11. Consultant's Records/Audits. Consultant shall maintain accurate accounting records and other written documentation pertaining to the costs incurred relating to this Agreement for examination and audit by the City, State, or federal government, as applicable, in compliance with Gov. Code §8546.7 for a contract in excess of $10,000, or in compliance with other applicable federal laws (e.g. 48 CFR 31) or regulations for a period of three (3) years from: the date of the final City payment for Consultant's services, or from the date of final disposition of real property or equipment acquired with federal funds, or date of the termination of this Agreement, whichever is later. If Consultant engages a subcontractor to perform work related to this Agreement with a cost of $10,000 or more over a 12-month period, such subcontract shall contain these same requirements. This provision shall survive the termination of this Agreement.
12. California Public Records Act. City is a public agency subject to the disclosure requirements of the California Public Records Act (“CPRA”). If Consultant’s proprietary information is contained in documents or information submitted to City, and Consultant claims that such information falls within one or more CPRA exemptions, Consultant must clearly mark such information “Confidential and Proprietary,” and identify the specific lines containing the information. In the event of a request for such information, City will make best efforts to provide notice to Consultant prior to such disclosure. If Consultant contends that any documents are exempt from the CPRA and wishes to prevent disclosure, it is required to obtain a protective order, injunctive relief, or other appropriate remedy from a court of law in Santa Cruz County before the City is required to respond to the CPRA request. If Consultant fails to obtain such remedy within the time the City is required to respond to the CPRA request, City may disclose the requested information without any liability. Consultant further agrees that it shall defend, indemnify and hold City harmless against any claim, action or litigation (including but not limited to all judgments, costs, and attorney’s fees) that may result from denial by City of a CPRA request for information arising from any representation, or any action (or inaction), by the Consultant.
13. Compliance with Laws. All activities of Consultant, its employees, subcontractors and/or agents will be carried out in compliance with all applicable federal, state, and local laws and regulations. Consultant further agrees to comply with the covenant of good faith and fair dealing and other provisions of Santa Cruz Municipal Ordinance chapter 3.09, or otherwise Consultant may be subject to penalties including being declared an irresponsible contractor.
14. Licensure. Consultant agrees that Consultant, its subcontractors and/or agents (if any) has/have complied with all applicable federal, state, and local licensing requirements and agrees to provide proof of a current City of Santa Cruz Business Tax Certificate if:
• Consultant, its subcontractor(s) and agent(s) or its business is/are located in the City of Santa Cruz; • Will perform actual work in the City of Santa Cruz for 6 or more days annually; or
28.10 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 9
• Will use company vehicles to deliver within the City of Santa Cruz for 6 or more days annually.
For additional information and licensing requirements, view the City’s Business Licenses and Permits webpage or call the Revenue and Taxation division at 831/420-5070.
15. Living Wage. Every contract for services to the City for $10,000 or more, is subject to City of Santa Cruz Living Wage Ordinance number 2000-25. If applicable, Consultant agrees to comply with the requirements of the Living Wage ordinance as provided in Santa Cruz Municipal Code Chapter 5.10.
16. Prevailing Wages for Public Work. To the extent that the work or services to be performed under this Agreement may be considered a “public work” (construction, alteration, demolition, or repair work) pursuant and subject to Labor Code section 1720 et seq., Consultant (and any subconsultant performing the work or services) shall conform to any and all prevailing wage requirements applicable to such work/and or services under this Agreement. Consultant (and any subconsultant) shall adhere to the prevailing wage determinations made by the Director of Industrial Relations (DIR) pursuant to California Labor Code Part 7, Chapter 1, Article 2, applicable to the work, if any. All workers employed in the execution of a public works contract (as such term is defined California Labor Code section 1720 et seq. and section 1782(d)(1)) must be paid not less than the specified prevailing wage rates for the type of work performed. (CA Labor Code sections 1720, 1774 and 1782.) To the extent applicable to the scope of work and services under this Agreement, Consultant agrees to be bound by the state prevailing wage requirements, including, but not limited to, the following:
a. If a worker is paid less than the applicable prevailing wage rate owed for a calendar day (or any portion thereof), Consultant shall pay the worker the difference between the prevailing wage rate and the amount actually paid for each calendar day (or portion thereof) for which the worker(s) was paid less than the prevailing wage rate, as specified in Labor Code section 1775; b. Consultant shall maintain and make available payroll and worker records in accordance with Labor Code sections 1776 and 1812;
c. If Consultant employs (and/or is legally required to employ) apprentices in performing the work and/or services under this Agreement, Consultant shall ensure compliance with Labor Code section 1777.5; d. Consultant is aware of the limitations imposed on overtime work by Labor Code sections 1810 et seq. and shall be responsible for any penalties levied in accordance with Labor Code section 1813 for failing to pay required overtime wages;
e. Consultant shall post a copy of the applicable wage rates at each jobsite at a location readily available to its workers.
f. Any failure of Consultant and/or its subconsultant to comply with the above requirements relating to a public work project shall constitute a breach of this Agreement that excuses the City’s performance of this Agreement at the City’s sole and absolute option and shall be at the sole risk of Consultant. Consultant on behalf of itself and any subconsultant, agree to indemnify, defend and hold harmless the City and its officials, officers, employees, and agents from and against any and all claims, liabilities, losses, costs, expenses, attorney’s fees, damages, expenses, fines, financial consequences, interest, and penalties, of any kind or nature, arising from or relating to any failure (or alleged failure) of the Consultant and any subconsultant to pay prevailing wages or to otherwise comply with the requirements of prevailing wage law relating to a public work.
g. Consultant acknowledges that it and/or any subconsultant may not engage in the performance of any contract for public work unless currently registered with the DIR and qualified to perform public work
28.11 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 10
pursuant to Labor Code section 1725.5 [with limited exceptions from this requirement for bid purposes only under Labor Code section 1771.1(a)].
17. Storm Water Requirements. To the extent applicable to the Scope of Work under this Agreement, Consultant, Consultant’s employees, subcontractors, and agents are required to abide by the applicable City of Santa Cruz Storm Water Best Management Practices (BMPs) for the duration of the work. The City’s mandatory Storm Water BMPs, which are listed according to the type of work, operations, or business, are located on the City website at: https://www.cityofsantacruz.com/government/city-departments/public-works/stormwater/bestmanagement-practices
18. Dispute Resolution. The Parties agree to attempt in good faith to resolve through negotiation any dispute, claim or controversy arising out of or relating to this Agreement. Either party may initiate negotiations by providing written notice in letter form to the other party, setting forth the subject of the dispute and the relief requested.
Promptly upon such notification, the Parties shall meet at a mutually agreeable time and place in order to exchange relevant information and perspective, and to attempt to resolve the dispute. In the event that no resolution is achieved, and if, but only if, the parties mutually agree, then prior to pursuing formal legal action, the parties shall make a good faith effort to resolve the dispute by non-binding mediation or negotiations between representatives with decision-making power, who, to the extent possible, shall not have had substantive involvement in the matters of the dispute. To the extent that the dispute involves or relates to a public works project, the Parties agree to attempt to resolve the dispute by complying with the claims process as set forth in Public Contract Code sections 9204(e), 20104-20104.6, but without waiving the requirements of the California Tort Claims Act, Gov’t Code section 800 et seq. unless otherwise agreed to by the Parties.
19. Force Majeure. Neither party hereto shall be considered in default in the performance of its obligation hereunder to the extent that the performance of any such obligation is prevented or delayed by an act of God, natural disaster, pandemic, acts of terrorism, war, a strike, lockout or other labor difficulty, or other peril, which is beyond the reasonable control of the affected party and without the negligence of the respective Parties. Each party hereto shall give notice promptly to the other of the nature and extent of any Force Majeure claimed to delay, hinder or prevent performance of the services under this Agreement. Each Party will, however, make all reasonable efforts to remove or eliminate such a cause of delay or default and will, upon the cessation of the cause, diligently pursue performance of its obligations in this Agreement. In the event either party is prevented or delayed in the performance of its respective obligation by reason of such Force Majeure, the only remedy is that there may be an equitable adjustment of the schedule based on City’s sole discretion.
20. Complete Agreement. This Agreement, along with any attachments, is the full and complete integration of the Parties’ agreement with respect to the matters addressed herein, and that this Agreement supersedes any previous written or oral agreements between the Parties with respect to the matters addressed herein. Unless otherwise stated, to the extent there is any conflict between this Agreement and any other agreement (written or oral), the terms of this Agreement shall control.
21. Severability. The unenforceability, invalidity or illegality of any provision(s) of this Agreement shall not render the other provisions unenforceable, invalid or illegal.
22. Waiver. Waiver by any party of any portion of this Agreement shall not constitute a waiver of the same or any other portion hereof.
23. Governing Law. This Agreement shall be governed by and interpreted in accordance with California law.
28.12 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 11
24. Contract Interpretation. Each party acknowledges that it has reviewed this Agreement and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Agreement.
25. MacBride Principles/Peace Charter. City of Santa Cruz Resolution NS-19,378 (7/24/90) encourages all companies doing business in Northern Ireland to abide by the MacBride Principles and Peace Charter.
26. Notices. If either party shall desire or is required to give notice to the other, such notice shall be given in writing, via email, and concurrently delivered by: (a) personal delivery, in which case notice is effective upon delivery; (b) overnight courier (i.e., Federal Express) with charges prepaid or charged to the sender’s account, in which case notice is effective when delivered; (c) priority U.S. Mail, in which case notice shall be deemed delivered on the second business day after the deposit thereof with the U.S. Postal Service. Notices shall be addressed to recipient as follows:
To CITY:
Wastewater Treatment Facility
Anne Hogan
110 California St.
Santa Cruz, CA 95060
831/420-5425
[email protected]
To CONSULTANT:
Synagro-WWT Inc.
435 Williams Court
Suite 100
Baltimore, MD 21220
650/219-6380
Jpugliaresi @synagro.co,
The Parties must provide notice of any changes to the above information in writing at least ten (10) business days before the change is effective.
27. Counterparts. The Parties may execute this Agreement in two or more counterparts, which shall, in the aggregate, be deemed an original but all of which, together, shall constitute one and the same instrument. A scanned, electronic, facsimile or other copy of a party’s signature shall be accepted and valid as an original.
28. Warranty of Authority. The signatories to this Agreement warrant and represent that each is authorized to execute this Agreement and that their respective signatures serve to legally obligate their respective representatives, agents, successors and assigns to comply with the provisions of this Agreement. [Signatures on Following Page]
28.13 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 12
Approved As To Form:
By: _____________________________ Date: __________________ Office of the City Attorney, Ashley Wheelock
CITY OF SANTA CRUZ
By: ______________________________ Date: _________________ Matt Huffaker
City Manager
CONSULTANT
By: _____________________________ Date: __________________ Printed: ___________________________ Title: __________________ By: _____________________________ Date: __________________ Printed: ___________________________ Title: __________________ July 18, 2025
28.14 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 13
EXHIBIT A: SCOPE OF WORK
Consultant shall receive, transport, and beneficially use the Class B anaerobically digested biosolids generated at the City’s Wastewater Treatment Facility (WWTF) located at 110 California Street, Santa Cruz, California, 95060.
The WWTF produces approximately 9,000 tons of biosolids per year (i.e, 175 tons per week) with a solids content of approximately 23-24%. One to two truckloads of biosolids exit the site each day (5 days per week).
Biosolids transport trucks are loaded in the three-story Solids Dewatering Building (SDB). The SDB contains three centrifuges, a sludge cake conveyor system and a truck loading bay. Centrifuges on the top floor produce dewatered Class B biosolids from anaerobically digested primary / secondary sludge mix. Biosolids cake drops through the centrifuge hoppers onto two stationary conveyors mounted on the ceiling of the truck bay. These conveyors feed a shuttle conveyor that travels the length of the building to evenly load the transport truck parked below.
The WWTF has no biosolids storage capacity for the Consultant.
Consultant shall:
1. Provide and furnish all vehicles, equipment, land, labor, insurance, utilities, end-use sites and any other facilities, services and permits required and/or necessary to properly and legally received, transport and beneficially utilize all of the biosolids generated at the WWTF.
2. Utilize acceptable beneficial end-uses for the biosolids that enables the City to qualify for sludge diversion credit from the landfill under Title 14 California Code of Regulations (CCR) Section 18775.2 and California Public Resources Code (CPRC) Sections 41780 and 41781.1.
3. Conform to all local, state and federal regulations governing the transport, land application and utilization of biosolids, including Code of Federal Regulations (CFR) Title 40 Part 503, Title 14 CCR Section 18775.2, and CPRC Sections 41780 and 41781.1.
4. Provide to the City and all permitting agencies all monitoring reports for transferring and beneficially utilizing biosolids in compliance with CFR Title 40 Part 503, Title 14 CCR Section 18775.2, CPRC Sections 41780 and 41781.1 and other applicable regulations. Provide any additional documentation City needs to apply for the Credits and any follow up documentation required.
5. On a daily basis, receive all biosolids produced at the WWTF, and assume ownership and title to the said biosolids once loaded in the operator's transportation equipment. The biosolids shall become the sole property and responsibility of the Program Operator.
6. Weigh every load of biosolids on a State certified scale.
7. Conform to the rules and regulations pertaining to safety established by the California Division of Industrial Safety.
Furnished equipment, materials and services shall comply with all OSHA standards and regulations, and all applicable governmental laws and orders. The Consultant shall provide proof of compliance, if requested by the City. While on City property, the Consultant must conform to all the safety rules and procedures observed by the WWTF.
The City shall provide the following services:
Provide biosolids that comply with NPDES Permit No. CA0048194, Waste Discharge Requirements Order (WDR) No. R3- 2005-0003. Load dewatered biosolids into the Consultant's transfer truck from the WWTF biosolids loading station.
Upon request by the Consultant, provide copies of the monitoring reports required by the NPDES and WDR permits.
Issue payment to the Consultant approximately 30 days after receipt of the services and the corresponding invoice, whichever occurs last.
28.15 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 14
EXHIBIT B: FEE SCHEDULE
Per ton fee for transportation and end use of class B biosolids $94.27 per ton All Agreement prices shall be adjusted annually beginning on July 1, 2026 based on the non-seasonally adjusted consumer price index established by the United States Department of Commerce, Bureau of Labor Statistics, for the San Francisco Bay Area with the CPI in effect as of June 30, 2025, as the base index. Said adjustment shall apply to all fees contained herein, and shall be based on the following formula:
New Price = (Price Adjustment) x First Year Agreement Price Price Adjustment = 1 + (Current CPI – Base CPI )/ Base CPI CPI = _____________
Base CPI = _________
Once the CPI is available, the price adjustment shall take effect retroactively, where applicable, as of the dates specified above for price adjustments. No new price shall ever be lower than any existing current Agreement Price in effect immediately before the annual adjustment.
Fuel Surcharge Adjustment
All Agreement Prices shall be adjusted monthly for a fuel surcharge (“Fuel Surcharge Adjustment”) to reflect any increased change in diesel fuel prices, in accordance with the table below, if the cost of retail on-highway Diesel Price – California as published by the U.S. Department of Energy’s Energy Information Administration and will be applied to the then current fixed or unit fee, as applicable. The Fuel Surcharge Adjustment will be no more than once a calendar month beginning with the second calendar month following the Commencement of Services and shall be adjusted as of the first day of each month. Fuel Surcharge Adjustment will then be applied as follows:
Diesel Price $/Gallon – Note 1 Fuel Surcharge Adjustment % <$5.00 (Base Price) None
$5.01 to $5.099 0.6%
$5.10 to $5.199 1.2%
$5.20 to plus $5.299 1.5%
For each $0.10/Gallon increase thereafter add 0.6%.
Fuel Rate based on DOE EIA monthly retail on-highway diesel prices ($5.00)
28.16 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 15
EXHIBIT C: WORK SCHEDULE
The Consultant shall provide transportation to manage 100% of City biosolids at all times. Transportation arrangements shall support dewatering operations. Dewatering begins at 5:30 am everyday Monday – Friday.
Consultant shall provide empty trailer by 5 am, each day of the week, Monday – Friday, to 110 California St. Santa Cruz, CA 95065. Consultant shall deliver second empty trailer and pick up first full trailer by 9 am, each day of the week, Monday through Friday. Delivery of third empty trailer and pick up of second full trailer shall happen between 3 pm that day and 5 am the next day, each day of the work week, Monday through Friday. Fridays are often one load days. Frequent communication with Wastewater Facility Operations shall be managed to adjust and enhance schedule as needed.
28.17 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 16
EXHIBIT D: INSURANCE REQUIREMENTS
Consultant shall procure and maintain insurance against claims for injuries to persons or damages to property and otherwise which may arise from or in connection with the performance of the work under this Agreement and the results of that work by Consultant, its agents, representatives, employees, or subcontractors.
A. CERTIFICATE REQUIREMENTS
The City will be issued a Certificate of Insurance (a Memorandum of Understanding will not be accepted) with the following minimum requirements:
• Certificate(s) will show current policy number(s) and effective dates, • Coverage and policy limits will meet, or exceed, requirements below, • The Certificate Holder will be City of Santa Cruz, Risk Management, 1200 Pacific Ave., Suite 290, Santa Cruz, CA 95060,
• Certificate will be signed by an authorized representative, • An endorsement, if required below, will be provided to show the City, its officers, officials, employees, and volunteers as additional insureds, and
• Coverages must be maintained during the term of the Agreement with the City, unless a longer duration is required as specified below.
B. MINIMUM SCOPE AND LIMITS OF INSURANCE
Consultant acknowledges that the insurance coverage and policy limits set forth in this section constitute the minimum amount of coverage required. If Consultant maintains broader insurance coverage and/or higher limits than the minimums shown below, the City of Santa Cruz requires and shall be entitled to the broader insurance coverage and/or higher limits maintained by Consultant. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City of Santa Cruz.
Coverage will be at least as broad as:
• COMMERCIAL GENERAL LIABILITY (CGL): $2,000,000 PER OCCURRENCE; $2,000,000 AGGREGATE Proof of coverage for $2 Million per occurrence and $2 Million in the aggregate including products and completed operations, property damage, bodily injury, personal and advertising injury will be provided on Insurance Services Office (ISO) Form CG 00 01 covering CGL. • PROFESSIONAL LIABILITY (ERRORS AND OMISSIONS): $2,000,000 PER OCCURRENCE OR CLAIM, $2,000,000 AGGREGATE.
Consultant will maintain insurance appropriate to Consultant’s profession; with limit no less than $2,000,000 per occurrence or claim, $2,000,000 aggregate. Insurance must be maintained, and evidence of insurance must be provided for at least five (5) years after date of completion of the services under this Agreement. If coverage is canceled or non-renewed and not replaced with another claims-made policy form with a Retroactive Date prior to the contract effective date or start of work date, Consultant must purchase “extended reporting” coverage for a minimum of five (5) years after completion of the contract of work.
28.18 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 17
• AUTOMOBILE LIABILITY:
Proof of coverage for $5,000,000 provided on ISO Form Number CA 00 01 covering any auto (Code 1), or if Consultant has no owned autos, hired, (Code 8) and non-owned autos (Code 9), per accident for bodily injury and property damage.
• WORKERS’ COMPENSATION AS REQUIRED BY THE STATE OF CALIFORNIA, WITH STATUTORY LIMITS, AND EMPLOYER’S LIABILITY INSURANCE: $1,000,000 per accident for bodily injury or disease.
The Worker’s Compensation policy must be endorsed with a waiver of subrogation in favor of the City for all work performed by the Consultant and its employees.
• CONTRACTORS’ POLLUTION LIABILITY and/or ASBESTOS POLLUTION LIABILITY (CPL) (if project involves environmental hazards) with limits no less than $2,000,000 per occurrence or claim, and $2,000,000 policy aggregate.
1. If the services involve lead-based paint or asbestos identification / remediation, the Pollution Liability shall not contain lead-based paint or asbestos exclusions. If the services involve mold identification / remediation, the Pollution Liability shall not contain a mold exclusion and the definition of “Pollution” shall include microbial matter including mold.
2. The Automobile Liability policy shall be endorsed to include Transportation Pollution Liability insurance, covering hazardous materials to be transported by Consultant pursuant to the Agreement. This coverage may also be provided on the Consultant’s Pollution Liability policy.
C. OTHER INSURANCE PROVISIONS
The insurance policies are to comply with the following provisions:
• ADDITIONAL INSURED STATUS
The City, its officers, officials, employees, agents, and volunteers are to be covered as additional insureds on the CGL, CPL, and automobile insurance (if transporting hazardous materials) policies with respect to liability arising out of work or operations performed by or on behalf of Consultant including materials, parts, or equipment furnished in connection with such work or operations, products and completed operations. General liability coverage will be provided in the form of an endorsement to Consultant’s insurance at least as broad as ISO Form CG 20 10 11 85, or if not available, through the addition of both CG 20 10, CG 20 26, CG 20 33, or CG 20 38; and CG 20 37 (if a later edition is used). • PRIMARY COVERAGE
For any claims related to this Agreement, Consultant’s and all subcontractor’s insurance coverage will be primary and non-contributory as respects the City, its officers, officials, employees, agents, and volunteers. Any insurance or self-insurance maintained by the City, its officers, officials, employees, agents, or volunteers will be excess of Consultant’s and all subcontractor’s insurance and will not contribute with it.
• NOTICE OF CANCELLATION
Each insurance policy required above shall state that the coverage shall not be canceled, except with notice to the City.
• WAIVER OF SUBROGATION
Consultant hereby grants to the City a waiver of any right to subrogation, except as otherwise not applicable, which any insurer of said Consultant may acquire against the City by virtue of the payment of any loss, including attorney’s fees under such insurance. Consultant agrees to obtain any endorsement that may be necessary to effectuate this waiver of subrogation, but this provision applies regardless of whether or not the City has received a waiver of subrogation endorsement from the insurer.
28.19 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 18
• EXCESS LIABILITY/UMBRELLA INSURANCE POLICIES
Consultant may use excess liability/umbrella policies to meet the required liability limits on the condition that they provide all of the insurance coverages required herein, including, but not limited to, primary and non-contributory, additional insured, Self-Insured Retentions (SIRs), indemnity, and defense requirements. The excess liability/umbrella insurance policies shall be provided on a true “following form” or broader coverage basis, with coverage at least as broad as provided on the underlying CGL insurance. No insurance policies maintained by the additional insureds, whether primary or excess, and which also apply to a loss covered hereunder, shall be called upon to contribute to a loss until the Consultant’s primary and excess liability policies are exhausted. • DURATION OF COVERAGE
CGL & Excess Liability/Umbrella policies for any construction related work, including, but not limited to, maintenance, service, or repair work, shall continue coverage for a minimum of 5 years for Completed Operations liability coverage. Such Insurance must be maintained, and evidence of insurance must be provided, for at least five (5) years after completion of the contract of work.] • SELF-INSURED RETENTIONS (SIR)
Self-insured retentions must be declared to and approved by the City. City may require Consultant to purchase coverage with a lower retention or provide proof of ability to pay losses and related expenses.
The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or City.
• ACCEPTABILITY OF INSURERS
Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A: VII, unless otherwise acceptable to the City.
• CLAIMS MADE POLICIES
If any of the required policies provide coverage on a claims-made basis:
1. The Retroactive Date must be shown and must be before the date of the contract or the beginning of contract work.
2. Insurance must be maintained, and evidence of insurance must be provided, for at least five (5) years after completion of the contract of work.
3. If coverage is canceled or non-renewed, and not replaced with another claims-made policy form with a Retroactive Date prior to the contract effective date, the Consultant must purchase “extended reporting” coverage for a minimum of five (5) years after completion of contract work. • VERIFICATION OF COVERAGE
Consultant will furnish the City with original Certificates of Insurance including all required amendatory endorsements (or copies of the applicable policy language effecting coverage required by this clause) and a copy of the Declarations and Endorsement Page of the CGL policy and CPL, automobile and any Excess Liability/Umbrella policies, as applicable) listing all policy endorsements to be approved by the City before work commences. However, failure to obtain the required documents prior to the work beginning will not waive the Consultant’s obligation to provide them. The City reserves the right to require complete, certified copies of all required insurance policies, including endorsements required by these specifications, at any time.
D. SUBCONTRACTORS
Consultant shall include their subcontractor(s) as additional insured(s) under the policies or shall furnish separate certificates and endorsements for each contractor and subcontractor. Consultant shall require and verify that all contractors and subcontractors maintain insurance meeting all the requirements stated herein,
28.20 City of Santa Cruz Professional Services Agreement for Biosolids Hauling and Disposal Services June 2025 (Form Rev.03/25 ) Page 19
and Consultant shall ensure that City, its officers, officials, employees, agents, and volunteers are named as additional insureds on insurance required from its contractor(s) and subcontractor(s).
E. SPECIAL RISKS/CIRCUMSTANCES
City reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other special circumstances and provide notice to Consultant.
28.21 City Council
AGENDA REPORT
DATE: 07/24/2025
AGENDA OF: 08/12/2025
DEPARTMENT: Water
SUBJECT: Ratify Purchase Orders with Core & Main LP, Ferguson Enterprises LLC, Iconix Waterworks, Underground Republic, and Pace Supply for Water Distribution Parts and Materials (WT)
LOCATION: None
RECOMMENDATION: Motion to ratify Fiscal Year 2026 purchase orders exceeding the formal bid limit for Core & Main LP (St Louis, MO), Ferguson Enterprises LLC (Newport News, VA), Underground Republic Waterworks (San Jose, CA), Iconix Waterworks Inc. (Snohomish, WA), and Pace Supply (Santa Clara, CA) for Water Distribution waterworks materials as needed, and authorize the Purchasing Manager to approve future purchase orders and change orders through Fiscal Year 2030.
BACKGROUND: The Water Department’s distribution system is a complex network of pipes and fittings of varying materials, sizes, and ages. Components may be made of PVC, ductile iron, cast iron, asbestos cement, or copper, with pipe diameters and valves ranging from 2 to 18 inches. These parts are manufactured by numerous suppliers, and no single vendor carries the full range needed for system repairs. Ongoing supply chain delays have further impacted availability, with lead times for some components extending up to a year.
Water Distribution staff are available 24/7/365 to respond to issues related to the water system— including water main breaks and fire hydrant damage—often completing repairs at night, on weekends, and during holidays. To ensure timely response, staff maintain a large and varied inventory so repair crews have immediate access to the parts they need.
DISCUSSION: Water Distribution has maintained the necessary inventory of parts and materials by working with five suppliers that operate warehouses in Central California. This strategy has proven effective in reducing both shipping times and overall costs. The suppliers include Core & Main LP and Underground Republic Waterworks, both with locations in San Jose; Ferguson Enterprises LLC, with facilities in Santa Cruz and Salinas; Iconix Waterworks Inc., located in Salinas; and Pace Supply, also located in San Jose.
To support uninterrupted operations, the Water Distribution section issues annual blanket purchase orders (POs) to each of these suppliers for waterworks materials. These POs typically exceed the City’s formal bid threshold of $100,000 and authorize the procurement of any
29.1 product, in any quantity, at current market prices, as needed throughout the year. To comply with the City’s bidding requirements outlined in Chapter 3.08 of the Santa Cruz Municipal Code, Water Distribution consistently obtains at least three quotes from these vendors for purchases exceeding the informal bid limit of $10,000. Competitive bidding is also pursued in cases where lead times are expected to be long or when significant price fluctuations occur due to market conditions.
The most recent formal approval by City Council for this purchasing process occurred on April 11, 2023. Staff is now seeking ratification and renewed authorization to issue annual blanket POs exceeding $100,000 to Core & Main LP of St. Louis, Missouri; Ferguson Enterprises LLC of Newport News, Virginia; Iconix Waterworks Inc. of Snohomish, Washington; Underground Republic Waterworks Inc. of San Jose, California; and Pace Supply of Santa Clara, California.
Section 3.08.150 of the Santa Cruz Municipal Code allows the Purchasing Manager to award a purchase order without competition when there is only one source for the required item; the Purchasing Manager has approved these purchase orders as a single-source.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) DETERMINATION: The proposed Council action is not a “project” under the California Environmental Quality Act (CEQA). An activity undertaken, supported, or authorized by a public agency is a “project” subject to CEQA only if it “may cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment.” (Pub. Resources Code, § 21065.) The issuance of POs for water distribution system parts and materials, to be used on an as-needed basis, is not a “project” under CEQA because it does not have the potential to cause physical change in the environment directly or indirectly.
HEALTH IN ALL POLICIES (HiAP): By improving infrastructure integrity and enhancing system reliability, these purchase orders support the sustainability and public health pillars of the City’s HiAP initiative. It also enables the Water Department to implement and sustain actions that reduce vulnerabilities and risks from hazards, as well as mitigate their effects on people and property.
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: Funds are available in the Water Department’s Fiscal Year 2026 operating budget, and additional funds will be allocated in each subsequent fiscal year.
Prepared By:
Evanda Goad
Management Analyst
Submitted By:
Heidi Luckenbach
Water Director
Approved By:
Matt Huffaker
City Manager
ATTACHMENTS:
1. SOLE SOURCE VENDOR MEMO.PDF
29.2 M E M O R A N D U M
DATE: 7/2/2025
TO: Purchasing
FROM: Richard Silva
SUBJECT: Water Distribution Vendor Purchasing.
The market for various water piping materials and water system fittings continues to fluctuate in cost to manufacture water pipe and water fittings. The company with the lowest bid last time may not have the lowest bid next time due to fluctuations in market pricing for minerals such as Ductile iron, Copper, and Brass. The recent addition of tariffs to materials only contributed to the uncertainty of availability of these materials as well as rising costs, which manufacturers then pass down to end users.
At the height of the Covid Pandemic, some water piping and water related fittings had a lead time of 12–13 months for delivery. This number has greatly improved since then; however, it is still common for fittings to be delivered 6-8 months after the order date.
To get the best price for these items, Water Stores issues purchase orders to five companies with means to fulfill our orders. Water Stores gets quotes from at least three vendors for each request for quote as outlined by the City of Santa Cruz Finance department. After careful review, confirmation is issued to the company with the best pricing against that company’s approved purchase order. City Council approved this process and has been consistently extending the use of blanket purchase orders every year during my 19 years as purchasing agent for the Water Department
We request continued use of blanket purchase orders. The Water Department needs flexibility to ensure reliability of service to our community. Our need is greater than ever to maintain system wide water demands through large diameter water mains. The Santa Cruz Water Department is going through challenging times as we continue to remove and replace water mains to meet demand, ensure service to the community and businesses, and provide fire protection.
We need the ability to handle emergency repairs during winter storms, freezing pipes, earthquakes, fire events, and ocean swells, all of which create unexpected disruptions to our system. Therefore, materials needed for continuous service require use of specialized waterworks vendors that maintain materials on site for supply needs.
Water Distribution has built solid relationships with Core & Main, Pace Supply, Iconix Waterworks, Underground Republic Waterworks and Ferguson Waterworks. These vendors know the types of materials used to meet City of Santa Cruz standard specifications, commonly ordered products, and maintain stock to support our needs. Sometimes, we use several of these companies to acquire all the parts needed for a larger water main replacement project. We purchase water fittings which come from all over the world.
29.3 Should any questions arise concerning supplies, vendors, and processes used here in Water Distribution division, please do not hesitate to reach out. Be assured, I’ll do my very best to keep our division supplied to meet demands, and carefully protect the practices set forth by the Purchasing Department.
29.4 City Council
AGENDA REPORT
DATE: 07/23/2025
AGENDA OF: 08/12/2025
DEPARTMENT: Parks and Recreation
SUBJECT: Heritage Tree Mitigation/Replanting In Lieu Fee and Tree Bond Update (PR)
LOCATION: Citywide
RECOMMENDATION: This item is continued to a future meeting, with the date to be determined. It will not be discussed on August 12th.
30.1 City Council
AGENDA REPORT
DATE: 8/7/2025
AGENDA OF: 8/12/2025
DEPARTMENT: Planning and Community Development Department SUBJECT: 2020 N. Pacific Avenue, 113-115 Knight Street:
(CP24-0124) (APNs 006-364-01, -02) – Appeal of the Decision of the Planning Commission to Approve the Nonresidential Demolition Authorization Permit, Design Permit, Density Bonus Request, Administrative Use Permit, Lot-Line Adjustment, and Heritage Tree Removal Permit to Allow Demolition of the Existing Structures and Construction of an Eight-Story, Approximately 169,791 Square-Foot Mixed-Use Project Including 178 Residential Units, Approximately 2,727 Square Feet of Commercial/ Residential Amenity Space, and 100 Parking Spaces on a Site Located in the CBD/FP-O (Central Business District/Floodplain Overlay) Zone District and Within the North Pacific Subarea of the Downtown Plan. (Owner: Clocktower Center LLC; Applicant: Workbench) (Environmental Review: Categorical Exemption) (PL)
LOCATION: District 5
RECOMMENDATION: Motion to adopt a resolution to deny the appeals of Clay Toombs and Gillian Greensite and uphold the Planning Commission’s acknowledgement of the environmental determination and approve the Nonresidential Demolition Authorization Permit, Design Permit, Density Bonus Request, Administrative Use Permit, Lot-Line Adjustment, and Heritage Tree Removal Permit, based on the Findings with Conditions of Approval listed in the draft resolution attached as Exhibit “A.” (Environmental Review: Categorical Exemption, CEQA Section 15332) BACKGROUND: On June 5, 2025, a public hearing of the City of Santa Cruz (City) Planning Commission was held to consider the proposed redevelopment of 2020 North Pacific Avenue and 113-115 Knight Street. At the public hearing, the Planning Commission accepted verbal and written testimony from the project applicant and several members of the community. After discussion and deliberation, on a vote of 5-0-0-2, the Planning Commission granted conditional approval of the project encompassing 1) demolition of two existing structures, including a vacant, approximately 7,827 square-foot building at 2020 N. Pacific Avenue and an
31.1 approximately 2,698 square-foot building at 113-115 Knight Street, including removal of two Heritage trees and four City street trees, as well as 2) construction of an eight-story mixed-use commercial/residential development containing 178 residential units, including 79 studio units and 99 “junior one-bedroom” units averaging approximately 370 square feet and 468 square feet in size, respectively; an approximately 13,102 square-foot podium parking facility incorporating 100 vehicular parking stalls, including 72 mechanical stacker parking units; approximately 1,938 square feet of ground-floor “active common space” and 789 square-feet of eighth-floor “rooftop common space,” each intended for future commercial and/or residential amenity use. The Planning Commission additionally granted approval of seven waivers and two incentives/concessions requested pursuant to State Density Bonus Law. The Planning Commission determined that one proposed exception, related to balcony encroachment into the public right-of-way, remained ineligible for a waiver request.
The minutes of the June 5, 2025 Planning Commission hearing are attached. The minutes show a series of changes to the Conditions of Approval. All but one of those changes were clarifications of standard conditions or new conditions that were requested by the applicant and agreed to and recommended by staff. A further condition of approval was added by staff and accepted by the Planning Commission, requiring design of proposed balconies to conform to the standards of the Downtown Plan. All such revisions have been incorporated into the proposed Conditions of Approval document attachment.
Appeals Filed
On June 16, 2025, an appeal was received from Gillian Greensite of Save Our Big Trees, challenging the Planning Commission’s decision to approve the Heritage Tree Removal Permit as one of several entitlements. Additionally, on June 16, 2025, a separate appeal was received from applicant Clay Toombs of Workbench 1) contesting the City’s characterization of the application of Senate Bill (SB) 330 to the subject project, 2) alleging violation of the Fifth Amendment of the United States Constitution through the City’s “taking” of private property due to denial of aerial encroachment by balconies into the City’s public right-of-way in a manner inconsistent with allowances of the Downtown Plan and required widening of existing sidewalks in accordance with provisions of the Municipal Code and standards of the Downtown Plan, and 3) disputing the Planning Commission’s determination of the ineligibility for a waiver pursuant to State Density Bonus Law of proposed encroachment of the building into the public right-ofway in a manner inconsistent with objective standards of the Downtown Plan.
Both appeals, attached, constitute the subject of the present hearing.
DISCUSSION: The staff report to the Planning Commission of June 5, 2025, attached, provides an in-depth analysis of the proposed project and its consistency with applicable regulations. The information contained herein summarizes the statements and arguments included in the appeals, followed by responses from City staff to each applicable item.
31.2 Appeal of Heritage Tree Removal Permit filed by Gillian Greensite of Save Our Big Trees The appeal submitted June 16, 2025, by Gillian Greensite of Save Our Big Trees, makes the following claims:
The Heritage Tree Removal Permit was approved in error due to inconsistencies with General Plan Policy CD4.3.3, which encourages the protection of existing significant vegetation.
No evidence can be found that any attempt was made to alter the project design to accommodate the two Heritage Coast Redwood trees as required by Criterion l(c)(3) of Resolution No. NS-23, 710.
Changes to the design of commercial space or parking should be made to accommodate Heritage trees.
Response to Appeal
The project applicant has proposed a mixed-use project which maximizes the provision of housing stock that may be accommodated at the site, invoking State Density Bonus Law to pursue a Density Bonus of 92.5 percent. Retention of mature redwood trees, including maintenance of required clearances to ensure long-term tree health and vitality for access to sunlight and water, as well as space for root expansion, would necessarily result in a reduction in the number of residential units accommodated, as shown in the applicant’s exhibit included in attached public correspondence. Any narrowing of the building or removal of portions of the project to accommodate existing Heritage Trees would jeopardize building layouts providing compliance with the Building Code and/or necessitate omission of space designated for commercial use, residential amenities, and/or parking, aspects of building design consistent with Goals and Policies of the General Plan and Downtown Plan. The project design, as proposed, maximizes efficiency of space utilization, and both the constrained area of the lot, in combination with limitations inherent to existing site dimensions, prompt use of all available space on-site. Restrictions on the building’s height imposed by the City’s Downtown Plan further limit the buildable space, precluding, or rendering unsuitable, options for alternative designs which would allow for preservation of existing trees.
Redesign of the project for retention of existing trees would likely yield adverse consequences to aspects of project design of probable concern to the community. Formulation of an alternative design to both maximize housing, as intended by the applicant, and preserve existing mature trees would require the building to incorporate large voids surrounding the trees and necessitate a building of increased bulk and visible mass, resulting in potential impacts to views and loss of sunlight exposure to neighboring properties. Alterations to the project to preserve existing trees may also result in reduction or omission of components of the project generally supported by the community, such as commercial space and/or vehicular parking capacity or may prompt relocation of project components, such as parking or building support infrastructure underground, thus inducing adverse impacts to the trees’ root systems; diminishing ready access to commercial and amenity spaces, parking, and other elements; and eliminating desirable features, such as outdoor courtyards and landscaping. Further, it can be reasonably expected that project construction will involve major site disturbance in order to support the building’s foundation and associated improvements. Pursuit of a project with the number of residential
31.3 units and of the scope and scale proposed, compels design of the project to maximize density and height, rendering preservation of existing trees on-site a practical impossibility, thereby fulfilling Criterion l(c)(3) of Resolution No. NS-23, 710.
An arborist report prepared by Kurt Fouts, Arborist Consultant, dated November 7, 2024, evaluates the conditions of all 14 trees on and adjacent to the subject site. Of the 14 trees, six constitute regulated trees, comprising two Heritage trees and four City street trees. The arborist report presents recommendations which include removal of all six trees due to locational conflicts with the proposed building and associated site improvements. The City Arborist has reviewed the submitted report and has expressed no concern regarding its methodology or findings. In addition, standard Conditions of Approval of CP24-0124 require the replacement of each tree proposed for removal with at least one (1) new tree of minimally 24-inch box size or three (3) trees, each of minimally 15-gallon size. Landscape plans submitted illustrate placement of 23 new trees, exceeding the minimum replacement ratio, both at the eighth-floor rooftop terrace and as street trees. Five of the six trees to replace Heritage trees will be located on private property, with the sixth replacement tree located within the public right-of-way. The City’s Public Works Department has not expressed concern about siting of replacement trees within the public right-of-way, provided that proposed tree locations induce no adverse impact to emergency response.
Appeal of Project Entitlements by Clay Toombs of Workbench A second appeal, attached, was received on June 16, 2025, submitted by Clay Toombs of project applicant Workbench. The letter of appeal filed includes statements related to a range of topics and appears intended to contest the Planning Commission’s decision in its entirety. The following provides excerpts of the substance of the appeal letter (shown in bold), followed by staff’s response.
Topic 1: Vesting of Local Development Standards
Appellant (Workbench): The staff report and presentation utilize the term “SB330” inaccurately, with inappropriate generalization of the term, while relevant law intends to vest the ordinances, policies, and standards of the local jurisdiction as of the date the SB330 preliminary application was submitted.
Staff’s Response
Information presented in the Planning Commission staff report, and associated narratives, necessarily simplify and intentionally summarize the requirements of State legislation and applicable regulations which, without such generalization, would likely seem overly complex, burdensome, and less comprehensible.
The statements included in the letter of appeal appear intended to clarify for the public record the details of state laws applicable to the project; however, deference to such statements would not have affected staff’s processing of, or the Planning Commission’s decision regarding the development application. The appellant’s statements, to which staff does not disagree, therefore appear not to constitute grounds for dispute of the decision by the Planning Commission, but
31.4 rather represent an attempt to compel consistency of the application to relevant State law, already achieved through the review and entitlement processes of the project.
Topic 2: Timeline of Project’s Vesting
Appellant (Workbench): Several items as presented by staff related to Senate Bill (SB) 330 are incorrect, as follows:
The Preapplications submitted September 9, 2024 contain all items required by Gov. Code Section 65941.1 and were deemed complete by operation of State law on September 9, 2024 without the City’s confirmation of completeness. The applicant submitted a development permit application within 180 days of submittal of the Preapplication, and both SB 330 preliminary applications continue to be in effect.
The verbal statement on June 5 in presentation of the staff report to the Planning Commission that “the 16-story concept was thus effectively abandoned” is not correct, as the SB 330 preliminary application with the larger project and a base density of 130 units remains in effect.
The project application does not preclude a new project from relying on the vesting of the other SB 330 preliminary application [the 16-story alternative] with a higher number of base units [130 units] and base square footage.
Staff’s Response
Staff recognize and appreciate the requirements of SB 330, invoked by the applicant for review of the Preapplications submitted under the provisions of that bill, both for an eight-story project concept with a base density of 90 residential units (CP24-0038, later CP24-0143) and a 16-story project concept with a base density of 130 residential units (CP24-0039, later CP24-0144).
Pursuant to State legislation, both preliminary applications were deemed complete on October 7, 2024; however, only the Preapplication for the eight-story building was exercised with the formal application, and, as no action has been taken on the 16-story concept, its Preapplication is now expired.
Staff’s statement regarding the effective abandonment of the 16-story concept references the decision by the applicant to submit a formal application for an eight-story building rather than a 16-story building.
As with the first topic, the statements related to effectiveness of SB 330 Preapplications appear not to dispute the decision of the Planning Commission to approve the project as conditioned.
Topic 3: Just Compensation
Appellant (Workbench): The Planning Commission’s determination of the project’s ineligibility for a waiver related to encroachment by project balconies into the public rightof-way as proposed, and requirement for widening of sidewalks as specified by the Downtown Plan, together constitute a taking of private property without just compensation and, therefore, amount to a violation of the Fifth Amendment of the United States Constitution.
31.5 Staff’s Response
For a detailed analysis of requirements regarding sidewalk widths and rationale for ineligibility of the project for a waiver for encroachment by balconies as proposed into the public right-ofway, please refer to the attached Planning Commission staff report dated June 5, 2025.
Project plans reviewed by the Planning Commission on June 5, 2025 illustrate sidewalks of 12 feet minimum width on North Pacific Avenue and Bulkhead Street, as required by the Downtown Plan, through incorporation of a two-foot-wide easement. Along Knight Street, the required eight-foot-wide sidewalk required by the Downtown Plan is also facilitated through inclusion of a two-foot-wide easement. The applicant asserts that the two-foot-wide easements, in addition to the determination that the balconies may not encroach into the public right-of-way as proposed in the submitted plans, constitute a taking of private property.
In the case of Sheetz v. County of El Dorado (2024) 601 U.S. 267, the Supreme Court established a two-part test for avoidance of a taking imposed by implementation of a generally applicable ordinance, as opposed to an ad-hoc exaction. Applied to the subject project, legal criteria established in the Sheetz case require (1) an essential nexus between the eight-foot-sidewalk requirement and a legitimate governmental interest, and (2) rough proportionality between the scope of the sidewalk easement and the project’s impacts. The City’s requirement for sidewalk widening satisfies both criteria, inducing no Fifth-Amendment “taking” and thus producing no entitlement to compensation.
First, in requiring widening of sidewalks as identified in the Downtown Plan, the City has acted entirely within the bounds of its police power. Article XI, section 7 of the California Constitution, authorizes municipalities to establish and enforce local regulations for maintenance of public safety. Accordingly, City of Santa Cruz Municipal Code Section 15.20.060(d) requires that multifamily and mixed-use residential development with three or more residential units having frontage on streets not specifically identified, such as Knight Street, provide sidewalks of minimally eight feet in width. The Downtown Plan echoes that standard and considers Knight Street a key pedestrian corridor linking the North Pacific subarea to the Town Clock area. The agenda report confirms that an eight-foot sidewalk constitutes both the Code minimum and the standard applied to the Knight Street frontage.
Second, a clear nexus logically connects sidewalk width and the project’s transportation burden.
The Traffic Study prepared by Linscott, Law and Greenspan Engineers dated October 28, 2024, estimates that the proposed redevelopment will generate 629 net new daily vehicular trips, with 38 net new PM peak-hour trips. Some of those vehicular trips, such as those to/from the commercial spaces or for residents who are taking rideshare, would result in travel by foot across the project’s frontages. Additionally, with this site being located in the Downtown core, many trips to meet daily needs (accessing jobs, goods, and services) will be completed by foot, which will increase pedestrian traffic along the project’s frontages. Without widening of the existing six-foot-wide sidewalks, pedestrian traffic could overflow onto adjacent streets, creating safety hazards. Coupled with diverting pedestrians into the street, the increased foot traffic on a narrow (relative to the amount of pedestrian activity anticipated from this project and in the downtown setting), six-foot-wide sidewalk could also potentially compromise clearances required for compliance with the Americans with Disabilities Act (ADA) and impede access necessary for emergency response. In addition to supporting the future residents’ safe mobility needs, the
31.6 expanded sidewalks will also support the employees and customers of the proposed commercial businesses. Ensuring an eight- to twelve-foot clear path thus directly advances the City’s legitimate interests in protection of pedestrian safety, as well as accessibility and orderly circulation, forming the linkage required by the criteria established in the Supreme Court’s decision.
Third, the requirement for a widened sidewalk proves “roughly proportional” to the project’s impact. As promulgated in the case of Dolan v. City of Tigard (1994), “[d]edications for streets, sidewalks, and other public ways are generally reasonable exactions to avoid excessive congestion from a proposed property use,” so long as “some effort to quantify its findings in support of the dedication [has been made] . . . beyond the conclusory statement” demonstrating that such dedication will offset impact of the proposed development. With a total project area of 27,673 square feet, the area of sidewalk easement would comprise approximately three percent of the site — an increment commensurate with, and, indeed, smaller than, the project’s share of new pedestrian demand. Further, the existing commercial space on the site measures approximately 10,525 square feet in total, whereas the proposed commercial and residential square footage amounts to approximately 78,144 square feet of leasable area. That is, the City has required widening of the sidewalk only to the degree necessary to offset the impact to increase in transportation demand induced by the project, as required by law.
Public use of an easement necessary to accommodate a broadened sidewalk remains narrowly confined to pedestrian passage. Land within the easement continues to function as private property and may be improved as proposed by the applicant in conformance with the standards of the Public Works Department, to the extent that the required eight-foot- and twelve-foot-wide paths remain unobstructed and no fee title transfer occurs. As the condition for a widened sidewalk remains both legally authorized and constitutionally tailored, it does not amount to an unlawful exaction and does not result in any obligation for payment of “just compensation.” The requirement for provision of minimally eight-foot and twelve-foot-wide sidewalks fully complies with the law, and the appeal alleging unlawful taking should be denied.
In response to the claim that the City owes “just compensation” related to “taking” of private property associated with balcony encroachment inconsistent with the specific allowances of the Downtown Plan, it is clear than no taking of private property would logically occur from denial of encroachment of balconies beyond private property lines, as the applicant holds no ownership over the public right-of-way. Redesign of submitted plans necessary to demonstrate conformance with City regulations, likewise, does not constitute a “taking.” Further discussion of the matter of proposed encroachment by balconies follows.
Topic 4: Encroachments into the Public Right-of-Way
Appellant (Workbench): The design of balconies proposed need not conform to the provisions of the Downtown Plan for the following reasons:
A waiver was requested for balcony encroachment into the public right-of-way, and waivers proposed apply to any development standard as defined in State Density Bonus Law without limitation to ordinances, policies, and standards that occur within the bounds of private property.
31.7 The City’s determination of ineligibility for a waiver of airspace encroachments proposed in the plans runs contrary to State law, as the City has not demonstrated that one distance of aerial encroachment specifically described in the Downtown Plan (i.e., “planter boxes” to 4.5 feet) cannot be substituted for a different use of the same airspace (i.e., “balconies”), as such determination of ineligibility has not been shown to result in a “… a specific, adverse impact … upon health or safety …” The City acted contrary to State law in denying the waiver requested for the balconies.
The project may include encroachments into the public right-of-way in accordance with the State Density Bonus Law that requires the City to grant waivers.
Staff’s Response
In the letter of appeal, the appellant continues to assert that project balconies may encroach 4.5 feet into the public right-of-way, as in the original application. The Downtown Plan allows balconies to encroach three feet into the public right-of-way and allows planter boxes attached to balconies to encroach into the public right-of-way an additional 18 inches. The applicant proposes the three-foot encroachment, which is supported by staff, and proposes to use a waiver to allow for the 18-inch planter box to be used as additional balcony area.
The appellant’s arguments related to this topic remain fundamentally unchanged from those previously presented and addressed in the agenda report and presentation to the Planning Commission of June 5, 2025. The exception requested is ineligible for request of a waiver; therefore, no denial of waiver requiring evidence of public health/safety impact is necessary.
Project balconies are permitted to encroach a maximum of three feet into the public right of way, per the Downtown Plan, and are subject to standards for balcony design, which are included as recommended Conditions of Approval. The appellant’s statements are addressed in the Planning Commission staff report of June 5, 2025, attached, that the requested projection (use of planter box encroachment as balcony area) is not eligible for a waiver under State Density Bonus Law.
Additional Considerations
The applicant has submitted plans with slight revisions compared to the plans submitted with application materials reviewed by the Planning Commission at its June 5, 2025 public hearing.
The attached updated plans include refinements to the floor plans reviewed by the Planning Commission, with areas previously designated as “not livable space” now identified with labels such as “fitness studio,” “fitness center,” “work-from-home space,” “children’s playroom,” “artist studio,” and the like. As an appeal hearing constitutes a de novo review of the project as a whole, the updated plans are now part of the recommendation for approval.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) DETERMINATION: The proposed development constitutes a “project” in accordance with the California Environmental Quality Act (CEQA), and, therefore, is subject to its provisions.
The project complies with all applicable criteria of a Class 32 categorical exemption as afforded by CEQA. The application exhibits consistency with General Plan and zoning designations, policies and regulations, with a project site comprising 27,673 square feet (0.64-acre) in size,
31.8 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 preparation of technical studies; and the site can be adequately served by all required utilities and public services.
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 an historical resource site.
HEALTH IN ALL POLICIES (HiAP): HiAP is a collaborative approach to improving the health of all people by incorporating health considerations into decision-making across sectors and policy areas. HiAP is based on 3 pillars: equity, public health, and sustainability. The goal of HiAP is to ensure that all decision-makers are informed about the health, equity, and sustainability impacts of various policy options during the policy development process. The overall project supports the pillar of equity by providing rental units on an infill site in a developed urban area improved with (and, through the proposed project, further-improved) sidewalks and street trees and offering direct access to public transportation, commercial goods and services, and recreational areas, including ample opportunities for recreation and respite provided by virtue of the site’s proximity to parks and the Pacific Ocean. The development of residences on parcels currently unoccupied and with low-intensity uses in a central location encourages a sustainable and healthy lifestyle by promoting alternative forms of transportation.
Through the incorporation of new bicycle parking and site landscaping, the development encourages a sustainable and healthy lifestyle by promoting alternative modes of transportation in a resource-rich environment encouraging outdoor recreation. As such, the project fortifies the three pillars of the HiAP and demonstrates efficient and judicious use of the subject property and is recommended as an efficient use of the land.
FISCAL IMPACT:
1. The recommendation in this report impacts the General Fund: Yes
2. This recommendation requires a budget adjustment: No
3. The recommendation creates an on-going expenditure commitment: No FISCAL IMPACT DESCRIPTION: The proposed project would contribute revenues to the General Fund from payment of permitting and impact fees necessary for provision of applicable municipal services, including emergency response, parks, and plan-review and inspection services, and would contribute to the General Fund increased property tax revenues associated with proposed improvements to the property. Services provided to the future residents will create a cost to the General Fund. Whether the project would have a net positive or negative fiscal impact is to be determined and is dependent on a variety of factors, such as cost escalations for providing services; property sales, assessed valuation, and property tax changes; and uses occupying the commercial spaces, along with tax revenue generated from said uses.
31.9 Prepared By:
Timothy Maier
Senior Planner
Submitted By:
Lee Butler
Director of Planning and
Community Development
Approved By:
Matt Huffaker
City Manager
ATTACHMENTS:
1. RESOLUTION, INCLUDING FINDINGS AND RECOMMENDED CONDITIONS OF APPROVAL.DOCX
2. JUNE 5, 2025 PLANNING COMMISSION MEETING AGENDA REPORT.PDF
3. JUNE 5, 2025 PLANNING COMMISSION MEETING MINUTES.DOCX
4. APPEAL OF THE HERITAGE TREE REMOVAL PERMIT BY GILLIAN GREENSITE OF SAVE OUR BIG TREES, DATED JUNE 16, 2025.PDF
5. APPEAL OF PROJECT ENTITLEMENTS BY CLAY TOOMBS OF WORKBENCH, DATED JUNE 16, 2025.PDF
6. PROJECT PLANS, PREPARED BY WORKBENCH, SUBMITTED APRIL 16, 2025 (DATED OCTOBER 18, 2024) .PDF
7. REVISED PROJECT FLOOR PLANS, PREPARED BY WORKBENCH, SUBMITTED JULY 7, 2025 (DATED APRIL 16, 2025) .PDF
8. ARBORIST REPORT PREPARED BY KURT FOUTS ARBORIST CONSULTANT, DATED NOVEMBER 7, 2024.PDF
9. PUBLIC CORRESPONDENCE.PDF
31.10 RESOLUTION NO. NS-30,XXX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ DENYING THE
APPEALS AND UPHOLDING THE DECISION OF THE PLANNING COMMISSION TO
ACKNOWLEDGE THE ENVIRONMENTAL DETERMINATION AND APPROVE THE
NONRESIDENTIAL DEMOLITION AUTHORIZATION PERMIT, DESIGN PERMIT,
DENSITY BONUS REQUEST, ADMINISTRATIVE USE PERMIT, LOT-LINE
ADJUSTMENT, AND HERITAGE TREE REMOVAL PERMIT TO ALLOW DEMOLITION
OF THE EXISTING STRUCTURES AND CONSTRUCTION OF AN EIGHT-STORY, APPROXIMATELY 169,791 SQUARE-FOOT MIXED-USE PROJECT INCLUDING 178 RESIDENTIAL UNITS, APPROXIMATELY 2,727 SQUARE FEET OF COMMERCIAL/ RESIDENTIAL AMENITY SPACE, AND 100 PARKING SPACES ON A SITE LOCATED IN
THE CBD/FP-O (CENTRAL BUSINESS DISTRICT/FLOODPLAIN OVERLAY) ZONE
DISTRICT AND WITHIN THE NORTH PACIFIC SUBAREA OF THE DOWNTOWN PLAN (APPLICATION NO. CP24-0124)
WHEREAS, On October 23, 2024, Clay Toombs of applicant Workbench submitted an application for a Nonresidential Demolition Authorization Permit, Design Permit, Density Bonus Request, Administrative Use Permit, Lot-Line Adjustment, and Heritage Tree Removal Permit to 1) allow demolition of the existing structures and site features; 2) authorize construction of a new, eightstory, approximately 169,791 square-foot commercial/residential mixed-use project including approximately 178 residential units, approximately 2,727 sq. ft. of commercial/residential amenity space, and 100 parking spaces; 3) combine the existing lots; and 4) allow the removal of two Heritage-sized trees on two adjacent lots located in the CBD/FP-O (Central Business District/Floodplain Overlay) zone district and within the North Pacific subarea of the Downtown Plan; and
WHEREAS, the project site and its development are governed by the standards and guidelines contained in Municipal Code Title 24, the Zoning Ordinance, the City’s Downtown Plan, and the City of Santa Cruz General Plan and Local Coastal Program; and WHEREAS, the project qualifies for a Categorical Exemption pursuant to State CEQA Guidelines Section 15332 (Class 32 – Infill Exemption) as articulated further below; and
WHEREAS, on June 5, 2025, the Planning Commission conducted a public hearing and, after receiving public testimony, voted 5-0-0-2 to acknowledge the environmental determination and approve the Nonresidential Demolition Authorization Permit, Administrative Use Permit, Design Permit, Lot-Line Adjustment, Density Bonus Request, and Heritage Tree Removal Permit; and
WHEREAS, on June 16, 2025, the decision by the Planning Commission to approve the project was appealed to the City Council by Save Our Big Trees via appointed representative Gillian Greensite and, separately, by applicant Workbench via representative Clay Toombs; and WHEREAS, the City Council conducted a duly noticed public hearing on August 12, 2025 to consider the application and appeal; and
31.11 WHEREAS, the City Council now makes the following findings:
FINDINGS
Nonresidential Demolition Authorization Permit, Section 24.08.1230
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.
Review of an application for Nonresidential Demolition Authorization Permit serves to evaluate requests for demolition of nonresidential structures fifty years of age or older, and of undetermined age, to ensure that those which may have historic value are not demolished. The structures located at 113-115 Knight Street are greater than 50 years old, prompting evaluation by an historic consultant, while the building located at 2020 N. Pacific Ave. was constructed in 1981 and does not necessitate preparation of an historic evaluation.
An historic evaluation (DPR 523) dated October 25, 2024, prepared by city-approved historian Seth Bergstein of PAST Consultants, LLC, concludes that no aspect of the building proposed for demolition qualifies it for listing on the California Register of Historic Resources, the National Register of Historic Places, or the City of Santa Cruz Historic Building Survey. The property therefore appears neither historically significant nor eligible for listing on the City Historic Building Survey.
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 has been submitted for approval concurrently with the request to demolish the existing commercial structures. A condition of approval requires the applicant to obtain a Building Permit for the proposed project prior to issuance of any application for demolition permit.
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.
The above finding remains inapplicable, as the subject parcels have not been determined to be eligible for listing as an historic resource.
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
31.12 project will have public benefits which will outweigh the impact of loss of the historic resource.
The above finding does not apply, as it has been determined that the subject parcels constituting the project area fail to qualify for designation as an historic resource.
Design Permit, Section 24.08.425 – Fully-Compliant Mixed-Use or Multifamily Development
5. 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 project site plan exhibits consistency with, and will facilitate achievement of, the goals, policies, and actions of General Plan, whose Land Use Map designates the land including the subject parcel as “Retail Visitor Commercial.” Demolition of aged commercial buildings and surface parking and replacement with a higher-intensity development will provide improved utility of the site. The project will, therefore, 1) attain General Plan Goal CD-1 by promoting “a building environment in harmony with its natural setting;” and 2) advance Policy LU1.1 by relating “residential, commercial, and industrial land use intensities to the capability and location of the land while ensuring optimum utilization of infill parcels.” The project provides 178 dwelling units, resulting in an elevated residential intensity as allowable by the State’s Density Bonus Law, and thus advances elements of the Downtown Plan by facilitating the vision that “A range of housing types is integrated into the downtown … This urban-density housing provides both market-rate and affordable units, and expands the immediate market for downtown goods, services and public transportation”. The development meets the goals of the subarea to supply a “mixture of office, residential, and retail uses that can support the primary commercial uses of the Pacific Avenue area to the south.” Through provision of additional parking capacity and improved infrastructure, such as widened sidewalks, the project design addresses potential impacts resulting from increases in vehicular volumes and assists in improvement of public safety while avoiding disruption to current circulation patterns.
The proposed project will maintain a balance of scale, form and proportion to both the existing site and to neighboring properties in a variety of ways. Through removal of a vacantstructure and buildings occupied by uses below those supportable by the high-profile, prominent downtown location, the project will allow for better use of a constrained property while continuing the urban character of the site and maintaining cohesiveness to surrounding uses.
Minor regrading of the project area and setting of new surface material will combine for improved circulation and site access conducive to a high-density commercial/ residential use.
New rooftop mechanical equipment and all ground-mounted equipment and utility installations will be required to be fully screened from view from surrounding properties and public rightsof-way.
31.13 As conditioned, the building meets all applicable objective standards for building size and design and will supply multifamily housing as a core component of the proposed scope of work; ensure accessibility to downtown destinations; integrate a strong network of public and private open spaces for social activity and pedestrian orientation; emphasize pedestrian circulation; and centralize parking within a structured facility. The project therefore provides for an arrangement of uses, buildings, structures, open spaces, and other improvements that are compatible with the scale and character of the adjacent properties and surrounding neighborhood.
As conditioned, the project complies with all pertinent objective standards of the Municipal Code, Downtown Plan, and others applicable, in part through the implementation of State Density Bonus Law. The proposed project would replace one existing vacant structure, and a second building, with a dynamic new mixed-use development accommodating a variety of uses, including commercial space and residential units at a site bounded on all sides by existing buildings of similar scale and range of land uses. Demolition of the existing structures and replacement with a new development will eliminate aging infrastructure while introducing new land uses whose attributes retain compatibility with the nature of surrounding uses. The proposed layout will allow for improved use of the site for mixed-use high-density commercial and residential use and maintain compatibility in design and utility of surrounding land uses.
The site falls on land outside the Coastal Zone and is therefore not subject to the Local Coastal Program.
6. The site plan and building design are in full conformance with the design standards of Section 24.12.185.
The subject site occurs on land within the Central Business District and is thus not subject to the design standards of Section 24.12.185; therefore, the above finding does not pertain.
Density Bonus, Section 24.16.270.2
7. 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 General Plan establishes a maximum Floor Area Ratio of 5.0 for property with a land use designation of Regional Visitor Commercial (RVC) and located in Downtown Santa Cruz. As Floor Area Ratio constitutes a general measure of mass and bulk, it intrinsically relates to residential density in that the number of residential units which may be accommodated within a project relies on the intensity of development (i.e., the three-dimensional space occupied by the building, or its massing, primarily derived from the number and size of occupiable floors).
The applicant has proposed a base density project density of 92 units fully conforming to all applicable objective development standards and has offered to provide the requisite number of affordable housing units for eligibility of a Density Bonus of 92.5% above the base density, thereby qualifying the project for request of unlimited waivers and up to three incentives/concessions. The project, as designed, prompts the request for granting of eight (8)
31.14 waivers and two (2) incentives/concessions, as listed in the table included in the staff report and in below Findings.
In the case of all requested waivers, apart from the waiver requested for proposed encroachment of balconies beyond three feet into the public right-of-way coupled with proposed variation from objective development standards pertinent to balcony design as identified in the Downtown Plan, staff has determined that the project, as designed, may not be constructed without exceeding applicable objective standards, as embodied in the requested waivers. In addition, staff have reviewed the submitted documentation related to requested incentives/concessions and concur that the project demonstrates actual and identifiable reductions in cost to support affordable housing based on the incentives/concessions requested.
All financing costs for project design, construction, implementation, and monitoring will be provided by the applicant.
8. 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 has requested grant of two (2) incentives/concessions and has submitted documentation in support of such requests. The applicant has requested 1) ministerial processing of an application for establishment and operation of an eating/drinking establishment and 2) expansion of the list of allowable uses to include those in the C-C zone district as active frontage uses not previously considered withing the City’s downtown with the application as ministerial reviews. In both cases, the applicant has adequately demonstrated, through sufficient narrative, that requested incentives/concessions will result in identifiable and actual cost reductions to provide for affordable rents of the residential units proposed to be included in the submitted development project.
Request of the above incentives/concessions conform to the provisions of Government Code Section 65915(k)(3), and, as such, may be considered for their capacity to effect actual and identifiable cost reductions associated with marketing and leasing the spaces, maintaining vacant tenant space, and financing a project with ground-floor commercial spaces potentially confronting challenges with attraction and retention of commercial tenants. As requested, expansion of the list of potential ground-floor uses would appear to free funds for production of affordable housing otherwise required for allocation to handling of commercial spaces (i.e., resulting in actual and identifiable cost reduction for affordable housing), providing justification for an incentive/concession for expansion of the list of ground-floor tenant spaces as requested by the applicant. The proposed uses would not prompt concern related to compatibility or impacts to surrounding uses and can be supported in the City’s Downtown.
Both of the requested deviations eligible under State Density Bonus Law for request of incentives/concession would reduce the costs of constructing the housing development, and the proposed uses would complement the proposed residential use of the project site.
31.15 9. 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 above finding remains inapplicable, as the project does not include any requests for dedication of land.
10. If the density bonus, incentive, or concession is based all or in part on the inclusion of a child care center, the development conforms to the standards included in Section 24.16.235.
The above finding remains inapplicable, as the project does not include a proposal for a childcare center.
11. 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 above finding remains inapplicable, as the project does not include a proposal for a condominium conversion.
12. 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 project scope of work includes a commercial/residential mixed-use development with ground- and eighth-story tenant space. The application includes a request for two incentives/concessions as allowable under the provisions of State Density Bonus Law. The applicant has submitted reasonable documentation, in narrative form, claiming actual and identifiable cost reduction associated with development of the project as proposed. The requested incentives/concession would reduce the costs of constructing the housing development, and the proposed uses would complement the proposed residential elements of the project site and would remain compatible with both existing and planned development in the vicinity of the project site.
The proposed project, as submitted, would not appear to result in the inducement of any public health or safety impact which would warrant denial of any requested incentive/concession.
13. 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 applicant has requested to vary from eight (8) categories of development standards, seven (7) of which demonstrate eligibility for such request, including the following:
31.16 Increased Floor Area Ratio (FAR)
Increased Building Height
Sidewalk Widths
Allowance for Obstruction of Protected Views
Building Stepbacks
Bicycle Parking
Wrapping Parking Garage with Commercial Space
One category is not eligible for request of waiver, as stated below:
Design of, and Extended Encroachment into the Public Right-of-Way by, Balconies Under Government Code § 65915(e), developers may request waivers of “development standards” that physically preclude construction at the permitted density. However, a request to extend private structures into the public right-of-way is not a waiver of a development standard; it is a request to occupy land the developer does not own. Such a request falls outside the scope of the Density Bonus Law (DBL). The DBL defines “development standard” as a “site or construction condition,” including height limits, setbacks, floor area ratio, open space, lot area per unit, or parking ratios. (Gov’t Code § 65915(o)(2).) Each example concerns conditions applicable within the boundaries of the private development site. The law does not authorize waivers to use land beyond the project site. Encroachment restrictions govern the public’s property and are not zoning standards regulating private land use. The City’s limited allowance of minor encroachments under its municipal code reflects a discretionary licensing scheme, not a development standard. As such, encroachments into the right-of-way are not eligible for waivers under the DBL.
Even if a request to encroach beyond property lines into the right-of-way were to constitute an eligible waiver request, granting such waiver request would be contrary to state law. Under Streets and Highways Code § 1921 and Government Code § 40401, cities retain exclusive authority to manage, preserve, and control public streets and sidewalks, including the discretion to remove obstructions and determine permitted uses. This authority is proprietary, not regulatory, and is not subject to override by the Density Bonus Law, which only applies to zoning and development standards on private property. Additionally, granting the waiver would violate Article XVI, Section 6 of the California Constitution, which prohibits cities from making a gift of any public money or “thing of value” to private parties. The right-of-way has monetary and functional value, and allowing permanent private use without compensation or public purpose would constitute a prohibited gift of public assets. Because the requested waiver would have the effect of unlawfully transferring public property and overriding State law governing municipal control of streets, such request proves invalid under Government Code § 65915(e)(1), and the City may reject it on this basis.
The analysis attached as Exhibit “B” further describes the ineligibility for request of encroachment into the public right-of-way beyond the limits expressly identified in the City’s Downtown Plan and also provides additional findings that such a waiver request runs contrary to state law.
31.17 The applicant has additionally requested consideration of two (2) incentives/concessions, as listed below.
Ministerial Review of Eating/Drinking Establishment
Expansion of List of Principally-Permitted Uses
Constraints related to size and dimension of the project site induce physical limitations which would, without exception granted, preclude development of the project at the density proposed.
Without grant of requested waivers, except that for variation from objective design standards and exceedance of the limitations for public right-of-way encroachment identified by the Downtown Plan, the proposed project could not be constructed at the density allowable per State Density Bonus Law and consequently qualifies for the waivers requested.
The proposed project, as conditioned, would not appear to result in the inducement of any public health or safety impact which would warrant denial of any variation eligible for request for waiver, other than that referenced above, pursuant to State Density Bonus Law.
14. 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 above finding remains inapplicable, as the project does not include a proposal for a commercial development bonus.
15. 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 coastal zone; therefore, the above finding does not apply.
Administrative Use Permit, Section 24.08.050
16. The proposed structure or use conforms to the requirements and the intent of this title, and of the General Plan, relevant area plans, and the Coastal Land Use Plan, where appropriate;
The Downtown Plan requires approval of an Administrative Use Permit for “Dwellings, Multiple and Townhouse, lobbies, leasing offices, and associated uses” proposed at the ground floor of development located in the North Pacific subarea of land located within the Downtown Plan. The proposed mixed-use commercial/residential development includes a residential lobby and leasing office supportive of upper-floor dwelling units and thus requires approval of an Administrative Use Permit for the proposed uses ancillary to multifamily housing. The
31.18 Downtown Plan contains additional regulations related to multifamily residential use and development, including the allowance for upper-level residences at ground level with active ground-level common spaces publicly visible.
As stated elsewhere in these Findings, the proposed project would conform to all provisions of the General Plan and Downtown Plan, and siting of residential amenity space on the ground floor of the proposed development would not induce any anticipated nuisance impact rendering such inconsistent with the Municipal Code, or any applicable regulation or policy.
17. That any additional conditions stipulated as necessary in the public interest have been imposed;
Conditions of Approval added require compliance with all applicable provisions of the Municipal Code and Downtown Plan; site-security measures as directed by the City’s Police Department have additionally been included. As conditioned, no adverse effects derived from location of residential amenities at the ground floor are anticipated.
18. That such use or structure will not constitute a nuisance or be detrimental to the public welfare of the community; and
Conditions of Approval added require compliance with all applicable provisions of the Municipal Code and Downtown Plan; site-security measures as required by the City’s Police Department have additionally been included. As conditioned, no adverse effects to the public welfare derived from location of residential amenities at the ground floor are anticipated.
19. That all thrift store uses shall include a management plan that identifies collection facilities for donated items, operating hours for donation facilities which discourage unsupervised dropoffs, adequate storage areas for sorting the materials, and provides a plan to properly dispose of unusable items in a timely, secure, and orderly fashion and maintains premises in a clean and attractive condition.
No thrift store use is proposed, and the above finding remains inapplicable.
Lot Line Adjustment, Section 23.12.030.1
20. 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 two (2) existing parcels, bearing Assessor’s Parcel Numbers 006-364-01 and 006-364-02, into a single lot. The parcel resulting from the lot line adjustment will enclose approximately 27,673 square feet, exceeding the minimum lot size of 5,000 square feet as established in Section 24.10.2305 of Title 24, Zoning, Part 24, Central Business District zone district, of the City of Santa Cruz Municipal Code. By combining the two parcels, the lot-line adjustment will form one lot of adequate size to facilitate development of a commercial/residential mixed-use building to, “create pedestrian-friendly frontage and streetscapes and attractive pedestrian-oriented areas” and “concentrate most new housing in the
31.19 central core, along major commercial corridors, and on major opportunity sites consistent with the Land Use Element”, which reinforces the overall pedestrian character of these areas to preserve and enhance the informal qualities of the North Pacific Avenue subarea, while affording a strong pedestrian ambiance creating a more welcoming environment along the corridor and ensuring high quality of new buildings as advanced by the Downtown Plan.
21. A greater number of parcels than originally existed are not created by the lot line adjustment.
The lot line adjustment will combine two (2) contiguous parcels, as tabulated below, to result in one merged parcel; therefore, no new parcels will be created as a result of the lot line adjustment.
Parcel No. Address Recorded Map
Designation
Existing
Size
Proposed Size
006-364-01 2020 N. Pacific
Ave.
A81-110 (lot no.
unspecified)
20,716 sq. ft.
006-364-02 113-115 Knight
St.
2015-0045397 (lot
no. unspecified)
6,957 sq. ft.
27,673 sq. ft.
Heritage Tree Removal Permit, Section 9.56.060
22. 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:
a) 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; b) Findings by the Director of Parks & Recreation can be established in conformity with the City’s Urban Forest and Wildland Interface Policy Statement; c) 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.
The project applicant has proposed a mixed-use project which maximizes the provision of housing stock that may be accommodated at the site, invoking State Density Bonus Law to pursue a Density Bonus of 92.5 percent. Retention of mature redwood trees, including maintenance of required clearances to ensure long-term tree health and vitality for access to sunlight and water, as well as space for root expansion, would necessarily result in a reduction in the number of residential units accommodated, as shown in the applicant’s exhibit included in attached public correspondence. Any narrowing of the building or removal of portions of
31.20 the project to accommodate existing Heritage Trees would jeopardize building layouts providing compliance with the Building Code and/or necessitate omission of space designated for commercial use, residential amenities, and/or parking, aspects of building design consistent with Goals and Policies of the General Plan and Downtown Plan. The project design, as proposed, maximizes efficiency of space utilization, and both the constrained area of the lot, in combination with limitations inherent to existing site dimensions, prompt use of available space on-site. Restrictions to the building’s height imposed by the City’s Downtown Plan further limit the buildable space, precluding, or rendering unsuitable, options for alternative designs which would allow for preservation of existing trees.
Redesign of the project for retention of existing trees would likely yield adverse consequences to aspects of project design of probable concern to the community.
Formulation of an alternative design to both maximize housing, as intended by the applicant, and preserve existing mature trees would require the building to incorporate large voids surrounding the trees and necessitate a building of increased bulk and visible mass, resulting in potential impacts to views and loss of sunlight exposure to neighboring properties.
Alterations to the project to preserve existing trees may also result in reduction or omission of components of the project generally supported by the community, such as commercial space and/or vehicular parking capacity or prompt relocation of project components, such as parking or building support infrastructure underground, thus inducing adverse impacts to the trees’ root systems; diminishing ready access to commercial and amenity spaces, parking, and other elements; and eliminating desirable features, such as outdoor courtyards and landscaping. Further, it can be reasonably expected that project construction will involve major site disturbance required to support the building’s foundation and associated improvements. Pursuit of a project with the number of residential units and of the scope and scale proposed, compels design of the project to maximize density and height, rendering preservation of existing trees on-site a practical impossibility, thereby fulfilling Criterion l(c)(3) of Resolution No. NS-23, 710.
An arborist report prepared by Kurt Fouts Arborist Consultant dated November 7, 2024, evaluates the conditions of all 14 trees on and adjacent to the subject site. Of the 14 trees, six constitute regulated trees, comprising two Heritage trees and four City street trees. The arborist report presents recommendations which include removal of all six trees due to locational conflicts with the proposed building and associated site improvements. The City Arborist has reviewed the submitted report and has expressed no concern regarding its methodology or findings. In addition, standard Conditions of Approval of CP24-0124 require the replacement of each tree proposed for removal with at least one (1) new tree of minimally 24-inch box size or three (3) trees, each of minimally 15-gallon size. Landscape plans submitted illustrate placement of 23 new trees, exceeding the minimum replacement ratio, both at the eighth-floor rooftop terrace and as street trees. Five of the six trees to replace Heritage trees will be located on private property, with the sixth replacement tree located within the public right-of-way. The City’s Public Works Department has not expressed concern about siting of replacement trees within the public right-of-way, provided that proposed tree locations induce no adverse impact to emergency response.
31.21 PASSED FOR FINAL ADOPTION this 12th day of August, 2025, by the following vote:
AYES:
NOES:
ABSENT:
DISQUALIFIED:
APPROVED: ______________________
Fred Keeley, Mayor
ATTEST: ________________________________
Bonnie Bush, City Clerk Administrator
This is to certify that the above and
foregoing document is the original
of Ordinance No. 2025-XX and that
it has been published or posted in
accordance with the Charter of the
City of Santa Cruz.
________________________________
Bonnie Bush, City Clerk Administrator
31.22 EXHIBIT "A"
CONDITIONS OF APPROVAL FOR THE PROJECT ON PROPERTY AT
2020 N. Pacific Avenue, 113-115 Knight Street - CP24-0124 Nonresidential Demolition Authorization Permit, Design Permit, Density Bonus Request, Administrative Use Permit, Boundary/Lot-Line Adjustment, and Heritage Tree Removal Permit to 1) allow demolition of the existing structures and site features; 2) allow construction of a new, eight-story, approximately 169,791 square-foot commercial/residential mixed-use project including approximately 178 residential units, approximately 2,727 sq. ft. of commercial/residential amenity space, and 100 parking spaces; 3) combine the existing lots; and 4) allow the removal of two Heritage-sized trees on two adjacent lots located in the CBD/FP-O (Central Business District/Floodplain Overlay) zone district and within the North Pacific subarea of the Downtown Plan (CP24-0124)
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. If, upon exercise of this permit, this use is at any time determined by the Planning Commission to be incompatible with the surrounding neighborhood, revocation of, or amendment to, this permit by the Zoning Administrator could occur.
5. Compliance with Requirements of All Departments. All requirements of all applicable City departments, including the Planning and Community Development Department (including Planning Division and Building Division), Fire Department, Police Department, Water Department, Public Works Department, and Economic Development Department (Affordable Housing Division) shall be completed prior to occupancy and continuously maintained thereafter.
6. 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.
7. 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.
31.23 8. 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.
9. 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.
10. 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 006-364-01 and Assessor's Parcel Number 006-364-02 as approved by the City of Santa Cruz under Application CP24-0124. This conveyance may not create a separate parcel and is null and void unless the boundary is adjusted as stated." Prior to Building Permit Issuance:
11. The applicant and contractor who obtains a building permit for the project shall be required to sign the following statement at the bottom of these conditions, which will become conditions of the building permit:
“I understand that the subject permit involves construction of a building (project) with an approved Design Permit. I intend to perform or supervise the performance of the work allowed by this permit in a manner which results in a finished building with the same level of detail, articulation, and dimensionality shown in the plans submitted for building permits. I hereby acknowledge that failure to construct the building as represented in the building permit plans, may result in delay of the inspections process and/or the mandatory reconstruction or alteration of any portion of the building that is not in substantial conformance with the approved plans, prior to continuation of inspections or the building final.”
Signature of Building Contractor Date
31.24 12. 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.
13. Plans submitted for building permit issuance shall include electric vehicle charging stations as required per Section 24.12.241 of the Zoning Ordinance.
14. 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.
15. 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.
16. The two (2) trees approved for removal shall be replaced at a ratio of either one 24-inch box trees or three 15-gallon trees per tree removed, or by payment of a comparable inlieu fee as approved by the City Arborist. The species, size, and location of all replacement trees shall be shown on the final building permit plans and are subject to approval of the City Arborist.
17. All trees shall be a minimum 15-gallon size.
18. Prior to building permit issuance, the City Arborist must approve of the proposed street trees.
19. 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.
20. 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.
21. 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.
22. A drainage plan shall be submitted in conjunction with application for building permits.
31.25 23. 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 (based on the city’s list of approved consultants or as previously authorized by the Planning Department) indicating that the archaeologist will be present on the site to 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.
24. 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 erosion and sediment control measures shall be installed by October 1.
25. 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.
26. 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.
27. Final colors and materials shall be approved by the Zoning Administrator prior to building permit issuance.
28. The owner shall comply with the inclusionary housing requirements as outlined in Section
24.16.010 of the Zoning Ordinance. Additionally, the applicant has volunteered to provide 12 units at the Moderate Income (MI) level which shall be reflected in an affordable housing development agreement, subject to the terms of affordability for 55 years as required by State Density Bonus Law. The Affordable Housing Development Agreement establishing compliance with inclusionary and affordable 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. Those residential units which fulfill the requirements of both the City’s Inclusionary Housing Ordinance and the requirements of State Density Bonus Law shall be subject to the requirements of State Density Bonus Law for the initial term of 55 years and shall be subject to the requirements of the Inclusionary Housing Ordinance for perpetuity thereafter.
31.26 29. Prior to the issuance of any temporary certificate of occupancy or final certificate of occupancy, whichever takes place first, unless exemptions apply pursuant to Government Code 66007, 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.
30. A demolition permit to demolish the existing commercial building(s) shall not be issued until a permit for the replacement development project has first been, or will concurrently be, issued, consistent with Section 24.08.1230 of the Zoning Ordinance.
31. If project site work occurs anytime between February 1 and August 31, the applicant shall submit documentation of a pre-construction nesting bird survey by a qualified biologist prior to the start of work. The survey shall be described in any biotic report prepared and shall be completed no more than seven days before the start of any project construction activities on the site (including tree removal, clearing, and excavation) and shall include observations of any nesting activities on the site. Site work may commence once the Planning Department has accepted the report and confirmed that there are no nesting birds on the site or that an appropriate buffer zone around any active nests has been recommended by the biologist and physically established on the site.
32. If there are any buildings approved for demolition that are currently vacant or that become vacant for longer than 3 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.
31.27 33. 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 Economic Development Department.
34. Initial environmental testing conducted by the applicant indicates that site soils are impacted. County of Santa Cruz Department of Environmental Health, etc. requires additional testing prior to design of any remedial or mitigation activities. The applicant shall work with City staff, the necessary oversight agency, 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.
35. If deemed necessary by the oversight agency County of Santa Cruz Department of Environmental Health, etc., the applicant shall prepare all necessary documents for review and approval by the Santa Cruz County Department of Environmental Health.
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.
36. 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.
37. 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 for noticing and maintenance requirements.
38. Conformance with Recommendations of All Technical Reports. Plans submitted for building permit issuance shall comply with all recommendations of the Phase I Archaeological Study, November 2024, prepared by Patricia Paramore Archaeological Consulting; Arborist report, dated November 7, 2024, prepared by Kurt Fouts Arborist Consultant; Cultural Resources (Historic) Evaluation dated October 30, 2024, prepared by Seth Bergstein of PAST Consultants, LLC; Preliminary Geotechnical Evaluation, dated August 30, 2024, prepared by Salem Engineering Group; Phase I Environmental Site Assessment dated October 30, 2024, prepared by Salem Engineering Group; Traffic Study Technical Memorandum dated October 28, 2024, prepared by Linscott, Law and Greenspan Engineers (LLG); and Vehicle Miles Traveled (VMT) Technical Memorandum dated October 28, 2024, prepared by LLG.
39. The applicant shall enter into a contract with Santa Cruz Metropolitan Transit District (Santa Cruz METRO) to provide unlimited local transit passes for all residents.
31.28 40. 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.
41. Fire Department Requirements. Compliance with the following permitting requirements must be ensured, and plans submitted for Building Permit application must conform to all requirements of the Fire Department, including, but not limited to, the following:
a. Fire Sprinklers: Provide fire sprinklers per California Fire Code and National Fire Protection Association Standards. Obtain a separate permit from the Fire Department. b. Underground Fire Service: Install underground fire service. Obtain a separate permit from the Fire Department.
c. Fire Alarm: Provide fire alarm system per California Fire Code and National Fire Protection Association Standard 72. Obtain a separate permit from the Fire Department. Addressing: Provide minimum six-inch high building street address numerals in a contrasting color that are clearly visible from the street and separate unit identifications per Santa Cruz Municipal Code Section 18.24.060. d. Exiting: Exiting to meet requirements of California Building and Fire Codes. e. Fire Extinguisher: Provide fire extinguishers per California Fire Code and California Code of Regulations, Title 19.
f. Knox Box: Provide Knox box with master key system to commercial spaces, common areas, and all utility rooms.
g. Signage: Provide signage on main electrical, gas and water shut-offs, sprinkler riser room, fire alarm control room, and elevator machinery room. Minimum 2" white lettering on red background).
h. Standpipes: Provide Class 1 Standpipes per 2022 CFC Section 905. i. Elevators: Provide gurney rated elevator per 2022 CBC 3002.4 Fire Access: Fire apparatus access per Appendix D of the 2022 CFC and 19.05.190 SCMC. Ensure Aerial Ladder Truck Access to roof at corners of structure. (Total height from street level not to exceed 100' ladder reach at max 75 degree angle) Hydrants: Add fire hydrant per Appendix C of 2022 CFC. * May need hydrant based on required Fire Flow.
j. Windows: Emergency escape windows.
k. Landscaping: Landscaping with ladder truck access (tree placement) ERRCS: Assess need for ERRCS (Emergency Responder Radio Coverage System) per Section 510 of 2022 CFC. A copy of the test result must be provided to the Fire Department before applying for an ERRCS permit.
l. Suppression System: Provide UL-300 hood suppression system and obtain a separate permit from the Fire Department.
42. Public Works Department Requirements (General). Plans submitted for Building Permit application must conform to all requirements of the Public Works Department, including, but not limited to, the following:
a. Any grease trap must provide proper access by maintenance vehicles. b. Applicant will need to submit sanitary sewer flow rates in order for PW to confirm that the existing system is adequate; the existing sanitary sewer system may need to be improved.
31.29 c. All existing sanitary sewer lateral connections will need to be abandoned at the City sewer main by method of factory plug or mechanical plug. d. Street Light (Standard) - Installation of a new LED streetlight on the property frontage near the corner of N Pacific & Bulkhead per City standard detail; indicate location on the plans and include notes
e. Street Light (Decorative) - Install a new decorative LED streetlights along all 3 frontages every 50' per City standard detail. Include notes and City Standard Detail 17 of 20 on the plans.
f. Grease Trap - Prior to beginning any new food service operations, complete and submit a Wastewater Discharge Questionnaire to the City of Santa Cruz Wastewater g. Inspection Fee - An inspection fee of the estimated cost to construct the off-site improvements to be inspected shall be paid to the Public Works Department prior to the issuance of a building permit.
h. Trash Enclosure (New) - Construct a trash enclosure that complies with all of the requirements of the "City of Santa Cruz Department of Public Works Refuse Container Storage Facility Standard Design Policy." The trash enclosure design shall include a roof to keep stormwater from leeching pollutants from the area where the containers are stored and to secure the area from unauthorized entry; a floor drain installed in the slab and connected to the sanitary sewer system; and a hose bib for the purpose of cleaning the interior of the structure. The final trash enclosure design shall be subject to review and approval by the Public
i. Utility Undergrounding – When providing new electrical service to a parcel, it shall be undergrounded. Indicate the location and the point of connection to the nearest Pacific Gas & Electric (PG&E) facility for the underground power to the property.
Electrical transformer(s) may be placed above ground, within a fully-enclosed area or screened portion of the building.
43. Public Works Department, Stormwater Division Requirements. Plans submitted for Building Permit application must conform to all requirements of the Public Works Department, Stormwater Division, including, but not limited to, the following:
a. The proposed stormwater retention chamber system shall be reviewed/approved by the geotechnically engineering consultant (SALEM) during the Building Permit phase.
b. Plans submitted April 16, 2025 must be revised/updated to address the following upon submittal of plans for Building Permit application:
1) SWCP- (II. Project Site Assessment Summary, E.) Section states the proposed project will include a building covering over 85 percent of the site. Please include the exact building coverage percentage.
2) SWCP- Sheet C4.0 included in the SWCP shall be updated to show Retention SCM and Perkfilter SCM.
3) Plans- Sheet C4.0 shall be updated to show Retention SCM and Perkfilter SCM. 4) Erosion Control Plan- An Erosion Control Plan (ECP) for the site shall be submitted as part of the project’s Building Permit application. The ECP shall be prepared by qualified storm water or engineering personnel. 5) Please provide further explanation in the SWCP report (Section IV., B.) as to why cartridge mechanical filtration is the best alternative for Tier 2 treatment.
31.30 44. Economic Development Department, Affordable Housing Division Requirements. Plans submitted for Building Permit application must conform to all requirements of the Economic Development Department, Affordable Housing Division, including, but not limited to, the following:
a. 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 or concurrently with the final parcel map or final subdivision map approval, or prior to issuance of a building permit for any structure in the residential development, whichever occurs first. The affordable housing development agreement shall run with the land and bind all future owners and successors in interest.”
45. Building Division Requirements. Plans submitted for Building Permit application must conform to all requirements of the Building Division, including, but not limited to, the following:
a. A calculation, justifying allowable projections, will be required with submittal of the application for Building Permit.
46. Green Building Division Requirements. Plans submitted for Building Permit application must conform to all requirements of the Green Building Division, including, but not limited to, the following:
a. At the time of building permit submittal, plan sets will need to include details demonstrating conformance with both the 2022 Chapter 4 / Chapter 5 CALGreen Mandatory Measures and City Green Building requirements. The Green Building Checklist shall be shown on its own plan sheet using a legible font type and size. The measures chosen listed in the checklists shall be noted/shown on the plan page where they are to be installed or implemented, with a description of where the measure can be found in the drawing set shown in the column provided for that in the checklist (e.g., Detail 3/A4 or Floor Plan, Sheet A2, etc.).
47. Acoustic Study (Noise Report): An acoustic evaluation, prepared by a qualified consultant, must be prepared and submitted. Plans submitted for building permit issuance shall comply with all recommendations of the noise report. Modifications to the development that are required for compliance may be subject to approval of a Major or Minor Modification.
48. Uses of Commercial Tenant Spaces. Allowable uses of the ground-floor and eighth-floor commercial tenant spaces shall include those attached as Exhibit C. Should any future modification to the Downtown Plan allow for a greater range of uses as principally permitted, such future modification shall apply to the commercial tenant spaces in the subject development, with the least restrictive applicable process of review implemented.
49. Low-Risk Alcohol Use. Any low-risk alcohol use proposed to occupy the building will be required to adhere to all requirements included in conditions of approval applied to an Administrative Use Permit for any such use.
31.31 50. Screening of Electrical Transformers. Any design element providing screening of electrical transformers shall provide consistency with the design of adjacent surfaces of the building and shall include materials and colors consistent in quality and appearance with adjacent surfaces of the building, subject to review and approval by the Director of Planning and Community Development or authorized designee.
51. No Encroachment of Balconies in Excess of 3 Feet Beyond Perimeter Lot Lines. Plans submitted for Building Permit issuance may not include any portion of the mixed-use building, including, but not limited to, any balcony(ies), extending a distance in excess of three feet beyond the perimeter lot lines of the subject site, consistent with applicable provision(s) of the Downtown Plan, except as required for compliance with pertinent provisions of the City of Santa Cruz Municipal Code or as required by applicable law.
52. Design of Balconies Consistent with Downtown Plan. Plans submitted for Building Permit issuance which propose a building design including balconies or similar such features, must provide a balcony design compliant with all applicable objective development standards of the Downtown Plan, including, but not necessarily limited to, balcony physical dimensions established in the Downtown Plan. The design of any balconies shall comply with the following, pursuant to the specific allowances identified in the Downtown Plan:
a. Any balcony may be a maximum of 15 feet wide.
b. The balconies must be separated by a minimum distance of 3 feet. c. No balconies are permitted within two feet of the building edge.
Prior to and During Construction:
53. Prior to site grading or any disturbance all trees and/or tree stands indicated for preservation or approved plans shall be protected through fencing or other approved barricade. Such fencing shall protect vegetation during construction and shall be installed to the satisfaction of the Director of Planning and Community Development.
54. All refuse and recycling activities during construction shall be done in accordance with Chapter 6.12 of the Santa Cruz Municipal Code. Be aware that private companies offering refuse or debris box services are not allowed to operate within the City limits, except under certain limited circumstances detailed in Chapter 6.12.160.
55. During all grading and subsurface excavations (including but not limited to grubbing, demolition, excavation, and utility-line trenching) an archaeologist and a Native American observer, 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.
56. Any person exercising a development permit or building permit who, at any time in the preparation for or process of excavating or otherwise disturbing earth, discovers any human remains of any age or any artifact or any other object which reasonably appears to be evidence of an archaeological/cultural resource or paleontological resource, shall:
a. Immediately cease all further excavation, disturbance, and work on the project site;
31.32 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.
57. 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.
58. 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 sixfoot 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.
59. All diesel-fueled off-road construction equipment greater than 75 horsepower shall be zero-emissions or equipped with California Air Resources Board (CARB) Tier 4 Final or Interim compliant engines. Alternatively, CARB Tier 2 or 3 compliant engines may be used if CARB Level 3 Verified Diesel Emissions Control Strategy (VDECS) filters are added to each piece of off-road diesel-fueled equipment.
Prior to Final Building Permit/Occupancy:
60. 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.
31.33 61. All requirements of the Building, Fire, Green Building, Public Works, Police, Economic Development, and all other City departments shall be completed prior to occupancy and continuously maintained thereafter.
62. All landscaping shall be installed prior to final utility release or issuance of occupancy permits.
63. 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.
64. Prior to building permit final, 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 include supplemental archaeological investigation and monetary administrative civil penalties which could delay final inspections and occupancy.
65. 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).
66. All final inspections required by the County Environmental Health and Safety Department, as applicable, shall be completed prior to final or temporary Certificate of Occupancy.
Operational Conditions
67. If, upon exercise of this permit, this use is at any time determined by the Planning Commission to be incompatible with the surrounding neighborhood, revocation of, or amendment to, this permit by the Planning Commission could occur.
68. Future uses 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.
69. 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.
70. 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.
31.34 71. Building owners shall ensure that the microplastic filters on washing machines in common laundry rooms are regularly cleaned in accordance with the manufacturer’s specifications for the selected filter. Filtered microplastics shall not be disposed of in drains. Rather, they shall be disposed of in the solid waste trash containers, unless municipal facilities become equipped for and readily able to recycle said microplastic materials in the future, in which case the captured plastic shall be recycled through the municipal system.
72. Low-Risk Alcohol Use. Any proposed Low-Risk Alcohol Use shall comply with the following Conditions of Approval:
a. Only those activities consistent with relevant provisions of the Municipal Code and in conformance with the applicant’s statement of use/project description may be permitted.
b. Business hours shall be limited to those allowed but may be extended as allowed by the Director of Community Development of authorized designee without a Modification Permit subject to written approval from the Zoning Administrator and Police Department.
c. Number of employees on site at any given time shall not exceed those in conformance with the applicant’s statement of use/project description as approved by the Director of Planning Community Development or authorized designee. d. Prior to issuance of a building permit, the applicant, in conjunction with the property owner, shall submit a maintenance and management plan to address potential nuisance impacts associated with interior/exterior areas adjacent to the tenant space outlining measures to address trash/litter removal, graffiti, landscape maintenance, abandoned vehicles, noise, and loitering, subject to approval by the Zoning Administrator. The management plan shall assign a “Neighbor Liaison” staff to provide a single point of contact between the subject use and neighbors. e. The use shall operate in conformance with Chapter 9.36 of the Municipal Code (Noise).
f. Any Public/Major Special Events on the premises shall be conducted in accordance with Chapter 10.64 of the Municipal Code, with requisite permit applications being filed in accordance with the timelines outlined therein. g. Unless otherwise authorized by the City, all parking spaces shall be continuously maintained on the site in a condition that allows access by customers and employees of the use.
h. Prior to final building permit of the tenant space, the applicant shall file a trespass letter with the Santa Cruz Police Department (SCPD) in accordance with Santa Cruz Municipal Code section 9.60.012 providing SCPD the authority to remove trespassers on the premises when closed to the public.
i. Prior to occupancy of the tenant space, the applicant shall provide evidence that a contract has been entered into with a licensed private security company. j. Final building plans shall include security alarms for the building that include motion activation and manual activation capabilities.
k. Final building plans shall include exterior security lights that provide 360-degree coverage around the perimeter of all buildings while meeting the performance standards in the Zoning Ordinance.
l. Final building plans shall include exterior security cameras that provide 360-degree coverage around the perimeter of all egress and ingress into the building. The
31.35 security camera system shall have the capability to provide the recordings to police within 24 hours. In addition to the exterior security cameras, cameras need to be installed within the business itself and shall cover the doors, windows, and the sales counter area of the business.
m. Prior to occupancy of the tenant space the applicant shall obtain a Zoning Clearance from the Planning Department and a Business License from the Finance Department.
n. This use permit shall run with the land and shall be transferable to a subsequent property owner or tenant upon confirmation that the subsequent use is in substantial compliance with the original use as verified through issuance of a Zoning Clearance.
o. Any authorized use permit shall expire and become void if the use has ceased for a period of six consecutive months, whether or not it is the intent to abandon said use.
73. Low-Risk Alcohol Use: Responsible Beverage Service. All servers of alcoholic beverages are required to complete and follow the Responsible Beverage Service (RBS) practices and procedures. Employees who serve alcoholic beverages are required to attend and complete L.E.A.D.S. training offered by the Santa Cruz Police Department.
74. 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, 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.
31.36 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.
j. The obligations in this section shall survive the expiration or termination of these Conditions of Approval.
31.37 Exhibit “B”
Encroachment Waiver Request Analysis and Finding Request Contrary to State Law
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
809 Center Street, Room 101 • Santa Cruz, CA 95060 • www.cityofsantacruz.com
LEE BUTLER, AICP, LEED AP
I. Encroachment into the Public Right-of-Way Is Not a Waivable Development Standard.
Under the Government Code, developers may request waivers of “development standards” that would physically preclude construction of a project at the permitted density. (Gov’t Code § 65915(e).) However, a request to extend private structures further into the public right-ofway (“ROW”) is not a request to waive a development standard—it is a request to occupy land the developer does not own. Therefore, such a request is not eligible for a waiver under the Density Bonus Law (“DBL”).
The DBL defines “development standard” as a “site or construction condition, including … a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, a minimum lot area per unit requirement, or a parking ratio that applies to a residential development[.]” (Gov’t Code § 65915(o)(2).) Within these bounds, developers are entitled to a broad range of waivers. However, every listed standard within the statutory definition is one which would occur exclusively within the limits of the developer’s own property. Developers are not entitled to waivers outside the scope of the “site.” By contrast, limitations on encroachments into the ROW regulate the public’s land, not the private development site. These are not zoning rules governing private use of private land, but rather proprietary limitations on private use of public space. The City’s allowance of minor encroachments under its municipal code does not transform those controls into development standards—it merely reflects a discretionary licensing framework over public property.
Here, Applicant has requested the ability to encroach onto City property by extending construction of balconies 4.5 feet into the City-owned ROW. This would not be within the scope allowed by waiver of a development standard because it is not part of the development “site.” If the encroachment extends into ROW, then by definition it lies outside the private site boundary. An applicant cannot use a waiver to construct in an area that is not part of its project site or ownership interest. Doing so would effectively compel the City to surrender use of its own property, which is not authorized by the DBL, let alone consistent with fundamental laws concerning property rights.
Further, under the DBL, the Legislature made clear that concessions or incentives may include relief from development standards—but that such concessions cannot be interpreted to require the City to grant property it owns or to provide direct financial support. (Gov’t Code § 65915(l).)
31.38 If a developer cannot obtain the right to build on public property through a concession (even though concessions include reductions of development standards), then it logically follows that a developer cannot achieve the same result through a waiver—which is even narrower in scope. A waiver cannot be used to do what a concession expressly cannot: compel the City to allow private development within the public ROW.
Lastly, allowing waivers for public ROW encroachments creates unlawful precedent and would lead to absurd results. Were the City to treat ROW encroachment restrictions as “development standards” subject to DBL waivers, it eliminates any clear legal limiting principle. If an
additional 1.5 foot encroachment is granted via waiver here, the City would face substantial legal difficulty in denying a 10-foot encroachment, particularly if a developer asserts that the additional intrusion is necessary to accommodate the project as designed. There is no statutory mechanism within the DBL that would allow the City to draw a line beyond which an encroachment becomes unreasonable—because reasonableness is not the standard for waivers.
The test is whether the standard physically precludes the project, not whether the waiver is modest, customary, or minimal in impact. Treating restrictions on the use of public land as a waivable development standard would lead to the incremental privatization of public space, with little or no opportunity for the City to maintain consistent ROW standards. This is precisely the
type of overreach the legislature sought to avoid when it limited DBL waivers to development standards on private property and excluded the gift of public land from allowable concessions.
II. Waiving Encroachment Limits Would Be Contrary to State Law a. State law grants City authority over its property.
The California Streets and Highway Code grants the City “jurisdiction to prescribe the requirements for maintenance . . . of all streets within the limits of the city.” (Sts. & High.
Code § 1921.) Maintenance includes “preservation and keeping of rights–of–way” in a “safe and usable condition.” (Id. at § 27.) “The degree and type of maintenance for each highway, or portion thereof, shall be determined in the discretion of the authorities charged with the maintenance thereof, taking into consideration traffic requirements and moneys available therefor.” (Id.) Further, state law provides that cities may “[e]stablish, lay out, alter, keep open, improve, and repair streets, sidewalks, alleys, tunnels, and other public highways” (Gov’t Code § 40401(c)), as well as “remove all obstructions from them” and “[g]enerally manage and control all such highways, tunnels, and places.” (Id. at § 40401(d), (i).) The state laws referenced above confirm that only the City’s legislative body may decide whether and how to permit use of its public rights-of-way. This authority is discretionary, proprietary, and grounded in state law, and it cannot be overridden by the DBL, which applies only to zoning and development standards on the developer’s private land.
Because Government Code section 40401 grants cities discretionary authority to “manage and control” streets and sidewalks, and does not impose a duty to cede public land for private
31.39 development, a waiver seeking to authorize an encroachment into the ROW is “contrary to state law” within the meaning of section 65915(e)(1). Accordingly, the City may lawfully deny the waiver request on this basis alone.
b. Encroachment would constitute a gift of public funds.
The California Constitution prohibits the City from making a gift of “any public money or thing of value.” Cal Const, Art. XVI § 6. The ROW is a publicly owned asset held in trust for public use; its use has monetary and functional value, including for pedestrian access, emergency response, and utility maintenance. A developer’s request to construct private balconies that extend 4.5 feet into the right-of-way constitutes a request to permanently occupy and use public property for private benefit without compensation, lease, or public purpose.
Granting this through a waiver would be a gratuitous transfer of public value to a private party, in violation of the constitutional prohibition on gifts. There is no statutory obligation under the DBL to surrender public land, and no exception under Article XVI, Section 6 applies. Because the waiver would effectively compel the City to give away a valuable public asset without consideration or discretion, it is constitutionally prohibited and therefore contrary to state law.
The City may lawfully deny the waiver on this basis.
c. Aerial encroachments constitute a nuisance.
Under the Civil Code, anything which is “an obstruction to the free use of property, so as to interfere with the comfortable enjoyment of life or property, or unlawfully obstructs the free passage or use, in the customary manner, of any . . . public park, square, street, or highway, is a nuisance.” (Civ. Code § 3479.)
The City owns the public ROW. Encroachments into the ROW, beyond the distance prescribed in the Downtown Plan, constitute a nuisance because it would unlawfully obstruct the City’s current and future use of its own aerial property above the ROW. This type of encroachment is not a permitted development standard but a physical obstruction of the public’s right to use the ROW, including the aerial plane, in the customary manner. Over time, such permanent structures limit the City’s ability to maintain, access, or reconfigure the ROW for evolving infrastructure needs.
Because the proposed encroachment unlawfully obstructs public property and interferes with its current and future municipal use, it constitutes a public nuisance under Civil Code § 3479.
As a matter of law, the City cannot be compelled to permit a nuisance, and a waiver under the Density Bonus Law cannot override this prohibition. Granting the requested waiver would therefore be contrary to state law, and the City may deny the request under Government Code § 65915(e)(1), which expressly allows waiver denial where doing so would violate state law.
31.40 EXHIBIT “C”
LIST OF ALLOWABLE USE
Table 4-1 Table of Ground Floor Uses Applicable to CP24-0124 (APNs 006-36-401 and006-36-402) Specific to this Project and pursuant to an SDBL Incentive, the Other Uses for Active Frontage listed in the table below are uses allowed in addition to the uses allowed per Table 4-1 of the City of Santa Cruz Downtown Plan.
TABLE 4-1: Central Business Districts Use Allowances — Ground Floor (Street Level) P = Principally Permitted
A = Administrative Use Permit S = Special Use Permit
“—” = Not Permitted
Use Categories Pacific
Avenue
Retail
Front
Street
Riverfront
Cedar
Street
Village
North
Pacific
Additional
Regulations
Residential
Community Care Residential Facility — — P/A — (1)
Dwellings, Multiple and Townhouse,
lobbies, leasing offices, and associated uses
A A A A (2)
Dwellings, One-Family & Two-Family — — P — (2)
Dwellings, Flexible Density Unit Housing* A A A A (2)
Dwellings, SRO Single Room Occupancy Housing A A A A (2) Family Day Care Homes, Small or
Large, in existing residentialunits
— P P P (1)
Supportive and Transitional Housing A A A A (2)
Supportive and Transitional Housing, in
existing residential units
P P P P (1), (2)
Commercial (3)
Banks and Financial Institutions A P A P (4)
Business Support Services A P P P
Eating and Drinking Establishments
- Bar, Tavern A A S A (5)
- Brewpubs A A A A (5)
- Bona Fide Restaurant P P P P (5)
- Tasting Rooms A A A A
- Breweries, Distilleries and Wineries A A A A (6)
General Market P/A P/A P/A P/A (7)
Hotels / Motels A P A P (8)
Instructional Services
- Schools, Business and Technical
A A A A (9)
Live/Work Quarters A A A A (10)
Nightclubs and Live Entertainment S S S S (11)
Offices, Professional A A A P (12)
Parking Facilities, Surface and Structured A A A A (13) Personal Services
- General Personal Services A A A P (14)
- Health/Fitness Studio A A A A (15)
Retail Sales P/A P/A P/A P/A (7), (16)
Theaters/Commercial Entertainment, Arcade,
Billiard Hall and other Indoor
Recreation Uses
P P S P (19)
Thrift Stores/Pawn Shops S S S S (17)
Institutional and Community Facilities (3)
Community/Religious Assembly A A A A
Day Care Centers A A A A
Government Buildings P P P P
Medical Centers and Clinics A A A A (12)
Museums/Galleries/Cultural Institutions A A A A (18)
Social Service Centers A A A A
31.41 Table 4-1 Table of Ground Floor Uses Applicable to CP24-0124 (APNs 006-36-401 and006-36-402) Specific to this Project and pursuant to an SDBL Incentive, the Other Uses for Active Frontage listed in the table below are uses allowed in addition to the uses allowed per Table 4-1 of the City of Santa Cruz Downtown Plan.
TABLE 4-1: Central Business Districts Use Allowances — Ground Floor (Street Level) P = Principally Permitted
A = Administrative Use Permit S = Special Use Permit
“—” = Not Permitted
Use Categories Pacific
Avenue
Retail
Front
Street
Riverfront
Cedar
Street
Village
North
Pacific
Additional
Regulations
Other Uses for Active Frontage (As Allowed in the C-C Commercial Zone) Principal Permitted Uses Outside the Coastal Zone
a. Acting/art/music/dance schools and studios (610); P (20) b. Apparel and accessory stores (250); P (20)
c. Auto supply stores (260C); P (20)
e. Financial, insurance, real estate offices (420); P (20) f. Financial services (320); P (20)
g. Food and beverage stores (except liquor and
convenience stores) (240);
P (20)
h. General retail merchandise (drug and department
stores) (230);
P (20)
i. Home furnishing stores (270); P (20)
j. Medical/health offices (except veterinarians and
ambulance services) (410);
P (20)
k. Museums and art galleries (600); P (20)
l. Professional/personal service(except contractors’
yards and mortuaries) (310);
P (20)
m. Repairs, alterations and maintenance services for
household items (except boat repair) (340);
P (20)
n. Small preschool/childcare (twelve or fewer) (510A); P (20) o. Specialty retail supply stores (290); except
thrift stores (290m);
P (20)
q. Video rental (650). P (20)
Administrative Use Permit Requirement (Outside the Coastal Zone) a. Bakery, handicrafts or similar light manufacturing
and assembly uses associated with retail sales if floor area is less than seven thousand square feet and retail sale or service area occupies
at least thirty percent of the floor area;
A (20)
d. Community organizations, associations, clubs and
meeting halls (570);
A (20)
e. Educational facilities (public/private) (510); A (20) i. Veterinarians (410A). A (20)
Special Use Permit Requirement (Outside the Coastal Zone) b. Convenience stores, subject to alcohol
regulations in Part 12 of Chapter 24.12 (240B);
S (20)
d. Smoking lounges as defined in Section 24.22.748.2
and subject to siting criteria and performance standards in Chapter 5.54.
S (20)
Other Similar Uses as Determined by the Zoning
Administrator to be consistent with the purpose of the
subdistrict
P/A/S P/A/S P/A/S P/A/S
The Additional Regulations — Ground Floor Uses" specified on pages 38 through 42 shall apply. In addition, this Additional Regulation shall apply to the Other Active FrontageUses:
(20) Other Usesfor Active Frontage. These Uses are applicable only to the housing development project approved byCP24-0124 (APNs 006-36-401 and 006-36-402) its associated State DensityBonus Law incentive. The use of the ground-floorspace labeled as “Active Common Space (Future Commercial)” (on sheet AP1.01 of the approved development permit plan set) is encouraged to be used for public-serving active-frontage uses, including those “Other Usesfor Active Frontage” specified in
31.42 the table above (a selection of uses that are specified in SCMC 24.10.710, 730.1, and 730.2), with the use permit requirements specified in the table above, and in accordance with the requirements and qualificationsfor those Usesfor Active Frontage asspecified in the C- C Community Commercial District outside the Coastal Zone.
31.43 PLANNING COMISSION
AGENDA REPORT
DATE: May 30, 2025
AGENDA OF: June 5, 2025
ITEM NO: CP24-0124
District 5
2020 N. Pacific Avenue, 113-115 Knight Street
RECOMMENDATION: That the Planning Commission acknowledge the environmental determination and approve the Nonresidential Demolition Authorization Permit, Administrative Use Permit, Design Permit, Boundary/Lot-Line Adjustment, Density Bonus Request, and Heritage Tree Removal Permit to allow demolition of the existing structures and construction of an eight-story, approximately 169,791 square-foot mixed-use project including 178 residential units, approximately 2,727 sq. ft. of commercial/residential amenity space, and 100 parking spaces on a site located in the CBD/FP-O (Central Business District/Floodplain Overlay) zone district and within the North Pacific subarea of the Downtown Plan, based on the findings listed below and Conditions of Approval listed in Exhibit “A”.
PROJECT DATA
Property Owner: Workbench APNs: 006-364-01, -02
Project Applicant: Workbench, c/o Clay Toombs
Application Type: Nonresidential Demolition Authorization Permit, Design Permit, Density Bonus Request, Administrative Use Permit, Boundary/LotLine Adjustment, and Heritage Tree Removal Permit to 1) allow demolition of the existing structures and site features; 2) allow construction of a new, eight-story, approximately 169,791 squarefoot commercial/residential mixed-use project including approximately 178 residential units, approximately 2,727 sq. ft. of commercial/residential amenity space, and 100 parking spaces; 3) combine the existing lots; and 4) allow the removal of two Heritagesized trees on two adjacent lots located in the CBD/FP-O (Central Business District/Floodplain Overlay) zone district and within the North Pacific subarea of the Downtown Plan. Categorically exempt
31.44 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 2
pursuant to CEQA Guidelines, California Government Code Section 15332 (Class 32, infill exemption)
Zoning: CBD/FP-O (Central Business District/Floodplain Overlay) zone district
Project Consistency: Consistent with approval of permits pursuant to State Density Bonus Law and Senate Bill 330
General Plan: RVC (Regional Visitor Commercial) and Downtown Plan (North Pacific Avenue subarea)
Project Consistency: Consistent with approval of permits pursuant to State Density Bonus Law and SB330
Land Use - existing: Commercial buildings and surface parking lots - proposed: New, eight-story, approximately 169,791 square-foot commercial/residential mixed-use project including 178 residential units and approximately 2,727 sq. ft. of commercial/residential amenity space
- in area: Mixed-use buildings, commercial buildings, public facilities, and residential buildings
Lot Area: Total project area encompassing 27,673 square feet (approx. 0.64 acre)
Lot Dimensions: Irregular (approximately 158-foot width and 173-foot depth) Coastal Review: Not in Coastal Zone
Environmental Review: Categorically exempt pursuant to CEQA Guidelines, California Government Code Section 15332 (Class 32, infill exemption) Planning Staff: Timothy Maier, Senior Planner
PROJECT DESCRIPTION & HISTORY
The subject site comprises an approximately 27,673 square-foot (0.64 acre), irregularly-shaped area bounded by North Pacific Avenue to the west, Knight Street to the south, and Bulkhead Street to the north, comprising two adjacent lots designated by Assessor’s Parcel Numbers 006-364-01, and 006-364-02, located in the CBD (Central Business District) zone district and within the North Pacific subarea of land contained within the City’s Downtown Plan. The project area is surrounded by commercial, mixed-use, and multifamily residential development to the north and east and a diversity of land uses, including commercial destinations, quasi-public and mixed-use development, parks, and multifamily residential uses, to the west, east, and south. Town Clock/Scope Park, which features the City’s landmark Clocktower (Tower Clock), a designated historic resource, is situated immediately south of the project site, across Knight Street.
31.45 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 3
Exhibit 1: Aerial Photograph of Subject Site and Surroundings Background
Preapplication
On March 4, 2024, the project applicant submitted a Preapplication (CP24-0038) pursuant to California State Senate Bill (SB) 330, Government Code 65589.5 (Housing Accountability Act), which allows for vesting of the project to jurisdictional regulations in effect at the time of Preapplication submittal. The proposal included merger of two adjacent lots, demolition of the existing commercial buildings, and construction of an eight-story building of approximately 120,932 square feet including 8,184 square feet of commercial tenant space, 174 residential units, and 78 vehicular parking stalls. The proposal had been submitted as one of two potential project designs considered for the subject site; the alternative concept, submitted under CP24-0039, proposed a sixteen-story, 279,480 sq. ft. mixed-use development, which has since been abandoned.
The Preapplication was deemed completed on April 2, 2024, having submitted all information and materials required pursuant to California State Law. As a result, the project became subject to those ordinances and policies in effect at the time of Preapplication submittal.
SB330 requires submittal of a formal application within 180 days of submittal of a Preapplication for said Preapplication to retain its vesting status; due to pending expiration, the Preapplication was submitted again on September 9, 2024 (CP24-0038, renewed as CP24-0143). On October 7, 2024, the Preapplication was deemed complete pursuant to SB330, and, on October 23, 2024, a formal application for the project was submitted.
Community Engagement
On June 5, 2024, a Public Outreach meeting was held to solicit feedback from members of the community related to the project proposals submitted via SB330 Preapplications. Approximately 190 members of the community attended the meeting. Participants offered diverse feedback, ranging from concerns related to proposed building height and loss of available on-street parking capacity and expectation for worsened neighborhood traffic, to remarks related to resident priority Project site
Mission Street
31.46 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 4
for local residents, expectations for design aesthetics, provision of affordable housing, potential impacts to safety and emergency response, and State law invoked for the project.
In response to the high level of community participation in the June 5, 2024 Public Outreach Meeting and limited time allotted by the applicant for expression of comments, the Planning and Community Development Department hosted a second Public Outreach meeting on June 26, 2024.
The community again offered diverse feedback, including concerns related to traffic congestion, inadequacy of parking, proposed building height and compatibility of the proposed building design with the local aesthetic environment, disruption of migratory patterns of birds, affordability of new units, and options for preservation or relocation of the existing drinking establishment on the site, among others.
On December 16, 2024, following submittal of a formal application for development, and, due to revisions to the project scope of work and design proposed following review of the Preapplications, a third Public Outreach Meeting was held. Topics of feedback largely mirrored those of the first two community meetings. Recordings of each of the meetings, as well as a summary of public feedback and responses to written Questions and Answers received by staff and the applicant, are posted to the project webpages on the City’s website.
PERMITS/REVIEW REQUIREMENTS
State Laws Applicable to the Proposed Project
The following State legislation, which appears in the California Government Code, applies to the proposed project.
• 65589.5 (Housing Accountability Act, SB330): Limits local jurisdictions’ abilities to deny, reduce the density of, or make infeasible housing development projects that are consistent with objective local development standards and contribute to meeting housing needs. • 65915 (State Density Bonus Law): Allows a developer to increase density on a property above the maximum set under a jurisdiction's General Plan and accommodates request for variations from development standards, in exchange for provision of a certain number of the new residential units as affordable dwelling units, which must be reserved at below market rate (BMR) rents.
• 65863.2 (Minimum Parking Requirements, AB2097): Prohibits local jurisdictions from imposing a minimum automobile parking requirement for residential, commercial, or other development projects if the project is located within one-half mile of a Major Transit Stop, as defined.
Entitlements Required
The proposed project necessitates a number of entitlements, including the following. While the project, as conditioned, is fully compliant with objective standards and would technically require
31.47 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 5
approval by the Zoning Administrator at a public hearing, given the level of interest in this project and request by the applicant, the Zoning Administrator has referred the project to the Planning Commission pursuant to Section 24.04.130(2) of the Zoning Ordinance. a. Nonresidential Demolition Authorization Permit – required for demolition of the existing commercial building located at 113-115 Knight Street
b. Administrative Use Permit – required for “Dwellings, Multiple and Townhouse, lobbies, leasing offices, and associated uses” at ground level in the North Pacific subarea of the Downtown Plan
c. Design Permit – required for review of site and building design d. Lot-Line Adjustment – required for combination of two existing lots e. Heritage Tree Removal Permit – required for removal of Heritage-sized trees Role of the Planning Commission
In consideration of the proposed project, the Planning Commission is requested to review, and make a decision regarding, the proposal’s consistency with 1) applicable objective standards, 2) residential density in light of the requested Density Bonus, including the individual merit of requested waivers and incentives/concessions, and 3) required findings of each permit necessary for project entitlement.
RESOURCES AND CONSTRAINTS
• Archaeology: A Phase I Archaeological Study, prepared by Patricia Paramore Archaeological Consulting dated November 2024, recommends preparation of an Archaeological Monitoring Plan, supervision of project construction by qualified archaeologists, and excavation during periods of initial construction utilizing flat-edged soil-disturbance equipment.
• Arborist Report: An arborist report, prepared by Kurt Fouts Arborist Consultant dated November 7, 2024, evaluates the conditions of six trees on and adjacent to the subject site, including two Heritage-sized trees and four City street trees. The report recommends removal of all six trees due to locational conflicts with the proposed building and site improvements.
• Historic Evaluation: An historic evaluation dated October 30, 2024, prepared by historian Seth Bergstein of PAST Consultants, LLC, concludes that neither of the existing structures located at 113-115 Knight Street demonstrates eligibility for listing on any of the California Register of Historic Resources, the National Register of Historic Places, or the City of Santa Cruz Historic Building Survey. With a date of construction of 1981 (under 50 years ago), the building located at 2020 N. Pacific Ave. does not necessitate preparation of an historic evaluation.
• Noise Evaluation: Preparation of an acoustic evaluation (noise report) is required for the proposed project. Conditions of Approval require that such report is submitted prior to Building Permit issuance and that the plans submitted for Building Permit issuance reflect compliance with all recommendations.
31.48 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 6
• Geotechnical Report: A preliminary geotechnical evaluation, prepared by Salem Engineering Group dated August 30, 2024 states that the proposed development is feasible from a geotechnical standpoint, assuming the project’s adherence to consultant recommendations.
• Phase I Environmental Site Assessment (ESA): A Phase I Environmental Site Assessment (ESA) dated October 30, 2024, prepared by Salem Engineering Group, has revealed no evidence of a Recognized Environmental Condition (REC) on the subject site and states that the lots are not identified on any list compiled pursuant to Section 65962.5 of the Government Code (“Cortese List”) but recommends preparation of a Soil Management Plan (SMP) to be distributed to personnel prior to commencement of construction activities at the subject site.
• Bird-Safe Development Standards: The site is subject to the City’s Bird-Safe Development Design Standards, and a Condition of Approval requiring that plans submitted for Building Permit issuance comply with the City’s Bird-Safe Development is included.
• Biotic Resources: The subject site is not mapped for sensitive biological resources per the General Plan, and submittal of a biotic report is therefore not required.
A condition of approval has been added, requiring conformance to the recommendations of each of the above-referenced reports.
ANALYSIS
Site Plan and Project Design
The proposal encompasses 1) demolition of two existing structures, including a vacant, approximately 7,827 square-foot building formerly occupied by a financial institution (bank) at 2020 N. Pacific Avenue, and an approximately 2,698 square-foot building currently containing a realty office and bar at 113-115 Knight Street, as well as 2) construction of an eight-story mixeduse commercial/residential development containing 178 residential units, including 79 studio units and 99 “junior one-bedroom” averaging approximately 370 square feet and 468 square feet in size, respectively; an approximately 13,102 square-foot podium parking facility incorporating 100 vehicular parking stalls, including 72 mechanical stacker parking units; approximately 1,938 square feet of ground-floor “active common space” and 789 square-foot, eighth-floor “rooftop common space”, each intended for future commercial and/or residential amenity use designed for occupancy by an eating/drinking establishment; and ground-floor electrical/utility room; lobby/lounge; leasing office; storage room; trash/recyclables room; elevators; and associated support-service spaces.
Affordable Housing/Density Bonus Law
The subject site falls within the City’s Central Business District (CBD), in which no maximum residential density pertains. The applicant has submitted a base density plan pursuant to City of Santa Cruz Municipal Code (SCMC) Section 24.16.255, which directs calculation of an implicit residential density based on a submitted design conforming to applicable development standards
31.49 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 7
and requires that the base density plans feature units of average size equal, to or greater than, the average size of the units presented in the Density Bonus (i.e., proposed) project.
The submitted base density plan demonstrates full conformance to all applicable regulations of the Municipal Code and Downtown Plan, including a maximum height of 35 feet and ground floor elevated at most one foot above the adjacent public right-of-way, resulting in a base density design including 92 residential units.
As proposed, the project would contain affordable/inclusionary housing consisting of 28 total residential units. State Density Bonus Law, including California State Assembly Bill (AB) 2345 and AB1287, when combined, facilitate additive Density Bonuses, allowing additional residential units of up to 100% of the base density with provision of the requisite number of affordable housing units each deed-restricted for minimally 55 years. As proposed, the project includes a
92.5% total Density Bonus, achieved as a first Density Bonus of 50% (46 units) through provision of 15% of the base units as Very Low Income (VLI) units. These 14 VLI units, along with an additional two Low Income units (LI, 80% of AMI) would remain affordable for perpetuity, in compliance with the City’s Inclusionary Housing Ordinance as codified in Municipal Code Section
24.16.010 et. seq. Further, the project is eligible for a second Density Bonus of 42.5% (40 residential units) through provision of 15% of the number of base units as Moderate Income units.
Under Density Bonus Law, the proposal qualifies for unlimited waivers and three incentives/concessions. A list of requested waivers and incentives/concessions appears below.
Requested Waivers and Incentives/Concessions
The applicant has requested eight (8) waivers, as follows.
Increased Floor Area Ratio (FAR)
The subject site maintains a General Plan designation of Regional Visitor Commercial (RVC), which establishes a Floor Area Ratio (FAR) range of 0.25 to 5.0 on sites in Downtown Santa Cruz.
With seven stories of studio- and “junior one-bedroom” units accommodating a density increase of 92.5% above the base number of units of 92 as allowed per the General Plan and Zoning Ordinance, the project results in an FAR of approximately 6.13. Accordingly, a waiver to exceed the maximum FAR of 5.0 has been requested. Constraints related to size and dimensions of the subject site induce physical limitations which would, without exception granted, preclude development of the project at the density proposed.
Increased Building Height
A maximum building height of 35 feet allowed without discretionary review by the City Council, as specified by the Downtown Plan for the North Pacific subarea, would hamper the capacity of the proposed building to accommodate the development with the requested Density Bonus units.
The submitted Density Bonus (i.e., proposed) plans include a building of approximately 91 feet as measured to top of parapet. Accordingly, a waiver from maximum allowable building height has been requested.
31.50 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 8
Sidewalk Width
The Downtown Plan (G)(2)(a) states that development shall be set back from the property line to create a 12-foot sidewalk. The proposed site plan includes a sidewalk of 12 feet in width along the North Pacific Avenue frontage. Along Bulkhead Street, the site plan incorporates a sidewalk in excess of 15 feet in width for most of the frontage, tapering to 12 feet at the northeasterly portion of the site, but including a corner of the building’s ground floor which would encroach into the required 12-foot-wide sidewalk by a distance of approximately 10 inches in order to accommodate ground-level parking stalls, including mechanical parking lifts.
Downtown Plan Section (G)(8) states that development occurring adjacent to the Town Clock Park shall be built to the property line, with no mention of a setback required to create a 12-foot-wide sidewalk. Municipal Code Section 15.20.060 sets a minimum citywide standard for sidewalk width of 8 feet for new mixed-use development. The project generally includes 12-foot sidewalks on all frontages, except for the Knight Street frontage, along which the new building is proposed to be built to the property line, and the proposed project layout provides an 8-foot wide sidewalk.
While a sidewalk width of 8 feet along Knight Street appears to be consistent with the objective standards, there is some ambiguity in the provisions of the Downtown Plan related to required sidewalk width.
In order to accommodate encroachment by the building at the lot’s most northeasterly corner, and as a precautionary measure to facilitate construction of an eight-foot-wide sidewalk on the Knight Street frontage, the applicant has requested a waiver from the twelve-foot-wide sidewalk requirement.
Visual Analysis Submittal Requirement
The Downtown Plan requires that any building with proposed height above 35 feet include a detailed visual analysis of views of Mission Hill from the center of the Water Street Bridge for consideration of potential impacts, the omission of which the applicant has submitted as a requested waiver. Omission of an item required for application submittal, however, fails to qualify as an exception from an objective development standard and therefore remains ineligible for request of a waiver. Regardless, a waiver for building height has been separately requested, and an increase in height beyond 35 feet would necessarily result in obstruction of views, thereby rendering unnecessary separate consideration of impacts to viewsheds. Additionally, the discretionary review of impacts to viewsheds is not an objective standard that can be applied to the project.
Building Stepbacks
The Downtown Plan requires that any building proposing a height above 35 feet include “stepbacks”, a minimum of ten (10) feet above the 35-foot base height. Integration of such stepbacks would clearly result in the loss of buildable area, and, hence, capacity for residential density. Therefore, the omission of stepbacks has been requested as a waiver.
Bicycle Parking
31.51 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 9
The development includes 24 Class II bicycle parking spaces, a number below the total of 49 required for compliance with the provisions of the Municipal Code. The reduction in the required number of Class II bicycle parking stalls has been submitted as a requested waiver derived from spatial constraints due to the City’s requirement for location of Class II bicycle parking spaces within the bounds of the private property and within 40 feet of the building entrance.
Wrapping Parking Garage with Commercial Space
The submitted building design incorporates an approximately 1,938 square-foot “active common space (future commercial)” tenant area on its first floor at the southwest corner of the subject site, intended for commercial or residential amenity space. The Downtown Plan states, Above-grade structured parking facing River Street, Water Street or North Pacific Avenue shall be visually separated from all public sidewalks at the ground level by means of active ground-level uses as described above. Such parking shall be accessed, to the maximum extent possible, from east-west streets (e.g., Bulkhead Street). New access driveways along North Pacific Avenue, River and Water Streets shall be avoided.
The building design incorporates access to podium parking from Bulkhead Street as directed by the Downtown Plan, within the enclosed ground-floor structure of the building. Thus, the proposed design provides screening from visible parking but lacks provision of active ground-level uses. A waiver has been requested for omission of commercial space intended to flank structured parking, which would appear to result from integration of first-floor residential amenities, including a leasing office, “active common space”, storage area, mail/package room, electrical room, and expansive lobby/lounge, collectively serving as features supportive of housing units based on the project as designed. As decided in relevant case law, the City may not require redesign of the project that would strip the development of residential amenities in order to allow for a project to meet development standards for which a waiver is requested.
Balcony Encroachment and Design
The North Pacific Area Development Standards and Guidelines provides the following:
Building Facades. The treatment of upper-level facades shall generally comply with the guidelines and standards for the Pacific Avenue Retail District in terms of building rhythm, articulation, corner treatment, windows, roof treatment, building materials, colors and planting.
The Pacific Avenue Retail District Development Standards hold that:
Bay or projecting windows and balconies are encouraged and may be permitted on upper levels of buildings, provided that a minimum of 10 feet of clearance is provided to grade and that the following provisions are met:
31.52 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 10
a. The projection into the public right-of-way or designated setback area is no more than 3 feet; where sidewalks are less than 10 feet in depth, this projection shall be limited to 2 feet; along alleys, no projection shall be closer than 8 feet to the centerline of any alley The Downtown Plan further includes objective standards for maximum balcony dimensions in order to create a “punctuated” appearance. Although reference to balconies in the Downtown Plan appears only in context with the Pacific Avenue Retail District, and not the North Pacific Area in which the subject site is located, as interpreted pursuant to the intent of SB330 and Density Bonus State Law, the term “shall generally” above indicates that balconies are permitted on upper levels of development within the North Pacific area, projecting up to three feet into the public right-ofway when a sidewalk exceeds ten feet in width, as with the proposed project. However, the applicant’s proposed building design incorporates balconies extending beyond the perimeter lot lines of the subject site, and into the adjacent public right-of-way, by four feet, six inches, at both the westerly (N. Pacific Ave.) frontage and along the northerly (Bulkhead St.) frontage on the second through eighth stories, and the submitted design likewise includes balcony projections on the southerly (Knight Street) side a distance of three feet beyond the property lines and over the underlying right-of-way on the third through eighth stories Additionally, the design of the proposed balconies fails to conform to the objective design requirements specified in the Downtown Plan, which establishes the maximum length of balconies as 15 feet or less; the proposed design presents long, continuous bands of projections of 112 feet or more.
The requested waiver would constitute a variation from the objective development standards included in the Downtown Plan, which establishes the vision for urban form and architecture of the City’s Downtown, allowing for building features such as balconies to punctuate facades, spanning distances of up to 15 feet and projecting up to three feet into adjacent rights-of-way.
Regardless of citation of Density Bonus Law and request for a waiver or incentive/concession related to balcony encroachment into the public right-of-way beyond that authorized by the Downtown Plan, the applicant may not assume access to air rights beyond property lines of the subject site other than as identified in applicable regulatory documents, and, certainly, not without explicit authorization of such encroachment by the City, which agency serves as the custodian for the public right-of-way. In consultation with the City Attorney’s Office, a condition of approval has been added, requiring elimination of any encroachment beyond a distance of three feet beyond the lot lines of the subject site and requiring balcony redesign as necessary to fulfill the objective design requirements of the Downtown Plan related balcony dimensions for punctuation of the building façade.
The attached legal analysis provides a further evaluation of the ineligibility of the request for extension of proposed balconies into publics right-of-way at any distance beyond that specifically identified in the City’s Downtown Plan.
Additionally, the applicant has requested two (2) incentives/concessions, as listed below, and as further described in the attached:
Ministerial Review of Eating/Drinking Establishment
31.53 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 11
The Downtown Plan requires approval of an Administrative Use Permit for proposed establishment and operation of an Eating/Drinking Establishment as a low risk alcohol outlet (which offers alcohol service in conjunction with a bona fide restaurant) at the ground floor and above in the North Pacific subarea. Envisioning occupancy of the ground-floor and eighth-floor tenant space by such a use, the applicant has requested review via a non-discretionary process consistent with the provisions of Government Code Section 65915(k)(3). Support of a ministerial review would assist with fulfilling General Plan goals related to economic development and provision of commercial services in the City’s Downtown and would seem to result in “identifiable and actual” cost reductions associated with necessary marketing and leasing of tenant spaces and subsequent acquisition of requisite permits, thereby facilitating increased allocation of funds to construction of affordable housing (i.e., offering indirect cost savings for generation of housing stock) and providing justification for such incentive/concession request. All Conditions of Approval that typically apply to low-risk alcohol outlets are included and would apply to all future tenants of such uses in the building.
Expansion of List of Principally-Permitted Uses
The applicant has requested an incentive/concession to expand the list of principally- and conditionally-permitted uses identified by the Downtown Plan to allow, as principally permitted (i.e., via a ministerial review) most uses designated in the Municipal Code as active frontage uses in the Community Commercial (C-C) zone, with the stated intent of maximizing the potential for ongoing occupancy of the ground- and eighth-floor tenant spaces by truly commercial uses.
Expansion of the range of potentially permissible uses, while simultaneously avoiding the need for discretionary consideration of such uses, would facilitate the ease and expediency of leasing of ground-floor space to a commercial tenant, thus reducing costs to the development otherwise requiring redirection of funds allocated for construction of housing and thereby resulting in cost savings for the production of dwelling units.
Staff Recommendations
With regard to the proposed project, failure to grant the waivers requested, apart from the waiver requested related to balcony encroachment and design, would seem to physically preclude construction of the project accommodating the number of residential units allowed under Density Bonus Law. As proposed, with the exception of the waiver request related to balcony encroachment and design, the project would not induce any specific, adverse impact upon public health or safety and includes no characteristics which would provide grounds for reduction in residential density or project denial pursuant to the provisions of SB330. Additionally, requested incentives/concessions would facilitate the effectuation of identifiable and actual cost reductions directly or indirectly facilitating the production of affordable housing. No evidence has been revealed which would suggest that the requested waivers and incentives/concessions, other than that aforementioned, should not be granted as required by State law, and, therefore, staff recommend that the Planning Commission grant all requested waivers and incentives/concessions, other than the requested waiver for variation in balcony encroachment and design.
31.54 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 12
Site Development Standards
The table below summarizes the project’s compliance with the requirements of the General Plan and Central Business (zone) District as implemented through the Downtown Plan.
Table 2
OBJECTIVE SITE DEVELOPMENT STANDARDS
Site Standard Regulatory
Document
Allowed/
Required
Proposed Complies?
(Yes/No)
Mechanism for
Exceedance
Residential
Density
N/A 143 du/ac.
(base plans)
~278 du/ac. No State Density Bonus
Law
Floor Area
Ratio (FAR)
General
Plan
5.0 ~6.13 No Requested waiver
Minimum Lot
Size
SCMC
24.10.2305
5,000 sq. ft. 27,673 sq. ft. Yes N/A
Building
Height
Downtown
Plan
35’ max. Approx. 91’ (top of
parapet)
No Requested waiver
First Story
Floor-to-Floor
Height
Downtown
Plan
14’ min. 15’ Yes N/A
Building
Stepbacks
Downtown
Plan
Stepbacks
above 35’
Height
No stepbacks No Requested waiver
First Story
Above-Curb
Height
Downtown
Plan
1’ max. 0’ Yes N/A
Setbacks (Measured from Adjacent Property Line to Exterior Building Wall) Front Yard
(N. Pacific
Ave.
frontage)
Floors 1, 2 Downtown
Plan
3’-9.5” min.
(necessary to
accommodate
12’-wide
sidewalk)
~3’-9.5” Yes N/A
Floors 3-8 Downtown
Plan
0’ min. 0’ Yes N/A
Rear Yard
(easterly side)
Floors 1, 2 Downtown
Plan
0’ min. ~2’-10.5” Yes N/A
Floors 3-8 Downtown
Plan
0’ min. ~5’ Yes N/A
Left/Exterior
Side Yard
31.55 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 13
Site Standard Regulatory
Document
Allowed/
Required
Proposed Complies?
(Yes/No)
Mechanism for
Exceedance
(Bulkhead St.
frontage)
Floors 1, 2 Downtown
Plan
5’-3” min.
(necessary to
accommodate
12’-wide
sidewalk)
~4’-5” No Requested waiver
Floors 3-8 Downtown
Plan
0’ min. 0’ Yes N/A
Right/Exterior
Side Yard
(Knight St.
frontage)
Floors 1, 2 Downtown
Plan
1’-9” min.
(necessary to
accommodate
8’-wide
sidewalk)
~1’-9” Yes N/A
Floors 3-8 Downtown
Plan
0’ min. 0’ Yes N/A
Sidewalk
Width
Front
(N. Pacific
Ave. frontage)
Downtown
Plan
12’-wide
sidewalk
12’-wide sidewalk Yes N/A
Rear (easterly
side)
N/A (no
street
frontage)
N/A N/A N/A N/A
Left/Exterior
Side Yard
(Bulkhead St.
frontage)
Downtown
Plan
12’-wide
sidewalk
12’-wide sidewalk Yes N/A
Right/Exterior
Side Yard
(Knight St.
frontage)
SCMC
15.20.060
&
Downtown
Plan (G)(8)
8’-wide
sidewalk
8’-wide sidewalk Yes N/A
Vehicular
Parking
State Law
(AB 2097)
& SCMC
24.12.220
0 100 total spaces,
including 72
mechanical stacker
parking stalls
Yes N/A
Bicycle
Parking
228 total
bicycle
parking
246 total bicycle
parking spaces,
including 222
No Requested waiver
31.56 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 14
Site Standard Regulatory
Document
Allowed/
Required
Proposed Complies?
(Yes/No)
Mechanism for
Exceedance
spaces,
including
179 Class I
spaces (178
for
residential, 1
for
commercial)
and 49 Class
II spaces (45
for
residential, 4
for
commercial)
Class I spaces and
24 Class II spaces
Traffic
Trip Generation Memorandum
A Traffic Study Technical Memorandum (trip generation memo) dated October 28, 2024, prepared by consultant Linscott, Law and Greenspan Engineers (LLG) estimates that the proposed project will generate 38 net new daily trips during the afternoon/evening (PM) peak-hour, and, therefore, does not prompt the requirement for preparation of a Transportation Impact Study (TIS) pursuant to the City’s Transportation Impact Study Guidelines.
Vehicle Miles Traveled (VMT) Technical Memorandum
A Vehicle Miles Traveled (VMT) Technical Memorandum dated October 28, 2024, prepared by consultant LLG, provides an assessment of the conformance of the proposed project to the Senate Bill (SB)743 Implementation Guidelines of the City of Santa Cruz (dated May 12, 2022) and concludes that the proposed project will “screen out” from (i.e., will not induce impacts which exceed the threshold required for) preparation of further analysis of VMT and would therefore not result in a significant impact under CEQA related to VMT based on the City’s adopted threshold.
Zoning and General Plan Consistency
The project site occurs on land contained in the CBD (Central Business District) zone district, within the North Pacific subarea, and has a General Plan land use designation of RVC (Regional Visitor Commercial). The Downtown Plan establishes a vision for the City’s downtown core, promoting the downtown as an attractive destination, fostering both commercial activity and a range of housing types.
The North Pacific subarea of the Downtown Plan is intended to be a unique locale, serving as a linkage between established light-industrial uses and the City’s urban core and functioning as a
31.57 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 15
gateway to Pacific Avenue, with the proposed project demonstrating consistency with the vision for the North Pacific subarea, characterized by the Downtown Plan as follows:
North Pacific Avenue … plays an important gateway function to the downtown, providing a linkage from River Street to the Town Clock and the Pacific Avenue Retail District to the south. North Pacific itself has evolved as a unique street; its narrow right-of-way and small-scale retail buildings nestled against the escarpment of Mission Hill create an intimate village-like quality.
As the downtown area intensifies, the light industrial uses in the North Pacific area will naturally evolve to more urbanized uses. The Downtown Plan calls for a mixture of office, residential, and retail uses that can support the primary commercial uses of the Pacific Avenue area to the south.
The proposed project additionally conforms to, and fosters advancement of, the purpose of the General Plan Land Use designation of RVC (Regional Visitor Commercial), where mixed use development is strongly encouraged.
The proposed project similarly furthers many policies of the General Plan, including the following:
▪ Land Use Development Policy LU1.1 Relate residential, commercial, and industrial land use intensities to the capability and location of the land while ensuring optimum utilization of infill parcels.
▪ Land Use Development Policy LU3.4 - In neighborhoods near visitor areas, give priority to uses that serve both visitors and residents. ▪ Land Use Development Policy LU3.7 - Encourage higher-intensity residential uses and maximum densities in accordance with the General Plan Land Use designations.
▪ Mobility Development Policy M1.3 - Create pedestrian-friendly frontage and streetscapes and attractive pedestrian-oriented areas.
▪ Mobility Development Policy M4.4.3 Increase the supply of bicycle parking throughout the city.
▪ Housing Element Policy 1.1 Provide adequate sites and supporting infrastructure to accommodate housing through land use, zoning, and specific plan designations that encourage a broad range of housing opportunities.
▪ Housing Element Policy 1.2 Concentrate most new housing in the central core, along major commercial corridors, and on major opportunity sites consistent with the Land Use Element.
▪ Housing Element Policy 1.3 Facilitate the production of residential units through design and compatibility review, use of objective development standards, and regulatory and/or financial incentives.
▪ Housing Element Policy 2.2 Develop creative ways to facilitate more affordable housing development in the City.
As a mixed-use development encompassing commercial tenant space; approximately 100-stall structured parking; and residential complex incorporating 178 studio- and one-bedroom residential
31.58 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 16
units, situated along the heavily-traveled Water Street/North Pacific Avenue commercial corridor in the City’s downtown, the proposed project demonstrates consistency with the purpose of the CBD zone district, North Pacific subarea, and General Plan land use designations. The proposed project would accommodate a residential dwelling-unit density in conformance with the provisions of State Density Bonus Law, as described above.
Design Permit - Recommended Architectural Revisions
Although it is acknowledged that the Housing Accountability Act limits applicable criteria for review of project compliance to objective development standards, criteria which may be characterized as “non-objective” remain important and relevant in directing design intended to create a template for development of the City’s urban core. As such, in the City’s review of the project, staff provided the following recommendations; however, the applicant chose not to incorporate the below recommendations into the final proposed design. Note: The following design recommendations have been provided for informational purposes only, as subjective design revisions cannot be required.
▪ Include elements for visual interest and increased architectural compatibility to the Clocktower to which complementarity in design is intended ▪ Include window openings or other features to break up the long, continuous, uninterrupted facades of the ground-floor north and east elevations, and the exterior of the east elevation stairwell
▪ Include a loading space designated for supplies incoming to the commercial space and for package deliveries to tenants of the proposed residential units and consider additionally including rideshare pickup space, which may double as space allocated to loading zone/package delivery area
▪ Integrate additional and modified design features along the building’s exterior, and, particularly, the frontage adjacent to Bulkhead Street, to address the design intent of the Downtown Plan that, “upper-level facades shall provide a counterpoint to the storefronts below and provide a visually interesting and varied edge to the public space of the street ... In general, the upper-level façade shall be built to the property line and consist of carefully composed “punctured openings” within a richly detailed wall.” Accessory Dwelling Units
As with all multi-family property in the State, the proposal is entitled to create ADUs in addition to the units proposed, reviewed as a ministerial action. Up to 25% of the total number of units (for this project, a total of 46) can potentially be integrated by converting non-livable space, and up to two New Construction ADUs can also potentially be built, either attached to, or detached from, the proposed structure. ADUs do not contribute to calculation of the density of a project.
Health in all Policies (HiAP)
HiAP is a collaborative approach to improving the health of all people by incorporating health considerations into decision-making across sectors and policy areas. HiAP rests on three pillars:
equity, public health, and sustainability. HiAP serves to ensure that all decision-makers remain
31.59 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 17
informed about the health, equity, and sustainability impacts of various policy options during the policy development process. The project supports the pillar of equity by providing rental units on an infill site in a developed urban area improved with sidewalks and street trees and offering direct access to public transportation, commercial goods and services, and recreational areas, including ample opportunities for recreation and respite provided by virtue of the site’s proximity to parks and the Pacific Ocean. The development of residences on the existing vacant, underutilized site encourages a sustainable and healthy lifestyle by promoting alternative forms of transportation.
Through the incorporation of new bicycle parking and site landscaping, the redevelopment encourages a sustainable and healthy lifestyle by promoting alternative modes of transportation in a resource-rich environment encouraging outdoor recreation. As such, the project fortifies the three pillars of the HiAP and demonstrates efficient and judicious use of the subject property.
ENVIRONMENTAL REVIEW
The proposed development constitutes a “project” under the California Environmental Quality Act (CEQA) and qualifies for a categorical exemption under Article 19 of the CEQA Guidelines, Section 15332, related to infill development.
The proposed project complies with all applicable criteria of a Class 32 categorical exemption as afforded by CEQA. The application exhibits consistency with General Plan and zoning designations, policies and regulations, with a project site comprising 27,673 square feet (0.64- acre), in size, below the maximum threshold of five (5) acres, located within city limits and surrounded by existing residential and commercial urban uses. As a previously-developed urban infill site, the subject lot holds no value as habitat for endangered, rare, or threatened species, with none known to exist on the site; development of the project would not result in any significant impact relating to traffic, noise, air quality or water quality as supported by the preparation of technical studies; and the site can be adequately served by all required utilities and public services.
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 an historical resource site.
Therefore, the proposal qualifies for the Categorical Exemption found in CEQA Guidelines Section 15332, infill exemption.
SUMMARY
The project site plan demonstrates consistency with, and will facilitate achievement of, the goals, policies, and actions of the General Plan and relevant provisions of the Downtown Plan.
Demolition of the existing buildings situated on the subject parcels and replacement with a higherintensity development will provide improved utility of the site.
31.60 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 18
With revisions as necessary for conformance with Conditions of Approval, the development proposal will exhibit consistency with the City’s General Plan and demonstrate conformance to all required site development standards except as modified by Density Bonus waivers and incentives/concessions.
Therefore, staff recommend approval of the proposed project based on the Findings listed below and the Conditions of Approval in the attached Exhibit A.
FINDINGS
Nonresidential Demolition Authorization Permit, Section 24.08.1230
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.
Review of an application for Nonresidential Demolition Authorization Permit serves to evaluate requests for demolition of nonresidential structures fifty years of age or older, and of undetermined age, to ensure that those which may have historic value are not demolished. The structures located at 113-115 Knight Street are greater than 50 years old, prompting evaluation by an historic consultant, while the building located at 2020 N. Pacific Ave. was constructed in 1981 and does not necessitate preparation of an historic evaluation.
An historic evaluation (DPR 523) dated October 25, 2024, prepared by city-approved historian Seth Bergstein of PAST Consultants, LLC, concludes that no aspects of the building proposed for demolition qualify it for listing on the California Register of Historic Resources, the National Register of Historic Places, or the City of Santa Cruz Historic Building Survey. The property therefore appears neither historically significant nor eligible for listing on the City Historic Building Survey.
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 has been submitted for approval concurrently with the request to demolish the existing commercial structures. A condition of approval requires the applicant to obtain a Building Permit for the proposed project prior to issuance of any application for demolition permit.
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.
The above finding remains inapplicable, as the subject parcels have not been determined to be eligible for listing as an historic resource.
31.61 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 19
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 project will have public benefits which will outweigh the impact of loss of the historic resource.
The above finding does not apply, as it has been determined that the subject parcels constituting the project area fail to qualify for designation as an historic resource.
Design Permit, Section 24.08.425 – Fully-Compliant Mixed-Use or Multifamily Development
5. 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 project site plan exhibits consistency with, and will facilitate achievement of, the goals, policies, and actions of General Plan, whose Land Use Map designates the land including the subject parcel as “Retail Visitor Commercial.” Demolition of aged commercial buildings and surface parking and replacement with a higher-intensity development will provide improved utility of the site. The project will, therefore, 1) attain General Plan Goal CD-1 by promoting “a building environment in harmony with its natural setting;” and 2) advance Policy LU1.1 by relating “residential, commercial, and industrial land use intensities to the capability and location of the land while ensuring optimum utilization of infill parcels.” The project provides 178 dwelling units, resulting in an elevated residential intensity as allowable by the State’s Density Bonus Law, and thus advances elements of the Downtown Plan by facilitating the vision that “A range of housing types is integrated into the downtown … This urban-density housing provides both market-rate and affordable units, and expands the immediate market for downtown goods, services and public transportation”. The development meets the goals of the subarea to supply a “mixture of office, residential, and retail uses that can support the primary commercial uses of the Pacific Avenue area to the south.” Through provision of additional parking capacity and improved infrastructure, such as widened sidewalks, the project design addresses potential impacts resulting from increases in vehicular volumes and assists in improvement of public safety while avoiding disruption to current circulation patterns.
The proposed project will maintain a balance of scale, form and proportion to both the existing site and to neighboring properties in a variety of ways. Through removal of vacant buildings, the project will allow for better use of a constrained property while continuing the urban character of the site and maintaining cohesiveness to surrounding uses. Minor regrading of the project area and setting of new surface material will combine for improved circulation and
31.62 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 20
site access conducive to a high-density commercial/ residential use. New rooftop mechanical equipment and all ground-mounted equipment and utility installations will be required to be fully screened from view from surrounding properties and public rights-of-way.
As conditioned, the building meets all applicable objective standards for building size and design and will supply multifamily housing as a core component of the proposed scope of work; ensure accessibility to downtown destinations; integrate a strong network of public and private open spaces for social activity and pedestrian orientation; emphasize pedestrian circulation; and centralize parking within a structured facility. The project therefore provides for an arrangement of uses, buildings, structures, open spaces, and other improvements that are compatible with the scale and character of the adjacent properties and surrounding neighborhood.
As conditioned, the project complies with all pertinent objective standards of the Municipal Code, Downtown Plan, and others applicable, in part through the implementation of State Density Bonus Law. The proposed project would replace one existing vacant structure, and a second building, with a dynamic new mixed-use development accommodating a variety of uses, including commercial space and residential units at a site bounded on all sides by existing buildings of similar scale and range of land uses. Demolition of the existing structures and replacement with a new development will eliminate aging infrastructure while introducing new land uses whose attributes retain compatibility with the nature of surrounding uses. The proposed layout will allow for improved use of the site for mixed-use high-density commercial and residential use and maintain compatibility in design and utility of surrounding land uses.
The site falls on land outside the Coastal Zone and is therefore not subject to the Local Coastal Program.
6. The site plan and building design are in full conformance with the design standards of Section 24.12.185.
The subject site occurs on land within the Central Business District and is thus not subject to the design standards of Section 24.12.185; therefore, the above finding does not pertain.
Density Bonus, Section 24.16.270.2
7. 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 General Plan establishes a maximum Floor Area Ratio of 5.0 for property with a land use designation of Regional Visitor Commercial (RVC) and located in Downtown Santa Cruz.
As Floor Area Ratio constitutes a general measure of mass and bulk, it intrinsically relates to residential density in that the number of residential units which may be accommodated within
31.63 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 21
a project relies on the intensity of development (i.e., the three-dimensional space occupied by the building, or its massing, primarily derived from the number and size of occupiable floors).
The applicant has proposed a base density project density of 92 units fully conforming to all applicable objective development standards and has offered to provide the requisite number of affordable housing units for eligibility of a Density Bonus of 92.5% above the base density, thereby qualifying the project for request of unlimited waivers and up to three incentives/concessions. The project, as designed, prompts the request for granting of eight (8) waivers and two (2) incentives/concessions, as listed in the table included in the staff report and in below Findings.
In the case of all requested waivers, apart from the waiver requested for proposed encroachment of balconies beyond three feet into the public right-of-way coupled with proposed variation from objective development standards pertinent to balcony design as identified in the Downtown Plan, staff has determined that the project, as designed, may not be constructed without exceeding applicable objective standards, as embodied in the requested waivers. In addition, staff have reviewed the submitted documentation related to requested incentives/concessions and concur that the project demonstrates actual and identifiable reductions in cost to support affordable housing based on the incentives/concessions requested.
All financing costs for project design, construction, implementation, and monitoring will be provided by the applicant.
8. 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 has requested grant of two (2) incentives/concessions and has submitted documentation in support of such requests. The applicant has requested 1) ministerial processing of an application for establishment and operation of an eating/drinking establishment and 2) expansion of the list of allowable uses to include those in the C-C zone district as active frontage uses not previously considered withing the City’s downtown with the application as ministerial reviews. In both cases, the applicant has adequately demonstrated, through sufficient narrative, that requested incentives/concessions will result in identifiable and actual cost reductions to provide for affordable rents of the residential units proposed to be included in the submitted development project.
Request of the above incentives/concessions conform to the provisions of Government Code Section 65915(k)(3), and, as such, may be considered for their capacity to effect actual and identifiable cost reductions associated with marketing and leasing the spaces, maintaining vacant tenant space, and financing a project with ground-floor commercial spaces potentially confronting challenges with attraction and retention of commercial tenants. As requested, expansion of the list of potential ground-floor uses would appear to free funds for production of affordable housing otherwise required for allocation to handling of commercial spaces (i.e., resulting in actual and identifiable cost reduction for affordable housing), providing justification for an incentive/concession for expansion of the list of ground-floor tenant
31.64 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 22
spaces as requested by the applicant. The proposed uses would not prompt concern related to compatibility or impacts to surrounding uses and can be supported in the City’s Downtown.
Both of the requested deviations eligible under State Density Bonus Law for request of incentives/concession would reduce the costs of constructing the housing development, and the proposed uses would complement the proposed residential use of the project site.
9. 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 above finding remains inapplicable, as the project does not include any requests for dedication of land.
10. If the density bonus, incentive, or concession is based all or in part on the inclusion of a child care center, the development conforms to the standards included in Section 24.16.235.
The above finding remains inapplicable, as the project does not include a proposal for a childcare center.
11. 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 above finding remains inapplicable, as the project does not include a proposal for a condominium conversion.
12. 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 project scope of work includes a commercial/residential mixed-use development with ground- and eighth-story tenant space. The project includes a request for two incentives/concessions as allowable under the provisions of State Density Bonus Law. The applicant has submitted reasonable documentation, in narrative form, claiming actual and identifiable cost reduction associated with development of the project as proposed. The requested incentives/concession would reduce the costs of constructing the housing development, and the proposed uses would complement the proposed residential elements of the project site and would remain compatible with both existing and planned development in the vicinity of the project site.
The proposed project, as submitted, would not appear to result in the inducement of any public health or safety impact which would warrant denial of any requested incentive/concession.
31.65 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 23
13. 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 applicant has requested to vary from eight (8) categories of development standards, seven (7) of which demonstrate eligibility for such request, including the following:
▪ Increased Floor Area Ratio (FAR)
▪ Increased Building Height
▪ Sidewalk Widths
▪ Allowance for Obstruction of Protected Views
▪ Building Stepbacks
▪ Bicycle Parking
▪ Wrapping Parking Garage with Commercial Space
One category is not eligible for request of waiver, as stated below:
▪ Design of, and Extended Encroachment into the Public Right-of-Way by, Balconies Under Government Code § 65915(e), developers may request waivers of “development standards” that physically preclude construction at the permitted density. However, a request to extend private structures into the public right-of-way is not a waiver of a development standard—it is a request to occupy land the developer does not own. Such a request falls outside the scope of the Density Bonus Law (DBL). The DBL defines “development standard” as a “site or construction condition,” including height limits, setbacks, floor area ratio, open space, lot area per unit, or parking ratios. (Gov’t Code § 65915(o)(2).) Each example concerns conditions applicable within the boundaries of the private development site. The law does not authorize waivers to use land beyond the project site. Encroachment restrictions govern the public’s property and are not zoning standards regulating private land use. The City’s limited allowance of minor encroachments under its municipal code reflects a discretionary licensing scheme—not a development standard. As such, encroachments into the right-of-way are not eligible for waivers under the DBL.
Even if a request to encroach beyond property lines into the right-of-way an eligible waiver request, granting the waiver would be contrary to state law. Under Streets and Highways Code § 1921 and Government Code § 40401, cities have exclusive authority to manage, preserve, and control public streets and sidewalks, including the discretion to remove obstructions and determine permitted uses. This authority is proprietary, not regulatory, and is not subject to override by the Density Bonus Law, which only applies to zoning and development standards on private property. Additionally, granting the waiver would violate Article XVI, Section 6 of the California Constitution, which prohibits cities from making a gift of any public money or “thing of value” to private parties. The right-of-way has monetary and functional value, and permitting permanent private use without compensation or public
31.66 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 24
purpose would constitute a prohibited gift of public assets. Because the waiver would unlawfully transfer public property and override state law governing municipal control of streets, it is invalid under Government Code § 65915(e)(1), and the City may deny it on this basis.
The analysis attached as Exhibit “B,” further describes the ineligibility for request of encroachment into the public right-of-way beyond the limits expressly identified in the City’s Downtown Plan and also provides additional findings that such a waiver request is contrary to state law.
The applicant has additionally requested consideration of two (2) incentives/concessions, as listed below.
▪ Ministerial Review of Eating/Drinking Establishment
▪ Expansion of List of Principally-Permitted Uses
Constraints related to size and dimension of the project site induce physical limitations which would, without exception granted, preclude development of the project at the density proposed. Without grant of requested waivers, except that for variation from objective design standards and exceedance of the limitations for public right-of-way encroachment identified by the Downtown Plan, the proposed project could not be constructed at the density allowable per State Density Bonus Law and consequently qualifies for the waivers requested.
The proposed project, as conditioned, would not appear to result in the inducement of any public health or safety impact which would warrant denial of any variation eligible for request for waiver, other than that referenced above, pursuant to State Density Bonus Law.
14. 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 above finding remains inapplicable, as the project does not include a proposal for a commercial development bonus.
15. 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 coastal zone; therefore, the above finding does not apply.
Administrative Use Permit, Section 24.08.050
31.67 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 25
16. The proposed structure or use conforms to the requirements and the intent of this title, and of the General Plan, relevant area plans, and the Coastal Land Use Plan, where appropriate;
The Downtown Plan requires approval of an Administrative Use Permit for “Dwellings, Multiple and Townhouse, lobbies, leasing offices, and associated uses” proposed at the ground floor of development located in the North Pacific subarea of land located within the Downtown Plan. The proposed mixed-use commercial/residential development includes a residential lobby and leasing office supportive of upper-floor dwelling units and thus requires approval of an Administrative Use Permit for the proposed uses ancillary to multifamily housing. The Downtown Plan contains additional regulations related to multi-family residential use and development, including the allowance for upper-level residences at ground level with active ground-level common spaces publicly visible.
As stated elsewhere in these findings, the proposed project would conform to all provisions of the General Plan and Downtown Plan, and siting of residential amenity space on the ground floor of the proposed development would not induce any anticipated nuisance impact rendering such inconsistent with the Municipal Code, or any applicable regulation or policy.
17. That any additional conditions stipulated as necessary in the public interest have been imposed;
Conditions of Approval added require compliance with all applicable provisions of the Municipal Code and Downtown Plan; site-security measures as required by the City’s Police Department have additionally been included. As conditioned, no adverse effects derived from location of residential amenities at the ground floor are anticipated.
18. That such use or structure will not constitute a nuisance or be detrimental to the public welfare of the community; and
Conditions of Approval added require compliance with all applicable provisions of the Municipal Code and Downtown Plan; site-security measures as required by the City’s Police Department have additionally been included. As conditioned, no adverse effects to the public welfare derived from location of residential amenities at the ground floor are anticipated.
19. That all thrift store uses shall include a management plan that identifies collection facilities for donated items, operating hours for donation facilities which discourage unsupervised dropoffs, adequate storage areas for sorting the materials, and provides a plan to properly dispose of unusable items in a timely, secure, and orderly fashion and maintains premises in a clean and attractive condition.
No thrift store use is proposed, and the above finding remains inapplicable.
Lot Line Adjustment, Section 23.12.030.1
31.68 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 26
20. 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 two (2) existing parcels, bearing Assessor’s Parcel Numbers 006-364-01 and 006-364-02, into a single lot. The parcel resulting from the lot line adjustment will enclose approximately 27,673 square feet, exceeding the minimum lot size of 5,000 square feet as established in Section 24.10.2305 of Title 24, Zoning, Part 24, Central Business District zone district, of the City of Santa Cruz Municipal Code. By combining the two parcels, the lot-line adjustment will form one lot of adequate size to facilitate development of a commercial/residential mixed-use building to, “create pedestrian-friendly frontage and streetscapes and attractive pedestrian-oriented areas” and “concentrate most new housing in the central core, along major commercial corridors, and on major opportunity sites consistent with the Land Use Element”, which reinforces the overall pedestrian character of these areas to preserve and enhance the informal qualities of the North Pacific Avenue subarea, while affording a strong pedestrian ambiance creating a more welcoming environment along the corridor and ensuring high quality of new buildings as advanced by the Downtown Plan.
21. A greater number of parcels than originally existed are not created by the lot line adjustment.
The lot line adjustment will combine two (2) contiguous parcels, as tabulated below, to result in one merged parcel; therefore, no new parcels will be created as a result of the lot line adjustment.
Parcel No. Address Recorded Map
Designation
Existing
Size
Proposed Size
006-364-01 2020 N. Pacific
Ave.
A81-110 (lot no.
unspecified)
20,716 sq. ft. 27,673 sq. ft.
006-364-02 113-115 Knight
St.
2015-0045397 (lot
no. unspecified)
6,957 sq. ft.
Heritage Tree Removal Permit, Section 9.56.060
22. 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:
a) 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; b) Findings by the Director of Parks & Recreation can be established in conformity with the City’s Urban Forest and Wildland Interface Policy Statement; c) 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;
31.69 AGENDA REPORT
PC Meeting of June 5, 2025
SUBJECT: 2020 N. Pacific Ave., 113 Knight St. – Project No. CP24-0124 PAGE 27
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.
An arborist report, prepared by Kurt Fouts Arborist Consultant dated November 7, 2024, presents an inventory and evaluation of the health and vitality of six trees on and adjacent to the subject site, including two Heritage-sized trees and four City street trees. The arborist report presents recommendations which include removal of all six trees due to locational conflicts with the proposed building and site improvements. The City Arborist has reviewed the submitted report and has expressed no concern regarding its methodology or findings. Standard Conditions of Approval require the replacement of each tree proposed for removal with minimally one (1) new tree of minimally 24-inch box size or three (3) trees, each of minimally 15-gallon size.
Submitted by:
Timothy Maier
Senior Planner
Approved by:
Samantha Haschert
Principal Planner
ATTACHMENTS:
1. Exhibit “A” – Conditions of Approval
2. Exhibit “B” – Encroachment Waiver Request Analysis and Finding Request Contrary to State Law
3. Project Plans, prepared by Workbench, submitted April 16, 2025 (dated October 18, 2024)
4. Arborist report, dated November 7, 2024, prepared by Kurt Fouts Arborist Consultant
5. Preliminary Geotechnical Evaluation, dated August 30, 2024, prepared by Salem Engineering Group
6. Phase I Environmental Site Assessment dated October 30, 2024, prepared by Salem Engineering Group
7. Traffic Study Technical Memorandum dated October 28, 2024, prepared by Linscott, Law and Greenspan Engineers (LLG)
8. Vehicle Miles Traveled (VMT) Technical Memorandum dated October 28, 2024, prepared by LLG
9. Public Noticing Radius Map
10. Public Correspondence
31.70 PLANNING COMMISSION
MINUTES
Regular Meeting
June 5, 2025
7:00 P.M. GENERAL BUSINESS AND MATTERS OF PUBLIC INTEREST, COUNCIL CHAMBERS (809 CENTER STREET, SANTA CRUZ)
Call to Order-Chair Polhamus called the meeting to order at 7:00 p.m.
Roll Call-Commissioners Gordan, Kelley, McKelvey, Thompson, and Chair Polhamus were present. Commissioners Dann and Kennedy were absent with notification.
Statements of Disqualification-None.
Oral Communications-Chair Polhamus opened oral communications for members of the public to address the Commission about items not on the agenda. The following members of the public spoke: Keith McHenry.
Approval of Minutes
1. Approval of the Minutes of April 3, 2025, April 17, 2025, and May 1, 2025.
MOTION: Motion made by Commissioner Kelley, seconded by Commissioner Gordon, to approve the minutes of April 3, 2025, April 17, 2025, and May 1, 2025.
ACTION: The motion passed by the following vote:
AYES: Gordon, Kelley, McKelvey, Thompson, and Chair Polhamus NOES: None
ABSENT: Commissioners Dann and Kennedy
Consent Public Hearing Agenda
31.71 2. 2020 N. Pacific Avenue, 113-115 Knight Street Project Number: CP24-0124 Assessor's Parcel Numbers: 006-364-01, 006-364-02 Nonresidential Demolition Authorization Permit, Design Permit, Density Bonus Request, Administrative Use Permit, Boundary/Lot-Line Adjustment, and Heritage Tree Removal Permit to 1) allow demolition of the existing structures and site features; 2) allow construction of a new, eight-story, approximately 169,791 square-foot commercial/residential mixed-use project including approximately 178 residential units, approximately 2,727 sq. ft. of commercial/residential amenity space, and 100 parking spaces; 3) combine the existing lots; and 4) allow the removal of two Heritage-sized trees on two adjacent lots located in the CBD/FP-O (Central Business District/Floodplain Overlay) zone district and within the North Pacific subarea of the Downtown Plan. Categorically exempt pursuant to CEQA Guidelines, California Government Code Section 15332 (Class 32, infill exemption).
Senior Planner Timothy Maier presented the item to the Commission and answered Commissioners’ questions. Principal Planner Samantha Haschert and Assistant Planning Director Eric Marlatt were also present.
Applicant Clay Toombs addressed the Commission.
The public hearing was opened.
The following members of the public addressed the Commission: Cesar Placencia, Flora Moore, Bryan Shields, Unidentified Speaker, James Whitman, Eva Brunner, Leslie Gill, Karen Madura, Rafa Sonnenfeld, Unidentified Speaker, Shelly Demore, Kyle Jordan, Rob Oliveras, Jane Zubey, Rowan Millar, Elise Casby, Unidentified Speaker, Natalie, Alisha Kosman, Rick, Eileen Smith.
The public hearing was closed.
MOTION: Motion made by Commissioner Thompson, seconded by Commissioner Kelley, to acknowledge the environmental determination and approve the Nonresidential Demolition Authorization Permit, Administrative Use Permit, Design Permit, Boundary/Lot-Line Adjustment, Density Bonus Request, and Heritage Tree Removal Permit to allow demolition of the existing structures and construction of an eight-story, approximately 169,791 square-foot mixed-use project including 178 residential units, approximately 2,727 sq. ft. of commercial/residential amenity space, and 100 parking spaces on a site located in the CBD/FP-O (Central Business District/Floodplain Overlay) zone district and within the North Pacific subarea of the Downtown Plan, based on the findings listed below and Conditions of Approval listed in Exhibit “A” of the Staff report dated May 30, 2025, and Exhibit “C” (presented at the meeting) with the following revisions and additions to the Conditions of Approval:
Condition of Approval Number 24 is modified as follows: 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
31.72 work will be installed by November 1.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 erosion and sediment control measures shall be installed by October 1. Condition of Approval Number 28 is modified as follows: The owner shall comply with the inclusionary housing requirements as outlined in Section 24.16.010 of the Zoning Ordinance. Additionally, the applicant has volunteered to provide 12 units at the Moderate Income (MI) level which shall be reflected in an affordable housing development agreement, subject to the terms of affordability for 55 years as required by State Density Bonus Law. The Affordable Housing Development Agreement establishing compliance with inclusionary and affordable 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. Those residential units which fulfill the requirements of both the City’s Inclusionary Housing Ordinance and the requirements of State Density Bonus Law shall be subject to the requirements of State Density Bonus Law for the initial term of 55 years and shall be subject to the requirements of the Inclusionary Housing Ordinance for perpetuity thereafter.
Condition of Approval 29 is modified as follows: Prior to the issuance of any a building permit temporary certificate of occupancy or final certificate of occupancy, whichever takes place first, unless exemptions apply pursuant to Government Code 66007, 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. Condition of Approval Number 30 is modified as follows: A demolition permit to demolish the existing commercial building(s) shall not be issued until a permit for the replacement development project has first been issued. A demolition permit to demolish the existing commercial
31.73 building(s) shall not be issued until a permit for the replacement development project has first been, or will concurrently be, issued, consistent with Section 24.08.1230 of the Zoning Ordinance. Condition of Approval 40(i) shall be modified to read as follows: Utility Undergrounding -– When providing new electrical service to a parcel, it shall be undergrounded. Indicate the location and the point of connection to the nearest Pacific Gas & Electric (PG&E) facility for the underground power to the property. Electrical transformer(s) may be placed above ground, within a fully-enclosed area or screened portion of the building.
A new Condition of Approval 47 is added as follows: Uses of Commercial Tenant Spaces. Allowable uses of the ground-floor and eighth-floor commercial tenant spaces shall include those attached as Exhibit C.
Should any future modification to the Downtown Plan allow for a greater range of uses as principally permitted, such future modification shall apply to the commercial tenant spaces in the subject development, with the least restrictive applicable process of review implemented.
Condition of Approval Number 51 is modified as follows: Design of Balconies Consistent with Downtown Plan. Plans submitted for Building Permit issuance which propose a building design including balconies or similar such features, must provide a balcony design compliant with all applicable objective development standards of the Downtown Plan, including, but not necessarily limited to, balcony physical dimensions established in the Downtown Plan. The design of any balconies shall comply with the following, pursuant to the specific allowances identified in the Downtown Plan: a) Any balcony may be a maximum of 15 feet wide; b) The balconies must be separated by a minimum distance of 3 feet; c) No balconies are permitted within two feet of the building edge.
Condition of Approval Number 72 is added as follows: Low-Risk Alcohol Use: Responsible Beverage Service. All servers of alcoholic beverages are required to complete and follow the Responsible Beverage Service (RBS) practices and procedures. Employees who serve alcoholic beverages are required to attend and complete L.E.A.D.S. training offered by the Santa Cruz Police Department.
ACTION: The motion passed by the following vote:
AYES: Commissioners Gordon, Kelley, McKelvey, and Chair Polhamus NOES: None
31.74 ABSENT: Commissioners Dann and Kennedy
Information Items-Assistant Planning Director Eric Marlatt informed the Commission of recent City Council actions and matters scheduled for future Planning Commission hearings.
Items Referred to Future Agendas- None.
Adjournment-Chair Polhamus adjourned the meeting at 9:22 p.m.
31.75 31.76
31.77
Date: June 16, 2025
To: City Council
City of Santa Cruz
809 Center Street, Room 10
Santa Cruz, CA 95060
[email protected]
831-420-5020
RE: NOTICE OF APPEAL CP24-0124 “Clocktower” Appeal of Planning Commission Decision Mayor Keeley, Vice Mayor Kalantari-Johnson, and Councilmembers Trigueiro, Brunner, Newsome, O'Hara, and Golder, On June 5, 2025, the Planning Commission of the City of Santa Cruz approved a housing development permit for the “Clocktower” multifamily housing development project located at 2020 N. Pacific Ave. and 113 Knight St. (application number CP24-0124, “the Project”). The approval of the Project has been appealed by another party or parties, is stayed pursuant to SCMC 24.04.184, and will be considered “de novo” at a public hearing before the City Council in accordance with SCMC 24.04.185.
Because another party or parties have appealed the approval of the Project, and because the appeal will be considered de novo, Applicant files this additional appeal to ensure that Applicant’s property rights, provisions of State housing law, and the vesting of local ordinances, policies, and standards that apply to the Project, are included in the appeal matters to be considered by the City Council. The Applicant reserves the right to revise the development permit application in its entirety.
Vesting of Local Development Standards
During the Planning Commission staff presentation for the project, Senior Planner Tim Maier made this statement (beginning at 08:10 in the recording of the hearing on the City’s website1 ):
As a brief background on March 4th of this past year, two separate pre-applications were submitted for the proposed project pursuant to the Housing Accountability Act or SB 330, which allows, among other things, an Applicant to lock in or freeze in place the jurisdictional regulations in effect at the time of the pre-application submittal. One of the two concepts included an eight-story building of approximately 120,932 square feet, including 8,184 square feet of commercial tenant space, 174 residential units, and 78 vehicular parking spaces. Whereas the alternative concept proposed a sixteen-story, 279,480 square foot, mixed-use development. The pre-applications were submitted a second time to avoid expiration under SB 330 and October 7th of 2024 the pre-application was deemed complete, pursuant to SB 330, and on October 23rd of last year, a formal application for the eight-story alternative was submitted, and the sixteen-story concept was thus effectively abandoned. … First, a point of correction regarding SB 330. Because SB 330 preliminary applications are the first step in the process of requiring jurisdictions to follow their own local objective standards and State laws, the term “SB 330” is often used generically to refer to all of the State laws that require local jurisdictions to follow the rules. However, SB 330 is not the Housing Accountability Act, as the staff presentation indicated.
The Housing Accountability Act is Gov. Code § 65589.5. The Housing Crisis Act of 2019 was the name given to Senate Bill 330. Somewhat confusingly, that bill created a new Chapter in the Government Code that SB 330 titled “Housing Crisis Act of 2019” commencing at Gov. Code § 66300, which has little to do with individual projects and nothing to do 1 https://ecm.cityofsantacruz.com/OnBaseAgendaOnline/Meetings/ViewMeeting?id=2511&doctype=1
31.78
with an SB 330 preliminary application. The Chapter titled “Housing Crisis Act of 2019,” is applicable to jurisdictions, and restricts their ability to reduce housing capacity or downzone parcels.
It is the changes SB 330 made to other parts of the Government Code, primarily the Permit Streamlining Act and the Housing Accountability Act, that are applicable to individual projects. The passage of SB 330:
1. Added Gov. Code § 65905.5 (the “five hearing rule”);
2. Amended Gov. Code § 65940 (part of the Permit Streamlining Act) with new requirements related to the “list of required items” (LORI) for development project applications;
3. Added Gov. Code § 65941.1 (part of the Permit Streamlining Act) to create the SB 330 preliminary application, with its 17 required items;
4. Amended Gov. Code § 65943 (part of the Permit Streamlining Act) related to the “completeness review” process;
5. Amended Gov. Code § 65950 (part of the Permit Streamlining Act) related to deadlines for approval or disapproval of development project applications;
6. Amended the Housing Accountability Act, under Gov. Code § 65589.5(j)(2) related to the “compliance review” process; and
7. Amended the Housing Accountability Act, under Gov. Code § 65589.5(h)(5) and (o)(1), to vest the ordinances, policies, and standards of the local jurisdiction as of the date the SB 330 preliminary application was submitted.
Timeline of Project’s Vesting
The timeline in the oral staff report is not entirely correct. Here is the correct timeline as pertains to the vesting date of the local ordinances, policies, and standards applicable to the project:
1. On March 4, 2024, the Applicant submitted two SB 330 preliminary applications, and those two preliminary applications expired because no full planning application was submitted pursuant to Gov. Code § 65943 within 180 days.
2. On September 9, 2024, the Applicant submitted two SB 330 preliminary applications pursuant to Gov. Code § 65941.1, and the local ordinances, policies, and standards were vested on that date. SB 330 preliminary applications are deemed complete upon submittal. Gov. Code § 65589.5(h)(5) reads (emphasis added):
(5) Notwithstanding any other law, until January 1, 2030, “deemed complete” means that the applicant has submitted a preliminary application pursuant to Section 65941.1 … The local agency shall bear the burden of proof in establishing that the application is not complete.
3. The City confirmed that the two September 9, 2024 preliminary applications contained all of the items required by Gov. Code § 65941.1 in a letter dated October 7, 2024. The confirmation of completeness is not necessary to the effectiveness of the SB 330 preliminary application, and with or without such completeness determination, the preliminary applications were deemed complete on September 9, 2024. As quoted above, “The local agency shall bear the burden of proof in establishing that the application is not complete.” In addition, pursuant to Gov. Code § 65941.1(e)(3):
(3) This section shall not require an affirmative determination by a city, county, or city and county regarding the completeness of a preliminary application or a development application for purposes of compliance with this section.
31.79
The staff presentation statement that on “October 7th of 2024 the pre-application was deemed complete, pursuant to SB 330” is incorrect. A jurisdiction’s letter regarding the completeness of an SB 330 preliminary application is immaterial, unless that letter meets the burden of proof to determine that the preliminary application was not complete. (Gov. Code § 65589.5(h)(5).)
In short, the SB 330 preliminary applications were deemed complete by operation of State law on September 9, 2024.
4. On October 23, 2024, the Applicant submitted a development permit application, which met the 180-day time limit, and from that date forward both SB 330 preliminary applications have been in effect and continue to be in effect today. Gov. Code § 65941.1(e)(1) reads (emphasis added):
(1) Within 180 calendar days after submitting a preliminary application with all of the information required by subdivision (a) to a city, county, or city and county, the development proponent shall submit an application for a development project that includes all of the information required to process the development application consistent with Sections 65940, 65941, and 65941.5.
The Applicant submitted an application for a development project. That submittal stopped the 180-day clock for both SB 330 preliminary applications. Applicant never withdrew either SB 330 preliminary application. Applicant and Staff worked together to achieve a complete and compliant development permit application. The Project that was reviewed and approved by Planning Commission was within 20% of the base units and base square footage of one of the two SB 330 preliminary applications. But that development permit application approval has been appealed and stayed pursuant to SCMC 24.04.184, and the proposed development project may continue to be revised. Both SB 330 preliminary applications are in effect for a project; they are not specific to an application.
5. The statement that “the sixteen-story concept was thus effectively abandoned” is not correct. The SB 330 preliminary application with a base density of 130 units (referred to as the “sixteen-story concept”) is still in effect and vests the development standards that were in effect on September 9, 2024.
It is true that if a project that is being reviewed by the staff or the decision-making body does not fall within the 20% limitation2 of an SB 330 preliminary application, then local ordinances, policies, and standards adopted after an SB 330 preliminary application was submitted can be applied to the project. It is not true that SB 330 preliminary applications are invalidated by the submission or review of applications that fall outside the 20% limitation. The intent of the compliance review process, including public hearings and appeals, is to review a project with respect to applicable standards. The prior application (falling within the 20% limitation of one of the SB 330 preliminary applications, and outside the other) does not preclude the de novo project from relying on the vesting of the other SB 330 preliminary application with a higher number of base units and base square footage of construction.
The City Cannot Take Private Property Without Just Compensation The Fifth Amendment to the U.S. Constitution prohibits government from taking private property “for public use, without just compensation.” Discretionary development permits granted in full compliance with the law can be considered just compensation for exactions imposed on private property. However, the Planning Commission imposed conditions of approval regarding balconies that denied the SDBL waiver requested by the Project and will require redesign of the Project. The City argued that it could deny the SDBL waiver requested for balconies encroaching 4.5 feet over the public right of way, even though the Downtown Plan allows for the 4.5 feet of encroachment requested by the Project. Thus, 2 Gov. Code § 65941.1(d) and § 65589.5(o)(2)(E)
31.80
the City did not approve the Project as designed and proposed. The City required that the Project provide a right of passage to the public over private property (the sidewalk widths in the project approved at Planning Commission extend into the private property), but denied the waiver requested by the Project for the encroachment over public property.
The Applicant asserts private property rights, and requires just compensation for the public use of its private property.
Public sidewalk encroachments into the private property may be revised.
Balconies, Bay Windows, Planter Boxes, and Other Allowed Encroachments Into the Public Right of Way Applicant provided a letter to the City dated June 5, 2025 from Applicant’s legal counsel, and continues to assert that waivers are not limited to ordinances, policies, and standards that occur within the bounds of private property, but apply to any development standard as defined in the SDBL. Furthermore, the state Building Code allows aerial encroachments, the Downtown Plan allows aerial encroachments, and the City’s objective design standards (applicable outside the Downtown Plan area) allow aerial encroachments. The City cannot support its contention that airspace encroachments are contrary to State law. Nor can the City support its contention that one distance of aerial encroachment specifically described in the Downtown Plan (i.e., “planter boxes” to 4.5 feet) cannot be substituted for a different use of the same airspace (i.e., “balconies”) without “… a specific, adverse impact … upon health or safety …” The City did not make the required findings, supported by evidence, to deny the waiver. The City acted contrary to State law in denying the waiver requested for the balconies.
The revised project may include encroachments into the public right of way in compliance with the objective standards of the Downtown Plan, and in accordance with State law, including the SDBL that requires the City to grant waivers.
Potential changes include revising the location, depth, width, height, materials, use, and type of encroachment.
Applicant Has Not Received a Copy of the Final Planning Commission Conditions of Approval Applicant reviewed draft conditions of approval and sent comments and redlines to City staff. Staff made some changes in response to Applicant’s comments and made other changes that were not shared with Applicant until the staff report was made public. Applicant requests a copy of the final conditions as approved by Planning Commission for review, and may challenge any conditions of approval that would render the Project as revised and proposed infeasible, or are otherwise contrary to State law.
Closing
Because another party or parties has appealed the Planning Commission approval of the Project, and because conditions of approval that may require redesign of the Project were imposed, Applicant also appeals the Planning Commission approval and reserves the right to revise the Project and have the project heard de novo in accordance with Santa Cruz Municipal Code, and State laws.
We greatly appreciate the very hard work of the Council, Planning Commission, Staff of the City of Santa Cruz and look forward to final approval of the Project and construction of much needed housing in our city.
Sincerely,
31.81
Clay Toombs
Sr. Development Mgr.
o. 831.227.2217 ext. 310
c. 323.363.0257
[email protected]
31.82 PATTERSON & O’NEILL, PC
235 Montgomery Street, Suite 950
San Francisco, CA 94104
Telephone: (415) 907-9110
Facsimile: (415) 907-7704
www.pattersononeill.com
June 5, 2025
VIA EMAIL
Santa Cruz Planning Commission
809 Center Street
Santa Cruz CA
Re: Agenda Item 2 - 2020 N. Pacific Avenue, 113-115 Knight Street Project Number: CP24-0124
Dear Chair Polhamus and Commission Members:
Our office represents Workbench, applicant for a housing development project at 2020 N. Pacific Avenue, 113-115 Knight Street. The proposed project includes demolition of two existing structures and construction of an eight-story mixed-use development containing 178 residential units, with 14 units restricted for very-low-income households and 14 units restricted for moderate-income households.
Pursuant to the state Density Bonus Law (“DBL”), a housing development project that provides a certain percentage of the project’s units as affordable is entitled to a waiver of any development standards that preclude the construction of the project. (Gov. Code § 65915(e).) Court’s have repeatedly confirmed that requested waivers must be approved unless a city is able to make one of the specifically enumerated findings in the DBL to justify denial of the request. (See Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329, 1346-1347; see also Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.)
Staff has gone to great lengths to justify the proposed condition that would unlawfully deny the applicant’s request for a waiver to allow additional balcony space within the area of the project site where the City code allows for planter boxes. As explained below, staff’s proposed denial of this waiver request violates state law, and this condition must be removed.
A. The Downtown Plan’s Provisions that Regulate the Allowable Encroachments Constitutes a “Development Standard” Under State Law
The DBL permits waivers of any “development standard,” defined as “a site or construction condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, a minimum lot area per unit requirement, or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element,
31.83 Chair Polhamus and Commission Members
June 5, 2025
specific plan, charter, or other local condition, law, policy, resolution, or regulation that is adopted by the local government . . .” (Gov. Code § 65915(o)(2).) City staff argues that this broad definition of “development standard” only applies to the code standards that apply within the property lines of the applicant’s property. To the contrary, the DBL regulates housing development projects, irrespective of property lines, and explicitly states that projects can occur over multiple sites. (Gov. Code § 65915(i).) To constitute a development standard, all that is required is that the standard applies to a residential development pursuant to any adopted ordinance.
The Downtown Plan explicitly allows for a 4.5-foot encroachment beyond the property lines. On page 54 of the Downtown Plan, the plan states that “balconies are encouraged and may be permitted on upper levels of buildings, provided that a minimum of 10 feet of clearance is provided to grade.” The Downtown Plan limits projections for balconies into the right-of-way to no more than 3 feet. A further encroachment is permitted for planter/window boxes under design guideline 11, stating that “[w]indow boxes also may be permitted to project from bay windows and balconies by 18 inches.” This 4.5-foot area of the right-of-way, 10-feet above grade, is clearly part of the project site that is subject to certain standards that apply to residential projects.
The applicant is not attempting to increase the allowed encroachment or expand the project site but instead is simply requesting a waiver of the architectural features that are permitted within this 4.5-foot area. The Downtown Plan only permits balconies within the first 3 feet and requires planter boxes in the last 18 inches. The applicant is requesting a waiver of the Downtown Plan’s limitation on balcony space in the last 18 inches of the permitted encroachment area. (See Exhibit A.) Even if staff is correct that an applicant cannot seek additional aerial encroachments into the right-of-way through a DBL waiver, that is not the waiver that is sought here. The applicant is not seeking to waive a prohibition on encroachments but instead is seeking to waiver the types of residential architectural features that are already allowed to encroach into the public right-of-way. The types of features that residential projects are allowed to have under the Downtown Plan’s encroachment provisions clearly fall within the definition of “development standard.” As such, these standards are subject to waivers under the DBL.
Moreover, applicants have wide discretion to design projects as they see fit, and “waivers may not be denied based on the theory that another project with a similar number of units might conceivably be designed and accommodated without waivers.” (Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329, 1346-1347.) Moreover, the use of waivers is not limited solely to accommodating units, as nothing in the DBL “requires the applicant to strip the project of amenities.” (Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.) Rather, standards may be waived “that physically preclude construction of a housing development meeting the requirements for a density bonus, period.” (Id. (emph. added).) Thus, the applicant’s request to replace the area of project site reserved for landscaping planters with additional amenity space must be approved.
31.84 Chair Polhamus and Commission Members
June 5, 2025
B. The City Has Failed to Make the Findings Necessary to Deny the Proposed Waiver The Density Bonus Law includes “very limited exceptions” to its requirements and places the burden on a city to establish that an exception to a requested waiver applies. (Bankers Hill 150 v.
City of San Diego (2022) 74 Cal.App.5th 755, 775.) The only exceptions to the requirement to grant waivers require a city to make findings, based on substantial evidence, that the waiver would have a specific, adverse impact upon public health and safety; an adverse impact on a historic resource, or would be contrary to state or federal law. (Gov. Code § 65915(e).) The staff report attempts to argue that replacing planter boxes with balcony space within the allowed encroachment area is somehow categorically contrary to state law. The staff report suggests that aerial encroachments violate California Streets and Highway Code, violate the requirement to keep the right-of-way safe, and constitute a nuisance. Yet the staff report fails to identify any actual safety issue, describe the purported nuisance, or explain what the proposed balcony would obstruct. The staff report instead suggests that balconies in the airspace above a public sidewalk are categorically illegal.
The state Building Code recognizes that encroachments into the public right-of-way are sometimes necessary and appropriate and specifically permits encroachments 8 feet above grade for windows, balconies, architectural features, and mechanical equipment. (2022 CBC Title 24, Chapter 32 § 3202.3.) Aerial encroachments cannot be categorically contrary to state law when the state Building Code specifically permits them. Moreover, the City has routinely approved such encroachments for other projects, and the Downtown Plan encourages encroachments to create visual interest. Unless staff can explain how replacing planter boxes with balconies in the allowed encroachment area would actually cause a nuisance or create an unsafe right-of-way, staff failed to meet its burden to demonstrate with substantial evidence that the proposed waiver is contrary to law.
Conclusion
We appreciate City staff’s work to get the project to this point. While Workbench does have concerns that the some of the proposed conditions are overly broad and appear to give staff unfettered subjective discretion to potentially unlawfully disapprove required land use approvals or entitlements necessary for the issuance of a building permit, Workbench intends to comply with all legally valid conditions under the assumption that the City will operate in good faith and not implement the conditions in a manner that would violate state law. However, City staff’s recommendation to deny the proposed waiver of the type of building elements that are allowed to encroach 4.5 feet into the public right-of-way violates the DBL. We urge the Planning Commission to approve the waiver or Workbench may have no choice but to seek legal action.
Very truly yours,
PATTERSON & O’NEILL, PC
___________________________________
Brian O’Neill
31.85 3' - 6"
1' - 0"
PROPERTYLINE
12' - 0" SIDEWALK
10' - 0" LEVEL 2 11' - 0" LEVEL 1
BALCONY
3' - 0"
/ WINDOW BOX
1' - 6" PLANTER
(VARIES BY FRONTAGE)
3' - 9 1/2"
PROPERTY LINE
4' - 6"
10' - 0" CLEAR
PROPERTYLINE
10' - 0" LEVEL 2 15' - 0" LEVEL 1
3' - 6"
1' - 0"
BALCONY
4' - 6"
PROPERTY LINE
12' - 0" SIDEWALK
(VARIES BY FRONTAGE)
3' - 9 1/2"
14' - 0" CLEAR
Scale
Project number
Print Date
Drawn by
Checked by
All drawings and written material appering herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc. 189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
6/5/2025 10:46:37 AM
1/4" = 1'-0"
23143
07/21/21
OH
CT / TG
A-1
OVERHANG DIAGRAMS
2020 N PACIFIC AVE
SANTA CRUZ, CA 95060
CLOCKTOWER CENTER
1/4" = 1'-0" 1
OVERHANG DIAGRAM - ALLOWED BY DOWNTOWN PLAN
1/4" = 1'-0" 2
OVERHANG DIAGRAM - REQUESTED BY APPLICANT
31.86 PROJECT DIRECTORY
ARCHITECT
WORKBENCH
CONTACT: JAMILEH CANNON
189 WALNUT AVE.
SANTA CRUZ, CA 95060
P: 831.227.2217
E: [email protected]
APPLICANT
CLOCKTOWER CENTER, LLC
CONTACT: CLAY TOOMBS
189 WALNUT AVE.
SANTA CRUZ, CA 95060
P: 831.227.2217
E: [email protected]
CONTRACTOR
WORKBENCH
CONTACT: TIM GORDIN
189 WALNUT AVE.
SANTA CRUZ, CA 95060
P: 831.227.2217
E: [email protected]
LANDSCAPE ARCHITECT
MEGAN BISHOP LANDSCAPE ARCHITECTURE
CONTACT: MEGAN BISHOP
P.O. BOX 328 APTOS
CA 95001
P: 831.818.9227
E: www.mb-landarch.com
CIVIL ENGINEER
IFLAND ENGINEERS
CONTACT: MATTHEW REGAN
5300 SOQUEL AVE. SUITE 101
SANTA CRUZ, CA 95062
P: 831.426.5313
E: www.iflandengineers.com
A101
1 SIM
101
1 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 CODE INFORMATION
1. 2022 CALIFORNIA BUILDING CODE
2. 2022 CALIFORNIA RESIDENTIAL CODE
3. 2022 CALIFORNIA ELECTRICAL CODE
4. 2022 CALIFORNIA PLUMBING CODE
5. 2022 CALIFORNIA MECHANICAL CODE
6. 2022 CALIFORNIA FIRE CODE
7. 2022 CALIFORNIA GREEN BUILDING STANDARDS
8. 2022 CALIFORNIA ENERGY EFFICIENCY
9. CITY OF SANTA CRUZ CODE AMENDMENTS
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
4/15/2025 9:57:33 AM
GP0.01
COVER SHEET INDEX
23143
10/18/2024
MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
CLOCKTOWER CENTER
PLANNING REVISION - 02
DRAWING INDEX - PLANNING APPLICATION
GENERAL
GP0.01 COVER SHEET INDEX
GP0.02 PROJECT INFO
GP0.04 EXISTING SITE PHOTOS
GP0.05 SHADOW STUDY
GP0.06 RENDERING & 3D EXHIBITS
GP0.07 BASE DENSITY STUDY
GP0.09 PLANNING MATERIALS BOARD
GP0.10 CAL GREEN MANDATORY CHECKLIST - SHEET 1
GP0.11 CAL GREEN MANDATORY CHECKLIST - SHEET 2
SURVEY
.2 ALTA/NSPS LAND TITLE SURVEY
.3 ALTA/NSPS LAND TITLE SURVEY
2 ALTA/NSPS LAND TITLE SURVEY
3 ALTA/NSPS LAND TITLE SURVEY
CIVIL
C1.0 PRELIMINARY DEMOLITION PLAN
C2.0 PRELIMINARY GRADING & DRAINAGE PLAN
C2.1 PRELIMINARY DRAINAGE PLAN - LEVEL 2
C2.2 TYPICAL STREET SECTIONS
C3.0 PRELIMINARY UTILITY PLAN
C4.0 PRELIMINARY STORMWATER CONTROL PLAN
C4.1 PRELIMINARY STORMWATER CONTROL DETAILS
ARCHITECTURAL
AP0.50D DEMO SITE PLAN
AP0.51 PROPOSED SITE PLAN
AP1.01 PROPOSED LEVEL 1 PLAN
AP1.02 PROPOSED LEVEL 2 PLAN
AP1.03 PROPOSED LEVEL 3 PLAN
AP1.04 PROPOSED LEVEL 4 PLAN
AP1.05 PROPOSED LEVEL 5 PLAN
AP1.06 PROPOSED LEVEL 6 PLAN
AP1.07 PROPOSED LEVEL 7 PLAN
AP1.08 PROPOSED LEVEL 8 PLAN
AP1.09 PROPOSED ROOF PLAN
AP3.01 PROPOSED ELEVATIONS
AP3.02 PROPOSED ELEVATIONS
AP3.03 PROPOSED ELEVATIONS
AP3.51 SITE ELEVATIONS
AP4.01 SITE SECTIONS
AP4.51 BUILDING SECTIONS
AP5.01 ENLARGED WALL SECTIONS
AP5.02 ENLARGED WALL SECTIONS
AP6.01 LIGHTING PLANS
AP6.02 LIGHTING PLANS
AP9.02 CAR, EV, BICYCLE PARKING, & STORAGE INFO
LANDSCAPE
L1.1 LANDSCAPE PLAN LEVEL 1 STREET
L1.2 LANDSCAPE PLAN LEVEL 2 PODIUM
L1.3 LANDSCAPE PLAN LEVEL 8
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
CORNER VIEW AT THE INTERSECTION OF NORTH PACIFIC AVENUE & KNIGHT STREET 1 1
1 1
1 2
2 31.87
PROJECT DATA
ADDRESSES:
ZONING DISTRICT:
GENERAL PLAN DESIGNATION:
SPECIFIC PLAN DESIGNATION:
EXISTING BUILDING AREA:
2020 N. PACIFIC AVE, SANTA CRUZ, CA 95060
APN: 006-364-01
AREA: 20,716.00 SF (SURVEY)
113 KNIGHT ST, SANTA CRUZ, CA 95060
APN: 006-364-02
AREA: 6,957.00 SF (SURVEY)
TOTAL: 27,673.00 SF (SURVEY), 0.635 ACRES
CBD
RVC
DOWNTOWN SPECIFIC PLAN - NORTH PACIFIC
2020 N. PACIFIC AVE.
BANK BUILDING: 7,827 SF (ASSESSOR)
113 KNIGHT ST.
REALTOR & BAR: 2,698 SF (ASSESSOR)
ASSESSORS MAP
SUBJECT
PROPERTIES
ZONING MAP
SUBJECT
PROPERTIES
CBD
R-M
R-1-5
CBD
F-P
PK
PF
R-L
SCOPE OF WORK
THIS PROJECT IS AN APPROXIMATELY 169,791 GSF MIXED-USE, RESIDENTIAL/COMMERCIAL BUILDING. THE 8 STORY BUILDING CONSISTS OF A GROUND FLOOR PODIUM WITH 7 TOTAL RESIDENTIAL LEVELS ABOVE. THE BUILDING SPANS TWO LEGAL PARCELS ZONED "CENTRAL BUSINESS DISTRICT" (CBD) AND SEEKS TO REPLACE TWO EXISTING BUILDINGS (SEE DEMOLITION SITE PLAN).
THE GROUND FLOOR PODIUM IS MIXED-USE FEATURING COMMERCIAL SPACES FRONTING N PACIFIC AVE AND KNIGHT ST, A RESIDENTIAL LOBBY AND RESIDENTIAL 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 INCLUDING THE TRASH ROOM AND MECHANICAL ROOMS.
THE UPPER FLOORS OF THE BUILDING FEATURE THE RESIDENTIAL UNITS, CLASS-I RESIDENT BICYCLE STORAGE, RESIDENT AMENITIES, AND BUILDING SERVICES.
ADDITIONAL SITE CONDITIONS
POINT SOURCE AIR/WATER POLLUTANTS: NO
VERY HIGH FIRE SEVERITY ZONE: NO
ARCHAEOLOGICAL RESOURCES: YES, HIGHLY SENSATIVE & (PARTIAL) SENSATIVE HISTORICAL RESOURCES: NO
WETLANDS: NO
HAZARDOUS WASTE SITE: NO
LEAKING UNDERGROUND TANKS: NO
SPECIAL FLOOD HAZARD AREA: A99/X*
DELINEATED EARTHQUAKE FAULT ZONE: NO
SPECIES OF CONCERN: NO
RECORDED PUBLIC EASEMENTS: NO
COASTAL ZONE: NO
STREAM RESOURCE: NO
*SEE LETTER DATED MAY 9, 2024 FROM BALANCE
HYDROLOGICS RE: FIRM STATUS
2 PLANNING CODE NOTES
DENSITY
BUILDING HEIGHT
HT. LIMIT (DOWNTOWN
PLAN, NORTH PACIFIC):
(SDBL WAIVER)
STEPBACKS
DOWNTOWN PLAN:
(SDBL WAIVER)
VEHICLE PARKING
(SDBL WAIVER)
BICYCLE PARKING
SCMC 24.12.250
(SDBL WAIVER)
SEE APPLICATION
ALLOWED: 35' AND 3 STORIES DEFAULT, 50' AND 4 STORIES BY DISCRETIONARY PERMIT PROVIDED: 93' TO ROOF, 96'-6" TO ELEV OVERRUN AND 8 STORIES (REFERENCE ELEVATIONS) (SDBL WAIVER)
ALLOWED: DEVELOPMENT IS GENERALLY REQUIRED TO BE BUILT TO THE PROPERTY LINE ADJACENT TO PUBLIC STREETS EXCEPT WHERE NEEDED TO CREATE A 12' SIDEWALK, THE BUILDING HEIGHT ABOVE 35 FEET SHALL BE STEPPED BACK A MINIMUM OF TEN (10) FEET FROM THE 35 FOOT BASE HEIGHT. THE ADDITIONAL HEIGHT SHALL BE HIGHLY ARTICULATED AND THE UPPER LEVEL SHALL GENTLY TRANSITION TO SURROUNDING DEVELOPMENT.
PROVIDED: 0' SETBACK PROVIDED, SEE SITE PLAN.
(SDBL WAIVER)
REQUIRED: NONE PER AB2097
PROPOSED: 100 TOTAL SPACES
2 STANDARD SPACES
4 ACCESSIBLE SPACES (INCLUDING 1 VAN SPACE)
94 TANDEM STACKER SPACES
12 EV READY
REQUIRED: RESIDENTIAL COMMERCIAL
178 CLASS-I (1 PER UNIT) 2 CLASS-1 (1 PER 500 SF X 20%) 45 CLASS-II (1 PER 4 UNITS) 5 CLASS-II (1 PER 500 SF X 80%) TOTAL
180 CLASS-I
50 CLASS-II
PROPOSED: RESIDENTIAL COMMERCIAL
220 CLASS-I 2 CLASS-I
(208 STANDARD + 12 LARGE)
19 CLASS-II 5 CLASS-II
TOTAL
222 CLASS-I SPACES
24 CLASS-II SPACES (SDBL WAIVER)
2 2
CONTEXT & MOBILITY
SUBJECT SITE
San
Lorenzo
River
River St
North Pacific Ave
DOWNTOWN SANTA CRUZ
.5 MILE TO METRO TRANSIT CENTER
10 MINS WALKING
4 MINS BIKING
BUS STOP 1892
35, 35E, 66 71 LINES
.18 MILE FROM SUBJECT SITE
CLOCKTOWER
BUS STOP 1714
4 LINE
.12 MILE FROM SUBJECT SITE
BUS STOP 1457
35, 35E, 66, 71 LINES
.11 MILE FROM SUBJECT SITE
BUS STOP 1713
4, 35, 35E, 66, 71 LINES
.12 MILE FROM SUBJECT SITE
BUS STOP 2302
10 LINE
.12 MILE FROM SUBJECT SITE
SANTA CRUZ
MISSION STATE
HISTORIC PARK
Front St
River
St
RIVER/FRONT
GARAGE
Knight St
N
POST
OFFICE
1 2
90x
3 4
17 35
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
4/15/2025 9:57:35 AM
GP0.02
PROJECT INFO
23143
10/18/2024
OH
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
BUILDING GROSS AREA
GROSS AREA BY USE
PROJECT - UNIT TOTAL COUNT
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
LEVEL RESIDENTIAL CIRCULATION PARKING AMENITY
SERVICE /
MECH.
COMMON
SPACE
NOT LIVABLE
SPACE TOTALS
LEVEL 1 0 SF 3,889 SF 13,102 SF 1,254 SF 1,788 SF 1,938 SF 0 SF 21,971 SF LEVEL 2 8,764 SF 3,308 SF 0 SF 2,588 SF 226 SF 0 SF 3,256 SF 18,142 SF LEVEL 3 11,438 SF 3,299 SF 0 SF 753 SF 380 SF 0 SF 6,522 SF 22,392 SF LEVEL 4 11,443 SF 3,299 SF 0 SF 753 SF 380 SF 0 SF 6,523 SF 22,397 SF LEVEL 5 11,443 SF 3,299 SF 0 SF 753 SF 380 SF 0 SF 6,272 SF 22,147 SF LEVEL 6 11,078 SF 3,299 SF 0 SF 753 SF 380 SF 0 SF 6,280 SF 21,789 SF LEVEL 7 11,080 SF 3,261 SF 0 SF 753 SF 380 SF 0 SF 5,934 SF 21,407 SF LEVEL 8 10,172 SF 3,326 SF 0 SF 753 SF 380 SF 789 SF 4,125 SF 19,545 SF GRAND TOTALS 75,417 SF 26,978 SF 13,102 SF 8,362 SF 4,292 SF 2,727 SF 38,912 SF 169,791 SF Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
369.5 GLA
468.3 GLA
AVG GLA / UNIT
1 1
1 1
424.5 GLA
2 2
31.88 SUBJECT SITE
123456789
10 11
12 13
14 15
16 17
1 2 3 4
5 6
7 8
9 10
1 1
1 2
14 13
1 5
16 17
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
4/15/2025 9:57:45 AM
GP0.04
EXISTING SITE
PHOTOS
23143
10/18/2024
Author
Checker
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
Issue DESCRIPTION DATE
31.89 KNIGHT STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
BULKHEAD STREET
WATER STREET
APPROX. HEIGHT: 21'
APPROX. HEIGHT: 18'
APPROX. HEIGHT: 54'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 30'
APPROX. HEIGHT: 13'
APPROX. HEIGHT: 14'
APPROX. HEIGHT: 33'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 22'
APPROX. HEIGHT: 41'
APPROX. HEIGHT: 60'
KNIGHT STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
BULKHEAD STREET
WATER STREET
KNIGHT STREET
APPROX. HEIGHT: 21'
APPROX. HEIGHT: 18'
APPROX. HEIGHT: 54'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 30'
APPROX. HEIGHT: 13'
APPROX. HEIGHT: 14'
APPROX. HEIGHT: 33'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 22'
APPROX. HEIGHT: 41'
APPROX. HEIGHT: 60'
KNIGHT STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
BULKHEAD STREET
WATER STREET
KNIGHT STREET
APPROX. HEIGHT: 21'
APPROX. HEIGHT: 18'
APPROX. HEIGHT: 54'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 30'
APPROX. HEIGHT: 13'
APPROX. HEIGHT: 14'
APPROX. HEIGHT: 33'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 22'
APPROX. HEIGHT: 41'
APPROX. HEIGHT: 60'
KNIGHT STREET
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
WATER STREET
KNIGHT STREET
APPROX. HEIGHT: 21'
APPROX. HEIGHT: 18'
APPROX. HEIGHT: 54'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 30'
APPROX. HEIGHT: 13'
APPROX. HEIGHT: 14'
APPROX. HEIGHT: 33'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 22'
APPROX. HEIGHT: 41'
APPROX. HEIGHT: 60'
KNIGHT STREETKNIGHT STREET
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
WATER STREET
KNIGHT STREET
APPROX. HEIGHT: 21'
APPROX. HEIGHT: 18'
APPROX. HEIGHT: 54'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 30'
APPROX. HEIGHT: 13'
APPROX. HEIGHT: 14'
APPROX. HEIGHT: 33'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 22'
APPROX. HEIGHT: 41'
APPROX. HEIGHT: 60'
KNIGHT STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
BULKHEAD STREET
WATER STREET
KNIGHT STREET
APPROX. HEIGHT: 21'
APPROX. HEIGHT: 18'
APPROX. HEIGHT: 54'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 30'
APPROX. HEIGHT: 13'
APPROX. HEIGHT: 14'
APPROX. HEIGHT: 33'
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 22'
APPROX. HEIGHT: 41'
APPROX. HEIGHT: 60'
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
4/15/2025 10:00:13 AM
GP0.05
SHADOW STUDY
23143
10/18/2024
OH
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1 SOLAR STUDY - JUNE 21 - 9AM 2SOLAR STUDY - JUNE 21 - 12PM 3SOLAR STUDY - JUNE 21 - 3PM 4 SOLAR STUDY - DEC 21 - 9AM 5SOLAR STUDY - DEC 21 - 12PM 6SOLAR STUDY - DEC 21 - 3PM Issue DESCRIPTION DATE
31.90 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
A
B
PROJECT
SITE
N PACIFIC AVE
KN
IG
HT
ST
BU
LKHEAD
ST
RIVER ST
WATER ST RIVER ST
WATER ST
MISSION ST
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
4/15/2025 10:00:23 AM
GP0.06
RENDERING & 3D
EXHIBITS
23143
10/18/2024
MB
OH/EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
B: CORNER VIEW AT THE INTERSECTION OF NORTH PACIFIC AVENUE & BULKHEAD STREET A: CORNER VIEW AT THE INTERSECTION OF NORTH PACIFIC AVENUE & KNIGHT STREET Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1 31.91
SID
EWALK
12' - 0"
SIDEWALK
12' - 0"
SIDEWALK
12' - 0"
TRASH ELEC
FRONTAGE USE DEPTH
30' - 0" ACTIVE
FRO
NTAGE USE DEPTH
30' - 0" ACTIVE
MAIL
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
LOBBY
ACTIVE
FRONTAGE USE
BIKE STOR.
5' - 0"
RESIDENTIAL UNITS FRONTING
BULKHEAD AVE. ON L1 ELEVATED
5'-0" ABOVE SURROUNDING GRADE
KNIGHT ST
N
PACIFIC
AV
E
BULKHEAD ST
AMENITY
SERVICE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
1718
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 34
35 36
KNIGHT ST
N
PACIFIC
AV
E
BULKHEAD ST
37 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 1: 18 UNITS
LEVEL 2: 37 UNITS
LEVEL 3: 37 UNITS
TOTAL 92 BASE DENSITY UNITS
BONUS DENSITY UNITS CALCULATED:
SEE GP0.03
SEE AP SHEETS FOR PROPOSED BUILDING
AVERAGE UNIT SIZE: 550.35 GSF
COMMON INDOOR AMENITY SPACE PROVIDED: 1,687 GSF
BICYCLE PARKING SPACES PROVIDED: 100 SPACES
OUTDOOR SPACE PROVIDED: 40 GSF / UNIT
2' - 0" PARAPET
L3
9' - 0"
L2
9' - 0"
L1
15' - 0"
35' - 0" TOTAL BLDG HEIGHT
KNIGHT ST
N PACIFIC AVE
BULKHEAD ST
2' - 0" PARAPET
L3
9' - 0"
L2
9' - 0"
L1
15' - 0"
35' - 0" TOTAL BLDG HEIGHT
KNIGHT ST
N PACIFIC AVE
BULKHEAD ST
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
4/15/2025 10:01:50 AM
GP0.07
BASE DENSITY
STUDY
23143
10/18/2024
OH
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1" = 30'-0"
1 BASE DENSITY - LEVEL 1
1" = 30'-0"
2 BASE DENSITY - LEVEL 2 & 3
DIAGRAMS ILLUSTRATED ON THIS SHEET ARE FOR BASE DENSITY CALCULATIONS ONLY, SEE AP SHEETS FOR PROPOSED DESIGN 4 BASE DENSITY - NE
5 BASE DENSITY - SW
LEVEL RESIDENTIAL CIRCULATION PARKING AMENITY
SERVICE
/ MECH.
ACTIVE
FRONTAGE USE TOTALS
LEVEL 1 9,198 SF 2,907 SF 0 SF 1,078 SF 1,084 SF 7,182 SF 21,450 SF LEVEL 2 20,717 SF 2,800 SF 0 SF 304 SF 559 SF 0 SF 24,379 SF LEVEL 3 20,717 SF 2,800 SF 0 SF 304 SF 559 SF 0 SF 24,379 SF GRAND
TOTALS
50,632 SF 8,506 SF 0 SF 1,687 SF 2,202 SF 7,182 SF 70,208 SF 1 Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
2 2
31.92 1. MATERIALS PROVIDED ON THIS MATERIALS BOARD REPRESENT DESIGN INTENT AND THE PRODUCTS SPECIFIED ARE A BASIS OF DESIGN.
2. FINAL MATERIALS / PRODUCTS WILL BE DETERMINED IN THE BUILDING PERMIT PHASE AND
MAY VARY FROM THE MATERIALS SELECTED HERE BASED ON COST/BUDGET, DETAILING, DESIGN CONSTRAINTS, OR OTHER VARIABLES.
3. REFER TO BUILDING ELEVATIONS AND RENDERINGS FOR LOCATIONS OF EACH MATERIAL / PRODUCT.
4. SEE BUILDING ELEVATION SHEETS FOR ADDITIONAL PRODUCT INFORMATION / IMAGERY.
MATERIALS BOARD
GENERAL NOTES
ELEVATION KEYED NOTES
PRODUCT: PERFORATED WALL / SCREEN OR SIM.
MANUFACTURER: BOK MODERN
TYPE / COLOR: WALL SCREEN, STYLE: C02, COLOR MATCH METAL PANEL 1 PRODUCT: WOOD-LOOK FIBER CEMENT PANEL OR SIM.
MANUFACTURER: NICHIHA
TYPE / COLOR: VINTAGEWOOD: SPRUCE & CEDAR
2 PRODUCT: FIBER CEMENT PANEL OR GRC OR SIM.
MANUFACTURER: CERACLAD
TYPE / COLOR: CASHMERE SMOOTH, PEARL OR SILK & MID GRAY OR BRASS 3 PRODUCT: METAL PANEL OR SIM.
MANUFACTURER: ALPOLIC
TYPE / COLOR: LBR LT. BRONZE ANODIZED OR SIM.
4 SPRUCE CEDAR
PEARL SILK MID GRAY BRASS
PRIMARY COLOR SECONDARY COLOR
MBR MED BRONZE ANNO. LIN BROWN LBR LT BRONZE ANNO.
19 PRODUCT: VINYL OR ALUMINUM WINDOWS OR SIM.
MANUFACTURER: KAWNEER
TYPE / COLOR: OPTIQ AA 5450, DARK BRONZE OR BLACK
PRODUCT: CANOPY / SUNSHADE
MANUFACTURER: BOK MODERN
TYPE / COLOR: DIRECT MOUNT OR BRACKETED, COLOR MATCH METAL PANEL 16 PRODUCT: GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR SIM.
MANUFACTURER: SIERRA PACIFIC WINDOWS
TYPE / COLOR: TIMBERLITE 2.0, WHITE OAK & DARK BRONZE OR BLACK 11 PRODUCT: PEDESTAL PAVERS AT TERRACES OR SIM.
MANUFACTURER: WAUSAU
TYPE / COLOR: EXTERIOR TERRAZZO, ET-06 & ET-23
7 BLACK BRONZE
(SAMPLE WINDOW FROM KAWNEER WEBSITE, SEE
ELEVATIONS FOR WINDOW SIZES / OPERABILITY)
12 WHITE OAK
SAMPLE PRODUCT IMAGERY DARK BRONZE BLACK
ET-06 ET-23
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
4/15/2025 10:01:52 AM
GP0.09
PLANNING
MATERIALS BOARD
23143
10/18/2024
OH
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
KEYNOTE MATERIAL
1 PERFORATED WALL/ SCREEN OR SIM.
2 WOOD LOOK VERTICAL ORIENTED SIDING OR SIM.
3 FIBER CEMENT PANELS OR GRC PANELS OR SIM.
4 BRONZE LOOK METAL PANEL OR SIM.
5 REPRESENTATIONAL BUILDING SIGNAGE - FINAL SIGNAGE AND LOCATION TBD. NO SIGN PERMIT APPLIED FOR AT THIS TIME
6 STRUCTURAL COLUMN
7 VINYL OR ALUMINUM WINDOWS OR SIM.
8 PAINTED METAL GUARDRAIL / BALCONY OR SIM.
9 BUILT-IN SCULPTURE
10 PARAPET COPING / CORNICE
11 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR SIM.
12 METAL MECHANICAL EQUIPMENT SCREEN OR SIM.
13 OVERHEAD DOOR
14 EXTERIOR DOOR
15 CLASS-II BIKE PARKING
16 CANOPY
17 BACKLIT PERFORATED WALL OR SIM.
18 MURAL ON STUCCO, FINE ART TBD
19 PAINTED METAL PANEL RAILING BALCONY OR SIM.
20 PROPOSED PLANTERS, SEE LANDSCAPE
21 7' - 0" TALL OPERABLE GATE / FENCE
1 31.93
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
4/15/2025 10:01:53 AM
GP0.10
CAL GREEN
MANDATORY
CHECKLIST - SHEET 1
23143
10/18/2024
MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
Issue DESCRIPTION DATE
31.94 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
4/15/2025 10:01:55 AM
GP0.11
CAL GREEN
MANDATORY
CHECKLIST - SHEET 2
23143
10/18/2024
MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
Issue DESCRIPTION DATE
31.95 Legend ALTA/NSPS Land Title Survey 2 N o r t h P a c i f i c A v e n u e B u l k h e a d S t r e e t 6 V23072 PREPARED AT THE REQUEST OF 07/18/24 VCL 2020 N. Pacific Avenue Santa Cruz, CA 1"=10' GV Land Surveying 4113 Scotts Valley Drive, Suite 102 Scotts Valley, CA 95066 gvlandsurveying.com IFLAND ENGINEERS
31.96 Legend 3 N o r t h P a c i f i c A v e n u e K n i g h t S t r e e t ALTA/NSPS Land Title Survey 6 V23072 PREPARED AT THE REQUEST OF 07/18/24 VCL 2020 N. Pacific Avenue Santa Cruz, CA 1"=10' GV Land Surveying 4113 Scotts Valley Drive, Suite 102 Scotts Valley, CA 95066 gvlandsurveying.com IFLAND ENGINEERS
31.97 Legend ALTA/NSPS Land Title Survey 2 N o r t h P a c i f i c A v e n u e B u l k h e a d S t r e e t 4 V23072 PREPARED AT THE REQUEST OF 07/19/24 VCL 113, 115 Knight Street Santa Cruz, CA 1"=10' GV Land Surveying 4113 Scotts Valley Drive, Suite 102 Scotts Valley, CA 95066 gvlandsurveying.com IFLAND ENGINEERS Parcel 1 Parcel 2
Parcel 1
31.98 Legend 3 N o r t h P a c i f i c A v e n u e K n i g h t S t r e e t ALTA/NSPS Land Title Survey 4 V23072 PREPARED AT THE REQUEST OF 07/19/24 VCL 113, 115 Knight Street Santa Cruz, CA 1"=10' GV Land Surveying 4113 Scotts Valley Drive, Suite 102 Scotts Valley, CA 95066 gvlandsurveying.com IFLAND ENGINEERS
31.99 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X UNK UNK © © 31.100
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X UNK UNK © © 31.101
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X UNK UNK © © 31.102
©
© 31.103
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X UNK UNK © © 31.104
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X UNK UNK W © D © 31.105
©
© 31.106
IRR
IRR
IRR
IRR
UTIL
UTIL
UTIL
UTIL
UTIL
UTIL
TS
TE
TEL
L
RISER
SL
PG&E
PG&E
PG&E
PG&E
PG&E
ELEC.
RISER
TEL
WM
WM
WM
WM
H2O
PM
RAMP
ELEC.
RISER
RAMP
12"
AREA
DRAIN
RAMP
CC@DOOR
=20.74'
CC@DOOR
=20.72'
CURB CUT
WOOD
PLANTER
METAL FENCE
STOP
2"
CURB
DRAIN
(3)
GATE
WOOD
PLANTER
4" FIRE
SPRINKLER
RISER
ROLLING METAL GATE
SDCB
RIM=22.26'
INV=21.41'
SDCB
RIM=21.15'
INV=20.00'
CONC.
FOOTING
DRIVEWAY
RAMP
CC@DOOR
=23.08'
BIKE
LOCKER
BIKE
RACK
3"
CURB
DRAIN
(2)
3"
CURB
DRAIN
(3)
9"
COM
4" RISER
PVC
HC
PARKING
SDCB
RIM=22.66'
INV=21.76'
3"
CURB
DRAIN
(2)
SDCB
RIM=21.86'
INV=21.34'
RAMP
3"
CURB
DRAIN
(2) CC@DOOR
=21.81'
CC@DOOR
=21.86'
ROLLING METAL GATE
SDCB
RIM=20.50'
INV=19.40'
(E)
BUILDING
(E)
BUILDING
(E)
BUILDING
CC@DOOR
=20.68'
CC@DOOR
=20.73'
CC@DOOR
=20.93'
CC@DOOR
=20.72'
SSMH
RIM=22.24'
INV(W)=18.34'(END)
INV(E)=18.29'
SSMH
RIM=20.27'
INV(W)=17.16'
INV(NE)=17.11'
SSMH
RIM=22.75'
INV(S)=18.67'
INV(N)=18.63'
SSMH
RIM=22.04'
INV(S)=16.81'
INV(SW)=17.64
INV(N)=16.76'
SSMH
RIM=21.51'
INV(S)=14.55'
INV(E)=14.33'
INV(N)=14.44'
SSMH
RIM=20.49'
INV(N)=13.83'
INV(E)=13.51'
INV(W)=13.45'
3"
CURB
DRAIN
(2)
BACK
FLOW
PREVENTER
IN CAGE
PLANTER
PLANTER
DRIVEWAY DRIVEWAY
DRIVEWAY
DRIVEWAY
3"
CURB
DRAIN
3"
CURB
DRAIN
NO
PARKING
RAMP
DRIVEWAY
DRIVEWAY
1-1/2" WATER LINE
STEP
PROJECT BENCHMARK
BM D4-05A
ELEV=22.206 (NAVD88)
CONC.
CURB
METAL
FENCE
GV
GV
WV
WV
WV
IV
IV
GM
IV
PM PM
PM
IV
DS
IV
IV
IV
IV
PM
PM
IV
IV
IV
PM
GV
C
WV
H Y D
IV
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT
INFORMATION.
2. REFERENCE LAND SURVEY FOR MORE INFORMATION.
3. REFERENCE CIVIL DEMOLITION DRAWINGS FOR MORE
INFORMATION.
DEMO SITE PLAN NOTES
1 5
3 2
2 3
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
1 KNIGHT STREET
BULKHEAD STREET
COMMERCIAL
ADJACENT PROPERTY:
850 FRONT STREET
PARCEL #: 006-364-01
ZONING: CBD
COMMERCIAL
ADJACENT PROPERTY:
2035 N PACIFIC AVENUE
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 21'
ADJACENT PROPERTY:
139 WATER STREET
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 18'
COMMERCIAL
APPROX. HEIGHT: 54' COMMERCIAL
APPROX. HEIGHT: 44'
COMMERCIAL
ADJACENT PROPERTY:
125 WATER STREET
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 30'
COMMERCIAL
ADJACENT PROPERTY:
129 WATER STREET
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 13' COMMERCIAL
ADJACENT PROPERTY:
2017 N PACIFIC AVENUE
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 14'
COMMERCIAL
ADJACENT PROPERTY:
2027 N PACIFIC AVENUE
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 33'
COMMERCIAL
APPROX. HEIGHT: 44'
APPROX. HEIGHT: 22'
ADJACENT PROPERTY:
2030 N PACIFIC AVENUE
PARCEL #: 006-364-01
ZONING: CBD
COMMERCIAL
APPROX. HEIGHT: 41'
CLOCKTOWER
APPROX. HEIGHT: 60'
WATER STREET
N
O
RT
H
P
A
C
I
F
I
C
AV
E
N
U
E
4 4
4 4
4 4
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
As indicated
4/15/2025 10:01:56 AM
AP0.50D
DEMO SITE PLAN
23143
10/18/2024
OH
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1" = 20'-0" 1
SITE PLAN_DEMO PLANNING
KEYNOTE SCHEDULE - DEMOLITION
KEYNOTE NOTE
1 EXISTING BUILDING TO BE DEMOLISHED
2 EXISTING METAL GATE AND WOOD PLANTER
TO BE REMOVED, SEE CIVIL & LANDSCAPE
DEMOLITION PLAN
3 EXISTING SITEWORK/PAVEMENT TO BE
REMOVED
4 REMOVE EXISTING TREE
5 EXISTING PARKING TO BE REMOVED
Issue DESCRIPTION DATE
31.107
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
2. ADJACENT BUILDING HEIGHTS ARE APPROXIMATE AND ARE TAKEN FROM ADJACENT GRADE ELEVATIONS.
3. REFERENCE LAND SURVEY FOR MORE INFORMATION.
SITE PLAN NOTES
LEGEND
= PROPOSED SETBACK
= REQUIRED SETBACK
COMMERCIAL
ENTRY
RESIDENTIAL
ENTRY
COM
MERCIAL
ENTRY
VEHICULAR
ENTRY
SUBJECT PROPERTY:
2020 PACIFIC AVENUE
PARCEL #: 006-364-01
ZONING: CBD
SUBJECT PROPERTY:
115 KNIGHT STREET
PARCEL #: 006-364-01
ZONING: CBD
COMMERCIAL
ADJACENT PROPERTY:
2035 N PACIFIC AVENUE
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 21'
ADJACENT PROPERTY:
139 WATER STREET
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 18'
MIXED USE
APPROX. HEIGHT: 54' RESIDENTIAL
APPROX. HEIGHT: 44'
PROPOSED GROUND LEVEL SIDEWALK
SETBACK 12' - 5"
COMMERCIAL
ADJACENT PROPERTY:
2017 N PACIFIC AVENUE
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 14'
RESIDENTIAL
APPROX. HEIGHT: 44'
ADJACENT PROPERTY:
2030 N PACIFIC AVENUE
PARCEL #: 006-364-01
ZONING: CBD
RESIDENTIAL
APPROX. HEIGHT: 41'
N
O
RT
H
P
A
C
I
F
I
C
AV
E
N
U
E
WATER STREET
CLOCKTOWER
APPROX. HEIGHT: 60'
COMMERCIAL
ADJACENT PROPERTY:
125 WATER STREET
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 30'
COMMERCIAL
ADJACENT PROPERTY:
129 WATER STREET
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 13'
MIXED USE
ADJACENT PROPERTY:
2027 N PACIFIC AVENUE
PARCEL #: 006-364-01
ZONING: CBD
APPROX. HEIGHT: 33'
COMMERCIAL
ADJACENT PROPERTY:
850 FRONT STREET
PARCEL #: 006-364-01
ZONING: CBD
BULKHEAD STREET
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L. P.L.
REQUIRED GROUND LEVEL SIDEWALK
SETBACK 12' - 0"
REQUIR
ED
G
RO
U
N
D
LVL
SID
EWALK
SETBACK
8' - 0"
P
RO
POS
ED
G
ROU
ND
LVL
SID
EWALK
SETBACK
8' - 2
1/2"
KNIGHT STREET
4' - 5 1/2"
16 0' - 0"
REQUIR
ED
G
RO
U
N
D
LEVE
L
SID
EWALK
SETBACK
8'- 0"
AP3.51
1 AP3.51 2
AP3.51
3 1
AP4.01
2 AP4.01
6' - 5"
2' - 10 1/2"
FIRE LADDER ACCESS
34' - 2 1/2"
FIRE LADDER ACCESS
34' - 2 1/2"
FIRE LADDER ACCESS
34' - 2 1/2"
FIRE LADDER ACCESS
34' - 2 1/2"
FIRE LADDER ACCESS
34' - 2 1/2"
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
4/15/2025 10:01:58 AM
AP0.51
PROPOSED SITE
PLAN
23143
10/18/2024
OH
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1" = 20'-0" 1
SITE PLAN
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1 31.108
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
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
7. NOT LIVABLE SPACE: SPACE NOT MEETING THE DEFINITION OF "LIVABLE SPACE" AT GOV.
CODE 66313(E) INCLUDING STORAGE AND OTHER AMENITY SPACE.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
LOUNGE /
WAITING
ACTIVE COMMON
SPACE (FUTURE
COMMERCIAL)
PARKING
TRASH
MAIL / PACKAGE
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
16 SPACES
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
29' - 8 3/4" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
21' - 11 1/2" 7' - 0" 9
0' - 11 1/2"
15' - 4"
12 - CLASS II SPACES
3 3' - 3"
9' - 10"
4 4
4 1
KNIGHT STREET
11 11
P.L.
P.L.
P.L.
P.L.
P.L. P.L.
P.L.
P.L.
9 10
14 15
A
G
8°
8°
1 1
5 2' - 10 1/2"
4 16
17 17
= PROPOSED SETBACK
= REQUIRED SETBACK
LEGEND
11 17
17 3' - 0"
7' - 0"
BULKHEAD STREET
1 LEASING
OFFICE
STORAGE
RR
ACTIVE COMMON
SPACE
LOBBY
/ LOUNGE
STAIR
ELEC
24' - 0"
24' - 0"
16 SPACES
10 SPACES
10 SPACES
10 SPACES
16 SPACES
16 SPACES
5' - 0"
5' - 0"
5' - 0"
ELEV
9' - 7"
23 6
10' - 1"
4' - 5"
5 24
24 10' - 0"
4 16
22' -
7 1/2"
17 5
10 17
9' - 4 1/2"
12' - 4 1/2"
6 6' - 5"
2' - 10 1/2"
8' - 10" 5' - 3 1/2"
18' -
0"
8' - 3 1/2"
8' - 8"
18' - 0"
1 1
1 12 - CLASS-II SPACES
3 2
2 ELEV LOBBY
EXIT CORRIDOR
4 YARD
RECYCLE
11 11
11 11
11 29
3' - 0"
7' - 0"
3' - 9 1/2"
SIDEWALK
12' - 0"
SID
EWALK
12' - 0"
1 1' - 2"
3 YARD REFUSE
(COMPACTED)
3 YARD REFUSE
(COMPACTED)
3 YARD REFUSE
(COMPACTED)
4 YARD REFUSE
(COM
MERCIAL)
4 YARD REFUSE
(COM
MERCIAL)
4 YARD RECYCLE
(COM
MERCIAL)
4 YARD RECYCLE 4 YARD RECYCLE
4 YARD RECYCLE
4 YARD FOOD
WASTE
COMPACTOR
2 2
29 29
29 29
4' - 6"
4' - 6"
3' - 0"
4' - 1"
4' - 6"
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
4/15/2025 10:02:04 AM
AP1.01
PROPOSED LEVEL 1
PLAN
23143
10/18/2024
OH/MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
31 NOT LIVABLE SPACE, SEE GENERAL NOTES
1" = 10'-0" 1
LEVEL 1 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
1 1
2 2
2 31.109
B
B
B
B
B
B
B
B
B
B
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
7. NOT LIVABLE SPACE: SPACE NOT MEETING THE DEFINITION OF "LIVABLE SPACE" AT GOV.
CODE 66313(E) INCLUDING STORAGE AND OTHER AMENITY SPACE.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
AMENITY
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
P.L.
P.L.
P.L.
P.L.
P.L. P.L.
P.L.
P.L.
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 4 4
4 7
7 7
7 NOT LIVABLE
SPACE
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
IDF TRASH
NOT LIVABLE
SPACE
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
JR 1 BED
JR 1 BED
STUDIO
24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
KNIGHT STREET
8 8
49' - 9 1/2"
11' - 9 1/2" 26' - 3" 14' - 8 1/2" 16' - 6"
1' - 5"
OUTDOOR
PODIUM AMENITY
13 8
8 OPEN TO BELOW
9 10
14 15
A
G
8°
8°
4' - 1 1/2"
8 8
2' - 0"
6' - 5"
5' - 0"
4 19
19 5
19 18
17 19
1' - 5"
1' - 5"
16 16
18 BULKHEAD STREET
AMENITY
8 8
8 ELEV LOBBY
4' - 6"
8 8
8 8
8 8
3' - 4 1/2"
4 5
5 5
8 8
19 5
5 17
BOH
BIKE STOR. 2
7 7
7 7
28 CLASS I SPACES
6 6
25 11
11 11
3' - 0"
4' - 9" 3' - 9"
11 11
11 31
31 31
NOT LIVABLE
SPACE
31 4' - 6"
4' - 6"
4' - 6"
A
A
A
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
4/15/2025 10:02:09 AM
AP1.02
PROPOSED LEVEL 2
PLAN
23143
10/18/2024
OH/MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1" = 10'-0" 1
LEVEL 2 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
31 NOT LIVABLE SPACE, SEE GENERAL NOTES
2 2
31.110
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
7. NOT LIVABLE SPACE: SPACE NOT MEETING THE DEFINITION OF "LIVABLE SPACE" AT GOV.
CODE 66313(E) INCLUDING STORAGE AND OTHER AMENITY SPACE.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 7
7 7
7 NOT LIVABLE
SPACE
JR 1 BED
JR 1 BED STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
STUDIO
JR 1 BED
JR 1 BED
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
28' - 3" 31' - 2" 20' - 11" 19' - 0"
TRASH
IDF
KNIGHT STREET
49' - 9 1/2"
26' - 3" 14' - 8 1/2" 16' - 6"
1' - 4 1/2"
1' - 5"
1' - 5" 1' - 5"
11' - 9 1/2" 20' - 2 1/2"
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
OPEN TO BELOW
9 10
14 15
A
G
8°
8°
8 8
8 4
8°
1' - 5"
3' - 0"
5' - 4 1/2"
6' - 5"
AP3.03
3 2
1 16
16 BOH
AMENITY
NOT LIVABLE
SPACE
ELEV LOBBY
4' - 6"
8 8
8 8
8 8
8 3' - 4 1/2"
4 8
4' - 6"
JR 1 BED
JR 1 BED
8 8
8 8
8 STUDIO
30 CLASS I SPACES
2 26 3' - 10 1/2" 3' - 10 1/2"
31 31
31 31
31 31 NOT LIVABLE
SPACE
31 4' - 6" 4' - 6"
3'- 0"
3'- 0"
A
A
A
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
4/15/2025 10:02:16 AM
AP1.03
PROPOSED LEVEL 3
PLAN
23143
10/18/2024
OH/MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1" = 10'-0" 1
LEVEL 3 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
31 NOT LIVABLE SPACE, SEE GENERAL NOTES
2 2
31.111
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
7. NOT LIVABLE SPACE: SPACE NOT MEETING THE DEFINITION OF "LIVABLE SPACE" AT GOV.
CODE 66313(E) INCLUDING STORAGE AND OTHER AMENITY SPACE.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
NOT LIVABLE
SPACE JR 1 BED
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 7 7
7 7
JR 1 BED
STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
JR 1 BED
STUDIO
JR 1 BED
JR 1 BED
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
IDF TRASH
28' - 3" 31' - 2" 20' - 11" 19' - 0"
49' - 9 1/2"
11' - 9 1/2" 13' - 7" 11' - 9 1/2" 32' - 1" 20' - 2 1/2" 8 1' - 5"
1' - 5" 1' - 5"
9 10
14 15
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
A
8°
G
8°
OPEN TO BELOW
8 8
8 8
8 8
8 8°
4 1' - 5"
3' - 0"
6' - 5"
6' - 5"
AP3.03
3 2
1 16
16 1' - 5"
BULKHEAD STREET
NOT LIVABLE
SPACE
BOH
STUDIO
NOT LIVABLE
SPACE
AMENITY
ELEV LOBBY
8 4' - 6"
8 8
8 3' - 4 1/2"
4 JR 1 BED
4' - 6"
8 8
8 8
30 CLASS I SPACES
2 26 3' - 10 1/2" 3' - 10 1/2"
31 31
31 31
31 31
31 4' - 6"
4' - 6"
3'- 0"
3'- 0"
A
A
A
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
4/15/2025 10:02:24 AM
AP1.04
PROPOSED LEVEL 4
PLAN
23143
10/18/2024
OH/MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1" = 10'-0" 1
LEVEL 4 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
31 NOT LIVABLE SPACE, SEE GENERAL NOTES
2 2
31.112
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
7. NOT LIVABLE SPACE: SPACE NOT MEETING THE DEFINITION OF "LIVABLE SPACE" AT GOV.
CODE 66313(E) INCLUDING STORAGE AND OTHER AMENITY SPACE.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 7 7
7 7
NOT LIVABLE
SPACE
JR 1 BED
JR 1 BED STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
TRASH
NOT LIVABLE
SPACE
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
JR 1 BED
STUDIO
JR 1 BED
JR 1 BED
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
IDF
49' - 9 1/2"
11' - 9 1/2" 13' - 7" 11' - 9 1/2" 32' - 1" 20' - 2 1/2" 1' - 5"
1' - 5" 1' - 5"
9 10
14 15
A
G
OPEN TO BELOW
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
8°
8°
24' - 5 1/2"
4 8
8 8
8 8
8 8
8°
1' - 5"
3' - 0"
6' - 5"
6' - 5"
AP3.03
3 2
1 16
1' - 5"
AMENITY
BOH
NOT LIVABLE
SPACE
STUDIO
NOT LIVABLE
SPACE
ELEV LOBBY
8 4' - 6"
8 8
8 8
3' - 4 1/2"
4 16
JR 1 BED
4' - 6"
8 8
8 8
30 CLASS I SPACES
2 26 3' - 10 1/2" 3' - 10 1/2"
31 31
31 31
31 31
31 4' - 6"
4' - 6"
3'- 0"
3'- 0"
A
A
A
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
4/15/2025 10:02:31 AM
AP1.05
PROPOSED LEVEL 5
PLAN
23143
10/18/2024
OH/MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1" = 10'-0" 1
LEVEL 5 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
31 NOT LIVABLE SPACE, SEE GENERAL NOTES
2 2
31.113
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
7. NOT LIVABLE SPACE: SPACE NOT MEETING THE DEFINITION OF "LIVABLE SPACE" AT GOV.
CODE 66313(E) INCLUDING STORAGE AND OTHER AMENITY SPACE.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 7
7 7 7
NOT LIVABLE
SPACE
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
TRASH
IDF
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
JR 1 BED
STUDIO
JR 1 BED
JR 1 BED
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
49' - 9 1/2"
13' - 1 1/2" 31' - 7 1/2" 20' - 2 1/2"
1' - 5"
1' - 5"
1' - 5"
24' - 5 1/2"
9 10
14 15
A
G
OPEN TO BELOW
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
8°
8°
4 8
8 8
8 8
8 8
8 8°
1' - 5"
3' - 0"
5' - 10 1/2"
6' - 5"
AP3.03
3 2
1 16
1' - 5"
BOH
NOT LIVABLE
SPACE
AMENITY
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
ELEV LOBBY
4' - 6"
8 8
8 8
3' - 4 1/2"
4 16
JR 1 BED
8 8
30 CLASS I SPACES
2 26
4' - 6"
3' - 10 1/2" 3' - 10 1/2"
31 31
31 31
31 31
31 3'- 0"
3'- 0"
4' - 6" 4' - 6"
A
A
A
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
4/15/2025 10:02:38 AM
AP1.06
PROPOSED LEVEL 6
PLAN
23143
10/18/2024
OH/MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1" = 10'-0" 1
LEVEL 6 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
8 1
1 2
2 UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
31 NOT LIVABLE SPACE, SEE GENERAL NOTES
2 2
31.114
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
7. NOT LIVABLE SPACE: SPACE NOT MEETING THE DEFINITION OF "LIVABLE SPACE" AT GOV.
CODE 66313(E) INCLUDING STORAGE AND OTHER AMENITY SPACE.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 30 CLASS I SPACES
7 7
7 JR 1 BED
JR 1 BED STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
JR 1 BED
JR 1 BED
IDF TRASH
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
49' - 9 1/2"
1' - 5"
1' - 5" 1' - 5"
20' - 2 1/2" 4
4' - 9" 24' - 5 1/2"
9 10
14 15
A
G
OPEN TO BELOW
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
8°
8°
4 8
8°
1' - 5"
3' - 0"
5' - 10 1/2"
6' - 5"
AP3.03
3 2
1 1' - 5"
BULKHEAD STREET
7 BOH NOT LIVABLE
SPACE
AMENITY
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
ELEV LOBBY
8 4' - 6"
8 8
8 8
8 8
8 8
8 3' - 4 1/2"
4 16
8 JR 1 BED
8 8
8 8
2 26
4' - 6"
3' - 10 1/2" 3' - 10 1/2"
31 31
31 31
31 31
4' - 6"
4' - 6"
3'- 0"
3'- 0"
A
A
A
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
4/15/2025 10:02:45 AM
AP1.07
PROPOSED LEVEL 7
PLAN
23143
10/18/2024
OH/MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1" = 10'-0" 1
LEVEL 7 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
31 NOT LIVABLE SPACE, SEE GENERAL NOTES
2 2
31.115
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
7. NOT LIVABLE SPACE: SPACE NOT MEETING THE DEFINITION OF "LIVABLE SPACE" AT GOV.
CODE 66313(E) INCLUDING STORAGE AND OTHER AMENITY SPACE.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
ROOFTOP
COMMON SPACE
(FUTURE
COMMERCIAL)
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 7 7
7 7
JR 1 BED
JR 1 BED STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
IDF TRASH
NOT LIVABLE
SPACE
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
JR 1 BED
JR 1 BED
STUDIO
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
49' - 9 1/2"
1' - 5"
1' - 5"
20' - 2 1/2"
STUDIO
JR 1 BED
9 10
14 15
A
G
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
8°
8°
OPEN TO BELOW
4 8
19 8°
4' - 6"
1' - 5"
3' - 0"
5' - 10 1/2"
6' - 5"
AP3.03
3 2
1 16
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
NOT LIVABLE
SPACE
BOH
AMENITY
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
8 8
8 8
8 8
8 8
8 8
3' - 4 1/2"
4 16
17 19
19 JR 1 BED
8 ELEV LOBBY
30 CLASS I SPACES
2 26 3' - 10 1/2" 3' - 10 1/2"
30 31
31 31
31 3'- 0"
4' - 6"
4' - 6"
4' - 6"
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
4/15/2025 10:02:52 AM
AP1.08
PROPOSED LEVEL 8
PLAN
23143
10/18/2024
OH/MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
1" = 10'-0" 2
LEVEL 8 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 Date 3
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
31 NOT LIVABLE SPACE, SEE GENERAL NOTES
2 2
31.116
1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION
ROOF PLAN NOTES
ROOF PLAN KEYED NOTES
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 24
13 ' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7" 29' - 8" 6' - 10"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
29' - 8" 6' - 10"
31' - 2" 25' - 4" 25' - 4" 31' - 2"
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 96' - 6"
96' - 6" 96' - 6"
96' - 6"
96' - 6"
96' - 6"
96' - 6"
88' - 6"
89' - 6"
3 2
2 2
1 1
21' - 2 1/2"
21' - 11 1/2"
89' - 6"
89' - 6"
9 10
14 15
A
G
OPEN TO BELOW
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
8°
8°
4 89' - 6"
8°
2 2
AP3.03
3 2
1 BALCONY BELOW
AT LEVEL 8
BALCONY BELOW
AT LEVEL 8
BALCONY BELOW
AT LEVEL 7
BALCONY BELOW
AT LEVEL 8
BALCONY BELOW
AT LEVEL 8
BALCONY BELOW
AT LEVEL 7
BALCONY BELOW
AT LEVEL 8
BALCONY BELOW
AT LEVEL 8
89' - 6"
89' - 6"
89' - 6"
91' - 0"
91' - 0" 85' - 0"
88' - 6"
91' - 0"
91' - 0"
91' - 0"
89' - 6"
91' - 0"
88' - 6"
88' - 6"
91' - 0"
75' - 0"
75' - 0"
91' - 0"
88' - 6"
96' - 6"
96' - 6"
88' - 6"
87' - 5 1/2"
75' - 0"
96' - 6"
78' - 8 1/2"
78' - 8 1/2"
78' - 8 1/2"
89' - 6"
75' - 0"
89' - 6"
89' - 6"
89' - 6"
88' - 6"
91' - 0"
65' - 0"
65' - 0"
TERRACE BELOW
AT LEVEL 8
89' - 6"
89' - 6"
85' - 2 7/8"
96' - 0"
96' - 0"
96' - 0"
88' - 0"
88' - 0"
4' - 6"
4' - 6"
4' - 6"
4' - 6"
4' - 6"
3' - 0"
3'- 0"
3'- 0"
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
4/15/2025 10:02:55 AM
AP1.09
PROPOSED ROOF
PLAN
23143
10/18/2024
OH/MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
KEYNOTE SCHEDULE - ROOF PLAN
KEYNOTE NOTE
1 ELEVATOR/STAIR OVERRUN
2 INDICATIVE LOCATIONS OF SOLAR PHOTOVOLTAIC PANELS
3 MECHANICAL EQUIPMENT AND ROOF SCREEN, LOCATION
INDICATED CONCEPTUALLY
1" = 10'-0" 1
ROOF - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1 31.117
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.
ELEVATIONS GENERAL NOTES
MATERIALS KEYED NOTES
MATERIALS LEGEND
11 19 7 8 3 4 1 2
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
87 F 10
3 E
1 DC
3 B
8 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 134
25' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 30' - 9"
NORTH PACIFIC AVENUE
4 15 15
96' - 6"
G 12 12A
PROPERTY LINE
ADJACENT PROPERTY SUBJECT PROPERTY
PROPERTY LINE
SUBJECT PROPERTY NORTH PACIFIC AVENUE
4284
7 6
8133
10 10 10
2 11
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
BCDEF
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"
NORTH PACIFIC
AVENUE
243747 1031
8 4 114 11
2' - 0"
32' - 1 1/2"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
PROPOSED BUILDING HEIGHT
85' - 0"
151
AG
PROPERTY LINE
NORTH PACIFIC AVENUE SUBJECT PROPERTY
PROPERTY LINE
SUBJECT PROPERTY ADJACENT PROPERTY
55 18
1274
8 1189 114
8 3
18 6 111 11
6 3
19 17
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
4/15/2025 10:03:38 AM
AP3.01
PROPOSED
ELEVATIONS
23143
10/18/2024
MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
KEYNOTE MATERIAL
1 PERFORATED WALL/ SCREEN OR SIM.
2 WOOD LOOK VERTICAL ORIENTED SIDING OR SIM.
3 FIBER CEMENT PANELS OR GRC PANELS OR SIM.
4 BRONZE LOOK METAL PANEL OR SIM.
5 REPRESENTATIONAL BUILDING SIGNAGE - FINAL SIGNAGE AND LOCATION TBD. NO SIGN PERMIT APPLIED FOR AT THIS TIME
6 STRUCTURAL COLUMN
7 VINYL OR ALUMINUM WINDOWS OR SIM.
8 PAINTED METAL GUARDRAIL / BALCONY OR SIM.
9 BUILT-IN SCULPTURE
10 PARAPET COPING / CORNICE
11 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR SIM.
12 METAL MECHANICAL EQUIPMENT SCREEN OR SIM.
13 OVERHEAD DOOR
14 EXTERIOR DOOR
15 CLASS-II BIKE PARKING
16 CANOPY
17 BACKLIT PERFORATED WALL OR SIM.
18 MURAL ON STUCCO, FINE ART TBD
19 PAINTED METAL PANEL RAILING BALCONY OR SIM.
20 PROPOSED PLANTERS, SEE LANDSCAPE
21 7' - 0" TALL OPERABLE GATE / FENCE
1" = 10'-0"
1 NORTH ELEVATION
1" = 10'-0"
2 SOUTH ELEVATION
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1 31.118
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.
ELEVATIONS GENERAL NOTES
MATERIALS KEYED NOTES
MATERIALS LEGEND
11 19 7 8 3 4 1 2
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
13 12 11
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 10737 10
237 108
8 24
BULKHEAD STREET
KNIGHT STREET
PROPOSED BUILDING HEIGHT
85' - 0"
15 15 14
19' - 0" 20' - 11" 31' - 2" 28' - 3"
PROPERTY LINE
SUBJECT PROPERTY BULKHEAD STREET
PROPERTY LINE
KNIGHT STREET SUBJECT PROPERTY
13 2
4 4 12
1472332
3 82 1032
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
5678
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 183
102
3 8
213482 108
2 114 115
18' - 8 1/2"
2' - 0" 3' - 11 1/2"
PROPOSED BUILDING HEIGHT
85' - 0"
BULKHEAD STREET KNIGHT STREET
14 9 10
15 14 145
15' - 7" 28' - 3" 12' - 8" 31' - 2" 13' - 7" 24' - 11"
PROPERTY LINE
BULKHEAD STREET SUBJECT PROPERTY
PROPERTY LINE
SUBJECT PROPERTY KNIGHT STREET
4 19
3 4
OPEN TO BEYOND
6 5' - 6" 1' - 3 1/2"
5 16
5' - 5"
21 3
8 103 19
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
4/15/2025 10:04:08 AM
AP3.02
PROPOSED
ELEVATIONS
23143
10/18/2024
MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
KEYNOTE MATERIAL
1 PERFORATED WALL/ SCREEN OR SIM.
2 WOOD LOOK VERTICAL ORIENTED SIDING OR SIM.
3 FIBER CEMENT PANELS OR GRC PANELS OR SIM.
4 BRONZE LOOK METAL PANEL OR SIM.
5 REPRESENTATIONAL BUILDING SIGNAGE - FINAL SIGNAGE AND LOCATION TBD. NO SIGN PERMIT APPLIED FOR AT THIS TIME
6 STRUCTURAL COLUMN
7 VINYL OR ALUMINUM WINDOWS OR SIM.
8 PAINTED METAL GUARDRAIL / BALCONY OR SIM.
9 BUILT-IN SCULPTURE
10 PARAPET COPING / CORNICE
11 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR SIM.
12 METAL MECHANICAL EQUIPMENT SCREEN OR SIM.
13 OVERHEAD DOOR
14 EXTERIOR DOOR
15 CLASS-II BIKE PARKING
16 CANOPY
17 BACKLIT PERFORATED WALL OR SIM.
18 MURAL ON STUCCO, FINE ART TBD
19 PAINTED METAL PANEL RAILING BALCONY OR SIM.
20 PROPOSED PLANTERS, SEE LANDSCAPE
21 7' - 0" TALL OPERABLE GATE / FENCE
1" = 10'-0"
1 EAST ELEVATION
1" = 10'-0"
2 WEST ELEVATION
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1 31.119
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.
ELEVATIONS GENERAL NOTES
MATERIALS KEYED NOTES
MATERIALS LEGEND
11 19 7 8 3 4 1 2
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
11' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"
PROPOSED BUILDING HEIGHT
85' - 0"
PROPERTY LINE
KNIGHT STREET SUBJECT PROPERTY
7 10324
9 KNIGHT STREET
11 56
11 34 18
66 10
88 202
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"
PROPOSED BUILDING HEIGHT
85' - 0"
PROPERTY LINE
SUBJECT PROPERTY KNIGHT STREET
23 10
10 KNIGHT STREET
114
8 8
427
14 72 14
12 10
8 36
34 LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
1274
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"
PROPOSED BUILDING HEIGHT
85' - 0"
8' - 0"
11 20 11 20
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
4/15/2025 10:04:28 AM
AP3.03
PROPOSED
ELEVATIONS
23143
10/18/2024
MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
KEYNOTE MATERIAL
1 PERFORATED WALL/ SCREEN OR SIM.
2 WOOD LOOK VERTICAL ORIENTED SIDING OR SIM.
3 FIBER CEMENT PANELS OR GRC PANELS OR SIM.
4 BRONZE LOOK METAL PANEL OR SIM.
5 REPRESENTATIONAL BUILDING SIGNAGE - FINAL SIGNAGE AND LOCATION TBD. NO SIGN PERMIT APPLIED FOR AT THIS TIME
6 STRUCTURAL COLUMN
7 VINYL OR ALUMINUM WINDOWS OR SIM.
8 PAINTED METAL GUARDRAIL / BALCONY OR SIM.
9 BUILT-IN SCULPTURE
10 PARAPET COPING / CORNICE
11 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR SIM.
12 METAL MECHANICAL EQUIPMENT SCREEN OR SIM.
13 OVERHEAD DOOR
14 EXTERIOR DOOR
15 CLASS-II BIKE PARKING
16 CANOPY
17 BACKLIT PERFORATED WALL OR SIM.
18 MURAL ON STUCCO, FINE ART TBD
19 PAINTED METAL PANEL RAILING BALCONY OR SIM.
20 PROPOSED PLANTERS, SEE LANDSCAPE
21 7' - 0" TALL OPERABLE GATE / FENCE
1" = 10'-0"
1 COURTYARD - WEST ELEVATION
1" = 10'-0"
2 COURTYARD - EAST ELEVATION
1" = 10'-0"
3 COURTYARD - NORTH ELEVATION
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1 31.120
MISSION HILL 2015 NORTH PACIFIC AVENUE NORTH PACIFIC AVENUE 2020 NORTH PACIFIC AVENUE (SUBJECT SITE)
125 WATER STREET WATER STREET850 FRONT STREET
13' - 0" APPROX. HEIGHT
6' - 0" PARAPET VARIES 85' - 0" BUILDING HEIGHT
39' - 0" APPROX. HEIGHT
HEIGHT, VARIES
22' - 0" APPROX.
BULKHEAD STREET KNIGHT STREET WATER STREET 59' - 0" APPROX. 33' - 0" APPROX. HEIGHT APPROX. HEIGHT
28' - 0"
VARIES
4' - 6" PARAPET
85' - 0" BUILDING HEIGHT
50' - 0" APPROX. HEIGHT
2030 N PACIFIC AVENUE 2020 N PACIFIC AVENUE
(SUBJECT SITE)
TOWN CLOCK PARK 850 FRONT STREET 1551 PACIFIC AVENUE
2020 NORTH PACIFIC AVENUE NORTH PACIFIC AVENUE
2027 NORTH PACIFIC AVENUE
(SUBJECT SITE)
125 WATER STREET129 WATER STREET RIVER STREETMISSION HILL 33' - 0" APPROX. HEIGHT
VARIES
4' - 6" PARAPET
85' - 0" BUILDING HEIGHT
13' - 0" APPROX. HEIGHT
APPROX. HEIGHT
39' - 0"
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" = 20'-0"
4/15/2025 10:05:07 AM
AP3.51
SITE ELEVATIONS
23143
10/18/2024
Author
Checker
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1" = 20'-0"
1 KNIGHT STREET SITE ELEVATION - PLANNING
1" = 20'-0"
2 NORTH PACIFIC AVENUE SITE ELEVATION - PLANNING
1" = 20'-0"
3 BULKHEAD STREET SITE ELEVATION - PLANNING
1 31.121
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"
BULKHEAD STREET
PROPOSED BUILDING HEIGHT
85' - 0"
PROPERTY LINE
SUBJECT PROPERTY KNIGHT STREET
PROPERTY LINE
BULKHEAD STREET SUBJECT PROPERTY
FRONT STREET
AP4.51
1 2030 N PACIFIC AVENUE VARIES, REF SITE PLAN 43' - 4" APPROX. HEIGHT
BUILDING HEIGHT
85' - 0"
6' - 0" PARAPET, VARIES
11' - 6" ELEV / STAIR OVERRUN
4' - 6 1/2"
2020 N PACIFIC AVENUE
(SUBJECT SITE)
TOWN CLOCK PARK
PARKING
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED BOH
BOH
BOH
BOH
BOH
BOH
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIOJR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BEDJR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
MAIL / PACKAGE
LOBBY
/ LOUNGE
70°
AERIAL LADDER ACCESS
100' - 0"
34' - 2 1/2"
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"
NORTH PACIFIC AVENUE
PROPOSED BUILDING HEIGHT
85' - 0"
PROPERTY LINE
SUBJECT PROPERTY ADJACENT PROPERTY
PROPERTY LINE
NORTH PACIFIC AVENUE SUBJECT PROPERTY
4' - 6"
PARKING
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
ELEVATORS
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
39' - 0" APPROX. HEIGHT
14' - 0" APPROX. HEIGHT
MISSION HILL 2015 NORTH PACIFIC AVENUE
2020 NORTH PACIFIC AVENUE
(SUBJECT SITE)
125 WATER STREET
RESIDENTIAL COURTYARD
85' - 0" BUILDING HEIGHT
6' - 0" PARAPET, VARIES
11' - 6" ELEV / STAIR OVERRUN
AP4.51
2 70°
AERIAL LADDER ACCESS
100' - 0"
34' - 2 1/2"
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION.
2. SURROUNDING CONTEXT IS MODELED TO SCALE BASED ON SURVEY DATA, AVAILABLE INFORMATION FROM THE CITY'S G.I.S. AND GOOGLE EARTH DATA.
3. ADJACENT PROPERTIES ARE MODELED TO SCALE BASED ON GOOGLE EARTH DATA, THE HEIGHTS OF ADJACENT BUILDINGS ARE APPROXIMATED RELATIVE TO THE ADJACENT GRADE.
SITE SECTION 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
As indicated
4/15/2025 10:05:17 AM
AP4.01
SITE SECTIONS
23143
10/18/2024
Author
Checker
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1" = 20'-0" 1
SITE SECTION 1
1" = 20'-0" 2
SITE SECTION 2
1 31.122
1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION
BUILDING SECTION NOTES
BUILDING SECTION KEYED NOTES
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
AP5.02
1 AP5.02
2 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"
PARKING MAIL / PACKAGE
2 BULKHEAD STREET KNIGHT STREET PROPOSED BUILDING HEIGHT 85' - 0"
OUTDOOR AMENITY SPACE
PROPERTY LINE
SUBJECT PROPERTY KNIGHT STREET
4 PROPERTY LINE
BULKHEAD STREET SUBJECT PROPERTY
4' - 6 1/2"
1 NOT LIVABLE
JR 1 BED STUDIO JR 1 BED JR 1 BED SPACE
NOT LIVABLE
JR 1 BED STUDIO JR 1 BED JR 1 BED SPACE
NOT LIVABLE
JR 1 BED STUDIO JR 1 BED JR 1 BED SPACE
JR 1 BED STUDIO JR 1 BED JR 1 BED
LOBBY
/ LOUNGE
JR 1 BED
JR 1 BED
NOT LIVABLE
JR 1 BED STUDIO JR 1 BED JR 1 BED SPACE
STUDIO JR 1 BED JR 1 BED
NOT LIVABLE
SPACE
BOH
BOH
BOH
BOH
BOH
BOH
ELEV LOBBY
ELEV LOBBY
ELEV LOBBY
ELEV LOBBY
ELEV LOBBY
ELEV LOBBY
ELEV LOBBY
ELEV LOBBY
ELEV
7 7
7 7
7 7
7 7
7 7
7 8
BOH 8
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
O N M L K J I H
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" AP5.01
2 AP5.01
1 STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
ELEVATORS
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
29' - 8 1/2" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8" 2 CORR.
NORTH PACIFIC AVENUE
CORR.
CORR.
CORR.
CORR.
CORR.
CORR.
2 CORR.
CORR.
CORR.
CORR.
CORR.
CORR.
CORR.
PROPOSED BUILDING HEIGHT
85' - 0"
OPEN TO ABOVE
PROPERTY LINE
SUBJECT PROPERTY ADJACENT PROPERTY
5' - 5"
PROPERTY LINE
NORTH PACIFIC AVENUE SUBJECT PROPERTY
0' - 4 1/2"
PARKING
4' - 6"
4 4 5 4
4 1
7 7
7 7
7 7
8 CORR.
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
4/15/2025 10:05:22 AM
AP4.51
BUILDING SECTIONS
23143
10/18/2024
MB
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
KEYNOTE SCHEDULE - BUILDING SECTION
KEYNOTE NOTE
1 PAINTED METAL GUARDRAIL/BALCONY OR SIM.
2 METAL MECHANICAL EQUIPMENT SCREEN OR SIM.
3 STRUCTURAL COLUMN
4 PARAPET COPING/CORNICE
5 VINYL OR ALUMINUM WINDOWS OR SIM.
6 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
7 PRIVATE BALCONY/TERRACE
8 COMMON TERRACE/OPEN SPACE
3/32" = 1'-0" 1
BUILDING SECTION 1
3/32" = 1'-0" 2
BUILDING SECTION 2
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1 31.123
1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION
BUILDING SECTION NOTES
BUILDING SECTION KEYED NOTES
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
O
PROPOSED BUILDING HEIGHT
85' - 0"
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
6' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 14 P
0' - 4"
NORTH PACIFIC AVENUE
L SUBJECT PROPERTY
4' - 5"
7777777
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
H
PROPOSED BUILDING HEIGHT
85' - 0"
6' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" STUDIO
54 P
SUBJECT PROPERTY ADJACENT PROPERTY
5' - 5"
L
1' - 5"
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
PARKING
2' - 2"
RECESS
0' - 3" TYP WINDOW
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
4/15/2025 10:05:25 AM
AP5.01
ENLARGED WALL
SECTIONS
23143
10/18/2024
JC
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
KEYNOTE SCHEDULE - BUILDING SECTION
KEYNOTE NOTE
1 PAINTED METAL GUARDRAIL/BALCONY OR SIM.
2 METAL MECHANICAL EQUIPMENT SCREEN OR SIM.
3 STRUCTURAL COLUMN
4 PARAPET COPING/CORNICE
5 VINYL OR ALUMINUM WINDOWS OR SIM.
6 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
7 PRIVATE BALCONY/TERRACE
8 COMMON TERRACE/OPEN SPACE
3/16" = 1'-0"
1 WEST FACADE - WALL SECTION
3/16" = 1'-0"
2 EAST FACADE - WALL SECTION
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1 31.124
1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION
BUILDING SECTION NOTES
BUILDING SECTION KEYED NOTES
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
PROPOSED BUILDING HEIGHT
85' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 4 6
10' - 0"
1 PL
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
NOT LIVABLE
SPACE
4 3' - 10"
7 7
77 8
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
LEVEL 7
65' - 0"
LEVEL 8
75' - 0"
ROOF
85' - 0"
PROPOSED BUILDING HEIGHT
85' - 0"
6' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"
PROPERTY LINE
4 BULKHEAD STREET SUBJECT PROPERTY PL
4' - 7"
1 JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
6 7777777
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
4/15/2025 10:05:28 AM
AP5.02
ENLARGED WALL
SECTIONS
23143
10/18/2024
JC
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
KEYNOTE SCHEDULE - BUILDING SECTION
KEYNOTE NOTE
1 PAINTED METAL GUARDRAIL/BALCONY OR SIM.
2 METAL MECHANICAL EQUIPMENT SCREEN OR SIM.
3 STRUCTURAL COLUMN
4 PARAPET COPING/CORNICE
5 VINYL OR ALUMINUM WINDOWS OR SIM.
6 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
7 PRIVATE BALCONY/TERRACE
8 COMMON TERRACE/OPEN SPACE
3/16" = 1'-0"
1 SOUTH FACADE - WALL SECTION
3/16" = 1'-0"
2 NORTH FACADE - WALL SECTION
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
1 31.125
1 23
B
C
D
E
F
H
J I K
M
L
O
N
8567 11
12 13
9 10
14 15
A
G
4 F1
F1
F1
F2
F2
F2
F2
F1
F2
F1
F2
F3
F3
F1
F2
F2
F2
F2
F2
F2
F1
F1
F1
F1
F2
F1
F2
F2
F2
F2
F2
F1
F1
F1
F2
F2
1 23
B
C
D
E
F
H
J I K
M
L
O
N
8567 11
12 13
9 10
14 15
A
G
4 F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F1
F2
F2
F2
F2
F1
F1
F1
F1
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F1
1 23
B
C
D
E
F
H
J I K
M
L
O
N
8567 11
12 13
9 10
14 15
A
G
4 F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2 F2
F2
F2
F2
F2
F2
F2
1 23
B
C
D
E
F
H
J I K
M
L
O
N
8567 11
12 13
9 10
14 15
A
G
4 F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
TRUE
NORTH
PROJECT
NORTH
N
N
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. LIGHTING SHOWN IS ONLY AT EXTERIOR LOCATIONS AND IS ONLY SCHEMATIC.
3. SEE PLANS FOR ROOM NAMES.
4. SEE SURVEY FOR PROPOSED PARCEL DIMENSIONS.
5. SEE LANDSCAPE AND CIVIL DRAWINGS FOR ELEVATIONS, MATERIALS, DETAILS, DIMENSIONS AND PLANTING AREAS AT SIDEWALKS.
6. SEE LIGHTING FIXTURE SCHEDULE FOR PRELIMINARY PROPOSED LIGHT FIXTURE STYLES AND FINISHES, FINAL SELECTIONS TO BE PROVIDED IN THE BUILDING PERMIT STAGE.
7. FINAL LIGHTING PLAN WILL BE COORDINATED WITH SITE PHOTOMETRIC STUDIES PROVIDED BY A LIGHTING / ELECTRICAL ENGINEER IN THE BUILDING PERMIT STAGE.
8. LIGHT FIXTURES WILL NOT EXCEED 1260 LUMENS IN BRIGHTNESS OR 3000K IN COLOR PER SCMC 24.12.185.16(a)
9. BUILDING FACES SHALL BE ILLUMINATED SUCH THAT SURFACES LOCATED AT LEAST TEN
HORIZONTAL FEET AWAY FROM BUILDING ENTRIES SHALL HAVE AT LEAST SIXTY-SIX PERCENT
LESS LUMINANCE THAN SURFACES WITHIN TEN HORIZONTAL FEET OF BUILDING ENTRIES PER SCMC 24.12.185.16(g)
LIGHTING PLAN NOTES
DRAFT LIGHTING
FIXTURE SCHEDULE
B.O.D.: MAXXIMA 4 IN. ULTRA THIN RECESSED ANTIGLARE LED DOWNLIGHT FINISH: BRONZE
F1 - CEILING MOUNTED LED
DOWNLIGHT
B.O.D.: KICHLER CYLINDER 2 LIGHT 12" TALL
OUTDOOR WALL SCONCE
FINISH: BRONZE
F2 - WALL MOUNT LED DOWNLIGHT
B.O.D.: LUMENS PITCH LED INDOOR/OUTDOOR
WALL SCONCE
FINISH: BRONZE
F3 - WALL MOUNT LED
UTILITY DOWNLIGHT
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
4/15/2025 10:05:37 AM
AP6.01
LIGHTING PLANS
23143
10/18/2024
Author
Checker
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
3/64" = 1'-0"
1 LEVEL 1 - LIGHTING
3/64" = 1'-0"
2 LEVEL 2 - LIGHTING
3/64" = 1'-0"
3 LEVEL 3 - LIGHTING
3/64" = 1'-0"
4 LEVEL 4 - LIGHTING
1 31.126
1 23
B
C
D
E
F
H
J I K
M
L
O
N
8567 11
12 13
9 10
14 15
A
G
4 F2
F2
F2 F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2 F2
F2
F2
F2
F2
F2
F2
F2
1 23
B
C
D
E
F
H
J I K
M
L
O
N
8567 11
12 13
9 10
14 15
A
G
4 F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2 F2
F2
F2
F2
F2
F2
F2
F2
F2
1 23
B
C
D
E
F
H
J I K
M
L
O
N
8567 11
12 13
9 10
14 15
A
G
4 F2
F2 F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2 F2
F2
1 23
B
C
D
E
F
H
J I K
M
L
O
N
8567 11
12 13
9 10
14 15
A
G
4 F2 F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
F2
TRUE
NORTH
PROJECT
NORTH
N
N
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. LIGHTING SHOWN IS ONLY AT EXTERIOR LOCATIONS AND IS ONLY SCHEMATIC.
3. SEE PLANS FOR ROOM NAMES.
4. SEE SURVEY FOR PROPOSED PARCEL DIMENSIONS.
5. SEE LANDSCAPE AND CIVIL DRAWINGS FOR ELEVATIONS, MATERIALS, DETAILS, DIMENSIONS AND PLANTING AREAS AT SIDEWALKS.
6. SEE LIGHTING FIXTURE SCHEDULE FOR PRELIMINARY PROPOSED LIGHT FIXTURE STYLES AND FINISHES, FINAL SELECTIONS TO BE PROVIDED IN THE BUILDING PERMIT STAGE.
7. FINAL LIGHTING PLAN WILL BE COORDINATED WITH SITE PHOTOMETRIC STUDIES PROVIDED BY A LIGHTING / ELECTRICAL ENGINEER IN THE BUILDING PERMIT STAGE.
8. LIGHT FIXTURES WILL NOT EXCEED 1260 LUMENS IN BRIGHTNESS OR 3000K IN COLOR PER SCMC 24.12.185.16(a)
9. BUILDING FACES SHALL BE ILLUMINATED SUCH THAT SURFACES LOCATED AT LEAST TEN
HORIZONTAL FEET AWAY FROM BUILDING ENTRIES SHALL HAVE AT LEAST SIXTY-SIX PERCENT
LESS LUMINANCE THAN SURFACES WITHIN TEN HORIZONTAL FEET OF BUILDING ENTRIES PER SCMC 24.12.185.16(g)
LIGHTING PLAN NOTES
DRAFT LIGHTING
FIXTURE SCHEDULE
B.O.D.: MAXXIMA 4 IN. ULTRA THIN RECESSED ANTIGLARE LED DOWNLIGHT FINISH: BRONZE
F1 - CEILING MOUNTED LED
DOWNLIGHT
B.O.D.: KICHLER CYLINDER 2 LIGHT 12" TALL
OUTDOOR WALL SCONCE
FINISH: BRONZE
F2 - WALL MOUNT LED DOWNLIGHT
B.O.D.: LUMENS PITCH LED INDOOR/OUTDOOR
WALL SCONCE
FINISH: BRONZE
F3 - WALL MOUNT LED
UTILITY DOWNLIGHT
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
4/15/2025 10:05:45 AM
AP6.02
LIGHTING PLANS
23143
10/18/2024
Author
Checker
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
3/64" = 1'-0"
1 LEVEL 5 - LIGHTING
3/64" = 1'-0"
2 LEVEL 6 - LIGHTING
3/64" = 1'-0"
3 LEVEL 7 - LIGHTING
3/64" = 1'-0"
4 LEVEL 8 - LIGHTING
1 31.127
PROPOSED CLASS-I BICYCLE PARKING
PROPOSED TANDEM STACKER PARKING SYSTEM PROPOSED CLASS-II BICYCLE PARKING
PROPOSED FIX-IT STATION
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
4/15/2025 10:05:47 AM
AP9.02
CAR, EV, BICYCLE
PARKING, &
STORAGE INFO
23143
10/18/2024
MB/OH
EB
CLOCKTOWER CENTER2020 N PACIFIC AVESANTA CRUZ, CA 95060 006-364-01, 02
Issue DESCRIPTION DATE
31.128
N O R T H P A C I F I C A V E N U E B U L K H E A D S T R E E T K N I G H T S T R E E T ** = CALIFORNIA NATIVE PLAN
MATURE
TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS ACER PALMATUM / JAPANESE MAPLE 15 GAL 3 20' X 20' M
ACER PALMATUM ‘OSAKAZUKI' / JAPANESE MAPLE 15 GAL 4 20' X 20' M ACER PALMATUM 'BLOODGOOD' / JAPANESE MAPLE 15 GAL 4 15' X 15' M ACER PALMATUM 'SANGO KAKU' / CORAL BARK MAPLE 15 GAL 3 20' X 18' M ACER PALMATUM 'WOLFF' / EMPEROR 1 JAPANESE MAPLE 24" BX 6 15' X 15' M LAGERSTROEMIA INDICA X FAURIEI ‘MUSKOGEE' / 24" BX 11 12' X 12' M
LAVENDER CRAPE MYRTLE (STANDARD TRUNK)
SHRUBS AND MATURE
PERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS ACANTHUS MOLLIS 'OAK LEAF' / OAK LEAF ACANTHUS 5 GAL 5 4' X 4' M **ACHILLEA ‘FIREFLY DIAMOND’ / FIREFLY DIAMOND YARROW 1 GAL 2 2' X 3' L **ACHILLEA MILLEFOLIUM ‘TERRA COTTA’ / COMMON YARROW 1 GAL 2 2' X 4' L **ASARUM CAUDATUM / WESTERN WILD GINGER 1 GAL 16 1' X 1.5' M ASPIDISTRA ELATIOR / CAST IRON PLANT 1 GAL 20 2' X 2.5' M BRUNNERA MACROPHYLLA / SIBERIAN BUGLOSS 1 GAL 11 1.5' X 2.6' H **CLINOPODIUM DOUGLASII / YERBA BUENA 1 GAL 13 0.5" X 3' L CYRTOMIUM FALCATUM 'ROCHFORDIANUM' / HOLLY FERN 1 GAL 12 2' X 3' M **DICENTRA FORMOSA / PACIFIC BLEEDING HEART 1 GAL 9 1' X 2' M **HEUCERA X PLUM PUDDING / CORAL BELLS 1 GAL 10 1' X 2' M **HEUCERA X GREEN SPICE / CORAL BELLS 1 GAL 11 1' X 2' M **HEUCERA X LIME MARMALADE / LIME CORAL BELLS 1 GAL 8 1' X 2' M **HEUCHERA MAXIMA / ISLAND ALUM ROOT 1 GAL 17 2' X 2' M HOSTA MIXED 1 GAL 8 1.5' X 2.5 M
**LEPECHINIA FRAGRANS / WALLACES PITCHER PLANT 1 GAL 12 1' X 1.5' L **MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 1 GAL 6 2.5' X 2.5' M **POLYSTICHUM MUNITUM / WESTERN SWORD FERN 5 GAL 15 4' X 4' M SARCOCOCCA HOOKERIANA VAR. HUMILIS / 5 GAL 6 1.5' X 8' M
HIMALAYAN SWEET BOX
**SALVIA ‘DARA’S CHOICE' / DARA’S CHOICE SAGE 1 GAL 3 1.5' X 6' L **SALVIA SPATHACEA / HUMMINGBIRD SAGE 1 GAL 11 2' X 3' L STACHYS BYZANTINA / LAMB'S EARS 1 GAL 18 1' X 1.5' L
**WOODWARDIA FIMBRIATA / GIANT CHAIN FERN 5 GAL 14 4' X 3' M MATURE
GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **CAREX TUMILICOLA / FOOTHILL SEDGE 1 GAL 14 2' X 2' M
CAREX OSHIMENSIS 'EVERORO' / VARIEGATED SEDGE 1 GAL 7 1' X 2' M CHONDROPETALUM TECTORUM / SMALL CAPE RUSH 1 GAL 11 3' X 3' L LIRIOPE SPICATA 'SILVER DRAGON' / LILY TURF 1 GAL 4 1' X 1.5' M MATURE
VINES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS HARDENBERGIA VIOLACEA / PURPLE LILAC VINE 5 GAL 11 1' X 10' M JP
OZ
BG
SK B
LANDSCAPE PLAN
LEVEL 1 STREET
L1.1
1811, 1815, 1819
MISSION SREET
SANTA CRUZ, CA 95060
DATE
JOB
7/12/2025
2412 0 4 8 16
po box 328 aptos, ca 95001
(831) 818-9227
www.mb-landarch.com
SHEET NUMBER
PLAN REVISIONS
SHEET TITLE
mb
megan bishop LA
L A N D S C A P E A R C H I T E C T U R E
NORTH
24" X 36"
SCALE: 1/8" = 1'-0" 2 4/8/2025 PLANNING REV-02
1815 MISSION
STREET
WATER EFFICIENT LANDSCAPE
ORDINANCE COMPLIANCE
UPON BUILDING SUBMITTAL,
PLANTING AND IRRIGATION
PLANS SHALL COMPLY WITH
THE CITY OF SANTA CRUZ,
MUNICIPAL CODE CHAPTER
16.16 2
TREE GRATES TO BE 'MADRAS' 4'X4' HEEL PROOF IN RAW
CAST IRON BY IRON AGE WWW.IRONAGEGRATES.COM.
INSTALLED PER MANUFACTURER'S INSTALLATION
INSTRUCTIONS / QTY: 21
TREE GRATES
1. ALL PLANT MATERIAL IN BIORETENTION PLANTERS PER CENTRAL
CALIFORNIA COAST, TECHNICAL ASSISTANCE MEMO (TAM) LID
PLANT GUIDANCE FOR BIORETENTION. SOIL MIXTURE PER CIVIL PLANS. MULCH LAYER TO BE 1-2" THICK COMPOST MULCH THAT
WILL NOT FLOAT.
2. ALL PLANTING AREAS (EXCEPT BIORETENTION PLANTERS) ON SITE TO RECEIVE A 3" THICK LAYER OF BARK MULCH EQUAL TO
REDWOOD, FIR, CEDAR, OR A COMBINATION OF THESE. THE
COMPOSITION OF THE MULCH SHALL BE A MIX OF SHREDDED BARK, WOOD AND SAWDUST, 0-4". NO GORILLA HAIR SHALL BE USED.
3. MATURE PLANT SIZES DO NOT ACCOUNT FOR SMALLER GROWTH
HABIT WHEN GROWN IN CONTAINERS
4. ALL PLANTERS TO BE FILLED WITH CLEAN TOPSOIL.
5. THE INSTALLED LANDSCAPE SHALL BE MAINTAINED FREE OF
INVASIVE PLANTS.
PLANTING NOTES
PRELIMINARY IRRIGATION NOTES
1. FULL IRRIGATION PLAN AND PRODUCT LIST WILL BE PROVIDED UPON BUILDING SUBMITTAL.
2. THE INTENT OF THE IRRIGATION SYSTEM IS TO PROVIDE THE
MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD PLANT
HEALTH.
3. ALL NEW PLANT MATERIAL IN GROUND AND RAISED PLANTERS TO RECEIVE DRIP (POINT-SOURCE) EMITTERS EQUAL TO: HUNTER HE-B
SINGLE OUTLET WITH SCREEN
4. NO POTABLE WATER SHALL BE APPLIED DURING AND WITHIN 48
HOURS FOLLOWING MEASURABLE RAINFALL
5. IRRIGATION SYSTEM SHALL BE INSPECTED REGULARLY FOR
LEAKS, MISALIGNED HEADS AND BAD VALVES, BROKEN
EQUIPMENT SHALL BE REPAIRED PROMPTLY WITH IDENTICAL OR
EQUIVALENT EQUIPMENT, AND WATERING SCHEDULES SHALL BE
ADJUSTED TO REFLECT VARIATIONS IN WATER NEED BASED ON
SEASON OR PLANT MATURITY.
6. LOCATE EQUIPMENT IN NEAREST ADJACENT PLANTERS AS
FEASIBLE AND INDICATE EXACT LOCATION ON RECORD DRAWINGS.
H - HIGH WATER USE
M - MODERATE WATER USE
L - LOW WATER USE
VL - VERY LOW WATER USE
WUCOLS WATER USE CLASSIFICATION
PLANT MATERIAL - LEVELS 1&2
FOOTING FOR FUTURE
SCULPTURE
ACTIVE COMMON SPACE
PARKING
LOBBY
TRASH
ELEC
ACTIVE COMMON SPACE
BIKE RACKS, TYP.
BIKE RACKS, TYP.
STORAGE
OFFICE
LOUNGE
TRANS
TRANSTRANS 2 2 2
31.129
N O R T H P A C I F I C A V E N U E B U L K H E A D S T R E E T K N I G H T S T R E E T B B B B B B B B B B B OZ
BG
SK
OZ
JP
BG
OZ
JP
OZ
BG
SK
BG
SK
JP
** = CALIFORNIA NATIVE PLAN
MATURE
TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS ACER PALMATUM / JAPANESE MAPLE 15 GAL 3 20' X 20' M
ACER PALMATUM ‘OSAKAZUKI' / JAPANESE MAPLE 15 GAL 4 20' X 20' M ACER PALMATUM 'BLOODGOOD' / JAPANESE MAPLE 15 GAL 4 15' X 15' M ACER PALMATUM 'SANGO KAKU' / CORAL BARK MAPLE 15 GAL 3 20' X 18' M ACER PALMATUM 'WOLFF' / EMPEROR 1 JAPANESE MAPLE 24" BX 6 15' X 15' M LAGERSTROEMIA INDICA X FAURIEI ‘MUSKOGEE' / 24" BX 11 12' X 12' M
LAVENDER CRAPE MYRTLE (STANDARD TRUNK)
SHRUBS AND MATURE
PERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS ACANTHUS MOLLIS 'OAK LEAF' / OAK LEAF ACANTHUS 5 GAL 5 4' X 4' M **ACHILLEA ‘FIREFLY DIAMOND’ / FIREFLY DIAMOND YARROW 1 GAL 2 2' X 3' L **ACHILLEA MILLEFOLIUM ‘TERRA COTTA’ / COMMON YARROW 1 GAL 2 2' X 4' L **ASARUM CAUDATUM / WESTERN WILD GINGER 1 GAL 16 1' X 1.5' M ASPIDISTRA ELATIOR / CAST IRON PLANT 1 GAL 20 2' X 2.5' M BRUNNERA MACROPHYLLA / SIBERIAN BUGLOSS 1 GAL 11 1.5' X 2.6' H **CLINOPODIUM DOUGLASII / YERBA BUENA 1 GAL 13 0.5" X 3' L CYRTOMIUM FALCATUM 'ROCHFORDIANUM' / HOLLY FERN 1 GAL 12 2' X 3' M **DICENTRA FORMOSA / PACIFIC BLEEDING HEART 1 GAL 9 1' X 2' M **HEUCERA X PLUM PUDDING / CORAL BELLS 1 GAL 10 1' X 2' M **HEUCERA X GREEN SPICE / CORAL BELLS 1 GAL 11 1' X 2' M **HEUCERA X LIME MARMALADE / LIME CORAL BELLS 1 GAL 8 1' X 2' M **HEUCHERA MAXIMA / ISLAND ALUM ROOT 1 GAL 17 2' X 2' M HOSTA MIXED 1 GAL 8 1.5' X 2.5 M
**LEPECHINIA FRAGRANS / WALLACES PITCHER PLANT 1 GAL 12 1' X 1.5' L **MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 1 GAL 6 2.5' X 2.5' M **POLYSTICHUM MUNITUM / WESTERN SWORD FERN 5 GAL 15 4' X 4' M SARCOCOCCA HOOKERIANA VAR. HUMILIS / 5 GAL 6 1.5' X 8' M
HIMALAYAN SWEET BOX
**SALVIA ‘DARA’S CHOICE' / DARA’S CHOICE SAGE 1 GAL 3 1.5' X 6' L **SALVIA SPATHACEA / HUMMINGBIRD SAGE 1 GAL 11 2' X 3' L STACHYS BYZANTINA / LAMB'S EARS 1 GAL 18 1' X 1.5' L
**WOODWARDIA FIMBRIATA / GIANT CHAIN FERN 5 GAL 14 4' X 3' M MATURE
GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **CAREX TUMILICOLA / FOOTHILL SEDGE 1 GAL 14 2' X 2' M
CAREX OSHIMENSIS 'EVERORO' / VARIEGATED SEDGE 1 GAL 7 1' X 2' M CHONDROPETALUM TECTORUM / SMALL CAPE RUSH 1 GAL 11 3' X 3' L LIRIOPE SPICATA 'SILVER DRAGON' / LILY TURF 1 GAL 4 1' X 1.5' M MATURE
VINES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS HARDENBERGIA VIOLACEA / PURPLE LILAC VINE 5 GAL 11 1' X 10' M JP
OZ
BG
SK B
LANDSCAPE PLAN
LEVEL 2 PODIUM
L1.2
1811, 1815, 1819
MISSION SREET
SANTA CRUZ, CA 95060
DATE
JOB
7/12/2025
2412 0 4 8 16
po box 328 aptos, ca 95001
(831) 818-9227
www.mb-landarch.com
SHEET NUMBER
PLAN REVISIONS
SHEET TITLE
mb
megan bishop LA
L A N D S C A P E A R C H I T E C T U R E
NORTH
24" X 36"
SCALE: 1/8" = 1'-0" 2 4/8/2025 PLANNING REV-02
1815 MISSION
STREET
WATER EFFICIENT LANDSCAPE
ORDINANCE COMPLIANCE
UPON BUILDING SUBMITTAL,
PLANTING AND IRRIGATION
PLANS SHALL COMPLY WITH
THE CITY OF SANTA CRUZ,
MUNICIPAL CODE CHAPTER
16.16 2
OUTDOOR REC
SPACE
SCREENING PANELS
HOT TUB COLD
PLUNGE
PING PONG
PING PONG
F-BALL
BENCH
30" TALL PLANTERS
24" TALL
CORTEN PLANTER, TYP.
1. ALL PLANT MATERIAL IN BIORETENTION PLANTERS PER CENTRAL
CALIFORNIA COAST, TECHNICAL ASSISTANCE MEMO (TAM) LID
PLANT GUIDANCE FOR BIORETENTION. SOIL MIXTURE PER CIVIL PLANS. MULCH LAYER TO BE 1-2" THICK COMPOST MULCH THAT
WILL NOT FLOAT.
2. ALL PLANTING AREAS (EXCEPT BIORETENTION PLANTERS) ON SITE TO RECEIVE A 3" THICK LAYER OF BARK MULCH EQUAL TO
REDWOOD, FIR, CEDAR, OR A COMBINATION OF THESE. THE
COMPOSITION OF THE MULCH SHALL BE A MIX OF SHREDDED BARK, WOOD AND SAWDUST, 0-4". NO GORILLA HAIR SHALL BE USED.
3. MATURE PLANT SIZES DO NOT ACCOUNT FOR SMALLER GROWTH
HABIT WHEN GROWN IN CONTAINERS
4. ALL PLANTERS TO BE FILLED WITH CLEAN TOPSOIL.
5. THE INSTALLED LANDSCAPE SHALL BE MAINTAINED FREE OF
INVASIVE PLANTS.
PLANTING NOTES
PRELIMINARY IRRIGATION NOTES
1. FULL IRRIGATION PLAN AND PRODUCT LIST WILL BE PROVIDED UPON BUILDING SUBMITTAL.
2. THE INTENT OF THE IRRIGATION SYSTEM IS TO PROVIDE THE
MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD PLANT
HEALTH.
3. ALL NEW PLANT MATERIAL IN GROUND AND RAISED PLANTERS TO RECEIVE DRIP (POINT-SOURCE) EMITTERS EQUAL TO: HUNTER HE-B
SINGLE OUTLET WITH SCREEN
4. NO POTABLE WATER SHALL BE APPLIED DURING AND WITHIN 48
HOURS FOLLOWING MEASURABLE RAINFALL
5. IRRIGATION SYSTEM SHALL BE INSPECTED REGULARLY FOR
LEAKS, MISALIGNED HEADS AND BAD VALVES, BROKEN
EQUIPMENT SHALL BE REPAIRED PROMPTLY WITH IDENTICAL OR
EQUIVALENT EQUIPMENT, AND WATERING SCHEDULES SHALL BE
ADJUSTED TO REFLECT VARIATIONS IN WATER NEED BASED ON
SEASON OR PLANT MATURITY.
6. LOCATE EQUIPMENT IN NEAREST ADJACENT PLANTERS AS
FEASIBLE AND INDICATE EXACT LOCATION ON RECORD DRAWINGS.
H - HIGH WATER USE
M - MODERATE WATER USE
L - LOW WATER USE
VL - VERY LOW WATER USE
WUCOLS WATER USE CLASSIFICATION
AMENITY
AMENITY
PLANT MATERIAL - LEVELS 1&2
JR 1 BED A
JR 1 BED A
STUDIO STUDIO
STUDIO
STUDIO
JR 1 BED A
JR 1 BED A
STUDIO
STUDIO
STUDIO STUDIO
STUDIO
JR 1 BED A
JR 1 BED A
JR 1 BED A
JR 1 BED A
NOT LIVABLE SPACE
JR 1 BED A
STUDIO
JR 1 BED A
WORK STATIONS
WORK STATIONS
BBQ COUNTER
36" TALL RAISED
STUCCO PLANTER,
TYP.
RAISED
PLANTER
WITH BENCH
24" TALL CORTEN
PLANTER, TYP.
RAISED
PLANTER, TYP. 2
NOT LIVABLE SPACE
NOT LIVABLE SPACE
JR 1 BED A
JR 1 BED A
31.130
N O R T H P A C I F I C A V E N U E
B U L K H E A D S T R E E T
K N I G H T S T R E E T
** = CALIFORNIA NATIVE PLANT
MATURE
TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS LAGERSTROEMIA INDICA 'CATAWBA' / 15 GAL 1 10' X 10' M
PURPLE CRAPE MYRTLE (MULTI-TRUNK)
LAGERSTROEMIA INDICA X FAURIEI ‘MUSKOGEE' / 15 GAL 5 12' X 12' M
LAVENDER CRAPE MYRTLE (MULTI-TRUNK)
LAGERSTROEMIA INDICA 'ZUNI' / 15 GAL 9 9' X 8' M
PURPLE CRAPE MYRTLE (MULTI-TRUNK)
SHRUBS AND MATURE
PERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **ACHILLEA MILLEFOILIUM 'FIREFLY DIAMOND' / YARROW 1 GAL 2 2' X 3' L **ACHILLEA MILLEFOILIUM 'TERRACOTTA' / YARROW 1 GAL 2 2' X 3' L **ARCTOSTAPHYLOS UVA-URSI / MANZANITA GROUNDCOVER 1 GAL 9 1' X 6' L **EPILOBIUM 'MARIN PINK' / CALIFORNIA FUCHSIA 1 GAL 2 1.5' X 3' L **MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 1 GAL 2 2.5' X 2.5' M **PENSTEMON HETEROPHYLLUS 'MARGARITA BOP' 1 GAL 3 1.5' X 2.5' L **PENSTEMON SPECTABILIS 'PAZ' 1 GAL 3 3.5' X 2.5' L
**SALVIA 'DARA'S CHOICE' / DARA'S CHOICE SAGE 1 GAL 11 18" X 6' L STACHYS BYZANTINA / LAMB'S EARS 1 GAL 13 1' X 1.5' L
MATURE
GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **FESTUCA CALFORNICA / CALIFORNIA FESCUE 1 GAL 33 2' X 2' L
LANDSCAPE PLAN
LEVEL 8
L1.3
1811, 1815, 1819
MISSION SREET
SANTA CRUZ, CA 95060
DATE
JOB
7/12/2025
2412
0 4 8 16
po box 328 aptos, ca 95001
(831) 818-9227
www.mb-landarch.com
SHEET NUMBER
PLAN REVISIONS
SHEET TITLE
mb
megan bishop
LA
L A N D S C A P E A R C H I T E C T U R E
NORTH
24" X 36"
SCALE: 1/8" = 1'-0"
2 4/8/2025 PLANNING REV-02
1815 MISSION
STREET
WATER EFFICIENT LANDSCAPE
ORDINANCE COMPLIANCE
UPON BUILDING SUBMITTAL,
PLANTING AND IRRIGATION
PLANS SHALL COMPLY WITH
THE CITY OF SANTA CRUZ,
MUNICIPAL CODE CHAPTER
16.16 2
1. ALL PLANT MATERIAL IN BIORETENTION PLANTERS PER CENTRAL
CALIFORNIA COAST, TECHNICAL ASSISTANCE MEMO (TAM) LID
PLANT GUIDANCE FOR BIORETENTION. SOIL MIXTURE PER CIVIL PLANS. MULCH LAYER TO BE 1-2" THICK COMPOST MULCH THAT
WILL NOT FLOAT.
2. ALL PLANTING AREAS (EXCEPT BIORETENTION PLANTERS) ON SITE TO RECEIVE A 3" THICK LAYER OF BARK MULCH EQUAL TO
REDWOOD, FIR, CEDAR, OR A COMBINATION OF THESE. THE
COMPOSITION OF THE MULCH SHALL BE A MIX OF SHREDDED BARK, WOOD AND SAWDUST, 0-4". NO GORILLA HAIR SHALL BE USED.
3. MATURE PLANT SIZES DO NOT ACCOUNT FOR SMALLER GROWTH
HABIT WHEN GROWN IN CONTAINERS
4. ALL PLANTERS TO BE FILLED WITH CLEAN TOPSOIL.
5. THE INSTALLED LANDSCAPE SHALL BE MAINTAINED FREE OF
INVASIVE PLANTS.
PLANTING NOTES
PRELIMINARY IRRIGATION NOTES
1. FULL IRRIGATION PLAN AND PRODUCT LIST WILL BE PROVIDED UPON BUILDING SUBMITTAL.
2. THE INTENT OF THE IRRIGATION SYSTEM IS TO PROVIDE THE
MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD PLANT
HEALTH.
3. ALL NEW PLANT MATERIAL IN GROUND AND RAISED PLANTERS TO RECEIVE DRIP (POINT-SOURCE) EMITTERS EQUAL TO: HUNTER HE-B
SINGLE OUTLET WITH SCREEN
4. NO POTABLE WATER SHALL BE APPLIED DURING AND WITHIN 48
HOURS FOLLOWING MEASURABLE RAINFALL
5. IRRIGATION SYSTEM SHALL BE INSPECTED REGULARLY FOR
LEAKS, MISALIGNED HEADS AND BAD VALVES, BROKEN
EQUIPMENT SHALL BE REPAIRED PROMPTLY WITH IDENTICAL OR
EQUIVALENT EQUIPMENT, AND WATERING SCHEDULES SHALL BE
ADJUSTED TO REFLECT VARIATIONS IN WATER NEED BASED ON
SEASON OR PLANT MATURITY.
6. LOCATE EQUIPMENT IN NEAREST ADJACENT PLANTERS AS
FEASIBLE AND INDICATE EXACT LOCATION ON RECORD DRAWINGS.
H - HIGH WATER USE
M - MODERATE WATER USE
L - LOW WATER USE
VL - VERY LOW WATER USE
WUCOLS WATER USE CLASSIFICATION
PLANT MATERIAL - LEVEL 8 ONLY
ROOFTOP
COMMON SPACE
PODIUM BELOW
JR 1 BED A
JR 1 BED A
STUDIO STUDIO
STUDIO
STUDIO
JR 1 BED A
JR 1 BED A
STUDIO
STUDIO
STUDIO STUDIO
STUDIO
JR 1 BED A
JR 1 BED A
JR 1 BED A
NOT LIVABLE SPACE
STUDIO
JR 1 BED A
STUDIO
JR 1 BED A
AMENITY
BIKES
PRIVATE BALCONY
JR 1 BED A
JR 1 BED A
JR 1 BED A
JR 1 BED A
30" TALL RAISED
STUCCO PLANTER, TYP.
24" TALL RAISED
STUCCO PLANTER, TYP.
24" TALL
30" TALL
30" TALL
NOT LIVABLE SPACE
NOT LIVABLE SPACE
NOT LIVABLE SPACE
31.131
B
B
B
B
B
B
B
B
B
B
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
FITNESS STUDIO
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
P.L.
P.L.
P.L.
P.L.
P.L. P.L.
P.L.
P.L.
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 4 4
4 7
7 7
7 WORK FROM
HOME SPACE
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
CHILDRENS
PLAYROOM
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
IDF TRASH
FITNESS CENTER
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
JR 1 BED
JR 1 BED
STUDIO
24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
KNIGHT STREET
8 8
49' - 9 1/2"
11' - 9 1/2" 26' - 3" 14' - 8 1/2" 16' - 6"
1' - 5"
OUTDOOR
PODIUM AMENITY
13 8
8 OPEN TO BELOW
9 10
14 15
A
G
8°
8°
4' - 1 1/2"
8 8
2' - 0"
6' - 5"
5' - 0"
4 19
19 5
19 18
17 19
1' - 5"
1' - 5"
16 16
18 BULKHEAD STREET
SAUNA / STEAM
ROOM
8 8
8 ELEV LOBBY
4' - 6"
8 8
8 8
8 8
3' - 4 1/2"
4 5
5 5
8 8
19 5
5 17
BOH
BIKE STOR.
2 7
7 7
7 28 CLASS I SPACES
6 6
25 11
11 11
3' - 0"
4' - 9" 3' - 9"
11 11
11 4' - 6"
4' - 6"
4' - 6"
A
A
A
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
7/7/2025 9:54:00 A
M
AP1.02
PROPOSED LEVEL 2
PLAN
23143
10/18/2024
OH/MB
EB
2020 N PACIFIC AVESANTA CRUZ
, CA 95060
CLOCKTOWER CENTER
006-364-01, 02
1" = 10'-0" 1
LEVEL 2 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 04.15.2025
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
2 2
31.132
D D D W W W W D
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 7
7 7
7 WORK FROM
HOME SPACE
JR 1 BED
JR 1 BED STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
STUDY ROOMS
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
EVENT SPACE /
LOUNGE
STUDIO
JR 1 BED
JR 1 BED
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
28' - 3" 31' - 2" 20' - 11" 19' - 0"
TRASH
IDF
KNIGHT STREET
49' - 9 1/2"
26' - 3" 14' - 8 1/2" 16' - 6"
1' - 4 1/2"
1' - 5"
1' - 5" 1' - 5"
11' - 9 1/2" 20' - 2 1/2"
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
OPEN TO BELOW
9 10
14 15
A
G
8°
8°
8 8
8 4
8°
1' - 5"
3' - 0"
5' - 4 1/2"
6' - 5"
AP3.03
3 2
1 16
16 BOH
RESIDENT
STORAGE
ELEV LOBBY
4' - 6"
8 8
8 8
8 8
8 3' - 4 1/2"
4 8
4' - 6"
JR 1 BED
JR 1 BED
8 8
8 8
8 STUDIO
30 CLASS I SPACES
2 26 3' - 10 1/2" 3' - 10 1/2"
4' - 6" 4' - 6"
3'- 0"
3'- 0"
A
A
A
LAUNDRY
FACILITY
MUSIC ROOM
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
7/7/2025 9:54:08 A
M
AP1.03
PROPOSED LEVEL 3
PLAN
23143
10/18/2024
OH/MB
EB
2020 N PACIFIC AVESANTA CRUZ
, CA 95060
CLOCKTOWER CENTER
006-364-01, 02
1" = 10'-0" 1
LEVEL 3 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 04.15.2025
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
2 2
31.133
D D D W W W W D
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
WORK FROM
HOME SPACE JR 1 BED
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 7 7
7 7
JR 1 BED
STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
STUDY ROOMS
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
EVENT SPACE /
LOUNGE
JR 1 BED
STUDIO
JR 1 BED
JR 1 BED
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
IDF TRASH
28' - 3" 31' - 2" 20' - 11" 19' - 0"
49' - 9 1/2"
11' - 9 1/2" 13' - 7" 11' - 9 1/2" 32' - 1" 20' - 2 1/2" 8 1' - 5"
1' - 5" 1' - 5"
9 10
14 15
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
A
8°
G
8°
OPEN TO BELOW
8 8
8 8
8 8
8 8°
4 1' - 5"
3' - 0"
6' - 5"
6' - 5"
AP3.03
3 2
1 16
16 1' - 5"
BULKHEAD STREET
BOH
STUDIO
LAUNDRY
FACILITY
RESIDENT
STORAGE
ELEV LOBBY
8 4' - 6"
8 8
8 3' - 4 1/2"
4 JR 1 BED
4' - 6"
8 8
8 8
30 CLASS I SPACES
2 26 3' - 10 1/2" 3' - 10 1/2"
4' - 6"
4' - 6"
3'- 0"
3'- 0"
A
A
A
MUSIC ROOM
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
7/7/2025 9:54:17 A
M
AP1.04
PROPOSED LEVEL 4
PLAN
23143
10/18/2024
OH/MB
EB
2020 N PACIFIC AVESANTA CRUZ
, CA 95060
CLOCKTOWER CENTER
006-364-01, 02
1" = 10'-0" 1
LEVEL 4 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 04.15.2025
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
2 2
31.134
D D D W W W W D
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 7 7
7 7
WORK FROM
HOME SPACE
JR 1 BED
JR 1 BED STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
PET GROOMING /
PET WASH
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
TRASH
MEDIA ROOM /
SCREENING
ROOM
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
CHEF'S KITCHEN /
DINING
JR 1 BED
STUDIO
JR 1 BED
JR 1 BED
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
IDF
49' - 9 1/2"
11' - 9 1/2" 13' - 7" 11' - 9 1/2" 32' - 1" 20' - 2 1/2" 1' - 5"
1' - 5" 1' - 5"
9 10
14 15
A
G
OPEN TO BELOW
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
8°
8°
24' - 5 1/2"
4 8
8 8
8 8
8 8
8°
1' - 5"
3' - 0"
6' - 5"
6' - 5"
AP3.03
3 2
1 16
1' - 5"
RESIDENT
STORAGE
BOH
STUDIO
ELEV LOBBY
8 4' - 6"
8 8
8 8
3' - 4 1/2"
4 16
JR 1 BED
4' - 6"
8 8
8 8
30 CLASS I SPACES
2 26 3' - 10 1/2" 3' - 10 1/2"
4' - 6"
4' - 6"
3'- 0"
3'- 0"
A
A
A
LAUNDRY
FACILITY
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
7/7/2025 9:54:25 A
M
AP1.05
PROPOSED LEVEL 5
PLAN
23143
10/18/2024
OH/MB
EB
2020 N PACIFIC AVESANTA CRUZ
, CA 95060
CLOCKTOWER CENTER
006-364-01, 02
1" = 10'-0" 1
LEVEL 5 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 04.15.2025
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
2 2
31.135
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 7
7 7 7
WORK FROM
HOME SPACE
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
STUDY ROOMS
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
TRASH
IDF
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
CHEF'S KITCHEN /
DINING
JR 1 BED
STUDIO
JR 1 BED
JR 1 BED
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
49' - 9 1/2"
13' - 1 1/2" 31' - 7 1/2" 20' - 2 1/2"
1' - 5"
1' - 5"
1' - 5"
24' - 5 1/2"
9 10
14 15
A
G
OPEN TO BELOW
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
8°
8°
4 8
8 8
8 8
8 8
8 8°
1' - 5"
3' - 0"
5' - 10 1/2"
6' - 5"
AP3.03
3 2
1 16
1' - 5"
BOH
RESIDENT
STORAGE
ART STUDIOS
ELEV LOBBY
4' - 6"
8 8
8 8
3' - 4 1/2"
4 16
JR 1 BED
8 8
30 CLASS I SPACES
2 26
4' - 6"
3' - 10 1/2" 3' - 10 1/2"
3'- 0"
3'- 0"
4' - 6" 4' - 6"
A
A
A
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
7/7/2025 9:54:33 A
M
AP1.06
PROPOSED LEVEL 6
PLAN
23143
10/18/2024
OH/MB
EB
2020 N PACIFIC AVESANTA CRUZ
, CA 95060
CLOCKTOWER CENTER
006-364-01, 02
1" = 10'-0" 1
LEVEL 6 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 04.15.2025
8 1
1 2
2 UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
2 2
31.136
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 30 CLASS I SPACES
7 7
7 JR 1 BED
JR 1 BED STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
READING ROOM /
LIBRARY
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
ART STUDIOS
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
JR 1 BED
JR 1 BED
IDF TRASH
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
49' - 9 1/2"
1' - 5"
1' - 5" 1' - 5"
20' - 2 1/2" 4
4' - 9" 24' - 5 1/2"
9 10
14 15
A
G
OPEN TO BELOW
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
8°
8°
4 8
8°
1' - 5"
3' - 0"
5' - 10 1/2"
6' - 5"
AP3.03
3 2
1 1' - 5"
BULKHEAD STREET
7 BOH
RESIDENT
STORAGE
WORKSHOP /
MAKER SPACE
WORK FROM
HOME SPACE
ELEV LOBBY
8 4' - 6"
8 8
8 8
8 8
8 8
8 3' - 4 1/2"
4 16
8 JR 1 BED
8 8
8 8
2 26
4' - 6"
3' - 10 1/2" 3' - 10 1/2"
4' - 6"
4' - 6"
3'- 0"
3'- 0"
A
A
A
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
7/7/2025 9:54:41 A
M
AP1.07
PROPOSED LEVEL 7
PLAN
23143
10/18/2024
OH/MB
EB
2020 N PACIFIC AVESANTA CRUZ
, CA 95060
CLOCKTOWER CENTER
006-364-01, 02
1" = 10'-0" 1
LEVEL 7 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 04.15.2025
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
2 2
31.137
1. SEE SHEET GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION
2. SEE LANDSCAPE DRAWINGS FOR PODIUM LANDSCAPE DESIGN AND PLANTING LAYOUT.
3. ALL CLASS-I BICYCLE PARKING TO BE ACCESS CONTROLLED FOR RESIDENT USE ONLY BY A CODE OR KEY FOB LOCKED DOOR, INCLUDING INFRASTRUCTURE FOR E-BIKE CHARGING.
4. CLASS-I BICYCLE STORAGE FOR COMMERCIAL USE TO BE INCORPORATED INTO A FUTURE
TENANT IMPROVEMENT AND TO PROVIDE BICYCLE STORAGE WITHIN AN ACCESS
CONTROLLED ROOM BY CODE OR KEY FOB, ACCESSIBLE TO COMMERCIAL EMPLOYEES ONLY
5. ACTIVE GROUND-LEVEL USES: INCLUDING COMMON RESIDENTIAL LOBBY, LEASING OFFICES, COMMON SPACES PUBLICLY VISIBLE, AND ASSOCIATED USES (PER TABLE 4-1 AND ADDITIONAL REGULATION 2 ON PAGE 38 OF DOWNTOWN PLAN). POTENTIAL FUTURE COMMERCIAL OR ACTIVE FRONTAGE USES, BY SEPARATE PLANNING PERMIT.
6. ROOFTOP COMMON SPACE: INCLUDING INDOOR COMMON SPACE OF 789 SF AND ASSOCIATED OUTDOOR COMMON SPACE OF 749 SF. POTENTIAL FUTURE COMMERCIAL USES
INCLUDE EATING AND DRINKING ESTABLISHMENTS WITH ROOFTOP DINING AND BAR (PER TABLE 4-2 AND ADDITIONAL REGULATION 3 ON PAGE 45, AND "INTEGRATED ROOFTOP DESIGN" ON PAGE 80 OF DOWNTOWN PLAN) BY SEPARATE PLANNING PERMIT.
FLOOR PLAN NOTES
UNIT MIX
FLOOR PLAN KEYED NOTES
1 A = INDICATES THE LOCATION OF AN AFFORDABLE UNIT
TRUE
NORTH
PROJECT
NORTH
N N
BIKE STOR.
ROOFTOP
COMMON SPACE
(FUTURE
COMMERCIAL)
AP3.01
1 AP3.02 2
AP3.01
2 1 AP3.02
1 AP4.51
2 AP4.51
1 1
2 2
3 3
B
C
D
E
F
H
J I
K
L
M
O
N
8 5
6 7 11
12 13
29' - 8" 6' - 10"
30' - 9" 31' - 2" 25' - 4" 25' - 4" 31' - 2" 25' - 9"
29' - 8" 6' - 10"
28' - 3" 31' - 2" 20' - 11" 19' - 0"
29' - 8" 6' - 10" 29' - 8" 34' - 11" 29' - 8" 6' - 10" 29' - 8 3/4" 24' - 11" 13' - 7" 31' - 2" 12' - 8" 28' - 3" 15' - 7"
4 4
4 7
7 7
2 7 7
7 7
JR 1 BED
JR 1 BED STUDIO
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
STUDIO
STUDIO
STUDIO
JR 1 BED
JR 1 BED
IDF TRASH
EVENT SPACE /
LOUNGE
JR 1 BED
JR 1 BED
JR 1 BED
STUDIO
STUDIO
JR 1 BED
JR 1 BED
STUDIO
BULKHEAD STREET
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
KNIGHT STREET
49' - 9 1/2"
1' - 5"
1' - 5"
20' - 2 1/2"
STUDIO
JR 1 BED
9 10
14 15
A
G
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
P.L.
8°
8°
OPEN TO BELOW
4 8
19 8°
4' - 6"
1' - 5"
3' - 0"
5' - 10 1/2"
6' - 5"
AP3.03
3 2
1 16
N
O
R
T
H
P
A
CIFIC
AV
E
N
U
E
BOH
RESIDENT
STORAGE
FITNESS STUDIO
WORK FROM
HOME SPACE
8 8
8 8
8 8
8 8
8 8
3' - 4 1/2"
4 16
17 19
19 JR 1 BED
8 ELEV LOBBY
30 CLASS I SPACES
2 26 3' - 10 1/2" 3' - 10 1/2"
30 3'- 0"
4' - 6"
4' - 6"
4' - 6"
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
7/7/2025 9:54:49 A
M
AP1.08
PROPOSED LEVEL 8
PLAN
23143
10/18/2024
OH/MB
EB
2020 N PACIFIC AVESANTA CRUZ
, CA 95060
CLOCKTOWER CENTER
006-364-01, 02
1" = 10'-0" 2
LEVEL 8 - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REV-01 02.20.2025
2 PLANNING REV-02 04.15.2025
1 1
2 2
UNIT TYPE COUNT
STUDIO 79
JR 1 BED 99
178
KEYNOTE SCHEDULE - FLOOR PLAN
KEYNOTE NOTE
1 STACKER VEHICLE PARKING SPACES, SEE SHEET AP9.02
2 CLASS-I BIKE PARKING, SEE SHEET AP9.02
3 CLASS-II BIKE PARKING, SEE SHEET AP9.02
4 ELEVATOR
5 STRUCTURAL COLUMN, TYP.
6 OVERHEAD DOOR
7 INTERIOR CORRIDOR
8 PRIVATE BALCONY / PATIO TYP.
9 CANOPY
10 BUILT-IN SCULPTURE
11 DASHED LINE INDICATES BUILDING/CANOPY OVERHEAD
12 BUILDING BELOW
13 GUARDRAIL
16 EGRESS STAIRS
17 GLAZED ALUMINUM OR TIMBER STOREFRONT SYSTEM OR
SIM.
18 INDICATIVE/POTENTIAL LOCATION FOR BUILDING SIGNAGE.
FINAL SIGNAGE & LOCATION TBD. NO SIGN PERMIT APPLIED
FOR AT THIS TIME
19 PROPOSED PLANTERS, SEE LANDSCAPE PLANS
23 EXISTING TRANSFORMER TO REMAIN
24 PROPOSED NEW TRANSFORMER LOCATIONS, PLACEHOLDER
25 BICYCLE REPAIR STATION PER SCMC 24.12.250.3
26 LARGER BICYCLE STORAGE SPACE (3' x 10')
29 ACTIVE COMMON SPACE, SEE GENERAL NOTES
30 ROOFTOP COMMON SPACE, SEE GENERAL NOTES
2 2
31.138
ARBORIST REPORTTree Survey & Preliminary Construction Impacts 2020 North Pacific Avenue
Santa Cruz, CA
APN: 006-364-01, 02
11/7/2024
Prepared for:
Workbench
189 Walnut Avenue
Santa Cruz, CA, 95060
Prepared by:
ISA Certified Arborist WE0681A
ISA Tree Risk Assessment Qualification (TRAQ)
31.139
Table of Contents
SUMMARY ..................................................................................................................................1 Background .................................................................................................................... 2 Assignment..................................................................................................................... 2 Limits of the Assignment ................................................................................................ 2 Purpose and use of the report........................................................................................ 2 Resources ...................................................................................................................... 3 OBSERVATIONS .................................................................................................................... 4-8 DISCUSSION...............................................................................................................................9 Species List.................................................................................................................... 9 Tree Evaluation and Recording Methods....................................................................... 9 Condition Rating........................................................................................................... 10 Suitability for Preservation............................................................................................ 10 Tree Protection Zone.................................................................................................... 11 Critical Root Zone......................................................................................................... 11 Root Disturbance Distance........................................................................................... 12 Construction Impacts to Regulated Trees.................................................................... 13 Impact Level.................................................................................................................13 Regulated Tree Removal & Replacement Trees ........................................................ 14 Certificate of Performance…………………………………………………………………….15 CONCLUSION.......................................................................................................................... 16 RECOMMENDATIONS............................................................................................................. 16
31.140
Attachments: Appendix A - G
Appendix A – Tree Assessment Chart
Appendix B – Criteria for Tree Assessment Chart
Appendix C – Tree Location Plan, Sheets T1 & T2
Appendix D – Bibliography
Appendix E - Glossary
Appendix F - Tree Protection Guidelines & Restrictions
Protecting Trees During Construction
Project Arborist Duties & Inspection Schedule
Tree Protection Fencing
Tree Protection Signs
Monitoring
Root Pruning
Tree Work Standards & Qualifications
Appendix G - Assumptions & Limiting Conditions
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Tree Survey & Preliminary Construction Impacts 11/7/2024 2020 North Pacific Avenue Page 1
SUMMARY
This report provides the following information:
1. A summary of the health and structural condition of 14 trees.
2. A preliminary evaluation of anticipated construction impacts to the trees.
3. Recommendations for retention or removal of assessed trees based on their condition and anticipated construction impacts.
An existing building will be demolished, and a new multi-level housing complex with mixed uses on the ground floor is proposed.
Six regulated trees within or near the project limits were inventoried. Two heritage trees and four street trees are in good or fair condition, will be highly impacted by the proposed project, and their removal will be necessary. The Tree Assessment Chart, Appendix A is the condensed reference guide to inform all tree management decisions for the trees evaluated.
Data Summary
General
Total Trees Inventoried Count
Total 14
Species 5
Regulated Trees
Heritage Trees
All trees > 14” trunk diameter 2
Street Trees 4
Tree Disposition Categories – All Trees
R.I. – Remove due to construction impacts 6
R.C. – Remove due to condition (poor condition) 0
R.T., I.M. - Retain tree. Preservable, low or moderate impacts that can be mitigated. 0
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Tree Survey & Preliminary Construction Impacts 11/7/2024 2020 North Pacific Avenue Page 2
Background
Plans will be submitted to the City of Santa Cruz Planning Department for site improvements at 2020 North Pacific Avenue, Santa Cruz. The applicant, Workbench, requested my services to assess the condition of fourteen trees within or near the project limits, and the construction impacts that may affect them. Further, to provide a report with my findings and recommendations to meet City of Santa Cruz planning requirements.
Assignment
Provide an arborist report that includes an assessment of the trees within the project area. The assessment is to include the species, size (trunk diameter, height and canopy diameter spread), condition (health and structure), and suitability for preservation ratings.
To complete this assignment, the following services were performed:
Tree Resource Evaluation: Inventory, evaluate and assign suitability for preservation ratings for subject trees.
Plan Review: Reviewed provided plans including, Clocktower Center, Planning Application Set, dated 7/15/2024, by Workbench.
Assessment: Combine tree resource data with anticipated construction impacts, to provide recommendations for removal or retention of trees. Mapping: Tree canopies were plotted onto: Sheets 1 and 2, Boundary and Topographic Survey, 2020 N. Pacific Avenue, dated 9/27/2023, by GW Land Surveying, and a Tree Location Plan, Sheets T1 and T2, was created.
Limits of the Assignment
The information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspections on 11/6/2024.
The inspection is limited to visual examination of accessible items without climbing, dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the trees in question may not arise in the future.
Purpose and use of the report
The report is intended to identify all the trees within the plan area that could be affected by a project. The report is to be used by the developers, their agents, and the City of Santa Cruz as a reference for existing tree conditions and to help satisfy the City of Santa Cruz planning requirements.
31.143
Tree Survey & Preliminary Construction Impacts 11/7/2024 2020 North Pacific Avenue Page 3
Resources
All information within this report is based on plans as of the date of this report.
Resources are as follows:
Clocktower Center, Planning Application Set, dated 7/15/2024, by Workbench. Sheets 1 and 2, Boundary and Topographic Survey, 2020 N. Pacific Avenue, dated 9/27/2023, by GW Land Surveying.
Site Visit, Tree Inventory & Condition Evaluation on 11/6/2024, at 2020 North Pacific Avenue, Santa Cruz
City of Santa Cruz Municipal Code – Chapter 9.56 Preservation of Heritage Trees (applicable sections).
City of Santa Cruz
9.56.040 HERITAGE TREE AND HERITAGE SHRUB DESIGNATION.
Any tree, grove of trees, shrub or group of shrubs, growing on public or private property within the city limits of the city of Santa Cruz which meet(s) the following criteria shall have the “heritage” designation:
(a) Any tree which has a trunk with a circumference of forty-four inches (approximately fourteen inches in diameter or more), measured at fifty-four inches above existing grade; (b) Any tree, grove of trees, shrub or group of shrubs which have historical significance, including but not limited to those which were/are:
(1) Planted as a commemorative;
(2) Planted during a particularly significant historical era; or (3) Marking the spot of an historical event.
(c) Any tree, grove of trees, shrub or group of shrubs which have horticultural significance, including but not limited to those which are:
(1) Unusually beautiful or distinctive;
(2) Old (determined by comparing the age of the tree or shrub in question with other trees or shrubs of its species within the city);
(3) Distinctive specimen in size or structure for its species (determined by comparing the tree or shrub to average trees and shrubs of its species within the city); (4) A rare or unusual species for the Santa Cruz area (to be determined by the number of similar trees of the same species within the city);
(5) Providing a valuable habitat; or
(6) Identified by the city council as having significant arboricultural value to the citizens of the city
31.144
Tree Survey & Preliminary Construction Impacts 11/7/2024 2020 North Pacific Avenue Page 4
OBSERVATIONS
The project site is located at 2020 North Pacific Avenue in downtown Santa Cruz. The proposed building footprint fronts N. Pacific Avenue, Bulkhead Street and Knight Street. The surrounding properties contain multi-family apartments and commercial businesses.
The lot is flat and currently consists of a vacant multi-level commercial building, and an adjacent parking lot.
I surveyed six regulated trees. Four of the trees are street trees and two are heritage trees. The street trees include three crape myrtles, (Lagerstroemia spp.), and one carob, (Ceratonia siliqua). The two heritage trees are mature coast redwood, (Sequoia sempervirens). Eight trees with trunk diameters below protected size, including two Marina madrone, and six Chinese pistache, were also inventoried.
Four street trees grow along North Pacific Avenue, (Image #1).
Image #1 – Street Trees T1, T3 & T4, crape myrtle, and T2, carob. The four trees grow in sidewalk cutouts along North Pacific Avenue.
Trees T1, T3, and T4 are young to maturing crape myrtles, with trunk diameters ranging from 4” to 6”. Tree T1 is a young 4” diameter crape myrtle in good condition. Trees T3, (5”), and T4, (6”), are semi mature crape myrtles in good condition.
T1
T2 T3
T1 T2
T3
T4
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Tree Survey & Preliminary Construction Impacts 11/7/2024 2020 North Pacific Avenue Page 5
Tree T2, a mature 16” carob is vigorous and in good health. I noted some deadwood at an old pruning scar. Shallow surface roots from the carob are lifting the sidewalk and curb. Overall, the carob is in fair condition.
Two mature coast redwood grow in wooden planter boxes fronting Knight Street, (Image #2).
Image #2 – Trees T7 and T8, coast redwood fronting Knight Street.
The pair of redwoods have a nearly identical size, growth habit, and form. Tree T7, (44”), and T8, (40”), are both vigorous trees with dense foliar canopies, and normal amounts of new growth. The trunks show good taper for stability and appear stable.
T7 T8
31.146
Tree Survey & Preliminary Construction Impacts 11/7/2024 2020 North Pacific Avenue Page 6
The two redwood trees grow in raised wooden planter boxes, (Image #3).
Image #3 – Tree T7 coast redwood growing in raised planter.
I noted that the roots of both trees extend beyond the planter box and are lifting the sidewalk, (Image #4)
Image #4 – Note lifted sidewalk, (arrow), from surface roots of redwood tree.
The sidewalks are lifted in front of both trees and are creating trip hazards. There are several methods to correct this problem, including concrete shaving and repouring new sections of concrete.
31.147
Tree Survey & Preliminary Construction Impacts 11/7/2024 2020 North Pacific Avenue Page 7
I inventoried eight trees with trunk diameters below Heritage Tree size.
Two semi-mature Marina madrone grow in a landscape planter along North Pacific Avenue, (Image #5).
Image #4 – Trees T5, (on left) and T6, Marina madrone grow in a planter bed that fronts North Pacific Avenue.
The two madrones, (5” and 6” in diameter), are in good condition. I noted a minor infestation of thrips on some leaves of both trees.
31.148
Tree Survey & Preliminary Construction Impacts 11/7/2024 2020 North Pacific Avenue Page 8
Six semi-mature Chinese pistache grow in a landscape bed adjacent to a parking lot of the existing building, (Image #6).
Image #6 – Trees T9 to T14, Chinese pistache. Tree T8, coast redwood fronting Knight Street, can also be seen in the right side of this image.
The pistache trees range in trunk diameter from 6” to 9”. The trees are vigorous with copious amounts of new growth. In the past, several of the trees were topped at 8 feet above grade. The resulting new growth was not properly trained, and the trees have many branches arising from the same location. This structure results in weak branch attachments. Overall, the trees are in good health but have only fair structure due to the weak branch attachments.
T2
T3
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Tree Survey & Preliminary Construction Impacts 11/7/2024 2020 North Pacific Avenue Page 9
DISCUSSION
Species List
Table 2 – Regulated Trees
HERITAGE TREES
Common Name Botanical Name Count
coast redwood (Sequoia sempervirens) 2
STREET TREES
Common Name Botanical Name Count
crape myrtle (Lagerstroemia indica) 3
carob (Ceratonia siliqua) 1
Total Regulated Tree Count 6
Table 3 – All Trees Inventoried
ALL TREES
5 species – A complete list can be found in Appendix A – Tree Assessment Chart Total Tree Count 14
Tree Evaluation and Recording Methods
Site evaluations were made on 11/6/2024. The inventory included all trees within the project limits. The health and structural condition of each tree was assessed and recorded. Based on the trees health and structural condition, each trees suitability for preservation was rated and recorded.
The recorded data is included in the Tree Assessment Chart, Appendix A, of this report.
Detailed criteria for each assessment rating category are included in Appendix B – Criteria for Tree Assessment Chart.
Tree numbers were plotted on the attached Sheet T1, Tree Protection Plan. To correlate the data in the Tree Assessment Chart to the tree’s location on the site, refer to Sheet T1, Tree Protection Plan - Appendix C.
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Tree Survey & Preliminary Construction Impacts 11/7/2024 2020 North Pacific Avenue Page 10
Condition Rating – Regulated Trees
A trees condition is determined by an assessing both the health and structure, then combining the two factors to reach a condition rating. Tree condition is rated as poor, fair or good. The quantity of trees assigned for each category (good, fair or poor), is indicated below:
Tree Condition Rating
Good - 5
Fair - 1
Poor - 0
Suitability for Preservation- Regulated Trees
A trees suitability for preservation is determined based on its health, structure, age, species characteristics and longevity using a scale of good, fair or poor. The quantity of trees assigned to each category (good, fair or poor), is listed below.
Suitability Rating
Good - 5
Fair – 1
Poor - 0
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Tree Protection Zone
The tree protection zone (TPZ), is a defined area (radius from trunk), within which certain activities are prohibited or restricted to minimize potential injury to designated trees during construction.
The size of the optimal TPZ can be determined by a formula based on 1) trunk diameter 2) species tolerance to construction impacts, and 3) tree age (Matheny, N. and Clark, J 1998). In some instances, tree drip line is used as the TPZ. Development constraints can also influence the final size of the tree protection zone.
Fencing is installed to delineate the (TPZ), and to protect tree roots, trunk, and scaffold branches from construction equipment. The fenced protection area may be smaller than the optimal or designated TPZ area in some circumstances. Tree protection may also involve the armoring of the tree trunk and/or scaffold limbs with barriers to prevent mechanical damage from construction equipment. See Appendix, Tree Protection Guidelines & Restrictions Once the TPZ is delineated and fenced (prior to any site work, equipment and materials move in), construction activities are only to be permitted within the TPZ if allowed for and specified by the project arborist.
Where tree protection fencing cannot be used, or as an additional protection from heavy equipment, tree wrap may be used. Wooden slats at least one inch thick are to be bound securely, edge to edge, around the trunk. A single layer or more of orange plastic construction fencing is to be wrapped and secured around the outside of the wooden slats. Major scaffold limbs may require protection as determined by the City arborist or Project arborist. Straw wattle may also be used as a trunk wrap and secured with orange plastic fencing.
Data has been entered in the Tree Assessment Chart – Appendix A, which indicates the optimal Tree Protection Zone for each tree.
Additional general tree protection guidelines are included in Appendix, Tree Protection Guidelines & Restrictions.
Critical Root Zone
The CRZ is the biological limit of a tree’s capacity to recover from root loss. It is “the area of soil around a tree where the minimum number of roots that are biologically essential to the structural stability and health of the tree are located. There are no universally accepted methods to calculate the CRZ.” (Clark, Metheny, Smiley, et al, The Tree Protection Zone & the Critical Root Zone, 12/2021). The methods utilized to determine the Critical Root Zone are varied and can be based on professional guidelines and/or industry standards. Criteria such as trunk diameter, tree age and vigor, species tolerance, tree architecture and existing site constraints are commonly used criteria.
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Critical Root Zone, Continued:
Using this information, the arborist can find the distance from the trunk that should be protected per unit of trunk diameter. The CRZ does not always represent a radius around the tree. When necessary, the area can be offset or shaped in a manner that accepts tree canopy constraints or existing conditions.
For purposes of this report the CRZ is the minimum tolerable distance between the trunk, and excavation that requires root cutting. I have estimated it to be five times the trunk diameter at breast height, (DBH is 4.5’ above grade). For example, if a tree has a one-foot trunk diameter, the CRZ extends to five feet from the trunk.
If encroachment into the CRZ or TPZ is required to retain the tree during development, the arborist must provide alternative construction methods or preconstruction treatments to reduce impacts.
Root Disturbance Distance
No one can estimate and predict with absolute certainty what distance from a tree, a soil disturbance such as excavation for construction should be, to ensure it will not significantly affect tree stability or health. Or to what degree, (low, moderate or high), a tree might be impacted. There are simply too many variables involved that we cannot see or anticipate.
However, three times the D.B.H. (diameter at breast height), is a widely accepted minimum used in the industry for root disturbance, on one side of the trunk, and is supported by several research studies including (Smiley, Fraedich & Hendrickson 2002, Bartlett Tree Research Laboratories). This distance is often used during the design and planning phases of a project in order to estimate root loss due to construction activities. This distance is a guideline only and should be increased for trees with significant leans, decay or other structural problems.
The ISA, International Society of Arboriculture- Root Management (2017) publication recommends, “cutting roots at a distance greater than six times the trunk diameter (DBH) minimizes the likelihood of affecting both health and stability. This recommendation is given further direction by the companion publication, A.N.S.I. (American National Standard) A300 (Part 8)- 2013 Root Management, when roots are cut in a non-selective manner, i.e. in a straight line on one side of a tree. It says, if the cutting is “within six times the trunk diameter (DBH), mitigation shall be recommended”. Further, A.N.S.I. recommends the “minimum distance from the trunk for root cutting should be adjusted according to trunk diameter, species tolerance to root loss, tree age, health and site condition”.
In general, root cutting that occurs at a distance less than six times the diameter of a tree should be undertaken by hand digging and hand (or Sawzall), root pruning. These methods help mitigate root loss impacts.
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Construction Impacts to Regulated Trees
This is a preliminary impact evaluation based on the proposed site plan. The site plan may be revised based on review and recommendations by the city planning department. Construction impacts to trees may change if the site plan footprint is revised.
The proposed building footprint extends to the limits of the property line on all sides. The six regulated trees I surveyed will all have high construction impacts, and their removal will be necessary.
Two heritage trees are within the building footprint, including trees T7 and T8, coast redwood.
The redwoods will be highly impacted, and their removal will be necessary.
Four street trees (regulated trees), grow in sidewalk cutouts fronting North Pacific Avenue. The impact to the trees could depend on the several factors. These factors include the amount of over excavation necessary for the foundation, the extent of shoring materials necessary to support the excavation process, and the specific construction methods used. I anticipate that one or all of these factors will cause encroachment into the trees growing space. Further, the existing sidewalk where the trees grow will be demolished, and a new sidewalk will be constructed. Because of these impacts, it will not be feasible to preserve the four street trees. In summary, impacts to the four street trees will be high and their removal will be necessary.
Impact Level – Regulated Trees
Impact level rates the degree a tree may be impacted by construction activity and is primarily determined by how close the construction procedures occur to the tree. Construction impacts are rated as low, moderate, and high. The quantity of trees assigned for each category (low, moderate, high), is indicated below:
Impact Rating
Low - 0
Moderate – 0
High - 6
Table 4 – Tree Disposition Categories – Regulated Trees Tree Disposition Categories – Heritage & Street Trees
R.I. – Remove due to construction impacts 6
R.C. – Remove due to condition (poor condition) 0
R.T., I.M. - Retain tree. Preservable, low or moderate impacts that can be mitigated.
0 31.154
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Regulated Tree Removal and Replacement Trees
This report is a preliminary evaluation of construction impacts to trees. The final disposition of the regulated trees will be determined after planning department review. If the tree removal recommendations in this report are approved, six regulated trees will be removed. The regulated trees recommended for removal include trees, T1, T3, and T4, crape myrtle, T2, carob, and T7 and T8, coast redwood.
The six regulated trees meet City of Santa Cruz Tree Removal Criterion 3: “A Construction project design cannot be altered to accommodate existing heritage trees or shrubs”.
Tree removal must be approved by the approval authority for the City of Santa Cruz. If tree removals are approved, the applicant must fulfill a mitigation requirement.
A landscape plan was submitted by the applicant that includes landscape trees in the plan.
The trees in this plan can be considered as replacement trees, of regulated trees approved for removal.
The following trees are shown on the listed plan sheets below:
On Sheet L1.1, Landscape Plan Level 1 Street, dated 7/12/2024, the site plan includes twenty-one, 15-gallon trees.
On sheet L1.2, Landscape Plan Level 2 Podium, dated 7/12/2024, the site plan includes thirteen, 15-gallon trees.
On Sheet L1.3, Landscape Plan Level 8, dated 7/12/2024, the site plan includes fifteen,15-gallon trees.
The total number of 15-gallon trees proposed in the landscape plan for this project is fortynine, (49) trees.
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Certificate of Performance
I, Kurt Fouts, certify:
That I have personally inspected the tree(s) and/or the property referred to in this report and have stated my findings accurately to the best of my professional judgement. That I have no current interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved. That the analysis, opinions and conclusions stated herein are my own, and were developed and prepared according to commonly accepted arboricultural practices. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events.
That my analysis, opinions, and conclusions were developed, and this report has been prepared according to commonly accepted arboricultural practices. That no one provided significant professional assistance to the consultant, except as indicated within the report.
I further certify that I am an International Society of Arboriculture Certified Arborist and carry an International Society of Arboriculture Tree Risk Assessment Qualification. I have been involved in the practice of arboriculture and the care and study of trees for more than 20 years.
Signed:________________________ Date: ______________________ 11/7/2024
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CONCLUSION
An existing building will be demolished, and a new multi-level housing complex with mixed uses on the ground floor is proposed.
Six regulated trees within or near the project limits were inventoried. Two heritage trees including trees T7 and T8 coast redwood, and four street trees, including trees T1, T3 & T4, crape myrtle and T2, carob, are in good or fair condition, will be highly impacted by the proposed project, and their removal will be necessary. The Tree Assessment Chart, Appendix A is the condensed reference guide to inform all tree management decisions for the trees evaluated.
RECOMMENDATIONS
1. Obtain all necessary permits prior to removing or significantly altering any trees on site.
Respectfully submitted,
Kurt Fouts ISA Certified Arborist WE0681A
ISA Tree Risk Assessment Qualification (TRAQ)
31.157
Tree # Species
Trunk
Diameter
@ 54
inches
a.g.
Regulated
Tree
Crown
Height &
Spread
(diameter)
Health
Rating
Structural
Rating Age
Suitability for
Preservation
(Based Upon
Condition &
Species)
Tree
Protection
Zone (in
radius feet)
Construction
Impacts (Rating
& Description)
Retention
or Removal
Code
Comments
T1
crape myrtle
(Lagerstroemia
indica )
4" Yes 15'X10' Good Good Young Good 10'
High
(Root loss,
excavation)
R.I. Street tree. Grows in 4'X5' sidewalk cut out.
T2 carob (Ceratonia
siliqua ) 16" Yes 35'X25' Good Fair Mature Good 15'
High
(Root loss,
excavation)
R.I.
Street tree. Grows in 4'X5' sidewalk cut out.
Some deadwood at old pruning scar. Surface
roots are lifting sidewalk and curb.