upgrades in the coming fiscal year. HDR will update the existing models to account for the equipment, analyze and prepare a new arc flash report, and provide new arc flash labels, if needed.
Total estimated coordination visits: 2
Tait Wells MCC enclosure improvement. Portions of the MCC enclosure at the Tait Wells site were installed with a rating that is not intended for outdoor use. Specifically, the manufacturer provided NEMA 3R rated electrical gear instead of NEMA 4. Further, the MCC is in a flood zone, and was subjected to submergence during a previous storm. HDR will provide Electrical and I&C design support to assist the City prepare and RFP that addresses the need for either a replacement MCC, or the design to elevate the existing MCC.
Total estimated coordination visits: 1
Felton Booster Pump Station power quality analysis. The power quality and harmonics at the Felton Booster Pump Station has continued to damage the electrical equipment at the site. Most recently, VFD #3 has tripped out and remains unusable until it is repaired. The City has worked assistance in engaging with PG&E to expedite the process in reaching a solution.
Total estimated coordination visits: 1
Backup power for SCADA cabinet at GHWTP. The backup power for the SCADA cabinet located in the basement of the GHWTP operations building is provided by an antiquated UPS. Furthermore, a recent power failure revealed that the UPS failed to provide the power for the assumed backup time (2 hours).
determine the requirements and specifications to be incorporated into an RFP for a new UPS battery backup system (such as a TESLA wall pack) that will provide longer backup time.
Total estimated coordination visits: 1
Training. The City has requested HDR to prepare a training workshop on the topics of Coordination with Electrical and I&C groups during Design and Construction Phases of a Project. HDR had previously given this workshop twice before, one in 2018 and another session in 2022. New operators have been hired or have been promoted, and the City would like to have this training for the new batch of employees.
Total estimated coordination visits: 2
Subtask Activities
This section describes each of the key activities that may occur during FY26 for a specific project, as indicated by Table 1. The LOE .
Activity A: Support Best Value Delivery Methods Implementation the projects noted in Table 1. If
a collaborative delivery method is selected, HDR will assist the City in procuring the collaborative delivery team. Support activities include the following:
1. Project Delivery Evaluations - evaluation of delivery methods when opportunities or needs arise
2. Collaborative Delivery Procurement - when a collaborative delivery method is selected, supporting the City with collaborative delivery procurement processes and documents from market soundings through RFQ/RFP development and ultimate selection and on-boarding of the collaborative delivery team.
Deliverables:
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1. Project Delivery Analysis memo(s)
2. Procurement documents (as needed)
a. Market Sounding documents
b. RFQ and/or RFP documents
c. Evaluation materials
Assumptions:
1. The FIP project team will support collaborative delivery method implementation during the construction phase of the project as the FIP project has moved beyond the project delivery analysis and evaluation phases noted above.
Activity B: Select Final Design (or other) Consultants
In alignment with City procurement policies and procedures, , and together with the integrated team involved with the specific project, HDR will assist the City in selecting design (or other) consultant(s) by leading or assisting with the following, as appropriate per project:
1. Conduct a meeting with City staff to confirm the recommended process for selecting the final design consultants.
2. Prepare draft Request(s) for Proposals (RFP[s]) for retaining final design consultants for each solicitation and submit to the City for its review and approval.
3. Conduct pre-proposal meetings for each proposed final design contract. Record attendance and questions and issue answers to questions and modifications to the selection process if appropriate in addendum format.
4. Receive consultant proposals in accordance with the City procedures. Review the proposals in accordance with the approved selection process. Meet with City staff to provide input and receive comments on the proposals. Summarize in writing the City recommendations on what firms should be selected for interview. Review of up to six proposals is assumed per the RFP.
5. Conduct interviews, as appropriate, with up to three shortlisted firms in accordance with the authorized selection process. Prepare written comments on the firm interviews to support the City -making process on the firm to be awarded the design consultant contract.
6. Using the City-designated contract terms and conditions, negotiate the scope, LOE and schedule for each final design contract with the selected firm. Prepare cost analysis metrics for evaluation of LOEs associated with various professional services contracts. Prepare independent cost-of-services estimates, if needed. Prepare backup materials for City Council action and other procurement requirements and document selection processes. Coordinate discussions with the City uired. Prepare final contract for signature by the City and the final design consultant.
Deliverables: None
Where HDR is PM on projects:
1. City meeting agenda and minutes to confirm final design consultant lists, selection process, schedule and draft RFP development
2. Draft and final design RFP(s)
3. Written recommendation for selection of final design consultant
4. City Council agenda package (attachments to staff reports) for final design contracts Assumptions:
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1. Budget for independent cost-of-services estimate(s) is not included in this fee. If determined to be needed, this will be added via contract change amendment.
2. HDR will support the City in preparation of the City Council agenda package for submitting each final design contract to the City Council for its review and approval. It is assumed that HDR will not attend City Council meetings in FY26.
3. LOE to support this activity is included in the staff augmentation FTE in Table 1.
Activity C: Manage Project Progress and Changes
HDR, where augmenting City staff as PM, will monitor the progress of the planning, design and construction phases, while also managing the process for making changes to those scoped efforts.
Where augmenting City staff as assistant PM or project engineer, HDR will support the PM. Where HDR is not augmenting staff at the project level, general support and oversight will be provided via Task 2 Design and Planning Management. Project management tasks include:
1. As part of the project kickoff meeting with the consultants, the PM will provide information (as applicable) regarding the Program or design guidelines, standard details, design review process and QA/QC procedures.
2. Attend progress meetings led by the consultants on a biweekly basis. These meetings will cover items such as progress to date, major issues, contract compliance, deliverables, QA/QC and impacted agencies and utilities.
3. Lead planning and design coordination and deliverable review meetings and workshops.
4. Address questions and issues from the planning and design consultants. Interface with City staff and receive feedback when necessary. Issues and their status will be discussed at the biweekly team meeting.
5. Implement project-specific change management, including documentation of change log items with associated analysis to support approvals for proposed changes during a project that impact cost or schedule.
6. Work with package manager, as applicable, to identify and facilitate resolution on overlaps and interfaces between adjacent projects.
7. Review the monthly project progress report and invoice submitted by the final design consultant.
Provide invoice recommendations to City staff for their final action.
8. Provide the status of project activities, deliverables and cost accruals to Program controls and Program design and planning manager for reporting.
9. Participate in meetings with regulatory agencies, as needed, regarding planning or design activities and document reviews and approvals.
10. Assist in the preparation of permit submittal packages by final designers to meet regulatory requirements. Monitor permit submittals and coordinate modifications, as required and requested by the permit lead. Coordinate California Environmental Quality Act (CEQA) process, as applicable.
11. Assist with survey, geotechnical and right-of-way (ROW) efforts.
12. Prepare or direct the modification of Division 0 and Division 1 specification templates.
13. Lead the implementation of CM strategy and guidelines on the project, including constructability review during design.
14. Procure and assist technical advisors for the project, as applicable.
15. Identify, together with City staff, which bid packages require contractor prequalification.
16. Develop, administer and maintain contractor prequalification criteria and solicitation documents.
17. Manage and coordinate the prequalification process.
18. Manage (or support City management of) construction-phase services, including CM (see Task 5) and engineering services during construction.
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19. Conduct site visits if needed in consultation with the City PM or concerned City staff.
Deliverables:
1. Meeting agendas, presentations and minutes from project coordination and review meetings
2. Change log entries, as required
3. Monthly project status reports
4. Permit applications (prepared by others)
Assumptions:
1. The labor hours in the budget table are based on understanding of the LOE for the listed projects in Table 1.
Activity D: Technical Review of Deliverables, Plans and Specifications HDR will augment City staff to support review of planning studies, design submittals and design and constructability review of the final designs, including facility design elements, equipment vendor selection, configuration and process control. In doing so, HDR will supplement the City resources and confirm that Program design guidelines and standards are integrated. Specifically, HDR will:
1. As needed and requested by the PM, conduct a review of the at the 30, 60, 90 and 100 percent completion points. The detailed check of each design submittal submittal to the Program team for review.
2. As needed and requested by the PM, conduct a review and comment on the cost estimate and schedule provided in the 30, 60, 90 and 100 percent submittals.
3. Provide a constructability review, likely at the 60 percent submittal.
4. Where HDR is PM, document and track the action taken by the designer on items noted during each review.
5. Operability reviews will be provided by the City and HDR O&M Liaison. HDR, where PM, will conduct workshops on 60 and 90 percent final design consultant submittals for City O&M staff to provide comments.
6. As PM, conduct a create a checklist with the O&M lead at the 60 percent deliverable, to verify the adequacy and completeness of design documents.
7. As PM, work with the final designer to identify long-lead procurement items and develop an approach to address those issues.
Deliverables:
1. Review comments at 30, 60, 90 and 100 percent final design completion, including constructability review at 60 percent
2. Agenda and minutes of the meetings for City O&M staff reviews at 60 and 90 percent final design consultant submittals
3. Spreadsheet to document and track design review comments and actions taken Assumptions:
1. Design reviews are assumed to include up to three HDR technical reviewers (i.e., electrical, mechanical, structural) to support City review on each project deliverable.
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Activity E: Facilitate Bidding Process
During the construction bidding process, the PM will LOE associated with this scope applies to projects where HDR is the PM (to lead these activities) and to support these activities where HDR is providing support-staff augmentation.
1. Prepare for and participate in pre-bid or pre-proposal conferences in support of procurement.
2. Facilitate review of bids and formal recommendations of award.
3. Assist with the procurement of long-lead time and pre-purchased equipment and materials, as needed.
4. Coordinate the assembly of construction bid packages with designers and City staff.
5. Monitor the distribution of construction bid packages (plans and specifications) to prospective bidders.
6. Participate in pre-bid meetings and possible site visits for each of the construction packages.
7. Manage and facilitate pre-bid geotechnical condition demonstration activities.
8. Monitor the addenda development process. Up to two addenda are assumed per bid package.
9. Evaluate construction bids for completeness, develop bid tabulations and consult with the final design engineers and City staff to recommend award of each contract.
10. Develop and maintain an overall comprehensive bid tab for the Program, including unit price information, lump sum and other bid cost data items and reference to appropriate construction cost index.
11. Work with City staff to execute construction contracts and obtain performance bonds and insurance documents.
12. Coordinate with final designers and construction contractors to confirm that they obtain required construction permits prior to proceeding with construction.
Deliverables:
1. Agenda and minutes from pre-bid meetings
2. Contractor prequalification solicitation documents
3. Bid tabulations
Assumptions:
1. The projects that will undergo all or part of the bidding phase in FY26 include Project 3.3.3: Beltz 8 Upgrades for ASR, led by City PM with assistance from HDR.
Activity F: Cost Estimating Support [Select Projects for FY26] HDR will provide construction cost estimating review services, as requested, during the project design phase. cost estimate is intended to provide validation and alignment with Program processes.
HDR will provide summary comments to the PM, and, as requested by the PM, will meet with the design engineer to discuss and resolve the comments. The PM will provide process mechanical equipment and specialty subcontractor equipment quotes as discussed.
Assumptions:
1. Detailed takeoffs will not be performed.
2. One meeting with the City (and designer, as desired) to review the estimate review comments (by phone).
3. A placeholder budget of up to 10 hours is allocated for each estimate review. Budget will be refined and confirmed upon selection of project and prior to initiating this task.
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Task 3 covers ongoing implementation of the Program structures, policies, procedures and systems that were developed initially during Program mobilization and have in many cases continued to evolve and improve. Over the course of the Program management services contract, the implementation of Program administration activities (including Program risk management, quality, project delivery and schedule and budget tracking) described within this section will be completed in close association with the City Program leadership team. This task consists of the following subtasks, each over a 12-month duration:
Subtask 3.1: General Program Administration
Subtask 3.2: Risk Management
Subtask 3.3: Document Management
Subtask 3.4: Training/Workforce Development
Subtask 3.5: Quality Assurance Implementation
Subtask 3.6: Program Controls
o Subtask 3.6.1: Program Controls Management
o Subtask 3.6.2: Program Schedule
o Subtask 3.6.3: Program Cost/Estimating
o Subtask 3.6.4: Program Change Management
Subtask 3.7: Miscellaneous Support for Water Finance/Accounting Department Subtask 3.8: Design Drawing Review Software
Subtask 3.1: General Program Administration
HDR will complete the following general Program administration tasks:
1. Update Program workflow policies and procedures, as determined needed by the integrated City/HDR Program team and implement following submission to and approval by City.
Incorporate these updates in the PgMP.
2. Manage Program resources and make available technical, management and support resources to meet the goals and objectives. Implement staff approval policy and maintain approved staff matrix list and resume library. Revisit project and Program staffing assumptions and future needs on twice annual (or more often as needed) basis.
3. Attend Water Commission, City Council, and other meetings as requested. Support preparation of presentations given at these meetings, as requested by the Program Director.
4. Conduct biweekly Program review meetings with the Program Director and monthly progress meetings with Program Executive Team.
5. Work with the Program Director to maintain the overall Program management organization chart and related roles and responsibilities.
6. Prepare an Annual Work Plan to provide City staff with information needed for the City budgeting cycle and to support City C
management service order.
7. Manage the Program management contract, including preparation of monthly invoices and associated invoice activity progress reports, maintain the Program management contract change log to track and document interim scope changes and subsequent contract amendments, review and update the HDR contract schedule, and develop annual work order including scope of work and associated budget.
8. Implement the Program Safety, Health and Environmental (SHE) guidelines by performing the following:
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a. Summarize contractor safety reporting for the monthly Program report. b. Receive information from for reporting.
c. Train new Program team members on SHE guideline requirements. Communicate safety status to wider team through periodic SHE guideline training refreshers. d. Implement internal HDR safety policies.
e. Attend City water department safety meetings.
The key Program roles supported in this subtask are described below. The hours associated with the major tasks for each role are also shown.
1. Program Manager: Overall leadership of the Program activities and Program leadership team, leads reporting to executive staff, leads the ongoing development and implementation of the PgMP (approximately 0.54 FTE).
a. Manage Program resources, including:
i. Leading annual service order kickoff
ii. Leading monthly PMs meeting
iii. Meeting regularly with HDR Program core leadership to assess and respond to resource needs
iv. Meeting monthly with wider HDR team and individually with local core HDR team v. Developing and managing hiring requisitions in response to Program needs vi. Coordination of technical expertise to support the Program vii. Coordination of resource needs and availability with Program Director and other City leadership
viii. Lead staff approval process
ix. Develop and maintain Program staff plan
x. Estimated 25 hours per month
b. Track project and Program progress and completion: 0.5 1.0 hour per project per month (10 hours per month)
c. Facilitate continued development and progression of the implementation of the overall risk analysis and management strategy (4 hours per month)
i. Support general communication about and preparation for and participate in stage gate meetings: up to 3 hours for each stage gate meeting (3 hours per month on average)
ii. Review of Program costs, schedule, change management log, quality review reports, support development of monthly Program report (8 hours per month on average) iii. Identify, coordinate and schedule trainings (up to 2 hours per month) iv. Review meetings with Program Director, Program Executive Team and Program management consultant, including associated action items (10 hours per month)
v. Update Program management policies and procedures (4 hours per month) vi. Manage Program management contract, including contract change log and amendments, quarterly internal Program reviews, Program management invoices and associated status reports (14 hours per month)
2. Assistant Program Manager: Supports Program manager in execution of his/her role and supports Program PMs, technical staff and administrative staff in accessing and using Program resources (approximately 0.48 FTE).
a. Manage Program resources, including:
i. Assist development of Annual Work Plan
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ii. Supporting annual service order kickoff
iii. Assist in planning and recording monthly PMs meeting iv. Meeting regularly with HDR Program core leadership to assess and respond to resource needs
v. Meeting monthly with wider HDR team
vi. Support staff approval process
vii. Facilitate HDR Program staff onboarding and provide ongoing support to in use of Program tools and policies
viii. Items i through vii are estimated 25 hours per month b. Track project and Program progress and completion (16 hours per month) c. Identify, coordinate, and schedule trainings (up to 2 hours per month) Update Program management policies and procedures: (2 hours per month) Manage Program management contract (25 hours per month) i. Review monthly contract invoices and monthly contract status reports ii. Support HDR task managers to track task costs, progress and scope completion iii. Manage HDR contract change log
3. CM Lead: Maintains CM strategy document; coordinates Program CM activities, supports City staff where City is construction manager and HDR staff where HDR is construction manager. CM lead scope and LOE is described in Task 5, Construction Management.
4. Program Administrative Coordinators: Provide Program administrative support. The hours associated with this task (General Program Administration) are estimated at 52 hours per month (0.35 FTE). Typical tasks include:
a. Support staff approval process and management of HDR staff matrix i. Support monthly HDR invoice and monthly status reporting ii. Coordinate HDR and City staff calendars to schedule meetings, trainings and workshops
iii. Contract management support, including subcontracts and purchase orders (POs) iv. Coordination of internal Program quarterly reviews
v. General administration support
vi. Prepare and support the development of the Program monthly report vii. HDR internal documentation control and POs support (up to four SO amendments at 6 hours each amendment and 10 HDR POs at 3 hours per PO)
5. Project Controller/Accountant: Provides financial and accounting management for HDR contract including developing monthly invoices, financial review of HDR contract budget and amendments and assists in contract and task budget management (26 hours per month).
Deliverables:
1. Draft and final SO scope, fee, and Annual Work Plan
2. Monthly Program Progress Report
3. Monthly invoice(s), one per service order, including summary table, invoice activity status report, and earned-value report
4. Contract change log updates, contract amendments for new scope, or reallocation of existing scope, as applicable
5. Staff approval requests, as applicable
6. Updates to working Program tracking tools, including staff planning spreadsheets and Program improvement log
7. PgMP updates, as applicable
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Assumptions:
1. Contractor safety plan submittals for construction projects during FY26 will be reviewed by the -party safety consultant.
2. Contractor safety data are submitted to the Program by the CM for each respective project for Subtask 3.2: Risk Management
HDR will administer and manage the Risk Management Plan (RMP) and support associated activities as follows:
1. Develop, maintain, and improve processes, tools and templates, including updating the PgMP document as appropriate.
2. Review and manage the Program risk register (quarterly). Coordinate with risk item owners to support the development and implementation of mitigation activities.
3. Coordinate and facilitate the biannual risk review meetings for the purpose of communicating progress, challenges and successful mitigations associated with the Program risk register (and establish new risks, as applicable).
4. Facilitate risk planning discussions, including assessment and use of management reserves.
Incorporate identified risks and mitigations into cost and schedule reporting.
5. Coordinate with the PMs to conduct a risk assessment workshop and perform qualitative and/or quantitative risk analysis with risk specialist for a TBD project before construction contract award.
6. Support PMs in their implementation of risk management at the project level, including progression of project risk register documentation and associated mitigation activities.
7. Support the Program director on project and Program risk contingency management.
Deliverables:
1. Quarterly (or as-needed) Program risk register updates
2. Biannual risk review meeting materials, meeting minutes
3. Draft and final risk workshop report (one project and one Program-wide) Assumptions:
1. One quantitative risk workshop for the Program and one quantitative risk workshop for the Water Supply Augmentation project will be performed in this SO 11, assuming up to 415 total hours with input from the risk specialist, senior economist, risk workshop assistant and a senior technical specialist to provide QC.
Subtask 3.3: Document Management
HDR will implement the Document Management Plan, per the PgMP. Specific activities within this task and estimated combined hours for the document management team include:
1. Provide general management and oversight of the Document Management and SharePoint processes and support tasks (6 hours per month).
2. Provide ongoing document management support (30 hours per month). a. Monitoring placement of documents and use of proper naming conventions and folder structures.
b. Provide communication and ongoing training to support team members on accessing and using document storage.
c. Identify areas for improvement, develop options and facilitate decision making regarding long-term storage and repository of project files.
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d. Execute ad hoc support tasks and special projects as requested by leadership and team members. If not achievable within assumed budget, develop scope and LOE for approval in advance of initiating such work.
e. Maintain and support the Photo Management workflow.
f. Support Stage Gate preparation as requested.
g. Maintain project files for reference, retrieval and storage in electronic format. Maintain hard copies for those documents that the City deems necessary, according to the PgMP; contractual-related or contract change documents are to be finalized in hard-copy format.
3. Provide basic SharePoint administration support (10 hours per month). a. Maintain and update user profile information
i. Provide ongoing training and support for team members ii. Perform basic technical support, including tech support requests, management of site settings, editing of Program pages, photos and schedules iii. Create and manage SharePoint libraries and folder structures iv. Act as liaison for team members and information technology (IT) support
4. Provide ongoing SharePoint maintenance, configuration and technical support throughout the year for system functionality and end-user experience, including the following (16 hours per month):
a. Perform detailed technical support including troubleshooting and trainings, set up new projects, create workflows, respond to team member technical support requests. i. Perform system updates and resolve issues with Microsoft. ii. Activate and deactivate user accounts. Manage and update individual groups, including access and permissions.
iii. Provide ongoing necessary tasks during the year such as creating new lists, adding libraries, landing pages, and editing metadata.
5. Support continuous improvements, such as adding security groups, dashboards, workflows, closeout repository, metadata and long-term storage decisions as feasible within the budget established for items 3 and 4 above. Where improvements would require exceeding the approved budget, a scope and LOE will be developed for approval by Program Director in advance of performing work (14 hours per month):
Deliverables:
1. Document management processes and tools updated, as appropriate
2. Updates to SharePoint processes and tools, as appropriate Subtask 3.4: Training/Workforce Development
Continue to support the City objectives and efforts by providing training on project management and Program management processes to City staff through day-to-day interactions with the Program management team, short monthly refresher trainings, 1-hour topical seminars, extended workshops and ongoing refinement of project management tools. Update the workforce development technical memorandum (TM) in the PgMP, as required, to reflect changes and input from the Program leadership team. Coordinate and plan for training topics with Program leadership.
Deliverables:
1. Presentation materials for training sessions and seminars
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2. Updates to the PgMP, as appropriate
Assumptions:
1. Ten monthly 10- 3 hours each for
preparation and presentation.
2. Six 1-hour-long trainings at 6 hours each for preparation and presentation. Assume half of these are performed by core Program staff and half are performed by others traveling to Santa Cruz.
3. One half-day training at 10 hours each for planning, execution and trainer travel.
Subtask 3.5: Quality Assurance Implementation
HDR will administer and manage the Quality Management Plan, per the PgMP. The primary objective of the Quality Management Plan is to assist project teams in the compliance with Program and project standards. As such, the management of quality covers the four general categories listed below:
Process quality: covers implementation of the processes and procedures established for the Program
Project Quality Plan: covers preparation and implementation of a Project Quality Plan by each project team, primarily by the preparing deliverables Business delivery: covers how well each project is delivering to business metrics cost, schedule, change and risk management
Technical delivery: covers the overall technical quality of the work being done, primarily associated with deliverables
1. Develop, maintain and improve processes, tools, and templates, including updating the PgMP document, as appropriate.
2. On a monthly basis, perform a quality check at the Program and project levels, identifying areas of compliance as well as areas for improvement and report the results in the Program quality report card and Program monthly report. Example areas include monthly project reporting, risk registers and Program tools, such as project quality checklist and project quality plans.
Summarize in the monthly quality report card and Program overview table.
3. Quality management reviews are performed and reported once every 4 months via a report delivered to the Program Director. The report covers four general categories including (1) process quality, (2) Project Quality Plan, (3) business delivery and (4) technical delivery.
4. Review and evaluate key performance indicators (KPIs) for continuing development and refinement to support Program tracking. For FY26, it is assumed that monthly project overview KPIs for cost, schedule and quality will be continued within the monthly Program report. No additional KPIs will be developed.
Deliverables:
1. Updates to the PgMP and other processes and tools, as appropriate
2. Monthly quality reports, including project overview and quality report card
3. Triannual review reports
Subtask 3.6: Program Controls
This subtask includes services required to implement the Program Controls Plan, per the PgMP.
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Subtask 3.6.1: Program General Management
The Program controls lead oversees Program administration activities, including risk, document management, quality, administration of the Program SharePoint site and controls, including change management. The controls lead has scope in several Program administration subtasks. Scope and effort associated with Subtasks 3.2 through 3.5 and 3.7 are included in each respective task. The hours associated with this subtask (Program General Management) are estimated at 22 hours per month (0.15 FTE):
1. Participate in various Program meetings, including executive, leadership and PM meetings, as well as other miscellaneous meetings and workshops (14 hours per month)
2. Support Program Director and Program manager as requested (6 hours per month)
3. Participate in and provide training for various Program processes and tools (2 hours per month, plus additional hours in Subtask 3.4, Training)
Subtask 3.6.2: Program Schedule
Program schedule will continue to be developed and maintained in P6 by the designated P6 scheduler. Schedules will be updated with PMs during and as follow-up to the recurring individual monthly project update meetings and will be posted monthly to the SharePoint site for review and use by the Program team.
1. General oversight and schedule support (12 hours per month).
2. Attending monthly PM update meetings, updating schedules, performing variance analysis and generating various reports (28 hours per month).
3. The following eight types of schedules are anticipated for posting monthly during FY26:
a. Level 1 single-line schedule
i. Consolidated high level, showing key work breakdown structure (WBS) phase durations b. Level 3 activity detail
i. Expanded to show detailed activities; this is the lowest level schedule c. Level 3 60-day look-ahead
i. A layout showing detailed activities that have been finished in the previous 30 days, activities in progress and activities highlighted starting within the next 60 days and anticipated activities during the current fiscal year
d. Level 3 activity detail by PM
i. Expanded to show detailed activities, sorted by PM
e. Level 3 City Council and Water Commission meetings
f. Level 3 z01 detail schedule
i. Detailed schedule of Program administrative activities g. Level 3 activity detail for procurement activities
h. Project implementation schedule
i. A layout showing specific activities across projects that impact priority projects In addition, at the request of Program team members, the P6 scheduler will support producing specific schedule reports (such as variance reports), filtered schedules and custom layouts. HDR will perform schedule re-baselining per the PgMP, in conjunction with change management and in coordination with the Program Director.
Deliverables:
1. Updated monthly schedules, as indicated above
2. Updated scheduling processes, tools as part of PgMP updates, as appropriate
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Assumptions:
1. This subtask assumes no hours for reviewing construction c schedules or construction progress reporting. Where needed, effort for construction schedule review is included in Task 5:
Construction Management.
Subtask 3.6.3: Program Cost/Estimating
HDR will perform estimating, cost collection, analysis, forecasting and reporting of Program and project costs. Specific activities include:
1. Update the PgMP documents and associated processes and templates, as appropriate (estimated 2 hours per month).
2. Prepare for and address action items from the monthly PM update meetings. Review and evaluate Program and project cost, schedule, risk and change management status. Present for review and approval by the City as part of the Program monthly report (estimated 16 hours per month).
3. Support PMs in the updates of their PCE. Review and update project budgets, forecasts and perform variance analysis (8 hours per month).
4. In coordination with the City Finance team, collect Program and project actual costs on a monthly basis. Update CASPER (the Program cost management system [CMS]) with Programlevel data, including Program administration, escalation, contingencies, management reserves and time-phasing based on the current schedule (24 hours per month). Develop and distribute regular cost performance reports, including cost and cash flows, through a variety of tables, dashboards, graphs and reports with appropriate levels of detail for various audiences. Also provide various ad hoc reports as requested (8 hours per month).
5. Maintain CASPER, the CMS, an Excel and database tool, which is the primary tool for managing costs (estimated 16 hours per month).
6. Support Program Director on general cost- and schedule-related items, including the approach, development, monitoring and use of Program and project contingencies and management reserves (estimated 4 hours per month).
Deliverables:
1. Monthly dashboards posted to SharePoint, a cost performance report (included in the Program monthly report) and various cost reports as requested
2. Updated cost and estimating processes, tools as part of PgMP updates, as appropriate Assumptions:
1. Katy Fitzgerald (City) will provide cost controls support at up to 12 hours per month.
Subtask 3.6.4: Program Change Management
Program controls will provide ongoing support to the change management process, according to the PgMP. The change management process facilitates the identification, tracking and resolution of changes that impact project or Program cost or schedules (8 hours per month). Specific activities include:
1. Maintain and improve processes, tools and templates related to change management, including updating the PgMP document, as appropriate. Communicate updates to the Program team in a timely manner.
2. Coordinate with PMs to efficiently prepare and submit appropriate documentation of proposed changes for recommendation and approval by Program leadership.
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3. Support the administration and maintenance of the Program change log that resides on SharePoint.
Deliverables:
1. Updates to Section 2 (Change Management) of the PgMP, as appropriate Assumptions:
1. Katy Fitzgerald (City) will provide change support at up to 16 hours per month.
Subtask 3.7: Water Finance/Accounting Support to the Water Department As requested by the City, HDR will provide miscellaneous support in the areas of finance and accounting to assist the City in capital planning, annual budgeting, alternative funding, or similar tasks. This scope is intended to reflect work that is beyond the scope of Subtask 3.6, which may include, but is not limited to, the following:
Additional reporting for Program capital improvement project (CIP) and non-Program CIP projects.
Support for development of annual budgets, additional cost/cash flows and forecasting alternatives, coordination with the City .
Support associated with project funding options.
Assumptions:
1. An allowance of 8 hours per month is allocated for this task.
Subtask 3.8: Design Drawing Review Software
The City continues to implement Bluebeam as a collaborative design drawing review tool that enables multiple reviewers to edit and comment on a common document. The City will need to continue to provide training, enhance the use of Bluebeam and support the review work processes as more Program projects use the tool. This subtask provides additional support for the Bluebeam collaborative review processes. The anticipated work includes:
Prepare one Program refresher (4 hours).
Project support for the different projects moving forward/going into design. Staff will engage HDR as the first resource and a City subject-matter expert will provide additional support as needed (12 hours for three projects: 3.3.3, 3.3.4 and 3.1).
Update training documentation: This will include modification of existing training materials previously implemented with incorporation of lessons learned (3 hours).
Deliverables:
1. Updated Program documents (3 hours)
Assumptions:
1. Three projects will use Bluebeam for design drawing review during the fiscal year.
38.27 Santa Cruz Program Management: Service Order 11
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In general, Task 4 covers activities critical to the planning of Program projects. This task involves planning and preliminary engineering efforts by HDR that would be performed during this service order. It includes the following subtasks:
Subtask 4-6.1: U4 Tank Electrical, I&C Design Support
Subtask 4.1: Planning Efforts [not used]
Subtask 4.1.6: Distribution System Water Quality Improvements [not used] Subtask 4.1.19: GHWTP SCADA [Supervisory Control and Data Acquisition] Radio System Replacement [not used]
Subtask 4.1.20: Program Maturity [not used]
Subtask 4.2: Preliminary Engineering Efforts [not used] Subtask 4.3: Asset Management
Subtask 4.3.6: Asset On-boarding Support
Subtask 4.3.7: CMMS [Computerized Maintenance Management System] Implementation Support [completed]
Subtask 4.3.8: Computerized Maintenance Management System Implementation Support [completed]
Subtask 4.4: Main Replacement Program Support [completed] Subtask 4.5: GHWTP CMMS Implementation Planning [not used] Subtask 4.6: [not used]
Subtask 4.7: Beltz 12 Well Ammonia Removal [completed]
Subtask 4.8: Riverbank Filtration Design[not used]
Subtask 4.9: Downtown Generator Design and Construction [completed] Subtask 4-6.1: U4 Tank Electrical, I&C Design Support
HDR will provide engineering services during construction of Phase II including the review and responses to requests for information (RFIs) and submittals and change orders.
Deliverables:
1. Submittal reviews
1. RFI responses
2. Design change notifications/Change orders
3. Materials required for permit applications
4. Startup and commissioning services
Assumptions:
1. One RFI per sheet
2. Two submittals per sheet
City Responsibilities:
City will lead the CM efforts including communications with the contractor.
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Subtask 4.1: Planning Efforts
Subtasks 4.1.1 4.1.5 Completed under Previous Service Orders Subtask 4.1.6: Distribution System Water Quality
No planned activities for this service order.
Subtasks 4.1.7 4.1.16 Completed under previous Service Orders Subtask 4.1.17: Riverbank Filtration (RBF)/Proposed Tait Wells Cost-Benefit Analysis (completed in SO9)
Subtask 4.1.18: Arc Flash Study (scope and efforts included in Task 2) Subtask 4.1.19: GHWTP SCADA Radio System Replacement [Completed in SO9] Subtask 4.1.20: Program Maturity [TBD]
Subtask 4.2: Preliminary Engineering Efforts [None Scoped for FY26] Subtask 4.3: Asset Management
Subtasks 4.3.1 4.3.5 Completed under Previous Service Orders Subtask 4.3.6: Asset Onboarding Support
This subtask provides as-needed support to implement asset onboarding for capital projects that will be designed or constructed during FY26 as well as additional services to help the City improve the use of its data management systems to support asset management. The effort for this subtask is based on allocating a budget for three capital projects in the Design phase (48 hours of support) and eight projects in the Construction phase (a total of 308 hours) during FY26 and budget to provide data management support to update the asset maintenance management system (AMMS) database so that data collected during construction of these new capital projects are ready for use.
Meetings:
1. Up to two meetings with each project team for training and project coordination
2. 12 meetings to support as-needed data management coordination for the AMMS Deliverables:
1. Training materials for asset onboarding for each project Assumptions:
1. Data required to complete the asset inventory will be readily available for each project.
2. No field work (e.g., developing asset records through site inspection) is anticipated.
3. Each project will be responsible for developing the initial managed asset list during project design.
4. Contractors will be responsible for providing construction-phase asset data in the defined format during project construction.
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Subtask 4.3.7: Computerized Maintenance Management System Implementation Support [completed]
Subtask 4.3.8: Computerized Maintenance Management System Implementation Support [completed]
Subtasks 4.4 4.6 [Not Used]
Subtask 4.7: Design: Beltz 12 Ammonia Removal [completed] Subtask 4.7.1: Task Management and Quality Assurance/Quality Control [completed] Subtasks 4.7.2 4.7.5 [completed]
Subtask 4.7.6: Engineering Services during Construction (Phase II) [completed] Subtask 4.9: Downtown Generator Design and Construction Support [completed]
38.30 Santa Cruz Program Management: Service Order 11
5-30-2025
CM for the Program projects is implemented in accordance with the CM Strategy and CM Guidelines documents that were developed during mobilization and are included in the PgMP. CM may be performed by the City, HDR, an integrated City-HDR team, or, in certain circumstances, by a thirdparty firm. HDR will implement or continue CM services for the following project subtasks for this service order:
Task 5: 0.0 General Construction Management Oversight
Task 5: 2.2.1 Newell Creek Pipeline Felton Graham Hill
Task 5: 2.4 Intertie 1: Santa Cruz Scotts Valley
Task 5: 3.3.1 ASR Mid County Existing Infrastructure Beltz 12 Task 5: 3.3.3 Beltz 8 Upgrades for ASR
Task 5: 4.3 GHWTP Concrete Tanks Project
Task 5: 4.4 GHWTP Facilities Improvements Project
Task 5: 6.1 U4 Tank Rehab/Replacement
Each project subtask includes performing CM services that align with the phase(s) of project construction during FY2026. Table 2 summarizes the types of services for each subtask that are planned for SO 11. A detailed description of each type of service follows.
Table 2. Construction Management Key Activities Duration in SO11 by Project Task No. Project
PreConstruction
Services
Construction
Phase
Services
Facility Testing and
Commissioning
Project Closeout
and Transfer of
Operations
2.2.1 Newell Creek
Pipeline Felton
Graham Hill a
Done 12 months Included in construction phase Not in FY26
2.4 Intertie 1: Santa
Cruz Scotts
Valley b
Done 12 months Included in construction phase 3 months
3.3.1 Beltz 8 & 12
Design with Beltz
12 Upgrades CMa
Done 8 months Included in construction phase 1 month
3.3.3 Beltz 8 Upgrades
for ASR CMa 7 months 5 months Included in construction phase Not in FY26
4.3 GHWTP Concrete
Tanks b Done 3 months Included in construction phase 3 months
4.4 GHWTP Facilities
Improvements b Done 2 months Included in construction phase Not in FY26
6.1 U4 Tank Rehab/
Replacement c Done 12 months Not in FY26 Not in FY26
a. Third-party-led CM team.
b. HDR-led CM team (may include part-time City support or part time HDR and subcontractor inspectors). c. City-led PM/CM team.
Task 5: 0.0 General Construction Management Support
The CM lead or designee will provide oversight of CM planning and implementation for the Program.
Typical tasks will include:
1. Coordinate planning for CM services with project PMs and Program Director.
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2. Lead staffing for CM team, whether HDR or integrated City/HDR teams.
3. Develop project-specific CM services budgets.
4. Monitor CM services across Program for consistency and adherence to CM Strategy and CM Guidelines to facilitate accomplishment of project goals, including timely reporting and communication with the City onkey issues.
5. Develop monthly CM report, for inclusion in Program monthly report, to provide status on each project in the construction phase, including those such as Newell Creek Pipeline Felton-Graham Hill, Beltz WTP Filter Replacement and ASR Beltz 12 with a third-party CM.
6. Coordinate technical support resources, as required, for the construction phase such as cost from third-party party consultant.
7. Procore) for projects,
wherever possible. Coordinate technical support and training supplements to enhance use by CMs and optimize capability of the system.
8. Support City CM lead as needed on select projects (Project 3.1 Water Supply Augmentation) Assumptions:
1. The LOE for the CM lead to perform the above tasks is 0.24 FTE. In addition, this task includes 48 hours for CM support and 60 for CM document controls administrator.
Task 5-2.2.1 Newell Creek Pipeline Felton Graham Hill
High level support to the third-party CM consultant.
Task 5-2.4 Intertie 1: Santa Cruz Scotts Valley
HDR proposes to provide support for the -related
tasks including environmental team coordination, public outreach, County, and California Department of Transportation (Caltrans) encroachment permit coordination, and coordination between CM/contractor and ESDC.
Assumptions:
1. Material testing and sampling for density compaction and concrete testing and sampling are a rough-order-of-magnitude estimate.
2. Public outreach and notification are done by the City or other consultant(s).
3. Sampling, testing, compaction, welding and specialty discipline inspection BAGG.
4. are limited to the review of contractor schedule for baseline and monthly update. ed review of the contractor TIA or claims
schedule review.
Task 5-4.3 Concrete Tanks Replacement CM
Construction is anticipated to be complete in 2025. This section describes each of the key activities that may occur during FY26 for a specific project subtask, as indicated by the construction phases in Table 2. This section is organized as follows:
Activity 1: Project-Specific Construction Management Activities o 1.1 Project Management and Construction Management Plan o 1.2 Communications
o 1.3 Document Control and internet-Based Communication System (Procore) o 1.4 Contract Compliance Verification
o 1.5 Progress and Coordination Meetings
o 1.6 Schedule Monitoring
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o 1.7 Change Management
o 1.8 Contractor Invoices and Payment Recommendations
o 1.9 Quality Assurance/Quality Control
o 1.10 Submittal Process
o 1.11 Request for Information Process
o 1.12 Record Documents
Activity 5: Acceptance and Closeout
Activity 1. Project-Specific Construction Management Activities The Program manager will administer the construction contract in accordance with the requirements as stated in HDR agreement with the City. HDR will maintain project records and finalize during project closeout. The construction manager will coordinate the activities of the project participants including City management and operations staff, the designer and the construction contractor. The construction manager will balance the objectives of stakeholders to achieve completion of construction, startup and commissioning while managing the project risks including cost, schedule and quality.
1.1. Project Management and Construction Management Plan This task includes project management efforts required to organize the Program manager CM team, assign and control work and report progress to the City in the form of monthly progress reports.
The Construction Management Plan (CMP) defines project guidelines and procedures that conform Program manager best
management practices (BMPs) to address and mitigate the anticipated challenges and risks of each project. The CMP will define the approach of the CM team in completing the scope of services. It will explain the structure and organization of the CM team with roles and responsibilities defining tasks and deliverable actions of team members, as well as communication between the CM team, City staff, designer, contractor and other project participants. The processes and procedures for construction contract administration and quality assurance will be defined along with the methodology for their implementation. The CMP will provide for documentation and recordkeeping and define the document control system (DCS) and use.
The construction manager will:
1. Define an approach to effectively manage and administer the construction contract.
2. Develop and implement a CMP that includes guidelines, procedures and policies for management of project construction. The CMP guidelines and procedures will conform with the construction contract documents and/or consultant s CM BMPs as applicable and appropriate.
3. Include, but not be limited to, the following components in the CMP:
a. CM organization, structure, roles and responsibilities, staffing plan and contact list, including identifying CM team staff to conduct communications with the City and design consultant performing the project design services (City designer)
b. CM activities and deliverables, including, but not limited to, communications protocols, document control, progress meetings, schedule reviews, change management, contractor invoicing, QA/QC, submittal process, RFI process and preparation of record documents c. Inspections and contractor compliance with the City
Contract Documents
d. Project-Specific Safety Management Plan for HDR staff e. Training, testing and startup
f. Partnering and dispute management
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g. Spare parts and warranties
h. Acceptance and closeout of Construction Contract
4. Amend and update the CMP during the project as required to incorporate changes or refinements in scope, schedule, or deliverables.
5. Implement the CMP.
Deliverables:
1. Original and updated CMPs, as necessary
1.2. Communications
The construction manager will facilitate teamwork; achieve common goals for the project; facilitate coordination of team members to execute tasks without disruption of plant operations; and generate and maintain a record of project activities, communications, quality of performance, negotiations, and payments.
The construction manager will:
1. Coordinate communications among the participants in the project by directing communications through the construction manager or other representative at the job site, in accordance with the c BMPs as applicable and appropriate. Participants include, but are not limited to, the contractor, City, and designer.
2. Serve as the primary point of communication for coordination between the c designer and other parties; receive contractor correspondence; prepare draft responses; and transmit City-approved responses.
3. Establish, implement, and manage a master calendar of significant events and meetings for the construction project. The master calendar will be accessible by team members from their personal computer workstations.
4. Establish, implement, and maintain a master project directory listing of project participants, their role on the project, address, phone number(s), email address and other pertinent information.
The master project directory will be accessible by team members from their personal computer workstations.
5. Initiate correspondence with and respond to correspondence from the contractor, designer, City and other entities as may be required to administer the project.
Deliverables:
1. Project data and communications as compiled within the DCS (project record)
1.3. Document Control and Internet-Based Communication System The Program has selected and will provide Procore, the web-based DCS, and internet connectivity to facilitate efficient communication and maintain project data and records. The DCS will include features to log and track documents (submittals, RFIs, potential change order [PCO]) as well as store electronic copies. It will provide secure viewing levels that will be controlled by the City and it will be configured and monitored by the CM team, which will train project participants on its use. A primary objective of the DCS is to provide the project team with a centralized document exchange portal to communicate technical and other project-related information. The construction manager will post project information, logs and reports, meeting agendas and notes, QA reports and other similar information. The DCS will provide a repository for project data and records; its electronic database will be archive-able and will provide for a protected record of the project history.
The construction manager will maintain current files using the City project directory on projectrelated records including correspondence, construction photographs, public outreach tracking
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inquiries, job files, submittals, shop drawings, RFIs, Contract Document clarification, PCO documentation, directed change order documentation, change order and PCO documentation, issue/action tracking log, claims, nonconformance reports, stop-work notices, daily inspection diaries, weekly inspection summary report, field memoranda, claims management files, warranty/guarantee files, as-built drawings and specifications, shop drawings, training plan, qualification records, material test reports, project payment estimates and records, certified payrolls, manpower utilization reports, insurance, bonds, status reports and meeting minutes, in accordance with the CM BMPs as applicable and appropriate.
1. Use on-site DCS (Procore) for the timely logging, filing and tracking of project-related correspondence and to enable efficient retrieval and to establish the chronology of events
2. Maintain an internet-based communication system that can be asked to share information among team members and track project communication by date, subject and status and contract specification number
3. Allow the use of the internet-based communication system to connect the project controls system to the job site, central project personnel and City managers
4. Provide training for the City, consultant, designer, and contractor as appropriate for proper use of internet-based communication system
5. At completion of the project, provide the complete project database of CM documentation to the City in a format that does not need the internet-based system to review Assumptions:
1. The construction manager will organize and maintain the DCS (Procore).
1.4 Contract Compliance Verification
The construction manager will administer the construction Contract Documents to check contractor compliance with its terms and conditions. The construction manager will:
1. Administer the Construction Contract including prosecution and progress of work, QC administration, daily documentation of work and measurement, and payment.
2. When necessary and appropriate, consult and coordinate with the City designer regarding interpretation of the Contract Documents; notify the City in writing in cases of disagreements regarding such interpretations that require resolution. The construction manager will analyze such disagreements and provide input to the City.
3. Document contractor-obtained permits, licenses, insurance, bonds, warranties and guarantees in accordance with the Contract Documents.
4. Monitor that documentation required from the contractor is received in a timely manner and that project records are complete.
5. Review and document compliance with the Contract Documents.
1.5 Progress and Coordination Meetings
The construction manager will organize, coordinate, and lead progress and coordination meetings.
The construction manager will provide the project team with agendas, meeting notes and action items and identify follow-up activities. The weekly meetings will include review of recent activities and agenda items, exchange of new information and planning and coordination of upcoming construction and related activities.
The construction manager will also:
1. Organize and conduct regular weekly progress meetings with the contractor, City, and other participants as necessary to discuss construction progress and planned work, coordination with City operations, submittals, RFIs, construction issues and PCOs.
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2. Organize and conduct periodic and special meetings to resolve issues with the contractor, utilities (e.g., PG&E), regulators and local agencies having jurisdiction (e.g., Department of Health Services, fire department, Bay Area Air Quality Management), City s operations staff and contractors and other participants as appropriate.
3. Identify construction, schedule and/or cost coordination and potential dispute issues and recommend an approach for resolving issues.
4. Prepare agendas and produce meeting minutes with a summary of meeting discussion, action items and decision logs.
5. If required, attend other periodic and/or special meetings organized by the City.
Deliverables:
1. Meeting agenda, minutes, and action items log
Assumptions:
1. The construction manager will organize and lead project meetings and will receive information from other team members in planning and coordinating meetings.
2. Deliverables will be distributed through the DCS and email.
3. Meetings will be held weekly for the duration of the project or as otherwise directed by the City.
1.6. Schedule Monitoring
The CM team will manage contract time through the implementation of project controls on the construction schedule. The construction manager will review the contractor s preliminary and baseline schedules prior to commencement of work to verify that the full scope of construction work is included and properly sequenced and that adequate time is provided for the performance of construction activities.
Monthly monitoring of the c
deviations from the baseline schedule and identify trends that could lead to project delay. To validate the schedule for measuring work progress, the construction manager will confirm that the schedule updates provided by the contractor are consistent with the work actually performed. To maintain an accurate accounting of project time from the Notice to Begin Work to project completion, schedule updates will be compared with previous submissions, noting progress compared to observations of current and planned work activities.
Negotiated adjustments in contract time and schedule will be evaluated by analyzing each PCO and change order for its impact. The construction manager will include and evaluate rain delays, work disruptions, and other impacts to the c schedule for adjustments to project completion.
Incorporating the baseline schedule with the time adjustments made during change management will provide a basis for evaluating timely completion, evaluating potential assessment of liquidated damages and the resolution of potential claims.
The construction manager will:
1. Review the construction baseline schedule and monthly updates for conformance with the Contract Documents with regard to activity sequencing, logic, milestones and constraints, in accordance with the Program Construction Guidelines and/or Program manager BMPs as applicable and appropriate; check for proper preparation and accuracy of the c schedule and recommend acceptance or rejection to the City.
2. Review monthly construction schedule updates and evaluate progress and associated effect on project cost.
3. Monitor actual start and finish dates.
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4. Track and document individual activity duration and sequencing through comparisons with daily
5. Identify critical and sub-critical activities, including the City s operational requirements; check that work is scheduled in an acceptable sequence with reasonable staffing and includes appropriate time for shop drawing preparation, review, material fabrication and shipping, complete installation, finishing, systems testing and
that submittals are included in the schedule and that schedule includes acceptance-testing period and indicates milestone completion for each separate portion and/or phase of work.
6. Review activities that interface or tie in within the same construction contract, or with other construction contracts or City activities to optimize preparation for the coordination of these interfaces or tie-ins.
7. Evaluate initial schedules submitted by the contractor pending complete schedule submittal are adequate to pursue initial construction work.
8. Conduct a pre-schedule submission meeting with the contractor to inform the contractor of its contract responsibilities regarding the development and submission of the preliminary and baseline schedules.
9. After prior approval by the City PM, the construction manager will require the contractor to prepare and submit a recovery schedule demonstrating its program and proposed plan to make up a lag in scheduled progress and to demonstrate completion of the work within the contract time. The construction manager will review the contractor s recovery schedule for compliance with the Contract Documents and coordination with the overall project and submit it to the City PM with written recommendation for acceptance or rejection.
10. On a monthly basis, review the progress of construction, evaluate the percentage complete of each construction activity as indicated in the c updated schedule and review such percentages with the contractor.
11. After the City
changes are made to the Contract Documents or when time extensions are granted, the construction manager will direct the contractor to immediately revise the schedule based on the changed conditions.
12. Evaluate potential delays and advise the City accordingly. The construction manager will highlight such matters during each weekly progress meeting.
13. Observe the contractor s progress with the work and evaluate whether completion will occur within the specified time and will conform with the requirements of the Contract Documents. If a delay in the work is identified or it appears that the work is not progressing such that the project can be completed within the specified time, or if the project is beyond the completion date and still not complete, inform the City promptly.
14. If delays continue and it appears likely that the construction contractor is not cooperating in correcting the problem, the Program manager will immediately consider and recommend appropriate contract enforcement actions to the City.
1.7 Change Management (Contract Document Clarification, Potential Change Orders, Directed Change Orders, and Change Orders)
The Program manager will perform services relating to changes to the Contract Documents including change orders. The construction manager will:
1. Develop a change management process to assist in the coordination of changes to the Contract Documents, including claims in accordance with the City Program manager BMPs as applicable and appropriate.
2. Manage timely processing of documents in accordance with the construction Contract Documents.
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3. Work with the contractor to mitigate field conditions that could result in added work or completion schedule delays.
4. Institute a screening process for change requests initiated by the City, City s designer, or contractor.
5. Initiate appropriate negotiation, approval, payment and documentation of changes.
6. Administer the changes as follows, for each PCO:
a. Receive the c
term and price.
b. Analyze the c
an independent schedule and prepare findings of fact for extending or not extending time. c. Compare and evaluate the c City-approved
independent cost estimate and schedule analysis.
d. Upon the City the contractor the cost and time extensions associated with the PCO work; if mutually agreeable terms cannot be negotiated on change orders, submit to the City PM the pertinent facts and a recommendation of what action should be taken.
e. For change orders on which agreement has not been reached on the amount of equitable adjustment prior to commencing work, the construction manager will monitor construction contractor performance and make detailed records of equipment, material and labor used; the impact of changed and unchanged work; and other data or information pertinent to a determination of the amount of equitable adjustment of contract price and time of performance.
f. Prepare a change order package for approval and execution by the City and contractor; for each change order package, prepare and submit to City.
g. Issue directed change order to the contractor for the purpose of unilaterally modifying the Contract Documents if: (1) The contractor fails to submit a proposal for PCO work within the time specified, or (2) when the city and contractor cannot agree on the terms and conditions of PCO work within a reasonable amount of time as determined by City and CN, or (3) when in the judgment of the City, it is impractical because of the nature of the change or for other reasons, such as the best interests of the City or the public, for the City and contractor to determine and agree on the costs and schedule impacts before the change must be performed. The construction manager will prepare a draft direct change order with a cover issuing.
h. Negotiate with the contractor mutually acceptable terms and conditions of a change order to replace a directed change order, if deemed appropriate by the City.
7. Establish and implement a Construction Contract change order management system to track the status of proposed and executed changes in the work of the contractor, in a format acceptable to, or prescribed by, the City.
8. Keep the City informed of potential changes. Changes affecting project design, quality, schedule, or costs are subject to approval by the City.
1.8. Contractor Invoices and Payment Recommendations
The construction manager will review the c
reasonableness and ease of monitoring in progressing payments. Changes will be negotiated as needed to provide for accurate valuation, ease of verification and processing payments. Once approved, the schedule of values will be entered into the City submitted for City approval. The approved payment form will be used by the construction manager and contractor in preparing monthly payment requests. The progress payments will incorporate Contract Document changes, payment for materials on hand and retentions withheld.
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In reviewing the contractor s payment request, the construction manager will consider compliance with permits, small-business enterprise (SBE) participation, prevailing wages, quality of work, current insurance certificates, State Revolving Fund (SRF) funding requirements, labor compliance requirements, and other items. Each month, the construction manager will review the progress payment with the contractor and members of the CM team to confirm progress of the work and its conformance with the Contract Documents.
The construction manager will, in accordance with the City BMPs as applicable and appropriate:
1. Review the c schedule of values) for reasonableness and ease of monitoring and examine the schedule of values to evaluated for front-loading, that the work is sufficiently itemized to determine appropriate progress payments and the work item values are realistic.
2. Provide an independent assessment of progress, quantities of materials placed and equipment delivered, and installed based upon acceptability of work.
3. Document that the contractor has updated record drawings and provided a monthly project schedule update.
4. Review applications for payment with the contractor for compliance with contract requirements and verify that payment requested comprises payment due based on work completed as related to the schedule of values and materials and equipment furnished but not incorporated into the work.
5. Evaluate and document the contractor-certified payroll submittal provide labor compliance monitoring.
6. Prepare monthly progress payment using the City s standard form. The payment application review period will comply with review period requirements established in the Construction Contract.
1.9 Quality Assurance/Quality Control
The objective of the QA/QC Plan is to monitor the contractor in compliance with the Contract Documents and permit requirements. The QA/QC Plan will address the c requirements including plant operations and startup and testing. The construction manager will perform QA inspections to identify and address potential defects in construction. The construction manager will establish a Field Quality Assurance Plan, providing procedures and guidelines to monitor the c
1. Establish the Field Quality Assurance Plan, including describing the methods for conducting and evaluating that the required Special Inspections and tests are performed according to the Construction Contract drawings and specifications, as well as in compliance with applicable codes, standards and regulations.
a. Review and approval of the c
b. Field design change control
c. Monitoring of special processes
d. Manufacturing source inspection and witness testing
e. Inspections and test control; special and specialty inspections f. Verification and calibration of measuring and test equipment
2. Document the contractor s compliance with the QA/QC Plan including materials testing requirements in accordance with Program CM Guidelines, City, and/or CM BMPs, as applicable and appropriate.
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a. Develop and implement as part of the Field Quality Assurance Plan the methods for inspections and verifications, but not be limited to, the following activities:
i. Inspection of civil work, including excavation and backfill, pile driving, concrete construction, paving
ii. Inspection of structural work
iii. Mechanical equipment inspection
iv. Plumbing; heating, ventilation and air conditioning (HVAC); and fire protection inspections
v. Electrical inspection and testing
vi. Field welding and inspection
vii. Hydrostatic and pneumatic testing
viii. Instrumentation and control (I&C) inspection and testing ix. Special and specialty inspections, if applicable
3. Document the contractor s compliance with the QA/QC Plan including materials testing requirements in accordance with Program CM Guidelines, City and/or CM BMPs, as applicable and appropriate.
1.10 Submittal Process
The construction manager will coordinate and manage the submittal and shop drawing review and approval process. Each project design requires specialized materials, equipment, and performance of tasks, which are specified within the Contract Documents. The submittal process will provide an understanding between the contractor, City designer, City and construction manager of the acceptability of products or procedures proposed by the contractor.
Product information or proposed procedures will be submitted to the construction manager and processed with reviews by the City s designer, City and construction manager. Submittals will be reviewed and stamped (approving or not approving) in accordance with the Contract Documents, with the comments provided. Submittals not meeting specification requirements will be returned to the contractor for correction. Complete submittals, when approved, will be distributed to the parties involved and provide for a common understanding of the acceptable materials to be incorporated into the project. SRF funding compliance may require American Iron and Steel (AIS)-compliant product certification as part of the submittal.
The construction manager will, in accordance with the Program Construction Guidelines and/or CM BMPs as applicable and appropriate:
1. Review Contract Documents and prepare anticipated submittal list
2. Receive, log, and confirm compliance with submittal requirements and distribute for review and monitor the submittals to achieve timely return to the contractor
3. Review submittals for format, compliance, and general completeness prior to forwarding to the City designer
4. Forward or return submittals within 2 business days from time of receipt by the construction manager
5. Prepare the submittal tracking log in accordance with City standards
6. Maintain a computerized submittal base showing submittal number, description, date received, dates forwarded to and returned from the City and/or City s designer, date returned to the contractor, and approval status
7. Develop a tracking procedure to enable follow-up on the status of materials and equipment through the entire duration of the project including documentation of AIS compliance
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8. and warranties
9. Receive, log and
Contract Documents
10. Receive, log, and turn over spare parts to the City
11. Receive, log, and
compliance with the Contract Documents
1.11 Request For Information (RFI) Process
The construction manager will coordinate and manage a formal RFI review and approval process.
RFIs submitted by the contractor will be processed into the DCS by the construction services manager and routed to the City designer and City for information and comment. The review comments of the CM team, City s designer and City will be coordinated and a response is logged into the DCS and provided to the contractor.
The construction manager will, in accordance with the Program CM Guidelines and/or CM BMPs as applicable and appropriate:
1. Receive, review, analyze, log and distribute for review and monitor the RFIs to achieve timely return to the contractor
a. Determine required response suspense date to avoid contractor delay b. Track the status of RFIs and advise the City designer of unusual site conditions affecting RFI review
c. Review RFIs for appropriateness, format, content and general completeness prior to forwarding to the City designer
d. Forward or return RFIs within 2 business days from time of receipt by the construction manager
2. Prepare the RFI tracking log
3. Develop and maintain a computerized RFI database showing RFI number, general description, date received, responsible party or parties, dates forwarded to and returned from party or parties, date returned to contractor and disposition status; continually monitor status of RFIs to track responses and/or compliance with contract-specified turnaround times, as applicable
4. In the case an RFI requests for change, or a response to an RFI results in change, provide input based on the contractual merit of the request or response
5. Monitor status of responses for compliance with agreed or contract-specified turnaround times
6. Track reasons for each RFI, including unforeseen conditions, design issues and if it is answerable in existing contract documents (unnecessary)
1.12 Record Documents
The CM team will maintain a set of Contract Documents recording the addenda, design clarifications and other modifications implemented during the project. At the conclusion of the project, the CM team will combine this information with additional documentation from the c -built drawings. The contractor s as-built documents reflect precisely how the contractor constructed the project, including changes made to the Contract Documents during construction. These compiled specifications and drawings will provide a complete field record of the Contract Documents and their revisions.
The CM team will also provide the marked-up plans and specifications to the City designer, who will use them to update the Contract Documents and create Record Drawings. The complete, revised Contract Documents will then be provided to the City as the Record Documents for the
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project. Accuracy and completion are important as they are a critical project record for the City ongoing maintenance and operations of the plant.
The construction manager will, throughout the project and otherwise as appropriate during individual phases of construction or necessary because of interim plant operational status:
1. Maintain a control and record set of plans and specifications with changes as a result of RFIs, PCOs, directed change orders, change orders, or field memorandum.
2. Review and maintain records of marked-up as-built drawings and specifications so that the Record Documents will be consistent with the construction in progress; the marked-up as-built drawings and specifications shall be neat, clean and accurately reflect work as constructed. The marked-up as-built drawings will include accurate graphical representations of construction changes, including redlines, detailed drawings, sketches, call-outs and notes. The marked-up specifications will include redlines and text describing the specific changes. Just referencing RFIs, submittals, design clarifications, or change order documents on the marked-up, as-built drawings and specifications will not be adequate or acceptable.
3. After confirming the completeness, coordinate the transmittal of Record Documents from the City designer to the City.
4. Secure from the contractor, review for compliance with the Contract Documents and transmit to the City the required guarantees, warranties, bonds, waivers, keys, manuals, as-built drawings, maintenance stocks and originals of other Contract Documents and papers, including correspondence.
Activity 5. Acceptance and Closeout
The construction manager will facilitate commissioning in accordance with the project construction phases and facilitate acceptance of each project milestone and the project once their respective commissioning period has been completed. During the later stages of construction for each milestone and of the project, the construction manager will meet with the contractor and develop deficiency lists based on record of inspection and observed noncompliant work.
The construction manager will regularly follow up with the contractor to address the deficient work items prior to commencement of operational testing. Included with system acceptance will be obtaining required warranties and guarantees from equipment manufacturers and contractors that fully comply with the Contract Documents.
The construction manager will begin the process of milestone acceptance near the conclusion of each milestone and the process of project acceptance and Construction Contract closeout near the conclusion of the project.
The construction manager will implement the steps called out in the City and/or CM BMPs as applicable and appropriate. Each step will be documented and include a complete review of contract administration, quality assurance and inspection and plant operations. A complete review of the DCS will be made to identify unresolved issues for RFIs/submittals/deliveries/warranties services or certifications. Documentation for each step of the closeout process will be assembled along with a calendar of warranty inspection and follow-up activities.
The construction manager will, in accordance with the City BMPs as applicable and appropriate:
1. Manage the deficiency list process
2. Coordinate the efforts of the City designer, City, City operations and permit authorities to develop a list of deficiencies
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3. Coordinate with the contractor, City operations, and other parties to correct the deficiencies
4. Conduct an inspection of the completed work for each milestone and of the entire job site and review documents to determine if construction efforts are in compliance with the Contract Documents
5. Evaluate the closure/completeness/delivery of RFls, submittals, O&M documents, spare parts, training and testing activities, record documents, construction photographs, warranties, guarantees, maintenance bonds and nonconformance reports
6. Provide the City with documentation required for each milestone acceptance and the final project acceptance and closeout of the Construction Contract
7. Coordinate warranty services with the contractor and City through completion of each milestone as required and through final completion and acceptance of the project
8. Provide the City with warranty calendars with recommended warranty inspection dates prior to warranty expirations
Task 5-4.4 GHWTP Facilities Improvements
The FY26 scope of FIP CM focuses on the start of project construction. Activities 4 and 5 are not anticipated to occur in FY26. HDR activities may include tasks outlined in the sections below.
Activity 1: Project-Specific Construction Management Activities o 1.1 Project Management and Construction Management Plan o 1.2 Communications
o 1.3 Document Control and internet-Based Communication System (Procore) o 1.4 Contract Compliance Verification
o 1.5 Progress and Coordination Meetings
o 1.6 Schedule Monitoring
o 1.7 Change Management
o 1.8 Design Builder Invoices and Payment Recommendations o 1.9 Quality Assurance/Quality Control
o 1.10 Submittal Process
o 1.11 Request for Information Process
o 1.12 Record Documents
Activity 2: Inspections, Special and Specialty Inspections o 2.1 Inspections
Activity 3: Division 1 and Special Provisions Compliance Activity 4: Training, Testing, Startup, and Commissioning o 4.1 Operators Training
o 4.2 Testing, Startup and Commissioning
Activity 5: Acceptance and Closeout
Activity 1. Project-Specific Construction Management Activities The Program manager will administer the construction contract in accordance with the requirements the City. HDR will maintain project records and finalize during project closeout. The construction manager will coordinate the activities of the project participants including City management and operations staff and the Design Builder. The construction manager will balance the objectives of stakeholders to achieve completion of construction, startup and commissioning while managing the project risks including cost, schedule and quality.
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1.1. Project Management and Construction Management Plan This task includes project management efforts required to organize the Program manager CM team, assign and assist in the coordination of work and report progress to the City in the form of monthly progress reports.
The Construction Management Plan (CMP) defines project guidelines and procedures that conform Program manager best
management practices (BMPs) to address and mitigate the anticipated challenges and risks of each project. The CMP will define the approach of the CM team in completing the scope of services. It will explain the structure and organization of the CM team with roles and responsibilities defining tasks and deliverable actions of team members, as well as communication between the CM team, City staff, Design Builder, and other project participants. The processes and procedures for construction contract administration and quality assurance will be defined along with the methodology for their implementation. The CMP will provide for documentation and recordkeeping and define the document control system (DCS) and use.
The construction manager will:
1. Define an approach to effectively manage and administer the construction contract.
2. Develop and implement a CMP that includes guidelines, procedures and policies for management of project construction. The CMP guidelines and procedures will conform with the construction contract documents and/or consultant s CM BMPs as applicable and appropriate.
3. Include, but not be limited to, the following components in the CMP:
a. CM organization, structure, roles and responsibilities, staffing plan and contact list, including identifying CM team staff to conduct direct communications with the City and design consultant performing the project design services (City designer) b. CM activities and deliverables, including, but not limited to, communications protocols, document control, progress meetings, schedule reviews, change management, Design Builder invoicing, QA/QC, submittal process, RFI process and preparation of record documents
c. Inspections and Design Builder compliance with the
Contract Documents
d. Project-Specific Safety Management Plan for HDR staff e. Training, testing and startup
f. Partnering and dispute management
g. Spare parts and warranties
h. Acceptance and closeout of Construction Contract
4. Amend and update the CMP during the project as required to incorporate changes or refinements in scope, schedule, or deliverables.
5. Implement the CMP.
Deliverables:
1. Original and updated CMPs, as necessary
1.2. Communications
The construction manager will facilitate teamwork; achieve common goals for the project; facilitate coordination of team members to complete tasks without disruption of plant operations; and generate and maintain a record of project activities, communications, quality of performance, negotiations and payments.
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The construction manager will:
1. Coordinate communications among the participants in the project by directing communications through the construction manager or other representative at the job site, in accordance with the c BMPs as applicable and appropriate. Participants include, but are not limited to, the City and Design Builder.
2. Serve as the primary point of communication for coordination between the City, Design Builder and other parties; receive Design Builder correspondence; prepare draft responses; and transmit City-approved responses.
3. Establish, implement, and manage a master calendar of significant events and meetings for the construction project. The master calendar will be accessible by team members from their personal computer workstations.
4. Establish, implement, and maintain a master project directory listing project participants, their role on the project, address, phone number(s), email address and other pertinent information.
The master project directory will be accessible by team members from their personal computer workstations.
5. Initiate correspondence with and respond to correspondence from the Design Builder, City, and other entities as may be required to administer the project.
Deliverables:
1. Project data and communications as compiled within the DCS (project record)
1.3. Document Control and Internet-Based Communication System The Program has selected and will provide Procore, the web-based DCS, and internet connectivity to facilitate efficient communication and maintain project data and records. The DCS will include features to log and track documents (submittals, RFIs, potential change order ) as well as store electronic copies. It will provide secure viewing levels that will be controlled by the City and it will be configured and monitored by the CM team, which will train project participants on its use. A primary objective of the DCS is to provide the project team with a centralized document exchange portal to communicate technical and other project-related information. The construction manager will post project information, logs and reports, meeting agendas and notes, QA reports and other similar information. The DCS will provide a repository for project data and records; its electronic database will be archive-able and will provide for a protected record of the project history.
The construction manager will maintain complete, current files using the project directory on project-related records including correspondence, construction photographs, public outreach tracking inquiries, job files, submittals, shop drawings, RFIs, Contract Document clarification, PCO documentation, directed change order documentation, change order and PCO documentation, issue/action tracking log, claims, nonconformance reports, stop-work notices, daily inspection diaries, weekly inspection summary report, field memoranda, claims management files, warranty/guarantee files, as-built drawings and specifications, shop drawings, training plan, qualification records, material test reports, project payment estimates and records, certified payrolls, manpower utilization reports, insurance, bonds, status reports and meeting minutes, in accordance with the CM BMPs as applicable and appropriate.
1. Use on-site DCS (Procore) for the timely logging, filing and tracking of project-related correspondence and to enable efficient retrieval and to establish the chronology of events
2. Maintain an internet-based communication system that can be asked to share information among team members and track project communication by date, subject, status, and contract specification number
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3. Allow the use of the internet-based communication system to connect the project controls system to the job site, central project personnel and City managers
4. Provide training for the City, consultant, and Design Builder as appropriate for proper use of internet-based communication system
5. At completion of the project, provide the complete project database of CM documentation to the City in a format that does not need the internet-based system to review Assumptions:
1. The construction manager will organize and maintain the DCS (Procore).
1.4 Contract Compliance Verification
The construction manager will administer the construction Contract Documents to check Design Builder compliance with its terms and conditions. The construction manager will:
1. Administer the Construction Contract including prosecution and progress of work, QC administration, daily documentation of work and measurement, and payment.
2. When necessary and appropriate, consult and coordinate with the Design Builder regarding interpretation of the Contract Documents; notify the City in writing in cases of disagreements regarding such interpretations that require resolution. The construction manager will analyze such disagreements and provide input to the City.
3. Document Design Builder-obtained permits, licenses, insurance, bonds, warranties and guarantees in accordance with the Contract Documents.
4. Monitor that documentation required from the Design Builder is received in a timely manner and that project records are complete.
5. Review and document compliance with the Contract Documents.
1.5 Progress and Coordination Meetings
The construction manager will organize, coordinate and lead progress and coordination meetings.
The construction manager will provide the project team with agendas, meeting notes and action items and identify follow-up activities. The weekly meetings will include review of recent activities and agenda items, exchange of new information and planning and coordination of upcoming construction and related activities.
The construction manager will:
1. Organize and conduct regular weekly progress meetings with the Design Builder, City and other participants as necessary to discuss construction progress and planned work, coordination with City operations, submittals, RFIs, construction issues and PCOs.
2. Organize and conduct periodic and special meetings to resolve issues with the Design Builder, utilities (e.g., PG&E), regulators and local agencies having jurisdiction (e.g., Department of Health Services, fire department, Bay Area Air Quality Management), City s operations staff and Design Builders, and participants as necessary and appropriate.
3. Identify construction, schedule and/or cost coordination and potential dispute issues and recommend an approach for resolving issues.
4. Prepare agendas and produce meeting minutes with a summary of meeting discussion, action items and decision logs.
5. If required, attend other periodic and/or special meetings organized by the City.
Deliverables:
1. Meeting agenda, minutes and action items log
Assumptions:
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1. The construction manager will organize and lead project meetings and will receive information from other team members in planning and coordinating meetings.
2. Deliverables will be distributed through the DCS and email.
3. Meetings will be held weekly for the duration of the project or as otherwise directed by the City.
1.6. Schedule Monitoring
The CM team will manage contract time through the implementation of project controls on the construction schedule. The construction manager will review the Design Builder s preliminary and baseline schedules prior to commencement of work to verify that the full scope of construction work is included and properly sequenced and that adequate time is provided for the performance of construction activities.
Monthly monitoring of the Design Builder
deviations from the baseline schedule and identify trends that could lead to project delay. To validate the schedule for measuring work progress, the construction manager will confirm that the schedule updates provided by the Design Builder are consistent with the work actually performed. To maintain an accurate accounting of project time from the Notice to Begin Work to project completion, schedule updates will be compared with previous submissions, noting progress compared to observations of current and planned work activities.
Negotiated adjustments in contract time and schedule will be evaluated by analyzing each PCO and change order for its impact. The construction manager will include and evaluate rain delays, work disruptions and other impacts to the Design Builder project completion.
Incorporating the baseline schedule with the time adjustments made during change management will provide a basis for evaluating timely completion, evaluating potential assessment of liquidated damages and the resolution of potential claims.
The construction manager will:
1. Review the construction baseline schedule and monthly updates for conformance with the Contract Documents with regard to activity sequencing, logic, milestones and constraints, in accordance with the Program Construction Guidelines and/or Program manager BMPs as applicable and appropriate; check for proper preparation and accuracy of the Design Builder schedule and recommend acceptance or rejection to the City.
2. Review monthly construction schedule updates and evaluate progress and associated effect on project cost.
3. Monitor actual start and finish dates.
4. Track and document individual activity duration and sequencing through comparisons with daily
5. Identify critical and sub-critical activities, including the City s operational requirements; check that work is scheduled in an acceptable sequence with reasonable staffing and includes appropriate time for shop drawing preparation, review, material fabrication and shipping, complete installation, finishing, systems testing and
that submittals are included in the schedule and that schedule includes acceptance-testing period and indicates milestone completion for each separate portion and/or phase of work.
6. Review activities that interface or tie in within the same construction contract, or with other construction contracts or City activities to optimize preparation for the coordination of these interfaces or tie-ins.
7. Evaluate initial schedules submitted by the Design Builder pending complete schedule submittal are adequate to pursue initial construction work.
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8. Conduct a pre-schedule submission meeting with the Design Builder to inform the Design Builder of its contract responsibilities regarding the development and submission of the preliminary and baseline schedules.
9. PM, the construction manager will require the Design Builder to prepare and submit a recovery schedule demonstrating its program and proposed plan to make up a lag in scheduled progress and to demonstrate completion of the work within the contract time. The construction manager will review the Design Builder s recovery schedule for compliance with the Contract Documents and coordination with the overall project and submit it PM with written recommendation for acceptance or rejection.
10. On a monthly basis, review the progress of construction, evaluate the percentage complete of each construction activity as indicated in the Design Builder updated schedule and review such percentages with the Design Builder.
11. After the
changes are made to the Contract Documents or when time extensions are granted, the construction manager will direct the Design Builder to immediately revise the schedule based on the changed conditions.
12. Evaluate potential delays and advise the City accordingly. The construction manager will highlight such matters during each weekly progress meeting.
13. Observe the Design Builder s progress with the work and evaluate whether completion will occur within the specified time and will conform with the requirements of the Contract Documents. If a delay in the work is identified or it appears that the work is not progressing such that the project can be completed within the specified time, or if the project is beyond the completion date and still not complete, inform the City promptly.
14. If delays continue and it appears likely that the Design Builder is not cooperating in correcting the problem, the Program manager will immediately consider and recommend appropriate contract enforcement actions to the City.
1.7 Change Management (Contract Document Clarification, Potential Change Orders, Directed Change Orders and Change Orders)
The Program manager will perform services relating to changes to the Contract Documents including change orders. The construction manager will:
1. Develop a change management process to manage and control changes to the Contract Program manager BMPs
as applicable and appropriate.
2. Manage timely processing of documents in accordance with the construction Contract Documents.
3. Work with the Design Builder to mitigate field conditions that could result in added work or completion schedule delays.
4. Institute a screening process for change requests initiated by the City or Design Builder.
5. Initiate appropriate negotiation, approval, payment and documentation of changes.
6. Administer the changes as follows, for each PCO:
a. Receive the proposal and perform technical analysis for negotiations of final term and price.
b. Analyze the requests for time extensions with analytical software and generate an independent schedule and prepare findings of fact for extending or not extending time.
c. Compare and evaluate the proposal with the reconciled and City-approved independent cost estimate and schedule analysis.
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d. Upon the the Design Builder the cost and time extensions associated with the PCO work; if mutually agreeable terms cannot be negotiated on change o PM the pertinent facts and a recommendation of what action should be taken.
e. For change orders on which agreement has not been reached on the amount of equitable adjustment prior to commencing work, the construction manager will inspect Design Builder performance and make detailed records of equipment, material and labor used; the impact of changed and unchanged work; and other data or information pertinent to a determination of the amount of equitable adjustment of contract price and time of performance. f. Prepare a change order package for approval and execution by the City and Design Builder; for each change order package, prepare and submit to City. g. Issue directed change order to the Design Builder for the purpose of unilaterally modifying the Contract Documents if: (1) the Design Builder fails to submit a proposal for PCO work within the time specified, or (2) when the City and Design Builder cannot agree on the terms and conditions of PCO work within a reasonable amount of time as determined by City and CN. Prepare a change order package for approval and execution by the City and contractor; for each change order package, prepare and submit to City, or (3) when in the judgment of the City, it is impractical because of the nature of the change or for other reasons, such as the best interests of the City or the public, for the City and Design Builder to determine and agree on the costs and schedule impacts before the change must be performed. The construction manager will prepare a draft direct change order with a cover letter for the City h. Negotiate with the Design Builder mutually acceptable terms and conditions of a change order to replace a directed change order, if deemed appropriate by the City.
7. Establish and implement a Construction Contract change order management system to track the status of proposed and executed changes in the work of the Design Builder, in a format acceptable to, or prescribed by, the City.
8. Keep the City informed of potential changes. Changes affecting project design, quality, schedule, or costs are subject to approval by the City.
1.8. Design Builder Invoices and Payment Recommendations The construction manager will review the Design Builder reasonableness and ease of monitoring in progressing payments. Changes will be negotiated as needed to provide for accurate valuation, ease of verification and processing payments. Once submitted for City approval. The approved payment form will be used by the construction manager and Design Builder in preparing monthly payment requests. The progress payments will incorporate Contract Document changes, payment for materials on hand and retentions withheld.
In reviewing the Design Builder s payment request, the construction manager will consider compliance with permits, small-business enterprise (SBE) participation, prevailing wages, quality of work, current insurance certificates, State Revolving Fund (SRF) funding requirements, labor compliance requirements and other items. Each month, the construction manager will review the progress payment with the Design Builder and members of the CM team to confirm progress of the work and its conformance with the Contract Documents.
The construction manager BMPs
as applicable and appropriate:
1. Review the Design Builder schedule of values) for reasonableness and ease of monitoring and examine the schedule of values to evaluated for front-loading, that the
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work is sufficiently itemized to determine appropriate progress payments and the work item values are realistic.
2. Provide an independent assessment of progress, quantities of materials placed and equipment delivered and installed based upon acceptability of work.
3. Document that the Design Builder has updated record drawings and provided a monthly project schedule update.
4. Review applications for payment with the Design Builder for compliance with contract requirements and verify that payment requested comprises payment due based on work completed as related to the schedule of values and materials and equipment furnished but not incorporated into the work.
5. Evaluate and document the Design Builder-certified payroll submittal provide labor compliance monitoring.
6. Prepare monthly progress payment using the City s standard form. The payment application review period will comply with review period requirements established in the Construction Contract.
1.9 Quality Assurance/Quality Control
The objective of QA/QC Plan is to monitor the Design Builder in compliance with the Contract Documents and permit requirements. The QA/QC Plan will address the Design Builder requirements including plant operations and startup and testing. The construction manager will perform QA inspections to identify and address potential defects in construction. The construction manager will establish a Field Quality Assurance Plan, providing procedures and guidelines to monitor the Design Builder
1. Establish the Field Quality Assurance Plan, including describing the methods for conducting and evaluating that the required Special Inspections and tests are performed according to the Construction Contract drawings and specifications, as well as in compliance with applicable codes, standards and regulations.
a. Review and approval of Design Builder
b. Field design change control
c. Monitoring of special processes
d. Manufacturing source inspection and witness testing
e. Inspections and test control; special and specialty inspections f. Verification and calibration of measuring and test equipment
2. Document the Design Builder s compliance with the QA/QC Plan including materials testing requirements in accordance with Program CM Guidelines, City and/or CM BMPs, as applicable and appropriate.
a. Develop and implement as part of the Field Quality Assurance Plan the methods for inspections and verifications, but not be limited to, the following activities:
i. Inspection of civil work, including excavation and backfill, pile driving, concrete construction, paving
ii. Inspection of structural work
iii. Mechanical equipment inspection
iv. Plumbing; heating, ventilation and air conditioning (HVAC); and fire protection inspections
v. Electrical inspection and testing
vi. Field welding and inspection
vii. Hydrostatic and pneumatic testing
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viii. Instrumentation and control (I&C) inspection and testing ix. Special and specialty inspections, if applicable
3. Document the Design Builder s compliance with the QA/QC Plan including materials testing requirements in accordance with Program CM Guidelines, City and/or CM BMPs, as applicable and appropriate.
1.10 Submittal Process
The construction manager will coordinate and manage the submittal and shop drawing review and approval process. Each project design requires specialized materials, equipment and performance of tasks, which are specified within the Contract Documents. The submittal process will provide an understanding between the Design Builder, City and construction manager of the acceptability of products or procedures proposed by the Design Builder.
Product information or proposed procedures will be submitted to the construction manager and processed with reviews by the Design Builder, City and construction manager. Submittals will be reviewed and stamped (approving or not approving) in accordance with the Contract Documents, with the comments provided. Submittals not meeting specification requirements will be returned to the Design Builder for correction. Complete submittals when approved will be distributed to the parties involved and provide for a common understanding of the acceptable materials to be incorporated into the project. SRF funding compliance may require American Iron and Steel (AIS)- compliant product certification as part of the submittal.
The construction manager will, in accordance with the Program Construction Guidelines and/or CM BMPs as applicable and appropriate:
1. Review Contract Documents and prepare anticipated submittal list
2. Receive, log and confirm compliance with submittal requirements and distribute for review and monitor the submittals to achieve timely return to the Design Builder
3. Review submittals for format, compliance and general completeness prior to forwarding to the Design Builder
4. Forward or return submittals within 2 business days from time of receipt by the construction manager
5. Prepare the submittal tracking log in accordance with City standards
6. Maintain a computerized submittal base showing submittal number, description, date received, dates forwarded to and returned from the City and/or Design Builder, date returned to the Design Builder and approval status
7. Develop a tracking procedure to enable follow-up on the status of materials and equipment through the entire duration of the project including documentation of AIS compliance
8. and warranties
9. Receive, log and warranties, review for compliance with Contract Documents
10. Receive, log and turn over spare parts to the City
11. Receive, log and
compliance with the Contract Documents
1.11 Request For Information (RFI) Process
The construction manager will coordinate and manage a formal RFI review and approval process.
RFIs submitted by the Design Builder will be processed into the DCS by the construction services manager and routed to the Design Builder and City for information and comment. The review
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comments of the CM team, Design Builder and City will be coordinated and a response is logged into the DCS and provided to the Design Builder.
The construction manager will, in accordance with the Program CM Guidelines and/or CM BMPs as applicable and appropriate:
1. Receive, review, analyze, log and distribute for review and monitor the RFIs to achieve timely return to the Design Builder
a. Determine required response suspense date to avoid Design Builder delay i. Track the status of RFIs and advise the Design Builder of unusual site conditions affecting RFI review
ii. Review RFIs for appropriateness, format, content and general completeness prior to forwarding to the Design Builder
iii. Forward or return RFIs within 2 business days from time of receipt by the construction manager
2. Prepare the RFI tracking log
3. Develop and maintain a computerized RFI database showing RFI number, general description, date received, responsible party or parties, dates forwarded to and returned from party or parties, date returned to Design Builder and disposition status; continually monitor status of RFIs to track responses and/or compliance with contract-specified turnaround times, as applicable
4. In the case an RFI requests for change, or a response to an RFI results in change, provide input based on the contractual merit of the request or response
5. Monitor status of responses for compliance with agreed or contract-specified turnaround times
6. Track reasons for each RFI, including unforeseen conditions, design issues and if it is answerable in existing contract documents (unnecessary)
1.12 Record Documents
The CM team will maintain a set of Contract Documents recording the addenda, design clarifications and other modifications implemented during the project. At the conclusion of the project, the CM team will combine this information with additional documentation from the Design Builder -built drawings. The Design Builder s as-built documents reflect precisely how the Design Builder constructed the project, including changes made to the Contract Documents during construction.
These compiled specifications and drawings will provide a field record of the Contract Documents and their revisions.
The CM team will also provide the marked-up plans and specifications to the Design Builder, who will use them to update the Contract Documents and create Record Drawings. The complete, revised Contract Documents will then be provided to the City as the Record Documents for the project. Accuracy and completion are important as they are a critical project record for the ongoing maintenance and operations of the plant.
The construction manager will, throughout the project and otherwise as appropriate during individual phases of construction or necessary because of interim plant operational status:
1. Maintain a control and record set of plans and specifications with changes as a result of RFIs, PCOs, directed change orders, change orders, or field memorandum.
2. Review and maintain records of marked-up as-built drawings and specifications so that the Record Documents will be consistent with the construction in progress; the marked-up as-built drawings and specifications shall be neat, clean and accurately reflect work as constructed. The marked-up as-built drawings will include accurate graphical representations of construction changes, including redlines, detailed drawings, sketches, call-outs and notes. The marked-up
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specifications will include redlines and text describing the specific changes. Just referencing RFIs, submittals, design clarifications, or change order documents on the marked-up, as-built drawings and specifications will not be adequate or acceptable.
3. After confirming the completeness, coordinate the transmittal of Record Documents from the Design Builder to the City.
4. Secure from the Design Builder, review for compliance with the Contract Documents and transmit to the City the required guarantees, warranties, bonds, waivers, keys, manuals, as-built drawings, maintenance stocks and originals of other Contract Documents and papers, including correspondence.
Activity 2. Inspections, Special and Specialty Inspections The CM team inspection staff will provide immediate feedback to the construction manager on project activities and site and operational conditions and will document the work performed in detailed daily reports. The reports will be logged into the DCS and will be readily available for viewing by the City. The inspection reports will provide a detailed accounting of the work performed and serve to verify that work is completed in accordance with the Contract Documents.
2.1 Inspections
The construction manager
evaluate if work is being accomplished in accordance with the Contract Documents. Inspections will provide for monitoring of the construction work and field verification of the Design Builder program.
The CM lead and Design Builder will plan and coordinate inspections of construction work to provide the needed special and specialty inspections. Inspections will focus on Design Builder compliance with Contract Documents, permit requirements, and coordination with ongoing plant operations. The inspection reports will provide a written and photographic record of observations including weather conditions, Design Builder work force and equipment and significant material or equipment deliveries.
The CM team inspection staff will monitor the work quality through visual inspection and materials testing and will use as-needed special and specialty inspections.
During inspections, the Design Builder will be advised of nonconforming work observed and, if not corrected within designated time frames, the City will be notified. Nonconforming work, corrected or not corrected in accordance with designated time frames, will be recorded on deficiency lists and addressed.
The construction manager will:
1. Provide adequate qualified, experienced inspection staff to monitor major work activities associated with work performed on shifts and days worked by the Design Builder and to perform inspections and special and specialty inspections as required per the Contract Documents.
2. Inspect materials, equipment, construction procedures, work in progress, and completed work for compliance with the Contract Documents.
3. Monitor the Design Builder -ahead schedule and confer with the Design Builder to schedule qualified personnel including specialty inspectors on an as-needed basis to inspect and monitor QC for major work activities.
4. Monitor completed work for contract compliance and generate appropriate deficiency lists.
5. Prepare daily inspection reports detailing weather conditions, status of work and the location and type of work performed by the Design Builder
and/or CM BMPs as applicable and appropriate.
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6. For each work activity, document the number and classification of craft labor, supervision, equipment (including idle equipment), and materials used.
7. Note material and equipment deliveries or off-hauls, delays (including cause of delay), equipment breakdowns or other field problems, visitors, and other pertinent observations.
Augment reports with sketches and digital photographs.
8. Track progress of work for payment purposes and evaluate if the Design Builder payment request reflects the submitted schedule of values and the work actually performed.
9. Develop and implement a written communication system and database notifying the Design Builder of nonconforming work.
Activity 3. Division 1 and Special Provisions Compliance The Special Provisions section of the Contract Documents state work requirements for the project including phasing and sequencing, construction coordination with plant operation, and permit compliance. The Project Construction Manual provides specific instructions on monitoring for special provisions compliance such as restrictions on work hours, traffic control and limiting impacts to the surrounding neighborhood.
The CM team inspection staff will monitor Design Builder compliance with the Special Provisions and mitigation measures, thereby reducing project risk. Key areas of monitoring by the consultant include stormwater (Stormwater Pollution Prevention Plan [SWPPP]), environmental compliance, discharge permits and disruption to the neighborhood.
The construction manager BMPs as
applicable and appropriate:
1. Monitor Design Builder compliance with Division 1 and Special Provisions specifications including, but not limited to, mitigation commitments, wildlife protection and environmental permits, discharge permits and erosion and sedimentation control requirements
2. Monitor the Design Builder and odor control mitigation plans for contract requirements
3. Provide written notification to the Design Builder and City with a compliance concern
4. Provide immediate notification to the Design Builder and City of noncompliance with specifications and permits
Activity 4. Training, Testing, Startup and Commissioning The construction manager will perform services relating to City staff training, plant startup, and commissioning.
4.1 Operator Training
The construction manager will coordinate Design Builder-provided operator training and assist in developing operating procedures and processes so that City staff can learn to operate the upgraded plant.
The construction manager will arrange for manufacturer-provided staff training, focusing on operations within the upgraded treatment plant. Trainings will include an on-site training facility with video and audio facilities and after installation of equipment, instruction classes will be held on operation and maintenance of the equipment. Operations manuals for process equipment will be reviewed and their procedures will be incorporated into the plant operation manual. The construction manager will assist the City in developing interim operation procedures and assist staff in initial phases of operation.
The construction manager will:
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1. Design Builder,
manufacturers/suppliers, City staff and Design Builder
2. Review the Design Builder
3. Coordinate and provide logistics for the training
4.2 Testing, Startup and Commissioning
The construction manager will coordinate training once the equipment has arrived and installation is advanced sufficiently to provide for manufacturer inspections and certification of proper installation.
A representative of the manufacturer will visit the site and examine installation to confirm proper proper installation of equipment and provide operations staff with training on operation and maintenance.
The plant operations support team will organize a startup team from City staff and the Design Builder and lead this team in testing, startup, and commissioning for each phase of the project.
The construction manager will:
1. Coordinate functional and operational testing activities with the Design Builder, manufacturers, and City.
2. Review the Design Builder , witness the Design Builder , and receive and review the Design Builder
3. Coordinate and schedule startup and commissioning activities
4. Lead, coordinate, direct, and manage day-to-day startup and commissioning activities Activity 5. Acceptance and Closeout
The construction manager will facilitate commissioning in accordance with the project construction phases and facilitate acceptance of each project milestone and the project once their respective commissioning period has been completed. During the later stages of construction for each milestone and of the project, the construction manager will meet with the Design Builder and develop deficiency lists based on record of inspection and observed noncompliant work.
The construction manager will regularly follow up with the Design Builder to address the deficient work items prior to commencement of operational testing. Included with system acceptance will be obtaining required warranties and guarantees from equipment manufacturers and Design Builders that fully comply with the Contract Documents.
The construction manager will begin the process of milestone acceptance near the conclusion of each milestone and the process of project acceptance and Construction Contract closeout near the conclusion of the project.
The construction manager
and/or CM BMPs as applicable and appropriate. Each step will be documented and include a complete review of contract administration, quality assurance and inspection and plant operations. A complete review of the DCS will be made to identify any unresolved issues for RFIs/submittals/deliveries/warranties services or certifications. Documentation for each step of the closeout process will be assembled along with a calendar of warranty inspection and follow-up activities.
The construction manager will BMPs
as applicable and appropriate:
1. Manage the deficiency list process
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2. Coordinate the efforts of the Design Builder, City, City operations, and permit authorities to develop a list of deficiencies
3. Coordinate with the Design Builder, City operations, and other parties to correct the deficiencies
4. Conduct an inspection of the completed work for each milestone and of the entire job site and review documents to determine if all construction efforts are in compliance with the Contract Documents
5. Evaluate the closure/completeness/delivery of RFls, submittals, O&M documents, spare parts, training and testing activities, record documents, construction photographs, warranties, guarantees, maintenance bonds, and nonconformance reports
6. Provide the City with complete documentation required for each milestone acceptance and the final project acceptance and closeout of the Construction Contract
7. Coordinate warranty services with the Design Builder and City through completion of each milestone as required and through final completion and acceptance of the project
8. Provide the City with warranty calendars with recommended warranty inspection dates prior to warranty expirations
Task 5-6.1 U4 Tank Rehab/Replacement CM Support
Up to 24 hours of construction-phase support for this project is budgeted for the Program CM lead.
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Task 6 groups together several tasks and activities that are critical to project success, including environmental support services, ROW investigation and acquisition, survey, geotechnical investigation, and other miscellaneous services. Project type and phase of development dictate the degree to which particular projects may require the use of these tasks. For example, a treatment plant project may have very extensive geotechnical investigation needs, but very little survey or ROW needs. The following subtasks are included in this service order:
Subtask 6.1: Environmental Advisory, Compliance and Technical Support (12-month expected duration)
o Subtask 6.1-0: Environmental Advisory/General Environmental Support o Subtask 6.1-2.2.3: Brackney Landslide Area Pipeline Risk Reduction Compliance Management [not used]
o Subtask 6.1-2.4: Intertie 1 Santa Cruz Scotts Valley Compliance Management o Subtask 6.1-4.3 : Concrete Tanks Environmental Compliance Management o Subtask 6.1-4.4: GHWTP FIP Environmental Support
o Subtask 6.1 6.1: University Tank 4 (U4) Project
Subtask 6.2: ROW Acquisition
o Subtask 6.2-2.2.1: Newell Creek Pipeline Felton Graham Hill ROW [completed] o Subtask 6.2-2.2.3: Newell Creek Pipeline Brackney ROW Subtask 6.3: Support Communications and Public Outreach (12-month expected duration) o Subtask 6.3.1: Ongoing Communications and Public Outreach Support Subtask 6.4: Salmonoid Habitat Conservation Plan Consultation Subtask 6.5: Geotechnical Investigations [not used]
Subtask 6.6: Project Funding Assistance [not used]
Subtask 6.7: Program Technical Support (12-month expected duration) Subtask 6.1: Environmental Advisory, Compliance and Technical Support Under SO 11, HDR will support projects across the Program as noted below.
Subtask 6.1-0: Environmental Advisory/General Environmental Support Under SO 11, HDR will support the projects across the Program by providing environmental advisory support in the form of Program QA, project-level QC, process improvement, and professional development for the environmental team members. The environmental advisor will work with each City project Environmental Lead (EL) collectively and individually to understand the projects and provide useful and objective technical strategy. They will work with Program leadership to identify and lead process improvement opportunities as well as staff development, project negotiations, and both professional and project technical advancement opportunities. They will coordinate with the CEQA/permitting consultant to bring consistent QA and objective feedback to our extended team.
They will support the hiring and development of environmental team members and provide support as needed (either directly or through the identification of specific technical expertise or availability within the HDR Program team).
The environmental advisor will participate in regular Program and team meetings including but not limited to the monthly Program PM meetings; monthly environmental Program team meeting; monthly HDR environmental team meetings; monthly HDR Program team meetings; monthly HDR
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leadership meeting; project-specific strategy; and as-needed controls or planning meetings, Water Infrastructure and Finance Innovation Act (WIFIA)/funding strategy meetings, risk management meetings, project lessons-learned or conflict resolution meetings, Program trainings, or team building meetings. The environmental advisor will further participate in as-needed meetings with the CEQA/permitting consultant, other Program team meetings, environmental team initiative meetings, or other Program meetings requiring environmental advisory services.
Outside of general environmental advisory, under SO 11, HDR could, upon request, provide other types of environmental technical support such as, but not limited to:
Maintenance of PgMP Chapter 17 and Environmental Checklist Coordination with HDR technical support
Participation in Program meetings
Supporting Program environmental processes and advancements Preparation of technical resource studies
Providing peer review technical studies or documents
Scoping or providing strategic advisory to technical approach Completion of historic records searches, cultural resource inventory analysis, field survey, or review of studies prepared by the City or other consultant(s) Completion of aquatic resource delineations, biological reconnaissance surveys, avian surveys, or other site verification surveys
Completion of field verifications or surveys and prepare related reports to support environmental reviews or permitting
Conducting fisheries studies, modeling, or engineering
Reviewing or providing guidance or direction on stormwater issues including coordination with a local stormwater consultant
Reviewing or providing guidance or direction on hazardous-materials issues including coordination with a local hazardous-materials consultant/contractor Hazardous-materials support might be needed to advise on materials found at the FIP and U4 sites
Monterey Bay Air Resources District (MBARD) air contaminant permitting Supporting construction teams on unexpected or unprescribed technical issues at the direction of the project EL. Including time for unexpected technical support on four ongoing construction projects (FIP, Intertie, NCP, U4)
Stormwater QSD support and review (expected for NCP Felton-Graham Hill) Providing geospatial or geographic information system (GIS) support to assess environmental conditions
Supporting regulatory consultation processes
Providing QC or peer technical review on environmental methodology or study reports Supporting project alternative screenings including analysis Supporting project consultant negotiations
Supporting project business case evaluations
Coordinating with environmental consultants to the City to maintain performance standards Working with environmental team to continue to develop the environmental processes and functions of the overall Program
Conducting other environmental support functions as defined through the project development and collaboration process
Assumptions:
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1. The estimated LOE for Subtask 6.1-0 (Environmental Advisor/General Environmental Technical Support) includes regular participation in Program, team, and project meetings; Program- and projectenvironmental team; undefined technical support (stormwater, biological resources, cultural resources, hazardous materials, regulatory); and project-level QC reviews of deliverables.
2. Up to four two-day trips are included in the scope either by the environmental advisor or general environmental technical support team members.
3. project and alternative descriptions; Notices of Preparation; Administrative Draft Initial Studies/EIR documents; draft final documents; or other document iterations, sections, materials, or supporting studies, as needed.
4. Subtask 6.1-0 includes CEQA and permitting contract reviews.
5. Support for projects that do not have a designated 6.1-X subtask will be provided as general technical support under Subtask 6.1-0.
6. Environmental compliance management functions are anticipated for the U4 Tanks, FIP and Intertie 1 projects. Other compliance support needs will be addressed through the contract change/amendment process.
7. The scope of work and LOE for the FIP project, is based on negotiations prior to starting the construction phase of the project. This scope of work is intended to encompass what might be performed and the related LOE.
8. Fees for literature reviews, licenses, trainings, permit fees, agency environmental document review fees, or other external expenses will be covered by the City or negotiated separately when the need arises.
9. Environmental support functions assume work from an HDR office other than on-site meetings when needed. No seconded positions are assumed.
10. HDR is not authorized to coordinate directly with permitting or regulatory agencies without taskor project-specific authorization to do so from a City PM or associate planner.
Subtask 6.1-2.4 Intertie 1 Santa Cruz/Scott s Valley ECM The Intertie 1 project consists of a new intertie pipeline and associated pump station to connect the water distribution systems of the City and SVWD. The purpose of the proposed Intertie 1 project is to increase the emergency and drought resilience of the City and SVWD by augmenting water supply, water storage and fire flow capacities. The project will result in 9,600 LF of 12-inch-diameter bidirectional intertie pipeline and a pump station between the City and SVWD distribution systems.
Construction Compliance Management
To assist the City with environmental compliance and management of biological and cultural resources before, during, and after construction, HDR will provide general oversight and management by an Environmental Compliance Manager (ECM). The ECM will oversee and advise the City Environmental Lead (EL) in the day-to-day environmental compliance functions of construction with the intention of building a clear competency and confidence in this role in the future.
The environmental aspects of the projects will be managed together with two coordinated levels of oversight including the overall environmental management of the City EL and the compliance oversight and management of the ECM. This scope of work applies to the second level with certain ECM efforts delegated to the EL as shown in Table 3. This scope of work includes the strategy, scoping and coordination of these services as well as subconsultant contract management and
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oversight to make sure that the necessary work is completed for the project. The ECM will maintain effective communication with the EL as well as effective documentation of the compliance process through completion of the projects. The EL will be responsible for overall environmental compliance and will handle regulatory coordination, agency engagement and changes to the construction contract documents that have potential environmental considerations.
Table 3. Construction Environmental Compliance Management Responsibilities
ECM (HDR) EL (CITY)
Attend weekly meetings with the Intertie 1
construction team through the construction period,
dropping off after Environmental is discussed.
Attend weekly meetings with the Intertie 1
construction team through the construction period.
Review environmental awareness training
development, monthly compliance reports.
Prepare environmental awareness training, monthly
compliance reports
Review reporting, monitoring schedules, tracking and
Procore logs.
Develop reporting and monitoring schedules to
maintain project environmental compliance and will
provide monthly updated schedules for the duration
of construction.
When biological monitoring is occurring, the EL will
copies of documentation to Procore to allow the
and progress.
Coordinate with the City and contractor about
-week
look- construction
manager as needed.
Visit the Intertie 1 project site monthly. Participate in site visits, a needed, to shadow ECM and learn protocols and practices.
Biweekly 30-minute meetings with EL to review
construction status, recent and upcoming ECM
efforts, and provide advice, as needed.
Biweekly 30-minute meetings with ECM to review
construction status, recent and upcoming ECM and
EL efforts, and ask questions, as needed.
Guide and support EL in day-to-day environmental
compliance activities. Participate in field efforts, as needed.
Lead day-to-day environmental compliance
activities. Oversee environmental field coordination
and subcontractors, coordinate compliance
monitoring and project/contractor coordination in
response to construction needs.
Administrative services to monitor and administer
subcontracts.
Oversight of compliance monitoring and
subconsultants and project/contractor coordination
and will provide professional expertise.
Perform related tasks to monitor mitigation measures
and standard construction practices applicable to the
projects including, but not limited to, pre-construction surveys.
Participate in field monitoring or surveys to shadow
ECM and learn protocols and practices.
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ECM (HDR) EL (CITY)
The ECM will work with the EL and construction
manager, as necessary, to resolve issues and
conflicts or adjust the process as needed to make the
project run smoothly.
Communicate issues real time with ECM and work
with ECM to resolve conflicts.
Serve as a backup point of contact for EL. Review deliverables when ECM is not available.
Meetings and Site Visits
The EL and ECM will attend weekly meetings with the Intertie 1 construction team, the ECM will drop off the meeting after Environmental issues are discussed so ECM will attend for 0.5 hour each week through the construction period. The ECM will attend biweekly meetings with the EL, each will be 30 minutes long and will continue until the project has been completed. Up to 10 additional meeting hours are factored herein to account for construction delays, issues, or project closeout meetings deemed necessary.
The ECM will visit the Intertie 1 project site monthly. Each site visit is estimated to take up to 2.5 hours. Three additional visits are included to account for project issues that may arise and require ECM visitation or for pre- or post-project visits.
Compliance Management
Weekly compliance management is assumed to take 2 hours per week. The ECM will work with the EL and construction manager, as necessary, to resolve issues and conflicts or adjust the process as needed to make the project run smoothly. File management, archiving and related documentation with conflict resolution in a format agreed upon by the City will also be included. In addition, the EL will complete monthly compliance updates via the MMRP tracker for the project and ECM will review each month.
In the event of an inadvertent discovery, and in compliance with City, state, and federal regulations, HDR cultural resources staff will be available to assist the City with resource assessment, Tribal coordination, and mitigation recommendations (if necessary). This scope of work is for each discovery, with two discoveries estimated. Upon notification of a potential discovery, an HDR cultural (PQS) will be immediately available to assess the find via phone call, text message with photo, video available to make an in-person site visit to further assess the inadvertent discovery and meet with Tribal, Agency, and City Representatives
notifications, including the State Historic Preservation Officer (SHPO), and will prepare a brief summary memorandum that describes the nature of the discovery, the cultural and natural context, and the potential for uncovering additional associated cultural material. The summary memo will also include (if necessary) recommendations for additional mitigation/treatment to resolve the significant impact/adverse effect.
Deliverables:
Project compliance tracking spreadsheet
Assumptions:
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HDR CM services will begin in 2025 and span one fiscal year periods.
The EL will coordinate with regulators about the project. The EL will submit documents to regulators.
The HDR construction manager and inspector (separate from this scope of services) will cooperate with the ECM and EL and support environmental compliance activities while carrying out CM responsibilities. The construction manager, the EL, and the ECM will have stop work authority.
The HDR CM team will exercise management oversight over the stormwater responsibilities of the contractor. The CM team will inform the environmental team of the results of the SWPPP inspections. The CM team will issue stop work notices if the SWPPP deficiencies are not addressed in a timely manner. Neither the ECM nor EL will have responsibilities in this regard. The EL, with support from the ECM, will participate in structuring a communication strategy for the project to allow clear lines of communication. Contractor permit violations, deficiencies and non-compliance are controlled with inspection monitoring and reporting by the CM team.
In the event that the contractor puts the City at risk of impacting sensitive resources because of noncompliance with environmental documentation, specifications and plans, the CM lead inspector will provide the contractor with written notification when the CM team (regarding contract requirements) or environmental compliance team (regarding the MMRP or SCPs) observes work activities or job conditions that violate requirements of the special provisions.
These noncompliance notifications will be logged into Procore by the inspector and notification will be provided to the ECM team and the City EL. These concerns will be logged and communicated based on the level of urgency for resolution and discussed at weekly project meetings and at QA/QC meetings to verify that the contractor mitigates previous actions and performs work in a timely manner and in accordance with special provisions. At -
status species is at risk from p
compliance with the project permits, special provisions and MMRP. The EL will notify the ECM within 1 business day of the discovery of compliance deficiencies with fencing and/or MMRP restrictions.
The scope of work for inadvertent discovery is limited to the initial response, assessment, notifications, and preparation of the memorandum. HDR will administer contract with the Amah Mutsun Tribal Band and monitor tribal cultural resource monitoring.
These services are not included in this scope:
o SWPPP oversight: SWPPP field implementation, enforcement and inspection is a part of .
o Noise monitoring, lead and asbestos testing and monitoring and contaminated-soils monitoring. Under HDR CM contract.
o Additional consultation with Tribes, agencies, participating parties, and SHPO beyond the initial notification is not included. Implementation of required treatment/mitigation is not included.
Subconsultant Management
HDR obtained qualified, local subconsultants to provide biological, arboricultural, and paleontological construction monitoring to meet
documentation and specifications. The City will not pay for travel expenses for consultants.
Expenses should be included in the professional rate of the employee submitted in the proposal. The elements of the subconsultant environmental services needed as part of this scope of work will
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include project management, reporting and documentation, preparing and implementing a WEAP, biological resources surveys and construction monitoring, arboricultural surveys and monitoring, PRIMP development and paleontological resources monitoring.
The EL will coordinate with the ECM and the biological, arboricultural, and cultural subcontractors each month as needed via either email or conference call. Coordination includes scheduling, reviewing invoices, deliverables (WEAP, datasheets, inspection reports) and project reporting. The ECM will review all deliverables before submittal. This coordination is estimated to take up to 4 hours on average per month for the project during the contract period.
Subtask 6.1-4.3 Concrete Tanks Environmental Compliance Management Under SO 11, HDR will provide continued construction compliance management for the GHWTP Concrete Tanks project. Specifically, HDR will provide technical compliance managers with expertise in cultural resources and biological resources with the roles and responsibilities defined below:
The cultural-resources compliance manager will oversee and guide the work of the contractors during project initiation and should cultural or archeological resources be encountered during construction.
The biological-resources compliance manager will oversee and guide the work of Jodi McGraw and team (Jodi McGraw Consulting), the biological monitoring consultant, and Kurt Fouts (consulting arborist).
No stormwater compliance management or monitoring is assumed under this task. A local subconsultant will provide stormwater compliance support during FY26 as part of project CM Task 5-
4.3. The compliance manager will coordinate with the local stormwater subconsultant on scheduling its site visits.
The compliance manager will function under the purview
might include:
Site visits, estimated at one visit every 6 months
Yearly special-status species surveys, estimated at two per year Development, review, or update of worker environmental awareness training Preparation of monthly compliance reports
Compliance tracking of all CEQA mitigations and permitting conditions Oversight and coordination with monitoring subcontractors Supporting monitoring procurement processes
Working with the project EL to develop project-specific monitoring plans, bringing processes and lessons learned from across the Program
Relaying project requirements to the monitoring team
Participating in project construction monitoring meetings, as needed Participating in project construction status meetings, as needed (e.g., when construction schedule changes or changes in activities are expected) Managing monitoring resourcing when there is a change in monitor, change in construction schedule, or when multiple monitors are needed
Resolving issues with monitoring team, should they arise Providing day-to-day point of contact to monitoring team, EL, CM team, or project team for compliance questions
Helping resolve monitoring or finding questions/issues
Collecting and documenting daily/weekly reports
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Managing and filing all pertinent project transmittals
Scheduling and reviewing agency noticing
Two subcontractors are included in this scope of work: Jodi McGraw, who is performing biological monitoring, and Kurt Fouts, an arborist. Jodi McGraw will complete necessary daily biological monitoring including that required for the Mount Hermon June beetle. She will lead worker environmental awareness program (WEAP) trainings and make necessary updates through the course of the project. She will make sure that BMPs are in place and maintained and will support regulatory engagements and provide updates to the compliance tracking. The arborist scope of work is limited to as-needed arborist surveys when work is required on site. That work will be identified by pliance manager.
Subtask 6.1-4.4 GHWTP FIP Environmental Support
Under SO 11, HDR will support the construction environmental compliance efforts for the GHWTP FIP location. Specific scope of work to support this effort is undefined but could include planning and pre-construction efforts such as initial ECM, advisory and support of City-led ECM as well as other technical support for biological, cultural, tribal, or stormwater needs. An initial budget of 60 hours is allotted for this task.
Subtask 6.1-6.1 U4 Tank ECM
The U4 project is located down a 0.25-mile access road from Empire Grade between Heller Drive and Cave Gulch Road (Figure 1; 36.998188, -122.069412; APN: 062-041-49) on University of California Santa Cruz (UCSC) property where the City will obtain an easement. As part of the Work Agreement, UCSC will inspect stormwater drainage infrastructure improvements. The City proposes to replace the U4 Tank and foundation, construct a maintenance tank, upgrade the pump controls and fire harden the roof of Pump Station 6. The majority of environmentally related biological monitoring work in unpaved areas of the project was completed in FY25. Construction of the stormwater drainage improvements downslope of the project is complete as of May 2025.
Construction Compliance Management
To assist the City with environmental compliance and management of biological resources during construction, HDR will provide general oversight and management by an Environmental Compliance Manager (ECM). The ECM will oversee and advise the City Environmental Lead (EL) in the day-today environmental compliance functions of construction with the intention of building a clear competency and confidence in this role in the future.
The environmental aspects of the project will be managed together with two coordinated levels of oversight including the overall environmental management of the City EL and the compliance oversight and management of the ECM. This scope of work applies to the second level with certain ECM efforts delegated to the EL as shown on Table 4. This scope of work includes the strategy, scoping and coordination of these services as well as subcontractor contractual management and oversight to make sure that necessary work is completed for the project. The ECM should maintain effective communication with the EL as well as documentation of the compliance process through completion of the project. The EL will be responsible for overall environmental compliance and will handle regulatory coordination, agency engagement and changes to the construction contract documents that have potential environmental considerations.
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Table 4. Construction Environmental Compliance Management Responsibilities
ECM (HDR) EL (CITY)
Review daily construction photos on Procore,
Procore environmental monitoring logs, and
monthly compliance tracker spreadsheet.
Prepare monthly compliance tracker spreadsheet.
Review daily construction photos on Procore. Site visits as needed to address compliance issues.
address coordination issues with subcontractor
with scheduling.
Coordinate with CM team regarding scheduled
construction activities to maintain project environmental compliance. Inform ECM of scheduled work via
email
the duration of construction.
When biological monitoring is occurring, the EL will
review logs uploaded by subconsultant on Procore. EL
CM and ECM to keep abreast of the issues and
progress.
Coordinate with the City and contractor about
upcoming scheduled activities. This will include monthly updates of an MMRP tracker (mitigation and monitoring
plan comments log).
Visit the U4 project site monthly. Participate in site visits, a needed, to shadow ECM and learn protocols and practices.
Biweekly meetings with EL to review construction
status, recent and upcoming ECM efforts, and
provide advice, as needed.
Biweekly meetings with ECM to review construction
status, recent and upcoming ECM and EL efforts, and
ask questions, as needed.
Guide and support EL in day-to-day environmental
compliance activities. Participate in field efforts, as needed.
Lead day-to-day environmental compliance activities,
overseeing environmental field coordination and
subcontractors.
Administrative services to monitor and administer
subcontracts.
Oversight of compliance monitoring and
subconsultants and project/contractor coordination
and will provide professional expertise.
Coordinate compliance monitoring and
project/contractor coordination in response to day-today construction needs.
Perform related tasks to monitor mitigation
measures and standard construction practices
applicable to the projects including, but not limited
to, wildlife surveys.
Participate in field monitoring or surveys to shadow
ECM and learn protocols and practices.
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ECM (HDR) EL (CITY)
The ECM will work with the EL and construction
manager, as necessary, to resolve issues and
conflicts or adjust the process as needed to make
the project run smoothly.
Communicate issues real time with ECM and work with
ECM to resolve conflicts.
Meetings and Site Visits
The EL and ECM will attend weekly meetings with the U4 construction team, the ECM will drop off the meeting after Environmental issues are discussed so ECM will attend for 0.5 hour each week through the construction period. The ECM will also attend biweekly meetings with the EL; each will be 30 minutes long and continue until the project has been completed. Up to 6 additional meeting hours are factored herein to account for construction delays, issues, or project closeout meetings deemed necessary.
The ECM shall visit the U4 Tank project site monthly. Each site visit is estimated to take up to 2.5 hours. Three additional visits are included to account for project issues that arise that may require ECM visitation or for pre- or post-project visits.
Compliance Management
The EL will monitor construction activities remotely, and when needed visit the site, to maintain project environmental compliance and will comment on the program schedule on a monthly basis for the duration of construction. The EL will coordinate with the City and contractor about upcoming scheduled activities. Reporting will include monthly updates of a MMRP tracker (mitigation and monitoring plan comments log) in a format agreed upon by the City. The EL will upload photos and copies of documentation to Procore to allow the CM and ECM to keep abreast of the issues and progress.
As required, ECM will direct subconsultants to use GIS to map the occurrence of nesting birds and .
compliance management coordination is assumed to take 1 hour per month. The ECM will work with the EL and construction manager, as necessary, to resolve issues and conflicts or adjust the process as needed. EL will manage environmental files on SharePoint.
In the event of an inadvertent discovery, and in compliance with City, state, and federal regulations, HDR cultural resources staff will be available to assist the City with resource assessment, Tribal coordination, and mitigation recommendations (if necessary). This scope of work is for each discovery, with two discoveries estimated. Upon notification of a potential discovery, an HDR cultural (PQS) will be immediately available to assess the find via phone call, text message with photo, video available to make an in-person site visit to further assess the inadvertent discovery and meet with Tribal, agency, and City representatives.
notifications, including the State Historic Preservation Officer (SHPO), and will prepare a brief summary memorandum that describes the nature of the discovery, the cultural and natural context, and the potential for uncovering additional associated cultural material. The summary memo will also include (if necessary) recommendations for additional mitigation/treatment to resolve the significant impact/adverse effect.
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Deliverables:
Project compliance tracking spreadsheet
Assumptions:
The EL will coordinate with regulators about the project. The EL will submit documents to regulators.
cooperate with the ECM and support environmental compliance activities while carrying out CM responsibilities. The construction manager, the EL, and the ECM will have stop work authority.
The construction manager will exercise management oversight over the stormwater responsibilities of the contractor. The construction manager will inform the and environmental team the results of the ESCP inspections. The CM team would issue stop work notices if the ESCP deficiencies are not addressed in a timely manner. The ECM would not have responsibilities in this regard. The EL will participate in structuring a communication strategy to allow for clear lines of communication. Contractor permit violations, deficiencies and noncompliance are controlled with inspection monitoring and reporting.
In the event that the contractor puts the City at risk of impacting sensitive resources because of noncompliance with environmental documentation, specifications and plans, the CM lead inspector will provide the contractor with written notification when the CM team (regarding contract requirements) or environmental compliance team (regarding the mitigation measures or SCPs) observes work activities or job conditions that violate requirements of the special provisions. These noncompliance notifications will be logged into Procore by the inspector and notification will be provided to the ECM team and the City EL. These concerns will be logged and communicated based on the level of urgency for resolution and discussed at weekly project meetings and at QA/QC meetings to verify that the contractor mitigates previous actions and performs work in a timely manner and in accordance with special if a special-status species is at risk from project activities. The EL will monitor contractor compliance with the project permits, special provisions and MMRP.
The scope of work for inadvertent discovery is limited to the initial response, assessment, notifications, and preparation of the memorandum. Additional consultation with Tribes, agencies, participating parties, and SHPO beyond the initial notification is not services will be provided for this fee. HDR is not preparing a contract with AMTB to do tribal cultural monitoring at this location.
These services are not included in this scope:
o Erosion Sediment Control Plan monitoring
o Noise monitoring
o Lead and asbestos testing and monitoring
o Contaminated soils monitoring
Subconsultant Management
HDR obtained qualified, local subconsultants to provide biological construction monitoring to meet ices needed as part of this scope of
work will include project management, invoice QA/QC coordination, review of biological or cultural inspection results and documentation.
38.67 Santa Cruz Program Management: Service Order 11
6-4-2025
or conference call. Coordination includes scheduling, reviewing deliverables (datasheets, inspection reports) and project reporting. The ECM will review all deliverables before submittal. This coordination is estimated to take up to 1.5 hours on average per month for the project during the contract period.
Subtask 6.2: ROW Acquisition
Various Program projects will require permits-to-enter (for planning and design work) and/or ROWs or property purchase (for construction and permanent facilities). HDR will be responsible for:
1. Research and investigation into existing easements and property boundaries
2. Compiling record information
3. Negotiating temporary and permanent easements
4. Coordinating ROW and property acquisitions with City staff
5. Obtaining appraisals and market valuations as required
6. Interfacing with land, facility, or property managers; real-estate agents; brokers; surveyors; and title companies
In FY26, HDR anticipates providing ROW services for the following projects:
Brackney Landslide Area Pipeline Risk Reduction (2.2.3) HDR will support the procurement closeout of three (3) temporary and permanent easements. Services include:
o Acquisition: Due to vesting changes for one parcel, new offer documents will need to be prepared and delivered. Signatures will need to be obtained on the revised documents, which will then need to be processed through the City for acceptance and subsequently delivered to the title company.
o Escrow Coordination: Additional Escrow Coordination services are required to coordinate meeting lender requirements for three (3) of the properties. Coordination with City staff to track and monitor remaining escrows and Permits to Enter and Construct.
Deliverables:
1. Final escrow closing documents, with recorded easement deeds, for three (3) parcels
2. Coordinate monthly updates and submit property tracker Assumptions:
1. Costs assume no additional changes to easement requirements and no schedule delays
2. HDR will manage an acquisition subconsultant. Other efforts are not currently budgeted.
Amendments to this scope will be negotiated separately, as needed based on project definition.
Subtask 6.3: Support Communications and Public Outreach Communications and public outreach on the Program generally occur in the following areas:
1. Internal departmental communications: Communications between the Program team and City staff members about Program activities.
2. Management communications: Communications from the Program team to City management staff, the City Council and the Water Commission. These communications will always flow through City staff, usually the Program Director and the Director of Engineering.
38.68 Santa Cruz Program Management: Service Order 11
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3. Public outreach: External communication to the public at large. - nature (from the Program out to the public) and involves communications with the public about the purpose and progress of the Program. These communications flow through the City communications lead.
4. Stakeholder communications and engagement: External communication to specific members of the public. -
specific stakeholders about issues impacting them individually (e.g., a homeowner that we are trying to purchase a pipeline easement from). These communications may involve the PM and/or department directors, but always engage the City communications lead.
Provide support for communications and public outreach by doing the following:
1. Internal communications: Train new staff on the Communications Guidelines and assessment tool.
2. Management communications: Support the Program Director by preparing memoranda, PowerPoint presentations, graphics and other support materials for use in communicating with the City Council and Water Commission.
3. Public outreach: Support the City communications lead by preparing text, graphics and other support materials for use in communicating with the public. Support the preparation of public information documents (e.g., fliers, brochures, posters, frequently asked questions [FAQs]) for use at public meetings/workshops, for uploading to the Water Program and Projects web pages and participate in those meetings if requested.
Assumptions:
1. Up to 96 hours are allocated for implementing communications and outreach support.
Subtask 6.4: Salmonoid Habitat Conservation Plan Consultation HDR will assist the City and NMFS/NOAA with the development of a Programmatic Agreement (PA) to guide NMFS/NOAA Section 106 regulatory obligations throughout the life of the ASHCP. The PA will identify the nature and need for the PA, consulting parties (both signatory and concurring) and time frames and review procedures, Tribal involvement, identifying the APE, historic property identification and evaluation procedures, a process for determining effects, professional qualifications, provisions for inadvertent discoveries and/or unanticipated effects, and a dispute resolution process.
In support of the PA, HDR will also assist NMFS/NOAA with outreach and coordination with the Native American community. HDR will contact the Native American Heritage Commission to request their most recent Section 106 consultation list for Santa Cruz County and will prepare PA notification Meetings:
1. A one-hour internal meeting with NMFS/NOAA, the City, HDR and other interested parties to discuss the draft PA prior to submittal to SHPO.
2. Two one-hour meetings with SHPO to discuss the draft PA.
Deliverables:
1. Draft and final SHPO PA Transmittal Letter
2. Draft and final Native American PA Notification Letters
3. Draft and final Programmatic Agreement
Assumptions:
38.69 Santa Cruz Program Management: Service Order 11
6-4-2025
1. NMFS/NOAA will be the lead federal agency for Section 106 compliance. Consultation with other federal agencies will not be necessary.
2. No more than two internal rounds of review and comment of each deliverable will be necessary.
3. No more than two rounds of review and comment with SHPO will be necessary.
4. Development of a Historic Properties Treatment Plan to resolve adverse effects resulting from the undertaking will not be necessary.
Subtask 6.5: Geotechnical Investigations [not used this service order] Subtask 6.6: Project Funding Assistance [not used this service order] Subtask 6.7: Program Technical Support
Outside of specific technical reviews on projects (covered in Task 2: Design and Planning Management), HDR will provide technical expert input on water infrastructure, treatment, and water quality issues, as requested by the City. An allocation of 24 senior-level labor hours has been made in this service order for these as-needed efforts.
38.70 38.71
Activity ID Activity Name Dur Start Finish
City of SC City of SCWP 248 01-Jul-25 30-Jun-26
Service O Service Order 11 - z01 - HDR Pro r ject Management Contract 248 01-Jul-25 30-Jun-26 SO11-439210 Notice to Proceed 0 01-Jul-25*
Task 2 - Des Task 2 - Design and Planning Management 248 01-Jul-25 30-Jun-26 Sub Task A - Sub Task A - Support Best Value Delivery Methods Implementation 248 01-Jul-25 30-Jun-26 SO11-2A50 Implementation oversight of delivery method contract 248 01-Jul-25 30-Jun-26 SO11-2A60 Coordination and/or support of the City's legal department in delivery method use 248 01-Jul-25 30-Jun-26 Sub Task B - Sub Task B - Select Final Design (or other) Consultants 248 01-Jul-25 30-Jun-26 SO11-2B90 City meeting agenda and minutes 248 01-Jul-25 30-Jun-26 SO11-2B100 Draft and final design RFP(s) 248 01-Jul-25 30-Jun-26 SO11-2B110 Written recommendation for selection of final design consultant 248 01-Jul-25 30-Jun-26 SO11-2B120 City Council agenda package (attachments to staff reports) for final design contracts 248 01-Jul-25 30-Jun-26 Sub Task C - Sub Task C - Monitor Project Progress and Changes 248 01-Jul-25 30-Jun-26 SO11-2C90 Meeting agendas, presentations, and minutes from project coordination and review meetings 248 01-Jul-25 30-Jun-26 SO11-2C100 Change log entries, as required 248 01-Jul-25 30-Jun-26 SO11-2C110 Monthly project status reports 248 01-Jul-25 30-Jun-26 SO11-2C120 Permit applications (prepared by others) 248 01-Jul-25 30-Jun-26 Sub Task D - Sub Task D - Technical Review of Deliverables, Plans and Specifications 248 01-Jul-25 30-Jun-26 SO11-2D70 Review Comments at 30%, 60%, 90% and 100% Final Design Completion 248 01-Jul-25 30-Jun-26 SO11-2D80 Agenda and Minutes for City O&M Staff Reviews at 60% and 90% Final Design Consultant Submittals 248 01-Jul-25 30-Jun-26 SO11-2D90 Spreadsheet to Document and Track Design Review Comments and Actions 248 01-Jul-25 30-Jun-26 Sub Task E - Sub Task E - Facilitate Bidding Process 248 01-Jul-25 30-Jun-26 SO11-2F70 Agenda and Minutes from Pre-Bid Meetings 248 01-Jul-25 30-Jun-26 SO11-2F80 Contractor Pre-Qualification Solicitation Documents 248 01-Jul-25 30-Jun-26 SO11-2F90 Bid Tabulations 248 01-Jul-25 30-Jun-26
Sub Task F - Sub Task F - Cost Estimating Support 248 01-Jul-25 30-Jun-26 SO11-2H30 Cost Estimate and basis of estimate document 248 01-Jul-25 30-Jun-26 Task 3 - Program Administration 248 01-Jul-25 30-Jun-26 Sub Task 3.1 Sub Task 3.1 - General Program Administration 248 01-Jul-25 30-Jun-26 SO11-439100 Draft and final Service Order scope, fee, and Annual Work Plan 248 01-Jul-25 30-Jun-26 SO11-439220 Monthly Program Progress Report 248 01-Jul-25 30-Jun-26 SO11-439230 Monthly invoices 248 01-Jul-25 30-Jun-26
SO11-439240 Contract change log updates 248 01-Jul-25 30-Jun-26 SO11-439250 Staff approval requests, as applicable 248 01-Jul-25 30-Jun-26 SO11-439260 Updates to working Program tracking tools, including staff planning spreadsheets, and program improvement log 248 01-Jul-25 30-Jun-26 SO11-439270 PgMP updates, as applicable 248 01-Jul-25 30-Jun-26 Sub Task 3.2 Sub Task 3.2 - Risk Management 248 01-Jul-25 30-Jun-26 Risk Regist Risk Register & Tool U e pdates 248 01-Jul-25 30-Jun-26 SO11-439090 Risk Register and Planning Tool updates 248 01-Jul-25 30-Jun-26 Quarterly Ri Quarterly Risk Reviews s 205 02-Sep-25 30-Jun-26 SO11-439080 Quarterly Risk Reviews (1st Quarter of FY 2026) - Risk Register Update and Risk Review Meeting 21 02-Sep-25 30-Sep-25 SO11-439020 Quarterly Risk Reviews (2nd Quarter of FY 2026) - Risk Register Update 21 01-Dec-25 31-Dec-25 SO11-439010 Quarterly Risk Reviews (3rd Quarter of FY 2026) - Risk Register Update and Risk Review Meeting 22 02-Mar-26 31-Mar-26 SO11-439000 Quarterly Risk Reviews (4th Quarter of FY 2026) - Risk Register Update 21 01-Jun-26 30-Jun-26 Risk Works Risk Workshop(s) 121 29-Aug-25 27-Feb-26
SO11-320000 Water Supply Augmentation Quantitative Risk Workshop 1 29-Aug-25* 29-Aug-25 SO11-439070 Program Quantitative Risk Workshop 1 03-Nov-25 03-Nov-25 SO11-438990 Program Quantitative Draft Risk Report 31 04-Nov-25 19-Dec-25 SO11-438800 Risk Report Meeting 1 16-Jan-26 16-Jan-26
SO11-438980 Program Quantitative Final Risk Report 28 20-Jan-26 27-Feb-26 Sub Task 3.3 Sub Task 3.3 - Document Management 248 01-Jul-25 30-Jun-26 SO11-438780 Provide general management and over-sight of the Document Management and SharePoint processes and suppor 248 01-Jul-25 30-Jun-26 SO11-439060 Provide ongoing document management support 248 01-Jul-25 30-Jun-26 SO11-439180 Provide basic SharePoint administration support 248 01-Jul-25 30-Jun-26 SO11-439190 Provide ongoing SharePoint maintenance, configuration and technical support 248 01-Jul-25 30-Jun-26 SO11-439200 Support continuous improvements 248 01-Jul-25 30-Jun-26 Sub Task 3.4 Sub Task 3.4 - Training / Workforce Development 248 01-Jul-25 30-Jun-26 SO11-439050 Monthly Refresher Trainings 248 01-Jul-25 30-Jun-26 Training Sc Training Schedule 185 28-Aug-25 28-May-26
SO11-438770 Hour Training #1 1 28-Aug-25 28-Aug-25
SO11-439110 Hour Training #2 1 23-Oct-25 23-Oct-25
SO11-439120 Hour Training #3 1 11-Dec-25 11-Dec-25
SO11-439130 Hour Training #4 1 26-Feb-26 26-Feb-26
Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug 2025 2026
CITY of SANTA CRUZ WATER PROGRAM
Capital Improvement Projects
Level 3 - z01 Detail Schedule
Remaining
Actual
Critical Remaining Work
Milestone
Summary
Actual Work
Remaining Work Page 1 of 3 City Program Director: Isidro Rivera HDR Program Manager: Holly Burles
Data Date: 30-Apr-25
Print Date: 02-Jun-25
38.72 Activity ID Activity Name Dur Start Finish
SO11-439280 Hour Training #5 1 26-Mar-26 26-Mar-26
SO11-439290 Hour Training #6 1 23-Apr-26 23-Apr-26
SO11-439140 Half Day Training #1 1 28-May-26 28-May-26
Sub Task 3.5 Sub Task 3.5 - Quality Management 248 01-Jul-25 30-Jun-26 SO11-438810 Updates to the PgMP 248 01-Jul-25 30-Jun-26 SO11-439040 Monthly Quality Reports 248 01-Jul-25 30-Jun-26 SO11-439170 Quality Review and Report #1 - March thru June 2025 22 01-Jul-25 31-Jul-25 SO11-439300 Quality Review and Report #2 - July thru October 2025 17 03-Nov-25 26-Nov-25 SO11-439310 Quality Review and Report #3 - November thru Feburary 2026 22 02-Mar-26 31-Mar-26 Sub Task 3.6 Sub Task 3.6 - Program Controls 248 01-Jul-25 30-Jun-26 Task 3.6.1 - Task 3.6.1 - Program Controls Management 248 01-Jul-25 30-Jun-26 SO11-439320 Program Meetings 248 01-Jul-25 30-Jun-26
SO11-439330 Program Director and Program Manager Support 248 01-Jul-25 30-Jun-26 SO11-439340 Participate in and provide training for various Program processes and tools 248 01-Jul-25 30-Jun-26 Task 3.6.2 - Task 3.6.2 - Program Schedule 248 01-Jul-25 30-Jun-26 SO11-438860 Updated Monthly Schedules 248 01-Jul-25 30-Jun-26 SO11-438940 Updated Scheduling Processes, Tools as part of PgMP updates 248 01-Jul-25 30-Jun-26 Task 3.6.3 - Task 3.6.3 - Program Cost / Estimating 248 01-Jul-25 30-Jun-26 SO11-438840 Monthly Dashboards posted to Sharepoint, and a Cost Performance Report 248 01-Jul-25 30-Jun-26 SO11-438850 Updated Cost and Estimating Processes and Tools as part of the PgMP 248 01-Jul-25 30-Jun-26 Task 3.6.4 - Task 3.6.4 - Program Change Management 248 01-Jul-25 30-Jun-26 SO11-438820 Updates to Section 2 (Change Management) of the PgMP 248 01-Jul-25 30-Jun-26 SO11-438830 Coordinate with PMs to prepare and submit proposed changes 248 01-Jul-25 30-Jun-26 Task 3.7 - W Task 3.7 - Water Finance/Accountin a g Support to the Water Department 248 01-Jul-25 30-Jun-26 SO11-438930 Water Finance / Accounting Support to the Water Department 248 01-Jul-25 30-Jun-26 Task 3.8 - De Task 3.8 - Design Drawing Review Software 248 01-Jul-25 30-Jun-26 SO11-438960 Project support for projects moving into design 248 01-Jul-25 30-Jun-26 SO11-438970 Updated Program Documents 248 01-Jul-25 30-Jun-26 SO11-439030 Program Refresher 1 25-Sep-25* 25-Sep-25
Task 4 - Pla Task 4 - Planning and Preliminary Engineering 248 01-Jul-25 30-Jun-26 Task 4-6.1 - Task 4-6.1 - U4 Tank Electrical U , I&C Design Support 248 01-Jul-25 30-Jun-26 SO11-461000 Provide Engineering Services During Construction 248 01-Jul-25 30-Jun-26 Task 4.3 - A Task 4.3 - Asset Mana s gement 248 01-Jul-25 30-Jun-26 Task 4.3.6 - Task 4.3.6 - Asset On-boardin A g Support 248 01-Jul-25 30-Jun-26 SO11-438950 Training materials for asset on-boarding for each project 248 01-Jul-25 30-Jun-26 Projects In Des Projects In Design 248 01-Jul-25 30-Jun-26 SO11-439480 3.3.1 - Beltz 8 Design 248 01-Jul-25 30-Jun-26 SO11-439610 Project TBD 248 01-Jul-25 30-Jun-26
SO11-439540 3.3.4 - Beltz 9 Upgrades for ASR 96 12-Feb-26 30-Jun-26 Projects In Co Projects In Construction n 248 01-Jul-25 30-Jun-26 SO11-439360 4.3 - GHWTP Concrete Tanks Project 248 01-Jul-25 30-Jun-26 SO11-439370 4.4 - GHWTP Facility Improvements Project 248 01-Jul-25 30-Jun-26 SO11-439510 2.2.1 - Newell Creek Pipeline Felton/Graham Hill 248 01-Jul-25 30-Jun-26 SO11-439530 2.4 - Intertie 1 - Santa Cruz-Scotts Valley 173 01-Jul-25 13-Mar-26 SO11-439550 6.1 - University Tank No. 4 Rehab/Replacement 248 01-Jul-25 30-Jun-26 SO11-439650 3.3.1 - Beltz 12 Upgrades for ASR 198 01-Jul-25 17-Apr-26 SO11-439670 Project TBD 248 01-Jul-25 30-Jun-26
SO11-439660 3.3.3 - Beltz 8 Upgrades for ASR 94 17-Feb-26 30-Jun-26 Task 5 - Co Task 5 - Construction Mana n gement 248 01-Jul-25 30-Jun-26 General Con General Construction Mana s gement Oversight 248 01-Jul-25 30-Jun-26 SO11-438920 General Construction Management Oversight 248 01-Jul-25 30-Jun-26 CM Support CM Support 248 01-Jul-25 30-Jun-26
SO11-439420 2.2.1 - Newell Creek Pipeline Felton/Graham Hill CM Support 248 01-Jul-25 30-Jun-26 SO11-439440 2.4 - Intertie 1 - Santa Cruz-Scotts Valley CM Support 213 01-Jul-25 08-May-26 SO11-439450 4.3 - GHWTP Concrete Tanks Replacement CM Support 144 01-Jul-25 30-Jan-26 SO11-439460 3.3.1 - Beltz 12 Upgrades for ASR 237 01-Jul-25 12-Jun-26 SO11-439470 6.1 - U4 Tank Rehab/Replacement CM Support 248 01-Jul-25 30-Jun-26 SO11-439620 3.3.3 - Beltz 8 Upgrades for ASR 175 15-Oct-25 30-Jun-26 SO11-439560 4.4 - GHWTP Facility Improvements Project 53 15-Apr-26 30-Jun-26 Task 6 - Program Support 248 01-Jul-25 30-Jun-26
Task 6.1 - En Task 6.1 - Environmental Advisory, Compliance and Technical Support 248 01-Jul-25 30-Jun-26 SO11-438880 Environmental Advisory/General Environmental Support 248 01-Jul-25 30-Jun-26 Environmen Environmental Support 248 01-Jul-25 30-Jun-26 SO11-438870 4.3 - GHTWP Concrete Tanks Compliance Management 248 01-Jul-25 30-Jun-26 Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug 2025 2026
CITY of SANTA CRUZ WATER PROGRAM
Capital Improvement Projects
Level 3 - z01 Detail Schedule
Remaining
Actual
Critical Remaining Work
Milestone
Summary
Actual Work
Remaining Work Page 2 of 3 City Program Director: Isidro Rivera HDR Program Manager: Holly Burles
Data Date: 30-Apr-25
Print Date: 02-Jun-25
38.73 Activity ID Activity Name Dur Start Finish
SO11-439580 2.4 - Intertie 1 - Santa Cruz-Scotts Valley Compliance Management 248 01-Jul-25 30-Jun-26 SO11-439600 6.1 - U4 Tank Rehab/Replacement Support 248 01-Jul-25 30-Jun-26 SO11-439590 4.4 - GHWTP Facilities Improvements Project Environmental Support 46 24-Apr-26 30-Jun-26 Task 6.2 - R Task 6.2 - ROW Acquisition Support 248 01-Jul-25 30-Jun-26 SO11-439150 2.2.3 - Brackney Landslide Area Pipeline Risk Reduction Compliance Management 248 01-Jul-25 30-Jun-26 Task 6.3 - Support Communications and Public Outreach 248 01-Jul-25 30-Jun-26 SO11-438900 Ongoing Communications and Public Outreach 248 01-Jul-25 30-Jun-26 Task 6.4 - Sa Task 6.4 - Salmonid Habitat Conservation Plan Consultation l 248 01-Jul-25 30-Jun-26 SO11-439640 Assist in Preparation of Programmatic Agreement 248 01-Jul-25 30-Jun-26 Task 6.7 - Pr Task 6.7 - Program Technical Support 248 01-Jul-25 30-Jun-26 SO11-438910 Program Technical Support 248 01-Jul-25 30-Jun-26 Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug 2025 2026
CITY of SANTA CRUZ WATER PROGRAM
Capital Improvement Projects
Level 3 - z01 Detail Schedule
Remaining
Actual
Critical Remaining Work
Milestone
Summary
Actual Work
Remaining Work Page 3 of 3 City Program Director: Isidro Rivera HDR Program Manager: Holly Burles
Data Date: 30-Apr-25
Print Date: 02-Jun-25
38.74 6/4/2025 Fiscal Year 2026 Annual Work Plan 1 of 15 Fiscal Year 2026-Annual Work Plan
Santa Cruz Water Program
Introduction
The City of Santa Cruz’s Water Department is implementing the Santa Cruz Water Program (Program) to address a number of critical needs for backbone infrastructure rehabilitation or replacement and to develop supplemental supply that would improve the reliability of the Santa Cruz water system. In the fall of 2017, the Water Department selected HDR to provide program management services to support implementation of the Program, and in December 2017, the City Council approved a five-year Master Services Agreement that is the basis for developing specific task or service orders. The Master Services Agreement was renewed for another five years as of July 1, 2022. This Annual Work Plan (AWP) summarizes the work completed in Service Order 10 and covers HDR’s anticipated program management activities, staffing, schedule, and fees in Service Order 11 for fiscal year 2026 (FY 2026), which covers the period of July 1, 2025, to June 30, 2026.
Overview of Work Performed During FY 2025
Over the past fiscal year, the Program team of City and HDR staff engaged in Program implementation in the areas of design and planning project management, program administration and controls, planning and preliminary engineering, construction management, and other program support areas such as environmental and right-of-way services. Table 1 summarizes the Program-wide and project-level activities for FY 2025; photos of the FY 2025 projects follow Table 1.
Table 1 – Project Work Completed (Fiscal Year 2025)
No. Projects Phase Key Work Completed
1.5 Newell Creek Dam Inlet/Outlet
Replacement Project Closeout • Environmental mitigation
2.2.1 Newell Creek Pipeline -
Felton/Graham Hill
Construction • Completed final design
• Executed CM services agreement
• Issued construction NTP
o Contractor mobilized
o Completed potholing
o Procured long lead items
• Initiated environmental monitoring activities
• Completed ROW negotiations
2.2.3 Brackney Landslide Area Pipeline
Risk Reduction
Design • Acceptance and appropriation of Phase 2 grant
funding
• Prospective bidder outreach
• Completed final design and bid documents
• Obtained authorization to bid and award
• Filed Notice of Determination
• Continued ROW negotiations
• Environmental compliance & monitoring
• Rejected construction bids
38.75 6/4/2025 Fiscal Year 2026 Annual Work Plan 2 of 15 No. Projects Phase Key Work Completed
2.4 Intertie 1 – Santa Cruz-Scotts
Valley
Construction • ROW negotiations complete and possession for construction obtained
• Issued construction NTP
o Contractor mobilized
o Procured long lead items
o Began pipeline construction
• Environmental compliance & monitoring
• Coordination with Scott’s Valley Water District
3.1 Water Supply Augmentation Planning • Draft technical memorandums released on Optimization Study, re: water quality modeling,
financial, groundwater modeling, hydraulic modeling
• Draft Water Supply Augmentation Implementation
Plan, including implementation road maps
• Collaboration with Scotts Valley Water District on an operational agreement for near- and long-term use
of the SVWD/City intertie
3.3 ASR Planning Planning and Design • Submitted the Draft Beltz 9 ASR Pilot Test Summary of Operations Report (SOR)
• Revisited 4th well Business Case Evaluation (BCE) and implementation schedule
• Evaluated future groundwater modeling needs
• Coordination of Mid-County Basin groundwater
management
3.3.1 Beltz 8 Design with Beltz 12
Upgrades
Beltz 8: Design
Beltz 12:Construction
• CEQA addendum approved
• Beltz 8:
o Completed 90% final design
• Beltz 12 :
o Completed 90% final design
o Completed 100% final design and bid
documents
o Obtained authorization to bid and award
o Issued construction NTP
o Preconstruction environmental plans and
survey
4.3 Graham Hill WTP Concrete Tanks
Project
Construction • Completed the construction of
o Treated water tank
o 16-inch water line for backwash supply
o Intertie connecting piping
o Decant water and reclaimed water pump
stations
o Wash water supply pump station
• Construction in progress
o Tank inlet structure
o Storm drain system
38.76 6/4/2025 Fiscal Year 2026 Annual Work Plan 3 of 15 No. Projects Phase Key Work Completed
4.4 Graham Hill WTP Facility
Improvements Project
Design • Completed final design including cost estimate • Reviewed final design with DDW
• Engaged in design builder negotiations and
developed contract amendment revisions with legal
support
• Coordinated with building department and submitted
building permit application
• Submitted SRF grant application
• Continued coordination of construction sequencing
with operations
• Final EIR to Water Commission and certified by City
Council
• Development of FIP implementation phasing
alternatives
4.7 Beltz 12 Well Ammonia Removal Construction Phase 1:
• Finalized As-builts
Phase 2 (Process Improvement):
• Submittal and RFI review
• Issued construction NTP
o Procured long lead items
4.8.1 Beltz WTP Filter Replacement Design • Issued design NTP • Geotechnical investigation
• Completed 60% design
• Completed 99% design
• Completed final design with cost estimate
6.1 University Tank No. 4 Rehab /
Replacement
Construction • Issued construction NTP
o Contractor mobilized
o Procured long lead items
o Site prep and maintenance tank system
construction initiated
• Environmental compliance & monitoring
N/A Asset Management Planning • Provided data management support to update the asset maintenance management system (AMMS)
database for projects in design and construction
phase including:
o Beltz 8 & 12
o Concrete Tanks
o FIP
o Newell Creek Inlet Outlet Replacement
o Beltz 12 Ammonia Removal
o Intertie 1 – Santa Cruz-Scotts Valley
N/A CMMS Planning • Finalized the design guide for the Meter Operations CMMS implementation
38.77 6/4/2025 Fiscal Year 2026 Annual Work Plan 4 of 15 No. Projects Phase Key Work Completed
N/A Program-Wide Items All / Ongoing • Risk Management: quarterly program risk reviews; risk quantification workshop and annual update to
risk quantification model
• Quality Management: triannual reviews and
reports
• Monthly Program reporting
• Updates to Program Management Plan
o Construction Management Strategy
o Construction Guidelines
o Environmental Program Management
o Invoicing
o Delivery Org Chart
• Workforce development trainings including: Tribal
cultural resources, cost & schedule risk analysis,
system outage requests, environmental standard
construction practices, asset management,
construction management Procore document
management, environmental regulators and
Communications Training
• Maintained program progress while supporting
Water Department leadership transitions
• Continued implementation of O&M Liaison role to
support treatment projects and balance operations
resource limitations
• Program controls implementation: monthly
schedule updates and master format enhancement,
cost management system updates with monthly
reporting, document management, finance team
support of fiscal year budgeting
• Implemented program schedule improvements
• “Regulator Roadshow” engagement to maintain
collaborative communication on upcoming projects
and reviews
• Review and update the Program Escalation Factor
• Document management maintenance; Supported
SharePoint migration to City ownership
• Program safety reporting
• Design Review (Bluebeam) software training
38.78 6/4/2025 Fiscal Year 2026 Annual Work Plan 5 of 15 Photo 1: Intertie 1 Santa Cruz Scotts Valley - Wildlife exclusion fencing
Photo 2: Intertie 1 Santa Cruz Scotts Valley - Pipe trench excavation
Photo 3: Intertie 1 Santa Cruz Scotts Valley – Trench
compaction testing
Photo 5: Intertie 1 Santa Cruz Scotts Valley – Pipe assembly Photo 4: Intertie 1 Santa Cruz Scotts Valley – Placing pipe into the trench
Photo 6: Intertie 1 Santa Cruz Scotts Valley – Trench plate removal
38.79 6/4/2025 Fiscal Year 2026 Annual Work Plan 6 of 15 Photo 7: GHWTP Concrete Tanks Replacement – Treated Water Tank rebar and form installation of the last section ofthe inner wall
Photo 8: GHWTP Concrete Tanks Replacement – Hydroseeding with mulch and soil stabilizer
Photo 9: Graham Hill WTP Concrete Tanks Replacement – Installation of the scaffolding for the installation of the roof deck of the treated water tank
38.80 6/4/2025 Fiscal Year 2026 Annual Work Plan 7 of 15 Photo 10: GHWTP Concrete Tanks Replacement - DN Tank
Hydroblasting the treated water tank
Photo 11: GHWTP Concrete Tanks Replacement - Plastic wrap for curing the treated water tank
Photo 12: GHWTP Concrete Tanks Replacement - Reclaim Tank screen installation through the access hatch
Photo 14: GHWTP Concrete Tanks Replacement - Preassembling of rebar for outer wall of the treated water tank Photo 13: GHWTP Concrete Tanks Replacement - View of the inlet structure and waterproofing around the water treated tanks Photo 15: GHWTP Concrete Tanks Replacement - Setting the manhole over the 42-inch tee connection area
38.81 6/4/2025 Fiscal Year 2026 Annual Work Plan 8 of 15 Photo 16: Newell Creek Pipeline Felton/Graham Hill –
Saw-cutting roadway
Photo 17: Newell Creek Pipeline Felton/Graham Hill – Pipe trench preparation
Photo 18: Newell Creek Pipeline Felton/Graham Hill – Pipe jointing in trench
Photo 19: Newell Creek Pipeline Felton/Graham Hill – Inspecting piping cogent poly wrap before slurry is poured
Photo 20: Newell Creek Pipeline Felton/Graham Hill –
Placement of flowable slurry in pipe trench
Photo 21: Newell Creek Pipeline Felton/Graham Hill – Asphalt repair
38.82 6/4/2025 Fiscal Year 2026 Annual Work Plan 9 of 15 Photo 22: University Tank 4 Rehab/Replacement – Completion of stormwater erosion control features
Photo 23: University Tank 4 Rehab/Replacement – Installation of 15-inch overflow piping
Photo 24: University Tank 4 Rehab/Replacement –
Maintenance Tank foundation rebar
Photo 26: University Tank 4 Rehab/Replacement – Catch basin rebar and forming of curb and gutter
Photo 25: University Tank 4 Rehab/Replacement – Maintenance Tank concrete foundation
Photo 27: University Tank 4 Rehab/Replacement – Completed level spreader
38.83 6/4/2025 Fiscal Year 2026 Annual Work Plan 10 of 15 Overview of Planned Work During FY 2026
In FY 2026, the Santa Cruz Water Program team of City and HDR staff will continue to implement the Program Management Plan, an organizational framework with processes for managing and staffing individual capitalprojects that are at different stages of development. During FY 2026, projects will continue to progress from planning into design and from design into construction and through the construction phase. Table 2 lists the Program projects starting or ongoing in FY 2026 and divides them into their particular phase(s) of work: Planning Projects, Projects in Design, and Projects in Construction.
Table 2 –Program and Project Work Planned by Phasea,b (Fiscal Year 2026) Program-Wide
• Risk management: quarterly
reviews, risk model update
• Technical expert support and
deliverable reviews
• Quality management
implementation
• Design Review software
implementation – ongoing
support
• Monthly Program reporting
• Program controls implementation:
schedule, cost, change management
• Document management
• Department finance support
• Program CM Oversight
• Program Environmental Advisory
• General electrical staff support
• Program O&M Liaison
• Workforce development trainings
• Asset Management
• Right-of-Way support
• Constructability reviews
Planning Projects Projects in Design Projects in Construction
3.1 – Water Supply Augmentation
3.3 – ASR Planning
3.3.1 – Beltz 8 & 12 Design with Beltz 12
Upgrades
3.3.4 – Beltz 9 Upgrades for ASR
4.4 – Graham Hill WTP Facilities Improvement
Project
2.2.1 - Newell Creek Pipeline Rehab/
Replacement (Felton/Graham Hill)
2.4 – Intertie 1 – Santa Cruz-Scotts Valley
3.3.1 – Beltz 8 & 12 Design with Beltz 12
Upgrades
3.3.3 – Beltz 8 Upgrades for ASR
4.3 – Graham Hill WTP Concrete Tanks
4.4 – Graham Hill WTP Facilities
Improvement Project
4.7 – Beltz 12 Ammonia Removal (Phase 2)
6.1 – University Tank No. 4 Rehab /
Replacement
a) Projects may be shown twice if they transition between phases, for example from design to construction. b) Projects may be shown on Table 1 but not on Table 2 due to the City’s on-going project prioritization efforts.
This AWP includes a wide range of services focused on progressing each of the projects forward. Table 3 summarizes the types of services for each of the three categories of service that HDR will be providing during FY 2026 as part of Service Order 11.
38.84 6/4/2025 Fiscal Year 2026 Annual Work Plan 11 of 15 Table 3 –Types of Services for each Project Phase (Fiscal Year 2026) HDR Planning Services HDR Design Management Services HDR Construction Services • Review and document existing
information and identify data gaps.
• Conduct planning level studies to
define technical feasibility and cost.
• Prepare reports, presentations, and
briefing materials to support
decision making processesand stage
gate meeting approvals.
• Develop implementation and
sequencing plans and schedules for
recommendations.
• Facilitate planning meetings and
workshops for Water Department
Staff to discuss alternatives and
coordinate with stakeholders.
• Perform/support business case
evaluations and document
recommendations.
• SupportWater Department Staff in
the update and calibration of
hydraulic models.
• Perform infrastructure condition
assessments to support planning.
• Assist the Water Department in
financial analysis associated with
program funding efforts
• Support the Water Department’s
implementation of asset
management system onboarding for
capital projects.
• Augment the city staff by providing
PMs, and project engineers for
various projects including Water
Supply Augmentation and ASR
Planning.
• Assist in reviewing of planning
consultant deliverables
• Provide environmental advisory
support, program-wide
• Provide discipline specific support
including: general electrical
engineering, operations specialist,
structural, geotechnical,
environmental staff augmentation
support.
• Support PMs in management of
consultants and alignment with
program reporting and processes.
• Support implementation of design
management and cost estimating
guidelines.
• Augment the City staff by providing
PMs and/or project engineers for
various projects including: Beltz 9
Upgrades for ASR, Beltz 8 & 12
Design with Beltz 12 Upgrades,
GHWTP Facility Improvement
Project.
• Assist in reviewing consultant
deliverables and conducting cost
estimating reviews, as requested.
• Support ROW acquisition activities
(Newell Creek Pipeline projects
(Felton/Graham Hill, Brackney),
ASR).
• Provide environmental compliance
management services
• Assist with other environmental
technical support, including CEQA,
NEPA, technical study, field surveys,
or permit application.
• Support Department Staff in the
development and implementation
of communications and community
engagement plans.
• Provide technical expert input as
requested.
• Support ongoing implementation
and use of collaborative design
review software on projects.
• Provide Construction Management
lead.
• Implement Program Construction
Management Guidelines
• Implement Construction
Management software for new
construction projects.
• Augment the City staff by providing
PMs and/or project engineers for
construction phaseprojects including:
Newell Creek Pipeline Felton/Graham
Hill, GHWTP Facility Improvement
Project, Beltz 12 Ammonia Removal,
Intertie 1, Beltz 12 Upgrades, Beltz 8
Upgrades for ASR and Concrete Tanks
Replacement.
• Provide project manager, project
engineer, construction management
resident engineer, document
manager, lead orspecial inspector(s),
as required,for the GHWTP Concrete
Tanks project, GHWTP Facility
Improvement Project and Intertie 1.
• Provide post construction start-up
commissioning and operations
support.
• Provide monthly Program reporting of
CM activities.
• Provide workforce development
training in areas of Construction
Management
• Assist with environmental mitigation,
monitoring and/or procurement of
such services.
Figure 1 shows the schedule of activities planned for each project, with work broken down into several phases: planning, design, bidding, construction, and project close-out.
38.85 6/3/2025 FY 2026 Annual Work Plan 12 of 15
Figure 1: Santa Cruz Water Program Master Program Schedule
38.86 6/4/2025 FY 2026 Annual Work Plan 13 of 15
Staffing
The major resources being provided through the HDR Program Management Contract involves staffing services. These services are necessary because, on average, the Water Department’s annual capital program expenditures are rising nearly five-fold over spending levels during the last decade. The Water Department’s Engineering Section currently includes around 12 full-time-equivalent (FTE) positions supporting the capital program in various capacities, including vacant engineering positions. The staffing analysis completed in 2018 during the Program Validation effort estimated total staffing needs required to manage and support the Program projects in peak years at 20 FTEs. Staff augmentation for project management (including project managers, engineers, environmental leads, but not including program administration or construction management, for example) is estimated at six FTEs for FY26.
The staffing augmentation plan for FY26 was developed to support the implementation plans and schedules for each Program project. The staffing plan integrates the Water Department’s available staff in Engineering and Operations and Maintenance and supplements resource needs with compatible HDR staff. A key focus of both City and HDR administrative and operating personnel who are part of the Program is the consistent and efficient delivery of projects, from planning through construction, while maintaining the Water Department’s ability to produce and deliver a reliable supply of high quality drinking water to its customers throughout project construction. Achieving this goal requires ongoing planning and coordination by all members of the team.
Part of the ongoing work on the Program to date has been to identify, integrate, and maintain HDR Program team members. Table 4 identifies HDR key staff in each of the three major Service Order 11 work areas.
Table 4 – Key HDR Staffing for Planned Program Management Services (Fiscal Year 2026) HDR Planning Services HDR Design
Management Services
HDR Construction Services
Allan Scott
Kristine Shaw
Jillian Brown
Lock Kwan
Ray Genato
Aneeshi Desai
Alex Johnson
Greg Bradshaw
Donald Champenois
Phoenix Nguyen
Brian Watanabe
Yihan Zhang
Arista Wu
Jillian Brown
Aneeshi Desai
Eric Yao
Ray Genato
Pierre Gouley
Allison McReynolds
Ron Perkins
Pierre Gouley
Sandie Goings
Lock Kwan
Ajmal Khan Shams
Amir Samimi
Yihan Zhang
Morgan DeAngelis
Danielle Tannourji
Ongoing Program management and administration will be led by Holly Burles (Program Manager), Brandon Hillis (Deputy Program Manager), Molly Owens (Controls Manager), and Sandie Goings (Document Management).
Implementation of the Santa Cruz Water Program also involves a range of ongoing administrative and quality control services including, for example:
• Monthly progress reporting including cost and schedule tracking, risk management and quality assurance; • Document management and SharePoint site maintenance and updates; and • Application and updates to the Program Management Plan, implementation of the program health and safety plan.
All personnel to support the Program are identified in writing and authorized by the City’s Program Director. The personnel and labor hours for the FY 2026 Work Plan represent the Program Team’s best understanding of the strategic, technical, and administrative requirements for delivering the planned services. Actual requirements may vary and the City and HDR will work together to adjust the staffing and distribution of labor hours within this AWP to maintain progress toward delivery of the Program.
38.87 6/4/2025 FY 2026 Annual Work Plan 14 of 15
Estimated Fees
Table 5 presents the FY 2026 HDR fees for services for the work to be done on each project during the coming fiscal year. The fee estimate is also presented by task and total hours as an attachment to Contract Amendment 2026-01.
Table 5 –Project Budget and Associated HDR Fee
# Project
HDR FY26
Service Order
Budget
Planning Design Bid Construction
2.2.1 Newell Creek Pipeline Rehab/Replacement –
Felton / Graham Hill $153,063 X
2.4 Intertie 1 – Santa Cruz-Scotts Valley $900,206 X
3.1 Water Supply Augmentation $462,501 X
3.3 ASR Planning $94,972 X
3.3.1 Beltz 8 & 12 Design with Beltz 12 Upgrades $195,959 X X X
3.3.3 Beltz 8 Upgrades for ASR $27,801 X
3.3.4 Beltz 9 Upgrades for ASR $328,172 X
4.3 Graham Hill WTP Concrete Tanks Project $713,180 X
4.4 Graham Hill WTP Facility Improvements
Project $665,692 X X X
4.7 Beltz 12 Ammonia Removal $78,644 X
6.1 University Tank No. 4 Rehab/Replacement $95,379 X
6.4 Salmonid Habitat Conservation Plan
Consultation $6,886
4.3.6 Asset Management: On Boarding and
Computerized Maintenance Mgt. System
Implementation Support
$89,041
N/A Program Administration a $1,690,143
N/A Other Program-Wide Work b $627,918
Total HDR FY26 Service Order 11 Budget $6,129,557
a Includes General Program Administration, Construction Management information system procurement, Risk Management, Document Management, Procurement & Contract Administration Implementation support, SH&E Plan documentation, Quality Assurance Implementation, Project Delivery Model Implementation, Program Controls (Schedule, Cost Management, Program Monthly Report), Annual Work Plan, Workforce Development Trainings, Program staffing and resource management, Invoice preparation. b Includes Staff Augmentation (Planning & Design Management, Project Management, Project Engineering support, Environmental Leads, Environmental Advisory, Electrical support, Operations support), Design Review Software Implementation, General Construction Management oversight, Communication & Public Outreach, As-Needed project support not included in CIP, Project Funding, and Program Technical (general).
38.88 6/4/2025 FY 2026 Annual Work Plan 15 of 15
Funding Source:
Funding for all activities planned as part of Service Order 11, including the program management fee, is included in the Water Department’s FY 2026 Capital Investment Program. Additional work planned for FY 2026 includes continuation of minimal activities pre-authorized and funded within the prior Service Order 10. As many of the projects included in Water Program are large and will occur over multiple years, the Water Department developed the 2021 Long Range Financial Plan to identify the steps needed to fund these investments in rehabilitating or replacing existing water system infrastructure and developing a supplemental supply to improve the reliability of the Santa Cruz water system. That plan was approved by the City Council on April 6, 2021, and is guiding the Water Department’s approach to planning for and funding this more than decade long capital reinvestment cycle.
The Water Department executed low-interest loans through the State Revolving Fund (SRF) for Newell Creek Inlet/Outlet, Concrete Tanks, and Newell Creek Pipeline, and are in progress on loans for FIP. The city has also submitted an application for an SRF grant for the FIP. The Water Department also submitted the Water Infrastructure Finance and Innovation Act (WIFIA) loan application and received approval for the following projects: Newell Creek Pipeline, FIP, ASR, and U4. Both the SRF and WIFIA loan programs reimburse for design, construction, and program management costs to implement projects. Intertie has obtained a DWR grant through Scotts Valley Water District. Additionally, the City has secured Sustainable Groundwater management Act (SGMA) grant funding for the groundwater basin ASR projects (Beltz 8 & 12 Design with Beltz 12 Upgrades). The City continues to seek grant opportunities for the program.
38.89 ORDINANCE NO. 2025-16
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ ADDING CHAPTER 19.20 TO THE SANTA CRUZ MUNICIPAL CODE TO DESIGNATE FIRE HAZARD
SAFETY ZONES AS RECOMMENDED BY THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION PURSUANT TO GOVERNMENT CODE SECTION 51178 BE IT ORDAINED By the City of Santa Cruz as follows:
Section 1. Chapter 19.20 is hereby added to the Santa Cruz Municipal Code to read as follows:
“Chapter 19.20
FIRE HAZARD SEVERITY ZONES
Sections:
19.20.010 Designation of Fire Hazard Severity Zones
19.20.010 DESIGNATION OF FIRE HAZARD SEVERITY ZONES.
The City of Santa Cruz designates the Fire Hazard Severity Zones as recommended by the California Department of Forestry and Fire pursuant to Government Code Section 51178.
The map, attached as an exhibit, is hereby incorporated by reference and entitled “City of Santa Cruz Fire Hazard Severity Zones.”
Section 2. This ordinance shall take effect and be in force thirty (30) days after final adoption.
PASSED FOR PUBLICATION this 10th day of June, 2025 by the following vote:
AYES: Councilmembers Brunner, Newsome, O’Hara; Vice Mayor KalantariJohnson; Mayor Keeley.
NOES: None.
ABSENT: Councilmembers Trigueiro, Golder.
DISQUALIFIED: None.
APPROVED: ______________________________
Fred Keeley, Mayor
ATTEST: _________________________________
Bonnie Bush, City Clerk Administrator
39.1 ORDINANCE NO. 2025-16
2 PASSED FOR FINAL ADOPTION this 24th day of June 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. 2025-16 and that
it has been published or posted in
accordance with the Charter of the
City of Santa Cruz.
Bonnie Bush, City Clerk Administrator
39.2 ORDINANCE NO. 2025-17
AN ORDINANCE OF THE CITY OF SANTA CRUZ AMENDING CHAPTER 6.07 OF THE
SANTA CRUZ MUNICIPAL CODE PERTAINING TO TOBACCO RETAILER LICENSES WHEREAS, cigarette butts are the most littered item on the planet and a significant contributor to plastic pollution, particularly in coastal communities like the City of Santa Cruz; and
WHEREAS, cigarette butts are an unsightly blight on Santa Cruz City sidewalks, parks, playgrounds, recreation trails, and other public spaces; and WHEREAS, cigarette butts are made from non-biodegradable materials, such as cellulose acetate, which breaks down into microplastics that contaminate the environment, harm wildlife, and pose emerging threats to human health; and
WHEREAS, cigarette butts are not just litter but toxic waste, leaching dangerous chemicals such as lead, arsenic, and nicotine into the environment; and WHEREAS, improperly discarded cigarette butts can poison small children, pets, wildlife, and marine life; and
WHEREAS, improperly discarded cigarette butts are a fire hazard, responsible for burning more than roughly 88,898 acres in California since 1980; and WHEREAS, cigarette butts are the remnants of a deadly product that is responsible for killing almost half a million people in the United States each year, including 40,000 Californians:
and
WHEREAS, emerging forms of tobacco waste include electronic cigarettes or vaping devices, and the e-juice, cartridges, batteries, and accessories associated with them; and WHEREAS, tobacco waste is a health equity issue, disproportionately found in lower income communities and communities of color; and
WHEREAS, Big Tobacco takes no responsibility for its toxic waste, forcing the physical and financial burden of cleanup onto local government agencies and volunteer organizations; and WHEREAS, previous approaches including anti-litter laws, anti-smoking signage, increased waste disposal containers, and robust cleanup efforts have failed to solve the problem; and
WHEREAS, on April 27, 2021, City council adopted Resolution No. NS-29,807, recognizing the public health and environmental threat tobacco product waste (TPW) poses to the City and its residents; and
40.1 ORDINANCE NO. 2025-17
2 WHEREAS, on September 27, 2022, the City Council received an informational presentation from the Santa Cruz County Tobacco Education Program regarding policy options being explored to address the public health and environmental threat posed by TPW; and WHEREAS, on April 25, 2023, the City Council received a presentation update from staff and Councilmembers from the Health in All Policies (HiAP) Committee and directed staff to continue working with the Committee, the County, and stakeholders on community engagement, and provide feedback as needed; and
WHEREAS, on May 16, 2023, the Santa Cruz County Board of Supervisors (Board) passed a resolution recognizing TPW as an environmental and public health threat and establishing a County-led Tobacco Waste Ad Hoc Subcommittee (Subcommittee) to develop policies and outreach initiatives across jurisdictions; and
WHEREAS, on October 29, 2024, the Board approved the Subcommittee’s recommendation to ban the sale of filtered tobacco products, with enforcement of the ban beginning on January 1, 2027, or on a date that two additional jurisdictions in the County approve a similar ordinance, whichever date is later.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Santa Cruz as follows:
SECTION 1. Chapter 6.07 “Tobacco Retailer Licenses” of the Santa Cruz Municipal Code is amended as follows:
A. Section 6.07.010 “Definitions” is hereby amended to read as follows:
“6.07.010 DEFINITIONS.
The following words and phrases, whenever used in this chapter, shall have the meanings defined in this section unless the context clearly requires otherwise:
(a) “Chief of police” shall refer to the city of Santa Cruz chief of police or the person designated by the chief of police.
(b) “Cigarette” means:
(1) any roll of tobacco wrapped in paper or in any substance not containing tobacco; and
(2) any roll of tobacco wrapped in any substance containing tobacco which, because of its appearance, the type of tobacco used in the filler, or its packaging and labeling, is likely to be offered to, or purchased by, consumers as a cigarette described herein.
40.2 ORDINANCE NO. 2025-17
3 (c) “Cigar” means any roll of tobacco wrapped entirely or in part in leaf tobacco or any substance containing tobacco.
(d) “Drug paraphernalia” shall have the definitions set forth in California Health and Safety Code Section 11014.5, as that section may be amended from time to time. (e) “E-cigarette” means any electronically or battery-operated device, often shaped like a cigarette, containing a nicotine-based liquid, sometimes flavored, that is vaporized and inhaled, and which is used to simulate the experience of smoking tobacco or other combustible substances.
(f) “Partially Inconsumable Cigarette” means any Cigarette containing an embedded component or part commonly referred to or marketed as a filter that is not intended to be consumed, whether it is made of any material including, but not limited to, plastic, cellulose acetate, other fibrous plastic material, or any other inorganic, organic, or biodegradable material.
(g) “Partially Inconsumable Cigar” means any Cigar containing an embedded component or part commonly referred to or marketed as a filter that is not intended to be consumed, whether it is made of any material including, but not limited to, plastic, cellulose acetate, other fibrous plastic material, or any other inorganic, organic, or biodegradable material.
(h) “Person” shall mean any natural person, partnership, cooperative association, corporation, personal representative, receiver, trustee, assignee, or any other legal entity.
(i) “Proprietor” shall mean a person with an ownership or managerial interest in a business. An ownership interest shall be deemed to exist when a person has a ten percent or greater interest in the stock, assets, or income of a business other than the sole interest of security for debt. A managerial interest shall be deemed to exist when a person can or does have or share ultimate control over the day-to-day operations of a business.
(j) “Tobacco paraphernalia” shall mean cigarette papers or wrappers, pipes, holders of smoking materials of all types, cigarette rolling machines, and any other item designed for the smoking, preparation, storing, or consumption of tobacco products. (k) “Tobacco product” shall mean as set forth in Section 6.06.020. (l) “Tobacco retailer” shall mean any person or business which sells, offers for sale, or does or offers to exchange for any form of consideration, tobacco, tobacco products, tobacco paraphernalia, or e-cigarettes, or who distributes free or low-cost samples of tobacco, tobacco products, tobacco paraphernalia, or e-cigarettes.
40.3 ORDINANCE NO. 2025-17
4 (m) “Tobacco retailing” shall mean the doing of any of these things. This definition is without regard to the quantity of tobacco, tobacco products, tobacco paraphernalia, or e-cigarettes sold, offered for sale, exchanged, or offered for exchange.” B. Section 6.07.020 “Tobacco retailer license – Violations” is hereby amended to read as follows:
“6.07.020 Tobacco retailer license – Violations.
(a) It shall be unlawful for any person to act as a tobacco retailer, or to display or advertise the sale of tobacco products, tobacco paraphernalia, or e-cigarettes, without obtaining and maintaining a valid tobacco retailer’s license pursuant to this chapter for each location at which that activity is to occur.
(b) It shall be a violation of this chapter for any tobacco retailer or any of the tobacco retailer’s agents or employees to sell or offer for sale, or to possess with intent to sell or offer for sale, Partially Inconsumable Cigarettes or Partially Inconsumable Cigars. (1) There shall be a rebuttable presumption that a tobacco retailer in possession of four or more packages containing any Partially Inconsumable Cigarettes or Partially Inconsumable Cigars possesses such packages of Partially Inconsumable Cigarettes or Partially Inconsumable Cigars is with the intent to sell or offer for sale.
(2) Enforcement of subsection (b) of SCMC 6.07.020 will begin January 1, 2027, or on a date that two other jurisdictions within the County, aside from the City, have approved a similar ordinance, whichever date is later. (c) Tobacco retailing by persons on foot or from vehicles is prohibited. (d) Each tobacco retailer license shall be prominently displayed in a publicly visible location at the licensed location.
(e) In the course of tobacco retailing or in the operation of a business or maintenance of a location for which a tobacco retailer’s license has been issued, it shall be a violation of this chapter for a licensee, or any of the licensee’s agents or employees, to violate any local, state, or federal law applicable to tobacco products, tobacco paraphernalia, tobacco retailing, narcotics, or e-cigarettes.
(f) Tobacco retailing in violation of Section 6.06.030 is prohibited.” SECTION 2. Environmental Review. This action is not a “project” under CEQA pursuant to CEQA Guidelines Sections: 15378(b)(2) (“general policy and procedure making”) and 15378(b)(5) (“[o]rganizational and administrative activities” that do not result in physical changes to the environment). And, even if it were considered a CEQA “project”, this action is exempt from CEQA review pursuant to CEQA Guidelines Section: 15307 (action “to assure the maintenance,
40.4 ORDINANCE NO. 2025-17
5 restoration, or enhancement of a natural resource”); 15308 (action “to assure the maintenance, restoration, enhancement, or protection of the environment”); and 16061(b)(3) (common sense exemption).
SECTION 3. This ordinance shall take effect and be in force thirty (30) days after final adoption.
Enforcement of subsection (b) of SCMC 6.07.020 will begin January 1, 2027, or on a date that two other jurisdictions, aside from the City, within the County have approved a similar ordinance, whichever date is later, as set out in SCMC 6.07.020(b)(2).
PASSED FOR PUBLICATION this 10th day of June 2025, by the following vote:
AYES: Councilmembers Brunner, Newsome, Golder, O’Hara; Vice Mayor Kalantari-Johnson; Mayor Keeley.
NOES: None.
ABSENT: Councilmembers Trigueiro.
DISQUALIFIED: None.
APPROVED: ______________________________
Fred Keeley, Mayor
ATTEST: _________________________________
Bonnie Bush, City Clerk Administrator
40.5 ORDINANCE NO. 2025-17
6 PASSED FOR FINAL ADOPTION this 24th day of June 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. 2025-17 and that
it has been published or posted in
accordance with the Charter of the
City of Santa Cruz.
________________________________
Bonnie Bush, City Clerk Administrator
40.6 City Council
AGENDA REPORT
DATE: 06/05/2025
AGENDA OF: 06/24/2025
DEPARTMENT: Economic Development and Housing
SUBJECT: Ocean Street Beautification Project (EDH)
LOCATION: District 1
RECOMMENDATION: Motion to:
1) Authorize the City Manager or designee to take actions necessary to prepare construction plans and specifications for the Ocean Street Beautification Project. 2) Authorize the City Manager to enter into contracts with Melissa Marzan and Idea Fab Labs for art signage, and Chris Mosley for public art, including execution of related actions and documents in forms approved by the City Attorney, in an amount not to exceed the approved project budget.
3) Direct staff to identify other locations throughout the city for consideration of public art generated from concepts created for the Ocean Street Beautification Project. 4) Approve the CEQA determination contained in this Agenda Report. The Council’s action is exempt from CEQA under Section 15262 – Feasibility and Planning Studies, Sections 15301 – Existing Facilities, and 15304 – Minor Alterations to Land.
BACKGROUND: The objective of the Ocean Street Beautification Project (Project) (c512001) is to improve the two landscape areas on either side of Ocean Street at the intersection with Highway 17, as well as the center median (Site Plan Attachment). The Project is part of a multidepartmental effort to improve the Ocean Street corridor and beautify the City’s main gateway.
The Project includes public art as proposed in the 2014 Ocean Street Area Plan (Plan), as well as resilient landscaping to highlight the artwork and convey the natural beauty of Santa Cruz.
Additional Project goals include reducing nuisance activities, enhancing public safety, and promoting a more attractive Ocean Street that supports businesses along the corridor and surrounding neighborhoods.
Broader efforts to enhance Ocean Street include the recent repaving, restriping, and installation of new buffered bicycle lanes, signage, and curb and ramp upgrades at the intersection of Ocean and Plymouth Streets, and Highway 17 by Public Works. Funding for future multimodal
41.1 improvements at the Ocean Street gateway is recommended by Public Works in the FY 2026 Draft Capital Investment Program Budget for FY 2029.
In October 2024, following a Request for Proposals process, five (5) artists were selected to prepare conceptual designs for public art and/or welcome signage at the Ocean Street Gateway.
The selection process involved a nine (9) member review panel, with representatives of the Ocean’s 11 and Grant Park neighborhoods, Ocean Street businesses, two (2) Arts commissioners, and the departments of Public Works, Parks and Recreation, and Economic Development and Housing. A public opinion survey was also conducted to inform content for the Call to Artists. The nearly 600 survey responses indicated a community preference for artwork in a variety of styles that highlight nature and local recreation, and a design that improves the appearance and safety around the gateway. Following selection, each artist collaborated with RHAA Landscape Architects (RHAA), the Project consultants, to integrate their designs into new sustainable landscaping.
Concept plans were completed in April 2025 (Concept Plans Attachment) and presented to the public at a community meeting held in Grant Park on June 10, 2025 and through online outreach held on the Padlet platform. Feedback collected through this process was presented to the Arts Commission on June 11, 2025.
More information about the Ocean Street Beautification Project can be found online at https://www.cityofsantacruz.com/government/city-departments/economic-development/oceanstreet-gateway.
DISCUSSION: The Ocean Street Gateway (Gateway) is one the busiest entry points to Santa Cruz and is described in the Plan as the “front door to Santa Cruz.” An average of over 41,200 cars per day were counted in 2020 traveling to or from state highways through the Gateway. The volume of traffic shows the tremendous opportunity to reframe perceptions of Santa Cruz and promote community pride. The recent improvements by Public Works are expected to reduce vehicle speeds entering Santa Cruz, while clearly designating safer paths of travel for cyclists and vehicles. The Project aims to further improve the appearance, function, and safety at the Gateway.
The initial idea for public art at the Gateway came from the 2014 Plan which recommended that the City conduct a “design contest” for ideas to enhance the Gateway through public art and iconic signage. The Plan also recommended that the artwork be durable, reflect important community values like nature or history, and be integrated into the landscape and signage.
The selection of public art was developed in three stages to ensure that selected work aligns well with community values and can be safely implemented in practice. Supporting the Arts Commission commitment to Equity, Inclusion, and Environmental Justice, the Project also encourages collaboration between local artists and mentoring opportunities for emerging artists.
Each of the five artists selected to participate in the concept stage of the project appealed to these considerations through their initial proposals and offered a unique mix of vision, experience, and style. The participating artists are:
• Melissa Marzan (The Letter Mermaid) & Idea Fab Labs - Typographer & makers’ lab • Christopher Mosely (AKA Mozeart) - Glass artist & materials scientist • Tom Ralston – Concrete & mixed media artist, and a collaboration team
41.2 • Mary Tartaro – Sculptor, educator, and downtown gallery curator • Urban Rock Design –Artist & architect duo from Southern California Similarly, through their collaboration with the artists, RHAA developed five alternative landscape approaches to the site goals and challenges, including several distinct approaches to signage. Community feedback on these approaches will be presented to the City Council at the June 24th City Council meeting.
Arts Commission and Public Outreach
The Arts Commission received several updates on this Project and provided constructive input throughout the process including considerations of equity and access, efforts to develop the public art skills of emerging and/or disenfranchised artists; and on public outreach. Online outreach was conducted through the Padlet platform, which is a visual tool for the public to provide commentary and rate their preferred concepts. To promote this tool, banners were placed on each side of the Gateway with links via URL and QR codes to the project webpage and Padlet. Additionally, a public meeting was held at Grant Park on June 10, 2025, showcasing each of the concept plans, as well as soliciting feedback on key landscape features. Staff worked closely with community representatives from Grant Park and Ocean’s 11 neighborhoods to advertise and promote the meeting. A summary of community input received on Padlet, as well as feedback from the community meeting for the conceptual designs was presented to the Arts Commission at their meeting on June 11, 2025.
Evaluation and Recommendation
Representatives of several City departments, including Public Works, Planning, Parks and Recreation, and Economic Development and Housing evaluated concept plan proposals for feasibility and operational considerations, including regulatory and safety, maintenance, and the potential impact to nuisance activity at the Gateway. This process resulted in modifications to the site layout or proposed artwork to ensure clear sightlines and transportation safety.
Similarly, some initial concepts were modified through the process, and all have been presented for public consideration. For instance, City staff focused on limiting pedestrian activity within the landscape areas to prevent vehicular and pedestrian conflicts and to minimize maintenance issues. Fencing, planting, and hardscape elements also help to discourage unwanted activity in certain areas while providing safe opportunities for positive foot traffic to the area. Any potential viewing spots shall be restricted to highly visible places that do not allow visitors to loiter near stopped vehicles or high speeds.
Cost and timing are critical considerations for the project. The project budget is approximately $850,000 and is expected to be split fairly evenly between public art/signage, and landscape design and installation. Most of the public art proposals fell well within this range, enabling scenarios where several artists could be selected for fabrication and installation, yielding a diversity of styles. Additionally, projects were evaluated on potential public perceptions or cultural sensitivities. A detailed summary of initial findings and considerations by staff are included as an attachment (Initial Findings and Consideration Attachment).
At the June 11, 2025 Arts Commission meeting, staff presented the public art concepts to the Commission along with community feedback received to date, operational considerations and technical feasibility, budget parameters and desired project timeline. The Arts Commission
41.3 recommended that the City Council consider selection of Melissa Marzan and Idea Fab Labs for art signage at the Gateway and Chris Mosley for public art sculptures to be incorporated into the two landscape medians. Staff incorporated the Arts Commission public art recommendation into the recommendation to the City Council along with direction to move forward with the preparation of construction plans for the landscape improvements, public art and signage at the Gateway. The goal for completion of the Project is by the end of June 2026 with the remaining project budget of approximately $850,000, inclusive of all landscape, signage, public art, and preparation of plans and engineering, as needed.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) DETERMINATION: The proposed project would not result in any immediate changes to the physical environment and is exempt from CEQA under Section 15262 – Feasibility and Planning Studies. Work anticipated after future discretionary approval of the plans and specifications in the recommendation would similarly be exempt from CEQA under sections 15301 - Existing Facilities and 15304 – Minor Alterations to Land. Specifically, the future project will update and restore existing facilities with landscape improvements that are more resilient and “gardening” of existing improved landscape and potential grading of areas with slopes less than 10%. Recommended actions and the anticipated implementation work are also consistent with the Mitigated Negative Declaration (MND) adopted for the OSAP, including beautification of the corridor and inclusion of public art.
HEALTH IN ALL POLICIES (HiAP): This Project supports the Health in All Policies public health pillar by improving public safety for all community members and reducing nuisance activity within the project area, and by providing artful elements and widening median upgrades intended to slow traffic entering Santa Cruz. Together with street improvements completed by Public Works, the project aims to create a clear transition from Highway 17 as vehicles enter Santa Cruz and on to Ocean Street to reduce speeds and increase awareness of pedestrian and bicycle activity in Santa Cruz.
FISCAL IMPACT:
1. The recommendation in this report impacts the General Fund: No
2. This recommendation requires a budget adjustment: No
3. The recommendation creates an on-going expenditure commitment: No FISCAL IMPACT DESCRIPTION: The proposed project is fully funded outside of the General Fund in the Ocean Street Beautification Project (c512001). Proposed improvements are planned to be drought tolerant, while requiring limited maintenance. Potential maintenance costs to the General Fund should be offset by some reduction in the regular cleanups and removal of debris caused by nuisance activity. Additionally, proposed art pieces were designed with maintenance in mind and include countermeasures to address vandalism and graffiti. Intermittent repairs of public art would likely be funded through the public art program, as needed. Funding for maintenance of City medians is included in the FY 2026 Proposed Operating Budget for Parks and Recreation.
Prepared By:
David McCormic
Asset and Development
Manager
Submitted By:
Bonnie Lipscomb
Deputy City Manager
Approved By:
Matt Huffaker
City Manager
41.4 ATTACHMENTS:
1. SITE PLAN.PNG
2. CONCEPT PLANS.PDF
3. INITIAL FINDINGS AND CONSIDERATION.PDF
41.5 41.6
Cadence
by UrbanRock Design
[Russell Rock & Jeanine Centuori]
Ocean Street Gateway
Santa Cruz, CA
March 2025
JEANINE CENTUORI RUSSELL ROCK
41.7 41.8
41.9 Artwork Qualities
• Uplifting
• Colorful
• Perceptually Engaging
• Silhouettes evoke activities and culture of Santa Cruz Proposal
Cadence is a perceptually interactive gateway piece whose imagery shifts as viewers seek different vantage points.
41.10 Narrative
Concept
Cadence is a perceptually interactive gateway piece whose imagery shifts as viewers seek different vantage points. A collection of panels are configured such that their negative space captures outlines of figures when adjacent panels’ edges align. These figures come in and out of discernment as one drives along the expanse of the artwork. This fleeting experience creates a dynamic experience of signifying change and mobility.
Representing the activities and culture of Santa Cruz, these figures take the viewer from city life to the beach as one enters town. A musician carries a guitar, a young woman gazes at birds in the sky, an older gentleman saunters along, a child flies a kite, another child plays at the beach, a sea lion lounges, and a surfer looks out at the ocean. As one leaves Santa Cruz towards the mountains, another vignette of 3 panels presents a mountain bicyclist and a hiker. Together these two artworks bracket the experience and vibrancy of Santa Cruz.
The color palette consists of four powder-coat finishes. It is drawn from the colors of the Santa Cruz landscape- the ground, sky, and natural vegetation.
Materials and Dimensions
Cadence consists of a series of panels that are each made of ¾-inch thick aluminum plate that measures 3 ½ ft wide by 9 ft high. The west side of Ocean Street contains a vignette of 8 panels, the east side has a vignette of 3 panels. The 8-panel grouping is 25 ft long, the 3-panel grouping is 10 feet long.
There is an aluminum base plate that is 4 ft long x 1 ft wide x ¾ in thick.
Behind each panel is continuous vertical aluminum angle that is 4 in x 4 in x ½ in thick. It runs in the vertical orientation for the entire length of the panel. This provides stiffness to the panel. The angles and base plates are welded to the panels.
There are continuous footings that run along the entire length of each piece and will allow for ease of maintenance of the landscaping and the artwork.
There is to be a two-foot buffer of clear space around each artwork, and the landscape in front of the pieces will be no higher than 1 ft to maintain visibility of the artworks.
41.11 Artwork on South side of Ocean Street 41.12
Artwork on North side of Ocean Street 41.13
41.14 41.15
41.16 41.17
41.18 41.19
Timeline
Design Development 6 weeks
Fabrication and Foundations 8 weeks
Shipping 1 week
Installation 1 week
TOTAL 16 weeks
Preliminary Budget
41.20 Color Palette
RAL 6021 RAL 6034 RAL 1033 RAL 1012
41.21 DIMENSIONS Occupies 2 areas:
• artwork on the South side of Ocean St consists of 8 panels and is 25 ft long x 3 ft wide x 9 ft high
• artwork on the North side of Ocean St consists of 3 panels and is 10 ft long x 3 ft wide x 9 ft high
MEDIUM
Each panel is ¾” thick 6061-T aluminum plate. There is a continuous aluminum angle welded to the back that is 4 in x 4 in x ¾ in thick. This is for added stiffness. The base plate is 4 ft x 1 ft x ¾ in thick. All seems are welded.
SITE AREA
Maintain a 2-foot clear space around the artwork for ease of landscape and artwork maintenance.
Landscaping in front of the artwork should be at 1 ft or less for visibility of the artwork.
FINISH
Panels are powder-coated with a topcoat of TIGER Drylac® Series 44 Anti-Graffiti Powder-Coating or equal. This finish is a polyurethane-based coating. It is easy to clean and highly resistant to weather and corrosion.
The colors are:
• RAL 6021
• RAL 6034
• RAL 1033
• RAL 1012
CARE AND MAINTENANCE
Powder Coating Finish:
Once applied, powder coating needs to be properly cared for, just like any paint. For example, you would not buy a car (which is painted aluminum), leave it on your driveway for 10 years, never clean it and expect it to look the same. Powder used on exterior applications is exactly the same - it needs to be properly cared for. Usually a basic cleaning schedule a few times a year will suffice.
Avoid Excessive Contact
Cleaning of powder-coated metal should be approached from the perspective that “less is better!” Avoid Abrasives
Avoid harsh, abrasive cleaners such as steel wool and scourers. Treat the powder coating as you would treat your car paint. Abrasive cleaners will mar the coating and reduce its stain resistance.
Avoid Solvents Any use
of a solvent-based cleaner will void any warranty that is issued. Where a solvent is absolutely necessary to remove materials from the surface, such as adhesives, the weakest possible solvent should be used (e.g. methylated spirits, white spirits or isopropyl alcohol). A small and unobtrusive area should be tested prior to attempting to use solvents on significant surfaces. After removal of the surface contaminant, the solvent should be dried from the film, and the area that has been wiped with solvent should be washed with a solution of mild liquid detergent and then rinsed with clean water to ensure complete removal of any solvent residues. Under no circumstances should strong solvents be used. Examples of inappropriate chemicals for cleaning or any contact with powder coatings are gasoline, kerosene, xylene, caustic cleaners (especially kitchen and bathroom detergents) and paint thinners.
Observe all safety and handling precautions of Isopropyl Alcohol (IPA) as listed on the container and MSDS. Do not use IPA near heat sources or flames. 100% IPA removes most black permanent markers with a light wipe. Any shadowing is very faint (Delta E < 1). When applied very densely, fresh black permanent markers can still leave a very slight shadow after removal with IPA. 70% IPA, (rubbing alcohol) does not remove permanent markers.
Power coat may exhibit an imperceptibly slight color change (Delta E <0.2) with dry-erase markers when wiped with a dry towel.
Most all-purpose cleaners will remove permanent marker stains with rubbing. They may leave more shadowing than IPA.
MAINTENANCE & Vandalism/Graffiti Prevention 41.22
Ammoniated glass cleaner does not remove permanent marker stains. A strong all purpose cleaner with diligent rubbing, will remove 4 day old spray paint with no effect on coating surface.
Powder coatings will dull if solvents stronger than IPA are used to remove graffiti. Even though markers and spray paint do not permanently affect the film there are limits to the chemicals used to remove graffiti.
Acetone, MEK, and DBE (dibasic ester) each mar or soften the film and should not be used to clean the surface.
The ease of cleaning graffiti from the coating surface is reduced by surface breaks or irregularities such as fine scratches made by rough marker tips, non-smooth surface profiles, porous metal surfaces, or poor application techniques resulting in increased orange peel.
Always flush metal that has been exposed to cleaner with copious amounts of fresh clean water. If the local water is high in mineral salts, finish powder coated metal cleaning with deionized water and/or a chamois.
Damage Repair
At times during installation and service, it is possible that the powder-coated aluminum may suffer mechanical damage requiring repair for both aesthetic and protective reasons.
Where mechanical damage to the powder coating has occurred such that the substrate is exposed, it is certain that the underlying chromate film has been damaged. In order to achieve the maximum corrosion resistance, it is necessary to replace the pretreatment.
In some cases it will be possible to apply a suitable chromate pretreatment on site, apply a suitable primer and repaint the damaged area in accordance with the recommendations above.
Where on-site application of a chromate pretreatment is not possible, the application of a high performance etch primer to the aluminum is essential to the repair process. Application of a suitable touch-up paint is the only recommended method of damage repair.
Touch up paint will be furnished with the installation of the sculpture. Additional amounts of touch up paint may be purchased in various forms (spray paint; paint cans; pens; and 2 oz. bottle & brush) from:
L V P Powder and Paints
11078 Morrison Lane
Dallas, TX 75229
972-243-7386 (T)
[email protected]
https://www.lvppaints.com/RAL-Colour-Chart.html
MAINTENANCE & Vandalism/Graffiti Prevention, cont. 41.23 Stain Chart
Pencil Marks; Grease or Oil Stain Use a mild dish detergent and water to saturate the stain. Rinse clean with water.
Ink/Marker Use a mild dish detergent and water to
saturate the stain. Rinse clean with water. For
tougher stains, treat area with a penetrating
oil. Wipe off and wash clean with water and a
mild dish detergent.
Embedded Dirt Use a mild dish detergent to saturate the area.
Scrub with a soft-bristled brush. Rinse clean
with water.
Wine Use a mild dish detergent to saturate the area.
Scrub with a soft-bristled brush and rinse
clean with water.
Chewing Gum Coat penetrating oil over the area. Gently pry up on any hard pieces with a plastic putty
knife. Utilize a soft brush and acetone solvent
to remove any fine debris and clean out any
crevasses. Rinse area clean with water.
Bird Droppings Use a mild dish detergent to saturate the area.
Scrub with a soft-bristled brush and rinse
clean with water.
Stains and Scuffs A foam eraser sponge may be used stubborn marks.
Iron and Rust For tough iron and rust stains, saturate with a heavy-duty rust remover and scrub with a softbristled brush.
STAIN RECOMMENDED CLEANING PROCESS
Spray Paint Use Biolon G manufactured by Silco-Tec.
Apply the liquid cleaner with a brush. Wait
approximately five minutes for the cleaner to
act loosening the paint with the brush.
Remove the solvent solution and the paint
remnants with a soft absorbent cloth. Rinse
off the remaining solvent with water. Dry the
surface with a soft absorbent cloth.
Always read and follow the product manufacturers’ specific instructions before using any cleaning product. Always wear approved safety glasses, gloves, face shield or goggles when operating cleaning equipment. If using alternative cleaning solutions than those outlined above, it is recommended to test the solution on an inconspicuous area of the lumber to make sure it does not harm the surface.
CONTACTS
Fasteners
Bryce Fastener
1230 N. Mondel Drive
Gilbert, AZ 85233-1807
480-503-3801 (T)
480-503-3834 (F)
www.brycefastener.com
Public Artists
Russell Rock and Jeanine Centuori
UrbanRock Design
670 Moulton Avenue, Apt 7
Los Angeles, CA 90031
323-227-0955
MAINTENANCE & Vandalism/Graffiti Prevention, cont. 41.24 / 5
URBAN ROCK
LANDSCAPE ARCHITECTURE 41.25
/
SITE PLAN – ART LAYOUT FROM ARTIST
41.26 /
SITE PLAN – ART RENDERINGS FROM ARTIST
41.27 /
ART PLACEMENT FROM ARTIST
41.28 /
ART PLACEMENT FROM ARTIST
41.29 /
RHAA CONCEPT SITE PLAN
LANDSCAPE CONCEPT
• Art placement along street edge
• Low native plants as groundcover
• Boulder ground plane at ends of islands
• 6’ fence with visibility to interior
planting
41.30 / 41.31
Ocean Street Gateway Project
By Chris (Moze) Mosley
I. Project Staff & Personnel
1. Chris Mosley – Lead Artist
§ Hourly Rate: ${_75__}/hour
§ Hours/Week & Duration: __40_ hours/week for _52__ weeks § Total Requested: ${_144,000___}
2. Linda Mosley – Chief Financial Officer/ Bookkeeper
§ Hourly Rate: ${__30_}/hour
§ Hours/Week & Duration: __10 _hours/week for _52__ weeks § Total Requested: ${__14,400__}
3. Maha Taitano – Mosaic Artist
§ Hourly Rate: ${__55 }/hour
§ Hours/Week & Duration: __160_hours total
§ Total Requested: ${__8,000 __}
4. Staff – Artist that can assist with small task
§ Hourly Rate: ${__25-30 }/hour
§ Hours/Week & Duration: __160_hours total
§ Total Requested: ${__4,000-4,800 __}
II. Project Operation Costs of Glass (Sculptures)
1. Deer (8 ft–10 ft tall)
• Estimated Pieces: ~70 pieces of 1″ plate glass (larger sculpture). • Approx. Weight: 70 pieces × 7.6 lb each ≈ 532 lb
• Approx. Glass Cost: 532 lb × $10 ≈ $5,320 per deer
• If making 3–5 deer: $5,320 each → $15,960–$26,600 total
41.32 2. Fox (5 ft–6 ft tall)
• Estimated Pieces: ~50 pieces of 1″ plate glass
• Approx. Weight: 50 pieces × 7.6 lb each = 380 lb
• Approx. Glass Cost: 380 lb × $10 ≈ $3,800 per fox
• If making 2–3 foxes: $3,800 each → $7,600–$11,400 total
41.33 3. Heron (8 ft–10 ft tall)
• Estimated Pieces: ~70 pieces of 1″ plate glass (similar scale to deer) • Approx. Weight: 70 pieces × 7.6 lb each ≈ 532 lb
• Approx. Glass Cost: 532 lb × $10 ≈ $5,320 per heron
• If making 2–4 herons: $5,320 each → $10,640–$21,280 total
4. Woodpecker (4 ft–5 ft tall)
• Estimated Pieces: ~40 pieces of 1″ plate glass (a bit smaller) • Approx. Weight: 40 pieces × 7.6 lb each = 304 lb
• Approx. Glass Cost: 304 lb × $10 ≈ $3,040 per woodpecker • If making 2–4 woodpeckers: $3,040 each → $6,080–$12,160 total
5. Banana Slug (3 ft long)
41.34 • Estimated Pieces: ~1 casted whole piece
• Approx. Weight: 1× 30-50 lb each = 30 – 50 lb
• Approx. Glass Cost: 30 – 50 lb × $50 ≈ $1,500 – 2,500 per slug • If making 3–5 slugs: $1,500 – $2,500 each → $4,500–$12,500 total
6. Flower Light Sculptures (4 ft–5 ft tall)
• Estimated Pieces: ~50 pieces of 1″ plate glass each (multiple “bulbs”) • Approx. Weight: 50 × 7.6 lb = 380 lb
• Approx. Glass Cost: 380 lb × $10 ≈ $3,800 per flower light • If making 4–6 lights: $3,800 each → $15,200–$22,800 total
7. Bird Bath (6 ft-7 ft tall) Just the bowl
• Glass bowl is about 4 ft in diameter.
• Approx. Weight: 115-150 Ib
• Approx. 115–120 lb × $10/lb ≈ $1,150–$1,200
• If making 1 Bird Bath: $1,200 total
41.35 8. Mosaic Walkway (6 ft wide – 12 ft long)
• Estimated Pieces: ~1152 tiles.
• Approx. tile Cost: $2 per tile × $1152 ≈ $2,304 for the walkway (materials and supply factored in)
• If making 1 walkway: $2304
• Notes: A 6×12 ft mosaic using 3×3″ tiles needs about 1,152 tiles and $2,300 in materials (including a 15% contingency). This per‐tile and per‐square‐foot breakdown ensures there’s enough budgetary cushion to handle any minor design alterations or tile replacement needs as the project unfolds.
9. Welcome to Santa Cruz Sign (6 ft-8 ft tall)
1. Weight
o Concrete Shell: ~1,450 lb
o Rebar: ~100–200 lb
o Glass Tile: ~30– 60lb
o Total: ~1,580–1,710lb
2. Material Costs (Raw Estimate)
41.36 o Concrete & Rebar: $200–$300 (⅓ yard plus some steel) o Tile: 8 ft x 3 ft ~ 48 sq ft x $250 = $11,250
o Foundation: $300–$800
o Crane/Forklift: $400–$700
o Subtotal: ~$12,200–$13,050 (Without labor)
What a standard Plate will look like for each sculpture, minus the curvature of the body (The banana slug is not created this way) Summary Chart
Sculpture Est.
Pieces
Approx.
Weight
Glass Cost
ea.
Colors
Deer (8–10 ft) ~70 ~532 lb $5,320 Browns/Grays/Black
Fox (5–6 ft) ~50 ~380 lb $3,800 Oranges/Browns/White
Heron (8–10 ft) ~70 ~532 lb $5,320 Blues/Grays/White
Woodpecker (4–5 ft) ~40 ~304 lb $3,040 Red/Black/White
Banana Slug (3 ft) ~1 ~50 lb $2,500 Yellow/Amber
Flower Light (4–5 ft) ~50 ~380 lb $3,800 Oranges/Yellows/Clear
41.37 III. Casting and making of the glass tiles and molds (Public Glass).
1. Casting Firing Groups
At 10 pieces per firing:
Sculpture Pieces Firing Groups (Pieces
÷ 10)
Deer 70 7
Fox 50 5
Heron 70 7
Woodpecker 40 4
Banana Slug 5 5
Flower Light 50 5
2. Kiln Rental Cost
Each 48‐hour casting cycle = $125 (first day) + $50 (extension) = $175 total.
3. Mold Room Cost
I’m assuming 2 hrs. of mold‐making per 10 pieces, at $15/hour → $30 per 10 pieces, or $3 per piece.
Sculpture Firing Groups $175 × (#
Groups) Kiln Cost
Deer 7 7 × $175 $1,225
Fox 5 5 × $175 $875
Heron 7 7 × $175 $1,225
Woodpecker 4 4 × $175 $700
Banana Slug 5 5× $175 $875
Flower Light 5 5 × $175 $875
41.38 Sculpture Pieces $3 × (# Pieces) Mold Room Cost
Deer 70 70 × $3 $210
Fox 50 50 × $3 $150
Heron 70 70 × $3 $210
Woodpecker 40 40 × $3 $120
Banana Slug 5 5 × $3 $15
Flower
Light 50 50 × $3 $150
4. Total Firing & Mold Costs (Per Sculpture)
Sculpture Kiln Cost Mold Room Total
Deer $1,225 $210 $1,435
Fox $875 $150 $1,025
Heron $1,225 $210 $1,435
Woodpecker $700 $120 $820
Banana Slug $875 $15 $890
Flower Light $875 $150 $1,025
5. Combined Cost for All Six Sculptures
Sculpture Grand Total
Deer $1,435
Fox $1,025
Heron $1,435
Woodpecker $820
Banana Slug $890
Flower Light $1,025
Sum $6,560
IV. Approximate Pricing for Kiln forming & Casting Materials
41.39 Below is a hypothetical cost calculation for casting each individual glass piece of my large-scale sculptures using lost-investment (plaster-silica) molds. 285 total glass pieces across all sculptures (Deer, Fox, Heron, Woodpecker, Banana Slug, Flower Light), this scenario assumes:
1. Each piece is cast using a single-use plaster-silica mold.
2. Each mold requires about 20 lb of plaster-silica investment (plus grog) to create a “medium” lost-investment mold.
3. Approx. cost for plaster-silica is $50 per 40 lb bag, and $30 per 10 lb bag of grog.
4. Each mold also uses a small amount of shelf primer.
Important: These are estimates – real‐world usage varies by piece size, shape, wall thickness, etc.
1. Number of Pieces / Molds
• Deer: 70 pieces
• Fox: 50 pieces
• Heron: 70 pieces
• Woodpecker: 40 pieces
• Banana Slug: 5 pieces
• Flower Light: 50 pieces
• Total Pieces = 70 + 50 + 70 + 40 + 5+ 50 = 285
Since lost‐investment casting generally destroys the mold to retrieve the glass, each piece needs 1 mold → 285 molds total.
2. Plaster-Silica Investment
Per Mold Assumption
• 20 lb of plaster-silica per mold
Total Plaster Needed
• 285 molds × 20 lb/mold = 5,700 lb plaster-silica
Purchasing in 40 lb Bags
• 5,700 ÷ 40 lb/bag = 142.5 bags
• ~$50/bag (mid‐range of $45–$55)
• 143 bags × $50 = $7,150 total for plaster-silica
3. Grog
41.40 Often, you add grog to the plaster-silica for stronger face coats. Let’s say you use 5 lb grog per mold (a 4:1 ratio of plaster to grog for the face layer).
Total Grog
• 285molds × 5 lb each = 1,425 lb grog
Buying 10 lb Bags
• 1,425 lb ÷ 10 lb/bag = 160 bags
• ~$30/bag
• 143 × $30 = $4,290 total for grog
4. Shelf Primer
Each casting cycle likely uses some shelf primer to protect kilns or vermiculite dams:
• Suppose $3 worth of primer per mold (could be less if you combine multiple molds in one firing, or more if large shelves).
• 285 molds × $3 = $960
5. Grand Total (Approx.)
Item Cost
Plaster-Silica $7,150
Grog $4,290
Shelf Primer
(estimated) $1,000
Total 12,440
V. Approximate Pricing for Kiln forming & Casting Materials (Part 2)
Silicon Carbide (SiC) Molding
1. Objective
o Transition away from single-use plaster-silica molds by investing in highdurability SiC molds, either pre-fabricated or formed in-house via slip casting.
41.41 o Conduct research and testing (thermals, expansions, glass compatibility) to confirm repeated usage viability.
2. Advantages of SiC
o High Hardness & Thermal Stability: Outperforms typical ceramic or plaster-silica in resisting wear and thermal shock.
o Potential Reusability: If well-designed and well-sealed, a single SiC mold might endure many cast cycles.
o Cost Trade-Off: SiC is more expensive up front but could reduce per-casting mold expenses long term.
3. Key Considerations
o Surface Finish: Glass can stick if the SiC mold surface is not finely finished or lacks proper release coatings.
o Casting Methods: Fine-grade slip casting of SiC requires special deflocculants, 100% dryness, and a final high-temperature firing (~1500 °C). o Purchased Molds: Companies like ATCera produce pre-fab SiC molds for glass molding—an alternative if in-house slip casting proves challenging.
4. 15% R&D Contingency
o Because SiC approach is somewhat novel for repeated glass cast use, a 15% setaside for unexpected shipping costs, additional test firings, or mold refinements is recommended.
Category Description Estimated Cost
1. SiC Mold Samples
- Buy pre‐fabricated SiC molds (e.g., from
ATCera)
- Evaluate real‐world durability for
repeated tile forming/casting
$1,500–$2,500
2. SiC Powder & Binders
- Acquire fine‐grade SiC powder +
dispersant/binders
- In‐house slip‐casting of custom shapes
$500–$1,000
3. Specialized Tools
- High‐temp gear: Type S thermocouple,
IR gun
- Slip‐casting kit (mixers, deflocculants)
$300–$600
4. Furnace / Kiln Access
- Must maintain 1500 °C
- Could be daily or monthly rental if you
don’t own a high‐temp furnace
$1,000–$2,000
5. Shipping & Handling - Freight for heavy/large SiC mold shipments (often overseas) $300–$800
6. Prototyping & Test Runs
- Glass tile blanks, energy for repeated
firings
- Consumables: mold release agents,
measuring devices
$1,000–$2,000
7. Lab / Facility Overhead - R&D overhead if using a university lab or private workspace $1,000–$3,000
41.42 - Possibly test fees for specialized
equipment
8. Labor & Staff Time
- Hours for mold prep, QA, scheduling
firing cycles
- E.g., 100–150 hr × $50/hr
$5,000–$7,500
Subtotal (Sum of 1–8) $10,600–$19,400
9. 15% Contingency - Unexpected shipping surcharges,
extended test cycles, mold breakages $1,590–$2,910
Grand Total Subtotal + Contingency $12,190–$22,310
VI. Public Glass Studio Rental
Feature / Benefit Description Relevance for Kiln Casting & Cold Work Notes / Cost
Annual
Membership Fee
$3,000 per year, purchased via
Public Glass Payment Page.
Single lump-sum payment.
Provides full multi-studio access:
flame shop, warm shop (kilns), cold
shop, and hot shop (furnace).
Perfect for frequent or largescale projects bridging
multiple techniques.
Perfect for
Renters in All
Studios
One plan covers torches
(flame), kilns (warm),
grinders/polishers (cold),
furnace/glory hole (hot).
Enables combining hot-sculpted
elements with kiln-cast pieces or
finishing them in the cold shop.
Ideal if you want to blow in
the hot shop, then slump/cast
in kilns, then refine
edges/surfaces in cold.
20% Off Studio
Rentals &
Equipment Addons
Discount applies to daily/hourly
kiln rental, hot shop blow slots,
advanced cold shop gear
(diamond saw, mold rentals.
Kiln: Reduced costs on multi-day
firings for thick castings, bubble
soaks, extended anneal.
Cold: Cheaper finishing
Saves significant money for
repeated usage. Great for
long or multiple kiln cycles
or large blow sessions.
Self-Serve
Online Booking
Portal
Reserve time for each studio
area (kiln, cold shop, hot shop,
flame shop) at your
convenience, in real-time.
Kiln: Book multi-day or overnight
firings.
Cold: Secure times for big
polishing jobs.
Hot: Schedule furnace/bench for
sculpting or blowing.
Minimizes scheduling
conflicts; ideal if you do
complex combos—like a 24-
hour slump followed by cold
finishing.
Independent
Keyed Entrance
Keyed studio access beyond
normal open hours (subject to
orientation and policies).
Essential for thick cast projects
requiring bubble squeezes or multistage firings. Also, for off-hour hot Must adhere to
safety/checkout requirements
41.43 shop sessions or extended cold
work.
for each area. Great for
overnight annealing cycles.
Access to the
Studio Materials
Shop
Buy glass billets, sheet, frit,
rods, mold-making supplies,
shelf paper, etc., onsite.
Handy when you run short on kiln
supplies (investment, shelf primer)
or need color rods for the hot shop.
Materials cost is separate,
but the convenience reduces
downtime—especially midproject.
Focus on Kiln
Casting & Cold
Shop
- Large kilns for casting thick
pieces (Bullseye schedules).
- Cold shop: diamond saws,
grinders, belt sanders, polishing
wheels, etc.
Cast: Perfect for multi-day anneals
or bubble-control schedules (see
Bullseye’s TipSheet 5).
Finish: Clean investment from
castings, grind & polish edges for
professional look.
20% discount on daily kiln
fees if you exceed standard
usage. Must attend
orientation to operate cold
shop machinery safely and
efficiently.
Synergy with
Hot Shop
- Blow or hot-sculpt pieces in
the furnace.
- Incorporate them into molds
for kiln casting, or slump hotblown forms in the warm shop.
Expand beyond standard hot shop
work: e.g., re-fuse or slump
partially blown pieces; cast custom
preforms you’ll reheat in the glory
hole.
Good for specialized or
advanced methods: “hot into
kiln,” or finishing coldlathed bits, etc.
Required
Orientation /
Safety Checkout
Typically, a one-time (or
separate for each area) fee if
you’re new to: hot shop, kiln
casting, cold working, flame
shop.
Ensures safe operation of kilns
(managing bubble soaks/heat
ramps) and correct usage of the
cold shop.
Expect ~$50–$100 per
orientation if not included in
membership. Double-check
with staff for details.
Multi-Day /
Overnight
Firings
Schedule additional time for
slow casting ramp-ups, bubble
squeezes, or thick annealing
cycles.
Critical for bubble-free castings or
large slump forms requiring slow
cooling.
Keyed entrance helps you monitor
the kiln cycle beyond normal hours.
Plan carefully to avoid
interfering with other
members’ bookings. With
the discount, your daily cost
for extended kiln usage is
reduced.
VII. Average expense to commute to glass studio (Public Glass) (These number are how much commuting and gas it would cost to make 1 of each Animal)
1. Total Pieces:
• Deer = 70
• Fox = 50
• Heron = 70
41.44 • Woodpecker = 40
• Banana Slug =
• Flower Light = 50
• Sum = 70 + 50 + 70 + 40 + 5 + 50 = 285 pieces total
2. Production Rate:
• I can make 10 pieces per day (in one kiln load or session). • Each day requires one round trip to Public Glass: you go in the morning, run/fill the kiln, and head home after you’re done setting up or assisting. (You’ll typically pick up fully annealed pieces the next morning or incorporate that into the next session—but for simplicity, we’ll count 1 trip per day.)
3. Travel Distance & Time:
• One‐way distance: 73.5 miles.
• Round‐trip distance: 73.5 × 2 = 147 miles/day.
• Driving speed ~60 mph => ~1.2 hours (1 hour 12 min) each way => ~2.4 hours total/day in the car.
4. Gas Assumption:
• Car gets 25 mpg, gas costs $4.59/gal.
• You can adjust these figures if your real mileage/cost differ.
5. Number of Days & Trips
• Total Pieces = 285
• Pieces per Day = 10
• Total Days = 285 ÷ 10 = 32 days
• Round Trips = 1 per day
• Total Round Trips = 29
6. Miles & Driving Time
• Miles per Round Trip = 147
• Total Miles = 29 trips × 147 miles = 4,263 miles
• Driving Time = 2.4 hours per trip × 29 trips = 69.6 hours o (That’s about 70 hours total in the car.)
7. Gas Cost Estimate
41.45 1. Gallons Used
o 4,263 miles / 25 mpg = ~170. 52 gallons
2. Price per Gallon
o $4.59 (assumption)
3. Total Fuel Cost
o 170.52 gallons × $4.59 = ~$782.68
VIII. Studio Operation Cost (Head Quarter) Santa Cruz
Expense Monthly Cost Annual Cost (12
months)
Rent $1,000 $12,000
Phone/Internet $187 $2,244
Storage $345 $4,140
Insurance $200 $2,400
Utilities $1,800 running 220V $21,600
Totals $1,882 $42,384
IX. Kiln Purchase & Essentials
1. Olympic GF12E
o Base Price (Sale): $8,732
o Extended 2‐Year Protection Plan: $649 (optional but recommended for high‐ usage production kilns)
o Rolling Stand with Locking Castors: Typically included in the quoted price above.
o Subtotal: $8,732 + $649 = $9,381
2. Flat‐Rate Shipping
o If the vendor states “Flat Rate Shipping: ✓,” verify exact cost or if it’s already included.
o Often large kilns have a freight surcharge. For budgeting, assume $0–$300 if truly “flat rate,” or confirm with the supplier.
3. Delivery & Inspection
41.46 o Olympic asks for delivery inspection upon arrival. Budget a small buffer for possible liftgate service or forklift rental if your site needs it, e.g. $100–$200 depending on your location.
Estimated Total (Kiln + Warranty + Potential S/H) = ~$9,381–$9,700
2. Power & Installation Costs
1. Electrical Hookup o Typically hardwired (direct connection, no plug) with appropriate breaker. o 60 amps at 240 V single phase, or 69 amps at 208 V.
o If your circuit run is over 40 ft, you may need heavier gauge wire (#2).
2. Installation
Line Item Subtotal Description / Scope
1. Install –
Dedicated 60A
Circuit
$2,300.00
1. Run new conduit from sub panel to marked 220 V location
2. Install new #6 AWG wire rated at 60 A (in conduit where necessary)
3. Add electrical boxes if needed
4. Install new outlets/plugs to code
5. Plate covers
6. New breaker & panel landing
7. Label circuits
2. Retro Fit CFL
Recessed Lighting $235.00
1. Remove and dispose of existing CFL bulbs
2. Remove baffles/cones from fixtures
3. Remove ballasts
4. Rewire fixtures for direct LED connection
5. Install new color‐adjustable LED 6″ can trim
3. Switch Leg $455.00
1. Measure & cut new box location(s)
2. Install grounded wiring to client‐designated site
3. Add new switch box location
4. Install new lighting box
5. Install new switch and cover plate
Grand Total = $2,300.00 + $235.00 + $455.00 = $2,990.00
41.47 4. Operating & Consumables
1. Electric Usage
o Kiln draws up to ~14,400 watts. If a typical full‐fuse or casting cycle runs for 14– 24 hours.
2. Over a 30-day month: 237.6 kWh × 30 = 7,128 kWh.Kiln Shelves / Furniture, If PG&E charges about $0.25 per kWh, then monthly cost = 7,128 kWh × $0.25 ≈ $1,782.
3. Other Supplies
o Large furniture kit might be $200–$500.
o If doing thick castings, you may also need ceramic fiber boards or advanced furniture for multi‐layer setups.
4. Maintenance
o Element Replacement: Possibly every few years of heavy use, ~$200–$400. o Relays / Thermocouple: $20–$60 each part, as needed.
Kiln Purchase VS Public Glass Studio Rental
Scenario Total Cost Notes
A: All Access +
Renting $9,304
Membership + discounted kiln
time + mold room fees +
travel/gas.
B: Own Olympic
GF12E Kiln $9,701 + $2999
One‐time purchase (~$9,381) plus
electricity ($320) + Updated
Electrical
Using Public Glass’s resources to produce two of each sculpture comes out to about $15,606 once you factor in membership, kiln rentals, mold room fees, and travel. Meanwhile, Scenario B—where I handle mold-making at my own studio and invest in a personal kiln—ends up around $12,700. I should note that the numbers I’ve shared only capture these two sculptures per design; if I ultimately create more pieces to fulfill a larger vision, my rental costs at the shared studio will continue stacking up layer by layer, much like a tall glass tower. By comparison, purchasing my own kiln is more of a one‐time investment, allowing me to fire at will without paying additional fees each time a new idea sparks.
41.48 X. Subcontractors
1. We build Machines
Line Item Approx.
Low
Approx.
High Notes / Scope
1. Conceptual Design &
Modeling $20,000 $30,000
3D CAD modeling, digital rendering, and initial
R&D. More intricate design or multiple revisions
drive costs higher.
2. Prototyping &
Fixtures $35,000 $45,000
Building molds, jigs, or specialized tooling. May
include small-scale prototypes or partial mockups
to verify geometry.
3. Fabrication / Welding $44,000 $65,000
Cutting, bending, and welding heavy-gauge wire
frames plus any substructures. Includes labor,
standard metal stock, basic finishing of welds.
4. Finishing & Assembly $15,000 $25,000
Grinding/polishing welds, final assembly, potential
paint/coating. More intricate finishing or surface
treatments can raise the high end.
5. Shipping &
Contingency $5,000 $15,000
Packing and freight for large pieces, plus a
contingency for unforeseen complexities.
Estimated Range: $119k (low) to $180k (high)
2.CM Taylor Structural Engineering
Phase Scope of Services Budget
Estimate
Phase 1:
Construction
Documents
- Prepare structural drawings & calculations required for building permits
- Design skeleton / anchorage to concrete
footings/pedestals
- Perform wind & seismic analysis (per code)
- Detail reinforcing steel in footings or pedestal
- Meetings with design team + responding to plan check
comments from County
- Potential soils report integration (if needed)
$10,000 –
$15,000
41.49 Phase 2:
Construction
- Site visit to observe reinforcing steel in footings & pedestal prior to concrete pour
- Issue verification letter for the County
- Address questions/clarifications during construction
$2,000 (approx.)
Estimated Range: $10,000 (low) – $15,000 (high)
XI. Vandalism & Graffiti Prevention Measures
1. Material & Surface Treatments
• Anti-Graffiti Coatings: Apply a clear, sacrificial or permanent coating over concrete, metal, and mosaic surfaces to protect against spray paint or marker inks. • Scratch-Resistant Finishes: Where feasible, incorporate scratch-resistant or polished surfaces (e.g., stainless steel or protective glass laminates) in high-contact areas.
• Surveillance & Monitoring
• Cameras & Sightlines: If possible, position security cameras or design the site with open sightlines so passersby and local enforcement can easily see suspicious activity. • Community Engagement: Hosting unveiling events and involving local residents/everyone fosters a sense of collective ownership, reducing the likelihood of vandalism.
• Rapid Cleanup Policies
• Graffiti Removal Protocol: Have a quick-response procedure and cleaning supplies on hand. Rapid removal of graffiti or small paint tags often reduces repeat offenses. • Maintenance Contact: A posted or easily accessible contact number or website can encourage the public to report damage or vandalism quickly XII. Misc. Supplies and consumables
Category Item / Description Estimated Cost Notes
Adhesives &
Glues
UV‐stable clear adhesive (2
bottles) $60 $30 per bottle
Epoxy resin kit (for mosaics and
bonding) $50 One kit
41.50 Tape &
Masking
Materials
Heat-resistant masking tape (2
rolls) $20 $10 per roll
Kapton tape (1 roll) $15 High-temp
protection
Painter’s tape (2 rolls) $10 For marking and
temporary holds
Glass Cutting
Consumables Glass cutter oil (1 bottle) $10 For smooth cutting Replacement blades for glass
cutters (1 pack) $10
Diamond tips and files (1 set) $15 For edge
finishing
Abrasive pads / silicon carbide
papers (1 pack) $10 For smoothing surfaces
Mold Making
& Release
Supplies
Mold release agent (1 bottle) $20 Protects molds
during casting
Shelf primer / kiln wash (2
containers) $50 $25 each
Refractory/ceramic fiber board (2
sheets) $80 For building or repairing molds
SiC slip-casting
dispersants/binders (1 unit) $50
For making
custom SiC
molds
Safety & PPE Heat-resistant gloves (2 pairs) $30 $15 per pair Safety glasses/goggles (2 units) $20
Respirators/dust masks (2 units) $40
Ear protection (1 pair) $15
Steel-toed boots (1 pair) $100
Mixing &
Measuring
Tools
Digital scale $50
For accurate
measurement of
powders
Mixing containers & stirrers $30
Brushes & rollers $20
For applying
mold release or
adhesives
Measuring cups & graduated
cylinders $20
Packaging &
Shipping
Materials
Bubble wrap $20 For protecting
finished pieces
Foam padding $30
Cardboard boxes or crates $40 Custom crates
for heavy items
Packing tape & stretch wrap $20
41.51 Cleaning
Supplies Lint-free cloths (set) $10
Mild detergent $10
Soft brushes $10 For non-abrasive
cleaning
Marking,
Labeling &
Documentation
Permanent markers, labels, tags $10
Notebooks & clipboards $15 For recordkeeping and QA
Electrical &
Spare Parts Extension cords & power strips $30
Spare fuses $15
Replacement thermocouples/relay
components $40
Office &
Administrative
Supplies
Printer paper & ink $30
Filing supplies, organizers $20
Total
Estimated Cost $1,025 There will be
unseen
Grand Total: $1025 x 0.15/unseen = $1179
XIII. Maintenance & Durability Chart
Material /
Element Key Maintenance Steps Frequency Additional Notes A. Glass Tiles
& Mosaic
- Use UV‐resistant, exterior‐grade
glass tiles
- Choose high‐quality grout (epoxy or
freeze‐thaw rated)
- Perform gentle washing (mild soap,
soft cloth)
- Inspect for loosened or cracked tiles;
re‐grout or replace tiles as needed
- Inspection: 1–2 times/year
- Cleaning: Quarterly or as
needed
Keep spare tiles
matching the original
palette for quick
replacements. Avoid
harsh chemicals that
could abrade the glass or
grout.
41.52 XIV. Total for Ocean Street Project
Category Min Scenario Max Scenario Notes
1. Staff & Personnel $170,400 $171,200 Chris Mosley (Lead), Linda Mosley (CFO), Mosaic Artist, Assist Staff
2. Sculptures
(Quantities of Glass,
etc.)
$75,634 $123,294 Based on min vs. max piece counts for
each sculpture
3. Public Glass (All
Access + usage) $8,698 $17,562 Membership Fee, Kiln Rental, Mold Room, Travel/Gas
4. We Build
Machines
(Subcontractor)
$119,000 $180,000
Conceptual design/modeling,
prototyping/fixtures, fabrication, finishing,
shipping
- Optionally apply a compatible
sealant (or anti‐graffiti coating) if site
is prone to vandalism
B. Metal
Components
- Select corrosion‐resistant alloys
(e.g., stainless, galvanized steel)
- Keep welded seams protected with
paint/powder coat
- Wipe metal surfaces with mild
detergent; remove rust or chipped
finishes quickly
- Check load‐bearing welds for cracks
or signs of fatigue
- Visual Check: 1–2
times/year
- Touch‐Up Finishes: As
needed, especially if
chipped or corroded
If structural, consider 3–5
year deeper structural
assessments. Re‐coat
promptly if paint or
powder coat is damaged.
C. Concrete
Elements
- Use high‐quality, possibly air‐
entrained concrete
- Apply penetrating sealer or anti‐
graffiti coating
- Patch/repair minor cracks early
- Gently clean with mild detergents,
avoid abrasive methods
- Re‐seal surfaces every few years if
recommended
- Inspection: 1–2 times/year
- Re‐Seal: Every 3–5 years
(or mfr’s guidelines)
Monitor for cracks
around footings/pedestal
that may allow moisture
ingress or freeze‐thaw
damage. Keep an eye out
for spalling or rebar
exposure.
D. Overall
Program
- Perform combined checks for glass,
metal, and concrete
- Schedule deeper structural or load‐
bearing weld evaluations
- Keep a rapid cleanup policy and
supply for graffiti removal
- Maintain a small contingency budget
for unplanned repairs
- Annual or semi‐annual full
inspection
- Major structural checks:
Every 3–5 years
Good lighting &
community engagement
help deter vandalism;
swift removal of graffiti
often prevents repeat
offenses.
41.53 5. CM Taylor
(Subcontractor) $12,000 $17,000 $10–$15k for docs + $2k for site visits/letters (min vs. max range)
6. Overhead (HQ
Santa Cruz) $42,384 $42,384 Annual rent, phone, internet, insurance, utilities
7. Mold Materials
(Plaster-Silica +
SiC+Consumables)
$25,990 $36,110
Min = $12,440 (plaster-silica) + $12,190 +
$1179 (Con), (SiC) = $25,769
Max = $12,440 + $22,310 +$1179 =
$35,926
Subtotal $454,106 $550,188 Sum of all above categories
41.54 / 12
CHRIS
MOSLEY
LANDSCAPE ARCHITECTURE 41.55
/
SITE PLAN – ART LAYOUT FROM ARTIST
41.56 /
ART PLACEMENT FROM ARTIST
41.57 /
ART PLACEMENT FROM ARTIST
41.58 /
ART PLACEMENT FROM ARTIST
41.59 RHAA CONCEPT SITE PLAN LANDSCAPE CONCEPT
• Art placement scattered through entire site
• Low native plants as groundcover
• Boulder ground clusters on east island for
viewing
• 42” wood fence around central planting areas
41.60 41.61
Recycledelic
Mary Tartaro
Entering the gateway to Santa Cruz will be a magical experience as giant mushrooms personify both the wonder of nature and our uniquely creative community. The future looks bright for these fungi sprouting up from dark places and subtly transforming the world around us. Santa Cruz has long been perceived as a hub of progressive thinking. What better icon to represent tapping limitless potential than an organism so old that it precedes even land plants yet is currently revolutionizing human creativity and innovation. Mushrooms have bloomed in popularity as they steadily gain the spotlight for holding the key to “the future of sustainability.” From earth friendly alternatives to plastic packaging, textiles, construction materials and factory farmed food to overcoming environmental challenges as the “great recyclers of the planet. “ Recycledelic is a project that references Santa Cruz’s colorful history while celebrating a mind set which is most likely to lead us through challenges to come. The spirit of open mindedness necessary to rise to the challenges of the future most certainly resides here in Santa Cruz! Mushrooms possess a vast network of connections beneath the ground with an unlimited potential to transform and heal. They are an emblem for the strength of our community. Santa Cruz holds nature close to its heart and draws inspiration from its environment while taking pride in protecting it. Visitors come here to enjoy our diverse landscape and tap into this spirit of renewal. Mushrooms are an iconic symbol for transformation through nature. They speak so eloquently to the Santa Cruz Experience. The title Recycledelic simultaneously plays on the concept of recycling (mushrooms are known as nature’s recyclers) and the material from which the sculptures are made.(Reclaimed material gleaned in collaboration with our diversely creative community) Each of the ten giant mushrooms will vary in form, genus and size.
41.62 There will be five
giant mushrooms
placed within each of
the two lawns
alongside ocean
street and their
arrangement will be
composed to visually
complement the
stand of redwoods on
each lawn. They will
spread out over each
lawn and crop up in
openings within the
two redwood forests.
Their scale will range
from 5 feet to 12 feet
and smaller will
alternate with larger
ones as they crop up
throughout each lawn
space.
41.63 Their scale makes them clearly visible to cars driving by and their bold patterns make them easily enjoyed from a distance. The surface of each mushroom will be wildly dynamic with brightly colored swirling patterns that embody the style envisioned as psychedelic. These forms will engage the imagination and delight the senses as their translucent surfaces emit a warm glow that brings them to life after dark. 41.64 The glowing surfaces of the sculptures suggest the magic that’s going on beneath the soil. It also elicits an inspired response from viewers engaging with them. 41.65
Mushrooms are an iconic symbol for transformation through nature.The playful surface patterns stir the sense of curiosity so essential to being open to positive change.
Lawn on Plymouth side viewed from two angles.
41.66 The forms will accurately represent existing types of naturally occurring mushrooms while their surfaces bring a playful element implying the supernatural. 41.67
The basic form of each
mushroom will be achieved by
welding an armature of linear
steel elements that will draw its
three dimensional shape in
space. This skeleton will be
sheathed by a skin of wire mesh
that will further define its form. A
layer of fiberglass cloth will then
skin its surface and (once coated
with translucent resin) will give
the form rigidity while providing a
base for recycled translucent
fabric to then be resin coated to
the top layer. Recycled
translucent cloth will provide the
richly patterned colorful surface
of each mushroom. Diverse
patterns and color will be applied
to achieve a swirling surface.
Many layers of clear coating
create a durable surface that is
smooth to the touch. Light
emanating from inside each
mushroom will activate the richly
patterned surface and enliven the
form. The sculptures will be
anchored through a process of
welding steel brackets around the
base of each sculpture through
which bolts will attach to a
concrete pad beneath the surface
of each mushroom. 41.68
Community engagement:
The title Recycledlic immediately suggests sustainable acquisition of material. My plan is to glean used fabric submissions from the community through a process of outreach that also educates on the power of mushrooms and celebrates the pride of our diverse, open minded and “tight knit” community. The “fabric" of our community is engaging and interactive and community collaborators will identify personally with mushrooms embellished with their material contributions when they live amongst glowing sculptures that highlight the strengths of the Santa Cruz community. Social media and events at donation sites will give participants of all ages and backgrounds an opportunity to identify with and “own” their public art. As director and curator of a downtown gallery I have access to a public space for such events and I plan to expand by connecting with arts programmers all over the county to engage a wider audience with this process. I have spoken to Radius gallery who brought up the idea of engaging the local community with involvement in the creation of the surface within the gallery space during a month-long residency at the Tannery’s Radius gallery.
41.69 Questions /Discussion
A. Existing conditions (trees, utilities…)
Refer to the diagram for placement. Also will work with the city and landscape design team to ensure that placement does not interfere with the health of tree roots or disturb utility lines. Depth and width of concrete pad will be engineered to fit the scale of each mushroom.
B. Placement of art elements on the project site
Refer to placement diagram
C. Lighting Ideas
● long life fixtures, commercial IP65 waterproof rated to avoid maintenance cost and to deal with unexpected weather. The lighting will be kept dry inside the waterproof mushrooms but if flooding occurs on the lawns the lighting will be durable. ● long life components, high quality power LED rated at 8-10 years+ when programmed as night time only, lighting designer has 15 years experience installing these fixtures with >10 year MTBF (mean time between fail) ● low power, we can do as low as 10 x 50W = 500W programmed from sunset to early morning, though if we want to make it pop then budget 10 x 150W = 1500W per hour or much more each night, all easily adjustable.
D. Thoughts on how landscape design can compliment the art. ● Signage to correlate with sculpture
● Collaboration on barrier around lawn
● Succulent plants- low enough not to block sculpture but high enough to discourage climbing over plants that have needles or are pokey ex. agave, nopales etc
● Fence which visually relates to sculpture but doesn’t block the view. Constructed of metal and taking natural form ex blades of grass etc. This could allow access to the lawns for closer inspections but reserve the up close spaces to ensure the safety of the art.
41.70 E. Thoughts on vandalism and graffiti measures.
● Vandalism -see durability below
● Graffiti- All mushrooms will be coated with a layer of MuralGuard, a two component, high performance, Zero VOC, odorless water based aliphatic Polyurethane varnish . provides years of excellent protection for public art against harsh weather conditions, UV exposure, corrosion, and Graffiti. Additionally this product has good chemical acid resistance, excellent water resistance, abrasion resistance and is environmentally safe. If graffiti occurs, VandiClean, acetone, lacquer thinner or paint thinner can be used over this product to remove graffiti.
F. Thoughts on maintenance and durability
● Durability: The strength of the steel armatures combined with the rigidity of the applied materials will make the forms resistant to weather and durable against attempts to ram, hit, climb or in any way destroy these sculptures. Prior to graffiti coating, a layer of UV resistant coating will be applied to the surface. CLR clear laminating Epoxy is a high-performance, clear-coating epoxy system. A Super Sap® Formulation, the CLR system is a water-clear, UV-stabilized epoxy system for laminations and coatings that require a low-color, low-yellowing epoxy such as high-colorwork applications. This system features a quick air-release and world-class UV resistance package, including excellent clarity and yellowing resistance. ● Maintenance: The mushrooms and their surfaces will require no maintenance unless graffiti occurs in which case cleaning as described above would be utilized. Most of the maintenance has to do with lighting as it would with any public art. Access to interior lighting would be built into each sculpture. There will be a panel on the wall of each mushroom toward the base that will allow access for any future attention needed to maintain lighting within. The lighting consultant would provide all info for the maintenance/purchase of of LED lighting over an extended period of time as well as project life of bulbs.
G. Thoughts on working with other artists
● I do see possibility for my concept being compatible with some but not every other sculpture and signage being proposed. I can see as many as 3 proposed plans coexisting. I have worked alongside many other artists on collaborative projects over the years. As a curator I have daily experience bringing a diverse number of approaches together to work toward a cohesive whole.
41.71 Recycledelic Budget
Description Qty Unit price Total price
Metal 3/8" steel bar 125 $9.00 $1,125.00
1/2'steel bar 85 $12.00 $1,020.00
1/4" steel stock 92 $9.00 $828.00
Labor Welder's fee 1 $12,000.00 $10,000.00
Lighting specialist fee including lighting supplies 10 $550.00 $5,500.00 Fabrication assistants 2
$3,500.00 $7,000.00
Delivery /install assistants 2
$1,000.00 $2,000.00
Rental and other equipment utility trailer for moving it 3 $450.00 $1,350.00
concrete mixer and tools 1 $1,500.00 $1,500.00
Consumables L Brackets 40 $11.00 $440.00
Anchor bolts 40 $2.00 $80.00
safety equipment 1 $200.00 $200.00
Screws and drill bits 1 $425.00 $425.00
Construction Adhesive 10 $65.00 $650.00
Spray/enamel paint, solvents and brushes 1 $844.00 $844.00 protective surface treatment 1 $700.00 $700.00
Expandable Foam Spray 1 $250.00 $250.00
Fabrication Equipment Shears 3
$33.00 $99.00
metal cutter 1 $80.00 $80.00
vice 1 $50.00 $50.00
Rod bender 1 $300.00 $300.00
Misc hand tools 1 $300.00 $300.00
electric tools 1 $750.00 $750.00
Materials hardware cloth (mesh) 5
$45.00 $225.00
Rebar tie wire 5 $12.00 $60.00
Fiberglass cloth 10 $259.00 $2,590.00
CLR Clear epoxy resin 10 $500.00 $5,000.00
Footings Concrete 586 $5.00 $2,930.00
Rebar 45 $10.00 $450.00
Wire Mesh 10 $100.00 $1,000.00
Engineering Drawings 1
$3,000.00 $3,000.00
Insurance Yearly premium 2 $1,665.00 $3,330.00
Space Rental Studio Space 12 $1,800.00 $21,600.00
Transportation Gas, wear on vehicle during material collecting 12 $1,500.00 $18,000.00 Educational website , promotion related to material collecting and public engagement 1 $3,000.00 $3,000.00
Misc 5% unforseen expenses 1
$5,500.00 $5,500.00
Artist's Fee 1
$72,000.00 $72,000.00
Notes: Subtotal $174,176.00
$174,176.00
41.72 / 19
MARY TARTARO
LANDSCAPE ARCHITECTURE 41.73
/
SITE PLAN – ART LAYOUT FROM ARTIST
41.74 /
ART PLACEMENT FROM ARTIST
41.75 RHAA CONCEPT PLAN
LANDSCAPE CONCEPT
• Art placement scattered through entire
site
• Stone sculptural ground plane with plant
pockets
41.76 41.77
WELCOME TO SANTA CRUZ
OCEAN STREET WELCOME ARCH CONCEPT at HIGHWAY 17 SOUTHBOUND DESIGN BY TOM RALSTON TOM RALSTON CONCRETE, SANTA CRUZ MARCH 10, 2025
41.78 OCEAN STREET
WELCOME ARCH CONCEPT
Currently, as visitors drive into Santa Cruz on Ocean Street, they see banners depicting surfers. Santa Cruz has a rich history of surfing starting in 1885 when the 3-Princes came and surfed here.
The Welcome to Santa Cruz Arch shouts “Surf City” and will embrace our Cultural Identity. It will be both a distinguished monument and a tourist attraction.
As our bronze surfer at the top of the arch slashes a cutback through bronze seaweed he looks directly into Southbound Hwy 17 traffic entering Santa Cruz. Sean Monaghan of the Bronze Works will create and cast this surfer, the bronze seaweed, stalks and bulbs
The Golden Letters “Welcome to Santa Cruz” will be designed and created by Roy Johnson of Johnson Lighting. The letters will light up each night by solar power which will be created and constructed by Tony Armor of Day One Solar.
The woman surfer and surfboard will be sculpted by Thomas Marsh and Brian W. Curtis. They teamed up to produce the iconic Surfer Statue on Westcliff Drive. She will be placed on a concrete pedestal and have a subtle updraft light to notably feature her at night.
Lastly, as an additional consideration for a great visual impact, especially for daytime traffic, we add a Blue Section of Street with white Welcome to Santa Cruz letters reflecting the feel of the new City of Santa Cruz Logo with the beaming lighthouse.
CONSTRUCTION TEAM
• Tom Ralston/Concept Development, Project
Coordinator, and Concrete Piers and Pedestals
• Engineering: Adrian Garner of CMAG Soils
Engineering; Richard Irish, Johnette Besseling,
and Mark Grofcsik of RI Civil and Structural
Engineering to specify requirements for the
structural integrity and drone shots to ensure
traffic safety and pedestal/pier placement.
• Rick Benedetti of American Drilling will drill
the caissons.
• Roy Large of Large Metals will be asked to build the
stainless steel trusses for the structural part of the
arch that the seaweed and surfer will be attached.
• Michael Corcoran of Moonchild Cabinetry will be
assisting on any formwork.
• 3D modeling provided by SSA Landscape
Architects, Jay Wu and Briana Cox.
• Artist Bruce Harmon created the artistic renderings
and model.
• Bob von Elgg of Strumb Design: Graphic Artist
creating visual and artistic renderings for the project.
41.79 WELCOME TO SANTA CRUZ
OCEAN STREET WELCOME ARCH CONCEPT
CLOSE UP VIEW
41.80 WELCOME TO SANTA CRUZ
OCEAN STREET WELCOME ARCH CONCEPT
CLOSE UP VIEW WITH TRUCK
41.81 WELCOME
TO
SANTA CRUZ
OCEAN STREET
WELCOME ARCH CONCEPT
EXISTING UTILITIES
41.82 WELCOME TO SANTA CRUZ
OCEAN STREET WELCOME ARCH CONCEPT
BLUE PAVEMENT TREATMENT - DISTANT VIEW
41.83 WELCOME TO SANTA CRUZ
OCEAN STREET WELCOME ARCH CONCEPT
BLUE PAVEMENT TREATMENT - CLOSE UP VIEW WITH TRUCK
41.84 WELCOME
TO
SANTA CRUZ
OCEAN STREET
WELCOME ARCH CONCEPT
AERIAL VIEW WITH
BLUE PAVEMENT TREATMENT
41.85 OCEAN STREET WELCOME ARCH CONCEPT
PROPOSAL SUBMITTED BY:
TOM RALSTON
TOM RALSTON CONCRETE
241 Fern Street
Santa Cruz CA 95060
831-426-0342
www.tomralstonconcrete.com
41.86 / 24
TOM
RALSTON
LANDSCAPE ARCHITECTURE 41.87
/
SITE PLAN – ART LAYOUT FROM ARTIST
41.88 /
ART PLACEMENT FROM ARTIST
41.89 RHAA CONCEPT PLAN LANDSCAPE CONCEPT
• Street gateway over southbound lanes
• Low native plants throughout
• Vertical picket fence allows views through
central area but restricts access
41.90 RHAA CONCEPT RENDERING
41.91 Ocean Street Gateway Beautification Project: Santa Cruz, Where Nature is Home Collaboration by Melissa Marzan, Idea Fab Labs - Jordan Layman & Maddox Conceptual Construction Description or schematic,
including dimensions and materials
For the Ocean Street Gateway Beautification project, I propose a new design for the welcome sign of the city of Santa Cruz.
I will be collaborating with Jordan Layman, the Lab Lead and Co Founder of Idea Fab Labs Chico & Santa Cruz and Maddox, a fabricator at the Idea Fab Labs. Having a decade of experience in constructing small to large sculptures for events like the Lighting in the Bottle Festival and Burning Man, I am confident in their ability to help my design come to life.
I would love to showcase more of the personality that this city has through this signage, as well as highlight what the Santa Cruz geographic landscape has to offer.
With this sign, instead of the typical “Welcome to [Insert City Here]” verbiage, this sign would say “Santa Cruz, where nature is home”. Santa Cruz is home to a diverse natural landscape from the ocean to redwoods, and everything in between.
This would provide those who visit or come back home to Santa Cruz, right when they get off the 17, to see something that celebrates some of the incredible things this city is proud of.
The typography/lettering of the sign pulls inspiration from vintage postcard designs, hand lettered by me, with hand-painted, iconic Santa Cruz County landscapes/images, overlaid with die-cut wood pieces artfully put together, to create a sense of life and vibrancy through each individual letter.
The symbolism behind this idea is that through the diverse ecosystem provided by this land, it also created a diverse community that supports each other, are stronger together. The sum is greater than its parts. Through our unique attributes as a community, together, we all make Santa Cruz our home.
The illustrative elements of this sign will include:
- Redwood trees to celebrate our substantial forests
- Train track bridge as a nod to the trains & railroads in the city - Banana slug to symbolize the University of California, Santa Cruz - Monarch butterflies in their full life cycle to celebrate not only the monarch migration, but also to symbolize the generations of families that have lived in Santa Cruz. - A faux redwood surfboard to recognize our thriving watersport/outdoor activity culture, and to also celebrate a moment in history to honor the three Hawaiian princes Jonah Kūhiō Kalanianaʻole, David Kawānanakoa, and Edward Keliʻiahonui, who introduced the sport of surfing to the city of Santa Cruz in 1885, building their surfboards out of redwoods
- Great Blue Heron with one of the San Lorenzo Bridges and river in the background, to honor the San Lorenzo River
- Santa Cruz Beach Boardwalk elements like the Sky Glider & Big Dipper. - Harbor seals, beneath the pier
- And the most important part of this sign will be a hummingbird, which will pay homage to the Amah Mutsun indigenous lands that Santa Cruz is built upon alongside the california poppy, our state flower
41.92 SANTA CRUZ Letters:
The letters will be cut out of 4x8ft redwood panels using Idea Fab Labs’ CNC cutting machines.
The illustrations within the letters will be painted on polytab mural cloth, and will be adhered to an insert panel that will be easy to replace if vandalized.
Surfboard:
Faux Redwood surfboard to prevent theft.
Base:
For the concrete base, I would love to collaborate with Tom Ralston Concrete. With his decades of expertise of building professional concrete structures, I believe that he will be fully capable of creating a strong base to hold the signage in place.
The base will be created to look like ocean waves crashing against the sand, with the lettering “where nature is home” in script cutouts inlaid within the concrete base. —-
I also had the idea of giving members of the Santa Cruz community the opportunity to Sponsor each individual group/person/organizations who would like to and maybe applying a plaque to the back of each letter.
Projected Size:
● Approximately 5.5ft (H) x 18ft (W) + Concrete Base
○ Concrete Base 18.5ft (L)x 2.5ft (W) x 2ft (H)
● Surfboard 6-7ft Tall
○ 8ft-9ft w/ Concrete Base
Construction Cost Estimate for the Artwork
Signage Construction w/ Idea Fab Labs:
41.93 The Letter Mermaid Artwork Creation:
Labor: $4,500
Materials:
● Tomorrow’s Artist Paints: $300
● World's Best Graffiti Coating: $90
● 1 Gallon of MuralShield - Matte: $125
● Outline Printing on Mural Cloth/PolyTab: $200
● Gel Medium: $50
● Acrylic Gesso: $40
● Brushes, Rollers, Tape: $110
Total: $5,415
Concrete Base Construction:
Desired contractor: Tom Ralston Concrete
Materials:
● Concrete Mix
● Reinforcement (Steel Rods/Mess)
● Mold Materials
● Finishing Materials
Total: $30,000-$50,000 depending on complexity
TOTALS - Low Cost: $57,755 | High Cost:$83,175
Vandalism & Graffiti Prevention measures
World’s Best Graffiti Coating
Vandalism & Graffiti prevention measures include two coats of World’s Best Graffiti Coating. This substance is the ultimate water-based, all-weather, long-term sacrificial protection solution.
It provides a robust defense against spray paint, marker/felt tip pens, pollution, grime, salt, and sea-type moisture, perfect for Santa Cruz’s coastal climate.
When correctly applied, life expectancy against graffiti is generally 7 years but it can be effective up to 10 years. This protective coating is porous which allows the surface to breathe.
Acting as a protection layer between the graffiti and the artwork itself, when vandalized the graffiti can be washed off, revealing the protected work beneath.
The surface must be re-protected following graffiti removal.
Mural Cloth/PolyTab
Another prevention measure is that each art panel will be created as an insert, so that they can be removed and replaced if need be.
Also by using PolyTab canvas adhered onto the inserted panel, if only a small portion of the art piece needs fixing, that small portion can be repainted and overlaid onto the original panel insert, and affixed with an acrylic paste.
41.94 Maintenance & Durability Approach
MuralShield Matte
For maintenance & durability, in addition to the two coats of World’s Best Graffiti Coating, will be another two coats of MuralShield Matte, offering UV protection, consolidation, and weatherproofing.
Redwood Material
Redwood is known for its natural durability and resistance to decay, insects, and moisture, with a lifespan of around 30 years when well-maintained.
Cleaning & Maintenance
Regular routine inspection and care of artwork, such as cleaning and applying protective surface coatings. A conservator usually carries out maintenance, though a skilled City employee can be trained by a conservator to carry out routine maintenance. Since I am local, I am free to be contact for information on how to maintain the artwork or removing graffiti and reapplying the protective coatings.
41.95 / 29
MELISSA MARZAN
LANDSCAPE ARCHITECTURE 41.96
/
SITE PLAN – ART LAYOUT FROM ARTIST
41.97 /
ART PLACEMENT FROM ARTIST
41.98 /
ART PLACEMENT FROM ARTIST
41.99 /
ART PLACEMENT FROM ARTIST
41.100
/
ART PLACEMENT FROM ARTIST
41.101
RHAA CONCEPT PLAN
LANDSCAPE CONCEPT
• Low native plants throughout
• Angular stone slabs in open spaces allows
views but prevents access
41.102
41.103
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RHAA COMBINED ARTISTS CONCEPT RENDERS
LANDSCAPE ARCHITECTURE 41.104
41.105
41.106
41.107
41.108
41.109
OCEAN STREET BEAUTIFICATION
STAFF FINDINGS AND CONSIDERATIONS
ARTIST LANDSCAPE APPROACH FEASIBILITY OPERATIONS & MAINTENANCE REGULATORY COMPLIANCE SAFETY ACTIVITY IMPACTS AESTHETIC/THEME ALIGNMENT COST Melissa Marzan & Idea Fab Labs
Art signage on leading edge of western landscape, no fencing, large open areas interrupted by stone slabs to discourage loitering and add interest. No access areas planned; although existing northerly sidewalk should provide desired visibility for photos. Bollard lighting along existing western sidewalk.
Feasible. Design uses proven materials and no clear challenges to implementation.
Wooden sign material may be subject vandalism or fire, no fencing or other strong deterents to restrict access to interior of site.
No regulator issues with signage or proposed placement, site lines will be maintained in final design.
No safety concerns projected.
Unclear whether art work will increase/decrease illegal activity, landscape will still largely be accessible; although camping areas may be reduced with stonework. Should not attract new illegal activity.
Aligns with both Recreation/Fun and Nature themes by highlighting iconic places, wildlife, and features of Santa Cruz (i.e. Boardwalk, monarchs, seals, banana slug, lighthouse).
Below budget - Estimated cost range $57,755 - $83,175.
Christopher Mosley
Native wetland inspired landscapes with low wood split rail inspired fencing at interior of site. Boulders and art pieces distributed throughout both sides of site. Mosaic and concrete monument signage in wave inspired heart shape. Viewing access is proposed into the eastern median via a decomposed granite path with limited stone seating. Bollard lighting along existing western sidewalk.
Feasible. Mounting for art features will need some design solutions in final plans, but generally workable.
Concern over potential theft or vandalism of glass components. Planting should be selectively reduced from rendering to manage maintenance burden and to ensure plants can thrive under redwoods.
Heritage Tree Ordinance (Chapter 9.56) restricts means of mounting to heritage trees. It may be challenging to mount the birds on the trees as a result. Compliant solutions will need to be consider in final plans.
Concern about access along Plymouth St to the viewing areas.
Unclear whether art work will increase/decrease illegal activity, landscape fencing will help restrict camping areas in many interior areas. Viewing access areas may attract or not at least not discourage unwanted activity.
Aligns with Nature Theme and Sustainability concept using recycled glass to produce whimisical animals and plant features. Signage is intended to utilize beachglass in a connection to the ocean.
Flexible itemized pricing allows to scope adjustments to keep within budget - Estimated upper range $454,106 - $550,188.
Tom Ralston
Native plantings with Core-ten weathered steel slat fencing with varied top height to restrict access to interior of site. No new viewing access is proposed. Bollard lighting along existing western sidewalk.
Feasible with modifications. Vehicle safety considerations will require guard railings and crash protection in median and potential relocation of western piling, which may increase costs. Solutions are available and can be addressed in final plans. Road surface painting described in narrative, would not allowed in this location.
General mainteance should be low for artwork, although long term repairs or replacement may be significant. Planting should be selectively reduced from rendering to manage maintenance burden and to ensure plants can thrive under redwoods. Public safety access will be needed within fenced area, may be difficult to control access and keep with theme.
Blue paint proposed (imagery omitted from package) is not compliant with roadway regulations. Protection proposed for the center medians/pedestals will be required modification for safety compliance.
Clear sight triangle from oncoming traffic to corner of Pryce Street must be maintained. Crash barrier must be installed by median pedestal to ensure safety.
Artwork is above roadway and would not create new attractive nuissance or hiding place. Unclear whether artwork will increase/decrease illegal activity otherwise, landscape fencing will help restrict camping areas in many interior areas.
Aligns with both Recreation/Fun and Nature themes by highlighting surfing culture, atop a structure with wave form pedestals and a bronze kelp archway.
Likely exceeds budget, no cost estimate available at date of posting and additional fundraising will likely be needed; this would impact project timeline and potentially project delivery. Landscape improvements are relatively simple however, which may increase funding for art. Estimated range $TBD.
Mary Tartaro
Forest understory themed landscape, with laser cut signage in monument boulder, and interspersed with artfully placed stonework to reduce activity within the landscape. Select viewing areas would be provided at the leading edge of the landscape areas, with minimal entry to site. No fencing is proposed. Bollard lighting along existing western sidewalk.
Feasible. Design uses proven materials and no clear challenges to implementation.
Fiberglass artwork may be susceptible to vandalism, although proposal included mitigation and maintainance considerations. Stonework may create refuse and landscape maintenance challenges, but should discourage some more significant dumping. Planting should be selectively reduced from rendering to manage maintenance burden. Forest plantings may be most suitable for the site.
No regulator issues. No overt safety issues.
Viewing access to site directed to easy to manage areas and otherwise discouraged through stonework and planting. Stonework could create tripping or injury possibilities for those trespassing. Should install signage.
Artwork may convey a counter culture theme conducive to illicit drug use. Consider expanding type of mushrooms modeled to more native types not immediately associated with psychadelics. Unclear whether art work will increase/decrease illegal activity, landscape should help discourage activity within the space, although additional fencing could reinforce this. Directed view areas should make loitering less likely.
Aligns with Nature and Sustainability themes using recycled cloth and energy efficient lighting inside to produce visual intrigue throughout the day and night. Proposal also includes a community based quilting process to collect and prepare fabrics for use in the installation.
Within budget - Estimated cost $174,176.00.
Urban Rock Design
Native plantings with low landscape wall signage, interior area screened with welded wire mesh security fencing. Small viewing area added in highly visible south end of site and in front of wall signage, no intended circulation on site. Boulders added in existing loitering areas to reduce open area access. Bollard lighting along existing western sidewalk.
Feasible. Design uses proven materials and no clear challenges to implementation.
Highly durable materials should require little maintenance. Fencing is utilitarian and largely effective at discouraging access in most popular interior areas. Planting should be selectively reduced from rendering to manage maintenance burden. Motion activated artwork may cause people to wander off path to access artwork as no path is provided, this could impact landscape areas.
No regulator issues Sight triangle has been
accounted for with no anticipated visibility issues from art. Fence would likely block visibility along sidewalk behind and could promote an unsafe feeling or "canyon effect" Unclear whether art work will increase/decrease illegal activity, landscape fencing will help restrict camping areas in many interior areas. Viewing access area is very visible on quiet corner with little panhandling potential, and should not created loitering issues.
Aligns primarily with the recreation theme, figures are intended to present persons and activities found in Santa Cruz along with the sense of discovery experienced here. Color palette is intended to represent natural colors of "ground, sky and natural vegetation." Within budget - Estimated cost $222,860.
COMMENTS AND CONSIDERATIONS
41.110
1 Julia Wood
From: Judi Grunstra <[email protected]>
Sent: Friday, June 20, 2025 10:14 AM
To: City Council
Subject: Agenda Item 41
Dear Mayor and Council:
As a former Arts Commissioner I try to stay aware of the Commission's activities. I attended the Commission's June 11 meeting and was rather shocked at how the discussion unfolded regarding the Ocean St. Gateway project. The public process also seemed rushed. Without going into details, I'll just say that a) there were only 4 Commissioners at the meeting; b) Staff had already made their recommendation several days before the meeting, even as public input was still being sought via survey and the June 10 meeting at Grant St.
Park; c) the Commissioners could not come to agreement on their preference; d) the Chair seemed unaware that she could make a motion to bring this long discussion to some sort of resolution, including asking to prolong a recommendation until their next meeting when more Commissioners would be in attendance.
I do think an attractive entryway into Santa Cruz has some value. Is it worth $850,000? Maybe. Hopefully money will be available for public art that is appreciated in ways other than by cars speeding by.
Thank you.
Judi Grunstra
41.111
OCEAN STREET BEAUTIFICATION
PROJECT
CHOOSESANTACRUZ.COM
41.112
STAFF RECOMMENDATION
1) Authorize the City Manager or designee to take actions necessary to prepare construction plans and specifications for the Ocean Street Beautification Project.
2) Authorize the City Manager to enter into contracts with Melissa Marzan and Idea Fab Labs for art signage, and Chris Mosley for public art, including execution of related actions and documents in forms approved by the City Attorney, in an amount not to exceed the approved project budget.
3) Direct staff to identify other locations throughout the city for consideration of public art generated from concepts created for the Ocean Street Beautification Project.
4) Approve the CEQA determination contained in this Agenda Report. The Council’s action is exempt from CEQA under Section 15262 – Feasibility and Planning Studies, Sections 15301 – Existing Facilities, and 15304 – Minor Alterations to Land.
PROJECT DELIVERY TARGET 41.113
• Summer 2026
Initial
Survey
Project
Website
Padlet
Feedback
Community
Meeting
• Nine (9) proposals
• Five (5) selected
• Panel:
•2 Arts Commissioners
•Neighborhood +
Business Reps
•City Staff
INITIAL SELECTION
• Site Visits
• On-line Meetings
• Concept Iteration
• Collaboration
between artists
• Draft Concepts
ART + LANDSCAPE
COLLABORATION • Feasibility +
operational
considerations
• Multi-departmental
• Regulatory compliance
• Design + site plan
revisions
INTERNAL REVIEW
• Evaluation of Public
Outreach
• Arts Commission
Recommendation
• City Council Approval
ART SELECTION
PROCESS OVERVIEW
PUBLIC OUTREACH
ARTIST SELECTION
41.114
PUBLIC OUTREACH - PADLET
PUBLIC ART - ACTIVITY
Views 1,397
Unique
Visitors
751
Contributors 374
LANDSCAPE - ACTIVITY
Views 417
Unique
Visitors
247
Contributors 103
41.115
PUBLIC OUTREACH –
COMMUNITY MEETING
JUNE 10, 2025: 5PM-7PM
GRANT PARK
41.116
KEY CONSIDERATIONS
PROJECT DELIVERY + OPERATIONS
• Cost
• Fabrication Timeline
• Maintenance
• Attraction vs. Attractive Nuisance
• Capacity to deter unwanted activity
PUBLIC ART
• Aesthetics + Craftsmanship
• Community Appreciation
• Installation Approach (Single or Combo)
41.117
COMBO – MARZAN + MOSLEY
41.118
CONCEPT – MELISSA MARZAN
41.119
CONCEPT – CHRIS MOSLEY
41.120
ARTS COMMISSION
RECOMMENDATION
Approve Melissa Marzan as the signage artist with Chris Mosley as sculpture artist for the Ocean Street Beautification Project.
41.121
STAFF RECOMMENDATION
1) Authorize the City Manager or designee to take actions necessary to prepare construction plans and specifications for the Ocean Street Beautification Project.
2) Authorize the City Manager to enter into contracts with Melissa Marzan and Idea Fab Labs for art signage, and Chris Mosley for public art, including execution of related actions and documents in forms approved by the City Attorney, in an amount not to exceed the approved project budget.
3) Direct staff to identify other locations throughout the city for consideration of public art generated from concepts created for the Ocean Street Beautification Project.
4) Approve the CEQA determination contained in this Agenda Report. The Council’s action is exempt from CEQA under Section 15262 – Feasibility and Planning Studies, Sections 15301 – Existing Facilities, and 15304 – Minor Alterations to Land.
41.122
THANK YOU
41.123
City Council
AGENDA REPORT
DATE: 05/27/2025
AGENDA OF: 06/24/2025
DEPARTMENT: Parks and Recreation
SUBJECT: Heritage Tree Mitigation/Replanting In Lieu Fee and Tree Bond Update (PR)
LOCATION: Citywide
RECOMMENDATION: Motion to:
1) Adopt a resolution updating street tree replacement in-lieu fees, and rescinding Resolution No.
NS-30,071; and
2) Adopt a resolution updating mitigation measure requirements for the removal of a heritage tree or heritage shrub pursuant to Chapter 9.56.
BACKGROUND: This report addresses proposed changes to fees and tree bonds associated with tree removal and replacement requirements of heritage trees growing on public and private property, and street trees growing in the public right-of-way in Santa Cruz. These fees are governed by Santa Cruz Municipal Code (SCMC) Chapters 9.56 (heritage trees and shrubs) and
13.30 (street trees).
Following City Council approval on November 15, 2022, Resolution Nos. NS-30,072 and NS30,071 updated in lieu fees and tree bond requirements for removed trees protected by ordinance
9.56 and 13.30. These resolutions updated previous in lieu fees and were recommended by the Parks and Recreation Commission.
In lieu fees are adjusted annually on January 1st based on the San Francisco/Oakland Bay Area Consumer Price Index while the tree bond fee has remained static. Currently either an in lieu fee payment of $1,859 or a $250 refundable tree bond is required. The tree bond is refunded when the City confirms successful mitigation tree replanting, which is defined as the establishment of three (3) 15-gallon size trees or one (1) 24-inch box size tree for each heritage size tree removed.
DISCUSSION: SCMC Section 9.56.100 of the Heritage Tree Ordinance establishes mitigation/replanting requirements for heritage tree removal as specified on the Mitigation Chart adopted by City Council resolution. SCMC Section 13.30.063 of the Street Tree Ordinance requires replacement of any size street tree removed by a private owner.
42.1 Since the City Council approval of the updated in lieu fees on November 15, 2022, staff has evaluated the results of these fee increases to determine their effectiveness at increasing program revenue. While increased in lieu fees were intended to boost funding used for tree planting, they have had an unintended consequence. Instead of generating more revenue, they have dramatically increased the number of heritage tree bonds submitted, while decreasing in lieu fee payments. Specifically, heritage tree bonds have increased from an average of 30 per year to over 70 per year after the fee increase. Less than 10 in lieu fees have been paid by property owners and no in lieu fees have been paid on smaller diameter street trees growing in the public right-of-way.
This surge in bonds has overwhelmed the Urban Forestry program, which lacks the necessary staff to monitor required replanting (a process that can take up to three years or more per tree).
Applicants are frequently choosing the less expensive tree bond option but then failing to replant.
Consequently, staff struggles to contact property owners with tree bonds to encourage replanting.
Since many residents never replant—effectively choosing to forfeit their $250 bond rather than pay the $1,859 in lieu fee—staff is forced to consider enforcement or force collections, further burdening the limited Urban Forestry Program staff. Compounding this, the public has voiced concerns that the $1,859 in lieu fee represents an economic hardship and acts as a disincentive for obtaining a tree permit and engaging with the City’s tree permitting process.
To ensure sufficient funding for tree replacement, even with a potential reduction in the in lieu fee (which staff do not anticipate), staff has increased the penalty for removing a heritage tree without a permit. The fine is now $2,500 to $3,500 per tree. Over the past year, the Urban Forester and City Attorney's Office have increased penalties pursuant to Title 4. The previous fine was only $500 under the Heritage Tree Ordinance (Section 9.56.110). The increased penalty encourages compliance with tree permitting requirements and generates revenue only from those who violate the ordinance, not from residents who follow the rules.
In summary, staff recommends the following changes:
• Reduce In lieu Fees: Lower the in lieu fee to $500 for heritage trees on public and private property and in the public right-of-way (street trees); • Maintain Street Tree Replanting Requirement: Continue to condition applicants removing non-heritage size street trees to replant street trees as a permit condition; • Increase Heritage Tree Bond: Increase the heritage tree bond from $250 to $500; • Equalize heritage tree mitigation/replanting fees and tree bonds (Section 9.56.100): Set both the in lieu fee and the bond at the same amount ($500) to remove any cost incentive for choosing one over the other; and
• Master Fee Schedule: Add both the in lieu fee and the tree bond to the Master Fee Schedule, allowing for annual adjustments based on inflation.
These changes aim to balance the cost of tree establishment with the administrative burden on the City. By making the in lieu fee and the bond equivalent, the decision to replant or pay the in lieu fee will no longer be driven by cost. Increasing the bond amount ensures adequate funding for tree replacement should replanting fail. Or if applicants don’t replant within three (3) years their $500 dollar bond will be converted to a contribution for the City to replant. The recommendation to include both fees, the tree bond and the in lieu fee, in the Master Fee Schedule ensures regular inflationary adjustments so both amounts are aligned.
42.2 Specific Updates to Resolutions:
Heritage Tree Resolution (NS-30,072): Replace the "current in lieu fee" language with the revised $500 fee, equivalent to the increased tree bond amount. Clarify mitigation requirements related to replanting and the bond. Add that the City has the right to inspect for three (3) years, and require owners replace mitigation trees if they do not survive. State that if after three (3) years they do not replant that they will forsake their tree bond, and it will be used by the City to replant trees. Lastly, clarify that replacement trees are also designated as heritage trees and therefore require the same level of care and protection.
Street Tree Resolution (NS-30,071): Simplify the street tree in lieu fee payment structure to a single $500 required fee if the street tree is a heritage tree by designation and consistent with the Heritage Tree Resolution, subject to annual inflationary increases. Add that street trees that are not designated as heritage trees will be permit conditioned to be replaced by the applicant with a species from the City approved tree list. If the street tree cannot be replaced due to an infrastructure conflict or other site constraint or regulation, the director may waive the required replacement under Section 13.30.063 (1).
On February 10, 2025, the Parks and Recreation Commission voted 5-2 to recommend City Council approval of the proposed changes to the resolutions governing mitigation/replanting fees and tree bonds for heritage tree removal and replacement on public lands, private property and street trees in the public right-of-way.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) DETERMINATION:
Modification of a funding mechanism is not a project as defined by the California Environmental Quality Act (CEQA)
HEALTH IN ALL POLICIES (HiAP): The tree in lieu fee recommendation is a practical approach that can lead to tangible benefits in terms of increased tree planting, improved tree survival, and a more efficient urban forestry program, all of which contribute to the City's climate action and sustainability goals. Additionally, the benefits of a healthy urban forest canopy on climate, property values, traffic calming, and more all contribute towards the overall quality of life for residents and businesses.
FISCAL IMPACT:
1. The recommendation in this report impacts the General Fund: No
2. This recommendation requires a budget adjustment: No
3. The recommendation creates an on-going expenditure commitment: No FISCAL IMPACT DESCRIPTION: Initially, the lowered in lieu fees might lead to a temporary decrease in direct revenue collected from those fees into the Street Tree Fund (Fund 125). Since more people have been choosing the bond option (due to the current fee structure), the shift to a lower, equivalent fee might not immediately generate the same level of revenue as the higher fees were intended to produce. However, the current system isn't working as intended, as evidenced by the low in lieu fee payments and high bond usage.
The increased bond amount ($500) will better cover the actual costs of tree replacement if the bonded replanting fails. This mitigates the risk of the City having to subsidize those costs. The previous bond amount ($250) likely did not fully cover these costs. So, while direct revenue
42.3 from in lieu fees might be slightly lower initially, the City's long-term cost recovery for failed replanting will be significantly improved.
The most significant fiscal benefit comes from the anticipated reduction in staff time spent administering and monitoring the large number of tree bonds. The current system is inefficient, requiring substantial staff resources for up to three years or more per bond. By discouraging the use of bonds through equivalent fees, staff can be redirected to other essential urban forestry tasks, such as proactive tree care, planting, and community outreach. This improved resource allocation translates to cost savings, even if not directly reflected in increased revenue.
Prepared By:
Leslie Keedy
Urban Forester
Submitted By:
Tony Elliot
Director of Parks and
Recreation
Approved By:
Matt Huffaker
City Manager
ATTACHMENTS:
1. DRAFT RESOLUTION 13.30.100.DOCX
2. DRAFT RESOLUTION 9.56.100.DOCX
42.4 RESOLUTION NO. NS-XX,XXX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ UPDATING FEE
SCHEDULE FOR THE STREET TREE REPLACEMENT IN-LIEU FEE PURSUANT TO CHAPTER 13.30.100 OF THE MUNICIPAL CODE AND RESCINDING RESOLUTION NO.
NS-30,071
WHEREAS, pursuant to Section 13.30.100 of the Santa Cruz Municipal Code, a tree permit shall be obtained from the Director of Parks and Recreation by any person proposing to root prune, transplant, or remove any tree within the public right-of-way (hereinafter referred to as a "street tree"); and
WHEREAS, the Director of Parks and Recreation may condition any permit for removal of a street tree, granted pursuant to Section 13 .30.100 of the Santa Cruz Municipal Code, so as to require the permittee to replace the street tree; and
WHEREAS, an in-lieu fee provides an additional mitigation alternative for circumstances where replacement of a removed street tree pursuant to Section 13.30.100 of the Santa Cruz Municipal Code is not feasible; and
WHEREAS, the revised Fee Schedule, attached as Exhibit A hereto, has been prepared by City staff after reviewing the program’s administrative burden and it has been determined that the revised fee will yield sufficient cost savings to offset the proposed fee decrease; and WHEREAS, updating funding mechanisms is not a project as defined by the California Environmental Quality Act; and
WHEREAS, as required by California Government Code Section 66018, notice of the public hearing on the proposed fee was published in the manner set forth in California Government Code Section 6062a; and
WHEREAS, on May 27, 2025, at a regularly scheduled meeting, the City Council of the City of Santa Cruz provided an opportunity for interested members of the public to make oral and/or written comments regarding the proposed Fee Schedule; and NOW THEREFORE, BE IT RESOLVED, that the foregoing recitations are true and correct, and are included herein by reference as findings.
BE IT FURTHER RESOLVED that the City Council hereby finds and declares that:
(1) The updated street tree replacement in-lieu fees in the Fee Schedule, attached hereto as Exhibit A, are designed to fund mitigation of impacts from the removal of any street trees in order to preserve the City's existing tree canopy. (2) The updated street tree replacement in-lieu fees are intended to reduce overall costs for the City to replace a removed street tree and ensure compliance with in-lieu fee requirements.
BE IT FURTHER RESOLVED, that the City Council hereby adopts the updated in-lieu fees for replacement of removed street trees as provided in Exhibit A, attached hereto.
42.5 RESOLUTION NO. NS-XX,XXX
2 BE IT FURTHER RESOLVED, these fees may be incorporated and added to the City's Master Fee Schedule.
BE IT FURTHER RESOLVED, that the Director of Parks and Recreation is hereby authorized to administer and take all action relating to the collection and processing of the fees on behalf of the City regarding this Resolution.
BE IT FURTHER RESOLVED, the adoption of this Resolution is not a project under the California Environmental Quality Act because it is the creation of a government funding mechanism that does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment. (CEQA Guidelines Section 15378(b)(4).) NOW THEREFORE, BE IT RESOLVED, by the City Council of the City of Santa Cruz that it hereby rescinds Resolution No. NS-30,071 and adopts the fee schedule set forth in Exhibit A attached hereto, respectively and by this reference incorporated herein, for the determination of fee pursuant to Section 13.30.100 of the Santa Cruz Municipal Code.
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
42.6 RESOLUTION NO. NS-XX,XXX
3 EXHIBIT A
FEE SCHEDULE
PARKS AND RECREATION STREET TREE REPLACEMENT / IN LIEU FEES PURSUANT TO SECTION 13.30 OF THE SANTA CRUZ MUNICIPAL CODE
a. In-lieu fee or tree bond required for replacement of a designated heritage street tree: $500 per tree.
b. Replacement required for street tree / public right-of -way trees designated as non-heritage. c. Annual Increases. The in-lieu fee and bond may be upwardly increased to the next whole dollar on January 1 of each year in accordance with the San Francisco/Oakland Bay Area (All Items) Consumer Price Index for all urban consumers provided by the U.S. Bureau of Labor Statistics.
42.7 RESOLUTION NO. NS-XX,XXX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ
UPDATING MITIGATION MEASURE REQUIREMENTS FOR THE REMOVAL OF A HERITAGE TREE OR HERITAGE SHRUB PURSUANT TO CHAPTER 9.56 OF THE MUNICIPAL CODE AND RESCINDING RESOLUTION NO. NS-30,072.
WHEREAS, Section 9.56.100 of the Santa Cruz Municipal Code requires certain mitigation requirements for approved and unapproved removals of heritage trees or heritage shrubs, pursuant to a mitigation requirement chart to be adopted by City of Santa Cruz City Council resolution; and WHEREAS, on October 22, 2013, the City Council adopted Resolution No. NS-28,707, whereby the City Council established certain mitigation measure requirements from any person who removes a heritage tree or heritage shrub; and
WHEREAS, on November 15, 2022, the City Council rescinded Resolution No. NS-28,707 and adopted Resolution No. NS-30,072, updating mitigation requirements for the determination of the mitigation measures required pursuant to Section 9.56.100 of the Santa Cruz Municipal Code.
WHEREAS, it is the intent of the City Council of the City of Santa Cruz to by this resolution rescind Resolution No. NS-30,072 and update the mitigation measure requirements, and that this resolution, and the mitigation requirements hereby adopted, shall be used to determine the mitigation measures required from any person who alters or removes a heritage tree or heritage shrub with the conditional approval of the City, or who alters, damages, or removes a heritage tree or heritage shrub without the approval of the City; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Cruz that it hereby rescinds Resolution No. NS-30,072 and adopts the mitigation requirements set forth in Exhibit A attached hereto, respectively and by this reference incorporated herein, for the determination of the mitigation measures required pursuant to Section 9.56.100 of the Santa Cruz Municipal Code.
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
42.8 RESOLUTION NO. NS-XX,XXX
2 EXHIBIT A
APPROVED AND UNAPPROVED HERITAGE TREE(S)/SHRUB(S) REMOVAL
MITIGATION REQUIREMENTS
The Director of Parks and Recreation shall make a determination pursuant to Section 9.56.100 regarding replacement mitigation for any removal of heritage trees/shrubs based on the chart below.
On-site replanting is the primary intent for mitigation. Unapproved removal of a heritage tree is also subject to penalties per 9.56.100.
MITIGATION REQUIREMENT
Removal of a Heritage Tree of
Heritage Shrub as defined in
Section 9.56.010 of the City of
Santa Cruz Municipal Code.
A) Replant three (3) #15 container-size trees or one (1) twentyfour inch (24”) box size tree on the same property as the removed tree. Applicant shall pay to the City a refundable tree bond of $500* per tree, which will be held until such time that the City confirms the mitigation requirement has been met. The City may inspect mitigation trees for up to three (3) years after planting to ensure tree survival. If the mitigated tree dies, the tree owner will be required to replace the dead tree at their expense. Failure to replant within three (3) years will result in the forfeiture of the tree bond deposit. Forfeited bonds will be converted to an Urban Forestry program contribution and used to replant the removed tree at a location deemed appropriate by City staff.
B) In circumstances where replacement of the removed heritage tree is not feasible due to conflicts with existing or planned public or private infrastructure or other trees or shrubs, the Director of Parks and Recreation or his/her designee may in his or her sole discretion, authorize the payment of an in-lieu fee in the amount of $500* per removed tree.
C) If the property owner meets the criteria described in subdivision (a) or (b) of Government Code Section 68632 and has complied with the permit requirements of Section 9.56.060, the city shall waive the in-lieu fee.
D) For any removal of heritage trees that falls under the purview of the City of Santa Cruz’s Local Coastal Program (“LCP”), property owners shall be subject to any requirements under the LCP, including but not limited to, a two-for one planting and maintenance program when tree removal is necessary for new development.
E) Mitigation trees are protected by this resolution to Chapter 9.56 of the City of Santa Cruz Municipal Code and require
replacement if they die.
*The in-lieu fee may be upwardly increased to the next whole dollar on January 1 of each year in accordance with the San Francisco/Oakland Bay Area (All Items) Consumer Price Index for all urban consumers provided by the U.S. Bureau of Labor Statistics.
42.9 Brittany Inclan
From: Gillian Greensite <[email protected]>
Sent: Monday, June 23, 2025 4:15 PM
To: City Council; Fred Keeley; Shebreh Kalantari-Johnson; Renee Golder; Sonja Brunner; Scott Newsome; Gabriela Trigueiro; Susie O'Hara
Subject: Item #42 Heritage Tree removal mitigation fees Dear Mayor, Vice Mayor and City Council members,
I am very disappointed to see that staff recommendations are unchanged on this issue since it was continued from your May 28 meeting. My concerns were spelled out at that time and are copied below.
Basically, if the city wants to ensure that some replacement trees are planted onsite after a property owner cuts down a heritage tree, there has to be an incentive to choose that option. Replanting involves more work than simply paying the city in lieu money. The staff recommendation removes this incentive by making both the in lieu fee (no need to replant onsite) and the bond fee (plant onsite) the same dollar amount.
The following entry from the staff report makes that point clear:
"By making the in lieu fee and the bond equivalent, the decision to replant or pay the in lieu fee will no longer be driven by cost.”
The primary driver of this recommendation, according to the staff report, is to relieve the burden on the city’s urban forester for follow up to ensure replacement trees are planted. Surely there are creative ways to ensure that replacement trees are planted short of abandoning this important goal. Require the property owner to submit a photo of the newly planted tree (with identifying property markers) within six months of permitted removal of the heritage tree, for example. Or, have volunteers with Friends of City Parks do the follow up.
As I mentioned before, if I walk down the three blocks on my street on the lower westside I count the loss of thirty large heritage trees over the past forty years. Big trees where owls and other birds nested and perched. The only onsite replacement tree planted during that time was a crepe myrtle, bulldozed last month for a remodel. Now there are none.
I’m sure the property owners who got permits to cut down their heritage trees paid an in lieu fee rather than plant onsite.
When the city made the in lieu fee less attractive by raising it to $1859, there was an incentive to plant onsite. Staff recommendation removes that incentive. The results are predictable.
Gillian
Below: An older photo of the end of my street. Every large tree has been cut down. This is just a small sample of the tree loss in one small neighborhood. No onsite replacements. This is happening all over the city.
42.10 May 26, 2025
Dear Mayor, Vice Mayor and City Council members,
I am writing to urge you to not accept the staff recommendation to lower the heritage tree in lieu fee for the following reasons:
1. In lieu fees apply when a property owner declines to plant a replacement tree on their property, following their permitted removal of a heritage tree or trees. If a person finds the current in lieu cost too steep, they can always opt for planting onsite for a refundable $250 bond. The cost to cut down a heritage tree is in the thousands of dollars.
2. When the city receives the in lieu fee it goes into the city's tree fund. Any tree planting out of this fund is limited to public land. The city cannot plant replacement trees on private land.
3. Most of the city’s heritage trees are on private property. An average of 130 heritage trees a year are permitted to be cut down. Unless some replacement trees are planted on the private property where the heritage trees once grew, our neighborhoods over time become tree deserts. In the three block section of our lower west-side neighborhood, over thirty large heritage trees have been cut down with permit in the past few decades. The only onsite replacement tree was a crepe myrtle, bulldozed last month for a house remodel.
42.11 4. The in lieu fee was raised to $1859 a few years ago to encourage property owners to plant required replacement trees on their property, rather than pay the in lieu fee to the city to plant on public land. From the figures cited in the agenda report, this goal has been very successful. Far more people are opting for the lower bond payment, which requires replacement trees to be planted onsite, than are opting for the higher in lieu payment with no onsite replanting.
5. This trend should be welcomed as a success story. The reasons for staff not seeing it as such can be resolved short of abandoning this worthy goal.
6. Staff cite the burden on the city arborist in following up to ensure the property owners are planting the replacement trees onsite and not just taking the cheap way out. I have no doubt that Leslie Keedy, with no assistance, has difficulty managing this extra workload. However, that situation can be resolved by city council making an assistant city arborist a priority for one of the many new hires proposed in the upcoming budget.
7. If that option does not suit your priorities, then the work of following up on the property owners who opt to plant a replacement tree onsite could be shared across the department, or facilitated by Friends of City Parks, or have the property owner sign a city-issued affidavit confirming the tree has been planted, with photo.
If our status as a Tree City USA has any meaning, you will not approve this fix to an issue that can be resolved by other means. Losing so many heritage trees is bad enough. Further denuding our neighborhoods of future trees adds insult to injury.
Respectfully submitted,
Gillian
42.12 City Council
AGENDA REPORT
DATE: 06/20/2024
AGENDA OF: 06/24/2024
DEPARTMENT: Planning and Community Development
SUBJECT: 530/542/548 Ocean Street: CP24-0071 (APN 010-011-16, -30, -31) Appeal of the Planning Commission Approval of a Nonresidential Demolition Authorization Permit, Lot Line Adjustment, Watercourse Development Permit, Design Permit, Heritage Tree Permits, Density Bonus Request, and Sign Permit to Demolish Four Commercial Buildings, Combine Three Lots into One Lot, Remove Four Heritage-sized Trees and Prune more than 25-percent of the Canopy of One Heritage-sized Tree, and Construct a Six-story Mixed Use Building with 225 Residential Units and Ground Floor Commercial Area within the Development Setback Area of a Category B Creek on Property Located in the C-C/FP-O (Community Commercial / Floodplain Overlay) Zone Districts and within the Ocean Street Area Plan. Environmental Review: Categorical Exemption 15332, In-Fill Development Projects. Owner: Riaz Capital. (PL) LOCATION: District 2
RECOMMENDATION: Motion to adopt a resolution denying the appeal thereby upholding the Planning Commission’s acknowledgement of the environmental determination (Categorical Exemption Section 15332, Class 32) and approval of the Nonresidential Demolition Authorization Permit, Lot Line Adjustment, Watercourse Development Permit, Design Permit, Heritage Tree Permits, Density Bonus request, and Sign Permit, based on the findings listed in the draft Resolution and the Conditions of Approval attached as Exhibit “A”.
BACKGROUND: On February 28, 2024, a Preliminary Review (CP24-0036) was submitted for the 530/542/548 Ocean Street Project (Project) and was deemed complete pursuant to the Housing Accountability Act. On May 20, 2024, a community meeting was held for the proposed Project with attendance from approximately 66 members of the public. Participants expressed a range of both concerns and support described further in this report.
On August 26, 2024, a formal application (CP24-0071) was submitted for the Project and the Zoning Administrator heard and approved the item on March 5, 2025 (viewable at www.cityofsantacruz.com/530ocean). On March 17, 2025, Eric Grabiel filed an appeal which the Planning Commission heard and denied on May 1, 2025, upholding the Zoning Administrator’s
43.1 approval of this Project with revised Conditions of Approval. The Zoning Administrator Agenda Report provides analysis of the proposed project, including the State Laws applicable to the project, resources and constraints, Health in All Policies discussion, and Community Outreach.
The Planning Commission Agenda Report (viewable at www.cityofsantacruz.com/530ocean) contains additional analysis, including responses to issues raised in the Zoning Administrator appeal supporting staff’s recommendation to deny the appeal.
Speakers opposing the project have consistently expressed concerns related to height and mass of the structure relative to the neighborhood, parking overflow, shading of the adjacent neighborhood, and privacy impacts. Supporters of the Project stressed the need for affordable housing in the City and highlighted how the convenient location - close to amenities and Downtown - benefits residents and supports active transportation.
The Planning Commission heard public testimony and emphasized that the proposed unit types are an important part of meeting housing needs in the community. The Planning Commission voted 5-0-2 (Dann, Kelley, McKelvey, Thompson, and Chair Polhamus in approval; Kennedy and Gordon absent) to deny the appeal and uphold the Zoning Administrator’s approval of the Project. As part of the motion, several conditions of approval were added, specifically, conditions 56 through 60 relating to first floor rear yard setbacks, soil contamination cleanup, north elevation appearance and efforts to negotiate compensation for those neighbors whose solar panels would be impacted. On May 12, 2025, Eric Grabiel filed an appeal of the Planning Commission’s approval of the Project, (viewable at www.cityofsantacruz.com/530ocean and discussed below).
DISCUSSION: In an effort to address concerns from the neighbors regarding setbacks and impacts to adjacent trees, the applicant has proposed a design change where the first floor of the proposed building would be set back from the property line 3’-3/4” in a straight line, instead of alternating between 1’-1” and 3’-1”, as presented to the Planning Commission. These proposed changes would result in all parking stalls in the rear row of the garage to become compact spaces with the stalls in the front row remaining standard sized. Additionally, this change to parking would result to a change to a density bonus waiver. The rear elevation building modulation was previously requested as a waiver, and it continues to be, albeit in a modified manner with even fewer changes in plane. The previously requested density bonus waiver to the building modulation along the rear façade continues to apply and meet State Law requirements in that full compliance with the building modulation requirements would physically preclude the housing development with the density bonus units and amenities. To memorialize the revised design, the following additional condition of approval (56) is recommended to allow staff to review fully the revised design at the building permit stage:
Final building permit plans shall reflect the revised design, showing the entire first floor rear elevation set back 3’-3/4” for the full length of the rear property line.
The following summarizes each point made in the appeal (shown in bold and italicized text), followed by staff responses.
43.2 The City Cannot Lawfully Issue a Permit for the Removal of Heritage Trees on Adjacent Property Owners’ Property, and Substantial Evidence Must Support a Determination that the Increased Setback Will Not Harm the Heritage Trees.
The attached Planning Commission Agenda Report from May 1, 2025 and the attached revised conditions of approval discuss how the City will address the issue of heritage tree removal or preservation on adjacent properties. The attached memorandum to the Planning Commission from April 30, 2025 discusses the previously proposed design change to preserve the adjacent heritage-sized Cypress tree consistent with the recommendation in the attached Arborist Report.
To clarify information provided in the appeal letter, there are six heritage-sized trees impacted by this project including three that are located on the subject property and three located on the adjacent properties. Only two out of the three heritage-sized trees located on an adjacent property are proposed to be removed or the canopy significantly pruned, and the adjacent heritage-sized Walnut tree will continue to be preserved. The tree work must be done in accordance with the revised conditions of approval.
The applicant voluntarily completed a Root Examination/ Addendum to the Arborist Report (attached) prior to the City Council hearing, rather than during the building permit process, to address concerns regarding preservation of the heritage-sized Cypress tree. The report concludes that there are no significant roots growing onto the subject property, and that the increased setback will preserve the heritage-sized Cypress tree. The City Arborist reviewed the report and advised that this species (Leyland Cypress) is a shorter-lived variety in the City’s climate and that the Cypress trees on APN 010-011-03 currently show evidence of decline in the canopy. The project description has since been revised to indicate removal of four Heritage-sized trees.
The report notes that because the building footprint has been moved back from the previously proposed footprint, the canopy loss impacts to the Cypress tree will be reduced to approximately 25-30 percent of the canopy needing to be pruned, and this canopy loss is within the tree’s tolerance. Tree pruning will be performed professionally by a licensed and insured tree service and overseen by the project Arborist. The trees on site will be monitored during construction ensuring tree protection measures as recommended are implemented. A Heritage Tree Permit is required for pruning more than 25 percent of a Heritage-sized tree. As such, staff revised condition of approval number 15 and the project description to indicate that pruning more than 25 percent of one Heritage-sized Cypress tree may be allowed subject to criteria contained therein.
The Project Does Not Meet the California Environmental Quality Act’s Requirements for an Infill Development Exemption. Specifically, the infill development exemption is not applicable because the project does not comply with Santa Cruz zoning regulations and there is a reasonable possibility that it will have a significant effect on the environment due to unusual circumstances.
The Project Cannot Obtain a Waiver of the Watercourse Development Permit’s Required Setbacks from Branciforte Creek Because it Would Have an Adverse Impact on Public Health and Safety.
43.3 The attached Planning Commission Agenda Report from May 1, 2025 discusses how the project meets the requirements for a categorical infill development exemption under CEQA, including how the project complies with the City’s zoning regulations.
There is nothing unusual about the project as there are already four commercial buildings which are proposed to be demolished to construct a six-story mixed-use residential/commercial building. The appellant cites a CEQA Guidelines provision that prohibits a categorical exemption from being used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The appellant asserts that a categorical exemption cannot be used due to the existence of contaminated soil on the site, and its proximity to Branciforte Creek. However, this project is does not present unique circumstances from other similar projects and soil contamination must be addressed as part of any proposed development on site, with oversight from the State Department of Toxic Substances Control (DTSC). DTSC will require specific clean-up methods , ensuring that the creek and adjacent properties will not be adversely impacted by the soil clean-up. The soil contamination issue must be resolved with this project (or any proposed project here), as required by conditions 57 and 58.
Most sites eligible for the infill exemption were previously developed with urban uses, and many were originally developed before modern environmental controls on hazardous chemical handling and discharge were adopted. As a result, it is not unusual to find some soil contamination on previously developed sites when they are investigated for redevelopment. The proposed project will be subject to commonly applied remediation standards, which include protocols to avoid off-site releases. Therefore, for all of the aforementioned reasons, the City finds that there are no unusual circumstances associated with the proposed project or activities on the project site or its location and the unusual circumstances exception does not apply.
With the structure proposed to be located within the development setback area, the City-Wide Creeks and Wetlands Management Plan would require the issuance of a Watercourse Variance.
However, as a proposed density bonus project, a waiver to the creek setback is being requested in place of the Watercourse Variance. As is a standard requirement for a Watercourse Variance, a biotic report was submitted with the application. The report prepared by Kathleen Lyons dated August 8, 2024 (viewable at www.cityofsantacruz.com/530ocean) evaluated the potential impacts of the project on the creek. The stretch of Branciforte Creek adjacent to the site is an open channel, with sides of the channel being vertical and comprised of concrete, with no riparian vegetation present. The attached Zoning Administrator Agenda Report dated March 5, 2025 provides a detailed discussion of the conclusions and recommendations of the Biotic Report. In summary, the proposed building is located within the footprint of the existing building and will have no new impact to land within the development setback of the creek.
Because the site is required to be cleaned up with oversight from DTSC per conditions of approval 57 and 58, and the fact that the subject properties are not included on any list compiled pursuant to Section 65962.5 of the Government Code (Cortese List), there are no unusual circumstances that would disqualify the project for using a categorical exemption for infill development. The proposed project will not affect public health or safety, as the soil contaminants and the cleanup process will not impact the creek or adjacent properties, in accordance with DTSC requirements. Therefore, the City must grant the applicant the requested
43.4 waiver to the watercourse development setback, as previously explained in prior Agenda Reports. The project also continues to qualify for a categorical exemption for infill development, as it complies with the City’s zoning regulations and the 'unusual circumstances' exception does not apply, as confirmed by the City’s CEQA counsel.
The Planning Commission Omitted Key Information Relevant to Whether This Project Qualifies for the Infill Development Exemption.
The key information referenced in this comment concerns the issue of contaminated soil on the site, which Staff was aware of. This was not discussed in the Agenda Reports as contaminated soils are not considered unusual circumstances that would disqualify the project from a categorical infill development exemption, as explained above. During the entitlement process, the applicant had also applied to the State Department of Toxic Substances Control (DTSC) to conduct a voluntary clean-up resulting in the State overseeing clean-up of the soils with the construction of the project. Prior to the Planning Commission hearing, however, staff discovered that the applicant withdrew their application from DTSC for voluntary cleanup on the advice of their consultant who noted that the contamination levels in the soils were not high enough to warrant DTSC oversight of the cleanup. Out of an abundance of caution and in an effort to address appellant concerns, staff proposed conditions of approval (57 and 58) that require the applicant to obtain any necessary DTSC approval of the remediation activity, and that DTSC must deem the building and site design consistent with the remediation activity prior to issuance of building permit and site disturbance. The conditions also mandate that DTSC review and approve the site management plan, if required, prior to issuance of any demolition or building permits. The Planning Commission concurred with staff’s recommendation and included these conditions as part of their approval on May 1, 2025. The applicant has since resubmitted their application for voluntary clean-up with DTSC on May 2, 2025.
The Project Does Not Qualify for the Elimination of Parking Requirements under AB2097 Nor the Santa Cruz Municipal Code.
State law prohibits cities from imposing parking requirements on developments located within a half-mile of a major transit stop, whether existing or planned. The proposed project site meets this criterion, as it is located within a half-mile of several qualifying transit stops. Existing stops at Front Street/Soquel Avenue and River Street/Front Street qualify as existing Major Transit Stops, and the under-construction Metro Station on Front Street qualifies as a Planned Major Transit Stop because it is identified in the AMBAG MTP/SCS, all lie within this distance.
According to the HCD AB 2097 Technical Advisory Memo (page 6), the half-mile distance is measured as a straight line from the nearest edge of the project parcel to any point on the parcel(s) containing the major transit stop, not based on walking routes. Given that all applicable transit stops are within the required proximity under both current and planned conditions, there is no ambiguity: the site qualifies under AB 2097, and the City is therefore prohibited from imposing parking requirements for the development.
The Record Does Not Contain Substantial Evidence that the Provision of Metro Bus Passes Would Physically Preclude Construction of the Project.
For a more detailed response to this argument, see attached Planning Commission Agenda Report dated May 1, 2025. In summary, the applicant requested an incentive/concession under
43.5 State Density Bonus Law to exempt the project from the Municipal Code Section 10.46.040 requirement to provide metro bus passes. To qualify for an incentive/concession, the applicant must demonstrate identifiable and actual cost reductions that facilitate development of affordable housing. The appellant’s argument instead pertains to provisions of State Density Bonus Law related to waivers, which require a finding that a development standard physically precludes the construction of the project. In this case, a waiver is NOT being requested to eliminate the bus pass requirement.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) DETERMINATION:
The Class 32 categorical exemption applies to a proposed project fulfilling the following criteria:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses;
(c) The project site has no value as habitat for endangered, rare, or threatened species; (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
(e) The site can be adequately served by all required utilities and public services.
The proposed project complies with all of the foregoing criteria and demonstrates eligibility for a Class 32 Categorical Exemption as afforded by CEQA and none of the exceptions to the exemptions under Section 15300.2 apply to the project as further described in the Planning Commission Agenda Report from May 1, 2025.
HEALTH IN ALL POLICIES (HiAP): The Project aligns with all three pillars of HiAP.
Discussion regarding Health in All Policies is provided in the attached Zoning Administrator Agenda Report from March 5, 2025.
FISCAL IMPACT:
1. The recommendation in this report impacts the General Fund: No
2. This recommendation requires a budget adjustment: No
3. The recommendation creates an on-going expenditure commitment: No FISCAL IMPACT DESCRIPTION: The applicant and appellant have paid fees to compensate for costs associated with staff time processing this application and subsequent appeals. The project will contribute to increased property tax and sales tax revenue to the City, and the project developer will be required to pay City impact fees. The additional revenue generated by the project will help offset the costs of providing municipal services demanded by the project, though many residential uses typically have net negative fiscal effects over time.
Prepared By:
Rina Zhou
Senior Planner
Submitted By:
Lee Butler
Director of Planning and
Community Development
Approved By:
Matt Huffaker
City Manager
43.6 ATTACHMENTS:
1. RESOLUTION.DOC
2. RESOLUTION EXHIBIT A – CONDITIONS OF APPROVAL.DOC
3. PROJECT PLANS (APPROVED BY ZA, UPHELD BY PLANNING COMMISSION).PDF
4. MEMORANDUM TO PLANNING COMMISSION REGARDING DESIGN
CHANGE.PDF
5. PROPOSED DESIGN CHANGE TO GROUND FLOOR OF REAR FAÇADE.PDF
6. APPEAL LETTER FROM ERIC GRABIEL RECEIVED MAY 12, 2025.PDF
7. ARBORIST REPORT PREPARED BY KURT FOUTS DATED APRIL 30, 2024.PDF
8. ROOT EXAMINATION-ADDENDUM TO ARBORIST REPORT PREPARED BY KURT FOUTS DATED MAY 25, 2025.PDF
9. MAY 1, 2025 PLANNING COMMISSION AGENDA REPORT.PDF
10. MARCH 5, 2025 ZONING ADMINISTRATOR AGENDA REPORT.PDF
11. OBJECTIVE DESIGN STANDARDS CHECKLIST.PDF
12. PUBLIC CORRESPONDENCE.PDF
13. APPLICANT'S RESPONSE TO APPELLANT'S APPEAL DATED JUNE 16, 2025.PDF ADDITIONAL ATTACHMENTS INCLUDED ON PROJECT PAGE:
WWW.CITYOFSANTACRUZ.COM/530OCEAN:
May 1, 2025 Planning Commission Action Summary
Appeal Letter and Supplemental Appeal to Planning Commission Applicant’s Response to Appeal Letters to Planning Commission March 5, 2025 Zoning Administrator Minutes
Biological Report Prepared by Kathleen Lyons Dated Aug. 8, 2024 Historic Report for 530 Ocean Street Prepared by Edward Yarbrough Dated Aug. 2024 Historic Report for 548 Ocean St Prepared by Connor Turnbull Dated Aug. 2, 2024 Environmental Noise Assessment Prepared by Luke Saxelby Dated Oct. 9, 2024 Geotechnical Investigation Prepared by Langan CA, Inc. Dated Jan, 26, 2024 Traffic Impact Study Prepared by W-Trans Dated Nov. 7, 2024 Preliminary Stormwater Control Plan Prepared by Angelo Obertello Dated Jan. 2025
43.7 RESOLUTION NO. NS-XX,XXX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ DENYING
THE APPEAL OF ERIC GRABIEL THEREBY UPHOLDING THE PLANNING COMMISSION’S ACKNOWLEDGEMENT OF THE ENVIRONMENTAL
DETERMINATION (CATEGORICAL EXEMPTION SECTION 15332, CLASS 32) AND
APPROVAL OF THE NONRESIDENTIAL DEMOLITION AUTHORIZATION PERMIT,
LOT LINE ADJUSTMENT, WATERCOURSE DEVELOPMENT PERMIT, DESIGN
PERMIT, HERITAGE TREE PERMITS, DENSITY BONUS REQUEST, AND SIGN
PERMIT TO DEMOLISH FOUR COMMERCIAL BUILDINGS, COMBINE THREE
LOTS INTO ONE LOT, REMOVE FOUR HERITAGE-SIZED TREES AND PRUNE MORE THAN 25-PERCENT OF THE CANOPY OF ONE HERITAGE-SIZED TREE, AND CONSTRUCT A SIX-STORY MIXED USE BUILDING WITH 225 RESIDENTIAL
UNITS AND GROUND FLOOR COMMERCIAL AREA WITHIN THE DEVELOPMENT SETBACK AREA OF A CATEGORY B CREEK ON PROPERTY LOCATED AT 530, 542, 548 OCEAN STREET IN THE C-C/FP-O (COMMUNITY COMMERCIAL /
FLOODPLAIN OVERLAY) ZONE DISTRICTS AND WITHIN THE OCEAN STREET
AREA PLAN
(APPLICATION NO. CP24-0071)
WHEREAS, On August 26, 2024, Riaz Capital submitted an application for a Nonresidential Demolition Authorization Permit, Lot Line Adjustment, Watercourse Development Permit, Design Permit, Heritage Tree Removal Permit, Density Bonus Request, and Sign Permit to demolish four commercial buildings, combine three lots into one lot, remove five heritage-sized trees, and construct a six-story mixed use building with 225 residential units and ground floor commercial area within the development setback area of a Category B Creek on property located in the C-C/FP-O (Community Commercial / Floodplain Overlay) Zone Districts and within the Ocean Street Area Plan; and
WHEREAS, the project site and its development is governed by the standards and guidelines contained in Municipal Code Title 24, the Zoning Ordinance, the Ocean Street Area Plan and the City of Santa Cruz General Plan; and
WHEREAS, the project qualifies for a Categorical Exemption in State California Environmental Quality Act (CEQA) Guidelines Section 15332 as articulated below; and WHEREAS, the project was approved by the Zoning Administrator on March 5, 2025, and subsequently appealed to the Planning Commission by Eric Grabiel; and WHEREAS, the Planning Commission conducted a public hearing on May 1, 2025 and, after public hearing testimony, voted 5-0 with two commissioners absent, to deny the appeal, upholding the Zoning Administrator acknowledgement of the environmental determination and approval of the Nonresidential Demolition Authorization Permit, Lot Line Adjustment, Watercourse Development Permit, Design Permit, Heritage Tree Removal Permit, Density Bonus
43.8 request, and Sign Permit to demolish four commercial buildings, combine three lots into one parcel, remove five heritage-sized trees, and construct a six-story mixed use building with 225 residential units and ground floor commercial area within the development setback area of a Category B Creek on property located in the C-C/FP-O (Community Commercial / Floodplain Overlay) zone districts and within the Ocean Street Area Plan; and WHEREAS, the Planning Commission’s approval was appealed to the City Council on May 12, 2025 by Eric Grabiel; and
WHEREAS, the City Council conducted a duly noticed public hearing on June 24, 2025 to consider the application and appeal; and
WHEREAS, the City Council now makes the following findings:
With Respect to the Environmental Determination
The Class 32 categorical exemption applies to a proposed project fulfilling the following criteria:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses;
(c) The project site has no value as habitat for endangered, rare, or threatened species; (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
(e) The site can be adequately served by all required utilities and public services.
The proposed project complies with all of the foregoing criteria and demonstrates eligibility for a Class 32 Categorical Exemption as afforded by CEQA. The application exhibits consistency with General Plan and Zoning designations, policies, and regulations, with a project site comprising 32,062 square feet (.736 acres) in size, below the maximum threshold of five (5) acres, located within city limits and surrounded by existing residential and commercial urban uses. As a previously-developed urban infill site, the subject lot holds no value as habitat for endangered, rare, or threatened species, with none known to exist on the site; development of the project would not result in any significant impact relating to traffic, noise, air quality or water quality as supported by the submitted information; and the site can be adequately served by all required utilities and public services. Therefore, the proposal qualifies for the Categorical Exemption found in CEQA Guidelines Section 15332, infill exemption.
None of the exceptions to the exemptions under Section 15300.2 apply to the project in that the project is not part of a larger project that could result in a cumulative impact, there are no unusual circumstances associated with the project or subject parcel, the project will not result in damage to resources associated with an officially designated scenic highway, the project site is not included on any lists compiled pursuant to Section 65962.5 of the Government Code related to Hazardous Waste Sites, and the project will not result in substantial adverse changes in the significance of a historical resource site in that there are no known historic resources on the property.
43.9 FINDINGS
Nonresidential Demolition Authorization Permit, Section 24.08.1230.3
1. The cultural resources evaluation is accepted as accurate and complete; and the cultural resources evaluation concludes that the building or structure is not eligible for listing on the city historic building survey.
A Historic Report was prepared for 530 Ocean Street by historian Edward Yarbrough of Yarbrough Architectural Resources regarding the existing buildings and history of the property.
The two buildings on 530 Ocean St were built in 1936 as residences, and repurposed as commercial rental buildings in the mid-20th century with significant exterior alterations to the building fronting Ocean Street. A DPR-523 Form was prepared by Connor Turnbull for 548 Ocean Street. The building on 548 Ocean Street was constructed in 1963 for a physical therapy practice, with a significant remodel and addition occurring in 1983. The reports find that the subject properties do not display a level of historical significance or integrity that would qualify it for listing as a historic resource on the National Register of Historic Places, the California Register of Historical Places, or the City of Santa Cruz Historic Building Survey. The sites are not associated with any important historic events or patterns of history, are not associated with any historic people, and the architecture of the buildings are not notable and contain almost no character-defining features. Thus, the structures are not eligible for listing on the City Historic Building Survey.
The building at 542 Ocean Street was built in 1991. As such, it is less than fifty years old and does not require a nonresidential demolition authorization permit.
2. The project which will replace the demolished building or structure has been, or is concurrently being, approved by the city, and an appropriate building permit has been, or is concurrently being, issued; unless some other practical hardship can be documented rendering this requirement inappropriate.
The proposed mixed-use project is being approved concurrently with the approval to demolish the subject buildings.
3. The property owner has been advised of the benefits of listing the property on the city historic building survey and incorporating the preservation of the historic resource into the proposed project.
This finding is not applicable as the properties have been determined to not be eligible for listing.
4. The cultural resources evaluation determines that the resource is eligible for listing on the city historic building survey, appropriate environmental review has been completed in accordance with the California Environmental Quality Act, and the zoning administrator can make a finding of overriding consideration that the replacement
43.10 project will have public benefits which will outweigh the impact of loss of the historic resource.
It has been determined that the properties do not qualify as historic resources. Therefore, this finding does not apply.
Lot Line Adjustment, Section 23.12.010.1(b)
5. The parcels resulting from the lot line adjustment will conform to the general plan, any applicable specific plan, any applicable coastal plan, zoning and building ordinances.
The lot line adjustment will combine three (3) existing parcels (010-011-16, 010-011-31, and 010-011-30) into one 32,062 square foot parcel, exceeding the minimum lot size of 5,000 square feet as established in Municipal Code Section 24.10.750. By merging the three parcels, the lot-line adjustment will form one lot of adequate size to facilitate site intensification and development of a commercial/residential mixed-use building and encourage “a harmonious mixture of a variety of commercial and residential activities”. The purpose of the Ocean Street Area Plan is to revitalize the Ocean Street corridor and create a vibrant gateway to Santa Cruz that reflects the city’s unique character. The Ocean Street Area Plan calls out opportunity sites noting that there is potential for more intensive development on several larger sites and the potential to combine adjacent parcels that have the same owner, which is what is being proposed on these three parcels. The consolidation of the three lots will result in a lot area that can accommodate the scale and size of a mixed-use project that will provide a desirable street character that welcomes both pedestrian and vehicular access while maintaining a harmonious balance between local- and visitor-serving commercial uses and adjoining residential neighborhoods.
6. A greater number of parcels than originally existed are not created by the lot line adjustment.
The lot line adjustment will combine three (3) contiguous parcels, as tabulated below, to result in one (1) merged parcel; therefore, no new parcels will be created as a result of the lot line adjustment.
Parcel No. Address Existing Size Proposed Size
010-011-16 530 Ocean Street 6,000 sq. ft.
010-011-31 542 Ocean Street 14,400 sq. ft.
010-011-30 548 Ocean Street 11,662 sq. ft.
32,062 sq. ft.
Watercourse Development Permit, Section 24.08.2190
7. The development and the project as a whole is consistent with the City-Wide Creeks and Wetlands Management Plan.
The project as a whole is consistent with the City-Wide Creeks and Wetlands Management Plan with the approval of the Density Bonus waiver to the required creek development
43.11 setback (50 feet measured from the centerline of the creek) and incorporation of the recommendations in the biological report as conditions of approval. The stretch of Branciforte Creek adjacent to the site is an open channel, with sides of the channel being vertical and comprised of concrete, with no riparian vegetation present. To provide flood protection, the channel was designed to operate optimally when there is no sediment or trees.
The property supports one plant community type, which is non-native landscaping. A biological report prepared by Kathleen Lyons dated August 8, 2024 was submitted to identify sensitive biotic resources within the project area and evaluate the proposed project relative to such resources. The report found that the value of the project site to native wildlife is limited due to its developed, urban condition and fragmented vegetation. The close proximity of Branciforte Creek, which provides a year-round source of water, adds value to the project site’s landscaping, however, this value is moderated by the lack of vegetative cover along the creek edge. Additionally, the existing structure is located at the edge of the 30-foot riparian corridor and currently extends into the creek’s development setback and management areas. No suitable habitat is present due to the lack of suitable sandy substrate and the built condition of the site. No special status wildlife species are known or expected to occur within the project area. Two special status wildlife species may occur in adjacent areas, however, no direct impacts to these species are expected as Branciforte Creek is not located within the project area.
The mixed-use building is proposed to be located within the development setback of the watercourse (50 feet measured from the centerline of the creek), but outside of the riparian corridor setback (30 feet measured from the centerline of the creek). As such, the proposed building will be encroaching approximately 16.2 feet into the development setback. The proposed building is to be located within the footprint of the existing building. The proposed development will have no new impact to land within the development setback. The proposed building within the development setback would encompass approximately 1,245 square feet, which is less than the current building footprint of approximately 1,415 square feet. The biological report recommends that the applicant avoid the use of non-native plant species within the development setback area and encourage planting of native species, which is consistent with the City-Wide Creeks and Wetlands Management Plan. The applicant’s landscape plan shows plantings of native species within the setback area, consistent with the City’s standards.
8. That the development is permitted per Section 24.08.2150 or that the zoning administrator has determined that the project is in substantial conformance with the listed permitted uses.
With the building proposing to encroach into the 50-foot development setback area measured from the centerline of the creek, the City-Wide Creeks and Wetlands Management Plan would require the issuance of a Watercourse Variance. However, with the project including a Density Bonus, a waiver to the creek setback is being requested in place of the Watercourse Variance. Similar to the requirements of a Watercourse Variance, the biological report evaluated the potential impacts of the project on the creek. Appropriate conditions of approval are included to avoid the use of non-native plant species in the development setback area and encourage planting of native species, improving water quality and flow with
43.12 implementation of proper erosion control and best management practices. Therefore, the development is permitted with the issuance of a Watercourse Development Permit and Density Bonus waiver to the creek development setback.
9. That the development complies with the applicable watercourse development standards stated in Section 24.08.2180.
A biological report was prepared by Kathleen Lyons in August of 2024 with the focus of the assessment being to identify watercourse setbacks and sensitive biotic resources within the project area and evaluate the proposed project relative to the resources. The report recommends measures consistent with the applicable watercourse development standards stated in Section 24.08.2180 which have been included as conditions of approval.
10. That the project has met the requirements of all other reviewing agencies including but not limited to state and federal government requirements.
The limit of the development is outside of state and federal government jurisdiction and therefore is not required to meet state and federal requirements.
Design Permit, Section 24.08.426
11. With the exception of the standards of Section 24.12.185 for which the project is seeking alternative design, the site plan and building design are consistent with design and development policies, limited to those policies that constitute objective standards therein when required by state law, of the General Plan, any element of the General Plan, and any area plan, specific plan, or other city policy for physical development. If located in the Coastal Zone, the site plan and building design are also consistent with policies of the Local Coastal Program.
The subject property is located in the C-C (Community Commercial) zone district and has a General Plan land use designation of MXVC (Mixed-use Visitor Commercial), which is intended to encourage high-quality visitor-serving commercial development along Ocean Street, but also accommodates other multi-story commercial development, such as office buildings. The MXVC designation allows a density range of up to 55 dwelling units per acre allowed within the maximum of 2.75 Floor Area Ratio (FAR). Per the State Density Bonus Law, “maximum allowable residential density” or “base density” means the greatest number of units allowed under the zoning ordinance, specific plan, or land use element of the general plan, or, if a range of density is permitted, means the greatest number of units allowed by the specific zoning range, specific plan, or land use element of the general plan applicable to the project. Density is generally determined by using a dwelling units per acre calculation. Mixed residential and commercial/office developments involving commercial uses on the ground floor and multiple dwellings above are principally permitted in the C-C zone district.
Consistent with the General Plan density range and the C-C zone district, the subject properties have a base density of 41 conventional dwelling units (i.e. apartments). The applicant, however, is proposing a combination of apartments and Flexible Density Units (FDUs). FDUs are allowed to exceed the maximum densities in the General Plan per General
43.13 Plan policy LU3.8 and are principally permitted in the C-C zone district. In situations where a maximum density range is not provided in the zone district or general plan, Section
24.16.255(6) of the Zoning Ordinance allows residential density to be calculated based on a project put forward by the applicant that meets all applicable development standards. To determine the number of FDUs permitted on site, the applicant prepared a base density plan to determine the maximum allowable residential density incorporating a mix of apartments and FDUs (see Sheet GP0.08 of the Project Plans). As such, a total of 113 residential units is the base density allowed (77 FDUs and 36 apartments). With a 100-percent density bonus, the project proposes a total of 225 residential units (155 FDUs and 70 apartments).
The proposed mixed-use project is consistent with the policies of the General Plan, including the following:
Land Use Development Policy LU3.3.1 - Discourage strip commercial development in favor of clustered commercial and mixed-use development along transit corridors.
Land Use Development Policy LU3.7 - Encourage higher-intensity residential uses and maximum densities in accordance with the General Plan Land Use designations.
Land Use Development Policy LU3.7.1 - Allow and encourage development that meets the high end of the General Plan Land Use designation density unless constraints associated with site characteristics and zoning development standards require a lower density.
Land Use Development Policy LU3.8 - Allow the following residential uses to exceed the maximum densities in this chapter: Flexible density units (FDU) and Density bonus units.
Land Use Development Policy LU4.1.1 – Support compact mixed-use development Downtown, along primary transportation corridors, and in employment centers.
Land Use Development Policy LU4.1.3 – On major corridors, encourage mixed-use development, especially projects with priority for commercial uses that can provide services to the adjacent community.
Community Design CD3.3 – Encourage the assembly of small parcels along transit corridors to achieve pedestrian-oriented development compatible with neighborhoods.
Community Design CD4.2.1 – Where possible, site buildings at the street frontage and place parking areas away from street corners and to the rear of buildings.
Community Design CD4.4 – Improve the building design and streetscape along the Ocean Street corridor to emphasize its role as a gateway. Community Design CD5.1 – Create a well connected street and pedestrian network.
Community Design CD5.2 – Require new development to include elements that relate to the pedestrian scale.
Mobility Development Policy M1.1 - Reduce automobile dependence by encouraging appropriate neighborhood and activity center development.
43.14 Mobility Development Policy M1.3 - Create pedestrian-friendly frontage and streetscapes and attractive pedestrian-oriented areas.
Mobile Development Policy M4.4 – Assure a high level of bicycle user amenities.
Economic Development Policy 5.3 – Support neighborhood commercial and mixed-use development along the city’s transportation corridors. Hazards, Safety and Noise Policy HZ3.2.2 – Establish Ldn noise level targets of 65 dBA for outdoor activity areas in new multifamily residential developments. Hazards, Safety and Noise Policy HZ3.2.3 – Require that interior noise in all new multifamily housing not exceed an Ldn of 45 dBA with the windows and doors closed.
Hazards, Safety and Noise Policy HZ6.4 – Avoid or reduce the potential for life loss, injury, and property and economic damage from flooding. Housing Element Policy 2.1 - Encourage the production of affordable rental and ownership housing through inclusionary requirements.
Housing Element Policy 2.2 - Facilitate the development of affordable housing through the provision of regulatory concessions, financial incentives and assistance, density bonuses, and other means.
The property is located in an area mapped as potentially sensitive for archaeological resources under General Plan 2030. General Plan policy HA1.2.2 requires projects in this mapped area to complete an archaeological investigation that includes both archival research and site reconnaissance. A Preliminary Archaeological Reconnaissance of Parcels Report was prepared for the subject properties by Patricia Paramoure, dated July 23, 2024, to determine the presence or absence of any significant cultural resources. No evidence of precontact archaeological resources was observed during the field reconnaissance of the parcels but visibility was extremely limited due to the buildings and pavement. Based on the results of the archival research, it is possible that potentially significant historic-era archaeological resources will be found on the parcels. As such, it is recommended that the property owner retain the services of an archaeologist that meets the Secretary of the Interior Standards to compose an Archaeological Monitoring Plan and to manage archaeological monitoring of excavations involved with this project. Construction related soil disturbance shall be monitored by qualified archaeologists. Construction excavations shall be initially conducted with flat edged soil disturbance equipment to minimize the impacts to possible buried archaeological resources. Conditions of approval have been included to require compliance with the recommendations of the Archaeological Report and archaeological monitoring. The applicant will stop work if excavation results in discovery of an archaeological resource.
The project sites are located within the Ocean Street Area Plan (OSAP), which encourages developments such as this. The purpose of the OSAP is to revitalize the Ocean Street corridor and create a vibrant gateway to Santa Cruz that reflects the city’s unique character. The OSAP calls out opportunity sites noting that there is potential for more intensive development on several larger sites and the potential to combine adjacent parcels that have the same owner, which is what is being proposed on these three parcels. The consolidation of the three lots will result in a lot area that can accommodate the scale and size of a mixed43.15 use project. The project also meets the following areawide land use and redevelopment strategy plan policies:
Goal CD-O1.1 – Encourage pedestrian-oriented development that will enhance the overall architectural quality of buildings along Ocean Street. Goal CD-O1.2 – Require all proposed development to follow the Design Standards and Guidelines in this Area Plan.
Goal CD-O1.3 – Encourage assembly of small parcels into larger sites that allow for high-quality development.
Goal CD-O2.3 – Require new development to minimize impacts relating to parking, loading, traffic, noise, mechanical equipment, and lighting on adjacent residential neighborhoods to the greatest extent possible.
Goal CD-O2.4 – Ensure that all sides of buildings, including rear facades, are welldesigned with high quality materials and attention to detail. Goal CD-O3.1 – Encourage development that provides wider sidewalks, outdoor seating or displays, and other features that improve the pedestrian environment on Ocean St. Goal CD-O3.2 – Improve the appearance of Ocean Street’s public right-of-way. Goal LU-O1.2 – Promote a mixture of retail shops, offices, residential uses, and visitor services that complement one another and contribute to an active pedestrian environment. Goal LU-O1.3 – On the ground floor of buildings along Ocean Street, encourage retail shops, personal services or other uses that foster pedestrian activity. Goal M-O1.2 – Encourage use of alternative modes of transit.
Aside from the requested waivers and incentives/concessions allowed under State Density Bonus Law and variations to the Objective Design Standards Ordinance allowed by the Zoning Ordinance, the project meets the site development standards as required in the City’s Zoning Ordinance, including the C-C zone district requirements, objective design standards, parking design requirements, and so on (see Objective Design Standards Checklist). The subject property is not located within the Coastal Zone.
12. For each standard of Section 24.12.185 for which the project proposes an alternative design, the proposed alternative meets the intent of the stated goal identified for the relevant standard in Section 24.12.185.
The project is proposing to vary from two objective design standards as explained below.
Variation #1: SCMC24.12.185.5.c. states that regardless of the street frontage length of a project, properties abutting a public street, alley, path, paseo, trail, or other public connection on a side or rear property line shall incorporate a connection between the parcel 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 corner lots.
The Branciforte Creek multi-use path runs adject to Branciforte Creek. Many portions of the trail are paved, facilitating active transportation through the Ocean Street area of Santa Cruz.
43.16 The General Plan, Climate Action Plan, Municipal Code, the Ocean Street Area Plan, and the Active Transportation Plan all include policies supporting the improvement/continuation of the Branciforte Creek Trail:
General Plan Policy CD3.1: Develop and maintain physical and visual linkages between key areas in the city.
General Plan Policy M1.1.2: Connect activity centers with bicycle and pedestrian paths.
General Plan Policy M1.1.3: Implement pedestrian and bicycle improvements that support transit ridership.
General Plan Policy M3.3.5: Require new development to be designed to discourage through traffic in adjacent neighborhoods and to encourage bicycle or pedestrian connections.
General Plan Policy PR4.1.1: Provide trails for a range of uses. Ocean Street Area Plan Goal CD-O3: An attractive streetscape that encourages pedestrian activity.
Ocean Street Area Plan Goal CD-O3.1: Encourage development that provides wider sidewalks, outdoor seating or displays, and other features that improve the pedestrian environment on Ocean Street.
Ocean Street Area Plan Goal M-O1.2: Promote a safe and well-connected bicycle network between Ocean Street and other parts of the city. Climate Action Plan Measure T1.5 Equitable Active Transportation Access: Build new infrastructure that provides equitable access to safe bicycle and pedestrian pathways throughout the City, prioritizing frontline neighborhoods. Active Transportation Plan Project 38 (Branciforte Creek Bike Path – May Avenue to Ocean Avenue): Pave and connect to Ocean St.
This improvement would further several important policies of the City and provide a valuable benefit to the community, as well as residents who commute by bike. Instead of providing the bike path connection as part of this project, the applicant will instead be responsible for their fair share cost (not to exceed $100,000) of the pathway improvements located within the maintenance access road adjacent to the project and the Branciforte Creek Channel, which will be paid prior to occupancy of the building. By paying the fair share cost, the applicant is contributing to the creation of the bike path connection, which will greatly benefit the community and the City by promoting pedestrian and bicycle access. Further, since the site upon which the bike path connection is located is under public ownership, the improvement is more likely to occur in the near future, meeting the intent of the stated goal of the Objective Design Standard.
Variation #2: SCMC 24.12.185.6.e.ii. states that entries to ground floor uses shall be placed at an average of every 50 linear feet or less of building frontage, with exemptions provided for food and beverage stores, medical/health offices and lodging in areas designated MXVC in the 2030 General Plan.
The goal of this objective design standard is to ensure that new development is pedestrianoriented and provides ground floor uses that activate the public realm. It is infeasible for the
43.17 project to provide the number of requested building entries because of accessibility requirements given the grade difference between the finished floor of the building and the elevation of the public sidewalk along Ocean Street. The subject properties are located within a 100-year floodplain. As such, the project proposes to raise the building’s footprint out of the floodplain. The difference between the building’s ground floor and Ocean Street sidewalk is 2 feet to 2.5 feet across the site. Accessible ramps are required to provide code-compliant building access from the public sidewalk at its existing grade. Additional ramps would interfere with other required elements, such as landscaping and bike parking. Instead, the project proposes to provide benches and plantings to create welcoming residential and commercial entries that will create a better pedestrian-experience along the new building frontage. Additionally, across the 265-foot building frontage, there are five entries proposed with an average placement of 53-feet, which is close to the required 50-foot spacing. The project also meets the objective design standards of active frontage, including ensuring that the ground floor commercial space is at least 50-percent of the entire building frontage, and provides an average depth of at least 25-feet. Therefore, the alternative design meets the intended stated goal of the objective standard as the project is pedestrian-oriented and provides ground floor uses that activate the public realm.
Heritage Tree Permit, Section 9.56.060
13. A heritage tree or shrub, as defined in Chapter 9.56 of the City of Santa Cruz Municipal Code shall only be altered or removed in the following circumstances:
1. Alteration of a heritage tree or shrub would only affect less than twenty-five percent (25%) of the crown of said heritage tree or heritage shrub;
2. Findings by the Director of Parks & Recreation can be established in conformity with the City’s Urban Forest and Wildland Interface Policy Statement;
3. One or more of the following findings are established by the applicant and confirmed by the Director of Parks & Recreation:
1. The heritage tree or heritage tree shrub has, or is likely to have, an adverse effect upon the structural integrity of a building, utility, or public or private right of way;
2. The physical condition or health of the tree or shrub, such as disease or infestation, warrants alteration or removal;
3. A construction project design cannot be altered to accommodate existing heritage trees or heritage shrubs.
Removal and alteration of trees is proposed. An arborist report dated April 30, 2024, prepared by Kurt Fouts, Certified Arborist, includes an assessment of the trees within the project area, condition of the trees, and recommendations for retention or removal of the trees. An Addendum to the Arborist Report dated May 25, 2025 prepared by Kurt Fouts was submitted detailing the root examination and existing condition and health of the adjacent Heritagesized Cypress tree to determine whether they could be preserved with an increased setback of 3 feet. The City Arborist reviewed the submitted reports and expressed no concerns regarding its methodology or findings.
43.18 There are six Heritage-sized trees, three of which are on the subject property fronting Ocean St, and the other three are on adjacent properties with canopies overhanging the subject properties. The arborist reports recommends removal of four Heritage-sized trees (three Palm trees on the subject property, and one Cedar tree on an adjacent property) and pruning that may exceed 25-percent of the canopy of one adjacent Heritage-sized Cypress tree as the construction project design cannot be altered to accommodate the trees, if written consent of the adjacent property owner(s) expressly authorizing removal, pruning more than 25-percent of the canopy of the Heritage-sized tree or irreversible damage to the affected heritage tree(s) is provided. If such consent is not obtained, the applicant shall (1) revise the project plans so that it no longer requires a heritage tree permit as determined by the City Arborist and in accordance with Chapter 9.56 of the Santa Cruz Municipal Code, or (2) provide evidence that pursuant to a court order or judicial decree, that they are entitled as a matter of law to remove encroaching roots and/or branches up to the property line. This condition is intended to ensure compliance with applicable laws governing private property and tree protection, and to prevent unauthorized removal or harm to trees located on property not owned or controlled by the applicant or the City.
The City Arborist advised that the Leyland Cypress tree species are a shorter-lived variety of Cypress tree in the City’s climate and the Cypress trees on the adjacent property, APN 010-011-03, currently show evidence of decline in the canopy as discussed in the Addendum to the Arborist Report prepared by Kurt Fouts dated May 25, 2025. The Cypress trees have multiple symptoms of cypress canker disease including flagging (scattered tip dieback), browning of needle bundles, and some branch bleeding. Cypress canker is a disease common to this region. The Addendum to the Arborist Report concludes that there are no significant roots growing onto the subject property, and the increased setback will preserve the adjacent heritage-sized Cypress tree. The Addendum to the Arborist Report notes that because the building footprint has been moved back from the previously proposed footprint, the canopy loss impacts to the Cypress tree will be reduced to approximately 25 to 30-percent of the canopy needing to be removed, and this canopy loss is within the tree’s tolerance. Tree pruning will be performed professionally by a licensed and insured tree service and overseen by the project Arborist. The trees on site will be monitored during construction ensuring tree protection measures as recommended are implemented. A Heritage Tree Permit is required for pruning more than 25-percent of a Heritage-sized tree subject to the revised condition of approval 15.
In accordance with the replacement tree requirements, either one 24-inch box sized tree or three 15-gallon trees shall be paid for and planted by the project applicant for each Heritage tree removed. A Tree Protection Plan must be submitted prior to issuance of building permit showing how the trees will be preserved, if applicable. Condition of Approval #15 and #40 were modified to address the preservation of the adjacent Heritage-sized trees, and the project arborist will be on retainer during development.
Sign Permit, Section 24.08.530
14. The sign plan shall be consistent with physical development policies of the General Plan, any required or optional element of the General Plan, any area plan or specific plan or
43.19 other city policy for physical development. If located in the Coastal Zone, the sign plan shall also be consistent with policies of the Local Coastal Program.
The signage is consistent with the goals and physical development policies of the 2030 General Plan, Ocean Street Area Plan, and the Zoning Ordinance. The applicant is proposing two non-commercial wall signs located on the tallest portion of the side elevations of the building. The proposed square footage of each sign is approximately 66.3 sq. ft. Per Zoning Ordinance Section 24.12.350.5, non-commercial signs containing non-commercial messages may be erected in conformity with this part in all districts. This sign is for the name of the mixed-use building, ArtHaus. The signs are consistent with the Ocean Street Area Plan Sign Criteria, including the following:
Design of the sign is simple and easy to read.
Signs are attached to the wall and do not project above the eave line of the building. Signs include colors and materials that relate to the architectural character of the site’s building and are not designed to obscure or conceal architectural elements. Where internally illuminated lettering is used, only individual letter signs shall be permitted.
Where individual letters are used, letters are three dimensional.
The project is not within the Coastal Zone.
15. Design of signs shall respect design principles in terms of maintaining a balance of scale, form and proportion. Location of signs shall take into account maintenance of public views.
The two wall signs will be mounted to the face of the building, along the side elevations and will not conflict with public views. The signs consist of letters that are 3’-7” tall and a total length of 18’-6”. The area of the proposed signs are 66.3 sq. ft. each. With the side elevation building façade being more than 1,000 sq. ft., the size of the sign is appropriate to the area of the wall per the Municipal Code. The signs are mounted to the tallest portion of the building wall and is proportional to and in scale with the building.
16. The size and location of signs shall not obstruct visibility or the safe movement of pedestrians or vehicles and shall not encroach on paths of travel or other site features that were/are established for compliance with the Americans with Disabilities Act (ADA).
The two wall signs are stationary and located on the tallest part of the side elevation facade.
The sign will be internally illuminated, with the internal illumination limited to illuminated lettering with an opaque background; therefore, the signs will not visually impact vehicular traffic or encroach onto paths of travel or other site features required for compliance with ADA.
43.20 17. Signs shall avoid dominating the site and/or existing buildings on the site or overwhelming the buildings or structures to which they are attached. Multiple signs on a given site should be of a consistent theme.
The two wall signs will be mounted flat, one on each side elevation of the building and will consist of the building name only. The wall sign will project 4.5 inches from the wall face.
The wall signs will not dominate or overwhelm the building façade as the façade is significantly larger than the proposed wall sign.
Density Bonus Section 24.16.270.2
18. The housing development is eligible for a density bonus and any concessions, incentives, waivers, modifications, or modified parking standards requested; conforms to all standards for affordability included in this section; and includes a financing mechanism for all implementation and monitoring costs.
The project is subject to the inclusionary housing requirement in Zoning Code Section
24.16.020(5)(a), “Rental residential developments that would create five or more new or additional dwelling units or live/work units at one location shall provide twenty percent of the dwelling units as inclusionary units, which shall be made available for rent to low income households at an affordable rent.”
With a base density of 113 units, 22 (20-percent) of the residential units will be required to be provided as inclusionary affordable housing units at the low income level (80% AMI). As per Municipal Code Section 24.16.225(3), an applicant for a density bonus project may seek three incentives or concessions for housing developments where at least thirty percent of the total units are affordable to lower-income households, at least fifteen percent of the total units are affordable to very-low-income households, or at least thirty percent of the total units in a common interest development are available to moderate-income households at affordable ownership costs. Therefore, in order to seek three incentives and concessions for the project, as well as meet the inclusionary housing requirement, the applicant is proposing 17 residential units (15-percent of the total units) to be provided as the inclusionary affordable housing units at the very-low income level (50% AMI). In order to meet the 22 units required as per the City’s Inclusionary Ordinance, the applicant is proposing to provide an additional 5 units at the low income level (80% AMI).
A condition of approval has been included that the applicant shall comply with the inclusionary housing requirements set forth at SCMC Chapter 24.16 Part 1, and shall enter into and record an affordable housing development agreement prior to issuance of a building permit.
According to Government Code Section 65915(f)(2), if 15-percent of the total conforming base density is designated very-low income, development projects then qualify for a 50- percent density bonus. Because the applicant is requesting 17 residential units to be provided as affordable housing units at the very-low income level, the applicant is eligible for a 50- percent density bonus. Per Government Code Section 65915(v)(2), the applicant is further
43.21 eligible for a second density bonus of 50-percent if they provide an additional 15-percent of the total conforming base density designated moderate-income. By providing 17 residential units designated very-low income, and 17 residential units designated moderate-income, the project is eligible and proposes to use a 100-percent density bonus project, resulting in a 225 residential unit project. This project is, therefore, eligible to receive three incentives or concessions, and unlimited waivers. All financing mechanisms for implementation and monitoring costs will be provided by the applicants.
19. Any requested incentive or concession will result in identifiable and actual cost reductions to provide for affordable rents or affordable ownership costs based upon appropriate financial analysis and documentation if required by Section 24.16.255.
The applicant requests one incentive/concession to allow for the use of vinyl windows where the City’s Objective Standards Ordinance prohibits vinyl windows on mixed use buildings over three stories in height. Section 24.12.185.16(c) of the Objective Standards Ordinance prohibits use of vinyl windows on any mixed-use building over three stories in height. Vinyl windows cost less than metal and/or wood framed windows. The applicant requests a concession to use vinyl windows as it will result in identifiable cost savings to the project to provide for affordable rents.
The applicant requested a second incentive/concession at the March 5, 2025 Zoning Administrator public hearing to waive the requirement of providing METRO passes to all residents in the building as required under SCMC Section 10.46.040. The applicant advised that meeting the requirement of providing METRO passes to all residents in the building would render the project infeasible due to the additional $250,000 it would cost each year.
As such, granting the applicant this incentive/concession clearly results in identifiable and actual cost reduction to facilitate affordable housing costs so the City is obligated to approve this incentive/concession under State Density Bonus law. Condition of Approval #68 is removed from the conditions of approval to address this.
20. If the density bonus is based all or in part on dedication of land, the approval body has made the findings included in Section 24.16.230.
The project is not based on dedication of land; therefore, this finding does not apply.
21. If the density bonus, incentive, or concession is based all or in part on the inclusion of a child child-care center, the development conforms to the standards included in Section 24.16.235.
The project does not include a child care center; therefore, this finding does not apply.
22. If the density bonus incentive or concession is approved for a condominium conversion, the development conforms to the standards included in Section 24.16.240.
The project does not include a condominium conversion; therefore, this finding does not apply.
43.22 23. If the incentive or concession includes mixed-use buildings or developments, the nonresidential land uses will reduce the cost of the housing development and the proposed nonresidential uses are compatible with the housing development and with existing or planned development in the area where the proposed housing development will be located.
The above finding is inapplicable, as the project does not include any requests for incentives/concessions for the allowance of a mixed-use building or development. The proposed incentive/concession is regarding the use of vinyl windows. As such, this finding is not applicable.
24. If a waiver or modification is requested, the applicant has shown that the development standards for which the waiver or modification is requested will have the effect of physically precluding the construction of the housing development at the densities or with the incentives or concessions permitted by this Part 3.
The project requests waivers from a total of sixteen development standards that would otherwise have the effect of physically precluding the construction of the housing development at the densities or with the incentives/concessions requested, which are described below:
Development Standard Explanation
1. Building height and stories (SCMC
24.10.750.1.a): 45 feet and 3 stories
required.
Increase in building height is required to
accommodate the proposed housing
development with the density bonus units.
2. Rear yard setback (SCMC
24.10.750.1.c): Not less than the minimum
yard required for the adjacent yard in the RL zone district, which is 10 feet.
3. Maximum Building Length (SCMC
24.12.185.3.b): Maximum building length
shall be dictated by required setbacks and
parcel dimensions.
Reduced rear yard setback of 3’-3/4” is
required, which is intended to maximize use of
available land in order to accommodate the
proposed residential density.
4. Common Usable Open Space per
Dwelling Unit (SCMC 24.10.750.1.d):
5,600 sq. ft. required
5. Private Open Space per Dwelling Unit
(SCMC 24.10.750.1.d): 2,800 sq. ft.
required
6. Open Space per Objective Design
Standards (SCMC 24.12.185.9.a.i)
a. Usable open space per unit: 4,500 sq.
ft. required
b. Private open space per unit: 9,000 sq.
ft. required
The proposed project includes 4,280 sq. ft. of
common open space, which is located in an
open courtyard on the second level of the
proposed building; 2,770 sq. ft. of private open
space; and 2,593 sq. ft. of common indoor
space. To comply with the open space
requirements, the project would need to be
downsized, either through downsizing units, or
through elimination of parking spaces or
residential amenity areas, which a local agency
cannot require a project to do. The subject
property is located within walking distance to
San Lorenzo Park which is located west of the
43.23 7. Common Open Space per FDU (SCMC
24.12.1530.1): 23,250 sq. ft. required
subject properties. As such, although the open
space requirements are not met on site, the
project continues to provide some open space
on site, in combination with access to offsite
recreational opportunities so the residents have
the opportunity to enjoy open space.
8. 15’ wide sidewalk (SCMC
24.12.185.4.a.ii)
9. 15’ wide sidewalk (SCMC 24.12.185.5.e)
The project meets the 15-foot wide sidewalk
requirement along most of the frontage of the
property except near the southern end of the
site. Providing the 15-foot wide sidewalk at the
southern end of the site would require the
elimination of structural columns that support
the housing units above. If the project was
required to remove the columns, the project
would lose up to 15 units. The applicant has
maximized the width of the sidewalk in a
manner that does not reduce the number of
units.
10. Rear yard landscape buffer (SCMC
24.12.185.8.b.iii): 5-foot deep landscape
buffer required along the entire rear
property line.
Providing a landscape buffer along the entire
rear of the site in addition to fire department
access requirements would over-constrict the
buildable footprint of the site and would result
in the loss of residential units.
11. Neighborhood Transition (SCMC
24.12.185.10.a.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.
If the project were required to provide the 45-
degree transition plane starting at a height of
35’ above grade, the project would lose
approximately 30 residential units, and the
proposed project would not be able to be built
with the density bonus units.
12.Building Modulation (SCMC
24.12.185.12.a)
The building elevations provide a plane change
at least every 30' where the change in
horizontal plane is 2' and is combined with a
change in material, with the exception of the
south elevation (Ocean Street-facing) where
only a 1' horizontal plane change is proposed.
The project could not be built as proposed
without the requested waiver.
13. Unfenestrated elevations (SCMC
24.12.185.15.f)
There are two portions of the building of the
East elevation which cannot accommodate
windows, balconies or glass doors because the
building extends to the property line. If the
Project were required to comply with this
standard, the Project would be required to lose
10 residential units. The length of these
elevations is 28'-6" and 32'-6".
43.24 14.Floor Area Ratio (2030 General Plan):
Maximum FAR is 2.75
Complying with the FAR required in the
MXVC designation would reduce the volume
of the building and result in a loss of units and
amenities, which would physically preclude
the construction of the proposed project with
the density bonus units.
15.Watercourse Development Setback: 50-
feet development setback per the Citywide
Creeks and Wetlands Plan
Requiring the proposed project to meet the
watercourse development setback would result
in a loss of units and amenities, as well as
downsizing of the proposed building, which
would physically preclude the construction of
the proposed project with the density bonus
units.
16.Building Modulations (SCMC
24.12.185.12.a)
The project is providing a rear setback of 3’-
3/4” in a straight line on the ground floor of the
rear elevation whereas the ground floor of the
rear façade of the building requires nine (9)
changes in plane to preserve the adjacent
Heritage-sized Cypress tree and to provide
more of a setback to the neighboring
properties. The applicant has requested a
density bonus waiver to the building
modulation objective design standard along
the rear façade as it would physically preclude
the housing development with the density
bonus units and amenities, as designed and
proposed. If the project was required to
preserve the heritage-sized tree and conform to
the building modulations requirement along
the rear façade, then it would require a
reduction of amenity space, which is protected
as part of the project as proposed. Based on
case law, the City cannot deny requested
waivers and require the applicant to redesign
the project to meet objective requirements, as
it would require a reduction of amenity space,
or similar features that are protected as part of
the project as proposed.
25. If a commercial development bonus is requested, the project complies with the requirements of Section 24.16.258, the city has approved the partnered housing agreement, and the bonus has been mutually agreed upon by the city and the commercial developer.
The project does not request a commercial development bonus; therefore, this finding does not apply.
43.25 26. If the housing development or the commercial development is in the coastal zone, any requested density bonus, incentive, concession, waiver, modification, modified parking standard, or commercial development bonus is consistent with all applicable requirements of the certified Santa Cruz local coastal program, with the exception of density.
The project site is not located within the local coastal program, and, therefore, the above finding does not apply.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Cruz that it hereby acknowledges the environmental determination (Categorical Exemption Section 15332, Class 32) and approves the Nonresidential Demolition Authorization Permit, Lot Line Adjustment, Watercourse Development Permit, Design Permit, Heritage Tree Permits, Density Bonus Request, and Sign Permit to demolish four commercial buildings, combine three lots into one lot, remove four heritage-sized trees and prune more than 25-percent of the canopy of one heritage-sized tree, and construct a six-story mixed use building with 225 residential units and ground floor commercial area within the development setback area of a Category B Creek on property located in the C-C/FP-O (Community Commercial / Floodplain Overlay) zone districts and within the Ocean Street Area Plan, and subject to the Findings listed above and the Conditions of Approval listed in Exhibit “A,” attached hereto and made a part hereof, thereby denying the appeal.
PASSED AND ADOPTED this 24th day of June 2025, by the following vote:
AYES:
NOES:
ABSENT:
DISQUALIFIED:
APPROVED:
Fred Keeley, Mayor
ATTEST:
Bonnie Bush, City Clerk
43.26 EXHIBIT "A"
CONDITIONS OF APPROVAL FOR THE PROJECT ON PROPERTY AT
530, 542, 548 Ocean St & CP24-0071
Nonresidential Demolition Authorization Permit, Lot Line Adjustment, Watercourse Development Permit, Design Permit, Heritage Tree Permits, Density Bonus Request, and Sign Permit to demolish four commercial buildings, combine three lots into one lot, remove four heritage-sized trees and prune more than 25-percent of the canopy of one heritage-sized tree, construct a six-story mixed use building with 225 residential units and ground floor commercial area within the development setback area of a Category B Creek on property located in the C-C/FP-O (Community Commercial / Floodplain Overlay) zone districts and within the Ocean Street Area Plan. Environmental Review: Categorical Exemption.
1. If one or more of the following conditions is not met with respect to all its terms, then this approval may be revoked.
2. All plans for future construction which are not covered by this review shall be submitted to the City Planning and Community Development Department for review and approval.
3. This permit shall be exercised within three (3) years of the date of final approval or it shall become null and void. When a building permit is required, a zoning permit shall be considered exercised following the issuance of a valid building permit. When only an occupancy permit is required, a zoning permit shall be considered exercised when the occupancy permit is issued.
4. The use shall meet the standards and shall be developed within limits established by Chapter
24.14 of the Santa Cruz Municipal Code as to the emission of noise, odor, smoke, dust, vibration, wastes, fumes or any public nuisance arising or occurring incidental to its establishment or operation.
5. The applicant shall be responsible for the completeness and accuracy of all forms and supporting material submitted in connection with any application. Any errors or discrepancies found therein may result in the revocation of any approval or permits issued in connection therewith.
6. The lot line adjustment shall be recorded in accordance with the approved plans submitted and on file in the Department of Planning and Community Development of the City of Santa Cruz.
Modifications may be granted only by the City authority which approved the project.
7. All final working drawings shall be submitted to the Zoning Administrator for review and approval in conjunction with building permit application. The plans submitted for building permits shall have the same level of articulation, detailing, and dimensionality as shown in the approved plans. All approved exterior finishes and materials shall be clearly notated on the building permit plans.
Prior to Building Permit Issuance:
8. The applicant and contractor who obtains a building permit for the project shall be required to sign the following statement at the bottom of these conditions, which will become conditions of the building permit:
43.27 “I understand that the subject permit involves construction of a building (project) with an approved Design Permit CP24-0071. I intend to perform or supervise the performance of the work allowed by this permit in a manner which results in a finished building with the same level of detail, articulation, and dimensionality shown in the plans submitted for building permits. I hereby acknowledge that failure to construct the building as represented in the building permit plans, may result in delay of the inspections process and/or the mandatory reconstruction or alteration of any portion of the building that is not in substantial conformance with the approved plans, prior to continuation of inspections or the building final.” Signature of Building Contractor Date
9. Adequate provisions shall be made to supply water to each of the premises covered by this application. The design of water facilities shall be to standards of the Water Department, and plans therefore must be submitted to the Water Department Director for review and approval prior to the issuance of a building permit.
10. Plans submitted for building permit issuance shall include electric vehicle charging stations as required per Section 24.12.241 of the Zoning Ordinance.
11. Plans submitted for building permit issuance shall show all exterior site lighting locations and fixture details. All exterior building lighting shall be shielded and contained in a downward direction. No exterior lighting shall produce off-site glare. Exterior site lighting shall be provided along pedestrian pathways and in the vehicle parking area. Security lighting shall be motion sensor only. On Sheets AP9.11 to AP9.17, the F1 lighting shall be downlight only; no uplighting.
12. Landscape and irrigation plans shall be submitted at the time of the building permit application and will be reviewed by both the Planning Department and Water Department.
The landscape and irrigation plans shall demonstrate compliance with all requirements of the City’s Water-Efficient Landscaping Ordinance in Chapter 16.16 of the Santa Cruz Municipal Code prior to issuance of the building permit. Turf is not permitted in new non-residential landscape projects.
13. All trees shall be a minimum 15-gallon size.
14. Prior to building permit issuance, the City Arborist must approve the type and location of the nine (9) street trees. Trees shall be spaced sufficiently to accommodate the mature canopy of each specimen and this shall be approved by the City Arborist. The street trees shall be planted in accordance with the City’s Tree Planting Detail.
15. Four Heritage-sized trees will be removed with the project and one Heritage-sized tree may be pruned by more than 25-percent, if written consent of the adjacent property owner(s) expressly authorizing removal or irreversible damage to the affected heritage tree(s) on adjacent properties APN 010-011-03 and 010-011-02 is provided by the project applicant to remove/prune more than 25-percent of the canopy of the Heritage-sized tree(s) located on the adjacent properties.
In accordance with the replacement tree requirements, either one 24-inch box sized tree or three
43.28 15-gallon trees shall be paid for and planted by the project applicant for each heritage tree removed.
If such consent is not obtained, the applicant shall (1) revise the project plans so that it no longer requires a heritage tree permit as determined by the City Arborist and in accordance with Chapter 9.56 of the Santa Cruz Municipal Code, or (2) provide evidence that pursuant to a court order or judicial decree, that they are entitled as a matter of law to remove encroaching roots and/or branches up to the property line. This condition is intended to ensure compliance with applicable laws governing private property and tree protection, and to prevent unauthorized removal or harm to trees located on property not owned or controlled by the applicant or City.
16. Plans submitted for building permit issuance shall include landscaping or other screening of the backflow preventor from public view for review and approval by the Planning Department and Water Department.
17. All utilities and transformer boxes shall be placed underground in accordance with the provisions of Section 24.12.700 through 24.12.740 of the Zoning Ordinance. Subject to project planner approval, the applicant may place transformer boxes above ground if: a) PG&E provides a letter to the Planning Department indicating that underground transformers are not feasible for the project due to supply chain issues; and, b) the above ground transformer is sufficiently screened from public view.
18. Bike parking shall be provided in accordance with Sections 24.12.250-252 of the City's Zoning Ordinance. Specifically, all Class 2 bike parking shall be inverted “U” style racks.
19. The applicant shall provide building permit plans that address the following comments:
a) Class 1 bike parking provided on the Ocean Street frontage shall be provided in clusters of no more than 16 spaces (8 U racks) each.
b) For the tenant improvement for the commercial space, provide one Class 1 bike parking space as required for commercial use. This space should be accessible only to employees of the commercial space and can be provided inside the commercial part of the building if that is preferred over an outside bike locker.
20. A drainage plan shall be submitted in conjunction with application for building permits.
21. Prior to building or grading permit issuance or, in any case, any ground disturbance, including but not limited to grubbing, demolition, excavation, and utility-line trenching, the applicant shall submit a copy of a signed contract with a qualified archaeologist that meets the Secretary of the Interior Standards (based on the city’s list of approved consultants or as previously authorized by the Planning Department) indicating that the archaeologist will compose an Archaeological Monitoring Plan and will be present on the site to manage, observe and monitor all grading and subsurface excavations and that they will provide a follow-up letter to the Planning Department with the results of the monitoring.
22. Plans submitted for building and/or grading permits shall include a note indicating that construction excavations shall be initially conducted with flat edged soil disturbance equipment to minimize the impacts to possible buried archaeological resources as recommended by the Preliminary Archaeological Reconnaissance Report prepared by Patricia Paramoure dated July 23, 2024.
43.29 23. The plan for erosion control approved as part of this application shall be submitted and plans submitted for building permit issuance shall note that all work will be installed by November 1.
24. Plans submitted for building permits shall demonstrate compliance with Stormwater Best Management Practice (BMP) and Low Impact Development (LID) requirements for single family residential dwelling projects contained in “Chapter 6 of the Best Management Practices Manual for the City’s Storm Water Management Program” dated October 2011. At a minimum, downspouts shall be disconnected from underground pipes or prohibited from directly flowing onto impervious surfaces and instead be redirected to landscaping or bioswales. Pervious walkway surfaces and driveways shall be installed where possible. Show all implemented LID measures on the plans.
25. All new mechanical equipment and appurtenances, including gas and water meters, electrical boxes, roof vents, air conditioners, antennas, etc. visible from the public way and from adjacent properties, shall be screened with material compatible with the materials of the building and shall be subject to the approval of the Zoning Administrator. Prior to issuance of a building permit, the applicant shall provide documentation confirming that all heat pumps comply with the City’s noise standards.
26. Final colors and materials shall be approved by the Zoning Administrator prior to building permit issuance.
27. The owner shall comply with the inclusionary housing requirements as outlined in Section
24.16.010 of the Zoning Ordinance. The Affordable Housing Development Agreement establishing compliance with inclusionary housing requirements shall be entered into and recorded prior to recordation of the final subdivision map or building permit issuance if no subdivision map is required. In addition to complying with the City’s inclusionary ordinance, which restricts affordability of units in perpetuity, the Affordable Housing Development Agreement shall also document and require the affordability restrictions associated with the granting of the applicant’s density bonus request, as specified in the staff report.
28. The applicant shall provide 17 units at the very low-income level, 17 units at the moderateincome level and 5 units at the low-income level which shall be reflected in the affordable housing development agreement.
29. Prior to the issuance of a building permit, the following fees shall be paid:
a) The applicant shall pay the Park and Recreation Facility Tax pursuant to Chapter 5.72 of the City of Santa Cruz Municipal Code based on the final building permit plans. b) The applicant shall pay Childcare Impact fees pursuant to Chapter 18.48 of the City of Santa Cruz Municipal Code based on the final building permit plans. c) The applicant shall pay Traffic Impact Fees (TIF) as required by the Public Works Department.
d) The applicant shall pay Public Safety Impact fees pursuant to Chapter 18.49 of the City of Santa Cruz Municipal Code based on the final building permit plans. e) An inspection fee of the estimated cost to construct the off-site improvements to be inspected shall be paid to the Public Works Department.
43.30 30. A pre-construction nesting bird survey shall be conducted by a qualified biologist if construction, including tree removal, adjacent to the Branciforte Creek is scheduled to begin from February 1 to August 31 to determine if active nests are present in or near the construction sites. The survey shall be conducted no more than seven days before the start of any construction activities on the site (including tree removal, clearing, and excavation). If nesting bird species protected under the Migratory Bird Treaty Act and/or California Fish and Game Code (§3503) are found and the biologist determines that construction activities could result in the removal of an active nest or cause mortality of eggs or young, the biologist shall identify a suitable nodisturbance buffer around the nest in which no work would be allowed until after the biologist has determined the nest is no longer in use or the young have fledged. Alternatively, construction may be delayed until after the nesting season (i.e. September).
31. If there are any buildings approved for demolition that are currently vacant or that become vacant for longer than three months following entitlement, rodent control measures shall be required. Prior to demolition permit issuance, the applicant shall submit evidence of tenancy to confirm the vacancy of existing buildings. If subject to rodent control requirements as determined by the Zoning Administrator, the applicant shall submit evidence of a contract with a licensed pest control company and shall provide a letter or report prepared by the licensed pest control company detailing the measures that will be conducted on the site. The measures shall be reviewed and approved by the Planning Department and shall be conducted by a licensed pest control company immediately prior to demolition. Evidence of completion shall be provided to the Planning Department. Alternatively, a licensed pest control agency can provide a written attestation that rodents or other pests are not present and no actions are therefore needed.
32. The applicant shall send notices of demolition to all tenants of the buildings to be demolished at least six months prior to demolition or eviction. The notices shall include contact information for the Economic Development Department for tenants to use as a resource for relocation assistance. Proof of noticing shall be submitted to the Planning and Economic Development Department(s).
33. A demolition permit to demolish the existing commercial buildings shall not be issued until a permit for the development project has first been issued.
34. Plans submitted for building permit issuance shall comply with the City’s Bird Safe Building Standards. Adhesive film may not be used to meet fritting or glass standards.
35. Plans submitted in conjunction with the building permit application shall include a note indicating that all washing machines provided by the owner for private use by tenants shall be equipped with microplastic filters to reduce plastic pollution. (See Operational Conditions below for noticing and maintenance requirements.)
36. All commercial spaces shall be constructed to support a future food service use. Plans must include ducting and venting plans for all commercial spaces. All ducting and venting shall be designed to be hidden or incorporated into the building design. Plans shall also show the locations of grease traps, grease lines, and grease storage facilities.
43.31 37. Plans submitted for building permit issuance shall comply with all recommendations of the Preliminary Archaeological Reconnaissance Report prepared by Patricia Paramoure and dated 07/23/2024.
38. Plans submitted for building permit issuance shall comply with all recommendations of the Arborist Report prepared by Kurt Fouts and dated 04/30/2024.
39. Plans submitted for building permit issuance shall comply with all recommendations of the revised Arborist Report prepared by Kurt Fouts and dated 05/25/2025.
40. Prior to building permit issuance, a tree protection plan is required to be submitted for the proposed project, including the one Heritage-sized Walnut tree, one Heritage-sized Leyland Cypress tree, and one Heritage-sized Incense Cedar tree to be incorporated into the project, if the adjacent property owners do not authorize the trees to be removed and the applicant revises the project plans as recommended in the Arborist Reports prepared by Kurt Fouts and dated 04/30/2024 and 05/25/2025.
41. Plans submitted with building and/or grading permits shall include a note indicating that prior to site grading or any disturbance, all trees and/or tree stands indicated for preservation shall be protected through fencing or other approved barricade. Such fencing shall protect vegetation during construction and shall be installed to the satisfaction of the Director of Planning and Community Development.
42. Plans submitted for building permit issuance shall comply with all recommendations of the Biological Report prepared by Kathleen Lyons and dated 08/08/2024.
43. Plans submitted for building permit issuance shall comply with all recommendations of the Environmental Noise Assessment prepared by Luke Saxelby and dated 10/09/2024. The building permit plans must include sufficient detail to demonstrate compliance with recommendations provided in the Environmental Noise Assessment, including the noise control features.
44. Plans submitted for building permit issuance shall comply with all recommendations of the Geotechnical Investigation Report prepared by Langan CA, Inc. and dated 01/26/2024.
45. Plans submitted for building permit issuance shall comply with all recommendations of the Historic Report for 530 Ocean St prepared by Edward Yarbrough and dated August 2024.
46. Plans submitted for building permit issuance shall comply with all recommendations of the Historic Report for 548 Ocean St prepared by Connor Turnbull and dated 08/02/2024.
47. Plans submitted for building permit issuance shall comply with all recommendations of the Preliminary Stormwater Control Plan prepared by Angelo Obertello and dated January 2025.
48. Plans submitted for building permit issuance shall comply with all recommendations of the Traffic Impact Study prepared by W-Trans and dated 11/7/2024.
43.32 49. Plans submitted for building permit issuance shall show that parking is prohibited for 20 feet on either side of the driveway to maintain sight distances at the project driveway per the recommendation of the Traffic Impact Study prepared by W-Trans and dated 11/7/2024.
50. Landscape plans submitted for building permit issuance shall show that vegetation planned along the project frontage on Ocean Street should be below three feet in height or above seven feet to maintain adequate sight lines per the recommendation of the Traffic Impact Study prepared by W-Trans and dated 11/7/2024.
51. Prior to building permit issuance, stormwater retention vault footprint and details shall be submitted and approved during the building permit stage. The retention vault design/details shall meet all structural engineer’s and geotechnical engineer’s recommendations. The geotechnical engineer shall submit a letter confirming that the retention vault meets all geotechnical recommendations.
52. The building permit plans submitted shall show or continue to show compliance with the following requirements from the City’s Objective Design Standards:
a) Each building face and level above the ground floor shall provide at minimum two architectural details from the approved list in SCMC 24.12.185.15.d. b) At building corners, all materials shall wrap around the corner to a depth of at least 4 inches.
This includes corners of insets, reveals, or changes in plane that are 4 inches or greater in depth, as with a balcony, ground floor entry, or change in plane. c) Provide sufficient detailing to demonstrate compliance with SCMC 24.12.185.17.a to g regarding lighting on the proposed building.
53. Prior to building permit issuance, stormwater retention vault footprint and details shall be submitted and approved during the building permit stage. The retention vault design/details shall meet all structural engineer’s and geotechnical engineer’s recommendations. The geotechnical engineer shall submit a letter confirming that the retention vault meets all geotechnical recommendations.
54. Where required by the Building Division, building/electrical permits must be obtained prior to sign installation.
55. Prior to issuance of building and/or grading permits, a new property description shall be recorded with the County Recorder's office and a copy of the recorded description provided to the City Planning Department. The deed(s) of conveyance must contain the following statement after the description of the property(ies) or portion(s) of property to be transferred:
"The purpose of the deed is to adjust the boundary between Assessor's Parcel Number 010- 011-16, Assessor’s Parcel Number 010-011-31, and Assessor's Parcel Number 010-011-30 as approved by the City of Santa Cruz under Application CP24-0071. This conveyance may not create a separate parcel, and is null and void unless the boundary is adjusted as stated."
56. Final building permit plans shall reflect the revised design, showing the entire first floor rear elevation set back 3’-3/4” for the full length of the rear property line.
57. Initial environmental testing conducted by the applicant indicates that site soils and soil vapors are impacted. Sampling is required to delineate the extent of contamination prior to design of
43.33 any remedial or mitigation activities. The applicant shall work with City staff, the State Department of Toxic Substances Control, and responsible parties, if necessary, to address any site remediation or building design/construction requirements to ensure appropriate on-site improvements in accordance with the oversight agency standard practice; local, State, and Federal regulations; and City Code requirements. Design of remediation equipment, equipment placement, or remediation activities will need to be reviewed and may require approval by all parties. Prior to building permit issuance and site disturbance, the applicant shall either: (a) submit written proof of an approval from the oversight agency of remediation activity and that building and/or site design is deemed consistent with the remediation activity; or (b) provide written proof the work is not subject to approval from an oversight agency.
58. If deemed necessary by the oversight agency State Department of Toxic Substances Control, the applicant shall prepare a site management plan for review and approval by the State Department of Toxic Substances Control. A professional engineer or professional geologist may be retained for this process if acceptable to State Department of Toxic Substances Control. Proof of approval or actions for site work required shall be provided to the Planning Department prior to issuance of any demolition or building permits.
59. Prior to issuance of building permits, the final building permit plans shall show building material variations or an art mural to soften the look of the north elevation of the building facing the creek.
60. Prior to issuance of the building permit, the applicant agrees to negotiate in good faith with neighbors who currently have solar panels as of the date of the Planning Commission hearing to compensate those neighbors for any loss for solar and costs associated with that, as associated with the shadow study in the project plan set.
61. Prior to building permit issuance, the applicant shall submit a copy of a signed contract with a qualified arborist (based on the city’s list of approved consultants or as previously authorized by the Planning Department) indicating that the arborist will be on retainer to monitor the tree protection and that they will provide a follow-up letter to the Planning Department with the results of the monitoring.
Prior to and During Construction:
62. All refuse and recycling activities during construction shall be conducted in accordance with Chapter 6.12 of the Santa Cruz Municipal Code. Private companies offering refuse or debris box services are not allowed to operate within the City limits, except under certain limited circumstances detailed in Chapter 6.12.160.
63. During all grading and subsurface excavations (including but not limited to grubbing, demolition, excavation, and utility-line trenching) an archaeologist, authorized by the Planning Department, shall be present to collect and catalog any material uncovered. The cost for this service shall be paid by the applicant.
64. Any person exercising a development permit or building permit who, at any time in the preparation for or process of excavating or otherwise disturbing earth, discovers any human remains of any age or any artifact or any other object which reasonably appears to be evidence of an archaeological/cultural resource or paleontological resource, shall:
43.34 a. Immediately cease all further excavation, disturbance, and work on the project site; b. Cause staking to be placed completely around the area of discovery by visible stakes not more than ten feet apart forming a circle having a radius of not less than one hundred feet from the point of discovery; provided, that such staking need not take place on adjoining property unless the owner of the adjoining property authorizes such staking; c. Notify the Santa Cruz County sheriff-coroner and the city of Santa Cruz planning director of the discovery unless no human remains have been discovered, in which case the property owner shall notify only the planning director; d. Grant permission to all duly authorized representatives of the sheriff-coroner and the planning director to enter onto the property and to take all actions consistent with this section.
65. Grading shall be done during periods of dry weather and protective measures shall be incorporated during grading to prevent siltation from any grading project halted due to rain.
66. The applicant and/or property owner shall be responsible for ensuring that any existing buildings approved for demolition or conversion remain occupied by a tenant or, if any buildings are vacant or become vacant prior to demolition or conversion, that these buildings are adequately secured to prevent break-ins and other vandalism. All windows, doors, and other openings into vacant buildings shall be completely covered and a six-foot tall chain link fence shall be installed around the perimeter of the property. Graffiti shall be removed or painted over within 72 hours. If a break-in occurs, the applicant and/or property owner shall, within 24 hours, clean the site of trash and debris, and re-secure the site and building(s). Additionally, following a break-in, the applicant/property owner shall provide the Planning Department, SCFD Fire Marshall and SCPD with a copy of a signed contract with a private security company to provide ongoing monitoring of the site. If a break-in or other public safety concern related to the vacant status of the property/space occurs at the vacant site/space that requires an emergency response, the applicant and/or property owner shall be responsible for paying the fully burdened hourly rates for Police, Fire, Code Compliance, or other City Staff to respond and follow up as abatement costs, civil penalties, and/or pursuant to all other rights and remedies the City has.
The City will not issue the certificate of occupancy/final permit until all fines, fees, civil penalties, and/or costs are paid.
67. All diesel-fueled off-road construction equipment greater than 75 horsepower shall be zeroemissions or equipped with California Air Resources Board (CARB) Tier 4 Final or Interim compliant engines. Alternatively, CARB Tier 2 or 3 compliant engines may be used if CARB Level 3 Verified Diesel Emissions Control Strategy (VDECS) filters are added to each piece of off-road diesel-fueled equipment.
Prior to Final Building Permit/Occupancy:
68. The development of the site shall be in substantial accordance with the approved plans submitted and on file in the Department of Planning and Community Development of the City of Santa Cruz. All aspects of construction must be completed prior to occupancy. Major modifications to plans or exceptions to completion may be granted only by the City authority which approved the project.
69. All requirements of the Building, Fire, Public Works, Stormwater, Water and Planning Departments shall be completed prior to occupancy and continuously maintained thereafter.
43.35 70. All landscaping shall be installed prior to final utility release or issuance of occupancy permits.
71. Subsequent to occupancy of the premises, all landscaping shall be permanently maintained.
Such maintenance shall be secured through an 18-month bond prior to occupancy.
72. Prior to final inspection of the building permit, the approved archaeologist shall provide a follow-up letter to the Planning Department confirming that they were present on the site to monitor all grading and subsurface excavations and the results of the monitoring. If the property owner fails to comply with the full extent of on-site monitoring requirements, the property owner shall be subject to the Archaeological Monitoring Non-compliance Guidelines which includes supplemental archaeological investigation and monetary administrative civil penalties which could delay final inspections and occupancy.
73. Prior to finaling the building permit, a follow-up letter prepared by the Project Arborist discussing results of the mitigation measures and impacts of the demolition and construction phase to the Heritage Trees must be provided to the Planning Department and City Arborist for review.
74. Prior to final inspection of a Building Permit, all rental units in the project shall be enrolled in the City of Santa Cruz Residential Rental Inspection Program. The units are exempt from inspections and annual registration fees for the first five years of occupancy (based on the date of building permit’s final inspection) and will be activated automatically after five years.
If the project consists of ownership units, each individual property owner is responsible for enrolling in the Rental Inspection Program prior to renting their unit(s).
75. The applicant will be responsible for their fair share cost (not to exceed $100,000.00) of the pathway improvements located within the maintenance access road adjacent to the project and the Branciforte Creek Channel. This fee must be paid prior to occupancy of the building.
Operational Conditions
76. Prior to commencement of any new food service operations within the commercial tenant space, complete and submit a Wastewater Discharge Questionnaire to the City of Santa Cruz Wastewater Treatment Facility at 110 California Street, Santa Cruz, CA 95060. The questionnaire requests information about the proposed food service facility, including the hours of operation, seating capacity, and the types of equipment to be used. The information will be used to determine the size of the grease interceptor or trap that must be installed.
77. Future uses in the commercial tenant space shall submit a disclosure statement for Zoning Administrator review prior to issuance of any occupancy permit regarding materials and chemicals to be used and disposed of from the site.
78. All new signage shall be reviewed by the planning department prior to installation to determine if a Sign Permit is required. Approval of a Master Sign Permit is required prior to the installation any signage on the site.
79. Addresses shall be placed in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background.
43.36 80. Sandwich board signs are prohibited.
81. Banner signs and Grand Opening signs are prohibited without approval of a temporary sign permit.
82. Not more than 25% of window areas may be covered by permanent signage or promotional posters.
83. Sign Maintenance--All signs, including supporting structures, shall be properly maintained with respect to appearance, structural and electrical features. Rust and corrosion shall be removed.
Cracked or broken sign faces shall be repaired or replaced. Malfunctioning illumination shall be replaced. Proper and timely maintenance of all signs is subject to code enforcement action.
84. Wall areas affected by the removal of existing signs and/or the construction of new signs shall be maintained in that the wall areas are to be free of leftover structural components, remnant holes, or other damages related to the project.
85. Sign lighting shall be positioned and directed so as not to produce off-site glare.
86. Prior to commercial/business use of a building or site, owners or tenants shall obtain a Zoning Clearance/Occupancy Permit from the City Planning Department and a Business License from the City Finance Department.
87. Building owners shall be responsible for alerting tenants as part of the lease or rental agreement, with affirmative recognition by tenants through required initialing on the lease or agreement, that the microplastic filters require regular cleaning per the manufacturer’s specifications, which must be provided by the property owner, and that the filter contents shall not be disposed of in drains but rather in trash cans (or in recycling, should municipal facilities become equipped for and readily available to recycle such materials in the future). Building owners/managers shall also provide and keep record of written reminders to tenants of the filter cleaning need and waste disposal direction no less than once every other month.
88. Applicant’s/Property Owner’s Duty to Defend, Indemnify, and Hold Harmless. a. Applicant and Property Owner agree to defend, indemnify, and hold harmless the City, its officials, officers, employees, attorneys, and agents (the “City Parties”) from and against all liabilities, losses, liens, damages, judgments, costs, and expenses, including, without limitation, reasonable attorney’s fees (“Losses”), arising in any way related to this Project.
b. Applicant and Property Owner agree to defend, indemnify, and hold harmless City, its officials, officers, employees, attorneys, and agents (“City Parties”) from and against any and all claims, demands, actions, and proceedings (collectively, “Actions”) brought against the City, its officials, officers, employees, attorneys, or agents to attack, set aside, void, or otherwise modify the decision on the Project, permit decision, or environmental review related to the Project; or Actions alleging failure to comply with the requirements of any federal, state, or local laws, including,
43.37 but not limited to, CEQA, general plan, or zoning requirements related to the Project.
The defense and indemnification obligation includes reimbursing the City for any and all costs incurred in connection with such Actions, including but not limited to, costs of suit, expenses, payment of attorney’s fees, City staff costs, court costs, damages, liabilities, judgments, and settlement costs.
c. Applicant and Property Owner shall also defend, indemnify and hold harmless City Parties for all costs incurred in additional investigation of or study of, or for supplementing, redrafting, revising, or amending any document (such as an EIR, negative declaration, specific plan, general plan amendment, or ordinance) if made necessary by said Actions and if the Applicant or Property Owner seeks to pursue securing such approvals and/or clearances, after initiation of the Actions, which are conditioned on the approval of these documents.
d. City shall notify Applicant and Property Owner of any such Actions and City agrees to cooperate in the defense of the Actions. Upon receipt of such notification, Applicant and/or Property Owner shall assume the defense of the Actions, including the employment of counsel reasonably satisfactory to the City. In the event of a conflict of interest, City may employ separate counsel to represent the City; and Applicant and/or Property Owner agrees to pay for the reasonable attorneys’ fees and costs of the City’s separate counsel.
e. Applicant and Property Owner agree that City may, at its sole discretion, participate in the defense of such Actions; but such participation shall not relieve Applicant or Property Owner of any of the obligations herein to defend, hold harmless, and indemnify the City Parties. If the City Attorney’s Office participates in the defense, all of the City Attorney’s Office fees and costs, and City staff costs, shall be paid by the Applicant and/or Property Owner.
f. In the event that Applicant and/or Property Owner is required to defend City in connection with any Actions, City shall retain the right to reasonably approve: the counsel to so defend City; all significant decisions concerning the manner in which the defense is conducted; and any and all settlements, which approval shall not be unreasonably withheld but which is contingent on the approval of the City council. g. Applicant and Property Owner agree to reimburse and indemnify the City for all of City’s costs, fees, including attorney’s fees and costs, staff costs, and damages incurred in enforcing these provisions to defend, hold harmless, and indemnify the City Parties.
h. Applicant’s and Property Owner’s duty to indemnify and hold harmless shall not apply to the extent such Actions or Losses are caused by the gross negligence or willful misconduct of the City Parties. Applicant’s and Property Owner’s obligation to defend shall arise regardless of any claim or assertion that City Parties caused or contributed to the Losses.
i. The obligations of Applicant and Property to defend, indemnify, and hold harmless the City Parties, are joint and several.
43.38 j. The obligations in this section shall survive the expiration or termination of these Conditions of Approval.
43.39 PROJECT DIRECTORY
ARCHITECT
WORKBENCH
CONTACT: JAMILEH CANNON
189 WALNUT AVE.
SANTA CRUZ, CA 95060
P: 831.227.2217
E: [email protected]
APPLICANT
RIAZ CAPITAL
CONTACT: CHRIS BATSON
2744 E 11TH STREET
OAKLAND, CA 94601
P: 978.549.0432
E: [email protected]
CIVIL ENGINEER
CBG
CONTACT: MATT BEVAN
2633 CAMINO RAMON, STE 350
SAN RAMON, CA 94583
P: 925.866.0322
E: [email protected]
LANDSCAPE ARCHITECT
SITE. LANDSCAPE ARCHITECTURE
CONTACT: MATT HAWKS
18450 TECHNOLOGY DR E1
MORGAN HILL, CA 95037
P: 714.742.7330
E: [email protected]
A101 1
SIM
1011
1 A101
SIM 1i
1t
DOOR OR GATE NUMBER
WALL TAG
WINDOW TAG
ROOM NUMBER
ELEVATION MARKER
ROOM AREA
DETAIL NUMBER
SHEET NUMBER
REVISION NUMBER
KEYNOTE NUMBER
A101 1 Ref
1Ref
1 Ref
1Ref
ELEVATION NUMBER
SHEET NUMBER
BUILDING SECTION NUMBER
SHEET NUMBER
GRAPHIC LEGEND
ROOM NAME
101
150 SF
X X X X ROOM FINISHES
1 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
1/22/2025 12:21:44 PM
GP0.01
COVER SHEET INDEX
23154
08.26.2024
OH
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
ARTHAUS OCEAN
PLANNING REV-02
DRAWING INDEX - PLANNING
GENERAL
GP0.01 COVER SHEET INDEX
GP0.02 PROJECT INFO
GP0.03 PROJECT INFO
GP0.04 DEVELOPMENT REQUIREMENTS
GP0.05 DEVELOPMENT REQUIREMENTS
GP0.06 OPEN SPACE EXHIBIT
GP0.07 RENDERING & 3D EXHIBITS
GP0.08 BASE DENSITY EXHIBIT
GP0.09 SHADOW STUDY
GP0.10 EXISTING SITE PHOTOS
CIVIL
C0.1 COVER SHEET
C0.2 A.L.T.A. SURVEY
C0.3 DETAILS
C1.1 EXISTING CONDITIONS
C1.2 DEMOLITION PLAN
C2.1 SITE PLAN
C3.1 GRADING PLAN
C3.2 GRADING SECTIONS & DETAILS
C4.1 UTILITY PLAN
C5.1 STORMWATER CONTROL PLAN
C6.1 FIRE ACCESS PLAN
ARCHITECTURAL
AP0.51 PROPOSED SITE PLAN
AP1.01 PROPOSED FIRST FLOOR PLAN
AP1.02 PROPOSED SECOND FLOOR PLAN
AP1.03 PROPOSED THIRD & FIFTH FLOOR PLAN
AP1.04 PROPOSED FOURTH & SIXTH FLOOR PLAN
AP1.07 PROPOSED ROOF PLAN
AP2.01 UNIT PLANS - STUDIO
AP2.02 UNIT PLANS - 1BED
AP2.03 UNIT PLANS - 2 BED / 1 BATH
AP2.04 UNIT PLANS - 2BED / 2 BATH
AP3.01 PROPOSED ELEVATIONS
AP3.02 PROPOSED ELEVATIONS
AP3.10 STREETSCAPE ELEVATION
AP4.01 BUILDING SECTIONS
AP4.02 BUILDING SECTIONS
AP5.01 WALL SECTIONS
AP5.02 WALL SECTIONS
AP9.01 CAR, EV, BICYCLE PARKING, & STORAGE INFO
AP9.02 SIGNAGE AND ARCHITECTURAL DETAILS
AP9.11 EXTERIOR LIGHTING PLAN - LEVEL 1
AP9.12 EXTERIOR LIGHTING PLAN - LEVEL 2
AP9.13 EXTERIOR LIGHTING PLAN - LEVEL 3 THRU 6
AP9.17 EXTERIOR LIGHTING PLAN - ROOF
LANDSCAPE
L0.1 SITE PLAN LANDSCAPE CONCEPT
L0.2 SECOND FLOOR LANDSCAPE CONCEPT
L0.3 PRELIMINARY PLANTING PLAN
L0.4 PRELIMINARY PLANTING PLAN
L0.5 PRELIMINARY PLANTING PLAN - SECOND FLOOR
L0.6 MATERIALS AND IMAGERY
L0.7 IRRIGATION HYDROZONE PLAN
L0.8 IRRIGATION HYDROZONE PLAN
L0.9 IRRIGATION HYDROZONE PLAN - SECOND FLOOR
L0.10 TREE DISPOSITION PLAN
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
CP24-0071
2 2
3 3
3 43.40
PROJECT DATA
LOT 1 ADDRESS:
APN:
LOT AREA:
LOT 2 ADDRESS:
APN:
LOT AREA:
LOT 3 ADDRESS:
APN:
LOT AREA:
TOTAL LOT AREA:
ZONING DISTRICT:
GENERAL PLAN DESIGNATION:
APPLICABLE SPECIFIC PLAN:
COASTAL ZONE:
BUILDING CONSTRUCTION TYPE:
PROPOSED NUMBER OF STORIES:
BUILDING OCCUPANCIES:
PROPOSED BUILDING SPRINKELERED:
EXISTING BUILDING FOOTPRINT AREA:
530 OCEAN ST, SANTA CRUZ, CA 95060
010-011-16
6,000 SF (0.14 AC)
542 OCEAN ST, SANTA CRUZ, CA 95060
010-011-31
14,400 SF (0.33 AC)
548 OCEAN ST, SANTA CRUZ, CA 95060
010-011-30
11,662 SF (0.27 AC)
32,062 SF (0.74 AC)
C-C (COMMUNITY COMMERCIAL)
MXVC (MIXED USE VISITOR COMMERCIAL)
OCEAN STREET AREA PLAN
N/A
TYPE I-A: 28,802 SF
TYPE III-A: 123,900 SF
TYPE I-A: 1-STORIES
TYPE III-A: 5-STORIES
R-2 (RESIDENTIAL)
S-2 (GARAGE)
B (COMMERCIAL)
YES
530 OCEAN STREET: 1,988 SF (29'x27' and 35'x37')
542 OCEAN STREET: 5,264 SF (100'x62')
548 OCEAN STREET: 5,735 SF (118'x75')
TOTAL EXISTING AREA: 12,987 SF
RESIDENTIAL DENSITY
THE PROJECT PROVIDES 155 FLEXIBLE DENSITY UNITS PER SCMC 24.12.1500 AND 70 REGULAR DWELLING UNITS.
PER 24.12.1520.1 FDU DENSITY STANDARDS ARE BASED ON MUNICIPAL CODE DISTRICT REGULATIONS FOR THE ZONE. NO RESIDENTIAL DENSITY STANDARDS EXIST IN THE C-C ZONE.
PER SCMC 24.12.1510 AN FDU IS EXEMPT FROM GENERAL PLAN AND ZONING ORDINANCE DENSITY STANDARDS AND FORM BASED DENSITY IS USED FOR THIS PROJECT. REFER TO SHEET GP0.07 FOR BASE DENSITY CALCULATIONS. REFER TO PLAN SHEETS FOR BONUS DENSITY CALCULATIONS.
PER GOV CODE §§ 65915(F)(2) AND GOV CODE §§ 65915(V)(2) SEE SHEET GP0.08 FOR THE PROJECT'S BASE DENSITY PROJECT. THE PROJECT ACHIEVES THE REQUESTED DENSITY BONUS BY INCOME-RESTRICTING 15% OF THE BASE DENSITY UNITS TO VERY LOW INCOME HOUSEHOLDS (17 UNITS) AND ANOTHER 15% OF BASE DENSITY UNITS TO MODERATE INCOME HOUSEHOLDS (17 UNITS). THESE INCOME-RESTRICTED UNITS ENTITLE THE PROJECT TO A 100% DENSITY BONUS.
3 2
PLANNING CODE NOTES
DENSITY
MXVC GP DENSITY:
(FAR WAIVER SOUGHT PER STATE DENSITY BONUS)
ALLOWED: 1.0-2.75 FAR
10 TO 55 DU/AC
PROPOSED: 4.76 FAR
SETBACKS
SETBACKS:
SCMC 24.10.750
SIDEWALK WIDTH:
24.12.185.6(C)
WATERCOURSE
DEVELOPMENT:
"CITY-WIDE CREEKS &
WETLANDS
MANAGEMENT PLAN"
(SETBACK WAIVER SOUGHT PER STATE DENSITY BONUS)
REQUIRED FRONT: 0'
REQUIRED SIDE INTERIOR: 0'
REQUIRED SIDE EXTERIOR: 0'
REQUIRED REAR: 0'
REQUIRED REAR ABUTTING R-L ZONE: 10'
PROPOSED FRONT: 0' (VARIES, SEE PLANS)
PROPOSED SIDE INTERIOR: 0' (VARIES, SEE PLANS)
PROPOSED SIDE EXTERIOR: 0' (VARIES, SEE PLANS)
PROPOSED REAR: 1' - 1" (WAIVER, SEE PLANS)
(SIDEWALK WIDTH WAIVER SOUGHT PER STATE DENSITY BONUS)
REQUIRED SIDEWALK WIDTH: 15'-0"
PROPOSED SIDEWALK WITH: 9'-10" TO +15'-0" (WAIVER, SEE PLANS) (WATERCOURSE SETBACK WAIVER SOUGHT PER STATE DENSITY BONUS) REQUIRED DEVELOPMENT SETBACK: 50'-0"
PROPOSED DEVELOPMENT SETBACK: 33'-10" (WAIVER, SEE PLANS)
VEHICULAR PARKING
AB2097
PARKING PROVIDED:
AB 2097 PROHIBITS MINIMUM AUTOMOBILE PARKING REQUIREMENT ON ANY
RESIDENTIAL, COMMERCIAL, OR OTHER DEVELOPMENT PROJECT, AS DEFINED, THAT IS LOCATED WITHIN 1/2 MILE OF PUBLIC TRANSIT, AS DEFINED. REDUCTION OF
ELECTRICAL VEHICLE CHARGING PARKING SPACES AND ACCESSIBLE PARKING SPACES IS PROHIBITED.
84 TOTAL PARKING SPACES ARE PROVIDED, INCLUDING:
80 STACKER PARKING SPACES (60 STANDARD + 20 COMPACT)
3 ACCESSIBLE PARKING SPACES
1 VAN ACCESSIBLE PARKING SPACES
9 E/V CHARGING SPACES (INCLUDED WITHIN STACKER PARKING SPACES)
BUILDING HEIGHT
HT. LIMIT (MIXED USE):
(BUILDING STORIES WAIVER SOUGHT PER STATE DENSITY BONUS) ALLOWED: 3-STORIES
PROPOSED: 6-STORIES
BICYCLE PARKING
SCMC 24.12.250
BICYCLE PARKING
PROVIDED:
RESIDENTIAL REQUIRED
225 CLASS-I SPACES
56 CLASS-II SPACES
RESIDENTIAL PROVIDED:
225 CLASS-I SPACES
56 CLASS-II SPACES
SEE AP9.02 F0R MORE INFO ON BICYCLE PARKING
RESIDENTIAL STORAGE & LAUNDRY FACILITIES
SCMC 24.12.1520.5
STORAGE PROVIDED:
SCMC 24.12.1530.4
LAUNDRY PROVIDED
STORAGE REQUIREMENT:
200 CF PER DU = (155 FDU'S) 200 CF STORAGE SPACES
(155) 200 CF STORAGE SPACES, (1) WITHIN EACH DU, SEE FLOOR PLANS (AP1.01-AP1.04) LAUNDRY REQUIREMENT:
1 WASHER & 1 DRYER PER 10 DUs
WASHERS & DRYERS IN EACH UNIT, (225) TOTAL, SEE FLOOR PLANS (AP1.01-AP1.04)
USABLE OPEN SPACE (OPEN SPACE WAIVER SOUGHT PER STATE DENSITY BONUS, SEE SHEET GP0.04 FOR OPEN SPACE EXHIBIT)
STANDARDS LISTED FOR 70 TRADITIONAL UNITS + 155 FDU'S
COMMON OPEN SPACE PER DWELLING UNIT REQUIRED: 80 SF / DWELLING UNIT SCMC 24.10.750(1)(D) PROPOSED: 61.1 SF / DWELLING UNIT (WAIVER) PRIVATE OPEN SPACE PER DWELLING UNIT REQUIRED: 40 SF / DWELLING UNIT SCMC 24.10.750(1)(D) PROVIDED: 0 SF / DWELLING UNIT (WAIVER) COMMON OPEN SPACE PER FDU REQUIRED: 150 SF / FDU
SCMC 24.12.1530(1) PROPOSED: 34.6 SF / FDU (WAIVER)
COMMON INDOOR SPACE PER FDU REQUIRED: MINIMUM 200 SF COMMON INDOOR SPACE SCMC 24.12.1530 PROPOSED: 2,593 SF
PRIVATE OPEN SPACE FOR ALL UNITS REQUIRED: 40 SF / DWELLING UNIT SCMC 24.12.185(8)(A)(I) PROPOSED: 12.3 SF / DWELLING UNIT (WAIVER) USABLE OPEN SPACE FOR ALL UNITS REQUIRED: 20 SF/DU
SCMC 24.12.185(8)(A)(I) PROVIDED: 19.0 SF/DU (WAIVER)
PROVIDED: 2,770 SF PRIVATE OPEN SPACE
4,280 SF COMMON OPEN SPACE
2,593 SF COMMON INDOOR SPACE
BUILDING FOOTPRINT PROPOSED: 28,802 SF
COMMERCIAL REQUIRED
1 CLASS-I SPACE
2 CLASS-II SPACES
COMMERCIAL PROVIDED
1 CLASS-I SPACE
2 CLASS-II SPACES
2 2
(BUILDING HEIGHT WAIVER SOUGHT PER STATE DENSITY BONUS) ALLOWED: 40'
PROPOSED: 69'-0" TO 78'-9'' (SEE ELEVATIONS) AS MEASURED FROM AVERAGE EXISTING GRADE WHICH IS 22.8' PER CIVIL
2 2
2 3
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
NTS
1/22/2025 1:57:32 P
M
GP0.02
PROJECT INFO
23154
08.26.2024
DS
EB
530
, 542 & 548 OCEAN STREET
SANTA CRUZ
, CA 95060
ARTHAUS OCEAN
010-011-16, 31, 30
BUILDING GROSS AREA PER SCMC STANDARDS
PROJECT - UNIT TOTAL COUNT
TOTAL
LEVEL RESIDENTIAL CIRCULATION PARKING AMENITY SERVICE / MECH. COMMERCIAL TOTALS LEVEL 1 0 SF 1,336 SF 16,939 SF 4,274 SF 2,857 SF 3,396 SF 28,802 SF LEVEL 2 20,780 SF 3,406 SF 0 SF 439 SF 155 SF 0 SF 24,780 SF LEVEL 3 20,999 SF 3,406 SF 0 SF 182 SF 193 SF 0 SF 24,780 SF LEVEL 4 20,999 SF 3,406 SF 0 SF 103 SF 272 SF 0 SF 24,780 SF LEVEL 5 20,999 SF 3,406 SF 0 SF 182 SF 193 SF 0 SF 24,780 SF LEVEL 6 20,999 SF 3,406 SF 0 SF 103 SF 272 SF 0 SF 24,780 SF TOTALS 104,775 SF 18,366 SF 16,939 SF 5,284 SF 3,942 SF 3,396 SF 152,702 SF
UNIT TYPE COUNT
STUDIO 151
ONE BEDROOM 4
TWO BED /
ONE BATH
40 TWO BED /
TWO BATH
30 225
NOTE: REFER TO SHEET GP0.08 FOR BASE DENSITY
BONUS EXHIBIT AND CALCULATIONS
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
AVG. UNIT SIZE
551 GSF
330 GSF
706.8 SF
819.7 GSF
465.8 GSF
FDU
UNIT SIZE MIN
551 GSF
320 GSF
672 SF
789 GSF
320 GSF
UNIT SIZE MAX
551 GSF
333 GSF
712.5 SF
900 GSF
900 GSF
FDU
YES
YES
NO
NO
--
FDU
GROSS LEASABLE AREA
LEVEL RESIDENTIAL COMMERCIAL TOTALS
LEVEL 1 0 SF 3,474 SF 3,474 SF
LEVEL 2 21,000 SF 0 SF 21,000 SF
LEVEL 3 21,419 SF 0 SF 21,419 SF
LEVEL 4 21,419 SF 0 SF 21,419 SF
LEVEL 5 21,419 SF 0 SF 21,419 SF
LEVEL 6 21,419 SF 0 SF 21,419 SF
TOTALS 106,676 SF 3,474 SF 110,150 SF 2
2 3
3 3
43.41 ASSESSORS MAP ZONING MAP
SUBJECT
PROPERTIES
CONTEXT & MOBILITY
SCOPE OF WORK
THIS PROJECT IS AN APPROXIMATELY 152,702 GSF MIXED USE APARTMENT BUILDING. THE SIX STORY BUILDING CONSISTS OF A TYPE-I GROUND FLOOR PODIUM WITH FIVE STORIES OF TYPE-IIIA RESIDENTIAL LEVELS ABOVE. THE BUILDING SPANS THREE LAND PARCELS DESIGNATED "COMMUNITY COMMERCIAL" (CC) AND SEEKS TO REPLACE FOUR EXISTING BUILDINGS (SEE DEMOLITION SITE PLAN).
THE PROPOSED PROJECT WILL RAISE THE SITE 1'-6" OUT OF THE FEMA 100-YEAR FLOOD PLAIN. RAMPS/SITE STAIRS ARE PROVIDED FOR ACCESS TO THE GROUND FLOOR. SITE IMPROVEMENTS IN THE FORM OF STREET TREES, CLASS-II BICYCLE
STORAGE, WALKWAYS AND PLANTINGS BOTH CONFORM WITH THE OCEAN STREET OVERLAY AND CREATE INVITING COMMON OUTDOOR SPACE FOR RESIDENT USE.
THE GROUND FLOOR TYPE-I PODIUM IS COMPOSED OF A MIXED-USE GROUND FLOOR FEATURING A COMMERCIAL SPACE FRONTING OCEAN STREET AS WELL AS A RESIDENTIAL LOBBY AND RESIDENT AMENITIES. THE REMAINDER OF THE GROUND
FLOOR IS DEDICATED TO A PARKING GARAGE THAT HOSTS BOTH COMMERCIAL AND RESIDENTIAL PARKING AS WELL AS BUILDING SERVICES LIKE THE TRASH ROOM AND ELECTRICAL ROOM. AB2097 ELIMINATES MINIMUM PARKING REQUIREMENTS FOR DEVELOPMENTS LOCATED <0.5 MILES FROM A MAJOR TRANSIT STOP. THE PROJECT PROVIDES 84 RESIDENTIAL PARKING SPACES AND 0 COMMERCIAL PARKING SPACES. SEE SHEET AP9.02 FOR MORE INFORMATION.
THE UPPER FLOORS OF THE BUILDING FEATURE THE RESIDENTIAL UNITS, RESIDENT AMENITIES, AND BUILDING SERVICES LIKE A TRASH ROOM AND MEP ROOM. ON LEVEL TWO THERE IS A COMMON RESIDENT AMENITY ROOM ENVISIONED AS A LOUNGE SPACE WITH ACCESS TO A TERRACE ON THE LID OF THE GROUND FLOOR PODIUM. A DOUBLE LOADED CORRIDOR WITH INTERIOR
CIRCULATION FRONTS OCEAN STREET AND A SINGLE LOADED BAR OF UNITS LINES THE BACK OF THE SITE, ACCESSED BY EXTERIOR BRIDGES AND CORRIDORS.
THE RESIDENCES ARE A MIX OF STUDIOS, 1 BEDROOM AND 2 BEDROOM UNITS. EACH UNIT CONTAINS AT LEAST A SINGLE FULL BATHROOM, FULL KITCHEN, PRIVATE WASHER/DRYER AND THE REQUIRED 200 CUFT OF STORAGE. EACH UNIT HAS OPERABLE WINDOWS.
THE ROOF HOSTS SCREENED MECHANICAL EQUIPMENT ALONG WITH SOLAR PHOTOVOLTAIC PANELS.
THE BUILDING'S MASSING FRONTING OCEAN STREET AND THE MASSING FACING THE REAR YARD IS HIGHLY ARTICULATED, PROVIDING A CHANGE IN PLANE OF 3'-0" AND A MATERIAL CHANGE EVERY 15' TO 30' . VARYING PARAPET HEIGHTS CREATE
DYNAMISM IN THE ROOF-LINE AND THE BUILDING'S MASSING IS COMPLIMENTED BY A VARIETY OF COLORS UTILIZED STRATEGICALLY TO INVOKE THE SPIRIT OF OCEAN STREET AND THE APPROACH TO THE SANTA CRUZ BOARDWALK. MID-CENTURY
AND ART DECO INSPIRATIONS FOR COLOR AND ARTICULATION ARE MANIFESTED IN THE BUILDING'S MATERIAL PALETTE AND REINFORCE THE SPIRIT OF THIS AREA OF SANTA CRUZ.
THE PROJECT USES SB-330, CA AB-2097, AB-2345, AND AB-1287
ADDITIONAL SITE CONDITIONS
SEE MEMO INCLUDED W/ APPLICATION FOR ADDITIONAL INFORMATION NEIGHBORHOOD: OCEAN STREET CORRIDOR
FEMA FLOODWAY: AE
FLOOD PLAIN: YES
TSUNAMI INUNDATION PLANNING AREA: YES
ARCHAEOLOGICAL AREA: SENSITIVE - EXEMPTION MAY APPLY
LIQUEFACTION ZONE: YES
SENSITIVE HABITAT: NO
VERY HIGH FIRE SEVERITY ZONE: NO
HISTORIC/CULTURAL RESOURCES: NO
SPECIES OF CONCERN: NO
COASTAL ZONE: NO
POINT SOURCE AIR/WATER POLLUTANTS: NO
RECORDED PUBLIC EASEMENTS: NO
WETLANDS: NO
DENSITY BONUS REQUESTS
CONCESSIONS (UP TO 3)
1. MULTI-USE PATH - 24.12.185.5(C)
2. VINYL WINDOWS - 24.12.185.16(C)
WAIVERS (UNLIMITED)
1. BUILDING HEIGHT - SCMC 24.10.750(1)(A)
2. BUILDING STORIES - SCMC 24.10.750(1)(A)
3. REAR YARD SETBACK - SCMC 24.10.750(1)(C)
4. COMMON USABLE OPEN SPACE PER DWELLING UNIT - SCMC 24.10.750(1)(D)
5. PRIVATE OPEN SPACE PER DWELLING UNIT - SCMC 24.10.750(1)(D)
6. MAXIMUM BUILDING LENGTH - SCMC 24.12.185.3(B)
7. 15' WIDE SIDEWALK - SCMC 24.12.185.4(A)(II)
8. 15' WIDE SIDEWALK - SCMC 24.12.185.5(E)
9. REAR YARD LANDSCAPE BUFFER - SCMC 24.12.185.8(B)(III)
10. OPEN SPACE - SCMC 24.12.185.9(A)(I)
A. USABLE OPEN SPACE PER UNIT
B. PRIVATE OPEN SPACE PER UNIT
11. NEIGHBORHOOD TRANSITION - SCMC 24.12.185.10(A)(I)
12. BUILDING MODULATION - SCMC 24.12.185.12(A)
13. UNFENESTRATED ELEVATIONS - SCMC 24.12.185.15(F)
14. COMMON OPEN SPACE PER FDU - SCMC 24.12.1530(1)
15. FLOOR AREA RATIO - 2030 GENERAL PLAN
16. WATERCOURSE DEVELOPMENT SETBACK - CITY-WIDE CREEKS & WETLANDS MANAGEMENT PLAN VARIATIONS FROM OBJECTIVE DESIGN STANDARDS (UP TO 5)
1. GROUND FLOOR ENTRIES – 24.12.185.6(E)(II) 2
2 3
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
1/22/2025 12:21:48 PM
GP0.03
PROJECT INFO
23154
08.26.2024
DS
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
43.42 PLANNING CODE NOTES
CITY OF SANTA CRUZ OBJECTIVE DEVELOPMENT STANDARDS:
24.12.185.3 MAXIMUM BUILDING LENGTH
FRONT YARD SETBACK (FEET): 15, EXCEPT THAT THE FRONT YARD MAY BE REDUCED TO NOT LESS THAN 6 FEET FOR A PORTION NOT TO EXCEED 50% OF THE BUILDING FRONTAGE, AND PROVIDING THAT THE TOTAL OF 10 SQUARE FEET OF FRONT YARD IS PROVIDED FOR EACH LINEAL FOOT OF TOTAL LOT FRONTAGE. SUCH REDUCTION OF FRONT YARD DEPTH SHALL NOT BE PERMITTED ON A CORNER LOT, WITHIN 12 FEET OF ANY SIDE STREET LOT LINE. FOR ANY ATTACHED OR DETACHED GARAGE OR CARPORT
FRONTING ON A FRONT OR EXTERIOR SIDE PROPERTY LINE, THE SETBACK SHALL BE TWENTY FEET FROM SAID PROPERTY LINE.
24.12.185.4(A)(II) EXISTING PUBLIC CONNECTIONS
EXISTING FRONTAGE IMPROVEMENTS (I.E., BIKE LANES OR SIDEWALKS) WILL BE
MAINTAINED/REPAIRED/UPGRADED AS DICTATED BY THE APPLICABLE AREA PLAN
24.12.185.5(C) NEW PUBLIC CONNECTIONS
IF THE PROPERTY ABUTS A PUBLIC STREET, ALLEY, PATH, PASEO, TRAIL, OR OTHER PUBLIC CONNECTION ON A SIDE OR REAR PROPERTY LINE (EXCLUDING CORNER LOTS):
THE PROJECT INCORPORATES A CONNECTION BETWEEN THE PARCEL STREET FRONTAGE AND THAT EXISTING PUBLIC CONNECTION. THE CONNECTIONS ALLOW
CLEAR PASSAGE DURING DAYLIGHT OR BUSINESS HOURS AS APPLICABLE, WHICHEVER IS LONGER.
24.12.185.5(E) NEW PUBLIC CONNECTIONS
NEW/IMPROVED EXISTING SIDEWALKS INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF:
- ANY AREA PLAN,
- THE REQUIREMENTS OF SECTION II.E GROUND FLOOR DESIGN, AND - THE REQUIREMENTS FOR SIDEWALK WIDTHS AS DEFINED IN CHAPTER 15.20
24.12.185.6(A) PUBLIC FRONTAGES
IF A RESIDENTIAL LOBBY IS PROVIDED: THE LOBBY SHALL BE ACCESSED FROM A PUBLIC FRONTAGE.
24.12.185.6(C) PUBLIC FRONTAGES
THE GROUND FLOOR ALONG THE PUBLIC FRONTAGE SHALL CONSIST OF NO LESS THAN 50 PERCENT USES FOR ACTIVE FRONTAGE AS ALLOWED IN THE UNDERLYING ZONE DISTRICT.
24.12.185.6(D)(I)PUBLIC FRONTAGES
USES FOR ACTIVE FRONTAGE: BUILT TO A MINIMUM DEPTH OF AT LEAST 25 FEET (MEASURED PERPENDICULAR TO THE PREDOMINANT BUILDING FACE, WITH THE
EXCEPTION OF AREAS FOR BUILDING INGRESS/EGRESS AND ACCESS TO PARKING OR LOADING AREAS).
24.12.185.6(D)(II) PUBLIC FRONTAGES
USES FOR ACTIVE FRONTAGE: NO MECHANICAL ROOMS ARE PLACED ALONG THE PUBLIC FRONTAGE. MECHANICAL ROOMS ARE LOCATED ADJACENT TO A DRIVEWAY OR PARKING AREA.
24.12.185.6(D)(IV) PUBLIC FRONTAGES
AMENITIES PROVIDED TO BUILDING RESIDENTS DO NOT QUALIFY AS USES FOR ACTIVE FRONTAGE UNLESS THEY ARE ALSO OPEN AND AVAILABLE TO THE GENERAL PUBLIC.
24.12.185.6(E)(II) PUBLIC FRONTAGES
ENTRIES TO GROUND FLOOR USES SHALL BE PLACED AT AN AVERAGE OF EVERY 50 LINEAR FEET OR LESS OF BUILDING FRONTAGE.
24.12.185.6(E)(III) PUBLIC FRONTAGES
RESIDENTIAL OR COMMERCIAL LOBBIES ARE LIMITED TO A MAXIMUM OF 30 FEET OF
FRONTAGE, UNLESS THEY ARE COMBINED WITH AN ACTIVE USE, IN WHICH CASE THEY ARE LIMITED TO 50 FEET OF FRONTAGE.
24.12.185.6(H) PUBLIC FRONTAGES
FOR ENTRIES FACING A PUBLIC FRONTAGE: ENTRIES INCLUDE MIN. OF 48 SQUARE FEET
OF FLAT, UNENCLOSED, COVERED AREA (PROJECTION OR INSET, OR A COMBINATION OF THE TWO). (SEE PLANNING CODE SECTION 24.12.120 FOR ALLOWED PROJECTIONS INTO SETBACK AREAS.)
24.12.185.7(A) PARKING LOCATION AND SCREENING
OFF STREET PARKING AND LOADING FACILITIES, INCLUDING BIKE PARKING REQUIREMENTS, PROVIDED AS REQUIRED IN SECTION 24.12.200 ET SEQ.
24.12.185.7(B) PARKING LOCATION AND SCREENING
FOR PROJECTS INCLUDING FIVE OR MORE DWELLING UNITS: THERE IS NO PARKING 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 OF OBJECTIVE DEVELOPMENT STANDARDS).
24.12.185.7(C)(I) PARKING LOCATION AND SCREENING
IF A RESIDENTIAL PROJECTS WITH FIVE OR MORE DWELLING UNITS AND PODIUM PARKING: PARKING SCREENING: THE PODIUM PARKING FACING A PUBLIC FRONTAGE IS
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 18 FEET AVERAGE, AS MEASURED ON EACH LEVEL PERPENDICULAR FROM THE PREDOMINANT BUILDING FACE. (ALSO SEE SECTIONS 24.12.185.13 CORRIDOR FRONTAGE AND 24.12.185.14 GROUND FLOOR DESIGN OF THE OBJECTIVE DEVELOPMENT STANDARDS.)
24.12.185.7(F) PARKING LOCATION AND SCREENING
DRIVEWAYS AND APPROACHES COMPLY WITH: THE STANDARDS SET FORTH IN MUNICIPAL CODE SECTIONS 15.20 AND 24.12.280; AND THE DRIVEWAY APPROACH
STANDARD DETAIL INCLUDED WITH THE PUBLIC WORKS STANDARDS IN EFFECT AT THE
TIME OF DESIGN REVIEW AND DESIGNED IN ACCORDANCE WITH AASHTO GREEN BOOK
SIGHT DISTANCE STANDARDS
24.12.185.8(B)(I) LANDSCAPE AND BUFFERING
ALL PUBLIC FRONTAGES SHALL INCORPORATE 12 SQUARE FEET OF PLANTED AREA FOR EACH 30 LINEAR FEET OF BUILDING FRONTAGE COUNTED BY ROUNDING UP TO THE NEXT INCREMENT OF PLANTED AREA. FOR EXAMPLE, A BUILDING WITH A 31-FOOT BUILDING FRONTAGE WOULD INCORPORATE A MINIMUM OF 24 SQUARE FEET OF LANDSCAPED AREA (TWO INCREMENTS OF 12 SQUARE FEET).
COMPLIANCE NOTES
WAIVER REQUESTED, SEE AP1.01
WAIVER REQUESTED, SEE AP1.01
CONCESSION REQUESTED, SEE
GP0.03
WAIVER REQUESTED, SEE AP1.01
COMPLIANT, SEE AP1.01
COMPLIANT, SEE AP1.01
COMPLIANT, SEE AP1.01
COMPLIANT, SEE AP1.01
COMPLIANT, SEE AP1.01
VARIATION REQUESTED, SEE
AP1.01
COMPLIANT, SEE AP1.01
COMPLIANT, SEE AP1.01
COMPLIANT, SEE GP0.03
COMPLIANT, SEE AP1.01
COMPLIANT, SEE AP1.01
COMPLIANT, SEE C2.1
COMPLIANT, SEE L0.1
COMPLIANCE NOTES
24.12.185.8(B)(II) LANDSCAPE AND BUFFERING
THIS MAY BE PROVIDED IN SMALL, INDIVIDUAL POCKETS OF PLANTING, OR IN LARGER PLANTED AREAS, AND MUST OCCUR WITHIN THE PROPERTY LINE. THIS STANDARD APPLIES REGARDLESS OF GROUND FLOOR USE.
24.12.185.8(B)(III) LANDSCAPE AND BUFFERING
A LANDSCAPED BUFFER OF AT LEAST 5 FEET IN DEPTH AND THE LENGTH OF THE
PROPERTY LINE SHALL BE PROVIDED AT THE REAR PROPERTY LINE ON SITES THAT ARE 100 FEET OR GREATER IN DEPTH AND ABUT A RESIDENTIALLY ZONED PARCEL AT THE REAR PROPERTY LINE.
24.12.185.8(B)(IV) LANDSCAPE AND BUFFERING
PLANTS SHALL BE SELECTED TO COMPLY WITH WELO STANDARDS FOUND IN CHAPTER
16.16 OF THE SANTA CRUZ MUNICIPAL CODE THAT ARE CURRENT AT THE TIME OF DESIGN REVIEW.
24.12.185.8(B)(V) LANDSCAPE AND BUFFERING
STREET TREES SHALL BE PLANTED IN THE PUBLIC RIGHT OF WAY, OR WITHIN 5 FEET OF THE PUBLIC RIGHT OF WAY, AT A RATE OF 1 TREE PER EACH 30 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 MUNICIPAL CODE SECTIONS 13.30, 15.20, AND 24.12.186 AS APPLICABLE AT THE TIME OF DESIGN REVIEW.
24.12.185.8(C) LANDSCAPE AND BUFFERING
REFUSE/RECYCLING STORAGE FACILITY: FOR ALL NEW MULTI-FAMILY AND MIXED-USE
RESIDENTIAL PROJECTS WITH THREE OR MORE HOUSING UNITS OR ANY COMMERCIAL DEVELOPMENT: ENCLOSURES FOR REFUSE BINS OR DUMPSTERS ARE PROVIDED
24.12.185.9(A)(I) USABLE OPEN SPACE
AT LEAST 40 SQUARE FEET OF PRIVATE OPEN SPACE AND AT LEAST 20 SQUARE FEET OF COMMON OPEN SPACE SHALL BE PROVIDED PER DWELLING UNIT.
24.12.185.9(C)(I) USABLE OPEN SPACE
IN ALL DISTRICTS WHERE RESIDENTIAL USES ARE ALLOWED: PRIVATE USABLE OPEN SPACE IS AT LEAST 4 FEET IN ANY HORIZONTAL DIMENSION AND COMMON USABLE OPEN SPACE IS AT LEAST 15 FEET IN ANY HORIZONTAL DIMENSION.
24.12.185.9(C)(II) USABLE OPEN SPACE
NOTE: THERE IS NO LIMIT TO THE PERCENT OF THE REQUIRED OPEN SPACE ASSIGNED TO PRIVATE BALCONY OR PATIO AREAS.
24.12.185.9(C)(III) USABLE OPEN SPACE
AT LEAST 25 PERCENT OF THE TOTAL COMMON OPEN SPACE AREA IS PERMANENTLY
LANDSCAPED WITH LIVE PLANT MATERIAL INCORPORATING TREES, SHRUBS, AND GROUNDCOVER.
24.12.185.9(C)(IV) USABLE OPEN SPACE
A MINIMUM OF THREE OF THE FOLLOWING FEATURES SHALL BE INCORPORATED INTO COMMON OPEN SPACES AND MAINTAINED ON THE SITE:
1. FIXED OR MOVEABLE SEATING
2. PICNIC-STYLE TABLES
3. SHADE TREES (SEE ALLOWANCES UNDER 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 LIFE-SIZE CHESS GAME, SCULPTURE, OR MURALS
13. SPA, POOL, OR HOT TUB
24.12.185.10(A)(I) NEIGHBORHOOD TRANSITION
BUILDINGS SHALL NOT INTERCEPT A 45-DEGREE NEIGHBORHOOD TRANSITION PLANE INCLINED INWARD FROM THE UNDERLYING SETBACK, STARTING AT A HEIGHT OF 35 FEET ABOVE GRADE.
24.12.185.10(A)(II) NEIGHBORHOOD TRANSITION
PRIVATE OR SHARED BALCONIES AND DECKS SHALL NOT EXTEND INTO AN UNDERLYING SETBACK.
24.12.185.11(A) ROOF FORM
VARIATION IN ROOF FORM: AT LEAST ONE FORM FOR EVERY 30 FEET OF FRONTAGE (E.G., A FRONTAGE OF 31 FEET HAS A MINIMUM ROOF FORM REQUIREMENT OF TWO ROOF FORMS) AND LOCATED WITHIN 15 FEET OF THE PREDOMINANT BUILDING FACE ON ALL FRONTAGES. ON CORNER LOTS OR DOUBLE-FRONTAGE LOTS, STANDARDS FOR VARIATION IN ROOF FORM APPLIES TO ALL FRONTAGES. SEE FIGURE 8 OF DEVELOPMENT STANDARDS.
24.12.185.12(A)(II) ROOF FORM
VARIATION IN ROOF FORM: CHANGE IN ROOF FORM IS COMBINED WITH: A CHANGE IN HEIGHT OF AT LEAST 3 FEET; A HORIZONTAL CHANGE IN PLANE OF AT LEAST 4 FEET; OR A CHANGE IN ROOF PITCH. SEE FIGURE 10 OF OBJECTIVE DEVELOPMENT STANDARDS FOR EXAMPLES. CHANGES IN ROOF FORM SHALL NOT EXCEED ALLOWED BUILDING
HEIGHTS, AS DEFINED BY THE UNDERLYING ZONE DISTRICT
CITY OF SANTA CRUZ OBJECTIVE DEVELOPMENT STANDARDS: COMPLIANCE NOTES
24.12.185.12 BUILDING MODULATION
BUILDING FACES LONGER THAN 30 FEET ARE ARTICULATED IN ONE OF THREE WAYS (UNLESS ANOTHER MODULATION CONTROL APPLIES, SUCH AS AN AREA PLAN):
I. A HORIZONTAL CHANGE IN PLANE FOR EVERY 30 FEET BUILDING FACE, ROUNDED UP TO THE NEXT WHOLE NUMBER (E.G., 31 FT FRONTAGE PROVIDES TWO CHANGES IN PLANE); THE CHANGE IN PLANE IS 4 FEET DEEP, 6 FEET WIDE AND OPEN TO SKY II. A HORIZONTAL CHANGE IN PLANE FOR EVERY 30 FEET OF BUILDING FACE, ROUNDED UP TO THE NEAREST WHOLE NUMBER; THE CHANGE IN PLANE IS AT LEAST 2 FEET DEEP AND 6 FEET WIDE AND COMBINED WITH A CHANGE IN MATERIAL
III. A HORIZONTAL CHANGE IN PLANE AT AN INTERVAL OF 50 FEET OR LESS; THE CHANGE IN PLANE IS AT LEAST 6 FEET DEEP AND 12 FEET WIDE AND COMBINED WITH A CHANGE IN MATERIAL. WHEN IMPLEMENTED AS BUILDING NOTCHES, THE NOTCHES MAY CONTAIN BALCONIES, AS LONG AS THE RAILING IS AT LEAST 70 PERCENT SEETHROUGH OR TRANSPARENT.
24.12.185.13(A)(I) CORRIDOR FRONTAGE
UNLESS OTHERWISE DICTATED BY AN AREA PLAN, GROUND FLOOR FRONTAGE FACING A CORRIDOR IS SET BACK AT LEAST 12 FEET FROM FACE OF THE CURB.SEE FIGURE 14 OF DEVELOPMENT STANDARDS. IF SETBACK IS ONLY ALONG THE GROUND FLOOR: NO PORTION OF THE PROPOSED BUILDING EXTENDS INTO OR OVER THE PUBLIC RIGHT-OFWAY, EXCEPT THAT AWNINGS AND BALCONIES AT THE SECOND STORY OR ABOVE MAY EXTEND INTO THE RIGHT OF WAY NO MORE THAN 3 FEET. NO PROJECTION IS CLOSER THAN 8 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.).
24.12.185.13(A)(I)(1) CORRIDOR FRONTAGE
THE SETBACK AREA ALONG THE CORRIDOR FRONTAGE DOES NOT COUNT TOWARD THE
REQUIREMENT TO INCORPORATE USES FOR ACTIVE FRONTAGE, AND THE AREA IS USED AS A 12-FOOT-WIDE SIDEWALK OVER AT LEAST 80 PERCENT OF THE FRONTAGE.
24.12.185.13(A)(I)(2) CORRIDOR FRONTAGE
THE PASSABLE SIDEWALK WIDTH IS NOT LESS THAN 8 FEET IF APPLICANT HAS
APPROVAL OF AN ADMINISTRATIVE USE PERMIT AND REVOCABLE LICENSE AS ALLOWED UNDER MUNICIPAL CODE SECTION 24.12.192 FOR OUTDOOR EXTENSION AREAS: THE PASSABLE SIDEWALK WIDTH SHALL NOT BE LESS THAN 6 FEET.
24.12.185.14(A)(I) GROUND FLOOR DESIGN
MINIMUM GROUND FLOOR FRONTAGE TRANSPARENCY OF 70 PERCENT BETWEEN A HEIGHT OF 2 FEET AND 12 FEET MEASURED PARALLEL ABOVE SIDEWALK GRADE
24.12.185.14(A)(II) GROUND FLOOR DESIGN
MINIMUM GROUND FLOOR HEIGHT OF 15 FEET, MEASURED FROM THE TOP OF THE FLOOR TO THE TOP OF THE FLOOR OF THE NEXT LEVEL, OR 10 FEET IF A MEZZANINE IS INCLUDED.
24.12.185.14(A)(III) GROUND FLOOR DESIGN
ENTRIES SHALL BE INSET FROM THE BUILDING FACE AT LEAST 2 FEET.
24.12.185.15(A) ARCHITECTURAL DETAILS
IF PROJECT IS MIXED-USE AND/OR THREE STORIES IN HEIGHT OR GREATER: THE
BUILDING VISUALLY DIFFERENTIATES 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.
24.12.185.15(D) ARCHITECTURAL DETAILS
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 10 INCHES AND A MINIMUM WIDTH OF 3 FEET (AT LEAST ONE PER LEVEL; SEE ALSO SECTION 24.12.185.10 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 SECTION 24.12.185.17)
24.12.185.15(E) ARCHITECTURAL DETAILS
FOR ALL WINDOWS ABOVE THE GROUND FLOOR: AT LEAST 2 INCHES OF WINDOW INSET BETWEEN THE PLANE OF THE GLASS AND THE PLANE OF THE BUILDING FACE.
FOR BUILDINGS THAT INCLUDE 4+ STORIES AND FOR ALL WINDOWS ABOVE THE GROUND FLOOR: THIS DEPTH SHALL BE INCREASED TO 3 INCHES.
24.12.185.15(F) ARCHITECTURAL DETAILS
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 15 FEET.
CITY OF SANTA CRUZ OBJECTIVE DEVELOPMENT STANDARDS:
COMPLIANT, SEE L0.1
WAIVER REQUESTED, SEE L0.2
COMPLIANT, SEE L0.7, L0.8
COMPLIANT, SEE C4.1, L0.8
COMPLIANT, SEE AP1.01
WAIVER REQUESTED, SEE GP0.03
COMPLIANT, SEE GP0.06
NOTED
COMPLIANT, SEE L0.2
COMPLIANT, SEE L0.2
WAIVER REQUESTED, SEE GP0.03
COMPLIANT, SEE AP1.02
COMPLIANT, SEE AP3.01, AP3.02
COMPLIANT, SEE AP3.01, AP3.02
WAIVER REQUESTED, SEE
AP1.01 THRU AP1.07 AND
AP3.01, AP3.02
COMPLIANT, SEE GP0.03
COMPLIANT, SEE AP1.01
COMPLIANT, SEE AP1.01
COMPLIANT, SEE AP1.01 AND
AP3.01
COMPLIANT, SEE AP3.01 AND
AP3.02
COMPLIANT, SEE AP1.01
COMPLIANT, SEE GP0.07,
AP3.01, AP3.02
COMPLIANT, SEE GP0.07,
AP3.01, AP3.02
COMPLIANT, SEE AP5.01,
AP5.02
WAIVER REQUESTED, SEE
GP0.03
PER ORDINANCE 2022-19 - SCMC AMENDMENTS
2 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
1/4" = 1'-0"
1/22/2025 12:21:49 PM
GP0.04
DEVELOPMENT
REQUIREMENTS
23154
08.26.2024
OH
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
43.43 COMPLIANCE NOTES
PLANNING CODE NOTES
24.12.185.16(A) BUILDING MATERIALS
BUILDINGS INCORPORATE TWO OR MORE OF ACCEPTED MATERIALS OR AS APPROVED IN THE DESIGN OF EACH BUILDING FACE: 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).
24.12.185.16(B) BUILDING MATERIALS
NO SINGLE MATERIAL MAKES UP MORE THAN 85 PERCENT OF ANY BUILDING FACE.
THIS CAN INCLUDE MATERIALS FOR BUILDING DECORATION, BUT DOES NOT INCLUDE FENESTRATION.
24.12.185.16(C) BUILDING MATERIALS
NO VINYL WINDOWS ARE USED IN THE FOLLOWING CIRCUMSTANCES:
1. ANY MIXED-USE OR RESIDENTIAL BUILDINGS MORE THAN THREE STORIES IN HEIGHT.
2. ON A BUILDING FACE ORIENTED TOWARD A PUBLIC STREET OTHER THAN AN ALLEY OF A MIXED USE OR RESIDENTIAL BUILDING THREE STORIES IN HEIGHT OR LESS.
3. AT BUILDING CORNERS, EXCEPT FOR LIVING WALLS, ALL MATERIALS SHALL WRAP AROUND THE CORNER TO A DEPTH OF AT LEAST 4 INCHES. THIS INCLUDES CORNERS OF INSETS, REVEALS, OR CHANGES IN PLANE THAT ARE 4 INCHES OR GREATER IN DEPTH, AS WITH A BALCONY, GROUND FLOOR ENTRY, OR CHANGE IN PLANE. SEE EXAMPLES SHOWN IN FIGURE 19 OF DEVELOPMENT STANDARDS.
24.12.185.16(D) BUILDING MATERIALS
AT BUILDING CORNERS, EXCEPT FOR LIVING WALLS, ALL MATERIALS SHALL WRAP AROUND THE CORNER TO A DEPTH OF AT LEAST 4 INCHES. THIS INCLUDES CORNERS OF INSETS, REVEALS, OR CHANGES IN PLANE THAT ARE 4 INCHES OR GREATER IN DEPTH, AS WITH A BALCONY, GROUND FLOOR ENTRY, OR CHANGE IN PLANE.
24.12.185.17(A) LIGHTING
INDIVIDUAL EXTERIOR LUMINAIRES SHIELDED TO DIRECT LIGHT DOWNWARD AND DOES NOT EXCEED 1,260 LUMENS. EXTERIOR LIGHT FIXTURES UTILIZE LIGHT SOURCES WITH A COLOR TEMPERATURE THAT DOES NOT EXCEED 3000 KELVIN.
NOTE: 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.
24.12.185.17(B) LIGHTING
OUTDOOR LIGHTS DO NOT BLINK, FLASH, FLICKER, OR CHANGE INTENSITY (EXCLUDING MOTION-DETECTING LIGHTS).
24.12.185.17(C) LIGHTING
LIGHTING PROVIDED AT PARKING LOTS, PEDESTRIAN PATHS, OUTDOOR GATHERING SPACES, BUILDING ENTRIES, AND ANY OTHER PEDESTRIAN-ACCESSIBLE AREAS.
24.12.185.17(E) LIGHTING
ROOFTOP LIGHTING SET BACK AT LEAST 12 FEET FROM THE EDGE OF ANY BUILDING FACE THAT IS ORIENTED TOWARDS ANY R-DISTRICT.
24.12.185.17(F) LIGHTING
THE HEIGHT OF LUMINAIRES DO NOT EXCEED 15 FEET ABOVE GRADE FOR ALL
LUMINAIRES OTHER THAN THOSE IN PARKING AREAS OR DECORATIVE SCONCES AS ALLOWED UNDER F. 3. ARCHITECTURAL DETAIL.
24.12.185.17(G) LIGHTING
BUILDING FACES ARE ILLUMINATED SUCH THAT SURFACES LOCATED AT LEAST 10 HORIZONTAL FEET AWAY FROM BUILDING ENTRIES SHALL HAVE AT LEAST 66 PERCENT LESS LUMINANCE THAN SURFACES WITHIN 10 HORIZONTAL FEET OF BUILDING ENTRIES.
COMPLIANCE DEMONSTRATED WITH A LIGHTING PLAN.
COMPLIANT, SEE GP0.07,
AP3.01, AP3.02
COMPLIANT, SEE GP0.07,
AP3.01, AP3.02
CONCESSION REQUESTED, SEE
GP0.03
COMPLIANT, SEE AP3.01. AP3.02
COMPLIANT, SEE AP9.11 -
AP9.17
COMPLIANT, SEE AP9.11 -
AP9.17
COMPLIANT, SEE AP9.11 -
AP9.17
COMPLIANT, SEE AP9.17
COMPLIANT, SEE AP9.11 -
AP9.17
COMPLIANT, SEE AP9.11 -
AP9.17
CITY OF SANTA CRUZ OBJECTIVE DEVELOPMENT STANDARDS: CITY OF SANTA CRUZ OBJECTIVE DEVELOPMENT STANDARDS: COMPLIANCE NOTES CITY OF SANTA CRUZ OBJECTIVE DEVELOPMENT STANDARDS: COMPLIANCE NOTES PER ORDINANCE 2022-19 - SCMC AMENDMENTS
2 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
1/4" = 1'-0"
1/22/2025 12:21:50 PM
GP0.05
DEVELOPMENT
REQUIREMENTS
23154
08.26.2024
OH
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
43.44 UP
PER SCMC 24.12.185.9
CITY OF SANTA CRUZ SHARED OPEN SPACE REQUIREMENTS
TOTAL UNIT COUNT: 70 TRADITIONAL UNITS
COMMON OPEN SPACE PER DWELLING UNIT REQ'D:
70 UNITS x 80 SF PER UNIT = 5,600 SF
COMMON OPEN SPACE PROVIDED: 4,280 SF
WAIVER REQUESTED, SEE SHEET GP0.03
155 FDU'S
TRADITIONAL DWELLING UNITS:
SCMC 24.10.750(1)(D)
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT
INFORMATION
2. NO LESS THAN 25 PERCENT OF THE TOTAL COMMON OPEN SPACE
AREA SHALL BE PERMANENTLY LANDSCAPED WITH LIVE PLANT
MATERIAL INCORPORATING TREES, SHRUBS, AND GROUNDCOVER
PER SCMC 24.12.185.9(C)(III)
3. SEE LANDSCAPE PLANS FOR INFORMATION ON PLANTING AND
TERRACE DESIGN.
OPEN SPACE NOTES
225 TOTAL UNITS
PRIVATE OPEN SPACE PER DWELLING UNIT REQ'D:
70 UNITS x 40 SF PER UNIT = 2,800 SF
PRIVATE OPEN SPACE PROVIDED: 0 SF
TRADITIONAL DWELLING UNITS:
SCMC 24.10.750(1)(D)
WAIVER, SEE GP0.03
COMMON OPEN SPACE PER FDU REQ'D:
155 UNITS x 150 SF PER UNIT = 23,250 SF
COMMON OPEN SPACE PROVIDED: 5,363 SF
FDU'S:
SCMC 24.12.1530(1)
WAIVER, SEE GP0.03
COMMON INDOOR SPACE PER FDU REQ'D:
MINIMUM 200 SF COMMON INDOOR SPACE
COMMON INDOOR SPACE PROVIDED: 2,593 SF
FDU'S:
SCMC 24.12.1530
PRIVATE OPEN SPACE FOR ALL UNITS REQ'D:
225 UNITS x 40 SF PER UNIT = 9,000 SF
PRIVATE OPEN SPACE PROVIDED: 2,770 SF
TRADITIONAL UNITS + FDU'S:
SCMC 24.12.185(9)(A)(I)
WAIVER, SEE GP0.03
USABLE OPEN SPACE FOR ALL UNITS REQ'D:
225 UNITS x 20 SF PER UNIT = 4,500 SF
USABLE OPEN SPACE PROVIDED: 4,280 SF
TRADITIONAL UNITS + FDU'S:
SCMC 24.12.185(9)(A)(II)
WAIVER, SEE GP0.03
22222
22 4,280 SF
COMMON OPEN SPACE
O
C
E
A
N
ST
R
E
ET
CREEK CENTERLINE
COMMON
INDOOR
PRIVATE
48 SF
PRIVATE OPEN SPACE
48 SF
PRIVATE OPEN SPACE
48 SF
PRIVATE OPEN SPACE
48 SF
PRIVATE OPEN SPACE
48 SF
PRIVATE OPEN SPACE
48 SF
PRIVATE OPEN SPACE
1,330 SF
PRIVATE OPEN SPACE
61 SF
COMMON INDOOR
SPACE
316 SF
COMMON INDOOR
SPACE
147' - 9"
24' - 6"
18' - 11"
15' - 6" 4' - 0"
12' - 0"
9' - 0"
2 TRUE
NORTH
PROJECT
NORTH N
N
48 SF
PRIVATE OPEN SPACE
48 SF
PRIVATE OPEN SPACE
48 SF
PRIVATE OPEN SPACE
48 SF
PRIVATE OPEN SPACE
48 SF
PRIVATE OPEN SPACE
48 SF
PRIVATE OPEN SPACE
O
C
E
A
N
ST
R
E
ET
CREEK CENTERLINE
61 SF
COMMON INDOOR
SPACE
82 SF
COMMON INDOOR
SPACE THIS AMENITY SPACE IS A
UTILITY / SERVICE ROOM ON
LEVELS 4 + 6, SEE FLOOR PLANS
2 O
C
E
A
N
ST
R
E
ET
CREEK CENTERLINE
548 542 530
900 SF
COMMON INDOOR
SPACE
866 SF
COMMON INDOOR
SPACE
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
As indicated
1/22/2025 12:21:58 PM
GP0.06
OPEN SPACE EXHIBIT
23154
08.26.2024
OH
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
1" = 30'-0"
2 LEVEL 2
Level OPEN SPACE TYPE AREA
COMMON INDOOR SPACE
LEVEL 1 COMMON INDOOR SPACE 1,766 SF
LEVEL 2 COMMON INDOOR SPACE 376 SF
LEVEL 3 COMMON INDOOR SPACE 143 SF
LEVEL 4 COMMON INDOOR SPACE 82 SF
LEVEL 5 COMMON INDOOR SPACE 143 SF
LEVEL 6 COMMON INDOOR SPACE 82 SF
2,593 SF
COMMON OPEN SPACE
LEVEL 2 COMMON OPEN SPACE 4,280 SF
4,280 SF
PRIVATE OPEN SPACE
LEVEL 2 PRIVATE OPEN SPACE 1,618 SF
LEVEL 3 PRIVATE OPEN SPACE 288 SF
LEVEL 4 PRIVATE OPEN SPACE 288 SF
LEVEL 5 PRIVATE OPEN SPACE 288 SF
LEVEL 6 PRIVATE OPEN SPACE 288 SF
2,771 SF
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
1" = 30'-0"
1 LEVEL 3 THRU 6 TYPICAL
1" = 30'-0"
3 LEVEL 1
2,770 SF
2 43.45
A
B
C
D
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
NTS
1/22/2025 12:22:10 PM
GP0.07
RENDERING & 3D
EXHIBITS
23154
08.26.2024
OH
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
A: CENTRAL COURTYARD VIEW B: CORNER VIEW FROM BRANCIFORTE CREEK C: ELEVATION VIEW FROM OCEAN STREET D: CORNER VIEW FROM OCEAN STREET LOOKING NORTH 2 3
3 43.46
TRUE
NORTH
PROJECT
NORTH
N
N
BASE DENSITY UNIT CALCULATIONS PER 24.16.255 (6):
FOR THE PURPOSES OF CALCULATING THE NUMBER OF DENSITY BONUS
UNITS IN AREAS WHERE A MAXIMUM DENSITY RANGE IS NOT PROVIDED
IN THE ZONE DISTRICT OR GENERAL PLAN, AN IMPLICIT RESIDENTIAL
DENSITY SHALL BE CALCULATED BASED ON A PROJECT PUT FORWARD BY
THE APPLICANT THAT MEETS ALL APPLICABLE DEVELOPMENT
STANDARDS. OBJECTIVE DEVELOPMENT STANDARDS SUCH AS SETBACKS,
FLOOR AREA RATIO, AND HEIGHT LIMITATIONS, WHILE NOT DEFINING
THE MAXIMUM DENSITY RANGE PER SE, CAN BE UTILIZED TO DETERMINE THE IMPLICIT RESIDENTIAL DENSITY ALLOWED. IN THIS APPROACH, A
PROJECT DEFINES THE APPLICABLE RESIDENTIAL DENSITY FOR ITSELF BASED ON MEETING APPLICABLE DEVELOPMENT STANDARDS. THE
AVERAGE SIZE OF THE UNITS PRESENTED IN THE BASE DENSITY PROJECT
MUST BE EQUAL TO OR GREATER THAN THE AVERAGE SIZE OF THE UNITS PRESENTED IN THE DENSITY BONUS PROJECT.
DENSITY BONUS UNIT CALCULATIONS
BASE DENSITY UNITS MODELED PER OBJECTIVE STANDARDS:
LEVEL ONE UNITS: 25 FDU UNITS, 1 NON-FDU UNITS
LEVEL TWO UNITS: 20 FDU UNITS, 21 NON-FDU UNITS
LEVEL THREE UNITS: 32 FDU UNITS, 14 NON-FDU UNITS
77 FDU UNITS, 36 NON-FDU UNITS
TOTAL BASE DENSITY: 113 UNITS
AVERAGE UNIT SIZE: 473.9 GSF
REQUIRED/ALLOWED PROPOSED
TOTAL SITE AREA: 32,062 SF (0.74 AC)
FAR: 2.75 2.42
BUILDING AREA: 88,170.5 SF 77,886
BUILDING HEIGHT: 40' - 0" OR 45' - 0" IF 35' - 0"
MIXED USE PER
SCMC 24.12.750(1)(A)
STORIES: 3 3
BASE DENSITY GROSS BUILDING AREAS:
RESIDENTIAL AMENITIES PROVIDED:
SEE AP SHEETS FOR PROPOSED BUILDING
REQUIRED/ALLOWED PROPOSED
COMMON OPEN SPACE PER DU: 35 x 80 SF = 2,800 SF 5,320 SF SCMC 24.10.750(D)
PRIVATE OPEN SPACE PER DU: 35 x 40 SF = 1,400 SF 1,407 SF SCMC 24.10.750(D)
COMMON OPEN SPACE PER FDU: 78 x 150 SF = 11,700 SF 14,992 SF SCMC 24.12.1530(1)
COMMON INDOOR SPACE PER FDU: 200 SF MIN 2,437 SF
SCMC 24.12.1530
PRIVATE OPEN SPACE ALL UNITS: 113 x 40 SF = 4,520 SF 4,544 SF SCMC 24.12.185(8)(A)(I)
COMMON OPEN SPACE ALL UNITS: 113 x 20 SF = 2,260 SF 17,180 SF SCMC 24.12.185(8)(A)(I)
BICYCLE PARKING SPACES: 113 CLASS-I 118 CLASS-I
(SCMC 24.12.1520.6)
STORAGE FACILITIES: 200 CUFT / UNIT 200 CUFT / UNIT
(SCMC 24.12.1520.5)
= FDU UNIT, 391.6 GSF AVERAGE
= NON-FDU UNIT, 648.5 GSF AVERAGE
2 2
3 2
4,188 SF
COMMERCIAL
BIKE
STOR.
PARKING
MAIL
TRASH
1 LOBBY
24' - 0"
RESIDENTIAL SETBACK
10' - 0"
26 OCEAN STREET
CREEK
CENTERLINE
548
542
530
RIPARIAN CORRIDOR
30' - 0"
DEVELOPMENT SETBACK
50' - 0"
MANAGEMENT AREA
75' - 0"
R.O.W.
1 5' - 0"
152' - 4 1/2" > 50% FRONTAGE
1 2
3 4
5 6
2 3
ELEC
/ MEP
/ SERVICE
AMENITY
29' - 6"
375 GSF
375 GSF
380 GSF
574 GSF
STUDIO
STUDIO
STUDIO
STUDIO
4 379 GSF
STUDIO
5 379 GSF
STUDIO
6 379 GSF
STUDIO
7 379 GSF
STUDIO
8 379 GSF
STUDIO
9 379 GSF
STUDIO
10 379 GSF
STUDIO
11 379 GSF
STUDIO
12 379 GSF
STUDIO
13 379 GSF
STUDIO
14 379 GSF
STUDIO
15 379 GSF
STUDIO
16 379 GSF
STUDIO
17 379 GSF
STUDIO
18 379 GSF
STUDIO
19 379 GSF
STUDIO
20 379 GSF
STUDIO
21 379 GSF
STUDIO
22 379 GSF
STUDIO
23 471 GSF
STUDIO
25 375 GSF
STUDIO
24 375 GSF
STUDIO
260' - 0" FRONTAGE
8' - 0" TYP
5' - 0" TYP
25' - 2 1/2"
1 1 2 12
13 10 89 19 67 18 45 17 23 16 14
1112
13 14
15 16 18
RESIDENTIAL SETBACK
10' - 0"
17 21
20 OCEAN STREET
CREEK
CENTERLINE
548
542
530
RIPARIAN CORRIDOR
30' - 0"
DEVELOPMENT SETBACK
50' - 0"
MANAGEMENT AREA
75' - 0"
20 19
413 GSF 432 GSF
436 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 814 GSF 660 GSF 660 GSF 660 GSF
787 GSF 379 GSF 661 GSF 661 GSF
374 GSF
374 GSF
374 GSF
475 GSF
274 GSF
374 GSF
376 GSF
479 GSF
STUDIO
ONE BED
TWO BED STUDIO TWO BED TWO BED
TWO BED
STUDIO STUDIO
STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO
TWO BED TWO BED
TWO BED TWO BED TWO BED TWO BED TWO BED
15' - 0" 15' - 0" 15' - 0"
3 661 GSF
TWO BED
4 661 GSF
TWO BED
5 661 GSF
TWO BED
6 661 GSF
TWO BED
7 661 GSF
TWO BED
8 661 GSF
TWO BED
9 661 GSF
TWO BED
10 661 GSF
TWO BED
11 661 GSF
TWO BED
15 661 GSF
TWO BED
24' - 1" TYP 16' - 0" TYP
8' - 0" TYP
5' - 0" TYP
TWO BED
2 17,180 SF
COMMON
TERRACE
RESIDENTIAL SETBACK
10' - 0"
OCEAN STREET
CREEK
CENTERLINE
548 542 530
RIPARIAN CORRIDOR
30' - 0"
DEVELOPMENT SETBACK
50' - 0"
MANAGEMENT AREA
75' - 0"
3' - 6" MIN
MECHANICAL /
SOLAR PV AREA
MECHANICAL /
SOLAR PV AREA
3' - 6" MIN
3' - 6" MIN
3' - 6" MIN
CREEK CENTERLINE
OCEAN STREET
2' - 0" PARAPET
9' - 0"
9' - 0"
15' - 0"
35' - 0"
CREEK CENTERLINE
OCEAN STREET
35' - 0"
15' - 0"
9' - 0"
9' - 0"
2' - 0" PARAPET
OCEAN STREET
CREEK
CENTERLINE
548
542
530
RESIDENTIAL SETBACK
10' - 0"
RIPARIAN CORRIDOR
30' - 0"
DEVELOPMENT SETBACK
50' - 0"
MANAGEMENT AREA
75' - 0"
1 1 2 3 2 4 5 3 6 7 4 8 9 5 10 11 6
7 141510161711181912202122 9 1213 8
2324
25 26
27 28 29
30 14
32 15' - 0"
13 31
15' - 0" 15' - 0"
413 GSF 432 GSF
436 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 660 GSF 660 GSF 660 GSF
787 GSF 379 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 379 GSF 379 GSF 661 GSF 374 GSF
374 GSF
374 GSF 374 GSF
374 GSF 374 GSF
376 GSF
479 GSF
STUDIO
ONE BED
TWO BED STUDIO STUDIO STUDIO TWO BED STUDIO STUDIO TWO BED STUDIO STUDIO TWO BED STUDIO STUDIO TWO BED STUDIO STUDIO TWO BED
TWO BED
STUDIO STUDIO
STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO
TWO BED TWO BED
TWO BED TWO BED TWO BED TWO BED TWO BED
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
As indicated
1/22/2025 12:22:29 PM
GP0.08
BASE DENSITY
EXHIBIT
23154
08.26.2024
OH
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
DIAGRAMS ILLUSTRATED ON THIS SHEET ARE FOR BASE DENSITY CALCULATIONS ONLY, SEE AP SHEETS FOR PROPOSED DESIGN 1/32" = 1'-0"
1 BASE DENSITY - LEVEL 1
1/32" = 1'-0"
2 BASE DENSITY - LEVEL 2
1/32" = 1'-0" 3
BASE DENSITY - ROOF
4 548-542-530 - BASE DENSITY - NE
5 548-542-530 - BASE DENSITY - SW
LEVEL RESIDENTIAL CIRCULATION PARKING AMENITY SERVICE COMMERCIAL TOTALS LEVEL 1 10,150 SF 3,358 SF 3,289 SF 2,271 SF 1,930 SF 4,386 SF 25,384 SF LEVEL 2 21,834 SF 4,344 SF 0 SF 0 SF 0 SF 0 SF 26,178 SF LEVEL 3 21,611 SF 4,368 SF 0 SF 0 SF 0 SF 0 SF 25,979 SF LEVEL 4 0 SF 346 SF 0 SF 0 SF 0 SF 0 SF 346 SF
GRAND
TOTALS
53,594 SF 12,416 SF 3,289 SF 2,271 SF 1,930 SF 4,386 SF 77,886 SF Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
ROOF
1/32" = 1'-0"
6 BASE DENSITY - LEVEL 3
2 2
3 43.47
APPROX.
BUILDING
HEIGHT: 40'
STORIES: 3
APPROX.
BUILDING
HEIGHT: 28'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 24'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 15'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 12'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 14'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 17'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 23'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 13'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 21'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 53'
STORIES: 3-4
APPROX.
BUILDING
HEIGHT: 40'
STORIES: 3
APPROX.
BUILDING
HEIGHT: 28'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 24'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 15'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 12'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 14'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 17'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 23'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 13'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 21'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 53'
STORIES: 3-4
APPROX.
BUILDING
HEIGHT: 40'
STORIES: 3
APPROX.
BUILDING
HEIGHT: 28'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 24'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 15'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 12'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 14'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 17'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 23'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 13'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 21'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 53'
STORIES: 3-4
APPROX.
BUILDING
HEIGHT: 40'
STORIES: 3
APPROX.
BUILDING
HEIGHT: 28'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 24'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 15'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 12'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 14'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 17'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 23'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 13'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 21'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 53'
STORIES: 3-4
APPROX.
BUILDING
HEIGHT: 40'
STORIES: 3
APPROX.
BUILDING
HEIGHT: 28'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 24'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 15'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 12'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 14'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 17'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 23'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 13'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 21'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 53'
STORIES: 3-4
APPROX.
BUILDING
HEIGHT: 40'
STORIES: 3
APPROX.
BUILDING
HEIGHT: 28'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 24'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 25'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 15'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 12'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 14'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 17'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 10'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 23'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 13'
STORIES: 1
APPROX.
BUILDING
HEIGHT: 21'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 22'
STORIES: 2
APPROX.
BUILDING
HEIGHT: 53'
STORIES: 3-4
TRUE
NORTH
PROJECT
NORTH N
N
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
1/22/2025 12:26:10 PM
GP0.09
SHADOW STUDY
23154
08.26.2024
JC
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
1 SOLAR STUDY - JUNE 21 - 9AM
3 SOLAR STUDY - JUNE 21 - 3PM
2 SOLAR STUDY - JUNE 21 - 12PM
4 SOLAR STUDY - DEC 21 - 9AM
5 SOLAR STUDY - DEC 21 - 12PM
6 SOLAR STUDY - DEC 21 - 3PM
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
43.48 SUBJECT SITE
1 123456789
10 11
12 13
14 15
16 17
18 2
3 4
5 6
7 8
9 10
11 12
13 14 15
16 17
18 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
1/22/2025 12:26:13 PM
GP0.10
EXISTING SITE
PHOTOS
23154
08.26.2024
OH
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
43.49 OCEAN STREET
BRANCIFORTE CREEK
10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam ARTHAUS OCEAN
H:\3871-000\ACAD\TM\TM01.DWG
COVER SHEET
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
SCALE: 1"=10' DATE: JANUARY 22, 2025
0 10 20 30 CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
C0.1
GENERAL NOTES: SHEET INDEX
SHEET NUMBER SHEET TITLE
VICINITY MAP
SITE
REVISIONS
43.50 H:\3871-000\ACAD\TM\TM02.DWG
A.L.T.A. SURVEY
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
NOT TO SCALE DATE: JANUARY 22, 2025
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
NOTE C0.2
43.51 H:\3871-000\ACAD\TM\TM03.DWG
DETAILS
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
NOT TO SCALE DATE: JANUARY 22, 2025
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
REVISIONS C0.3
43.52 542 OCEAN STREET
APN 010-011-31
(EXISTING COMMERCIAL USE) 530 OCEAN STREET
APN 010-011-16
(EXISTING COMMERCIAL USE)
OCEAN STREET
BRANCIFORTE CREEK
548 OCEAN STREET
APN 010-011-30
(EXISTING COMMERCIAL USE)
(EXISTING
COMMERCIAL USE)
H:\3871-000\ACAD\TM\TM11.DWG
EXISTING CONDITIONS
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
SCALE: 1"=10' DATE: JANUARY 22, 2025
0 10 20 30 CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
C1.1
LEGEND
X
REVISIONS
43.53 OHW
OHW
OHW
OCEAN STREET
BRANCIFORTE CREEK
542 OCEAN STREET
APN 010-011-31
(EXISTING COMMERCIAL USE) 530 OCEAN STREET
APN 010-011-16
(EXISTING COMMERCIAL USE)
548 OCEAN STREET
APN 010-011-30
(EXISTING COMMERCIAL USE)
(EXISTING
COMMERCIAL USE)
H:\3871-000\ACAD\TM\TM12.DWG
DEMOLITION PLAN
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
SCALE: 1"=10' DATE: JANUARY 22, 2025
0 10 20 30 CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
C1.2
LEGEND
X X
NOTES
·
·
REVISIONS
43.54 OCEAN STREET
BRANCIFORTE CREEK 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam ARTHAUS OCEAN
OCEAN STREET
H:\3871-000\ACAD\TM\TM21.DWG
SITE PLAN
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
SCALE: 1"=10' DATE: JANUARY 22, 2025
0 10 20 30 CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
C2.1
LEGEND
NOTE
REVISIONS
43.55 OCEAN STREET
BRANCIFORTE CREEK 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam ARTHAUS OCEAN
FF 24.5
B
C3.2
C
C3.2
D
C3.2
E
C3.2
A
C3.2
H:\3871-000\ACAD\TM\TM31.DWG
GRADING PLAN
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
SCALE: 1"=10' DATE: JANUARY 22, 2025
0 10 20 30 CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
C3.1
LEGEND
NOTE PRELIMINARY EARTHWORK SUMMARY
CUT FILL NET VOLUME
REVISIONS
43.56 BLDG
SECTION A
X
X
BRANCIFORTE CREEK
BLDG
SECTION B
X
X
EX BLDG
BLDG
SECTION C
EX POOL
BLDG
SECTION D
XX
BLDG
SECTION E
OCEAN STREET
X
X
H:\3871-000\ACAD\TM\TM31.DWG
GRADING SECTIONS & DETAILS
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
SCALE: 1"=10' DATE: JANUARY 22, 2025
0 10 20 30 CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
REVISIONS C3.2
43.57 OCEAN STREET
BRANCIFORTE CREEK 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam ARTHAUS OCEAN
H:\3871-000\ACAD\TM\TM41.DWG
NOTES
·
·
·
UTILITY PLAN
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
SCALE: 1"=10' DATE: JANUARY 22, 2025
0 10 20 30 CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
C4.1
LEGEND
REVISIONS
43.58 OCEAN STREET
BRANCIFORTE CREEK
DMA 1
DMA 3
DMA 2
DMA 4
DMA 1B
DMA 1B
DMA 1C
DMA 1C
DMA 1C
DMA 1A DMA 1A DMA 1A DMA 1A DMA 1A
DMA 1A
DMA 1A
DMA 1C
DMA 1A
DMA 2C
DMA 2C
DMA 2C
DMA 2A
H:\3871-000\ACAD\TM\TM51.DWG
STORMWATER CONTROL PLAN
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
SCALE: 1"=10' DATE: JANUARY 22, 2025
0 10 20 30 CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
C5.1
NOTES LEGEND
DMA SUMMARY TABLE
DMA # TOTAL AREA (SF) IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
REQUIRED TREATMENT
FLOW (CFS)
PROVIDED TREATMENT
FLOW (CFS)
REVISIONS
SUB-DMA TABLE TIER 3 RETENTION REQUIREMENTS
DMA # TOTAL
AREA (SF) SUB-DMA
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
43.59 BRANCIFORTE CREEK 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam ARTHAUS OCEAN
OCEAN STREET
160' 130'
120' 120'
H:\3871-000\ACAD\TM\TM61.DWG
LEGEND NOTES
·
·
·
FIRE ACCESS PLAN
ARTHAUS OCEAN
CITY OF SANTA CRUZ SANTA CRUZ COUNTY CALIFORNIA
SCALE: 1"=10' DATE: JANUARY 22, 2025
0 10 20 30 CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
SHEET NO.
REVISIONS C6.1
43.60 1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT
INFORMATION
2. ADJACENT BUILDING HEIGHTS ARE APPROXIMATE AND ARE TAKEN FROM ADJACENT GRADE ELEVATIONS.
3. REFERENCE LAND SURVEY FOR MORE INFORMATION.
4. LOT LINE ADJUSTMENT TO BE SUBMITTED WITH PLANNING
APPLICATION TO COMBINE 3 LOTS INTO 1.
SITE PLAN NOTES
= REQUIRED SETBACK AS INDICATED BY
REAR RL ZONING AND OCEAN STREET AREA
PLAN (3)(B)(5)(C)
= PROPOSED SETBACK
ADJ. PROPERTY:
522 OCEAN STREET
PARCEL #: 010-011-27
ZONING: CC
USE: COMMERCIAL
ADJ. PROPERTY:
500 OCEAN STREET
PARCEL #: 010-011-33
ZONING: MU-VH
USE: COMMERCIAL
ADJ. PROPERTY:
518 OCEAN STREET
PARCEL #: 010-011-13
ZONING: CC
USE: COMMERCIAL
ADJ. PROPERTY:
111 MAY AVE
PARCEL #: 010-011-21
ZONING: RL
USE: RESIDENTIAL
ADJ. PROPERTY:
115 MAY AVE
PARCEL #: 010-011-07
ZONING: RL
USE: RESIDENTIAL
ADJ. PROPERTY:
117 MAY AVE
PARCEL #: 010-011-06
ZONING: RL
USE: RESIDENTIAL
ADJ. PROPERTY:
121 MAY AVE
PARCEL #: 010-011-05
ZONING: RL
USE: RESIDENTIAL
ADJ. PROPERTY:
127 MAY AVE
PARCEL #: 010-011-04
ZONING: RL
USE: RESIDENTIAL
ADJ. PROPERTY:
129 MAY AVE
PARCEL #: 010-011-03
ZONING: RL
USE: RESIDENTIAL
ADJ. PROPERTY:
135 MAY AVE
PARCEL #: 010-011-02
ZONING: RL
USE: RESIDENTIAL
MAY AVE
ADJ. PROPERTY:
600 OCEAN STREET
PARCEL #: 005-273-12
ZONING: CC
USE: COMMERCIAL
ADJ. PROPERTY:
215 DAKOTA AVE
PARCEL #: 005-273-10
ZONING: RL
USE: RESIDENTIAL
ADJ. PROPERTY:
216 DAKOTA AVE
PARCEL #: 005-273-11
ZONING: RL
USE: RESIDENTIAL
ADJ. PROPERTY:
533 OCEAN STREET
PARCEL #: 005-282-43
ZONING: CC
USE: COMMERCIAL
ADJ. PROPERTY:
525 OCEAN STREET
PARCEL #: 005-282-42
ZONING: CC
USE: COMMERCIAL
ADJ. PROPERTY:
333 SOQUEL AVE
PARCEL #: 005-282-48
ZONING: CC
USE: COMMERCIAL
OCEAN STREET
BRANCIFORTE
CREEK
APPROX.
BUILDING
HEIGHT: 40'
APPROX.
BUILDING
HEIGHT: 28'
APPROX.
BUILDING
HEIGHT: 22'
APPROX.
BUILDING
HEIGHT: 24'
APPROX.
BUILDING
HEIGHT: 25'
APPROX.
BUILDING
HEIGHT: 25'
APPROX.
BUILDING
HEIGHT: 10'
APPROX.
BUILDING
HEIGHT: 15'
APPROX.
BUILDING
HEIGHT: 12'
APPROX.
BUILDING
HEIGHT: 10'
APPROX.
BUILDING
HEIGHT: 14'
APPROX.
BUILDING
HEIGHT: 17'
APPROX.
BUILDING
HEIGHT: 10'
APPROX.
BUILDING
HEIGHT: 10'
APPROX.
BUILDING
HEIGHT: 10'
APPROX.
BUILDING
HEIGHT: 23'
APPROX.
BUILDING
HEIGHT: 13'
APPROX.
BUILDING
HEIGHT: 21'
APPROX.
BUILDING
HEIGHT: 22'
APPROX.
BUILDING
HEIGHT: 53'
APPROX.
BUILDING
HEIGHT: 12'
APPROX.
BUILDING
HEIGHT: 22'
APPROX.
BUILDING
HEIGHT: 27'
MAY AVE
VEHICULAR
ENTRY
RESIDENTIAL
ENTRY
COMMERCIAL
ENTRY
10' - 0" REQUIRED
R-ZONE SETBACK
LEVEL SETBACK
1' - 1" PROPOSED GROUND
SUBJECT PROPERTY:
548 OCEAN STREET
PARCEL #: 010-011-30
ZONING: CC
SUBJECT PROPERTY:
542 OCEAN STREET
PARCEL #: 010-011-31
ZONING: CC
SUBJECT PROPERTY:
530 OCEAN STREET
PARCEL #: 010-011-16
ZONING: CC
CREEK
CENTERLINE
PROPERTY LINE PROPERTY LINE
PROPERTY
LINE
PROPERTY
LINE
PROPERTY LINE
PROPERTY LINE PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
RIPARIAN CORRIDOR
30' - 0"
DEVELOPMENT SETBACK
50' - 0"
MANAGMENT AREA
75' - 0"
PROPERTY LINE
UPPER FLOOR ARTICULATION
TRUE
NORTH
PROJECT
NORTH
N
N
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
As indicated
1/22/2025 12:26:19 PM
AP0.51
PROPOSED SITE
PLAN
23154
08.26.2024
OH
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
1" = 20'-0" 1
SITE PLAN PLANNING
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
43.61 10" Beam 10" Beam 10" Beam
WM
WM
WM
SSMH, RIM 21.8
INV 8" THRU 19.36
SSMH, RIM 21.8
INV 8" IN 18.80
INV 8" OUT 18.76
MH, RIM 22.6
INV 8" SS THRU 19.65
INV 8" SD THRU 18.34
SDMH, RIM 21.9
INV 18" SD IN 17.55
INV 24" SD OUT 17.43
CB, TC 21.8
INV 12"/18" SD IN 18.80
INV 18" SD OUT 17.65
SSMH, RIM 23.5
INV 8" IN 19.07 (S)
INV 8" IN 15.02 (N)
INV 8" OUT 14.92
SSMH, RIM 23.0
INV 8" IN 18.78
INV 8" OUT 18.67
SDMH, RIM 24.9
INV 30" SD THRU 15.35
SDFI, RIM 22.2
INV 30" SD IN 14.7
INV 50" OUT 11.4
SDMH, RIM 21.7
INV 6" SD IN 17.97
INV 6" SD IN 17.27
INV 24" SD THRU 17.14
10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam 10" Beam
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
FLOOR PLAN NOTES
UNIT MIX & AFFORDABLE
REQUIREMENTS
FLOOR PLAN KEYED NOTES
AFFORDABLE UNITS REQUIRED:
• 15% VLI UNITS ALLOWING A 50% DENSITY BONUS PER AB2345 • 15% MODERATE INCOME UNITS ALLOWING A 50% DENSITY
BONUS PER AB1287
• 20% LI UNITS PER SCMC 24.16.020.5.a (SCMC REQUIREMENT
MAY BE MET WITH THE SAME UNITS AS THOSE PROPOSED
FOR STATE DENSITY BONUS, NOT IN ADDITION TO)
AFFORDABLE UNITS PROVIDED:
17 VERY LOW INCOME UNITS (15%)
• ALLOWS 50% DENSITY BONUS PER AB2345
5 LOW INCOME UNITS (5%)
• COMBINED W/ 17 VLI UNITS MEETS SCMC REQUIREMENTS FOR
20% LI UNITS
17 MODERATE INCOME UNITS (10%)
• ALLOWS 50% DENSITY BONUS PER AB1287
A-# = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
FLOOR LEVEL OF AFFORDABLE UNIT
2 3
TRUE
NORTH
PROJECT
NORTH
N
N
OCEAN STREET
CREEK
CENTERLINE
548
542 530
PARKING
LOBBY
2 3 4 5 6 7 8 9 10 11 12
A
B
C
D
E
F
AP3.01
1 AP3.02
1 AP3.02 3
2 AP3.02
24' - 8" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 23' - 9" 0' - 6"
8' - 2" 28' - 2" 24' - 10" 26' - 5" 5' - 10" 25' - 5"
PROPERTY LINE
PROPERTY LINE
PROPERTY
LINE
PROPERTY
LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
1 TRASH
ELEV LOBBY
RES. AMENITY
MAIL /
PACKAGE
1 AP4.01 2
AP4.01
RIPARIAN CORRIDOR
30' - 0"
DEVELOPMENT SETBACK
50' - 0"
MANAGMENT AREA
75' - 0"
RES. AMENITY
SERVICE
COMMERCIAL
BIKE STOR.
LEASING
OFFICE
ELECTRICAL
15' - 0" R.O.W.
3' - 6"
18' - 0"
22' - 6" 9' - 0" 8' - 2" 5' - 0"
1 AP4.02
1 1 1 1 1 1 1 1
4 10
8 14
14 13
13 13
10 7
7 3
3 E/V VAN E/V
7 7
7 7
10 SPACES (INCLUDING 2 EV)
(2 LEVEL LIFTS)
10 SPACES (INCLUDING 2 EV)
(2 LEVEL LIFTS)
10 SPACES (INCLUDING 2 EV)
(2 LEVEL LIFTS)
10 SPACES (INCLUDING 1 EV)
(2 LEVEL LIFTS)
10 SPACES
(2 LEVEL LIFTS)
10 SPACES
(2 LEVEL LIFTS)
10 SPACES
(2 LEVEL LIFTS)
10 SPACES
(2 LEVEL LIFTS)
6' - 0" 44' - 8 1/2"
26' - 7" 16' - 2" 16' - 3 1/2" 9' - 2"
39' - 1 1/2" 11' - 10" 15' - 4" 35' - 9 1/2" 6' - 6" 23' - 6" 31' - 10 1/2" 43' - 10" 15' - 0" 42' - 0 1/2" 12' - 4" 46' - 2" 13' - 4" 19' - 3" 6' - 0" 23' - 8"
13 18 CLASS-II SPACES
50% ACTIVE FRONTAGE = 132' 5 1/4"
132' - 9" ACTIVE FRONTAGE
13' - 0"
SIDEWALK
8' - 0" MIN
4' - 0"
13' - 4 1/2"
11' - 9 1/2"
10 CLASS-II SPACES
19' - 0"
19' - 1"
12' - 8"
22' - 3"
18 264' - 10 1/2" OCEAN STREET FRONTAGE
GROUND FLOOR TRANSPARENCY SCMC 24.12.185.14(a)(i):
OCEAN STREET FRONTAGE : 264' 10 1/2"
TRANSPARENCY REQUIRED: 70% OR 185' 5"
TRANSPARENCY PROVIDED: 70.5% OR 186' 10"
26' - 1 1/2"
24' - 0"
1' - 1"
5' - 6"
8 2
22' - 6"
3' - 0"
5' - 7 1/2"
18' - 6"
33' - 9 1/2"
R-ZONE SETBACK
10' - 0" REQUIRED
PROPERTY LINE
4' - 4"
RR
WORK RM.
8' - 6 1/2"
12' - 8"
3,394 GSF
6' - 6"
2 4 7 7 7 6
3 2
2 2
7 6
7 6
7 7
7 7
AP3.10
1 4
18 18
18 5
5 7 7 7 7 7 7
19 21
BIKE STOR.
19 3
2 CLASS-I BICYCLE PARKING SPACE
WILL BE INCLUDED IN AN ACCESS
CONTROLLED ROOM WITHIN THE
FUTURE COMMERCIAL T.I. AND IS
INCLUDED HERE CONCEPTUALLY
3' - 0"
10' - 0"
7 2
2 2
2 2
3' - 0"
10' - 0"
8' - 0"
2 6-7 8-9 10
1-2 3-4 5
16-17 18-19 20
11-12 13-14 15
26-27 28-29 30
21-22 23-24 25
36-37 38-39 40
31-32 33-34 35
46-47 48-49 50
41-42 43-44 45
56-57 58-59 60
51-52 53-54 55
66-67 68-69 70
61-62 63-64 65
76-77 78-79 80
71-72 73-74 75
2' - 0"
6' - 0 1/2" 27' - 10" 26' - 1" 27' - 7" 26' - 7" 28' - 1" 26' - 1" 28' - 1" 26' - 1" 20' - 10" 2' - 0"
2' - 0"
7' - 0"
4' - 0 1/2"
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT 9' - 7"
9' - 6"
9' - 7"
13' - 0"
13' - 4 1/2" 9' - 6"
9' - 7" 11' - 8"
2' - 0"
2' - 0"
5' - 4"
2' - 8"
98 SF
COVERED
LANDING 100 SF COVERED
LANDING
15' - 0"
6' - 8"
3 22 CLASS-II SPACES
6 CLASS-II SPACES
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
As indicated
1/22/2025 1:39:10 P
M
AP1.01
PROPOSED FIRST
FLOOR PLAN
23154
08.26.2024
DS
EB
530
, 542 & 548 OCEAN STREET
SANTA CRUZ
, CA 95060
ARTHAUS OCEAN
010-011-16, 31, 30
1/16" = 1'-0" 1
PLANNING - LEVEL 1
UNIT TYPE COUNT
STUDIO 151
ONE BEDROOM 4
TWO BED /
ONE BATH
40 TWO BED /
TWO BATH
30 225
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE MATERIAL
1 CAR STACKING SYSTEM, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 EXTERIOR FENCE / GATE
5 SOLID/OPAQUE GUARDRAIL
6 BUILT-IN PLANTER
7 DASHED LINE INDICATES BUILDING/ CANOPY/ WALKWAY
OVERHEAD
8 OVERHEAD DOOR
10 ACCESSIBLE RAMP
11 WASHER / DRYER IN EACH UNIT, TYP.
12 ALL UNITS CONTAINS 200 CF OF STORAGE PER SCMC
24.12.1520.5
13 STRUCTURAL COLUMN / ELEMENT (INDICATIVE)
14 ELEVATOR
15 EXTERIOR CORRIDOR
16 INTERIOR CORRIDOR
17 PRIVATE BALCONY
18 GLAZED WINDOW SYSTEM, 70% GROUND FLOOR
TRANSPARENCY
19 LARGER FOOTPRINT CLASS-I BICYCLE PARKING SPACES
21 BICYCLE FIX-IT STATION, SEE AP9.01 FOR MORE INFO
22 IN-UNIT CLASS-I BICYCLE STORAGE
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
43.62 1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
FLOOR PLAN NOTES
UNIT MIX & AFFORDABLE
REQUIREMENTS
FLOOR PLAN KEYED NOTES
AFFORDABLE UNITS REQUIRED:
• 15% VLI UNITS ALLOWING A 50% DENSITY BONUS PER AB2345 • 15% MODERATE INCOME UNITS ALLOWING A 50% DENSITY
BONUS PER AB1287
• 20% LI UNITS PER SCMC 24.16.020.5.a (SCMC REQUIREMENT
MAY BE MET WITH THE SAME UNITS AS THOSE PROPOSED
FOR STATE DENSITY BONUS, NOT IN ADDITION TO)
AFFORDABLE UNITS PROVIDED:
17 VERY LOW INCOME UNITS (15%)
• ALLOWS 50% DENSITY BONUS PER AB2345
5 LOW INCOME UNITS (5%)
• COMBINED W/ 17 VLI UNITS MEETS SCMC REQUIREMENTS FOR
20% LI UNITS
17 MODERATE INCOME UNITS (10%)
• ALLOWS 50% DENSITY BONUS PER AB1287
A-# = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
FLOOR LEVEL OF AFFORDABLE UNIT
2 3
TRUE
NORTH
PROJECT
NORTH
N
N
2 3 4 5 6 7 8 9 10 11 12
A
B
C
D
E
F
AP3.01
1 AP3.01
2 AP3.02
1 AP3.02 3
2 AP3.02
3 24' - 8" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 23' - 9" 0' - 6 1/8"
25' - 5" 5' - 10" 26' - 5" 24' - 10" 28' - 2" 8' - 2"
OCEAN STREET
CREEK
CENTERLINE
548
542
530
PROPERTY LINE
PROPERTY LINE
PROPERTY
LINE
PROPERTY
LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
5' - 10" 26' - 8 1/2"
1 2
1 3
4 5
6 7
8 9
11 12
40 13 14 16 17 18 19 20 21 2423 22
25 26
27 28 29 3130 32 33 393837363534
15 10
41 42 43 44
45 1
AP4.01 2
AP4.01
1 AP4.02
12 11
17 17
17 13 13
13 13
13 16
16 14
14 7
15 900 GSF
712.5 GSF
789 GSF
862 GSF
672 GSF
708 GSF
320 GSF 333 GSF 333 GSF 320 GSF 333 GSF 333 GSF 320 GSF 333 GSF 333 GSF 320 GSF 333 GSF 333 GSF 320 GSF 333 GSF 333 GSF 320 GSF 333 GSF 333 GSF 712 GSF
712 GSF
332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 712.5 GSF
789 GSF
712.5 GSF
789 GSF
712.5 GSF
789 GSF
6 6 6 6 6 6 6
6 17
6 FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU 31' - 6 1/2" FDU
PROPERTY LINE
17 17 17 17 17 17 17 17
17 17 17
6 6
6 AP3.10
1 6 6 6 6 6
3' - 0" TYP
BALCONY TYP
12' - 0"
BALCONY TYP
4' - 0"
12' - 0" TYP 25' - 3" TYP
31' - 8" 26' - 4" 13' - 9"
18' - 11"
26' - 10" 5' - 4 1/2" 26' - 10" 3' - 0"
2' - 0"
5' - 9" 6' - 7 1/2" 6' - 2 1/2" 7' - 1 1/2" 11' - 4 1/2" 12' - 3 1/2" 12' - 0" 25' - 6"
3' - 0 1/2"
28' - 6" 10' - 9"
24' - 7 1/2"
9' - 4"
6' - 9"
28' - 6"
12' - 6" TYP. 27' - 0"
2 2
22 22
22 22
22 22
22 22
22 22
22 22
22 22
TWO BED /
ONE BATH
A-2
A-2
A-2 A-2 A-2
A-2
TWO BED /
TWO BATH
TWO BED /
ONE BATH
TWO BED /
TWO BATH
TWO BED /
TWO BATH
TWO BED /
ONE BATH
TWO BED /
ONE BATH
TWO BED /
TWO BATH
STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO
TWO BED /
ONE BATH
TWO BED /
ONE BATH
STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO
TWO BED /
ONE BATH
TWO BED /
ONE BATH
AMENITY
TRASH
WORK POD
ELEC
/ MEP
2 2
2 2
2 2
2 2
2 2
TWO BED /
TWO BATH
TWO BED /
TWO BATH
OVERHANG
3' - 0" BALCONY
2' - 0 1/2"
2' - 9" 2' - 11"
2' - 6 1/2"
9' - 0" 8' - 5" 24' - 6 1/2" 25' - 6" 24' - 6 1/2" 25' - 6" 24' - 6 1/2" 25' - 6" 24' - 6 1/2" 25' - 6" 30' - 0" 3 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
As indicated
1/22/2025 1:39:12 P
M
AP1.02
PROPOSED SECOND
FLOOR PLAN
23154
08.26.2024
DS
EB
530
, 542 & 548 OCEAN STREET
SANTA CRUZ
, CA 95060
ARTHAUS OCEAN
010-011-16, 31, 30
1/16" = 1'-0" 1
PLANNING - LEVEL 2
UNIT TYPE COUNT
STUDIO 151
ONE BEDROOM 4
TWO BED /
ONE BATH
40 TWO BED /
TWO BATH
30 225
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE MATERIAL
1 CAR STACKING SYSTEM, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 EXTERIOR FENCE / GATE
5 SOLID/OPAQUE GUARDRAIL
6 BUILT-IN PLANTER
7 DASHED LINE INDICATES BUILDING/ CANOPY/ WALKWAY
OVERHEAD
8 OVERHEAD DOOR
10 ACCESSIBLE RAMP
11 WASHER / DRYER IN EACH UNIT, TYP.
12 ALL UNITS CONTAINS 200 CF OF STORAGE PER SCMC
24.12.1520.5
13 STRUCTURAL COLUMN / ELEMENT (INDICATIVE)
14 ELEVATOR
15 EXTERIOR CORRIDOR
16 INTERIOR CORRIDOR
17 PRIVATE BALCONY
18 GLAZED WINDOW SYSTEM, 70% GROUND FLOOR
TRANSPARENCY
19 LARGER FOOTPRINT CLASS-I BICYCLE PARKING SPACES
21 BICYCLE FIX-IT STATION, SEE AP9.01 FOR MORE INFO
22 IN-UNIT CLASS-I BICYCLE STORAGE
2 43.63
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
FLOOR PLAN NOTES
UNIT MIX & AFFORDABLE
REQUIREMENTS
FLOOR PLAN KEYED NOTES
AFFORDABLE UNITS REQUIRED:
• 15% VLI UNITS ALLOWING A 50% DENSITY BONUS PER AB2345 • 15% MODERATE INCOME UNITS ALLOWING A 50% DENSITY
BONUS PER AB1287
• 20% LI UNITS PER SCMC 24.16.020.5.a (SCMC REQUIREMENT
MAY BE MET WITH THE SAME UNITS AS THOSE PROPOSED
FOR STATE DENSITY BONUS, NOT IN ADDITION TO)
AFFORDABLE UNITS PROVIDED:
17 VERY LOW INCOME UNITS (15%)
• ALLOWS 50% DENSITY BONUS PER AB2345
5 LOW INCOME UNITS (5%)
• COMBINED W/ 17 VLI UNITS MEETS SCMC REQUIREMENTS FOR
20% LI UNITS
17 MODERATE INCOME UNITS (10%)
• ALLOWS 50% DENSITY BONUS PER AB1287
A-# = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
FLOOR LEVEL OF AFFORDABLE UNIT
2 3
TRUE
NORTH
PROJECT
NORTH
N
N
2 3 4 5 6 7 8 9 10 11 12
A
B
C
D
E
F
AP3.01
1 AP3.01
2 AP3.02
1 AP3.02 3
2 AP3.02
3 24' - 8" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 23' - 9" 8' - 2" 28' - 2" 24' - 10" 26' - 5" 5' - 10" 25' - 5"
2 1 3
4 5
6 7
8 9
11 12
40 13 14 16 17 18 19 20 21 2423 22
25 26
27 28 29 3130 32 33 393837363534
15 8' - 2"
0' - 6 1/8"
32' - 6 1/2"
1 10
41 42 43 44
45 1
AP4.01
2 AP4.01
1 AP4.02
TWO BED /
TWO BATH
TWO BED /
ONE BATH
TWO BED /
TWO BATH
TWO BED /
ONE BATH
TWO BED /
TWO BATH
TWO BED /
ONE BATH
TWO BED /
TWO BATH TWO BED /
ONE BATH
TWO BED /
TWO BATH
TWO BED /
TWO BATH
13 13
13 13
13 TWO BED /
ONE BATH
STUDIO
WORK POD WORK POD
ONE BEDROOM STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO
STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO
TWO BED /
ONE BATH
16 14
14 TRASH
ELEC / MEP
TWO BED /
ONE BATH
TWO BED /
ONE BATH
17 17
17 12 11
16 15
900 GSF
712.5 GSF
789 GSF
862 GSF
672 GSF
708 GSF
320 GSF 320 GSF 320 GSF 320 GSF 320 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 320 GSF 333 GSF 333 GSF 712 GSF
712 GSF
551 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 712.5 GSF
789 GSF
712.5 GSF
789 GSF
712.5 GSF
789 GSF
37' - 1"
5' - 4 1/2" 26' - 10" 18' - 11"
28' - 6" 10' - 9" 13' - 9" 26' - 4"
12' - 0 1/2" 25' - 6"
FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU 27' - 0" 4' - 2 1/2" 25' - 0"
11' - 8 1/2"
7' - 0 1/2"
9' - 0"
6' - 9"
24' - 6 1/2" 25' - 6"
28' - 6"
31' - 6 1/2"
12' - 6" TYP. 27' - 0"
FDU
OCEAN STREET
CREEK
CENTERLINE
548
542
530
PROPERTY LINE
PROPERTY LINE
PROPERTY
LINE
PROPERTY
LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
AP3.10
1 5
5 5
22 22
22 22
22 22 22 22
22 22
22 22
22 A-3 22 A-3 22
A-3
A-3 A-3 A-3
A-3 A-3 A-3
A-5 A-5
A-5 A-5 A-5 A-5
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2
3 A-3
3 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
As indicated
1/22/2025 1:39:14 P
M
AP1.03
PROPOSED THIRD &
FIFTH FLOOR PLAN
23154
08.26.2024
DS
EB
530
, 542 & 548 OCEAN STREET
SANTA CRUZ
, CA 95060
ARTHAUS OCEAN
010-011-16, 31, 30
1/16" = 1'-0" 1
PLANNING - LEVEL 3 & 5
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE MATERIAL
1 CAR STACKING SYSTEM, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 EXTERIOR FENCE / GATE
5 SOLID/OPAQUE GUARDRAIL
6 BUILT-IN PLANTER
7 DASHED LINE INDICATES BUILDING/ CANOPY/ WALKWAY
OVERHEAD
8 OVERHEAD DOOR
10 ACCESSIBLE RAMP
11 WASHER / DRYER IN EACH UNIT, TYP.
12 ALL UNITS CONTAINS 200 CF OF STORAGE PER SCMC
24.12.1520.5
13 STRUCTURAL COLUMN / ELEMENT (INDICATIVE)
14 ELEVATOR
15 EXTERIOR CORRIDOR
16 INTERIOR CORRIDOR
17 PRIVATE BALCONY
18 GLAZED WINDOW SYSTEM, 70% GROUND FLOOR
TRANSPARENCY
19 LARGER FOOTPRINT CLASS-I BICYCLE PARKING SPACES
21 BICYCLE FIX-IT STATION, SEE AP9.01 FOR MORE INFO
22 IN-UNIT CLASS-I BICYCLE STORAGE
LEVEL RESIDENTIAL CIRCULATION PARKING AMENITY SERVICE / MECH. COMMERCIAL TOTALS LEVEL 1 0 SF 1,336 SF 16,939 SF 4,274 SF 2,857 SF 3,396 SF 28,802 SF LEVEL 2 20,780 SF 3,406 SF 0 SF 439 SF 155 SF 0 SF 24,780 SF LEVEL 3 20,999 SF 3,406 SF 0 SF 182 SF 193 SF 0 SF 24,780 SF LEVEL 4 20,999 SF 3,406 SF 0 SF 103 SF 272 SF 0 SF 24,780 SF LEVEL 5 20,999 SF 3,406 SF 0 SF 182 SF 193 SF 0 SF 24,780 SF LEVEL 6 20,999 SF 3,406 SF 0 SF 103 SF 272 SF 0 SF 24,780 SF TOTALS 104,775 SF 18,366 SF 16,939 SF 5,284 SF 3,942 SF 3,396 SF 152,702 SF
UNIT TYPE COUNT
STUDIO 151
ONE BEDROOM 4
TWO BED /
ONE BATH
40 TWO BED /
TWO BATH
30 225
2 43.64
2 3 4 5 6 7 8 9 10 11 12
A
B
C
D
E
F
AP3.01
1 AP3.01
2 AP3.02
1 AP3.02 3
2 AP3.02
3 1
24' - 8" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 23' - 9" 0' - 6 1/8" 28' - 2" 24' - 10" 26' - 5" 5' - 10" 25' - 5" 2 1 3
4 5
6 7
8 9
11 12
40 13 14 16 17 18 19 20 21 2423 22
25 26
27 28 29 3130 32 33 393837363534
15 10
41 42 43 44
45 1
AP4.01 2
AP4.01
1 AP4.02
17 17
17 16
14 14
12 11
16 13 13 13
13 13 7
15 900 GSF
712.5 GSF
789 GSF
862 GSF
672 GSF
708 GSF
320 GSF 320 GSF 320 GSF 320 GSF 320 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 333 GSF 320 GSF 333 GSF 333 GSF 712 GSF
712 GSF
551 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 332 GSF 712.5 GSF
789 GSF
712.5 GSF
789 GSF
712.5 GSF
789 GSF
FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU
FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU FDU
OCEAN STREET
CREEK
CENTERLINE
548
542
530
PROPERTY LINE
PROPERTY LINE
PROPERTY
LINE
PROPERTY
LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
AP3.10
1 5
5 5
22 22
22 22
22 22 22 22
22 22
22 22
22 22
22 TWO BED /
ONE BATH
TWO BED /
TWO BATH
TWO BED /
TWO BATH TWO BED /
ONE BATH
TWO BED /
TWO BATH
TWO BED /
ONE BATH
TWO BED /
TWO BATH
TWO BED /
ONE BATH
TWO BED /
TWO BATH TWO BED /
TWO BATH
TWO BED /
ONE BATH
TWO BED /
ONE BATH
STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO
TWO BED /
ONE BATH
TWO BED /
ONE BATH
STUDIO
ONE BEDROOM
STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO A-4 A-4
A-4 A-4 A-4
A-4 A-6 A-4 A-6 A-4 A-6 A-4 A-6
2 2
2 2
2 2
2 2
2 2
2 2
3 A-4
3 A-6 A-6 A-6
3 3 3
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
FLOOR PLAN NOTES
UNIT MIX & AFFORDABLE
REQUIREMENTS
FLOOR PLAN KEYED NOTES
AFFORDABLE UNITS REQUIRED:
• 15% VLI UNITS ALLOWING A 50% DENSITY BONUS PER AB2345 • 15% MODERATE INCOME UNITS ALLOWING A 50% DENSITY
BONUS PER AB1287
• 20% LI UNITS PER SCMC 24.16.020.5.a (SCMC REQUIREMENT
MAY BE MET WITH THE SAME UNITS AS THOSE PROPOSED
FOR STATE DENSITY BONUS, NOT IN ADDITION TO)
AFFORDABLE UNITS PROVIDED:
17 VERY LOW INCOME UNITS (15%)
• ALLOWS 50% DENSITY BONUS PER AB2345
5 LOW INCOME UNITS (5%)
• COMBINED W/ 17 VLI UNITS MEETS SCMC REQUIREMENTS FOR
20% LI UNITS
17 MODERATE INCOME UNITS (10%)
• ALLOWS 50% DENSITY BONUS PER AB1287
A-# = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
FLOOR LEVEL OF AFFORDABLE UNIT
2 3
TRUE
NORTH
PROJECT
NORTH
N
N
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
As indicated
1/22/2025 1:39:15 P
M
AP1.04
PROPOSED FOURTH
& SIXTH FLOOR PLAN
23154
08.26.2024
OH
EB
530
, 542 & 548 OCEAN STREET
SANTA CRUZ
, CA 95060
ARTHAUS OCEAN
010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
1/16" = 1'-0" 1
PLANNING - LEVEL 4 & 6
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE MATERIAL
1 CAR STACKING SYSTEM, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 EXTERIOR FENCE / GATE
5 SOLID/OPAQUE GUARDRAIL
6 BUILT-IN PLANTER
7 DASHED LINE INDICATES BUILDING/ CANOPY/ WALKWAY
OVERHEAD
8 OVERHEAD DOOR
10 ACCESSIBLE RAMP
11 WASHER / DRYER IN EACH UNIT, TYP.
12 ALL UNITS CONTAINS 200 CF OF STORAGE PER SCMC
24.12.1520.5
13 STRUCTURAL COLUMN / ELEMENT (INDICATIVE)
14 ELEVATOR
15 EXTERIOR CORRIDOR
16 INTERIOR CORRIDOR
17 PRIVATE BALCONY
18 GLAZED WINDOW SYSTEM, 70% GROUND FLOOR
TRANSPARENCY
19 LARGER FOOTPRINT CLASS-I BICYCLE PARKING SPACES
21 BICYCLE FIX-IT STATION, SEE AP9.01 FOR MORE INFO
22 IN-UNIT CLASS-I BICYCLE STORAGE
LEVEL RESIDENTIAL CIRCULATION PARKING AMENITY SERVICE / MECH. COMMERCIAL TOTALS LEVEL 1 0 SF 1,336 SF 16,939 SF 4,274 SF 2,857 SF 3,396 SF 28,802 SF LEVEL 2 20,780 SF 3,406 SF 0 SF 439 SF 155 SF 0 SF 24,780 SF LEVEL 3 20,999 SF 3,406 SF 0 SF 182 SF 193 SF 0 SF 24,780 SF LEVEL 4 20,999 SF 3,406 SF 0 SF 103 SF 272 SF 0 SF 24,780 SF LEVEL 5 20,999 SF 3,406 SF 0 SF 182 SF 193 SF 0 SF 24,780 SF LEVEL 6 20,999 SF 3,406 SF 0 SF 103 SF 272 SF 0 SF 24,780 SF TOTALS 104,775 SF 18,366 SF 16,939 SF 5,284 SF 3,942 SF 3,396 SF 152,702 SF
UNIT TYPE COUNT
STUDIO 151
ONE BEDROOM 4
TWO BED /
ONE BATH
40 TWO BED /
TWO BATH
30 225
2 43.65
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
ROOF PLAN NOTES
ROOF PLAN KEYED NOTES
2 3 4 5 6 7 8 9 10 11 12
A
B
C
D
E
F
AP3.01
1 AP3.01
2 AP3.02
1 AP3.02 3
2 AP3.02
3 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 23' - 9" 8' - 2" 28' - 2" 24' - 10" 26' - 5" 5' - 10" 25' - 5"
2 2
2 2
2 3
1 1
8' - 2"
0' - 6 1/8"
32' - 6 3/8"
1 1
AP4.01 2
AP4.01
1 AP4.02
94' - 8 1/2"
94' - 8 1/2"
94' - 8 1/2"
97' - 0 1/2" 97' - 0 1/2" 94' - 8 1/2"
92' - 6"
94' - 8 1/2"
94' - 8 1/2"
94' - 8 1/2"
97' - 0 1/2" 97' - 0 1/2"
97' - 0 1/2"
92' - 6"
94' - 8 1/2"
94' - 8 1/2"
102' - 3"
92' - 6"
102' - 3"
101' - 6"
101' - 6"
94' - 8 1/2"
101' - 6" 101' - 6"
101' - 6"
101' - 6"
92' - 6"
92' - 6"
94' - 8 1/2"
92' - 6"
94' - 10"
97' - 0 1/2"
92' - 6" 92' - 6"
97' - 2"
92' - 6"
92' - 6"
94' - 8 1/2"
1 1
3 2% SLOPE 2% SLOPE
2% SLOPE
2% SLOPE
4 4
4 4 4 4 4 4
4 4
4 4
4 4 4 4 4 4
4 4 4 4 4 4 4 4 4
4 4 4 4 4
66' - 7 1/2"
25' - 2"
99' - 6"
99' - 6"
OCEAN STREET
CREEK
CENTERLINE
548
542
530
PROPERTY LINE
PROPERTY LINE
PROPERTY
LINE
PROPERTY
LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
3 AP3.10
1 71' - 6"
2 95' - 6" 2
94' - 6" 96' - 2" 96' - 2"
96' - 2"
96' - 2"
92' - 6" 92' - 6"
96' - 2"
96' - 2"
92' - 6"
96' - 2" 96' - 2"
92' - 6"
96' - 2" 96' - 2"
3 TRUE
NORTH
PROJECT
NORTH
N
N
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
As indicated
1/22/2025 12:26:49 PM
AP1.07
PROPOSED ROOF
PLAN
23154
08.26.2024
DS
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
KEYNOTE SCHEDULE - ROOF PLAN
KEYNOTE MATERIAL
1 ELEVATOR / STAIR OVERRUN
2 SOLAR PHOTOVOLTAIC PANELS, BY SEPERATE PERMIT
3 MECHANICAL EQUIPMENT AND ROOF SCREEN, LOCATION
INDICATED CONCEPTUALLY
4 DOWNSPOUT CONNECTED TO DRAINAGE SYSTEM, REFER TO
CIVIL DRAWINGS, FINAL ROOF AND DRAINAGE DESIGN TBD
1/16" = 1'-0" 1
PLANNING - ROOF
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
2 43.66
BEDROOM
BED
KITCHEN/LIVING
BALCONY
12 3' - 0" 3' - 0"
2' - 1"
19' - 2"
5' - 1 1/2" 6' - 1 1/2"
8' - 7 1/2"
11' - 8"
4' - 0"
3' - 0"
2' - 0"
KITCHEN/LIVING
BED
BATHROOM
12 3' - 0"
2' - 1"
11' - 8"
5' - 1 1/2" 6' - 1 1/2"
8' - 7 1/2"
18' - 2"
4' - 0"
2' - 0"
BATHROOM
BED
KITCHEN/LIVING
12 3' - 0"
2' - 1"
11' - 8"
20' - 2"
5' - 1 1/2" 6' - 1 1/2"
8' - 7 1/2"
4' - 0"
2' - 0"
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
UNIT PLANS GENERAL NOTES
UNIT PLANS KEYED NOTES
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
1/4" = 1'-0"
1/22/2025 12:26:52 PM
AP2.01
UNIT PLANS - STUDIO
23154
08.26.2024
MB
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
1/4" = 1'-0"
3 UNIT PLAN - S1
1/4" = 1'-0"
2 UNIT PLAN - S2
1/4" = 1'-0"
1 UNIT PLAN - S3
KEYNOTE MATERIAL
1 WASHER / DRYER IN EACH UNIT, TYP.
2 ALL UNITS CONTAINS 200 CF OF STORAGE PER SCMC 24.12.1520.5 3 IN UNIT CLASS-I BICYCLE PARKING
43.67 LIVING SPACE
BATHROOM
BEDROOM
KITCHEN/DINING
1 2
2 3' - 0"
11' - 11 1/2" 11' - 8"
3' - 7 1/2"
6' - 1 1/2"
14' - 0"
20' - 2"
6' - 1 1/2" 5' - 1 1/2"
8' - 7 1/2"
16' - 3 1/2"
4' - 11 1/2"
4' - 0"
2' - 0"
3 2
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
UNIT PLANS GENERAL NOTES
UNIT PLANS KEYED NOTES
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
1/4" = 1'-0"
1/22/2025 12:26:55 PM
AP2.02
UNIT PLANS - 1BED
23154
08.26.2024
MB
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
1/4" = 1'-0"
1 UNIT PLAN - A1
KEYNOTE MATERIAL
1 WASHER / DRYER IN EACH UNIT, TYP.
2 ALL UNITS CONTAINS 200 CF OF STORAGE PER SCMC 24.12.1520.5 3 IN UNIT CLASS-I BICYCLE PARKING
43.68 BEDROOM BEDROOM
BATHROOM
KITCHEN
LIVING SPACE DINING
22 1
8' - 0 1/2" 5' - 0"
17' - 5 1/2" 8' - 2"
12' - 9" 12' - 3 1/2"
13' - 5 1/2"
TYP
2' - 0"
5' - 2" TYP
3 2
BEDROOM
BATHROOM
BEDROOM
KITCHEN
LIVING SPACE
1 2
2 2' - 0" 12' - 2"
9' - 6" 7' - 0 1/2" 2' - 0"
10' - 8 1/2" 11' - 6 1/2"
13' - 4 1/2"
10' - 1"
8' - 4 1/2"
5' - 5 1/2"
3 2
BEDROOM
BEDROOM
BATHROOM
KITCHEN/
DINING
LIVING
SPACE
1 22
3' - 6"
2' - 0" 2' - 0" 11' - 0"
9' - 8" 14' - 1"
10' - 0 1/2" 9' - 3 1/2" 7' - 0 1/2"
9' - 8" 5' - 0" 8' - 8 1/2"
6' - 4 1/2"
3 2
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
UNIT PLANS GENERAL NOTES
UNIT PLANS KEYED NOTES
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
1/4" = 1'-0"
1/22/2025 12:26:58 PM
AP2.03
UNIT PLANS - 2 BED /
1 BATH
23154
08.26.2024
MB
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
1/4" = 1'-0"
1 UNIT PLAN - B1
1/4" = 1'-0"
2 UNIT PLAN - B2
1/4" = 1'-0"
3 UNIT PLAN - B3
KEYNOTE MATERIAL
1 WASHER / DRYER IN EACH UNIT, TYP.
2 ALL UNITS CONTAINS 200 CF OF STORAGE PER SCMC 24.12.1520.5 3 IN UNIT CLASS-I BICYCLE PARKING
43.69 BATHROOM BATHROOM
BEDROOM BEDROOM
KITCHEN/
DINING LIVING SPACE 2 1 2
2' - 0" 2' - 0" 9' - 6"
12' - 0" 7' - 0 1/2" 10' - 2 1/2"
24' - 2"
10' - 2 1/2" 7' - 0 1/2" 12' - 0"
9' - 6"
4' - 5 1/2"
3 2
BATHROOM
BATHROOM
BEDROOM
BEDROOM
LIVING
SPACE
KITCHEN / DINING
1 22
12' - 2" 7' - 0"
2' - 0" 2' - 0" 10' - 3 1/2" 11' - 8"
12' - 2" 7' - 0" 9' - 0"
27' - 2"
4' - 1 1/2"
3 2
KITCHEN / DINING
BATHROOM
BATHROOM
BEDROOM
LIVING SPACE
BEDROOM
1 2
2 6' - 0" 5' - 7"
2' - 3 1/2" 8' - 10" 7' - 1"
6' - 7" 5' - 0" 5' - 7" 17' - 10"
2' - 0" 7' - 1" 5' - 0"
12' - 11"
2' - 0" 5' - 0"
3 2
3 1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
UNIT PLANS GENERAL NOTES
UNIT PLANS KEYED NOTES
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
1/4" = 1'-0"
1/22/2025 12:27:01 PM
AP2.04
UNIT PLANS - 2BED / 2
BATH
23154
08.26.2024
MB
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
1/4" = 1'-0"
1 UNIT PLAN - C1
1/4" = 1'-0"
3 UNIT PLAN - C2
1/4" = 1'-0"
2 UNIT PLAN - C3
KEYNOTE MATERIAL
1 WASHER / DRYER IN EACH UNIT, TYP.
2 ALL UNITS CONTAINS 200 CF OF STORAGE PER SCMC 24.12.1520.5 3 IN UNIT CLASS-I BICYCLE PARKING
43.70 1. PROPERTY LINES ARE SHOWN RELATIVE TO THE ELEVATION, REFER TO PLAN DRAWINGS FOR MORE INFORMATION ON PROPERTY LINE LOCATIONS AND DIMENSIONS.
2. CURBS AND STREETS ARE SHOWN RELATIVE TO THE ELEVATION VIEW, REFER TO LAND SURVEY FOR EXISTING CURB, GUTTER, AND STREET INFORMATION.
3. SEE AP9.02 FOR ADDITIONAL DETAILS AND INFORMATION REGARDING MATERIALS AND DETAILING.
ELEVATIONS GENERAL NOTES
ELEVATION KEYED NOTES
= REQUIRED SETBACK AS INDICATED BY REAR RL
ZONING AND OCEAN STREET AREA PLAN (3)(B)(5)(C)
2 MATERIALS LEGEND
12 14
67 89
3 11
16 17
2 LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
BRANCIFORTE
CREEK
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0"
1 AP4.01
2 AP4.01
1' - 6"
23' - 7 1/2"
5 14861511
717 107
3 2
121 13 107 137 13 11
3' - 4"
1' - 0"
5' - 8"
P.L.
ADJACENT
PROPERTY
SUBJECT
PROPERTY
P.L.
SUBJECT
PROPERTY
BRANCIFORTE
CREEK
77 2
1' - 0"
3' - 4"
1' - 0"
3' - 4"
5' - 8"
ADJ. PROPERTY:
522 OCEAN STREETUSE: COMMERCIAL
EXIST. GRADE
22' - 9 5/8"
21821222
2 4' - 1"1' - 6"
151 15 15 7' - 6" TYP
FROM AVERAGE GRADE
69' - 0" BUILDING HEIGHT
MAX PARAPET
4' - 8"
ELEV / STAIR OVERRUN
9' - 9"
2 AP3.10 2
16 163 161
2 16
3 LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
PARKING PODIUM
BRANCIFORTE CREEK
1 AP4.01
2 AP4.01
195
149
3 8
11 P.L.
BRANCIFORTE
CREEK
SUBJECT
PROPERTY
P.L.
SUBJECT
PROPERTY
ADJACENT
PROPERTY
1 17' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 1 EXIST. GRADE
22' - 9 5/8"
1' - 8 1/2"
ADJACENT
PROPERTY POOL
FENCE/WALL
FROM AVERAGE GRADE
69' - 0" BUILDING HEIGHT
MAX PARAPET
4' - 8"
ELEV / STAIR OVERRUN
9' - 9"
2 LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
BRANCIFORTE CREEK
PARKING PODIUM
ADJ. PROPERTY:
522 OCEAN STREETUSE: COMMERCIAL
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0"
1 AP4.01
2 AP4.01
919
91 6
118
3 8
P.L.
ADJACENT
PROPERTY
SUBJECT
PROPERTY
P.L.
SUBJECT
PROPERTY
BRANCIFORTE
CREEK
4 EXIST. GRADE
22' - 9 5/8"
1' - 8 1/2"
449444
4 14
4 5
FROM AVERAGE GRADE
69' - 0" BUILDING HEIGHT
ELEV / STAIR OVERRUN
9' - 9"
2 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
As indicated
1/22/2025 12:27:48 PM
AP3.01
PROPOSED
ELEVATIONS
23154
08.26.2024
AS
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
KEYNOTE MATERIAL
1 PAINTED STUCCO OR SIM
2 MULTI-COLORED VERTICAL ORIENTED FIBER CEMENT PANEL OR GRC OR SIM.
3 PAINTED CONCRETE WALL OR SIM
4 PRELMINARY DOWNSPOUT LOCATION, FINAL DESIGN TBD, REF ROOF PLAN
5 PARAPET COPING / CORNICE (SCMC 24.12.185.15(D) CATEGORY 4), SEE AP9.02/4
6 VINYL WINDOWS OR SIM, DETAILED WITH LINTEL AND SILL (SCMC
24.12.185.15(D) CATEGORY 2)
7 GLAZED WINDOW SYSTEM OR SIM
8 PAINTED METAL GUARDRAIL / BALCONY OR SIM (SCMC
24.12.185.15(D) CATEGORY 1)
9 EXTERIOR WALKWAY, PAINTED METAL GUARDRAILS AND SUPPORT
STRUCTURE OR SIM
10 EXTERIOR SIGNAGE, FINAL DESIGN TBD
11 PAINTED METAL FENCE / GATE / SCREEN
12 OVERHEAD DOOR
13 BUILDING COLUMNS / STRUCTURAL ELEMENTS OR SIM
14 METAL MECHANICAL EQUIPMENT SCREEN OR SIM
15 EXTERIOR LED DOWNLIGHT / DECORATIVE SCONCE (SCMC
24.12.185.15 (d) CATEGORY 4), SEE LIGHTING PLAN
16 EXTERIOR GLAZED TILE OR SIM.
17 FIBER CEMENT PANEL SIDING OR SIM.
1/16" = 1'-0"
1 SOUTH ELEVATION - PLANNING
1/16" = 1'-0"
2 COURTYARD ELEVATION NORTH - PLANNING
1/16" = 1'-0"
3 COURTYARD ELEVATION SOUTH - PLANNING
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
2 43.71
1. PROPERTY LINES ARE SHOWN RELATIVE TO THE ELEVATION, REFER TO PLAN DRAWINGS FOR MORE INFORMATION ON PROPERTY LINE LOCATIONS AND DIMENSIONS.
2. CURBS AND STREETS ARE SHOWN RELATIVE TO THE ELEVATION VIEW, REFER TO LAND SURVEY FOR EXISTING CURB, GUTTER, AND STREET INFORMATION.
3. SEE AP9.02 FOR ADDITIONAL DETAILS AND INFORMATION REGARDING MATERIALS AND DETAILING.
ELEVATIONS GENERAL NOTES
ELEVATION KEYED NOTES
= REQUIRED SETBACK AS INDICATED BY REAR RL
ZONING AND OCEAN STREET AREA PLAN (3)(B)(5)(C)
2 MATERIALS LEGEND
12 14
67 89
3 11
16 17
2 LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
17' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0"
ADJ. PROPERTY:
127 MAY AVE
ADJ. PROPERTY:
129 MAY AVE
ADJ. PROPERTY:
135 MAY AVE
APPROX. HT
10' - 0"
1 AP4.01
2 AP4.01
216 1461
111
4' - 0"
1' - 0"
P.L. P.L.
ADJACENT
PROPERTY
SUBJECT
PROPERTY
ADJACENT
PROPERTY
SUBJECT
PROPERTY
4 1
11 EXIST. GRADE
22' - 9 5/8"
1' - 8 1/2"
16 142221
25' - 0" APPROX. HT.
APPROX. HT.
10' - 0"
6666662
1 55555
FROM AVERAGE GRADE
71' - 0" BUILDING HEIGHT
ELEV / STAIR OVERRUN
7' - 9"
2 313131313
2 LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
OCEAN STREET
ADJ. PROPERTY:
522 OCEAN ST
APPROX. HEIGHT
22' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0"
1 AP4.02
10' - 9"
2 14191
1 11
3' - 4"
1' - 0"
18' - 6"
3' - 7"
P.L.
1 P.L.
ADJACENT
PROPERTY
SUBJECT
PROPERTY
ADJACENT
PROPERTY
SUBJECT
PROPERTY
45°
10 EXIST. GRADE
22' - 9 5/8"
1' - 8 1/2"
6 14
35' - 0"
5 FROM AVERAGE GRADE
69' - 0" BUILDING HEIGHT
MAX PARAPET
3' - 6 1/2"
ELEV / STAIR OVERRUN
9' - 9"
2 1 171 1711
5 5
2 LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
OCEAN STREET
ADJ. PROPERTY:
135 MAY AVE
APPROX HT.
25' - 6"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0"
1 AP4.02
10261
87 6
191 14
3' - 4"
1' - 0"
3' - 4"
18' - 6"
3' - 7"
P.L.
ADJACENT
PROPERTY
SUBJECT
PROPERTY
P.L.
ADJACENT
PROPERTY
SUBJECT
PROPERTY
45°
14 EXIST. GRADE
22' - 9 5/8"
1' - 8 1/2"
6 35' - 0"
55 11
FROM AVERAGE GRADE
69' - 0" BUILDING HEIGHT
MAX PARAPET
4' - 8"
ELEV / STAIR OVERRUN
9' - 9"
2 2
311 171
5 8
5 3
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
As indicated
1/22/2025 12:28:42 PM
AP3.02
PROPOSED
ELEVATIONS
23154
08.26.2024
AS
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
1/16" = 1'-0"
1 NORTH ELEVATION - PLANNING
1/16" = 1'-0"
2 EAST ELEVATION - PLANNING
1/16" = 1'-0"
3 WEST ELEVATION - PLANNING
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
3 PLANNING REV-02 01.22.2025
KEYNOTE MATERIAL
1 PAINTED STUCCO OR SIM
2 MULTI-COLORED VERTICAL ORIENTED FIBER CEMENT PANEL OR GRC OR SIM.
3 PAINTED CONCRETE WALL OR SIM
4 PRELMINARY DOWNSPOUT LOCATION, FINAL DESIGN TBD, REF ROOF PLAN
5 PARAPET COPING / CORNICE (SCMC 24.12.185.15(D) CATEGORY 4), SEE AP9.02/4
6 VINYL WINDOWS OR SIM, DETAILED WITH LINTEL AND SILL (SCMC
24.12.185.15(D) CATEGORY 2)
7 GLAZED WINDOW SYSTEM OR SIM
8 PAINTED METAL GUARDRAIL / BALCONY OR SIM (SCMC
24.12.185.15(D) CATEGORY 1)
9 EXTERIOR WALKWAY, PAINTED METAL GUARDRAILS AND SUPPORT
STRUCTURE OR SIM
10 EXTERIOR SIGNAGE, FINAL DESIGN TBD
11 PAINTED METAL FENCE / GATE / SCREEN
12 OVERHEAD DOOR
13 BUILDING COLUMNS / STRUCTURAL ELEMENTS OR SIM
14 METAL MECHANICAL EQUIPMENT SCREEN OR SIM
15 EXTERIOR LED DOWNLIGHT / DECORATIVE SCONCE (SCMC
24.12.185.15 (d) CATEGORY 4), SEE LIGHTING PLAN
16 EXTERIOR GLAZED TILE OR SIM.
17 FIBER CEMENT PANEL SIDING OR SIM.
2 43.72
LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
EXIST. GRADE
22' - 9 5/8"
BRANCIFORTE
CREEK
ADJ. PROPERTY:
522 OCEAN STREET
PARCEL #: 010-011-27
ZONING: CC
USE: COMMERCIAL
ADJ. PROPERTY:
518 OCEAN STREET
PARCEL #: 010-011-13
ZONING: CC
USE: COMMERCIAL
ADJ. PROPERTY:
600 OCEAN STREET
PARCEL #: 005-273-12
ZONING: CC
USE: COMMERCIAL
ADJ. PROPERTY:
500 OCEAN STREET
PARCEL #: 010-011-33
ZONING: MU-VH
USE: COMMERCIAL
22' - 0"
APPROX. HT.
21' - 0"
APPROX. HT.
37' - 0" TO 53' - 0"
APPROX. HT. VARIES
40' - 0"
APPROX. HT.
FROM AVERAGE GRADE
78' - 9" BUILDING HEIGHT
OCEAN STREET
10' - 9" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0" 1' - 8 1/2"
5' - 8" MAX PARAPET
LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
EXIST. GRADE
22' - 9 5/8"
GROUND LEVEL FACADE: 2,649.90 SF
TRANSPARENCY: 1,854.93 SF
= 70% TRANSPARENCY
2' - 0" 12' - 0"
22' - 3" 9' - 7" 9' - 6" 12' - 8" 9' - 7" 19' - 1" 13' - 0" 13' - 8 1/2" 9' - 7" 12' - 8" 9' - 7" 11' - 7" 2 13' - 4" 13' - 4 1/2" 11' - 9 1/2"
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
As indicated
1/22/2025 12:29:05 PM
AP3.10
STREETSCAPE
ELEVATION
23154
08.26.2024
OH
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
2 PLANNING REV-01 11.01.2024
1" = 20'-0"
1 STREETSCAPE ELEVATION
1" = 10'-0"
2 SOUTH ELEVATION - GROUND FLOOR TRANSPARENCY DIAGRAM
43.73 1. SEE SHEET GP0.01-GP0.06 FOR GENERAL NOTES AND PROJECT INFORMATION
BUILDING SECTION NOTES
BUILDING SECTION KEYED NOTES
LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
FEDCBA
ADJ. PROPERTY:
135 MAY AVE
25' - 5" 5' - 10" 26' - 5" 24' - 10" 28' - 2"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0"
OCEAN STREET SUBJECT PROPERTY SUBJECT PROPERTY ADJACENT PROPERTY
OCEAN STREET
P
P
L
L
AMENITY
CIRCULATION
COMMERCIAL
OUTDOOR
PARKING
RESIDENTIAL
RESIDENTIAL - 1
RESIDENTIAL - 2
RESIDENTIAL - 3
RESIDENTIAL - 4
RESIDENTIAL - S
SERVICE
V CIRC
AP5.01 3
AP5.01 1
1 AP4.02
22' - 4 1/2"
LEASING
OFFICE
PARKING
STUDIO
STUDIO
WORK POD
WORK POD
STAIR
TWO BED /
ONE BATH
TWO BED /
ONE BATH
1 3
5555
EXIST. GRADE
22' - 9 5/8"
LOBBY
LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
FEDCBA
PARKING
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0"
CORR.
CORR.
CORR.
CORR.
CORR.
25' - 5" 5' - 10" 26' - 5" 24' - 10" 28' - 2"
OCEAN STREET SUBJECT PROPERTY SUBJECT PROPERTY ADJACENT PROPERTY PL ADJ. PROPERTY:
121 MAY AVE
OCEAN STREET
PL
AP5.02 1
1 AP4.02
COMMERCIAL
14' - 0"
STUDIO
STUDIO STUDIO
STUDIO TWO BED /
TWO BATH
TWO BED /
TWO BATH
1 32
45 5
5 EXIST. GRADE
22' - 9 5/8"
ELECTRICAL
AP9.02 5
5 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
As indicated
1/22/2025 12:29:15 PM
AP4.01
BUILDING SECTIONS
23154
08.26.2024
MB
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
KEYNOTE SCHEDULE - BUILDING SECTION
KEYNOTE MATERIAL
1 PAINTED METAL GUARDRAIL / BALCONY OR SIM
2 EXTERIOR WALKWAY, PAINTED METAL GUARDRAILS AND
SUPPORT STRUCTURE OR SIM
3 METAL MECHANICAL EQUIPMENT SCREEN OR SIM
4 BUILDING COLUMNS / STRUCTURAL ELEMENTS OR SIM
5 PARAPET
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
1/16" = 1'-0"
1 SECTION 1
1/16" = 1'-0"
2 SECTION 2
43.74 1. SEE SHEET GP0.01-GP0.06 FOR GENERAL NOTES AND PROJECT INFORMATION
BUILDING SECTION NOTES
BUILDING SECTION KEYED NOTES
LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
1 2 3 4 5 6 7 8 9 10 11 12
1 AP4.01
2 AP4.01
RES. AMENITY RES. AMENITY COMMERCIAL
AMENITY
CIRCULATION
COMMERCIAL
OUTDOOR
PARKING
RESIDENTIAL
RESIDENTIAL - 1
RESIDENTIAL - 2
RESIDENTIAL - 3
RESIDENTIAL - 4
RESIDENTIAL - S
SERVICE
V CIRC
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0"
2' - 0"
AP5.02
2 APPROX. HEIGHT
40' - 6"
ADJ. PROPERTY:
600 OCEAN STREET
ADJ. PROPERTY:
522 OCEAN STREET
RIPARIAN CORRIDOR
30' - 0"
DEVELOPMENT SETBACK
50' - 0"
MANAGEMENT AREA
75' - 0"
OCEAN STREET SUBJECT PROPERTY
P
L
P
L
SUBJECT PROPERTY OCEAN STREET
24' - 8" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 25' - 0" 23' - 9"
PARKING
TWO BED /
ONE BATH
TWO BED /
ONE BATH
STUDIO
STUDIO STUDIO
STUDIO STUDIO STUDIO
STUDIO STUDIO
STUDIO
STUDIO STUDIO
STUDIO STUDIO STUDIO STUDIO STUDIO
STUDIO STUDIO STUDIO STUDIO
STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO
TWO BED /
ONE BATH
TWO BED /
ONE BATH
BRANCIFORTE CREEK
3 LOBBY
5 5
EXIST. GRADE
22' - 9 5/8"
22' - 10 1/2"
APPROX. HT.
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR
CONSTRUCTION
As indicated
1/22/2025 12:29:20 PM
AP4.02
BUILDING SECTIONS
23154
08.26.2024
MB
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
KEYNOTE SCHEDULE - BUILDING SECTION
KEYNOTE MATERIAL
1 PAINTED METAL GUARDRAIL / BALCONY OR SIM
2 EXTERIOR WALKWAY, PAINTED METAL GUARDRAILS AND
SUPPORT STRUCTURE OR SIM
3 METAL MECHANICAL EQUIPMENT SCREEN OR SIM
4 BUILDING COLUMNS / STRUCTURAL ELEMENTS OR SIM
5 PARAPET
1/16" = 1'-0" 1
SECTION 3
43.75 1. PROPERTY LINES ARE SHOWN RELATIVE TO THE WALL SECTION, REFER TO PLAN DRAWINGS FOR MORE INFORMATION ON PROPERTY LINE LOCATIONS AND DIMENSIONS.
2. CURBS AND STREETS ARE SHOWN RELATIVE TO THE WALL SECTION VIEW, REFER TO LAND
SURVEY, CIVIL AND LANDSCAPE DRAWINGS FOR EXISTING CURB, GUTTER, AND STREET INFORMATION.
WALL SECTION GENERAL NOTES
WALL SECTION KEYED NOTES
LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
A
PARKING
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0"
PL
TWO BED /
ONE BATH
TWO BED /
ONE BATH
1' - 0"
13 3
2 AP9.02 2
EXIST. GRADE
22' - 9 5/8"
SETBACK
0' - 3" WINDOW
LEVEL 1
24' - 6"
LEVEL 2
41' - 6"
LEVEL 3
51' - 6"
LEVEL 4
61' - 6"
LEVEL 5
71' - 6"
LEVEL 6
81' - 6"
ROOF
91' - 6"
F
OCEAN STREET
P SUBJECT PROPERTY L
5' - 8" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0" STUDIO
STUDIO
0' - 3"
3' - 0"
12345
AP9.02 4
EXIST. GRADE
22' - 9 5/8"
3' - 0"
AP9.02 3
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.
ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
1/4" = 1'-0"
1/22/2025 12:29:23 PM
AP5.01
WALL SECTIONS
23154
08.26.2024
MB
EB
ARTHAUS OCEAN530, 542 & 548 OCEAN STREETSANTA CRUZ, CA 95060 010-011-16, 31, 30
Issue DESCRIPTION DATE
0 SB330 PRE-APPLICATION 02.23.2024
1 PLANNING PACKAGE 08.23.2024
1/4" = 1'-0"
1 NORTH FACADE WALL SECTION - A
1/4" = 1'-0"
3 SOUTH FACADE WALL SECTION - A
1 VINYL WINDOW OR SIM.
2 WINDOW TRIM / LINTEL / SILL
3 ROOF PARAPET AND PARAPET CAP / COPING / CORNICE
4 PAINTED METAL GUARDRAIL / BALCONY OR SIM.
5 ENTRY CANOPY