lots or double-frontage lots, this requirement applies only to the public frontage requiring the widest sidewalk. Where required sidewalks are of equal width, this requirement shall apply to all frontages. Required sidewalk widths are determined by considering any relevant area plan requirements and the requirements of Chapters 15.20 and 24.12. In all cases, where any inconsistency is present, the required sidewalk width shall be the widest standard applicable. b. In C-C, R-T(C), C-T, C-N, C-B, PA and all MU Districts: The maximum building length shall be as dictated by required setbacks and parcel dimensions.

4. Walkability.

Goal: To promote pedestrian permeability and walkability through districts as redevelopment occurs over time, particularly for larger sites.
a. Existing Public Connections.

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(i) In all areas of the city, where a project site includes an existing public street, alley, path, paseo, trail, or other public pedestrian connection, this public connection will be maintained or relocated within the project site. (ii) Existing frontage improvements including any bike lanes or sidewalks will be maintained, repaired, or upgraded as dictated by any applicable area plan, or, in the case where no area plan applies, the requirements of subsection (13), Ground Floor Design, or the requirements for sidewalk widths as defined in Chapter 15.20. Where any inconsistency between regulatory documents is present, the widest applicable sidewalk requirement shall apply.

1. Decorative sidewalks may be required based on area plan standards.

Installation of all sidewalks will be based on the standard details provided by the department of public works.
(iii) The total number of connections through the site for cyclists and pedestrians shall not be reduced.
b. New Public Connections.
a. Where a new public street, alley, path, paseo, trail, or other public pedestrian connection is required by an area plan, this connection shall be incorporated into any development or redevelopment proposal for the sites identified by the area plan.
b. Where the street frontage length of a site exceeds four hundred feet along a single roadway, and there is not already a public connection required by an area plan, the project proposal shall include a minimum of one publicly accessible street, alley, path, paseo, trail, or other public pedestrian connection within the middle fifty percent of the site. See Figure 4.

1. Where the new street, alley, path, paseo, or trail cannot connect to an existing public way, the owner of the property may reserve the right to restrict access to the public way until such time as further development allows such a connection to be made. When a connection to another public way is made, clear public access shall be provided, signage indicating that it is a public passage shall be posted, any gates or physical access restrictions shall be removed, and access shall be guaranteed through the granting of a public easement.

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Figure 4: New Public Connections
(iii) New public connections will be required when properties abutting a public street, alley, path, paseo, trail, or other public connection on a side or rear property line also have a street frontage of 100 feet or greater and no other public connection between the project street frontage and the other public street, alley, path, paseo, trail, etc exists within 300 feet of the project. These sites shall incorporate a connection between the project street frontage and that existing public connection with any new development or redevelopment proposal. These connections shall allow clear passage during daylight or business hours as applicable, whichever is longer. This standard shall not apply to projects on corner lots or projects with less than 100 feet of street frontage. See figure 4A.

Figure 4A: New Public Connections - Details

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(iv) All new pedestrian or bicycle connections not including required street-side improvements such as sidewalks and on-street bike lanes shall be at least ten feet wide and a minimum of eighty percent open to the sky. Standards for public or private streets shall be met as required by department of public works design guidelines.
(v) Development or redevelopment proposals on properties with street frontage shall be required to install new or improve existing sidewalks in accordance with the requirements of any area plan, the requirements of subsection (13), Ground Floor Design, and the requirements for sidewalk widths as defined in Chapter 15.20, as applicable. Where any inconsistency between standards exists, the wider sidewalk standard shall apply.

5. Public Frontages.

Goal: To ensure that new development is pedestrian-oriented and provides ground floor uses that activate the public realm.
a. Where a common residential lobby is provided, the lobby shall be accessed from a public frontage.
b. In all MU Zones, the ground floor along any public street frontage shall consist of one hundred percent uses for active frontage as allowed in the underlying zone district, with the exception of lobby space subject to the limitations of subsection (5)(e). c. In the C-C, R-T(C), C-T, C-N, C-B, and PA Zones, the ground floor along the public street frontage shall consist of no less than fifty percent uses for active frontage as allowed in the underlying zone district.
(i) On lots with multiple public street frontages, such as corner lots or doublefrontage lots, this requirement applies only to the frontage requiring the widest sidewalk. Where required sidewalks are of equal width this requirement shall apply to all frontages. Required sidewalk widths are determined by considering any relevant area plan requirements and the requirements of Chapters 15.20 and

24.12. In all cases, where any inconsistency is present, the required sidewalk width shall be the widest standard applicable.
d. Uses for active frontage shall be subject to the following standards:
(i) Uses for active frontage shall be built to a minimum depth of at least twentyfive feet as measured perpendicular to the predominant building face. The twenty-five-foot minimum depth shall be applied as an average depth of the total depth of all the active frontage spaces along the predominant building face, and shall be calculated by dividing the gross square footage of the active frontage space by the length of the predominant building face. The result of this calculation must be twenty-five or greater.
e. Mechanical rooms shall not be placed along the public frontage and shall be located adjacent to a driveway or parking area, except where no parking is provided. Where no driveway or parking area is provided mechanical rooms may be located on a public frontage subject to the following standards.
(i) On lots with multiple public frontages, such as corner lots or double-frontage lots, mechanical rooms are prohibited along the public frontage requiring the widest sidewalk of all frontages on the property. Sidewalk widths are

29.105
determined by considering any relevant area plan requirements and the requirements of Chapters 15.20 and 24.12. In all cases, where any inconsistency is present, the required sidewalk width shall be the widest standard applicable. (ii) When required sidewalks on more than one frontage are of equal width, the prohibition on mechanical rooms shall apply only to the frontage oriented toward the street with the higher traffic volume.
f. Amenities provided to building residents do not qualify as uses for active frontage unless they are also open and available to the general public. g. Where outdoor dining is an allowed use, the area allotted to outdoor dining does not count towards the percentage of required active use along the frontage. h. In the C-C, R-T(C), C-T, C-N, C-B, PA, and all MU Zones, the ground floor facing a public frontage shall be subject to the following standards:
(i) On corner lots, the ground floor shall have one hundred percent commercial uses at the corner, extending for at least thirty feet on either side of the corner, or the distance of the frontage of the corner parcel, whichever is less. (ii) ii. Entries to ground floor uses shall be placed at an average of every fifty linear feet or less of building frontage. The following uses are exempt from this requirement:

1. Food and beverage stores, medical/health offices.

2. Lodging in areas designated MXVC in the 2030 General Plan. (iii) Residential or commercial lobbies are limited to a maximum of thirty feet of frontage, unless they are combined with an active use, in which case they are limited to fifty feet of frontage.
i. In all R-Districts and in the R-T(A), R-T(B), R-T(D) and R-T(E) Districts, with the exception of flag lots, a parcel’s public frontage shall be comprised of ground-floor residential uses that are oriented toward the public frontage. j. Ground floor residential units that face a public frontage shall provide an entry facing toward the public frontage that provides access into an entry area, living area, kitchen, or hallway (not a bathroom or bedroom, with the exception of studios). k. Entries facing a public frontage shall include a minimum of forty-eight square feet of flat, unenclosed, covered area, which may be a projection, or inset, or a combination of the two. (See Section 24.12.120 for allowed projections into setback areas.)

6. Parking Location and Screening.

Goal: To minimize the visual impact of parked cars from sidewalks and streets. a. Off-street parking and loading facilities, including bike parking requirements, shall be provided as required in Section 24.12.200 et seq.
b. For projects including five or more dwelling units, parking shall not be located in the area between the front lot line and a line extended horizontally from the plane of the predominant building face to the edges of the lot. See Figure 5.

29.106
Figure 5: Parking Location
c. Residential parking for projects including five or more dwelling units shall be screened from view in the following ways:
(i) Podium parking facing a public frontage shall be wrapped with uses for active frontage as allowed in the applicable zone district or residential uses on all levels facing a public frontage to a depth of at least eighteen feet average, measured on each level perpendicular from the predominant building face. (Also see subsections (12), Corridor Frontage, and (13), Ground Floor Design.)
(ii) Tuck-under parking shall be entirely contained within the building and screened by garage doors. Where it faces a public frontage and is set back less than fifteen feet from the public right-of-way, tuck-under parking shall be wrapped with active or residential uses to a depth of at least eighteen feet average, measured perpendicular from the predominant building face. See Figure 6. (Also see subsections (13), Corridor Frontage, and (14), Ground Floor Design.)
Figure 6: Tuck-Under Parking Screening
d. The entire perimeter of a surface parking area that fronts onto a side or rear yard, except the width of the access, shall be screened by buildings, evergreen buffer landscaping to a minimum depth of three feet, or fences that are at least seventy-five percent opaque. Fences or hedges shall not be greater than nor allowed to exceed eight feet in height on an interior side yard or rear yard, or three and one-half feet in height in a front or exterior side yard. (Also see Section 24.12.280.)

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e. In any multi-level parking structure, the exterior shall be fully screened, and automobile headlamps shall be shielded so as to not be visible from adjacent parcels, streets, public parks, publicly accessible outdoor space, or designated open space area.
f. Driveways and approaches shall comply with the standards set forth in Chapter 15.20 and Section 24.12.280 and the driveway approach standard detail included with the public works standards in effect at the time of design review and shall be designed in accordance with AASHTO Green Book sight distance standards. Ingress/egress to driveway approaches may be limited based on the results of a transportation study.

7. Landscape and Buffering.

Goals: To enhance the urban forest, provide shade for buildings and sidewalks, incorporate landscape, and provide visual buffering into new development in a way that is visually appealing and consistent with the character of Santa Cruz.

In R-Districts and in the R-T(A), R-T(B), R-T(D) and R-T(E) Districts, the goal of landscape is also to soften the massing of buildings as they front the street. In commercial and mixed-use districts, the goal is also to create a landscaped edge to sidewalks and encourage the incorporation of terraces and balconies for usable outdoor space (livability), architectural interest (modulation), and access to outdoor space for public health and passive cooling (resilience). a. In all R-Districts and in the R-T(A), R-T(B), R-T(D) and R-T(E) Districts:
(i) All open spaces in the front setback (excluding areas for driveways and sidewalks), shall be at least seventy-five percent landscape (planted materials) that are selected to comply with WELO standards as found in Chapter 16.16 that are current at the time of design review. The selected planted materials shall be WELO compliant even when the formal requirements of the WELO do not apply to the project.
(ii) Selected plant species for the site shall incorporate a mix of trees, shrubs, and ground cover.
(iii) Turf areas shall include no more than twenty-five percent of the total irrigated area on the site.
b. In the C-C, R-T(C), C-T, C-N, C-B, PA and all MU Zones:
(i) All public frontages shall incorporate 0.4 square feet of planted area for each linear foot of building frontage. In no case shall the planted area be less than twelve square feet in size.
(ii) The planted area may be provided in small, individual pockets of planting, or in larger consolidated planted areas, and must occur within the property line.

This standard applies regardless of ground floor use.
(iii) A landscaped buffer of at least five feet in depth and the length of the property line shall be provided at the rear property line on sites that are one hundred feet or greater in depth and abut a residentially zoned parcel at the rear property line.
(iv) Plants shall be selected to comply with WELO standards found in Chapter

16.16 that are current at the time of design review.

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(v) Street trees shall be planted in the public right-of-way, or within five feet of the public right-of-way, at a rate of one tree per each thirty feet of site frontage. Spacing of trees shall be sufficient to accommodate the mature canopy of each specimen, and installation shall be in compliance with the planting requirements of the parks and recreation and public works departments, including the Street Tree Master Plan, and the requirements of Chapters 13.30 and 15.20 and Section 24.12.186 as applicable at the time of design review.
(vi) Any plantings or landscaping materials within surface parking areas are required to comply with the city’s low-impact development (LID) standards, storm water best management practices, and Storm Water Management Program.
c. Refuse/Recycling Storage Facility. Enclosures for refuse bins or dumpsters are required of all new multifamily and mixed-use residential projects with three or more housing units or any commercial development as set forth in the City of Santa Cruz Department of Public Works Refuse Container Storage Facility Standard Design Policy.

8. Usable Open Space.

Goal: To enhance the livability of new residential buildings with well-designed, functional open spaces with landscaping and amenities for residents to enjoy. a. In the C-C, R-T(C), C-T, C-N, C-B, PA and all MU Districts; and in any district without an underlying zone district open space standard:
(i) At least forty square feet of private open space and at least twenty square feet of common open space shall be provided per dwelling unit. (ii) Common open space may be substituted for private open space at a ratio of 2:1 (e.g., eighty square feet of common open space may be substituted for forty square feet of private open space).
b. In all R-districts and in the R-T(A), R-T(B), R-T(D) and R-T(E) Districts: the amount of required open space shall be determined by the underlying zone district standard.
c. In all districts where residential uses are an allowed use:
(i) Private usable open space must be at least four feet in any horizontal dimension and common usable open space must be at least fifteen feet in any horizontal dimension.
(ii) There shall be no limit to the percent of the required open space that may be assigned to private balcony or patio areas.
(iii) No less than twenty-five percent of the total common open space area shall be permanently landscaped with live plant material incorporating trees, shrubs, and ground cover.
(iv) A minimum of three of the following features shall be incorporated into common open spaces and maintained on the site:

1. Fixed or movable seating.

2. Picnic-style tables.

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3. Shade trees (see allowances under Section 24.22.586, Open space, useable) or shaded canopy.

4. Community garden.

5. Flowering plants.

6. Native habitat.

7. Play area for pets.

8. Educational or interpretive information about geographic, historic, or ecological features, such as plaques about relevant tribal history or indigenous plant information.

9. Outdoor kitchen equipment or fire pit.

10. Children’s play equipment.

11. Sports courts.

12. Public art or interactive art, such as a life-size chess game, sculpture, or murals.

13. Spa, pool, or hot tub.
d. Common open space may be provided on building rooftops as roof decks. Such usable open space is not counted as an additional story if rooftop structures comply with Section 24.12.150, Height limits modifications.
e. Up to thirty percent of required common open space may be provided as publicly accessible open space that supports a retail or restaurant use, such as a courtyard, outdoor dining area, or other active use (i.e., not auto or bike parking), which is open to the sky, and is not less than fifteen feet in any horizontal dimension, so long as the space is freely accessible to building residents without requirements to patronize the business use. Areas that are reserved exclusively for customers will not count toward required open space.

9. Neighborhood Transition.

Goal: To create a transition between new development and existing neighborhoods, provide privacy for current and future residents, and minimize potential shading on neighboring residents.
a. In the C-C, R-T(C), C-T, C-N, C-B, PA, and all MU Districts: along property lines that abut an R-District:
(i) Buildings shall not intercept a forty-five-degree neighborhood transition plane inclined inward from the underlying setback, starting at a height of thirty-five feet above grade. See Figure 7.

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Figure 7: Neighborhood Transition Plane
(ii) Private or shared balconies and decks shall not extend into an underlying setback.
(iii) The occupiable area of roof decks, including any deck on roof area falling under the neighborhood transition plane, shall be set back at least three feet from the building edge and any railings, shade structures, or accessory structures shall not intersect the required neighborhood transition plane.

Rooftop lighting shall also comply with lighting requirements of subsection (16).

10. Roof Form.

Goal: To ensure that the tops of buildings are designed with architectural interest, and to reduce the bulk of buildings as they meet the sky.
a. Buildings shall be designed with variation in roof form. The number of required roof forms shall be calculated at a ratio of at least one roof form for every thirty feet of frontage for buildings three stories or fewer in height; and at least one roof form for every fifty feet of frontage for buildings more than three stories, and shall be located within fifteen feet of the predominant building face on all building frontages. On corner lots or double-frontage lots, standards for variation in roof form will apply to all frontages. See Figure 8.
(i) “Roof form” is defined as a geometric plane or set of planes which form the top enclosure of a volumetric area below it/them. Common types of roof forms are gabled, hipped, sloped, flat, and flat with a decorative parapet. Examples of roof forms are illustrated in Figure 9.
(ii) A change in roof form must be combined with a change in height of at least three feet, a horizontal change in plane of at least four feet, or a change in roof pitch. See Figure 10 for examples. Changes in roof form shall not exceed allowed building heights, as defined by the underlying zone district. (iii) Smaller roof forms that cover enclosed space (such as dormers and bay windows) count as individual roof forms if they are at least thirty-six square feet in horizontal surface area. Bay windows located on a wall below another roof form will not count as individual roof forms regardless of size.

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(iv) Unenclosed space (such balconies, terraces, porticos, and belfries) count as individual roof forms if they are at least forty-eight square feet in horizontal area. Balconies should also conform to the standards for useable open space in subsection (7).
b. For the purposes of calculating the number of required roof forms on a building, for buildings of three stories or fewer, each increment of thirty feet of building frontage requires an additional roof form, counted by rounding down to the next whole number. For buildings more than three stories, each increment of fifty feet of building frontage requires an additional roof form, counted by rounding down to the next whole number. For example, on a building of three stories, a frontage of thirtyone feet would be required to provide one roof form. However, there is no maximum dimension for any one roof form, nor are roofs required to be designed in thirty- or fifty-foot increments.

Figure 8: Applying Roofline Standards
Figure 9: Roof Forms
c. Combining Roof Forms.
(i) The required number of roof forms may intersect to create more complex roof forms or may be organized in a hierarchy. Examples of combined roof forms are illustrated in Figure 10.
(ii) Roof forms may be repeated, as with a flat roof that steps up or down, or a sawtooth.

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(iii) Where two or more forms intersect or combine to create more complex forms, each is counted as an individual roof form. For example, two hipped forms may intersect to create a hip and valley form, which would count as two roof forms.
(iv) Where two or more roof forms are organized in a hierarchy, each is counted as an individual roof form. For example, the dominant roof form may be a hipped roof, which has two dormers with open gable roofs, which would count as three roof forms. Another example is a flat roof on a building that has two bay windows with flat roofs, each at least thirty-six square feet in area. See Figure 10 for examples.
(v) For flat roofs and flat roofs with decorative parapets, changes in roofline for buildings three stories or fewer must be accompanied by a minimum eighteeninch change in height relative to the adjacent roof form. For buildings that are more than three stories, the minimum change in height shall be three feet. This change in height shall be measured to the top of the parapet, where present. (vi) For buildings three stories or fewer, a stepback of at least four feet in depth and thirty feet in length can fulfill one of the roof form requirements. For buildings more than three stories, a stepback of at least four feet depth and fifty feet in length can fulfill one of the roof form requirements. See figure 11. (vii) Changes in roof form shall not exceed allowed building heights, as defined by the underlying zone district.

Figure 10: Combining and Counting Roof Forms

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Figure 11: Stepback Roof Form Example

11. Building Modulation.

Goal: To break up large building faces and create visual interest for pedestrians, neighbors, and visitors.
a. Where no other modulation controls apply (e.g., an area plan), building faces shall be articulated in the following ways.
(i) For buildings three stories or fewer in height, provide at least one horizontal change in plane for every thirty feet of building face, rounded down to the next whole number (e.g. 1-29ft, no change in plane required; 30-59 ft, one change in plane required, etc). This requirement only applies to the public street frontages. The changes in plane must be at least two feet deep and six feet apart and must be open to the sky with allowances for eaves. Such changes in plane may contain balconies as long as the railing is at least seventy percent see-through or transparent. See figure 12.

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Figure 12: Modulation for Buildings Three Stories or Fewer (ii) For buildings more than three stories, provide at least one horizontal change in plane for every fifty feet of building face, rounded down to the next whole number (e.g., 1-49 ft, no change in plane required; 50-99 ft, one change in plane required, etc).. This requirement applies to all faces of the building that meet the length requirement for modulation (i.e. all faces fifty feet or more in length). The changes in plane must be at least four feet deep and six feet apart.

Such changes in plane may contain balconies, as long as the railing is at least seventy percent see-through or transparent. See figure 13.

1. Changes in plane must continue through the ground floor on the public street frontages, but are not required to continue through the ground floor on the other building faces. Changes in plane on all faces must continue through all floors above the ground floor and all changes in plane shall be open to the sky with allowance for eaves.

Figure 13: Modulation for Buildings More than Three Stories

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2. Public street frontages one hundred feet or more in length shall incorporate a notch. As shown in Figure 14, the notch must be at least six feet deep and twelve feet wide. The notch fulfills two of the required changes in plane. The notch may contain balconies, as long as the railing is at least seventy percent see-through or transparent. The notch must be open to the sky, with allowances for eaves. The notch is not required to continue through the ground floor.

Figure 14: Notch Example

3. A project may waive the change in plane requirement if the window inset depth (as described in section 14.d) is at least 6" for all windows above the ground floor and if the facade material is either tile, brick, concrete, stone (engineered or natural), or a living wall (as defined). The intent is to create a highly textured surface. If the project frontage is one hundred feet or more in length it must still include a notch as described in 11.a.ii.2.
(iii) Projections from the building face including balconies, awnings, signs, and decorative elements are not considered to be changes in plane.

12. Corridor Frontage.

Goal: To ensure that buildings in denser, mixed-use districts are designed with functional, human-scaled ground floors that promote walkability and provide space for local businesses.

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a. Unless otherwise dictated by an area plan, the ground floor frontage facing a corridor shall be set back at least twelve feet from the face of the curb. See Figure

15. (i) This may be achieved by setting back only the ground floor, but in no case shall any portion of the proposed building extend into or over the public rightof-way, except that awnings and balconies at the second story or above may extend into the right-of-way no more than three feet. No projection shall be closer than eight feet to the centerline of an alley, driveway, or path of automobile circulation except with the approval of the city engineer based on considerations of public safety and welfare (e.g., utility considerations, emergency access, etc.).
(ii) This setback area shall not be counted toward the requirement to incorporate uses for active frontage, and the area shall be used as a twelve-foot-wide sidewalk over at least eighty percent of the frontage.
(iii) In no case shall the passable sidewalk width be less than eight feet without approval of an administrative use permit and revocable license as allowed under Section 24.12.192 for outdoor extension areas, in which case the passable sidewalk width shall not be less than six feet.

Figure 15: Corridor Frontage

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13. Ground Floor Design.

Goal: To ensure that buildings in commercial districts are designed with ground floors that support walkability with functional commercial or live-work frontages. Also, where residential units are allowed, to ensure well-designed frontages that strike a balance between privacy for the resident and activation of the sidewalk.
a. In the C-C, R-T(C), C-T, C-N, C-B, PA and all MU Districts, commercial groundfloors shall be designed as follows:
(i) In development projects that include market-rate housing at a rate of more than 50% of total units, a minimum ground floor height of fifteen feet, measured from the top of the floor to the top of the floor of the next level, or ten feet if a mezzanine is included. Minimum ground floor frontage transparency of seventy percent is required between a height of two feet and twelve feet measured parallel above sidewalk grade. Views of the interior shall be maintained to a minimum depth of five feet with an allowance for window displays. (ii) In development projects that include below-market-rate housing at a rate of 50% or more of total units, a minimum ground floor height of no less than 12 feet, measured from the top of the floor to the top of the floor of the next level, or ten feet if a mezzanine is included. Minimum ground floor frontage transparency of seventy percent is required between a height of two feet and ten feet measured parallel above sidewalk grade. Views of the interior shall be maintained to a minimum depth of five feet with an allowance for window displays. (iii) In a commercial space, any mezzanine shall be set back at least thirty feet from the building frontage and shall occupy no more than one-third of the area of the ground floor.
(iv) Entries shall be inset from the building face at least three feet as shown in Figure

15. Entry areas may contain landscaping within the property line as described in

24.12.185.7.
b. In the C-C, R-T(C), C-T, C-N, C-B, PA, and C-B Zones where residential development is allowed, ground floor residential units shall not occupy more than fifty percent of a public frontage. Residential units on the ground floor may be designed as live-work units or may be exclusively residential units. c. Any live-work units shall be designed as follows:
(i) Live-work units are only permitted on the ground floor. (ii) Minimum ground floor height and frontage transparency as defined for Commercial ground floors in 24.12.185.13.i through ii.

1. In a live-work unit any mezzanine shall be set back at least eighteen feet from the building frontage and shall occupy no more than one-half of the area of the ground floor.
(iii) Minimum ground floor depth of eighteen feet.
(iv) Minimum unit/storefront width of twelve feet.
(v) Minimum ground floor frontage transparency of fifty percent between a height of two feet and twelve feet measured parallel above sidewalk grade. (vi) Entries as defined for Commercial ground floors in 24.12.185.13.iv.

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d. In the C-C, R-T(C), C-T, C-N, C-B and PA Zones where residential units other than live-work units are located at the ground floor, the following standards shall apply:
(i) Where units are individually accessed, the entry must be set back at least six feet from the property line; this setback may be reduced to four feet if the unit is elevated at least two feet from the sidewalk (as with a stoop). See Figure 16.

1. This may be a setback of the ground floor only, or a setback of the entire building face.

2. This setback area may include an architectural feature indicating private space including but not limited to a railing, gate, entry landing, or doorstep.

3. This area may include landscaping or private open space for an individual unit. In order to qualify as private open space, the area must be separated from the sidewalk by one of the following mechanisms intended to indicate the privacy of the space:
• An increase in elevation of at least two feet;
• A railing or gate;
• Clustered landscaping, as in a hedge or other dense planting, not exceeding forty-two inches in height.

Figure 16: Ground Floor Residential Entry Setback
e. Where a unit does not have individual access to the sidewalk, active living areas (including living rooms, dining rooms and kitchens, but excluding bedrooms, bathrooms, and hallways) are required at the building frontage, and must be set back at least four feet from the sidewalk; this setback may be reduced to two feet if the unit is elevated at least two feet above the sidewalk. See Figure 17. (i) This may be a setback of the ground floor only, or of the entire building face. (ii) This setback area shall incorporate landscaping or planters.

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Figure 17: Ground Floor Residential – Without Individual Access

14. Architectural Detail.

Goals: To highlight the prominence of corner buildings along corridors, ensure that buildings have an appropriate level of detailing, and ensure that building facades convey the qualities of substantiality and depth.
a. Buildings that are mixed-use shall visually differentiate the ground floor from the floors above by one or more of the following:
(i) A change in material; and/or
(ii) A change in plane; and/or
(iii) A cornice line, belly band, or similar horizontal element. b. Buildings at the intersection of a corridor and another street (including another corridor) shall implement at least one of the following corner features:
(i) Increased height of the corner roofline of at least three feet above the adjacent roofline; and/or
(ii) A chamfered corner with a diagonal cut at least six feet on either side of the corner. See Figure 18. This may be at the ground floor only, or for the entire height of the building; and/or
Figure 18: Chamfered Corner

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c. A public open space of at least thirty square feet in area, and not less than four feet in any dimension, which may be designed to look like an extension of the sidewalk. Where the depth of this space is less than six feet, it may be open only at the ground floor. Where the depth of this space is greater than six feet it must be open to the sky. See Figure 19.

Figure 19: Public Open Space at Corner
d. Buildings in the C-C, R-T(C), C-T, C-N, C-B, PA and MU Zones shall apply at least two categories of the following architectural features to each building face and to each level above ground floor. Buildings may incorporate different features on each face and level or may use the same two features on each face and level, so long as each face and level includes features from at least two categories. (i) Category 1 – Terrace, balcony, or Juliette balcony with a minimum projection of ten inches and a minimum width of three feet (at least one per level; see also subsection (9), Neighborhood Transition).
(ii) Category 2 – Windows detailed with a lintel, sill, or arch. (iii) Category 3 – Awnings, louvers, or shutters.
(iv) Category 4 – Decorative cornice or decorative lighting sconces (see also subsection (16), Lighting).
e. Windows shall be inset such that there is at least two inches between the plane of the glass and the plane of the building face for all windows above the ground floor; this depth shall be increased to four inches for buildings more than three stories, for all windows above the ground floor.
f. Walls or portions of walls that are unfenestrated (without windows, balconies, or glass doors) that extend from grade up to the roofline are limited to a maximum horizontal width of fifteen feet, with the exception of elevator towers.

15. Building Materials.

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(i) The following materials are acceptable for use on building faces: tile, brick, glass, metal (except as prohibited below), painted or sealed wood, concrete, stucco, plaster, adobe, and stone (engineered or natural), and living walls (as defined).
(ii) Unarticulated or flat panelized materials (such as metal, cement board, or GFRC panels) are prohibited on public frontages but may be incorporated on other building faces. Panels for modular and prefabricated construction are allowed (including sandwich panels).
(iii) Any materials that are not explicitly listed here require an administrative design review permit to ensure that approved materials conform to the goal of this section.
b. Vinyl windows are prohibited in the following circumstances:
(i) Any mixed-use or residential buildings more than three stories. (ii) On a building face oriented toward a public street other than an alley of a mixed-use or residential building three stories or fewer. c. At building corners, except for living walls, soffits, and insets for balconies, materials shall wrap around the corner to a depth of at least four inches. This includes outside corners of changes in plane that are four inches or greater in depth as well as outside corners of bay windows. See examples shown in Figure 20. d. Living walls shall meet the following standards:
(i) The living wall shall be permanently integrated into the exterior design of the building face upon which they are planted.
(ii) The living wall shall not be located on a north- or north-east-facing building face.
(iii) The living wall shall include an integrated irrigation system. (iv) The living wall shall be created using materials specifically designed for the purpose of installing and maintaining plants within the intended context (considering sun, shade, fog, rain exposure, and any other relevant environmental factors) on an exterior building face.
(v) Components of a living wall shall be considered with other landscape elements, and are subject to the requirements of the city’s WELO. (vi) Nothing in this section shall regulate or require the installation of living walls on the interior of any building.

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Figure 20: Material Application
Section 33. Section 24.12.220 EXCEPTIONS of Chapter 24.12 Community Design, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.12.220 EXCEPTIONS

1. Off-street parking and loading requirements set forth in this part shall not apply to:
a. Agricultural uses; or
b. Development within one-half mile of a major transit stop. (i) This exception shall not apply to any lodging use or where the city is authorized to enforce minimum auto parking requirements pursuant to California Government Code Section 65863.2(b).

2. The Off-Street Loading Facilities (Section 24.12.295) set forth in this part shall not apply when:
a. A project, pursuant to 24.12.220b, provides zero off-street parking. b. The total length of existing on-street loading zones, measured around the block perimeter, satisfy the requirement of 24.12.295(3).

Section 34. Section 24.12.241 ELECTRIC VEHICLE CHARGING STATION REQUIREMENTS of Chapter 24.12 Community Design, of the Santa Cruz Municipal Code is hereby amended to read as follows:

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24.12.241 ELECTRIC VEHICLE CHARGING STATION REQUIREMENTS Electric vehicle charging must be provided in accordance with the California Building Standards Code.

Section 35. Section 24.12.250 BIKE PARKING REQUIREMENTS of Chapter 24.12 Community Design, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.12.250 BIKE PARKING REQUIREMENTS.

State law related to automobile parking reductions or elimination do not apply to bicycle parking.

1. Bicycle parking facilities shall be provided for any new building, addition or enlargement of an existing building, or for any change in the occupancy.

2. Bike Spaces and Type Required. Bicycle parking facilities’ quantity and type shall be provided in accordance with the following schedule, with fractional quantity requirements for bike parking over one-half to be rounded up. Each bicycle parking space shall be no less than six feet long by two feet wide and shall have a bicycle rack system in compliance with the bike rack classifications listed in subsection (4).

Section 35. Section 24.12.280 DESIGN REQUIREMENTS of Chapter 24.12 Community Design, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.12.280 DESIGN REQUIREMENTS.

1. Landscaping and Screening.

2. Standards for Multifamily, Over Five Units, Commercial and Industrial Developments.

Except for Multifamily Housing projects subject to the design standards in Section 24.12.185, every parking facility shall include a minimum of ten percent of area devoted to parking in permanent landscaping. Landscaping shall be installed in areas used to channel the flow of traffic within parking rows, at the entry to aisles, and at other locations specified by the approving body. Required landscaping shall include appropriate vegetation including trees which shall be provided in sufficient size and quality to adequately screen and soften the effect of the parking area, within the first year. Additional standards for screening found in Section 24.12.185 shall also apply where required.

Section 36. Section 24.12.445 VARIATIONS TO REGULATIONS FOR BUILDINGS AND

SITES ON CITY HISTORIC BUILDING SURVEY AND CONTRIBUTING BUILDINGS WITHIN CITY HISTORIC DISTRICTS of Chapter 24.12 Community Design, of the Santa Cruz Municipal Code is hereby amended to read as follows:

24.12.445 VARIATIONS TO REGULATIONS FOR BUILDINGS AND SITES ON CITY

HISTORIC BUILDING SURVEY AND CONTRIBUTING BUILDINGS WITHIN CITY HISTORIC DISTRICTS.

Purpose: The purpose of these variations is to create incentives to help preserve, maintain and rehabilitate existing historic properties. Another purpose is to ensure that new construction and alterations are allowed in a manner which retains the integrity of the city’s historic landmarks, buildings, sites, objects, and contributing buildings within districts.

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1. Procedure. To obtain approval of any variation, an historic alteration permit is required and shall be approved in accordance with Sections 24.08.900 through 24.08.940, and shall also meet all of the relevant additional findings listed in Section 24.12.450. For use variations, an administrative use permit shall be approved by the zoning administrator in accordance with Sections 24.08.010 through 24.08.050 and must also meet all of the relevant additional findings listed in Section 24.12.450. For development within the Coastal Zone, a coastal permit may also be required in conformance with Section 24.08.200 et seq., and the findings and standards specified in the historic alteration permit shall also serve as coastal permit requirements, in addition to all other applicable LCP provisions. In the event of a conflict between the historic alteration permit requirements and the LCP’s coastal resource protection requirements (including related coastal hazards, sensitive habitat, agriculture, public recreational access, and open space), the coastal permit/LCP’s coastal resource protection requirements shall govern. a. Variations to Development Standards. District regulations for height, stories, parking, setbacks, projections into required yards, open space, lot coverage, rear yard coverage, floor area limitations, fence heights, slope regulations and yards may be modified to the extent that it promotes the preservation, maintenance and rehabilitation of an historic structure or site.
b. Variations to Uses. The following additional uses may be allowed on lots with listed historic buildings and on lots with contributing buildings within an historic district.

This provision encourages the adaptive reuse of designated historic resources by permitting an additional use within some areas otherwise zoned primarily for residential, commercial or industrial uses.

1. Multifamily uses in single-family residential zone district, subject to RL zoning density, lot size and lot width standards.

2. Business and professional office uses (not including medical offices) in residential zone districts on up to two parcels where the majority of the parcel is within one hundred feet of commercially zoned property except for CN-zoned properties.

3. Expansion of single-family homes in RM and RT zone districts.

4. Expansion of nonconforming structures and uses.

5. Residential uses may be allowed on the ground floor in commercial zones, except in the Downtown Plan area and in the Community Commercial and Mixed Use zones of the Mission Street Urban Design Plan area. In the Professional and Administrative Office zone of the Mission Street Urban Design Plan area, residential uses may be allowed on the ground floor as part of a multifamily or mixed use.

Section 37. The City Council finds and determines that the adoption of this ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) as a project has been considered under the City’s existing 2030 General Plan Environmental Impact Report and that it can be seen with certainty to have no possibility for causing a significant effect on the environment.

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Section 38. If any section or portion of this ordinance is found to be invalid by a court of competent jurisdiction, such finding shall not affect the validity of the remainder of the ordinance, which shall continue in full force and effect.

Section 39. This ordinance shall take effect and be in full force thirty (30) days after final adoption for areas of the City outside the Coastal Zone and shall take effect and be in full force upon certification by the California Coastal Commission for areas of the City located within the Coastal Zone.

PASSED FOR PUBLICATION this 27th day of May, 2025, by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED: ______________________________
Fred Keeley, Mayor
ATTEST: _________________________________
Bonnie Bush, City Clerk Administrator
PASSED FOR FINAL ADOPTION this XX day of XX, 2025, by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED: ______________________________
Fred Keeley, Mayor
ATTEST: _________________________________
Bonnie Bush, City Clerk Administrator
This is to certify that the above and
foregoing document is the original
of Ordinance No. 2025-XX and
that it has been published or posted
in accordance with the Charter of
the City of Santa Cruz.
________________________________
Bonnie Bush, City Clerk Administrator

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Zoning Ordinance Amendments Related to Objective Design Standards for Multifamily Housing, State Density Bonus, Reasonable Accommodations for People with Disabilities, Licensed Community Care Facilities, Low-Barrier Navigation Centers, and Historic Structures on Mission Street, and General Plan Land Use Chapter Text Amendment, that implement the Local Coastal Plan.

April 2025 – REDLINE copy
deleted text is struck out and red; additions are red and underlined Changes made after the 1/27/25 Transportation and Public Works Commission meeting and 4/3/25 Planning Commission Meeting: deleted text is struck out and red and highlighted in yellow; additions are red and underlined, and highlighted in yellow Amendments are proposed in the following chapters in Title 24:

Chapter 24.04 Administration

24.04.030 TYPES OF PERMITS AND OTHER ACTIONS AUTHORIZED BY THIS TITLE.

The following permits and actions are established in order to carry out the purposes and requirements of this title:

1. Appeals;

2. Coastal permit;

3. Conditional fence permit;

4. Conservation regulations modifications (in the Coastal Zone only);

5. Design permit;

6. Demolition/conversion permit:
a. Demolition authorization permit for residential structures, b. Historic demolition permit;

7. Extension of permits;

8. Historic building survey: building designation and deletion;

9. Historic alteration permit;
9a. Administrative historic alteration permit;

10. Historic landmark designation;

11. Mobile homes: certificate of compatibility;

12. Mobile home park conversion;

13. Planned development permit;

14. Project modifications, pursuant to Section 24.04.160(4)(b);

15. Relocation permit;

16. Request for Reasonable Accommodation for persons with disabilities; 1716. Revocation of permits;
1817. Signs:
a. Design permit (for signs),
b. Building permit (for signs),
c. Sign permit – public art exception;

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1918. Slope development permit (outside the Coastal Zone); 2019. Use permit:
a. Administrative use permit, for uses requiring an administrative use permit; b. Special use permit, for uses requiring a special use permit; 2120. Variance;
2221. Watercourse development permit;
2322. Watercourse variance;
2423. Zoning Ordinance and General Plan text/map amendments.

24.04.130 DECISION-MAKING BODY WITH FINAL AUTHORITY ON APPLICATION

APPROVAL
The following table indicates the decision-making body who can approve, deny or conditionally approve an application, whether or not a public hearing is required, and the bodies to which appeals can be made:

1. The planning commission and city council may refer certain aspects of any application to the zoning administrator for final action.

2. The zoning administrator may refer any of the matters on which he/she is authorized to act to the planning commission or historic preservation commission.

Temporary uses, variations to
parking design requirements and
number of spaces, low risk alcohol
outlets, and half baths in accessory
buildings

ZA CPC/CC
Administrative Use Permit:

Variations to parking design
requirements or variations to number
of required spaces

ZA CPC/CC/CC
C

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Other uses as listed by individual
zoning districts as requiring an
Administrative Use Permit

ZA CPC/CC
Design Permit ZA CPC/CC

1. Substandard lots: new two-story
structures and second-story additions
with a single-family residential use,
excluding ADUs

ZA CPC/CC

2. Large homes per Section

24.08.450 ZA CPC/CC

3. Wireless telecommunications
facilities ZA ZA CPC/CC

4. New structures or improvements to
existing structures in the WCD
Overlay which are exempt or
excluded from coastal permit
requirements

ZA CPC/CC

5. New structures or improvements to
existing structures in the WCD
Overlay which require a coastal
permit

ZA CPC/CC

6. Residential development in R-L,
R-M, or R-H zone districts
conforming to all standards of
Section 24.12.185

ZA CPC/CC

7. Mixed-use or residential
development not within the R-L, RM, or R-H zone districts with no

ZA CPC/CC

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more than 50 dwelling units and
conforming to all standards of
Section 24.12.185.

8. Mixed-use or residential
developments not within the R-L, RM, or R-H zone districts with 51 dwelling units or more and
conforming to all standards of
Section 24.12.185

ZA CPC/CC

9. Mixed-use or residential
development not within the R-L, RM, or R-H zone districts with no more than 50 dwelling units and
varying from at least one and no more
than five standards of Section

24.12.185.

ZA CPC/CC
810. Mixed-use or residential
development that varies from six or
more standards of Section 24.12.185
CPC CC
Demolition Permit

1. Single-family residential ZA CPC/CC

2. Multifamily residential CPC CC

3. Historic demolition permit HPC CC

4. Nonresidential ZA2 ZA2 CPC/CC
General Plan Text and Map
Amendments
CPC CC/CCC3
Historic Alteration Permit HPC CC
Administrative Historic Alteration
Permit

ZA HPC/CC
Historic Building Survey:

Building designation, deletion HPC CC
Historic District Designation HPC/CPC CC
Historic Landmark Designation HPC CC
Mobile Homes (Certificate of
Compatibility)

ZA CPC/CC
Mobile Home Park Conversion CPC CC

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Outdoor Extension Areas per
Section 24.12.192

Amendments recommended by CPC CPC CC/CCC3
Amendments not recommended by
CPC
CPC CC/CCC3
CCC = California Coastal Commission CC = City Council CPC = City Planning Commission
HPC = Historic Preservation Commission ZA = Zoning Administrator 1 For projects seaward of the mean high tide line, and in the case of appealable actions, the California Coastal Commission shall be the decision-making body which can finally approve an application. In the Coastal Zone, all proposed accessory dwelling units that require a coastal permit shall be processed in the manner described in Chapter 24.04 and Section 24.08.200 et seq. (including in terms of public noticing and process for appeal to the Coastal Commission) except that no public hearing shall be required. A coastal permit for an accessory dwelling unit is not locally appealable. An appeal of such a coastal permit within the appealable area of the Coastal Zone shall be made directly to the California Coastal Commission. In addition to all other applicable LCP requirements, standards for ADUs in the Coastal Zone are specified in Section 24.12.140(2).
2 Such permits shall be issued administratively, without a public hearing, unless a cultural resources evaluation, prepared by a qualified consultant as determined by the zoning

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administrator, determines that the building or structure is eligible for listing on the city historic building survey.
3 California Coastal Commission in case of CLUP policy, CLIP elements. 4 At a regularly scheduled meeting, a majority of the council may take an action to direct any project or amendment to be called from a lower hearing body prior to a final action or during an appeal period in accordance with Section 24.04.175(2).
5 An appellant must exhaust all local appeals before an appeal can be made to the California Coastal Commission, unless the coastal permit is processed concurrently with other permits pursuant to Section 24.04.150 (for example, a design permit, a use permit, etc.). Because the city charges an appeal fee pursuant to Section 24.04.070 for appeals of coastal permits processed concurrently with other permits, Section 30603(c) of the Coastal Act does not require an appellant to exhaust all local appeals before a project can be appealed to the California Coastal Commission. The city does not charge a fee for local appeals of standalone coastal permits (i.e., where the coastal permit is not accompanied by any other permits).

24.04.260 Requests for Reasonable Accommodations for persons with disabilities

1. Purpose.

2. Applicability.

Reasonable accommodation in the land use and zoning context means providing individuals with disabilities or developers of housing for people with disabilities with, flexibility in the application of land use and zoning and building regulations, policies, practices and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities.

A request for reasonable accommodation may be made by any individual with a disability, his or hertheir representative, or a developer or provider of housing for individuals with disabilities, when the application of a land use, zoning or building regulation, policy, practice or procedure acts as a barrier to fair housing opportunities.

3. Notice to the Public of Availability of Accommodation Process.

Notice of the availability of reasonable accommodation shall be prominently displayed at public counter in the Planning & Community Development Department advising the public of the

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availability of the procedure for eligible individuals. Forms for requesting reasonable accommodation shall be available to the public in the same area.

4. Requesting Reasonable Accommodation.
a. In order to make housing available to an individual with a disability, any eligible person as defined in subsection (2) above may request a reasonable accommodation in land use, zoning and building regulations, policies, practices and procedures. b. Requests for reasonable accommodation shall be in writing and provide the following information:
(1) Name and address of the individual(s) requesting reasonable accommodation; (2) Name and address of the property owner(s);
(3) Address of the property for which accommodation is requested; (4) Description of the requested accommodation and the regulation(s), policy or procedure for which accommodation is sought; and to use and enjoy the dwelling. c. Any information identified by an applicant as confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection except as the City otherwise deems is required by law. d. A request for reasonable accommodation in regulations, policies, practices and procedures may be filed at any time that the accommodation may be necessary to ensure equal access to housing. A reasonable accommodation does not affect an individual’s obligations to comply with other applicable regulations not at issue in the requested accommodation.
e. If an individual needs assistance in making the request for reasonable accommodation, the City will provide assistance to ensure that the process is accessible.

6. Required Findings for Reasonable Accommodations.

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b. Whether the requested accommodation is necessary to make housing available to an individual with disabilities protected under the fair housing laws; and c. Whether the requested accommodation would impose an undue financial or administrative burden on the jurisdiction; and
d. Whether the requested accommodation would require a fundamental alteration in the nature of the jurisdiction’s land use and zoning or building program.

B. The written decision of the Zoning Administrator shall be final unless an applicant appeals it to the City Planning Commission.

C. If the Zoning Administrator fails to render a written decision on the request for reasonable accommodation within the thirty (30) day time period required, the request shall be deemed granted.

D. While a request for reasonable accommodation is pending, all laws and regulations otherwise applicable to the property that is the subject of the request shall remain in full force and effect.

B. If an individual needs assistance in filing an appeal on an adverse decision, the City will provide assistance to ensure that the appeals process is accessible.

C. All appeals shall contain a statement of the grounds for the appeal. Any information identified by an applicant as confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection.

D. Nothing in this procedure shall preclude an aggrieved individual from seeking any other state or federal remedy available.

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Chapter 24.10 Land Use Districts
Part 3: R-S RESIDENTIAL SUBURBAN DISTRICT

24.10.210 PRINCIPAL PERMITTED USES.

1. Single-family dwelling.

2. Community care facilities with six or fewer persons, but not including community care residential facilities. including daycare (except family daycare homes) and foster home (six or fewer persons).

3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

43. Crop and tree farming and grazing lands.

54. Small and large family daycare homes in residential units.

65. Community garden.

76. Accessory uses are principally permitted when they are a subordinate use to the principal use of the lot.
a. Home occupations subject to home occupation regulations as provided in Section 24.10.160.
b. Room and board for not more than two paying guests per dwelling unit, when located within principal building.
c. Residential accessory uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section 24.10.230.
d. Living quarters for persons regularly employed on the premises, when located within principal building.

87. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

98. Supportive and transitional housing in single-family dwellings. 109. Junior accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

24.10.230 USE PERMIT REQUIREMENT.

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dc. Off-street parking facilities accessory to a contiguous commercial property not to exceed one hundred feet from the boundary of the site it is intended to serve. ed. Plant nurseries and greenhouses.
fe. Noncommercial recreation areas, buildings and facilities such as parks, country clubs, golf courses, and riding, swimming and tennis clubs.
gf. Educational, religious, cultural, or public utility or public service buildings and uses; but not including corporation yards, storage or repair yards, and warehouses. hg. Riding stables on parcels at least five acres in size for the boarding of horses to serve the neighborhood.

Part 4: R-1 SINGLE-FAMILY RESIDENCE DISTRICT

24.10.310 PRINCIPAL PERMITTED USES.

1. Single-family dwelling.

2. Community care facilities with six or fewer persons, not including community care residential facilities.including daycare (except family daycare homes) and foster homes (six or fewer persons).

3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

43. Small and large family daycare homes in residential units.

54. Community garden.

65. Accessory uses are principally permitted when they are a subordinate use to the principal use of the lot.
a. Home occupations subject to home occupation regulations as provided in Section 24.10.160.
b. Room and board for not more than two paying guests per dwelling unit, when located within principal building.
c. Residential accessory uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section 24.10.330.

76. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

87. Supportive and transitional housing in single-family dwellings.

98. Junior accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

24.10.330 USE PERMIT REQUIREMENT.

2. The following uses are subject to approval of a special use permit and may also require a design permit per Section 24.08.410:

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a. Bed-and-breakfast inns, subject to requirements contained in Chapter 24.12, Part 9. b. Community care facilities with seven or more persons, not including community care residential facilities. including nursing homes, retirement homes, daycare (except family daycare homes) and foster homes (seven or more persons).
c. Nursing homes
d. Retirement homes.
ec. Health facilities for inpatient and outpatient psychiatric care and treatment. fd. Off-street parking facilities accessory to a contiguous commercial property not to exceed one hundred feet from the boundary of the site they are intended to serve. ge. Plant nurseries and greenhouses.
hf. Noncommercial recreation areas, buildings and facilities such as parks, country clubs, golf courses, and riding, swimming and tennis clubs.
ig. Educational, religious, cultural, or public utility or public service uses and buildings; but not including corporation yards, storage or repair yards, and warehouses. jh. Two-family dwellings (duplexes) on corner lots having an area of seven thousand five hundred square feet or more, and subject to the following limitations:
(1) Such duplexes shall maintain at least two thousand square feet of usable open space, one thousand square feet of which shall be directly accessible to each unit within the duplex; (2) Setbacks from the street shall be the same as for a single-family dwelling, i.e., the setback from one street shall be considered a front yard setback and the setback from the other street shall be considered an exterior side yard setback; however, garages or carports shall have a minimum setback of twenty feet from the property line to the vehicle entrance of the structure. ki. Riding stables on parcels at least five acres in size for the boarding of horses to serve the neighborhood.

Part 5: R-L MULTIPLE RESIDENCE – LOW-DENSITY DISTRICT

24.10.410 PRINCIPAL PERMITTED USES.

1. Multiple dwellings, townhouse dwelling groups, and condominium projects in one or more structure(s). (830, 840)

2. Community care facilities with six or fewer persons, but not including community care residential facilities. including daycare (except family daycare homes), retirement homes and foster homes (six or fewer).

3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

4. Retirement homes with six or fewer persons.

53. Small and large family daycare homes in residential units.

64. Two-family dwellings, subject to the density requirements in the General Plan.

75. Community garden.

86. Single-family dwellings, subject to the density requirements in the General Plan.

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97. Accessory uses are principally permitted when they are a subordinate use to the principal use of the lot.
a. Home occupations subject to home occupation regulations as provided in Section 24.10.160.
b. Park and recreational facilities.
c. Room and board for not more than two paying guests per dwelling unit, when located within principal building.
d. Residential accessory uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section 24.10.430.
108. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit. 119. Supportive and transitional housing.
120. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

24.10.430 USE PERMIT REQUIREMENT.

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410:
a. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140.
b. Temporary structures and uses.
c. Wireless telecommunications facilities, subject to the regulations in Chapter

24.12, Part 15.

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Part 6: R-M MULTIPLE RESIDENCE – MEDIUM-DENSITY DISTRICT

24.10.510 PRINCIPAL PERMITTED USES.

1. Multiple dwellings, townhouse dwelling groups, and condominium projects in one or more structures. (830, 840)

2. Community care facilities with six or fewer persons, not including community care residential facilities.including daycare (except family daycare homes), foster home, and retirement home (six or fewer persons).

3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

4. Retirement home, six or fewer persons.

53. Community garden.

64. Small and large family daycare homes in residential units.

75. Accessory uses are principally permitted when they are a subordinate use to the principal use of the lot.
a. Park and recreational facilities.
b. Home occupations subject to home occupation regulations as provided in Section 24.10.160.
c. Room and board for not more than two paying guests per dwelling unit, when located within principal building.
d. Residential accessory uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section 24.10.530.

86. Supportive and transitional housing.

97. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.
108. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

24.10.530 USE PERMIT REQUIREMENT.

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d. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140.
e. Single-family dwellings on substandard lots.
f. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

Part 6A: R-H MULTIPLE RESIDENCE – HIGH-DENSITY DISTRICT

24.10.565 PRINCIPAL PERMITTED USES.

1. Multiple dwellings, townhouse dwelling groups, and condominium projects in one or more structures. (830, 840)

2. Small community care residential facilities including daycare (except family daycare homes), foster homes, and retirement homes, with six or fewer persons, not including community care residential facilities. (800A)

3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

4. Retirements homes, six or fewer persons.

53. Small and large family daycare homes in residential units.

64. Supportive and transitional housing.

75. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.

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86. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

24.10.575 USE PERMIT REQUIREMENT.

Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Expansion of any existing single-family dwelling; (800) b. Two-family dwelling if the lot area allows only two. New single-family development is not permitted; (810)
c. Temporary structures and uses;
d. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140;
e. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

2. The following uses are subject to approval of a special use permit and a design permit in compliance with the Beach and South of Laurel Design Guidelines and other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Bed-and-breakfast inns subject to requirements contained in Chapter 24.12, Part 9; (300c)
b. Community care facilities including daycare (except family daycare homes) with seven or more persons, not including community care residential facilities, foster homes, nursing and retirement homes for seven or more persons; (850e)
c. Health facilities for in-patient and out-patient psychiatric care and treatment; (410b) d. Nursing homes;
ed. Off-street parking facilities accessory and incidental to a contiguous commercial property with said parking not to exceed one hundred feet from the boundary of the site it is intended to serve; (930)
fe. Public and private noncommercial recreation areas, buildings, and facilities such as parks; (710)
gf. Public and quasi-public buildings and uses including recreational, educational, religious, cultural, public utility or public service uses; but not including corporation yards, storage or repair yards, and warehouses; (500, 510, 530, 540)
h. Retirement homes with seven or more persons;
ig. Social halls, lodges, fraternal organizations, and clubs, except those operated for a profit. (570)

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Part 7A: R-T(A) SUBDISTRICT A – MEDIUM DENSITY RESIDENTIAL

24.10.603 PRINCIPAL PERMITTED USES.

2. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.

4. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

24.10.604 USE PERMIT REQUIREMENT.

2. The following uses are subject to approval of a special use permit and a design permit and other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Bed-and-breakfast inns, subject to the requirements contained in Chapter 24.12, Part 9; (300c) b. Large community care facilities, not including community care residential facilities; (850e) c. Group care homes; (850e)
cd. Public and private commercial parking;
de. Public and private noncommercial recreation areas, buildings and facilities such as parks; (710)

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ef. Public and quasi-public buildings and uses including recreational, educational, religious, cultural or public utility or service nature; but not including corporation yards, storage or repair yards, and warehouses; (500, 510, 530, 540, 570)
fg. Retirement homes or centers; (850b)
gh. Supportive and transitional housing.

Part 7B: R-T(B) SUBDISTRICT B – MOTEL RESIDENTIAL

24.10.611 PRINCIPAL PERMITTED USES.

1. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

2. Small and large family daycare homes in residential units (no design permit required unless otherwise required under Section 24.08.410).

3. Multiple dwellings, townhouse dwelling groups, and condominiums (830).

4. Single-family and duplex dwellings (800, 810).

5. Wireless telecommunication facilities, subject to the regulations in Chapter 24.12, Part 15, requiring no public hearing.

7. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

24.10.612 USE PERMIT REQUIREMENTS.

2. The following uses are subject to approval of a special use permit and a design permit and other requirements of the Municipal Code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Coffee shops subject to the live entertainment regulations in Chapter 24.12, Part 2 (280g). b. Large community care facilities, not including community care residential facilities (850e). c. Motel, hotel and bed-and-breakfast inn uses subject to annual business license review (300). d. Public and private commercial parking (940, 950).
e. Public and private noncommercial recreation areas, buildings and facilities such as parks (710).

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f. Public and quasi-public buildings and uses of an administrative, recreational, religious, cultural or public utility or service nature; but not including corporation yards, storage or repair yards, and warehouses (500, 510, 530, 540, 570).
g. Retirement homes or centers (850b).
h. Supportive and transitional housing, ten or more units.

24.10.619 PRINCIPAL PERMITTED USES.

1. The following uses are allowed, subject to a design permit for new construction per Section

Uses for Active Frontage.
a. Food and beverage stores (except liquor stores) (240); b. Eating and drinking establishments without alcohol sales and subject to the live entertainment regulations in Chapter 24.12, Part 2 (280); Residential Uses.
c. Flexible density unit (FDU) housing as part of a mixed-use project; d. Mixed residential and commercial developments when multiple family units are located either in the same lot or above a first floor of commercial uses, subject to the R-T(A) District regulations (830);
e. Multiple dwellings, townhouse dwelling groups and condominiums when ground-floor units are designed as live-work units consistent with Section 24.12.185(13) and subject to the R-T(A) District regulations (830);
f. One or two multiple-family units when located above the first floor of permitted commercial uses with no additional parking required (820); g. Small and large family daycare homes in residential units (no design permit required unless otherwise required under Section 24.08.410);
h. Single-room occupancy (SRO) housing (860);
i. Single-family residences if lot size does not allow multifamily development, with no live-work or active frontage requirement (800);
j. Supportive and transitional housing in one or two units when located above the first floor of permitted commercial uses with no additional parking required. k. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit. l. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

Commercial Uses.
m. Motel, hotel, and bed-and-breakfast inn uses subject to annual business license review (300);
n. Off-site parking fewer than five spaces (930);
o. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15, requiring no public hearing.

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2. Accessory Uses. Other uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section

24.10.620.

Part 7C: R-T(C) SUBDISTRICT C – BEACH COMMERCIAL

24.10.619 PRINCIPAL PERMITTED USES

1. The following uses are allowed, subject to a design permit for new construction per Section

Residential Uses.
dc. Flexible density unit (FDU) housing as part of a mixed-use project; ed. Mixed residential and commercial developments when multiple family units are located either in the same lot or above a first floor of commercial uses, subject to the RT(A) District regulations (830); fe. Multiple dwellings, townhouse dwelling groups and condominiums when ground-floor units are designed as live-work units consistent with Section 24.12.185(13) and subject to the R-T(A) District regulations (830);
gf. One or two multiple-family units when located above the first floor of permitted commercial uses with no additional parking required (820); hg. Small and large family daycare homes in residential units (no design permit required unless otherwise required under Section 24.08.410);
ih. Single-room occupancy (SRO) housing (860);
ji. Single-family residences if lot size does not allow multifamily development, with no live-work or active frontage requirement (800);
kj. Supportive and transitional housing in one or two units when located above the first floor of permitted commercial uses with no additional parking required. lk. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit. ml. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

Commercial Uses.
nm. Motel, hotel, and bed-and-breakfast inn uses subject to annual business license review (300);
on. Off-site parking fewer than five spaces (930);
po. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15, requiring no public hearing.

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2. Accessory Uses. Other uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section

24.10.620.

Part 7D: R-T(D) SUBDISTRICT D – BEACH RESIDENTIAL

24.10.627 PRINCIPAL PERMITTED USES.

24.10.628 USE PERMIT REQUIREMENT.

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410, as well as other requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Further refinement of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):
a. Small community care residential facilities.
ab. Temporary structures and uses.
bc. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140.
cd. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

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c. Public and private noncommercial recreation areas, buildings and facilities such as parks. (710)
d. Public and quasi-public buildings and uses including administrative, recreational, educational, religious, cultural, public utility or public service uses; but not including yards, storage or repair yards, and warehouses. (500, 510, 530, 540, 570)
e. Retirement homes or centers. (850b)
f. Supportive and transitional housing, three units or more.

Part 7E: R-T(E) SUBDISTRICT E – BEACH MEDIUM/HIGH DENSITY RESIDENTIAL

24.10.636 PRINCIPAL PERMITTED USES.

1. The following uses are permitted and may also require a design permit per Section

24.08.410 as well as other requirements of the municipal code:
a. Duplex dwellings.
b. Multiple dwellings, townhouse dwelling groups and condominiums. c. Small and large family daycare homes in residential units. d. Community care residential facilities, including foster family homes, in one or more existing dwelling units.
d. Accessory Uses. Other uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures. e. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.; f. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

24.10.637 USE PERMIT REQUIREMENT.

Nonconforming parking lots must be brought into compliance within five years of adoption of this Part 7E.

Part 8: C-C COMMUNITY COMMERCIAL DISTRICT

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24.08.410 (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Subcategories of uses within these categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

Uses for Active Frontage.
a. Acting/art/music/dance schools and studios (610);
b. Apparel and accessory stores (250);
c. Auto supply stores (260C);
d. Communication and information (550);
de. Eating and drinking establishments (except bars, fast-food) subject to live entertainment and alcohol regulations of Chapter 24.12 (280); f. Educational facilities (public/private) (510);
eg. Financial, insurance, real estate offices (420);
fh. Financial services (320);
gi. Food and beverage stores (except liquor and convenience stores) (240); hj. General retail merchandise (drug and department stores) (230); k. Government and public agencies (530);
l. Hardware stores (indoor sales only) (220A);
im. Home furnishing stores (270);
n. Low-Barrier Navigation Centers, subject to the requirements of 24.12.165; jo. Medical/health offices (except veterinarians and ambulance services) (410); kp. Museums and art galleries (600);
q. Professional offices (400), except as associated with a visitor-serving use; lr. Professional/personal service (except contractors’ yards and mortuaries) (310); sm. Repairs, alterations and maintenance services for household items (except boat repair) (340);
tn. Small preschool/childcare (twelve or fewer) (510A); uo. Specialty retail supply stores (290); except thrift stores (290m); vp. Theaters (620);
w. Thrift stores consistent with the requirements of Section 24.12.146 (290m); xq. Video rental (650).

Residential Uses.
ry. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit;
sz. Flexible density unit (FDU) housing;
taa. Mixed residential and commercial/office developments involving allowed commercial uses, on the ground floor and multiple dwellings or condominiums either above the first floor or on the same lot;
uab. Multiple dwellings or condominiums when ground-floor units are designed as livework units consistent with Section 24.12.185(13) and subject to the minimum (net) land area per dwelling unit of the R-M District (830);
vac. One or two multiple-family units when located above the first floor with no additional parking required (830);
wad. Single-room occupancy (SRO) housing (860);
xae. Small community care residential facilities;

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afy. Small and large family daycare homes in residential units.

Commercial Uses.
zag. Off-site public/private parking facilities, five or fewer spaces (930); aa. Professional offices (400);
ahb. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter 24.12 requiring no public hearing.

24.10.730 USE PERMIT REQUIREMENT.

Uses for Active Frontage.
a. Bakery, handicrafts or similar light manufacturing and assembly uses associated with retail sales if floor area is less than seven thousand square feet and retail sale or service area occupies at least thirty percent of the floor area;
b. Brewpubs and microbreweries, subject to alcohol regulations in Part 12 of Chapter

24.12;
c. Cannabis retail, subject to the commercial cannabis regulations, Part 14 of Chapter

24.12;
d. Community organizations, associations, clubs and meeting halls (570); e. Educational facilities (public/private) (510);
f. Government and public agencies (530);
ge. Tasting rooms, subject to alcohol regulations in Part 12 of Chapter 24.12; h. Thrift stores (290m);
if. Veterinarians (410A).

Commercial Uses.
jg. Accessory buildings containing plumbing fixtures subject to provisions of Section

24.12.140;
kh. Ambulance services (410B);
li. Auto services and repair subject to performance standards in Section 24.12.900 (350); mj. Boat repairs (340D);
nk. Building materials/garden supplies (220);
ol. Churches (500);
p. Communication and information services (550);
qm. Developed parks (710);
rn. Fast-food restaurants or drive-in eating facilities subject to performance standards in Section 24.12.290, and subject to live entertainment and alcohol regulations of Chapter

24.12 (280H);
so. Lodging (300);
tp. Motor vehicle dealers and supplies (260);
uq. Off-site public/private parking facilities, five or more spaces (930); vr. Recycling collection facilities;
ws. Temporary structures and uses;
xt. Undeveloped parks and open space (700);
yu. Utilities and resources (540);
zv. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter

24.12 requiring a public hearing;
aaw. Private property outdoor seating, subject to the requirements in Section 24.12.191.

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24.12 (630);
d. Smoking lounges as defined in Section 24.22.748.2 and subject to siting criteria and performance standards in Chapter 5.54.

Residential Uses.
e. Community care facilities.

Commercial Uses.
f. Carpenter, electrical, plumbing, heating, and furniture upholstery shops; g. Contractor/building (310E);
h. Fabricated metal products (manufacturing) (150);
i. Fabricated wire products (manufacturing) (155A);
j. Food and beverage preparation (manufacturing) (100); k. Furniture and fixtures (manufacturing) (120);
l. Hospitals (520);
m. Laboratory research experimentation, testing, software development; n. Liquor stores, subject to alcohol regulations in Part 12 of Chapter 24.12; o. Local/interurban passenger transit (bus, cab) (560B); p. Millwork, textile products, knit goods, woven fabrics, clothing (manufacturing) (105); q. Mortuaries (310I);
r. Motion picture production (manufacturing) (155E);
s. Rental services (360);
t. Solar equipment (manufacturing) (155C);
u. Sports recreation facilities, subject to alcohol regulations in Part 12 of Chapter 24.12 (720);
v. Stone, clay, glass products (manufacturing) (140);
w. Storage and warehouse when connected with permitted use (330); x. Wholesale trade (nondurable goods) (200):
(a) Bakery,
(b) Confectionery,
(c) Dairy,

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(d) Health foods;
y. Wholesale trade (durable goods) (210):
(a) Paper products and related (210E),
(b) Special equipment (machine supply) (210F).

Part 10: C-T THOROUGHFARE COMMERCIAL

24.10.910 PRINCIPAL PERMITTED USES.

Uses for Active Frontage.

1. Art galleries.

2. Branch banks.

3. Clothing and apparel shops.

4. Eating and drinking establishments, subject to live entertainment and alcohol regulations of Chapter 24.12.

5. Hotels, motels and bed-and-breakfast inns.

6. Medical and dental offices.

7. Professional, editorial, real estate, insurance and other general business offices.

Residential Uses.

10. Small and large family daycare homes in residential units.

Commercial Uses.

11. Carpenter shop; electrical, plumbing or heating shops; furniture upholstering shop.

12. Garages for the repair of automobiles, subject to performance standards as set forth in this title for principal permitted uses in the I-G District.

13. Handicraft shops and workshops.

14. Low-Barrier Navigation Centers, subject to the requirements of 24.12.165; 1415. Medical, optical, and dental clinics and laboratories, not including the manufacture of pharmaceuticals or other (similar) products for general sale or distribution. 1516. Mobile home, trailer, boat, motorcycle sales and service. 1617. New car sales and service.
1718. Parking facilities of five or fewer spaces.
1819. Plant nurseries and greenhouses.

19.20. Theaters.
2021. Used car sales and service, auto parts and supply stores. 2122. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter

24.12 requiring no public hearing.

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Part 11: C-N NEIGHBORHOOD COMMERCIAL DISTRICT

24.10.1010 PRINCIPAL PERMITTED USES

Uses for Active Frontage.
a. Eating and drinking establishments (except bars and fast food), subject to live entertainment and alcohol regulations of Chapter 24.12 (280); b. Financial, insurance, real estate offices (420);
c. Food, beverage stores (except liquor and convenience stores) (240); d. Hardware stores (indoor sales only) (220A);
e. Medical/health offices (except veterinarians and twenty-four-hour clinics) (410); f. Low-Barrier Navigation Centers, subject to the requirements of 24.12.165; gf. Professional/personal service (except contractors yards and mortuaries) (310); Residential Uses.
gh. One or two multiple-family units when located above the first floor commercial use with no additional parking required (830);
ih. Small and large family daycare homes in residential units; ji. Multiple dwellings and condominiums, when located either in the same lot or above first floor commercial development, subject to the minimum land area (net) per dwelling unit of the R-L District (840);
kj. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit;
Commercial Uses:
lk. Financial services (320);
lm. Off-site public/private parking facilities five or fewer spaces (930); nm. Professional offices (400);
on. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter

24.12 requiring no public hearing.

Part 12: C-B BEACH COMMERCIAL DISTRICT

24.10.1110 PRINCIPAL PERMITTED USES

Uses for Active Frontage.
a. Acting/art/music/dance schools and studios (610);
b. Apparel and accessory stores (250);

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c. Eating and drinking establishments (except fast-food restaurants), subject to live entertainment and alcohol regulations of Chapter 24.12 (280); d. Food and beverage stores (except convenience/liquor stores) (240); e. General merchandise (drug and department stores) (230); f. Handicraft shops and workshops;
g. Low-Barrier Navigation Centers, subject to the requirements of 24.12.165; h. Museums and art galleries (600);
ih. Personal/professional services (except contractors’ yards and mortuaries) (310); ji. Specialty retail supply stores (290); except thrift stores (290m); k. Thrift stores consistent with the requirements of Section 24.12.146 (290m); Residential Uses.
jl. One or two multiple-family units when located above the first floor with no additional parking required (830);
km. Small and large family daycare homes in residential units; ln. Mixed residential and commercial development involving permitted or administrative uses on the ground floor and multiple dwellings or condominiums either on the same lot or above the first floor, subject to the minimum land area (net) per dwelling unit of the R-M District (830);
mo. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2;
Commercial Uses.
np. Financial, insurance, real estate offices above first floor (420); oq. Lodging (300);
pr. Marine facilities (560E);
qs. Mechanical contrivances for amusement purposes, such as Ferris wheels, and roller coasters, south and east of Beach Street only;
rt. Off-site public/private parking facilities, five or fewer spaces (930); su. Professional offices above first floor (400);
tv. Sports and recreation facilities, subject to alcohol regulations in Part 12 of Chapter

24.12 (720);
uw. Theaters (620);
vx. Video rental (650);
wy. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter 24.12 requiring no public hearing.

24.10.1130 USE PERMIT REQUIREMENT.

Uses for Active Frontage.

Convenience store, subject to alcohol regulations in Part 12 of Chapter 24.12 (240B); b. Educational facilities (public/private) (510);
c. Fish/seafood/wholesale (200F);

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d. Home furnishings (270B);
e. Thrift stores (290m);
fe. Professional offices associated with a visitor-serving use; Commercial Uses.
gf. Accessory buildings containing plumbing fixtures subject to the provisions of Section

24.12.140;
hg. Community organizations, associations, clubs and meeting halls (570); ih. Churches (500);
ji. Financial services (320);
kj. Government and public agencies (530);
lk. Liquor stores, subject to alcohol regulations in Part 12 of Chapter 24.12; ml. Parks and open spaces (700);
nm. Repairs, alterations, maintenance services for household items (340); on. Temporary structures and uses;
po. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter

24.12 requiring a public hearing;
qp. Private property outdoor seating, subject to the requirements in Section 24.12.191.

Part 13: P-A PROFESSIONAL AND ADMINISTRATIVE OFFICE DISTRICT

24.10.1210 PRINCIPAL PERMITTED USES.

Uses for Active Frontage.
a. Financial, insurance, real estate offices (420);
b. Financial services (320);
c. Low-Barrier Navigation Centers, subject to the requirements of 24.12.165; c. Professional offices (400);
d. Professional/personal services (except contractors’ yards and mortuaries) (310); e. Medical/health offices (except veterinarians, medical marijuana provider association dispensaries, as defined in Section 24.22.539, ambulance services and emergency medical clinics open earlier than 7:00 a.m. and later than 9:00 p.m.) (410); f. Museums and art galleries (600);
Residential Uses.
g. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit;
h. Duplexes together with an allowed commercial use (820); i. Multiple dwellings and condominiums, together with an allowed commercial use and subject to minimum land area requirements of R-M District (830); j. One to two units above ground floor office use with no additional parking required (810);
k. Small and large family daycare homes in residential units;

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Commercial Uses.
l. Off-site parking fewer than five spaces (930);
m. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter 24.12 requiring no public hearing.

Chapter 24.12 COMMUNITY DESIGN
Part 2: GENERAL SITE DESIGN STANDARDS

24.12.146 THRIFT STORE AND PAWN SHOP REQUIREMENTS

1. Purpose
To provide for the regulation of collection and sale of second-hand goods consistent with California State Law.

2. Development Standards
Thrift Stores and Pawn Shops shall conform to the following standards of operation:
a. The sale of second-hand goods is a permitted retail use, and these establishments will be subject to the same standards that apply to other establishments selling new goods of a similar nature.
b. Thrift stores and other stores that accept donations or purchase goods from consumers for sale must limit these activities to no more than 20% of the floor area of the establishment.,
a.c.Donations must be accepted by an employee of the business, and mayand can only be accepted goods during business hours. Illegal dumping shall be strictly prohibited and managed by the operator of the thrift store, pawn shop, or second-hand goods establishment.

24.12.165 LOW-BARRIER NAVIGATION CENTERS

2. Applicability
The provisions of this section shall apply to all low-barrier navigation center uses.

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a.d.Homeless Management Information System. It has a system for entering information regarding client stays, demographics, income, and exit destination through the local Homeless Management Information System, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.

1. 24.12.185 OBJECTIVE DESIGN STANDARDS FOR MULTIFAMILY DEVELOPMENT.

1. General.
a. The purpose of this section is to provide a set of clear, objective, and measurable standards for multifamily and mixed-use residential development that is consistent with the character of Santa Cruz while also ensuring that new housing development is economically feasible.
b. The objective standards in this section relate to building design and site design for new development and redevelopment projects (including all multifamily proposals that meet the definition of demolition in the municipal code). Redevelopments that are remodeling below the 50% threshold for demolition are not required to bring any part of the building into conformance with the code.
c. The regulations in this section shall apply to new development or redevelopment of residential and mixed-use buildings containing two or more dwellings (excluding any ADUs ,or Jr. ADUs, or SB9 streamlined projects), proposed in the city of Santa Cruz in any zone district other than the Central Business District (CBD) or Central Business District, Subdistrict E (CBD(E)). In some cases, standards apply to some zoning districts and not others; where no specific district is indicated, standards apply to all zoning districts other than the CBD and CBD(E).
d. New buildings on developed sites are required to meet the standards that apply to buildings (Neighborhood Transition, Roof Forms, Modulation, Corridor Frontage (as applicable), Ground Floor Design, Architectural Detail, Building Materials, Lighting, Uses for Active Frontage as applicable), but not the standards that apply to sites (New Connections, Parking Location and Screening, Landscape and Buffering, Useable Open Space, Lighting)
i.Lighting on the building shall comply with the relevant standards, but existing landscape and parking lighting would not need to be retrofitted unless it is being removed, replaced, or updated as part of the project.

2. Definitions. For the purposes of interpreting this section the following definitions shall apply:

Active Uses. Uses that qualify as uses for active frontage are defined in each zone district where standards for site design require active frontage.

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Live-Work. Live-work is a type of residential use that also incorporates commercial uses. The commercial uses allowed in a live-work unit are dictated by the uses allowed in the underlying zoning district.

Living Wall. A living wall is an exterior building face covered with plants growing in containers or on special material integrated into and attached to the building exterior. The plants root in a structural support which is fastened to the wall itself, rather than in the ground. The plants receive water and nutrients from within the vertical support or container.

Figure 1: Predominant Building Face
Public Frontage. A frontage that faces a street, public right-of-way, publicly accessible pedestrian path, or public open space, such as a river levee.

Public Street Frontage. A frontage that faces a private or public street, exclusive of other types of publicly accessible pedestrian paths, alleys, and public open spaces.

Stacked Flats. A multifamily building type that consists of units stacked vertically with shared circulation and no parking within the building envelope. See Figure 2.

Figure 2: Stacked Flats
Townhomes. A townhome is a multifamily building type that consists of side-by-side units, each standing on a discrete area of land, which may or may not be a separate legal lot, with parking on the ground floor within the building envelope. See Figure 3. This definition shall not apply

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beyond this section of the municipal code, and does not supersede the definition of “dwelling, townhouse” in Section 24.22.318.

Figure 3: Townhomes

3. Maximum Building Length.

Where the building facade along the public frontage is no greater than seventy-five feet in length and where the proposal meets the definition of a stacked flat building type (as opposed to a townhome building type), the parking requirement shall be reduced by half. i. On lots with multiple public frontages, such as corner lots or double-frontage lots, this requirement applies only to the public frontage requiring the widest sidewalk.

Where required sidewalks are of equal width, this requirement shall apply to all frontages. Required sidewalk widths are determined by considering any relevant area plan requirements and the requirements of Chapters 15.20 and 24.12. In all cases, where any inconsistency is present, the required sidewalk width shall be the widest standard applicable.
b. In C-C, R-T(C), C-T, C-N, C-B, PA and all MU Districts: The maximum building length shall be as dictated by required setbacks and parcel dimensions.

4. Walkability.

Goal: To promote pedestrian permeability and walkability through districts as redevelopment occurs over time, particularly for larger sites.
a. Existing Public Connections.
i. In all areas of the city, where a project site includes an existing public street, alley, path, paseo, trail, or other public pedestrian connection, this public connection will be maintained or relocated within the project site.
ii. Existing frontage improvements including any bike lanes or sidewalks will be maintained, repaired, or upgraded as dictated by any applicable area plan, or, in the case where no area plan applies, the requirements of subsection (13), Ground Floor Design, or the requirements for sidewalk widths as defined in Chapter 15.20. Where any inconsistency between regulatory documents is present, the widest applicable sidewalk requirement shall apply.

1. Decorative sidewalks may be required based on area plan standards.

Installation of all sidewalks will be based on the standard details provided by the department of public works.

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iii. The total number of connections through the site for cyclists and pedestrians shall not be reduced.
b. New Public Connections.
i. Where a new public street, alley, path, paseo, trail, or other public pedestrian connection is required by an area plan, this connection shall be incorporated into any development or redevelopment proposal for the sites identified by the area plan. ii. Where the street frontage length of a site exceeds four hundred feet along a single roadway, and there is not already a public connection required by an area plan, the project proposal shall include a minimum of one publicly accessible street, alley, path, paseo, trail, or other public pedestrian connection within the middle fifty percent of the site. See Figure 4.

Figure 4: New Public Connections
iii. Regardless of the street frontage length of a projectFor projects with street frontage less than 400 feet, nNew public connections will be required when properties abutting a public street, alley, path, paseo, trail, or other public connection on a side or rear property line also have a street frontage of 100 feet or greater and no other public connection between the project street frontage and the other public street, alley, path, paseo, trail, etc exists lies within 300 feet of the project. These sites shall incorporate a connection between the projectparcel street frontage and that existing public connection with any new development or redevelopment proposal. These connections shall allow clear passage during daylight or business hours as applicable, whichever is longer. This standard shall not apply to projects on corner lots or projects with less than 100 feet of street frontage. See figure 4A..

Figure 4A: New Public Connections - Details

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iv. All new pedestrian or bicycle connections not including required street-side improvements such as sidewalks and on-street bike lanes shall be at least ten feet wide and a minimum of eighty percent open to the sky. Standards for public or private streets shall be met as required by department of public works design guidelines. v. Development or redevelopment proposals on properties with street frontage shall be required to install new or improve existing sidewalks in accordance with the requirements of any area plan, the requirements of subsection (13), Ground Floor Design, and the requirements for sidewalk widths as defined in Chapter 15.20, as applicable. Where any inconsistency between standards exists, the wider sidewalk standard shall apply.

5. Public Frontages.

Goal: To ensure that new development is pedestrian-oriented and provides ground floor uses that activate the public realm.
a. Where a common residential lobby is provided, the lobby shall be accessed from a public frontage.
b. In all MU Zones, the ground floor along any public street frontage shall consist of one hundred percent uses for active frontage as allowed in the underlying zone district, with the exception of lobby space subject to the limitations of subsection (5)(e). c. In the C-C, R-T(C), C-T, C-N, C-B, and PA Zones, the ground floor along the public street frontage shall consist of no less than fifty percent uses for active frontage as allowed in the underlying zone district.
i. On lots with multiple public street frontages, such as corner lots or double-frontage lots, this requirement applies only to the public frontage requiring the widest sidewalk.

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where any inconsistency is present, the required sidewalk width shall be the widest standard applicable.
d. Uses for active frontage shall be subject to the following standards:
i. Uses for active frontage shall be built to a minimum depth of at least twenty-five feet as measured perpendicular to the predominant building face, with the exception of areas for building ingress/egress and access to parking or loading areas. If more than one ground floor active frontage space is provided, tThe twenty-five-foot minimum depth shall be applied as an average depth of the total depth of all the active frontage spaces along the predominant building face, and shall be calculated by dividing the gross square footage of the active frontage space by the length of the predominant building face. The result of this calculation must be twenty-five25 or greater. iie. Mechanical rooms shall not be placed along the public frontage. Mechanical rooms and shall be located adjacent to a driveway or parking area, except where no parking is provided.

Where no driveway or parking area is provided mechanical rooms may be located on a public frontage subject to the following standards.
1 2. rooms may be located on a public frontage
iiii. On lots with multiple public frontages, such as corner lots or double-frontage lots, mechanical rooms may be located on a public frontage. For these lots, mechanical rooms are prohibited along the public frontage requiring the widest sidewalk of all frontages on the property. Where required sidewalks are of equal width, mechanical rooms are prohibited along all frontages. Sidewalk widths are determined by considering any relevant area plan requirements and the requirements of Chapters 15.20 and 24.12. In all cases, where any inconsistency is present, the required sidewalk width shall be the widest standard applicable.
ii. When required sidewalks on more than one frontage are of equal width, the prohibition on mechanical rooms shall apply only to the frontage oriented toward the street with the higher traffic volume.
ivf. Amenities provided to building residents do not qualify as uses for active frontage unless they are also open and available to the general public. g. Where outdoor dining is an allowed use, the area allotted to outdoor dining does not count towards the percentage of required active use along the frontage. eh. In the C-C, R-T(C), C-T, C-N, C-B, PA, and all MU Zones, the ground floor facing a public frontage shall be subject to the following standards:
i. On corner lots, the ground floor shall have one hundred percent commercial uses at the corner, extending for at least thirty feet on either side of the corner, or the distance of the frontage of the corner parcel, whichever is less. ii. Entries to ground floor uses shall be placed at an average of every fifty linear feet or less of building frontage. The following uses are exempt from this requirement:

1. Food and beverage stores, medical/health offices.

2. Lodging in areas designated MXVC in the 2030 General Plan. iii. Residential or commercial lobbies are limited to a maximum of thirty feet of frontage, unless they are combined with an active use, in which case they are limited to fifty feet of frontage.

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fi. In all R-Districts and in the R-T(A), R-T(B), R-T(D) and R-T(E) Districts, with the exception of flag lots, a parcel’s public frontage shall be comprised of ground-floor residential uses that are oriented toward the public frontage. gj. Ground floor residential units that face a public frontage shall provide an entry facing toward the public frontage that provides access into an entry area, living area, kitchen, or hallway (not a bathroom or bedroom, with the exception of studios). hk. Entries facing a public frontage shall include a minimum of forty-eight square feet of flat, unenclosed, covered area, which may be a projection, or inset, or a combination of the two. (See Section 24.12.120 for allowed projections into setback areas.)

6. Parking Location and Screening.

Figure 5: Parking Location
c. Residential parking for projects including five or more dwelling units shall be screened from view in the following ways:
i. Podium parking facing a public frontage shall be wrapped with uses for active frontage as allowed in the applicable zone district or residential uses on all levels facing a public frontage to a depth of at least eighteen feet average, measured on each level perpendicular from the predominant building face. (Also see subsections (12), Corridor Frontage, and (13), Ground Floor Design.)
ii. Tuck-under parking shall be entirely contained within the building and screened by garage doors. Where it faces a public frontage and is set back less than fifteen feet from the public right-of-way, tuck-under parking shall be wrapped with active or residential uses to a depth of at least eighteen feet average, measured perpendicular from the predominant building face. See Figure 6. (Also see subsections (13), Corridor Frontage, and (14), Ground Floor Design.)
Figure 6: Tuck-Under Parking Screening

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d. The entire perimeter of a surface parking area that fronts onto a side or rear yard, except the width of the access, shall be screened by buildings, evergreen buffer landscaping to a minimum depth of three feet, or fences that are at least seventy-five percent opaque. Fences or hedges shall not be greater than nor allowed to exceed eight feet in height on an interior side yard or rear yard, or three and one-half feet in height in a front or exterior side yard. (Also see Section 24.12.280.)
e. In any multi-level parking structure, the exterior shall be fully screened, and automobile headlamps shall be shielded so as to not be visible from adjacent parcels, streets, public parks, publicly accessible outdoor space, or designated open space area. f. Driveways and approaches shall comply with the standards set forth in Chapter 15.20 and Section 24.12.280 and the driveway approach standard detail included with the public works standards in effect at the time of design review and shall be designed in accordance with AASHTO Green Book sight distance standards. Ingress/egress to driveway approaches may be limited based on the results of a transportation study.

7. Landscape and Buffering.

In R-Districts and in the R-T(A), R-T(B), R-T(D) and R-T(E) Districts, the goal of landscape is also to soften the massing of buildings as they front the street. In commercial and mixed-use districts, the goal is also to create a landscaped edge to sidewalks and encourage the incorporation of terraces and balconies for usable outdoor space (livability), architectural interest (modulation), and access to outdoor space for public health and passive cooling (resilience). a. In all R-Districts and in the R-T(A), R-T(B), R-T(D) and R-T(E) Districts:
i. All open spaces in the front setback (excluding areas for driveways and sidewalks), shall be at least seventy-five percent landscape (planted materials) that are selected to comply with WELO standards as found in Chapter 16.16 that are current at the time of design review. The selected planted materials shall be WELO compliant even when the formal requirements of the WELO do not apply to the project. ii. Selected plant species for the site shall incorporate a mix of trees, shrubs, and ground cover.
iii. Turf areas shall include no more than twenty-five percent of the total irrigated area on the site.
b. In the C-C, R-T(C), C-T, C-N, C-B, PA and all MU Zones:
i. All public frontages shall incorporate twelve 0.4 square feet of planted area for each thirty linear feet foot of building frontage. In no case shall the planted area be less than, witha minimum of twelve square feet in size. counted by rounding up to the next

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increment of planted area. For example, a building with a thirty-one-foot building frontage would incorporate a minimum of twenty-four square feet of landscaped area (two increments of twelve square feet).
ii. The planted areahis may be provided in small, individual pockets of planting, or in larger consolidated planted areas, and must occur within the property line. This standard applies regardless of ground floor use.
iii. A landscaped buffer of at least five feet in depth and the length of the property line shall be provided at the rear property line on sites that are one hundred feet or greater in depth and abut a residentially zoned parcel at the rear property line. iv. Plants shall be selected to comply with WELO standards found in Chapter 16.16 that are current at the time of design review.
v. Street trees shall be planted in the public right-of-way, or within five feet of the public right-of-way, at a rate of one tree per each thirty feet of site frontage. Spacing of trees shall be sufficient to accommodate the mature canopy of each specimen, and installation shall be in compliance with the planting requirements of the parks and recreation and public works departments, including the Street Tree Master Plan, and the requirements of Chapters 13.30 and 15.20 and Section 24.12.186 as applicable at the time of design review.
vi. Any plantings or landscaping materials within surface parking areas are required to comply with the city’s low-impact development (LID) standards, storm water best management practices, and Storm Water Management Program. c. Refuse/Recycling Storage Facility. Enclosures for refuse bins or dumpsters are required of all new multifamily and mixed-use residential projects with three or more housing units or any commercial development as set forth in the City of Santa Cruz Department of Public Works Refuse Container Storage Facility Standard Design Policy.

8. Usable Open Space.

Goal: To enhance the livability of new residential buildings with well-designed, functional open spaces with landscaping and amenities for residents to enjoy. a. In the C-C, R-T(C), C-T, C-N, C-B, PA and all MU Districts; and in any district without an underlying zone district open space standard:
i. At least forty square feet of private open space and at least twenty square feet of common open space shall be provided per dwelling unit.
ii. Common open space may be substituted for private open space at a ratio of 2:1 (e.g., eighty square feet of common open space may be substituted for forty square feet of private open space).
b. In all R-districts and in the R-T(A), R-T(B), R-T(D) and R-T(E) Districts: the amount of required open space shall be determined by the underlying zone district standard. c. In all districts where residential uses are an allowed use:
i. Private usable open space must be at least four feet in any horizontal dimension and common usable open space must be at least fifteen feet in any horizontal dimension. ii. There shall be no limit to the percent of the required open space that may be assigned to private balcony or patio areas.
iii. No less than twenty-five percent of the total common open space area shall be permanently landscaped with live plant material incorporating trees, shrubs, and ground cover.

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iv. A minimum of three of the following features shall be incorporated into common open spaces and maintained on the site:

1. Fixed or movable seating.

2. Picnic-style tables.

3. Shade trees (see allowances under Section 24.22.586, Open space, useable) or shaded canopy.

4. Community garden.

5. Flowering plants.

6. Native habitat.

7. Play area for pets.

8. Educational or interpretive information about geographic, historic, or ecological features, such as plaques about relevant tribal history or indigenous plant information.

9. Outdoor kitchen equipment or fire pit.

10. Children’s play equipment.

11. Sports courts.

12. Public art or interactive art, such as a life-size chess game, sculpture, or murals.

24.12.150, Height limits modifications.
e. Up to thirty percent of required common open space may be provided as publicly accessible open space that supports a retail or restaurant use, such as a courtyard, outdoor dining area, or other active use (i.e., not auto or bike parking), which is open to the sky, and is not less than fifteen feet in any horizontal dimension, so long as the space is freely accessible to building residents without requirements to patronize the business use. Areas that are reserved exclusively for customers will not count toward required open space.

9. Neighborhood Transition.

Goal: To create a transition between new development and existing neighborhoods, provide privacy for current and future residents, and minimize potential shading on neighboring residents.
a. In the C-C, R-T(C), C-T, C-N, C-B, PA, and all MU Districts: along property lines that abut an R-District:
i. Buildings shall not intercept a forty-five-degree neighborhood transition plane inclined inward from the underlying setback, starting at a height of thirty-five feet above grade. See Figure 7.

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Figure 7: Neighborhood Transition Plane
ii. Private or shared balconies and decks shall not extend into an underlying setback. iii. The occupiable area of roof decks, including any deck on roof area falling under the neighborhood transition plane, shall be set back at least three feet from the building edge and any railings, shade structures, or accessory structures shall not intersect the required neighborhood transition plane. Rooftop lighting shall also comply with lighting requirements of subsection (16).

10. Roof Form.

Goal: To ensure that the tops of buildings are designed with architectural interest, and to reduce the bulk of buildings as they meet the sky.
a. Buildings shall be designed with variation in roof form. The number of required roof forms shall be calculated at a ratio of at least one roof form for every thirty feet of frontage for buildings three stories or fewer in height; and at least one roof form for every fifty feet of frontage for buildings more than three stories, and shall be located within fifteen feet of the predominant building face on all building frontages. On corner lots or double-frontage lots, standards for variation in roof form will apply to all frontages. See Figure 8. i. “Roof form” is defined as a geometric plane or set of planes which form the top enclosure of a volumetric area below it/them. Common types of roof forms are gabled, hipped, sloped, flat, and flat with a decorative parapet. Examples of roof forms are illustrated in Figure 9.
ii. A change in roof form must be combined with a change in height of at least three feet, a horizontal change in plane of at least four feet, or a change in roof pitch. See Figure 10 for examples. Changes in roof form shall not exceed allowed building heights, as defined by the underlying zone district.
iii. Smaller roof forms that cover enclosed space (such as dormers and bay windows) count as individual roof forms if they are at least thirty-six square feet in horizontal surface area. Bay windows located on a wall below another roof form will not count as individual roof forms regardless of size.
iv. Unenclosed space (such balconies, terraces, porticos, and belfries) count as individual roof forms if they are at least forty-eight square feet in horizontal area.

Balconies should also conform to the standards for useable open space in subsection (7).

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v. For the purposes of calculating the number of required roof forms on a building, for buildings of three stories or fewer, each increment of thirty feet of building frontage requires an additional roof form, counted by rounding up down to the next whole number. For buildings more than three stories, each increment of fiftyforty feet of building frontage requires an additional roof form, counted by rounding down to the next whole number. For example, on a building of three stories, a frontage of thirty-one feet would be required to provide two one roof forms. However, there is no maximum dimension for any one roof form, nor are roofs required to be designed in thirty- or fiftyforty-foot increments.

Figure 8: Applying Roofline Standards
Figure 9: Roof Forms
b. Combining Roof Forms.
i. The required number of roof forms may intersect to create more complex roof forms or may be organized in a hierarchy. Examples of combined roof forms are illustrated in Figure 10.
ii. Roof forms may be repeated, as with a flat roof that steps up or down, or a sawtooth.
iii. Where two or more forms intersect or combine to create more complex forms, each is counted as an individual roof form. For example, two hipped forms may intersect to create a hip and valley form, which would count as two roof forms. iv. Where two or more roof forms are organized in a hierarchy, each is counted as an individual roof form. For example, the dominant roof form may be a hipped roof, which has two dormers with open gable roofs, which would count as three roof forms.

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Another example is a flat roof on a building that has two bay windows with flat roofs, each at least thirty-six square feet in area. See Figure 10 for examples. v. For flat roofs and flat roofs with decorative parapets, changes in roofline for buildings three stories in height or lessfewer must be accompanied by a minimum twofooteighteen-inch change in height relative to the adjacent roof form. For buildings that are three stories or tallermore than three stories, the minimum change in height shall be three feet. This change in height shall be measured to the top of the parapet, where present. Changes in roof form shall not exceed allowed building heights, as defined by the underlying zone district.
vi. For buildings three stories or fewer, a stepback of at least four feet in depth and thirty feet in length can fulfill one of the roof form requirements. For buildings more than three stories, a stepback of at least four feet depth and fifty feet in length can fulfill one of the roof form requirements. See figure 11.
vii. Changes in roof form shall not exceed allowed building heights, as defined by the underlying zone district.

Figure 10: Combining and Counting Roof Forms
Figure 11: Stepback Roof Form Example

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11. Building Modulation.

Goal: To break up large building faces and create visual interest for pedestrians, neighbors, and visitors.
a. Where no other modulation controls apply (e.g., an area plan), building faces that are longer than thirty feet wide shall be articulated in one of the following three ways. i. For buildings three stories or fewer in height, provide at least one horizontal change in plane for every thirty feet of building face, rounded down to the next whole number (e.g. 1-29ft, no change in plane required; 30-59 ft, one change in plane required, etc).

This requirement only applies to the public street frontages. The changes in plane must be at least two feet deep and six feet apart and must be open to the sky with allowances for eaves. Such changes in plane may contain balconies as long as the railing is at least seventy percent see-through or transparent. See figure 12.

Figure 12: Modulation for Buildings Three Stories or Fewer

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ii. For buildings more than three stories, provide at least one horizontal change in plane for every fifty feet of building face, rounded down to the next whole number (e.g., 1-49 ft, no change in plane required; 50-99 ft, one change in plane required, etc).. This requirement applies to all faces of the building that meet the length requirement for modulation (i.e. all faces fifty feet or more in length). The changes in plane must be at least four feet deep and six feet apart. Such changes in plane may contain balconies, as long as the railing is at least seventy percent see-through or transparent. See figure 13.

Figure 13: Modulation for Buildings More than Three Stories

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2. Public street frontages one hundred feet or more in length shall incorporate a notch. As shown in Figure 14, the notch must be at least six feet deep and twelve feet wide. The notch fulfills two of the required changes in plane. massingfloor plateThe notch may contain balconies, as long as the railing is at least seventy percent see-through or transparent. The notch must be open to the sky, with allowances for eaves. The notch is not required to continue through the ground floor.

Figure 14: Notch Example

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3. A project may waive the change in plane requirement if the window inset depth (as described in section 14.d) is at least 6" for all windows above the ground floor and if the facade material is either tile, brick, concrete, stone (engineered or natural), or a living wall (as defined). The intent is to create a highly textured surface. If the project frontage is one hundred feet or more in length it must still include a notch as described in 11.a.ii.2.
i. Provide a horizontal change in plane for every thirty feet of building face, rounded up to the next whole number (e.g., a frontage of thirty-one feet would be required to provide two changes in plane). As shown in Figure 11, the change in plane must be at least two feet deep and six feet wide, and must be open to the sky; or

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Figure 11: Building Modulation – Option One
ii. Provide a horizontal change in plane for every thirty feet of building face, rounded up to the nearest whole number (e.g., a building face of thirty-one feet would be required to provide two changes in plane). As shown in Figure 12, the change in plane must be at least two feet deep and six feet wide, and modulations on the public frontage must be combined with a change in material.; or
Figure 12: Building Modulation – Option Two
iii. Provide a horizontal change in plane at an interval of fifty feet or less. As shown in Figure 13, the change in plane must be at least six feet deep and twelve feet wide, and be combined with a change in material. When implemented as building notches, such notches may contain balconies, as long as the railing is at least seventy percent see-through or transparent.

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Figure 13: Building Modulation – Option Three
b. Building faces that are less than thirty feet wide are not required to have a change in plane incorporated into their design.
iiic. Projections from the building face including balconies, awnings, signs, and decorative elements are not considered to be changes in plane.

12. Corridor Frontage.

Goal: To ensure that buildings in denser, mixed-use districts are designed with functional, human-scaled ground floors that promote walkability and provide space for local businesses. a. Unless otherwise dictated by an area plan, the ground floor frontage facing a corridor shall be set back at least twelve feet from the face of the curb. See Figure 1415. i. This may be achieved by setting back only the ground floor, but in no case shall any portion of the proposed building extend into or over the public right-of-way, except that awnings and balconies at the second story or above may extend into the right-of-way no more than three feet. No projection shall be closer than eight feet to the centerline of an alley, driveway, or path of automobile circulation except with the approval of the city engineer based on considerations of public safety and welfare (e.g., utility considerations, emergency access, etc.).

1. This setback area shall not be counted toward the requirement to incorporate uses for active frontage, and the area shall be used as a twelve-foot-wide sidewalk over at least eighty percent of the frontage.

2. In no case shall the passable sidewalk width be less than eight feet without approval of an administrative use permit and revocable license as allowed under Section 24.12.192 for outdoor extension areas, in which case the passable sidewalk width shall not be less than six feet.

Figure 1415: Corridor Frontage

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13. Ground Floor Design.

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fifteen feet, measured from the top of the floor to the top of the floor of the next level, or ten feet if a mezzanine is included. Minimum ground floor frontage transparency of seventy percent is required between a height of two feet and twelve feet measured parallel above sidewalk grade. Views of the interior shall be maintained to a minimum depth of five feet with an allowance for window displays.

1. In a commercial space, any mezzanine shall be set back at least thirty feet from the building frontage and shall occupy no more than one-third of the area of the ground floor.
iii. In development projects that include below-market-rate housing at a rate of 50% or more of total units, a minimum ground floor height of no less than 12 feet, measured from the top of the floor to the top of the floor of the next level, or ten feet if a mezzanine is included. Minimum ground floor frontage transparency of seventy percent is required between a height of two feet and ten feet measured parallel above sidewalk grade. Views of the interior shall be maintained to a minimum depth of five feet with an allowance for window displays.
iii1. In a commercial space, any mezzanine shall be set back at least thirty feet from the building frontage and shall occupy no more than one-third of the area of the ground floor. iivii. Entries shall be inset from the building face at least two three feet as shown in Figure 15. Entry areas may contain landscaping within the property line as described in

24.12.185.7.
b. In the C-C, R-T(C), C-T, C-N, C-B, PA, and C-B Zones where residential development is allowed, ground floor residential units shall not occupy more than fifty percent of a public frontage. Residential units on the ground floor may be designed as live-work units or may be exclusively residential units.
c. Any live-work units shall be designed as follows:
i. Live-work units are only permitted on the ground floor. ii. Minimum ground floor height of fifteen feet, measured from the top of the floor to the top of the floor of the next level, or ten feet if a mezzanine is includedand frontage transparency as defined for Commercial ground floors in 24.12.185.13.i through ii.

1. In a live-work unit any mezzanine shall be set back at least eighteen feet from the building frontage and shall occupy no more than one-half of the area of the ground floor.
iii. Minimum ground floor depth of eighteen feet.
iv. Minimum unit/storefront width of twelve feet.
v. Minimum ground floor frontage transparency of fifty percent between a height of two feet and twelve feet measured parallel above sidewalk grade. vi. Entries shall be inset from the building face at least two feetas defined for Commercial ground floors in 24.12.185.13.iv.
d. In the C-C, R-T(C), C-T, C-N, C-B and PA Zones where residential units other than live-work units are located at the ground floor, the following standards shall apply:
i. Where units are individually accessed, the entry must be set back at least six feet from the property line; this setback may be reduced to four feet if the unit is elevated at least two feet from the sidewalk (as with a stoop). See Figure 1516.

1. This may be a setback of the ground floor only, or a setback of the entire building face.

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2. This setback area may include an architectural feature indicating private space including but not limited to a railing, gate, entry landing, or doorstep.

3. This area may include landscaping or private open space for an individual unit.

In order to qualify as private open space, the area must be separated from the sidewalk by one of the following mechanisms intended to indicate the privacy of the space:
• An increase in elevation of at least two feet;
• A railing or gate;
• Clustered landscaping, as in a hedge or other dense planting, not exceeding forty-two inches in height.

Figure 1516: Ground Floor Residential Entry Setback
e. Where a unit does not have individual access to the sidewalk, active living areas (including living rooms, dining rooms and kitchens, but excluding bedrooms, bathrooms, and hallways) are required at the building frontage, and must be set back at least four feet from the sidewalk; this setback may be reduced to two feet if the unit is elevated at least two feet above the sidewalk. See Figure 1617.
i. This may be a setback of the ground floor only, or of the entire building face. ii. This setback area shall incorporate landscaping or planters.

Figure 1617: Ground Floor Residential – Without Individual Access

14. Architectural Detail.

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a. Buildings that are mixed-use and/or three stories in height or greater shall visually differentiate the ground floor from the floors above by one or more of the following:
i. A change in material; and/or
ii. A change in plane; and/or
iii. A cornice line, belly band, or similar horizontal element. b. Buildings at the intersection of a corridor and another street (including another corridor) shall implement at least one of the following corner features:
i. Increased height of the corner roofline of at least three feet above the adjacent roofline; and/or
ii. A chamfered corner with a diagonal cut at least six feet on either side of the corner.

See Figure 1718. This may be at the ground floor only, or for the entire height of the building; and/or
Figure 1718: Chamfered Corner
ciii. A public open space of at least thirty square feet in area, and not less than four feet in any dimension, which may be designed to look like an extension of the sidewalk.

Where the depth of this space is less than six feet, it may be open only at the ground floor. Where the depth of this space is greater than six feet it must be open to the sky. See Figure 1819.

Figure 1819: Public Open Space at Corner
dc. Buildings in the C-C, R-T(C), C-T, C-N, C-B, PA and MU Zones shall apply at least two categories of the following architectural features to each building face and to each level above ground floor. Buildings may incorporate different features on each face and level or may use the same two features on each face and level, so long as each face and level includes features from at least two categories.

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i. Category 1 – Terrace, balcony, or Juliette balcony with a minimum projection of ten inches and a minimum width of three feet (at least one per level; see also subsection (9), Neighborhood Transition).
ii. Category 2 – Windows detailed with a lintel, sill, or arch. iii. Category 3 – Awnings, louvers, or shutters.
iv. Category 4 – Decorative cornice or decorative lighting sconces (see also subsection (16), Lighting).
ed. Windows shall be inset such that there is at least two inches between the plane of the glass and the plane of the building face for all windows above the ground floor; this depth shall be increased to three four inches for buildings that include four or more storiesmore than three stories, for all windows above the ground floor. fe. Walls or portions of walls that are unfenestrated (without windows, balconies, or glass doors) that extend from grade up to the roofline are limited to a maximum horizontal width of fifteen feet, with the exception of elevator towers..

15. Building Materials.

Goal: To ensure that buildings look like a series of volumes, giving them a sense of depth and substantiality, and that materials are high-quality, durable, convey a sense of permanence, and reflect the existing character of buildings in the urban environment. a. Building materials shall be selected according to the following criteria:
i. The following materials are acceptable for use on building faces: tile, brick, glass, metal (except as prohibited below), painted or sealed wood, concrete, stucco, plaster, adobe, and stone (engineered or natural), and living walls (as defined). ii. Unarticulated or flat panelized materials (such as metal, cement board, or GFRC panels) are prohibited on public frontages but may be incorporated on other building faces. Panels for modular and prefabricated construction are allowed (including sandwich panels).
iii. Any materials that are not explicitly listed here require an administrative design review permit to ensure that approved materials conform to the goal of this section. b. Buildings shall incorporate two or more of the accepted materials listed above or as approved in the design of each building face. No single material may make up more than eighty-five percent of any building face. This can include materials for building decoration (e.g., awnings, louvers, balconies, cornice lines, or windowsills), but does not include fenestration (glass, frames, or other elements of windows and doors). bc. Vinyl windows are prohibited in the following circumstances:
i. Any mixed-use or residential buildings more than three stories in height. ii. On a building face oriented toward a public street other than an alley of a mixeduse or residential building three stories in height or lessor fewer. cd. At building corners, except for living walls, soffits, and insets for balconies, all materials shall wrap around the corner to a depth of at least four inches. This includes outside corners of insets, reveals, or changes in plane that are four inches or greater in depth, as with a balcony, ground floor entry, or change in plane as well as outside corners of bay windows. See examples shown in Figure 1920.
de. Living walls shall meet the following standards:
i. The living wall shall be permanently integrated into the exterior design of the building face upon which they are planted.
ii. The living wall shall not be located on a north- or north-east-facing building face.

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iii. The living wall shall include an integrated irrigation system. iv. The living wall shall be created using materials specifically designed for the purpose of installing and maintaining plants within the intended context (considering sun, shade, fog, rain exposure, and any other relevant environmental factors) on an exterior building face.
v. Components of a living wall shall be considered with other landscape elements, and are subject to the requirements of the city’s WELO. vi. Nothing in this section shall regulate or require the installation of living walls on the interior of any building.

Figure 1920: Material Application

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Part 3: OFF-STREET PARKING AND LOADING FACILITIES

24.12.220 EXCEPTIONS

1. Off-street parking and loading requirements set forth in this part shall not apply to:
a. Agricultural uses; or
b. Development within one-half mile of a major transit stop. i. This exception shall not apply to any lodging use or where the city is authorized to enforce minimum auto parking requirements pursuant to California Government Code Section 65863.2(b).

24.12.241 ELECTRIC VEHICLE CHARGING STATION REQUIREMENTS Electric vehicle charging must be provided in accordance with the California Building Standards Code

1. Definitions.
a. “Electric vehicle” means a vehicle that operates, either partially or exclusively, on electrical energy from the electrical grid, or an off-grid source, that is stored on board for motive purposes. b. Electric Vehicle Supply Equipment (EVSE) Installed. “EVSE installed” shall mean an installed Level 2 or higher EVSE, as defined by the California Green Building Standards Code (CAL Green) of California Building Standards regulations, et seq.

2. Required Spaces Are Rounded. When determination of the number of required electric vehicle parking stalls by this title results in a requirement of a fractional space, any fraction of less than one-half may be disregarded, while a fraction of one-half or more shall be counted as one parking space.

3. Electric Vehicle Charging Stations.
a. Electric Vehicle (EV) Charging for Multifamily Residential Structures. New multifamily dwellings on a single site with five or more units shall provide twelve percent of total parking, but no fewer than one, as electric vehicle parking space with EVSE installed. Multifamily projects requiring an EV van accessible parking space shall receive a credit of one parking space. b. Electric Vehicle (EV) Charging for Nonresidential Structures. New nonresidential structures shall provide parking spaces with EVSE installed in accordance with the following table:

Total Number of
Actual Parking
Spaces
Total Number of
Actual or Required
EVSE Spaces,
Whichever Is Greater
0 – 9 0
10 – 25 1
26 – 50 2
51 – 75 4
76 – 100 5

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Total Number of
Actual Parking
Spaces
Total Number of
Actual or Required
EVSE Spaces,
Whichever Is Greater
101 – 150 7
151 – 200 10
201 and over 6 percent of total

24.12.250 BIKE PARKING REQUIREMENTS.

State law related to automobile parking reductions or elimination do not apply to bicycle parking.

1. Bicycle parking facilities shall be provided for any new building, addition or enlargement of an existing building, or for any change in the occupancy.

24.12.280 DESIGN REQUIREMENTS.

9. Landscaping and Screening.
b. Standards for Multifamily, Over Five Units, Commercial and Industrial Developments.

Except for Multifamily Housing projects subject to the design standards in Section

24.12.185, eEvery parking facility shall include a minimum of ten percent of area devoted to parking in permanent landscaping. Landscaping shall be installed in areas used to channel the flow of traffic within parking rows, at the entry to aisles, and at other locations specified by the approving body. Required landscaping shall include appropriate vegetation including trees which shall be provided in sufficient size and quality to adequately screen and soften the effect of the parking area, within the first year. Additional standards for screening found in Section 24.12.185 shall also apply where required.

Part 5: HISTORIC PRESERVATION

24.12.445 VARIATIONS TO REGULATIONS FOR BUILDINGS AND SITES ON CITY

HISTORIC BUILDING SURVEY AND CONTRIBUTING BUILDINGS WITHIN CITY HISTORIC DISTRICTS.

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Sections 24.08.010 through 24.08.050 and must also meet all of the relevant additional findings listed in Section 24.12.450. For development within the Coastal Zone, a coastal permit may also be required in conformance with Section 24.08.200 et seq., and the findings and standards specified in the historic alteration permit shall also serve as coastal permit requirements, in addition to all other applicable LCP provisions. In the event of a conflict between the historic alteration permit requirements and the LCP’s coastal resource protection requirements (including related coastal hazards, sensitive habitat, agriculture, public recreational access, and open space), the coastal permit/LCP’s coastal resource protection requirements shall govern. a. Variations to Development Standards. District regulations for height, stories, parking, setbacks, projections into required yards, open space, lot coverage, rear yard coverage, floor area limitations, fence heights, slope regulations and yards may be modified to the extent that it promotes the preservation, maintenance and rehabilitation of an historic structure or site. b. Variations to Uses. The following additional uses may be allowed on lots with listed historic buildings and on lots with contributing buildings within an historic district. This provision encourages the adaptive reuse of designated historic resources by permitting an additional use within some areas otherwise zoned primarily for residential, commercial or industrial uses.

1. Multifamily uses in single-family residential zone district, subject to RL zoning density, lot size and lot width standards.

3. Expansion of single-family homes in RM and RT zone districts.

4. Expansion of nonconforming structures and uses.

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RESOLUTION NO. NS-XX,XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ AMENDING THE CITY’S GENERAL PLAN 2030 BY DELETING LANGUAGE ABOUT CONDITIONS

THAT RELIED ON SUBJECTIVE DECISION-MAKING NOW UNENFORCEABLE UNDER

STATE LAW
WHEREAS, the City adopted the General Plan 2030 by Resolution No. NS-28, 527 on June 26, 2012; and
WHEREAS, the City Planning Commission held a public meeting on April 3, 2025, and recommended that the City Council approve the proposed amendment to terminology in the General Plan; and
WHEREAS, the City Council conducted a public hearing on May 27, 2025, and now finds:

1. The proposed amendment is deemed to be in the public interest.

2. The proposed amendment to terminology is consistent and compatible with the rest of the adopted 2030 General Plan and any implementation programs that may be affected.

The terminology amendment is consistent with the Land Use Element since no land use amendments will be necessary. The proposed terminology is also consistent with the Environmental Quality Element and Circulation Element.

3. The potential impacts of the terminology amendment have been assessed and have been determined to not to be detrimental to public health, safety or welfare.

4. In accordance with the California Environmental Quality Act (CEQA), the proposed change in terminology will not affect the analysis conducted as part of the initial General Plan 2030 Environmental Impact Report adopted June 26, 2012 and all addenda there to.

NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Cruz that with respect to the environmental review of the amendment to terminology that there is no substantial evidence that the amendment will have a significant effect upon the environment; and NOW THEREFORE, BE IT FURTHER RESOLVED by the City Council of the City of Santa Cruz, that it hereby adopts the amendment to terminology deleting language about conditions that relied on subjective decision-making now unenforceable under state law, as shown below and in Exhibit A, attached.

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RESOLUTION NO. NS-XX,XXX
Chapter 4: Land Use
General Plan land use designations

MIXED USE DESIGNATIONS
Mixed-use high Density (MXHD), 1.0 to 2.75 FAR, 10 to 55 du/ac.

This designation may be applied to sites along Water Street, and Soquel Avenue corridors.

The typical commercial uses are similar to those in the Community Commercial (CM) designation, and pedestrian-oriented commercial uses are encouraged on the ground floor.

Mixed-use visitor Commercial (MXVC), 1.0 to 2.75 FAR, 0 to 55 du/ ac.

This designation may be applied to sites along the Ocean Street corridor, as well as sites within 1,000 feet of Ocean Street’s centerline and which front on Water Street, Soquel Avenue, May Avenue, or Broadway. The designation is intended to encourage high-quality visitor-serving commercial development along Ocean Street, particularly hotels and motels. However, it also accommodates other multi-story commercial development, such as office buildings.

PASSED AND ADOPTED this 27th day of May, 2025 by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

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

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City of Santa Cruz General Plan 2030
Chapter 4: Land Use
General Plan land use designations

MIXED USE DESIGNATIONS
Mixed-use high Density (MXHD), 1.0 to 2.75 FAR, 10 to 55 du/ac.

This designation may be applied to sites along Water Street, and Soquel Avenue corridors. The typical commercial uses are similar to those in the Community Commercial (CM) designation, and pedestrian-oriented commercial uses are encouraged on the ground floor.

Mixed-use visitor Commercial (MXVC), 1.0 to 2.75 FAR, 0 to 55 du/ ac.

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City of Santa Cruz General Plan 2030

MIXED USE DESIGNATIONS
Mixed-use high Density (MXHD), 1.0 to 2.75 FAR, 10 to 55 du/ac.

This designation may be applied to sites along Water Street, and Soquel Avenue corridors. The typical commercial uses are similar to those in the Community Commercial (CM) designation, and pedestrianoriented commercial uses are encouraged on the ground floor.

The MXHD designation allows a maximum FAR of 1.75 as of right, including a maximum of 30 dwelling units per acre. However, a project that meets a number of specific criteria, as determined by the Planning Commission, may have an FAR of up to 2.75, including up to 55 dwelling units per acre. Details are contained in the Zoning Ordinance.

Mixed-use visitor Commercial (MXVC), 1.0 to 2.75 FAR, 0 to 55 du/ ac.

The designation is intended to encourage high-quality visitor-serving commercial development along Ocean Street, particularly hotels and motels. However, it also accommodates other multi-story commercial development, such as office buildings.

The MXVC designation allows a maximum FAR of 2.75. It does not allow any dwelling units as of right.

However, a project that meets a number of specific criteria, as determined by the Planning Commission, may include up to 55 dwelling units per acre within this FAR. Details are contained in the Zoning Ordinance.

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PLANNING COMMISSION

AGENDA REPORT
DATE: 03/28/2025
AGENDA OF: 04/03/2025
ITEM NO: FP25-0001: Zoning Ordinance Amendments Related to Objective Design Standards for Multifamily Housing, State Density Bonus, Reasonable Accommodations for People with Disabilities, Licensed Community Care Facilities, Low-Barrier Navigation Centers, and Historic Structures on Mission Street, and General Plan Land Use Chapter Text Amendment.

District: Citywide
RECOMMENDATION: Motion to recommend that the City Council:
1) approve the proposed amendments to the City of Santa Cruz General Plan, Municipal Code, and Local Coastal Program Implementation Plan as shown in the attachments and as noted in this report;
2) acknowledge the determination that the proposed amendments are covered by the Environmental Impact Report prepared for the City’s General Plan and approved in June 2012 and find that the changes are also Exempt under California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3).

BACKGROUND: Objective design standards for multifamily housing set clear expectations for how new housing should look, feel, and function. They avoid inconsistent requirements during project review and promote fairness and equity by making sure that all parties know what to expect, which helps streamline the review process. Per state law, only objective standards can be used to review multifamily housing development applications.

After an extensive series of community engagement events in 2021 and 2022, Santa Cruz adopted a set of objective design standards on November 15, 2022. The City’s 2023-2031 Housing Element Objective 1.2b directs the City to maintain and review the standards on a regular schedule after adoption, as staff, developers, decision makers, and the public work with the design standards and consider updates. The proposed amendments represent the first update to these standards since they were first adopted in 2022.

The current standards can be found in Santa Cruz Municipal Code Section 24.12.185. These standards cover topics like the design of ground floors, walking paths, parking, landscaping, open space, the shapes of roofs and facades, building materials, and lighting for all new multifamily housing development outside the Downtown. Maximum heights and widths of buildings are set for each individual zone district in a different section of the code and are not proposed to change with these updates.

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Additionally, this report addresses several other ordinance amendments that relate to Housing Element policies and changes in State and Federal Laws. These topics include the State Density Bonus, Reasonable Accommodations for people with disabilities, Licensed Community Care Facilities, Low-Barrier Navigation Centers, and also updates to the standards governing historic structures on Mission Street. Additionally, this report discusses a General Plan text amendment that addresses state law consistency.

DISCUSSION: This report will discuss proposed amendments to the following Municipal Code sections listed below in the order they appear in the Code. Following this list will be additional details of the proposed Objective Standards amendments and the package of other ordinance amendments.
• 24.04 Administration / Permitting: This chapter addresses the administrative processes and procedures for reviewing development applications. The proposed amendments add guidance for project reviews and incorporate additional procedural steps related to Reasonable Accommodations.
• 24.10 Land Use Districts: This chapter contains the purpose, standards, and allowed uses for all of the zone districts in the City. The proposed amendments allow more uses to be principally permitted and qualify as active frontage uses in Community Commercial (CC) and Mixed-Use (all MU) districts, and to add certain uses to the list of allowed uses per the requirements of state law and Housing Element policy. • 24.12 Community Design: This chapter contains the requirements for the design of developments throughout the City. A number of changes are proposed in the following subsections of this chapter:
o 24.12.146 Thrift Stores and Pawn Shops Requirements: A new section is proposed that sets requirements on how thrift stores and pawn shops accept donations from or purchase goods from customers.
o 24.12.165 Low-Barrier Navigation Center Standards: a new section is proposed that incorporates the requirements of state law regarding this use that supports a housing-first approach to addressing homelessness in California. o 24.12.166 Community Care Residential Facility Standards: a new section is proposed that lists basic use standards for facilities that provide services to seven or more persons.
o 24.12.185 Objective Design Standards for Multifamily Housing: This section contains the majority of the proposed amendments, with subsections for General Information, Definitions, Walkability, Public Frontages, Landscape and Buffering, Usable Open Space, Roof Form, Building Modulation, Ground Floor Design, Architectural Detail, and Building Materials. New or updated images are proposed throughout to illustrate the new requirements. o 24.12.280 Design Requirements: This section is proposed to be amended to clarify when projects should use the parking landscaping requirements in the objective design standards.

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o 24.12.445 Historic Variations: This section is proposed to be amended to modify the use variations allowed for some historically significant buildings on Mission Street.
o 24.16.200 Purpose of Density Bonus Provisions: This section is proposed to be amended to include language clarifying that state law supersedes the local ordinance.
• 24.22 Definitions: This chapter defines terms that are used throughout Title 24. It is proposed to be amended to clarify a few terms and add new definitions as needed.

Objective Standards Updates
The overall goal of the Objective Design Standards portion of this amendment package is to further refine the Objective Design Standards for Multifamily Housing for improved development outcomes. Periodic review and refinement of the standards was always intended for two main reasons: 1) to consider updates that better achieve the original community input and guidance; and 2) to respond to lessons learned by staff in implementing the standards.

Since the adoption of the original standards, staff collected feedback on many types of housing development applications including market-rate, affordable, large, and small projects. As development applications were being reviewed, staff documented sections of the code that were unclear, in conflict with each other, or had unintended outcomes. In 2024, staff also held a developer roundtable meeting to hear about issues faced by market-rate and affordable housing developers. Staff hired urban design consultant Kristen Hall City Design, who had worked on the original standards, to consult throughout the update process and edit the images and illustrations in the code, as needed. Additionally, staff coordinated with the Economic Development and Housing Department to determine how the design standards could be adjusted to better support commercial ground floor uses in mixed-use buildings and minimize vacancies where possible.

Based on this work, three overarching areas of amendments emerged for the proposed updates:

1. Make changes to building shape and materials requirements for better design outcomes by adding flexibility to some standards and stricter requirements to others,

2. Refine ground floor design and activities requirements to better support ground-floor retail and commercial tenants by broadening which uses qualified as active frontage uses and what level of review was required for their approval, and

3. Clarify details and define new terms for better usability by all.

The proposed amendments range from more impactful changes to design and use standards to minor text edits to clarify standards or align them better with other parts of the Code. This report will address each of the proposed amendments to the City’s Zoning Ordinance by topic area because certain policy changes are addressed through multiple code sections.

The amendments associated with each of these themes are described below. The attached table lists the specific itemized code changes by theme and location and compares them to the existing

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code. The attached proposed ordinance shows all the proposed changes in a track changes format.

Theme 1 – Building shape and materials requirements
Differentiate by building height to better address scale The current requirements apply the same standards (e.g., changes in plane, roof forms, and materials) to all sizes of buildings. A change in plane relates to the number of times the façade of the building has to change in depth, which provides variation and visual interest to the façade.

On smaller projects, the effect of meeting all the combined requirements can create projects that are unnecessarily busy and not cohesive in their shape and materials. On larger projects, the required changes in plane are often not deep enough to meaningfully break up the vertical faces of the building, and the required changes in material can look perfunctory and low quality.

To address this, the amendments propose differentiating building shape requirements between shorter buildings (three stories or fewer) and taller buildings (more than three stories). Instead of having options for the depth of change in plane, specific minimum depths would be required depending on building size. Shorter buildings would require a change in plane at least two feet deep for every thirty feet of frontage. Taller buildings would require a change in plane at least four feet deep for every fifty feet of frontage, and buildings with 100’ or more of street frontage would be required to break up the massing with a deeper, more pronounced inset or “notch” (minimum 6 feet deep and 12 feet wide). Roof form requirements would scale the same way: one per every thirty feet of frontage on smaller buildings; one per fifty feet of frontage on larger buildings.

Additionally, the current code requires development proposals to always round up to the next whole number when calculating the required number of changes in plane, and the proposed amendment would round that number down. For instance, a four-story building with a frontage of 65 feet would need only one change in plane (rounding down to the 50 feet per change in plane requirement) rather than rounding up to two changes in plane as currently required. On smaller buildings, changes in plane would only be required on public street frontages; larger buildings would require them on any face longer fifty feet or longer.

The combined focus of these changes is on making each change in plane more substantial by requiring a minimum depth, while reducing the “busyness” of facade design. They would encourage developers to use deeper changes in plane at natural breaks in the building to divide up the massing and roofline, resulting in projects that look more visually appealing. This tradeoff would provide some more flexibility in design, encouraging both better outcomes and more diverse building designs.

Reduce standards requiring multiple materials
Currently, buildings are required to incorporate at least two materials on each face, to vary the materials at a shallow change in plane, and to limit a single material to no more than eighty-five percent of any building face. All mixed-use and buildings three stories or taller are required to visually differentiate the ground floor. These requirements were intended to create variety in appearance but instead have a combined effect that can contribute to the busy and disjointed designs described above, especially on smaller buildings.

The amendments requiring deeper changes in plane and a notch, as well as amended guidance on how materials wrap around corners, should break up the massing of buildings more effectively

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than requiring changes in materials at changes in plane. Accordingly, the amendments propose to remove the requirements to incorporate two materials on each face and limit a single material to no more than eighty-five percent of any building face. Only mixed-use buildings would be required to differentiate the ground floor, allowing for more simplicity in fully residential settings. The list of approved materials is unchanged.

Encourage new types of high-quality design
In response to the abundance of development proposals with flat roofs, the amendments add a step-back option for roof forms to encourage reducing bulk at tops of buildings. On smaller buildings, the change in relative height of room forms is proposed to be lowered to eighteen inches to reduce the likelihood that three story building roof form requirements impede top floor design feasibility.

The amendments also propose a new option to allow taller buildings to waive some of the change in plane requirements if they include both deeper window insets than typically be required and high-quality, highly textured materials, similar to old brick buildings or historic mission-style architecture. The goal with this change is to support a project proposing a “flatter” façade that maximizes internal square footage, but only if the project is richly textured by using more deeply inset windows and high-quality materials. This provides options for the developer, supports more historic building styles, and allows for more variation in building design outcomes that the community desires.

Theme 2 - Ground floor design and activities requirements Affordable housing developers stated that the current standards have requirements that add significant costs to their projects that can make them financially infeasible. One key concession identified is the required minimum fifteen-foot height of ground floors which developers noted can require the use of more expensive concrete or steel construction methods. The amendments propose that projects with 50% or more of the units below market rate may have a minimum twelve-foot ground floor height that would allow for full wood construction.

In an effort to support commercial leasing and reduce vacancies, staff reviewed allowed uses in various zone districts to see if some uses could be reclassified to shorten approval times. The amendments propose to add six new principally permitted, active frontage uses to the C-C and all MU zones. The new uses are communication and information, educational facilities (public/private), government and public agencies, hardware stores (indoor sales only), and professional offices, except when associated with a visitor serving use. Additionally, thrift stores are added as principally permitted, which are required by a new state law to be treated the same as stores selling equivalent, new products, i.e., a clothing store.

The current standards do not allow trash, electrical, and mechanical rooms on public frontages, and require developers to create access from parking areas or alleys. State laws have limited the City’s ability to require parking on new developments, so projects may now have no viable location to place a trash/electrical/mechanical room other than on a frontage. The amendments provide guidance on where they should be placed in this scenario.

The current standards require a certain percentage of the public frontage to have active frontage uses to a certain building depth. The amendments clarify the way to calculate the active frontage size requirements so that it is easier for developers and staff to know if the standard has been met.

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Theme 3 – Clarify details and define terms
An analysis of various development proposals and sites has revealed the need for small updates and new details that are proposed to provide clarity in the review process:
• Clarify that a new public connection is only required if there is not an existing one within 300’ connecting the same two streets / walkways / paths. • Clarify that outdoor dining does not count as active frontage. This reinforces that active ground floor uses need to be built within the building footprint, which helps maintain pedestrian-oriented design over time, regardless of the tenant occupying the space – e.g., if a restaurant goes out of business and removes their outdoor dining. • Currently buildings are required to have 12 square feet of landscaping per 30 feet of frontage, and the amendments propose to change this standard with at least 0.4 feet of landscaping per each linear foot. This clarifies and provides more consistent landscaping requirements. E.g., a project with 31 feet of frontage and 60 feet of frontage both require 24 square feet of landscaping under the current standard, whereas the requirement would scale to the specific building frontage with the proposed changes. • Add a minimum open space requirement for multifamily projects in zone districts without an underlying open space standard (i.e. R-L, Industrial). • The current standards have limits on unfenestrated façade widths, and the proposed amendments would exempt elevator towers from that requirement.

The proposed amendments better address when the standards apply:
• Clarify that redevelopments that are remodeling below the existing 50% threshold for demolition are not subject to the standards.
• Specify Senate Bill (SB) 9 streamlined projects are exempt from the standards. • Clarify that new buildings on non-vacant sites must meet the standards that apply to buildings, but not those that apply to sites.

The amendments propose to define or clarify terms:
• Add a new term “public street frontage” to differentiate between public frontages on streets versus other types of public corridors (i.e., alleys, paths), used in determining when active frontages, changes in plane, and notches are required. • Update the definition of private open space to include patios, decks, and other privately accessed outdoor spaces.
• Add a new term “dripline” to describe the outermost circumference of the tree’s canopy, from which water drips onto the ground.

Images have been updated throughout the document to reflect and illustrate the proposed amendments. One additional image may be added prior to council adoption.

General Plan Amendment
The project also includes a needed amendment to the City’s 2030 General Plan to delete language that has become unenforceable under state law. The amendments remove previous conditions that relied on subjective decision-making by the City Planning Commission to determine the allowable development intensity of certain property. Given state law does not allow this subjective process, staff recommend deleting the language to ensure clarity and consistency across all policy documents that govern development intensity. The proposed General Plan amendment is included in the attachments.

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Other Ordinance Amendments
Density Bonus
Over the last several years, California Density Bonus Law has been amended to create more options for housing developments to utilize density bonuses, and state law is likely to continue to evolve in the future. Two Housing Element objectives call for the City to maintain consistency with State Density Bonus Law. Objective 2.3a seeks to “amend the Density Bonus Ordinance to fully reflect State Density Bonus Law allowances, except where the City's code further facilitates housing production” with a targeted completion date of December 2024. Objective 2.3b seeks to continue implementation of City and State Density Bonus Law and to amend the City’s density bonus ordinance as needed to comply with state law. To ensure that the City’s density bonus ordinance remains consistent with state law considering the continual changes to state law, the proposed amendments add language to the Purpose section of the City’s Density Bonus regulations to clarify that when the provisions of the local regulations conflict with the provisions of state law, then state law will prevail. This proposed amendment achieves consistency between the City Code and state law. Future amendments may be considered to further implement density bonus objectives in the Housing Element.

Reasonable Accommodations
The Fair Housing Act requires jurisdictions to provide reasonable accommodation with regard to rules, policies, practices, and procedures where such accommodations may be necessary to make housing accessible for people with disabilities. Housing Element objective 3.1c calls for the City to adopt such reasonable accommodations procedures. The proposed amendment package includes a section to codify a process to request a reasonable accommodation and the findings that will govern the decision-making process. The procedures will provide a basis for residents with disabilities to request flexibility in the application of land use and zoning regulations or procedures or to request waiver of certain regulations or requirements to ensure equal access to housing opportunities. The reasonable accommodations policy will be posted to the City website, and paper handouts will be available in the Planning & Community Development Department’s lobby.

Requests for accommodation can be made by or on behalf of individuals with disabilities or by developers seeking to serve a specific population with disabilities. Applications will be made to the Planning and Community Development Department, and decisions will be made by the Zoning Administrator. Any appeals of rejected or modified requests will be submitted to the Planning Commission for review, consistent with the requirements of California law. The amendments are proposed in the new Municipal Code Section 24.04.260.

Licensed Community Care Residential Facilities
Housing Element objective 3.1d calls for the City to update Zoning Ordinance requirements related to licensed community care residential facilities of seven or more people to allow these uses in all residential zones, if necessary, and modify the permitting process to permit the uses with objectivity to facilitate approval like other uses of the same type in the same zone.

Community care residential facilities are defined in state Health and Safety Code Section 1502 as any family home, group care facility, or similar facility determined by the department, for 24- hour nonmedical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual. These types of facilities can be expected to function as residences and support children or adults with physical or developmental disabilities or mental disorders who need help in carrying out their day-to-day lives. The term also covers a home that includes mental health treatment and rehabilitation, as well as foster family homes.

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The California Department of Housing and Community Development (HCD) technical advisory on group homes provides guidance to local jurisdictions to ensure local regulations of these types of uses are consistent with state housing law. HCD advises that local government regulation of these uses should be consistent with the way that other residential uses are regulated and that local land use policies and practices that discriminate against group homeowners, operators, and residents are prohibited.

The Municipal Code currently allows Community Care Residential Facilities in the various residential zone districts, but it requires a special use permit for facilities with seven or more people. To fulfill the housing element objective and maintain consistency with state law, the proposed amendments would allow community care residential facilities as a by-right use within existing residential dwellings in all residential districts regardless of the size of facility.

Construction of a new community care residential facility would be considered construction of residential dwellings and would need to meet the same development standards as required for any other residential building in the same zone district.

Low-Barrier Navigation Centers
Housing Element objective 3.3l calls for the City to amend the Zoning Ordinance to implement state law by establishing a ministerial approval process and regulations to approve low-barrier navigation centers (LBNCs) by June 2025. State law defines a LBNC as a Housing First, low barrier, temporary, service-enriched shelter focused on helping homeless individuals and families to quickly obtain permanent housing. These centers include best practices to reduce barriers to entry, such as allowing partners, pets, storage of personal items, and privacy. State bill AB101 (2019) amended Government Code sections 65660-65666 to require local jurisdictions to allow LBNCs as a by-right use in all mixed-use or commercial zone districts that allow multi-family housing. A map showing the location of all these zones is attached.

State law also determines the operational standards that these uses must abide by. These standards are:
a. Connected Services. The navigation center offers services to connect people to permanent housing through a services plan that identifies services staffing. b. Coordinated Entry System. It is linked to a coordinated entry system, so that staff in the facility or staff who co-locate in the facility may conduct assessments and provide services to connect people with permanent housing.
c. Compliant with State Codes. It complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code of the State of California. d. Homeless Management Information System. It has a system for entering information regarding client stays, demographics, income, and exit destination through the local Homeless Management Information System, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.

To conform with State and federal law, the proposed ordinance would amend the included commercial and mixed-use zone districts to allow LBNCs as a principally permitted use. The zone districts in the Beach Area have not been included at this time, but staff are still evaluating those zone districts that allow both commercial development and multi-family housing and propose to update the list of zone districts affected by this change prior to review by City Council. Staff’s recommendation includes this anticipated incorporation of LBNCs into the Beach Ara zoning districts, and staff welcomes any questions or comments that the Commission has on this topic. The required operational standards are included in a proposed new Section

24.12.165, and new definitions are proposed to be added to Chapter 25.22.

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Historic Preservation on Mission Street
The northeastern segment of Mission Street, running from its intersection with Highway 1 and Chestnut Street Extension southwest to Laurel Street was historically predominantly residential.

Thirteen of the buildings in this half-mile stretch are listed on the City’s historic building survey and most, if not all, were originally constructed for residential use. A requirement for ground floor commercial that currently applies to these properties can make it difficult for owners to secure economically viable uses for these buildings and therefore decreases the likelihood that owners will be able to maintain the buildings’ historic qualities. The proposed amendment would provide more flexibility in the types of uses allowed while creating an incentive for owners to rehabilitate and preserve their historic buildings.

The Mission Street Urban Design Plan (MSUDP) designates this stretch of Mission Street as the “Mission Hill Zone” and describes it as having a mix of office and residential uses with a residential scale and high-quality design character due to the number of historical Victorian and Bungalow style buildings. The Plan’s First Principle A (Land Use) seeks to generally restrict residential uses to multi-family units located above ground floor commercial uses and to eventually phase out single-family homes, and First Principle G (Development and Architectural Character) seeks to preserve the historic architectural resources of the corridor. Therefore, the MSUDP encourages preservation of the historic character of the Mission Hill Zone while generally encouraging office and other similar commercial uses, a stance that was aligned with market conditions when the plan was developed in 2000-2002.

This portion of Mission Street is zoned Professional and Administrative Office District (P-A), which allows residential use only in conjunction with a commercial use located on the ground floor and utilizing at least 50 percent of the building frontage. Single family homes are allowed only with a use permit when the lot is not large enough to accommodate multiple units. The Mission Street Urban Design Overlay District, which implements the Mission Street Urban Design Plan, specifically prohibits the establishment of single-family homes in the P-A zoned area of Mission Street. In contrast, the Westside Zone of the MSUDP, which is zoned Community Commercial and Mixed-Use Medium Density and has only a handful of historic buildings, focuses more on a variety of commercial uses. In that area, the Mission Street Urban Design Overlay District prohibits new ground-floor residential uses altogether. While the MSUDP and associated zone districts generally seek to include at least partial commercial use on the site, this portion of Mission Street is less commercially focused than Mission Street’s Westside Zone regarding ground floor uses.

The proposed code amendment would allow residential uses to occupy the entire ground floor as part of a mixed use or multi-family use with approval of a discretionary historic alteration permit with variation to allowed uses on this stretch of Mission Street in the P-A zone. This type of historic alteration permit allows variations to uses or development standards when the owner, in exchange, does specific things to rehabilitate and preserve the historical nature of the building.

This minor amendment would therefore retain economic functionality of these 13 historic buildings while promoting continued rehabilitation and preservation of their historic qualities.

LCP Consistency
The City’s Local Coastal Program (LCP) is the tool used by the City and the Coastal Commission to effectively regulate development activities within the Coastal Zone. Several of the proposed Zoning Ordinance amendments are in sections of the Municipal Code that are part of the LCP Implementation Plan, including changes to Chapter 24.04 regarding appeals of reasonable accommodations requests, changes to Chapter 24.10 regarding allowed uses within

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zone districts in the coastal zone, and changes to Chapter 24.12 to amend the objective design standards for multi-family housing, add use standards for thrift stores and pawn shops, add use standards for low-barrier navigation centers, add use standards for community care residential facilities, and to amend the regulations for historic buildings (although it should be noted that the entire geographic area to which this last amendment applies is entirely outside the Coastal Zone).

Modifications to the objective design standards would facilitate allowed existing development capacities rather than increasing those capacities, which are already permitted by the LCP, and they would have no physical effect on the size or type of development permitted within the Coastal Zone. Proposed amendments to the allowed uses within zone districts would not substantially change the nature of uses within those zones and would not affect the size of allowable development within the Coastal Zone. Amendments related to navigation centers, community care residential facilities, and reasonable accommodations requests promote equitable access to the coast, creating the potential to provide additional social support within the Coastal Zone to those who need it the most. The proposed amendments to the Municipal Code would implement several policies and programs in the City’s LCP. The following are the LCP provisions that are supported by the actions included in this package of amendments:

Policy CD 1.1: Infill and intensify land uses consistent with existing neighborhood or commercial district patterns in developed areas currently served by municipal services.

Program CD 1.1.2: Develop design criteria to ensure compatibility of infill development with existing neighborhoods and proposed development patterns.

Policy CD 3.5: New or renovated development shall add to, not detract from City-identified landmarks, historic areas and buildings, and established architectural character worthy of preservation. (See Maps CD-4 and CD-5, policies under goal CR 4, L 4.3, S 2.3.1, S 2.4, and the Santa Cruz Historic Building Survey.)
Policy CD 3.6: In pedestrian areas, require building design to be responsive to the pedestrian environment. These areas include but are not limited to Downtown, South of Laurel, the Beach, wharf, shoreline, and commercial shopping areas.

Policy CD 3.7: Require development to incorporate features to promote pedestrian use including new linkages to the pedestrian system.

Program L 2.1.2: Maximize land intensity or densities in areas unconstrained by resources or hazards and having adequate service capabilities.

Program L 2.6.4.3: Allow and encourage residential development in non-residential districts and develop appropriate design guidelines and incentives for this type of development.

Program L 2.9.1: Identify areas where mixed-use development opportunities exist and develop appropriate guidelines and incentives to encourage that type of development.

Policy L 5.3: Provide for high-density development and mixed uses, where appropriate, as well as transit- and pedestrian-oriented land use patterns to reduce dependence on the automobile and support the use of mass transit and other alternative transportation modes.

Policy CR 2.1 Protect and encourage restoration and rehabilitation of historic and architecturally significant buildings and landmarks. (See policies under CD 3.5.)

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This list demonstrates the conformance of the proposed amendment package with the goals, policies and programs of the LCP, and by extension the California Coastal Act.

Community Outreach
As noted above, the objective standards were developed through a comprehensive community outreach process. The proposed edits maintain consistency with the themes and feedback received through that extensive process, and an informational meeting was held to ensure the public was aware of the proposed amendments and provided with an opportunity for questions and to seek further information.

A community meeting was held on March 13, 2025 via Zoom to present the proposed amendments detailed in this report and ensure that interested members of the public had the opportunity to learn more about the various components and ask questions. During the presentation, the project webpage created for this amendment package was highlighted for people to find additional details on several of the items, and staff provided their contact information to ensure the community could pursue further information if interested.

Fifteen community members attended the Zoom meeting and staff received several questions from the public about objective standards updates. Questions included seeking more examples of good design of buildings on the Eastside of the City, getting clarification about the design variation process, asking if the City will consider further simplifying the objective design standards, and asking if the new standards will provide protections for neighborhoods along Ocean Street and Water Street in particular. Attendees also asked about the enforcement of the City’s Heritage Tree Ordinance and open space requirements. On the other amendments, attendees provided questions and comments about historical protections for buildings outside of the Mission Street Urban Design Plan Area and about facilitating commercial uses for historic properties in general. The meeting was recorded and uploaded onto the project website on March

17. Next Steps
Following action by the Planning Commission, the 2025 Zoning Updates package will proceed to a first reading before the City Council, currently targeted to May 27, 2025. A second reading before the Council is required for the Zoning Code amendments, which would be targeted to June 10, 2025. Should the amendments be approved by the City Council, the portions of the ordinance that constitute amendments to the Local Coastal Program Implementation Plan (LCP IP) will be submitted to the California Coastal Commission for review. Those portions of the package that are not amendments to the LCP IP will take effect thirty days after final action by the City Council, while those that are subject to Coastal Commission jurisdiction will take effect immediately upon final action by that body. Staff anticipate action by the Coastal Commission to take place by the Fall of 2025.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) DETERMINATION: The proposed amendments fall within the analyzed development potential in the City’s existing 2030 General Plan EIR, as they are intended to fully implement the adopted General Plan Land Use maps and policies. The proposed amendments would not result in increased densities or intensification of uses; rather, these proposed amendments will regulate the design and development character of projects achieving those planned densities. The proposed amendments are also exempt from CEQA under the general rule, CEQA Guidelines Section 15061(b)(3) as a project that can be seen with certainty to have no possibility for causing a significant effect on the environment.

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HEALTH IN ALL POLICIES (HiAP): In 2019, the City adopted a Health in All Policies strategy to eliminate inequities in health and well-being and attain equity for all residents. The proposed amendment package furthers the City’s Health in All Policies strategy, as one purpose of the proposed amendments is to support the creation of a wider variety of housing options, promoting more equitable access to housing. The proposed amendments support development of multifamily housing in areas of the city with a mix of employment, housing, retail, and entertainment uses, promoting a sustainable development pattern and making efficient use of urbanized land. This land use pattern also encourages active transportation, which promotes personal health. Amendments related to navigation centers, community care residential facilities, and reasonable accommodations requests promote equitable access to the City, creating the potential to provide additional social support within the City to those who need it the most. By incentivizing a variety of new housing and service opportunities that meet residents’ needs, this proposal supports the social, economic, and environmental health of the community.

FINDINGS: Zoning Ordinance Section 24.06.040 requires that prior to making a recommendation for approval of General Plan or Zoning Ordinance amendments to the City Council, the Planning Commission shall make findings that the public necessity, and the general community welfare, and good zoning practice shall be served and furthered; and that the proposed amendment is in general conformance with the principles, policies and land use designations set forth in the General Plan, Local Coastal Plan and any adopted area or specific plan.

Similar findings are also required in the Local Coastal Program for any amendments to the LCP.

These findings include: (1) the proposed amendment is deemed to be in the public interest; (2) the proposed General Plan and/or Local Coastal Program amendment is consistent and compatible with the rest of the General Plan and LCP and any implementation programs that may be affected; (3) the potential impacts of the proposed amendment have been assessed and have been determined not to be detrimental to the public health, safety, or welfare; and (4) the proposed amendment has been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act (CEQA).

The proposed amendments serve and further public necessity and general community welfare by furthering a variety of public policy goals including conformance with State and federal laws governing land uses, housing, and shelter; they fulfill a number of objectives in the City’s Housing Element that support fair housing; they support the intention of the City to foster strong urban design standards that support the addition of housing projects that contribute positively to the City; and they further goals to support the maintenance of historic structures by creating accommodations for their use that may differ from the requirements placed on newer structures.

The amendments further good zoning practice by maintaining consistency with State and federal law and improving clarity of regulations. The proposed amendments are in general conformance with the principles, policies and land use designations set forth in the General Plan, Local Coastal Plan and any adopted area or specific plan as described above. The proposed amendments are consistent with the provisions of CEQA as discussed above.

Submitted By:

Bennett Williamson
Planning Technical Assistant
Approved By:

Matthew VanHua, AICP
Principal Planner

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Clara Stanger
Senior Planner
Sarah Neuse
Senior Planner
ATTACHMENTS:

1. Proposed municipal code amendments, showing proposed changes in redline

2. Proposed General Plan amendment, showing proposed changes in redline

3. Table of proposed changes to Objective Design Standards for Multifamily Housing, sorted by theme and code section number

4. Map of Mixed-Use and Commercial Zones that must allow Low-Barrier Navigation Centers

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PLANNING COMMISSION

ACTION SUMMARY
Regular Meeting
April 3, 2025
7:00 P.M. GENERAL BUSINESS AND MATTERS OF PUBLIC INTEREST, COUNCIL CHAMBERS Call to Order-Chair Polhamus called the meeting to order at 7:00 p.m.

Roll Call-Commissioners Thompson, Kelley, Kennedy, McKelvey, and Chair Polhamus were present.

Absent: Commissioners Dann and Gordon were absent with notification.

Statements of Disqualification-None.

Oral Communications-Chair Polhamus opened Oral Communications for members of the public who wished to speak regarding items not listed on the agenda. The following person(s) spoke: None.

Approval of Minutes

1. Approval of the minutes of March 20, 205.

MOTION: Commissioner McKelvey moved, seconded by Commissioner Kelley, to approve the minutes of March 20, 2025.

ACTION: The motion passed by the following vote:

AYES: Commissioners Thompson, Kelley, Kennedy, McKelvey, and Chair Polhamus.

NOES: None
ABSENT: Commissioners Dann and Gordon
Public Hearings

2. FP25-0001 Zoning Ordinance Amendments Related to Objective Design Standards for Multifamily Housing, State Density Bonus, Reasonable Accommodations for People with

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Disabilities, Licensed Community Care Facilities, Low-Barrier Navigation Centers, and Historic Structures on Mission Street, and General Plan Land Use Chapter Text Amendment. District: Citywide. Applicant: City of Santa Cruz.

MOTION: Motion made by Commissioner Kennedy, seconded by Commissioner Thompson to recommend that the City Council: 1) Approve the proposed amendments to the City of Santa Cruz General Plan, Municipal Code, and Local Coastal Program Implementation Plan as shown in the attachments and as noted in the staff report; 2) Acknowledge the determination that the proposed amendments are covered by the Environmental Impact Report prepared for the City’s General Plan and approved in June 2012 and find that the changes are also Exempt under California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3).

ACTION: The motion passed by the following vote:

AYES: Commissioners Thompson, Kelley, Kennedy, McKelvey, and Chair Polhamus.

NOES: None
ABSENT: Commissioners Dann and Gordon
Information Items

3. 2024 Annual Housing Element and General Plan Progress Reports ACTION: Report given; no action taken.

General Business

4. Consideration of By Law Changes Related to Start of Meeting Time ACTION: By consensus, the Commission continued this item to the May 1, 2025, meeting of the Planning Commission.

Subcommittee/Advisory Body Oral Reports
Adjournment-The meeting adjourned at 8:37 p.m.

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Transportation and Public Works Commission

AGENDA REPORT
DATE: 01/17/2025
AGENDA OF: 01/27/2025
DEPARTMENT: Public Works
SUBJECT: Municipal Code Objective Standards Updates
RECOMMENDATION: Motion to review and provide feedback on the Municipal Code Objective Standards Updates.

BACKGROUND: In recent years, state laws have changed the way that development projects are evaluated and what requirements can be made for each project. These requirements are commonly referred to as Objective Standards. California has a history of housing shortages, and policies like the Housing Accountability Act require local governments to assess development projects against objective standards. If local officials reject a housing proposal without clear, objective reasons, they may face legal challenges. Objective standards in municipal regulations provide a solid foundation for decision-making, ensuring compliance with state laws and regulations.

Objective standards establish uniform guidelines for the design and construction of public facilities, including roads, sidewalks, bike lanes, and pedestrian pathways. These standards address factors like facility width, signage, lighting, and visibility, ensuring that the public right of way is developed in a way that meetings the policy goals and objectives of the City of Santa Cruz (City).

With California's focus on sustainability and reducing carbon emissions, objective standards can help ensure the public right of way is designed to accommodate multiple forms of transportation, such as walking, biking, and transit, and automobiles. This staff report includes recommendations on objective standards related to driveways, daylighting, bicycle parking, electric vehicle charging, loading, and bicycle facilities.

DISCUSSION: The City currently has many objective standards in its Zoning Code and General Plan that have long been part of the development review process. Given the changes in state law, it benefits the City to transform many subjective standards and findings into objective ones and to consider new standards that will add more certainty to the development review process.

In December 2022, City Council adopted Objective Standards for Multifamily Development.

These updates added section 15.15.010 Transportation Study Requirements, 15.15.015 Traffic Control Devices, 15.15.020 Bicycle Facilities, 15.15.025 Sidewalk Facilities, and 15.15.030

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Transit Facilities and augmented Section 15.20.060 Size and Number. Since that time, the implementation of sidewalk and transit facilities has improved. Additional objective standards as well as refinement to existing standards were always anticipated, as transportation infrastructure and policies continue to change and progress.

Staff proposes the following updates to the Municipal Code to strengthen the objective design standards:

SCMC 10.40.040 No Parking Areas to reflect new state laws around daylighting: This will establish no parking zones proximate to intersections and traffic control devices and reinforce our Vison Zero goals with a proven safety strategy. On October 10, 2023, the Governor approved AB 413. AB 413, commonly referred to as “Daylighting” amends California Vehicle Code section 22500 to add locations where stopping, standing, or parking a vehicle are prohibited. On August 27, 2019, the City of Santa Cruz adopted a Resolution adopting a Vision Zero Policy.

This policy calls for the City to eliminate traffic fatalities and serious injuries on city streets by 2030 using data driven approaches. In the City of Santa Cruz, 90% of all collisions occur within 250’ of an intersection. Enhancing safety at intersections for all roadway users with proven safety countermeasures as called for in AB 413 supports our Vision Zero implementation.

Adding SCMC 24.22.125 Bicycle Facility Definition: The existing Municipal Code does not have a definition for Bicycle Facility. This is needed to inform other sections of the code SCMC 15.15.020 Bicycle Facilities: this will reinforce improvements included in adopted Plans, including the Active Transportation Plan, area plans, and new Public Works standard details. The proposed additions in this section reference additional new size requirements in a different section as well as requirements to construct new bicycle facilities to City of Santa Cruz Standard Details.

15.20.010 Standard Plans for Sidewalks, Bicycle Facilities, and Driveway Approaches: adds reference in this section to bicycle facilities being required to be constructed to Public Works standards details.

15.20 Driveways, Sidewalks, and Bicycle Facilities: The additions in this section further define driveway widths for type of use. This will add clarity for development review of projects.

Additionally, this section adds new language requiring ten foot wide bicycle facilities on Soquel between Park Way and Ocean Street in future development. These would be constructed to city standard detail.

24.12.220 Exceptions: This clarifies that off-street loading spaces are still required for projects that are exempt from parking requirements, except where adequate on-street loading spaces are available as defined.

24.12.241 Electric Vehicle Charging Station Requirements: The proposed revision removes previous language and now references the California Building Standards Code. When the City initially adopted this code section, City requirements exceeded state requirements. With the most recent updates to the California Building Standards Code, the state code is now stronger than the city. Staff recommends removing local language in favor of the clarity of using state code.

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Updates to 24.12.250 Bike Parking Requirements: This clarifies that parking reductions specified in AB 2097 only apply to automobile parking, not bicycle parking. AB 2097 addresses automobile parking in areas near transit, and does not affect required bicycle parking. Therefore, the City will continue to require bicycle parking for residential and non-residential uses pursuant to the bicycle parking provisions in SCMC 24.12.250.

The redline version of the Municipal Code is included as an Attachment.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) DETERMINATION: Given that the amendments do not increase already studied and allowed development intensity evaluated as part of the General Plan, no further environmental review is required pursuant to Section 15183 of the California Environmental Quality Act (CEQA) Guidelines.

HEALTH IN ALL POLICIES (HiAP): The proposed amendments to public right-of-way improvements are consistent with the Health in All Policies pillars of equity, public health and sustainability in their support of accessible neighborhoods for all roadway users by creating a new standard for bicycle facilities.

FISCAL IMPACT:

1. The recommendation in this report impacts the General Fund:

2. This recommendation requires a budget adjustment:

3. The recommendation creates an on-going expenditure commitment:

FISCAL IMPACT DESCRIPTION: There is no General Fund impact since this is a policy change.

Prepared By:

Claire Gallogly
Transportation Planner
Submitted By:

Matt Starkey
Transportation Manager
Approved By:

Nathan Nguyen
Director of Public Works
ATTACHMENTS:

1. PROPOSED ORDINANCE REVISIONS – REDLINE VERSION.DOCX

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TRANSPORTATION AND PUBLIC WORKS COMMISSION
Regular Meeting
Minutes
January 27, 2025
6:00 P.M. GENERAL BUSINESS AND MATTERS OF PUBLIC INTEREST, COUNCIL CHAMBERS (809 CENTER STREET, SANTA CRUZ)
Commission meetings are audio recorded and will be posted to the Advisory Body webpage following the meeting.

Time limits set by Commission Policy are guidelines. Unless otherwise specified, procedures for all items, are:
 Oral staff report
 Public comment - 3 minutes each; maximum total time may be established by the Presiding Officer at the beginning of an agenda item
 Commission deliberation and action
No action will be taken on items listed under Oral Communications, Announcements, Presentations, and Information Items
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Additional Information
Visit the City’s Web Site at w ww.cityofsantacruz.com with links including City Advisory Body Meeting Agendas and Minutes, Advisory Body Information, and the Santa Cruz Municipal Code.

A copy of the full TPWC agenda, agenda reports and attachments which are included in the meeting packet, are available for review at the Central Library on Church Street no later than three (3) days prior to the meeting date.

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Any writing related to an agenda item for the open session of this meeting distributed to the TPWC less than 72 hours before this meeting is available for inspection at the Public Works Department at 809 Center Street, Room 201. These writings will also be available for review at the TPWC meeting in the Council Chambers.

Agenda and Agenda Packet Materials: The Commission’s 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: https://www.cityofsantacruz.com/government/citydepartments/public-works/public-works-department-commissions/downtown-commission and at the Public Works Department located at 809 Center Street, Room 201, 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: https://www.cityofsantacruz.com/government/city-departments/public-works/publicworks-department-commissions/downtown-commission and are also available for public inspection at the Public Works Department, 809 Center Street Room 201, Santa Cruz, California, during normal business hours.

Call to Order 6:00 PM
Roll Call: Chair Ron Goodman, Vice Chair Ryan Meckel; Commissioners: Susan Gilchrist, Scott Harriman, Robert Orrizzi and Lola Quiroga
Absent with Notification: Kyle Kelley
Statements of Disqualification: None
Oral Communications: None
Announcements:

Nathan Nguyen, Director of Public Works, announced that the draft Environmental Impact Report EIR for the Downtown Expansion Plan is now available for public review. Comments are due February 21, 2025.

Commissioner Orrizzi announced that this meeting would be his last meeting, after serving eight years on the Transportation and Public Works Commission.

Presentations

1. Police Department California Office of Traffic Safety Grants Wes Morey, Police Department Operations Lieutenant, presented updates regarding two traffic safety grants for traffic enforcement and pedestrian safety.

2. BCycle Update

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Claire Gallogly, Transportation Planner II, updated commissioners on theft reduction measures and ridership statistics.

Approval of Minutes

3. Approval of Minutes for the November 18, 2024 Meeting MOTION: Vice Chair Meckel moved, seconded by Commissioner Quiroga, to approve the minutes of the November 18, 2024 Transportation and Public Works Commission meeting.

ACTION: The motion carried with the following vote:

AYES: Chair Goodman, Vice Chair Meckel, Commissioners: Gilchrist, Harriman, Orrizzi and Quiroga.

NOES: None.

ABSENT: Kelley.

DISQUALIFIED: None.

Consent
General Business

4. Consideration of Appointments for Measure E Oversight Committee Eric Dhakni, Associate Planner, explained the Measure E (Clean River, Beaches and Ocean tax, outlined what the Measure E Oversight Committee is responsible for, and the need for new appointments to the committee.

At 6:38 P.M. Chair Goodman opened public comment. There were no speakers.

MOTION: Commissioner Quiroga moved, seconded by Commissioner Orrizzi, to appoint Commissioner Gilchrist and Chair Goodman to serve on the Measure E Oversight Committee.

ACTION: The motion carried with the following vote:

AYES: Chair Goodman, Vice Chair Meckel, Commissioners: Gilchrist, Harriman, Orrizzi, and Quiroga.

NOES: None.

ABSENT: Kelley.

DISQUALIFIED: None

5. Bay Corridor Striping Concepts – West Cliff Drive to California Street

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Claire Gallogly, Transportation Planner II, and Matt Starkey, Transportation Manager, outlined the proposed changes to the Bay Corridor striping from West Cliff Drive to California Street.

At 7:20 P.M. Chair Goodman opened public comment and the following person spoke:

Chris Slama
At 7:22 P.M. Chair Goodman closed public comment.

MOTION: Commissioner Harriman moved, seconded by Commissioner Gilchrist, for staff to continue to revise the plans pursuant to comments received by the commission and the public, and to follow up with changes at a future meeting with the addition of providing alternative plans for one-way bike facilities.

ACTION: The motion carried with the following vote:

AYES: Chair Goodman, Vice Chair Meckel, Commissioners: Gilchrist, Harriman, Orrizzi, and Quiroga.

NOES: None.

ABSENT: Kelley.

DISQUALIFIED: None

6. Municipal Code Objective Standards Updates
Claire Gallogly, Transportation Planner II, and Matt Starkey, Transportation Manager, outlined what the Municipal Code Objective Standards are and the proposed updates to these standards.

At 8:58 PM, Commissioner Harriman moved, seconded by Commissioner Gilchrist, to extend the meeting to 9:30 PM.

MOTION: Commissioner Harriman moved, seconded by Vice Chair Meckel, to accept the proposed revisions to the Municipal Code Objective Standards with the following additions:

1. Splitting code 15.20.060 into separate driveway, sidewalk, and bicycle facility subsections.

2. Considering language to require a smooth tie-in to adjacent facilities for code 15.20.060.

3. Adding Public Right-of-Way Access Guidelines for loading zones.

ACTION: The motion carried with the following vote:

AYES: Chair Goodman, Vice Chair Meckel, Commissioners: Gilchrist, Harriman, Orrizzi, and Quiroga.

NOES: None.

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ABSENT: Kelley.

DISQUALIFIED: None.

Information Items: None
Subcommittee/Advisory Body Oral Reports: None
Items Initiated by Members for Future Agendas: None
Adjournment: 9:14 PM

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Objective Design Standards Code Change Table
Apr-25
Within each theme, the changes are shown in the order that they appear in the code.

Municipal Code
Section Number
(Proposed)
Section Title Curent code Description of proposed Change Theme

24.12.185.10.b.v Roof Forms
Changes in roof form must be at least
two feet in height relative the the
adjacent form
For buildings three stories in height or
less, the change must be at least
eighteen inches
Building Shape and
Materials
Requirements

24.12.185.10.b.vi Roof Forms (Not specified)
For buildings three stories in height or
less, an upper-story step-back of at least
four feet in depth and thirty feet in
length can fulfill one of the roof form
requirements. For buildings more than
three stories in height, an upper-story
step-back of at least four feet depth and
fifty feet in length can fulfill one of the
roof form requirements.

Building Shape and
Materials
Requirements

24.12.185.10.a,

24.12.185.10.a.v,

24.12.185.11.a.i,

24.12.185.11.a.ii
Roof Forms,
Building
Modulation
All buildings have to have a change in
plane and at least one unique roof
form for every 30’ of building face.

Buildings three stories or less: One
change in plane and roof form for every
30’ of building face
Buildings more than three stories: One
change and plane and roof form for
every 50’ of building face
Building Shape and
Materials
Requirements
This table shows an itemized version of the proposed code changes to the Objective Design Standards for Multifamily Housing. Most changes are in Section 24.12.185., with a few additional in 24.04, 24.10, and 24.22.

The table is first organized into the three major themes of changes as described in the staff report: 1) Building Shape and Materials; 2) Ground Floor Design and Activities; 3) Clarify Details and define terms.

Page 1 of 10 ends

Santa Cruz City CouncilMay 27, 2025

Santa Cruz City Council
May 27, 2025