Santa Cruz City Council
September 9, 2025

23.123

23.124

23.125

23.126
RECOMMENDATION:

1. Accept the San Lorenzo Park Redesign Final Report

2. Adopt a finding of categorical exemption pursuant to CEQA

23.127

23.128
City Council

AGENDA REPORT
DATE: 09/04/2025
AGENDA OF: 09/09/2025
DEPARTMENT: Planning and Community Development
SUBJECT: 1811/1815/1819 Mission Street: CP25-0002 (APN 004-124-31, -32, -34) Appeal of the Planning Commission Approval of a Residential Demolition Authorization Permit, Lot Line Adjustment, Design Permit, and Density Bonus Request to Demolish Three Residential Dwelling Units, Combine Three Lots into One Lot, and Construct a Six-story Mixed Use Building with 67 Residential Units and Ground Floor Commercial Area on Property Located in the C-C (Community Commercial) Zone District and within the Mission Street Urban Design Plan Area. Environmental Review:

Categorical Exemption 15305, Minor Alterations in Land Use Limitations and Categorical Exemption 15332, In-Fill Development Projects. Owner:

Stanford@Water Development LLC. (PL)
LOCATION: District 3
RECOMMENDATION: Motion to adopt a resolution denying the appeal thereby upholding the Planning Commission’s acknowledgement of the environmental determination (Categorical Exemption Section 15305, Class 5 and Categorical Exemption Section 15332, Class 32) and approval of the Residential Demolition Authorization Permit, Lot Line Adjustment, Design Permit, and Density Bonus request, based on the findings listed in the draft Resolution and the Conditions of Approval attached as Exhibit “A.”
BACKGROUND: On July 25, 2024, a Preliminary Review (CP24-0122) was submitted for the project and was deemed complete pursuant to the Housing Accountability Act. On September 30, 2024, a community meeting was held for the proposed project. Approximately 65 members of the public attended. Attendees expressed a range of concerns including the traffic and parking impacts to the neighborhood, height of the building, incompatibility of the building design with the surrounding community, and dislike of the design and look of the building. Several attendees spoke in support of the project, expressing support for affordable units.

On January 21, 2025, a formal application (CP25-0002) was submitted for the project. The Planning Commission heard and approved the item on July 17, 2025, as outlined in the attached Planning Commission Action Summary. At the Planning Commission hearing, speakers opposing the project expressed concerns related to height and massing of the structure relative to

24.1 the neighborhood, parking overflow, shading of the adjacent neighborhood, and privacy impacts.

Supporters of the project stressed the need for housing in the City. The Planning Commission heard public testimony and recognized the changes that the owner voluntarily made to the project throughout the review process in response to community feedback (further described below).

The Planning Commission voted 4-0-2-1 (Kelley, Dann, Thompson, and Chair Polhamus in approval; Gordon and McKelvey absent; Kennedy disqualified) approving the project. As part of the action, three conditions of approval (#52, #53, #55) were revised for clarity upon request from Bruce Thomas, lead contact for the Dufour Neighbors. The Planning Commission also requested Public Works staff to meet with the neighbors in Fall of 2025 to discuss potential options to improve the loading zone area on the north side of Dufour, and requested that Public Works staff meet with the community six months after final occupancy of the project and determine if the parking/loading zone areas are being enforced and are operating as intended.

On July 24, 2025, Bruce Thomas, lead contact for Dufour Neighbors, filed an appeal of the Planning Commission’s approval of the project, attached and discussed below.

The attached Planning Commission Agenda Report for the July 17, 2025 Planning Commission hearing provides an in-depth analysis of the proposed project, including the voluntary actions taken by the owner to address privacy and perceived parking impacts, design changes made in response to community feedback, State Laws applicable to the project, site resources and constraints, Health in All Policies discussion, and community outreach methods.

DISCUSSION: The owner, in an effort to address the community concerns heard at the community meeting, made the following voluntary revisions to the project:
 Complete redesign of the building to change the architectural style;  Although the first story is constructed to the property line, the owner setback the second story and above a minimum of 3’-3 ½” from the interior side property line and a minimum of 3’- 5 ½” from the rear property lines which abut adjacent residences; and  Changed the full balconies on the rear units to Juliet balconies to further respect the privacy of the adjacent properties.

The owner has further volunteered to provide the following in an effort to address neighborhood concerns over privacy, traffic and parking, which are included as conditions of approval:
 All East-facing windows on the rear wall of the building will be double-hung with obscure [frosted] glass up to a height of 61” as measured from the floor to prevent direct overlook into neighboring yards;
 Owner to pay for a neighborhood permit parking program for two years, however, the neighborhood permit parking program must be initiated by the neighbors and will be dependent on the administrative procedure described in Municipal Code Section

10.41.040, which involves input from the participating neighborhood area. The tenants in this building would not be eligible for participation in the neighborhood permit parking program;
 Owner to provide a landscaping allowance to affected neighbors to plant trees and shrubs to shield views. Twelve neighbors were identified to be affected and those 12 neighbors would be provided $1,000 each when building permits are submitted; and  Owner to provide free bus passes to tenants who request them. (A density bonus incentive/concession was requested from automatically providing bus passes to all tenants

24.2 – see the findings in the July 17, 2025 Planning Commission Agenda Report for more information.)
The following summarizes the appeal letter (shown in bold and italicized text), followed by staff responses.

The Planning Commission approved this project without having authority to ensure that significant public safety issues are addressed. These safety issues stem from the poorly enforced and inadequately sized loading zone that the project is being directed to use, which is located across the street from the project site on Dufour Street (the Starbucks loading zone).

This loading zone is located at a very busy intersection with Mission Street. The City’s removal of a new loading zone that the applicant voluntarily included in the plan set is also a cause for concern. These loading zone issues fail to meet the General Plan Goal M3.2 (“Ensure road safety for all users”) and specifically fail to follow Policy M3.2.5 on page 56 (“Improve traffic safety at high collision locations…”). Public safety should be of paramount importance to the City and the community. The Planning Commission approved the project with friendly amendments that requested City staff to address the Starbucks loading zone issues and meet with the neighborhood to discuss whether to proceed with the new loading zone that the applicant voluntarily included in their plans. The Planning Commission cannot direct staff as they are an advisory body, they can only make requests of staff. The City Council, however, has the authority to direct staff to take certain actions. The appellant requests that the City Council:
1) Direct Staff to take actions in the coming months to ensure that the loading zone at 1901 Mission Street is enforced and truly usable by delivery trucks throughout the day. 2) Have city staff meet with the neighborhood to determine how the location designated as “Loading Zone (24’ x 8’)” in the 4/14/2025 plan set should be used and to make this determination in advance of building plans approval.
3) To specify timelines for both of these actions to be completed and the type of oversight to be used to ensure these public safety measures are enacted and maintained.

Per Government Code Section 65589.5, the proposed development constitutes a Housing Development Project for which only objective standards can be applied. The project site at 1811, 1815, and 1819 Mission Street is located within a half-mile of a major transit stop, and per Municipal Code Section 24.12.220, off-street parking and loading requirements shall not apply to development within one-half mile of a major transit stop. As such, the City cannot subjectively require that the project provide an on-site loading zone. With that stated, the applicant at one time proposed to establish a new loading zone at the property frontage on Dufour Street, which is on a public street and subject to approval from the City. Public Works staff determined that the development could instead be served by an existing loading zone located on Dufour Street, directly across from the project site, which is currently being used primarily by the adjacent commercial building. As such, it was anticipated that the proposed project would share the existing loading zone, rather than create a new one on the same street and in close proximity. Sharing the loading zone would also preserve existing on-street residential parking. However, the Planning Commission wanted to facilitate further discussion on this matter.

24.3 As a result, the Planning Commission requested Public Works staff to:
1) Meet with the neighbors in Fall of 2025 to discuss a potential loading zone on the north side of Dufour (reviewing the trade-off between providing a loading zone or providing on-street parking, in consideration of the existing loading zone across the street); and 2) Meet with the community six months after final occupancy of the project and determine if the parking/loading zone areas are being enforced and are working as originally intended.

The appellant’s concerns with the operation of the existing loading zone and potential new loading zone were considered as matters for discussion but not as matters directly associated with the proposed project.

Public Works staff agreed to the two requests noted above. However, since the Planning Commission hearing and in coordination with the City and the appellant, the owner voluntarily agreed to install the loading zone along the northern curbline of Dufour Street, between the project driveway and Mission Street, as part of the project, and will work with Public Works staff to undertake this work. Conditions of approval #54 and #67 are included to ensure this work is completed by the owner prior to building permit final.

The proposed project continues to meet General Plan goal M3.2, to ensure road safety for all users, as the project is voluntarily providing 14 parking spaces with access off of Dufour Street rather than Mission Street. General Plan goal M3.2.5 states “improve traffic safety at high collision locations, in residential areas, and in congested areas through speed enforcement programs, improved street design, improvements needed to reduce accidents, and by offering traffic safety educational programs in coordination with other local agencies.” This goal is met as the project will provide public improvements such as widening the sidewalk on Mission Street to 12 feet and Dufour Street to 8 feet, planting street trees along Mission Street, and improving the crosswalk across Dufour Street to meet accessibility requirements, which will improve the street design.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) DETERMINATION:

The lot line adjustment associated with the project qualifies for a Class 5 categorical exemption from CEQA for minor alterations to land use limitations pursuant to CEQA Guidelines Section 15305. The Class 32 categorical exemption applies to a proposed project fulfilling the following criteria:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses;
(c) The project site has no value as habitat for endangered, rare, or threatened species; (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
(e) The site can be adequately served by all required utilities and public services. The proposed project complies with all of the foregoing criteria and demonstrates eligibility for a Class 32 Categorical Exemption as afforded by CEQA and none of the exceptions to

24.4 the exemptions under Section 15300.2 apply to the project as further described in the Planning Commission Agenda Report from July 17, 2025.

HEALTH IN ALL POLICIES (HiAP): HiAP is a collaborative approach to improving the health of all people by incorporating health considerations into decision-making across sectors and policy areas. HiAP is based on 3 pillars: equity, public health, and sustainability. The goal of HiAP is to ensure that all decision-makers are informed about the health, equity, and sustainability impacts of various policy options during the policy development process. The project supports the pillar of equity by providing rental units, some that are affordable to those with very-low-income levels that otherwise would not be able to afford market rate housing. The development is on a site that is improved with sidewalks and street trees and that is in close proximity to public transportation, commercial goods and services, and recreational areas. The development of residences in this central location encourages a sustainable and healthy lifestyle by promoting alternative forms of transportation. Therefore, the project is considered to be consistent with the three pillars of the HiAP 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 applicant and appellant have paid fees to compensate for costs associated with staff time processing this application and subsequent appeals. The project will contribute to increased property tax, and City sales tax revenue would likely increase, depending on the use(s) that ultimately occupy the commercial space. The project developer will be required to pay City impact fees as well. The additional revenue generated by the project will help offset the costs of providing municipal services demanded by the project, though many residential uses typically have net negative fiscal effects over time.

Prepared By:

Rina Zhou
Senior Planner
Submitted By:

Lee Butler
Director of Planning and
Community Development
Approved By:

Matt Huffaker
City Manager
ATTACHMENTS:

1. RESOLUTION.DOCX

2. RESOLUTION EXHIBIT A – CONDITIONS OF APPROVAL W/ EDITS MADE BY PLANNING COMMISSION.DOCX

3. RESOLUTION EXHIBIT A – CONDITIONS OF APPROVAL - CLEAN.DOCX

4. PROJECT PLANS (APPROVED BY PC).PDF

5. APPEAL LETTER FROM BRUCE THOMAS RECEIVED JULY 24, 2025.PDF

6. JULY 17, 2025 PLANNING COMMISSION AGENDA REPORT.PDF

7. JULY 17, 2025 PLANNING COMMISSION ACTION SUMMARY.PDF

8. OBJECTIVE DESIGN STANDARDS CHECKLIST.PDF

9. PUBLIC CORRESPONDENCE.PDF
The July 17, 2025 Planning Commission Agenda Packet is available online:
https://ecm.cityofsantacruz.com/OnBaseAgendaOnline/Meetings/ViewMeeting?id=2523&docty pe=1

24.5 RESOLUTION NO. NS-30,XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CRUZ DENYING

THE APPEAL OF BRUCE THOMAS AND UPHOLDING THE PLANNING
COMMISSION’S ACKNOWLEDGEMENT OF THE ENVIRONMENTAL
DETERMINATION (CATEGORICAL EXEMPTION SECTION 15305, CLASS 5 AND SECTION 15332, CLASS 32) AND APPROVAL OF THE RESIDENTIAL DEMOLITION

AUTHORIZATION PERMIT, LOT LINE ADJUSTMENT, DESIGN PERMIT, AND

DENSITY BONUS REQUEST TO DEMOLISH THREE RESIDENTIAL DWELLING

UNITS, COMBINE THREE LOTS INTO ONE LOT, AND CONSTRUCT A SIX-STORY MIXED USE BUILDING WITH 67 RESIDENTIAL UNITS AND GROUND FLOOR COMMERCIAL AREA ON PROPERTY LOCATED AT 1811, 1815, 1819 MISSION

STREET IN THE C-C (COMMUNITY COMMERCIAL) ZONE DISTRICT AND WITHIN

THE MISSION STREET URBAN DESIGN PLAN AREA
(APPLICATION NO. CP25-0002)
WHEREAS, On January 21, 2025, Workbench submitted an application for a Residential Demolition Authorization Permit, Lot Line Adjustment, Design Permit, and Density Bonus Request to demolish three residential dwelling units, combine three lots into one lot, and construct a six-story mixed use building with 67 residential units and ground floor commercial area on property located in the C-C (Community Commercial) Zone District and within the Mission Street Urban Design Plan Area; and
WHEREAS, the project site and its development is governed by the standards and guidelines contained in Municipal Code Title 24, the Zoning Ordinance, the Mission Street Urban Design Plan, and the City of Santa Cruz General Plan; and WHEREAS, the project qualifies for a Categorical Exemption in State California Environmental Quality Act (CEQA) Guidelines Sections 15305 and 15332 as articulated below; and
WHEREAS, on July 17, 2025, the Planning Commission conducted a public hearing, and after receiving public testimony, voted 4-0-2-1 to acknowledge the environmental determination and approve the Residential Demolition Authorization Permit, Lot Line Adjustment, Design Permit and Density Bonus request; and
WHEREAS, on July 24, 2025, the decision by the Planning Commission to approve the project was appealed to the City Council by Bruce Thomas, Lead Contact for Dufour Neighbors; and
WHEREAS, the City Council conducted a duly noticed public hearing on September 9, 2025 to consider the application and appeal; and

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

With Respect to the Environmental Determination
The lot line adjustment associated with the project qualifies for a Class 5 categorical exemption from CEQA for minor alterations to land use limitations pursuant to CEQA Guidelines Section 15305. The Class 32 categorical exemption associated with an Infill Development Project applies to a proposed project fulfilling the following criteria:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses;
(c) The project site has no value as habitat for endangered, rare, or threatened species; (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
(e) The site can be adequately served by all required utilities and public services.

The proposed project complies with all of the foregoing criteria and demonstrates eligibility for a Class 32 Categorical Exemption as afforded by CEQA. The application exhibits consistency with General Plan and zoning designations, policies, and regulations, with a project site comprising 14,681 square feet (.34 acres) in size, below the maximum threshold of five (5) acres, located within city limits and surrounded by existing residential and commercial urban uses. As a previously-developed urban infill site, the subject lot holds no value as habitat for endangered, rare, or threatened species, with none known to exist on the site; development of the project would not result in any significant impact relating to traffic, noise, air quality or water quality as supported by the submitted information; and the site can be adequately served by all required utilities and public services. Therefore, the proposal qualifies for the Categorical Exemption found in CEQA Guidelines Section 15332, infill exemption.

None of the exceptions to the exemptions under Section 15300.2 apply to the project in that the project is not part of a larger project that could result in a cumulative impact, there are no unusual circumstances associated with the project or subject parcel, the project will not result in damage to resources associated with an officially designated scenic highway, the project site is not included on any lists compiled pursuant to Section 65962.5 of the Government Code related to Hazardous Waste Sites, and the project will not result in substantial adverse changes in the significance of a historical resource site in that there are no known historic resources on the property. The historic resources analysis prepared for the project concluded that none of the existing buildings have historical significance. No archaeological investigation was required for the project as the property is not located within a potentially sensitive or highly sensitive archaeological area.

FINDINGS
Residential Demolition/Conversion Authorization Permit, Section 24.08.1330

24.7 1. The building is not subject to the provisions of Part 11 (regarding Historic Demolition Permits) of this chapter, or that the demolition or conversion has been approved pursuant to the procedures set forth in Part 11.

A historic report (DPR 523 Form) was prepared by historian Seth Bergstein of PAST Consultants, LLC, for 1811, 1815 and 1819 Mission St., dated August 30, 2021 and August 31, 2021 which evaluates the existing buildings and the history of the site. Based on records, the house at 1811 Mission St was built in 1920, the house at 1815 Mission St was built in 1926, and the house at 1819 Mission St was built in 1940. The reports found that the subject properties do not display a level of historical significance or integrity that would qualify them for listing as historic resources on the National Register of Historic Places, the California Register of Historical Places, or the City of Santa Cruz Historic Building Survey. The sites are not associated with any important historic events or patterns of history, are not associated with any historic people, and the architecture is not notable and does not contain character-defining features.

2. The project which will replace the demolished or converted unit(s) has been approved by the city, and an appropriate building permit has been issued; unless no building permit is required, or some other practical hardship can be documented rendering this finding inappropriate.

The proposed mixed-use project is being approved concurrently with the approval to demolish the subject buildings. A condition of approval has been added, requiring the applicant to obtain a building permit for the project prior to issuance of a demolition permit.

Additionally, the condition requires a special inspection by the Building Department to determine whether the existing single-family dwelling units proposed for demolition hold the potential for relocation off-site as determined by the Chief Building Official. The condition further requires that, should the buildings be capable of being relocated, the applicant shall comply with the requirements of Section 24.08.1325 of the Zoning Ordinance, with advertisement of an offer to have the houses moved to a new location.

3. The building is not in the coastal zone, or, if it is in the coastal zone, is being replaced by a residential use or a nonresidential coastal-dependent use as defined by Section 30101 of the Public Resources Code.

The project site falls outside the coastal zone; therefore, this finding does not apply.

4. Relocation assistance has been provided to eligible tenants consistent with Section

24.08.1350.

In this case, the requirements for relocation assistance and replacement housing under State law are applicable to the housing development project (proposal of two or more dwelling units). The owner advised that one of the dwelling units has been vacant or owner-occupied for the last five years prior to the application; therefore, that dwelling unit is not subject to affordability restrictions.

The other two dwelling units were occupied in the last five years by teants and since the

24.8 income category of the household in occupancy is not known and cannot be determined it shall be presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy (CHAS) database (Government Code Section 65915(c)). The calculations result in a requirement for two two-bedroom replacement units that are restricted at the Very-Low Income level (50% AMI) and the property owner will be required to provide the tenants with the first right of refusal. The property owner is also required to pay relocation assistance to the existing tenants and, as such, a condition of approval has been included to require the submittal of a full Relocation Assistance Plan consistent with state law requirements for approval by the Planning and Community Development Department prior to building permit issuance. A condition of approval has also been included that the payment of relocation assistance must be made by the property owner to the tenants prior to issuance of the demolition permit for the units or issuance of a building permit or any other construction permit for the replacement project or use, or at the time of termination of tenancy, whichever occurs first.

5. The building which is in the coastal zone and is being replaced by a nonresidential use which is not coastal-dependent as defined in Section 30101 of the Public Resources Code, is located where residential use is no longer feasible, but will not be issued a demolition permit or building permit in connection with the conversion until the applicant has entered into an agreement to provide relocation assistance and replacement housing or in-lieu fees consistent with Section 24.08.1350 and the applicable portions of Sections 24.08.1360 and 24.08.1370 of this chapter.

The project site falls outside the coastal zone and will be replaced by a residential use; therefore, this finding does not apply.

Lot Line Adjustment, Section 23.12.010.1(b)

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

The lot line adjustment will combine three (3) existing parcels (004-124-34, 004-124-32 and 004-124-31) into one 14,681 square foot parcel, exceeding the minimum lot size of 5,000 square feet as established in Municipal Code Section 24.10.750. By merging the three parcels, the lot-line adjustment will form one lot of adequate size to facilitate site intensification and development of a commercial/residential mixed-use building and encourage “a harmonious mixture of a variety of commercial and residential activities.” The purpose of the Mission Street Urban Design Overlay District and MSUDP is to regulate future development within the Mission Street commercial district. The goal of the overlay district is to enhance the pedestrian environment while providing for long-term revitalization of the corridor. The consolidation of the three lots will result in a lot area that can accommodate the scale and size of a mixed-use project that will provide a desirable street character.

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

The lot line adjustment will combine three (3) contiguous parcels, as tabulated below, to result in one (1) merged parcel; therefore, no new parcels will be created as a result of the lot line adjustment.

Parcel No. Address Existing Size Proposed Size
004-124-34 1811 Mission Street 4,900 sq. ft.
004-124-32 1815 Mission Street 4,900 sq. ft.
004-124-31 1819 Mission St 4,881 sq. ft.
14,681 sq. ft.*
*The square footage is based off of legal descriptions prepared by surveyor.

Design Permit, Section 24.08.426

8. With the exception of the standards of Section 24.12.185 for which the project is seeking alternative design, the site plan and building design are consistent with design and development policies, limited to those policies that constitute objective standards therein when required by state law, of the General Plan, any element of the General Plan, and any area plan, specific plan, or other city policy for physical development. If located in the Coastal Zone, the site plan and building design are also consistent with policies of the Local Coastal Program.

The subject property is located in the C-C (Community Commercial) zone district and has a General Plan land use designation of CM (Community Commercial), which is intended to accommodate businesses that serve the general needs of the community, including retail, service, and office establishments. Typical uses in these areas include restaurants, grocery stores, and mixed-use projects that include these commercial uses on the ground floor. Mixed residential and commercial/office developments involving commercial uses on the ground floor and multiple dwellings above are principally permitted in the C-C zone district. The CM designation allows a project with a maximum Floor Area Ratio (FAR) of 1.75. In situations where a maximum density range is not provided in the zone district or general plan, such as this, Section 24.16.255(6) of the Zoning Ordinance allows residential density to be calculated based on a project put forward by the applicant that meets all applicable objective development standards. To determine the number of residential units permitted on site, the applicant prepared a base density plan to determine the maximum allowable residential density (see Sheet GP0.05 of the attached project plan set). As such, the base density allowed is a total of 33 residential units. With a 100-percent density bonus, the project proposes a total of 67 residential units.

The proposed mixed-use project is consistent with the policies of the General Plan, including the following:
 Land Use Development Policy LU3.3.1 - Discourage strip commercial development in favor of clustered commercial and mixed-use development along transit corridors.

24.10  Land Use Development Policy LU3.7 - Encourage higher-intensity residential uses and maximum densities in accordance with the General Plan Land Use designations.
 Land Use Development Policy LU3.7.1 - Allow and encourage development that meets the high end of the General Plan Land Use designation density unless constraints associated with site characteristics and zoning development standards require a lower density.
 Land Use Development Policy LU3.8 - Allow the following residential uses to exceed the maximum densities in this chapter: Density bonus units.  Land Use Development Policy LU4.1.1 – Support compact mixed-use development Downtown, along primary transportation corridors, and in employment centers.
 Land Use Development Policy LU4.1.3 – On major corridors, encourage mixeduse development, especially projects with priority for commercial uses that can provide services to the adjacent community.
 Community Design CD3.3 – Encourage the assembly of small parcels along transit corridors to achieve pedestrian-oriented development compatible with neighborhoods.
 Community Design CD4.2.1 – Where possible, site buildings at the street frontage and place parking areas away from street corners and to the rear of buildings.
 Community Design CD5.2 – Require new development to include elements that relate to the pedestrian scale.
 Mobility Development Policy M1.1 - Reduce automobile dependence by encouraging appropriate neighborhood and activity center development.  Mobility Development Policy M1.3 - Create pedestrian-friendly frontage and streetscapes and attractive pedestrian-oriented areas.
 Mobile Development Policy M2.1.2 – Encourage use of alternative modes of transportation.
 Mobile Development Policy M2.3.1 – Design for and accommodate multiple transportation modes.
 Mobile Development Policy M4.4 – Assure a high level of bicycle user amenities.
 Economic Development Policy 5.3 – Support neighborhood commercial and mixed-use development along the city’s transportation corridors.  Hazards, Safety and Noise Policy HZ3.2.3 – Require that interior noise in all new multifamily housing not exceed an Ldn of 45 dBA with the windows and doors closed.
 Housing Element Policy 1.2 - Concentrate new housing in the Central Core, along major commercial corridors, and on major opportunity sites consistent with the Land Use Element.
 Housing Element Policy 2.1 - Encourage the production of affordable rental and ownership housing through inclusionary requirements.

24.11  Housing Element Policy 2.2 - Facilitate the development of affordable housing through the provision of regulatory concessions, financial incentives and assistance, density bonuses, and other means.
 Housing Element Policy 5.2 - Promote the repair, improvement, and rehabilitation of housing and encourage replacement of substandard housing to enhance quality of life in neighborhoods.
 Housing Element Policy 6.7 - Promote transit-oriented, mixed-use residential developments that are close to services, reduce dependence on automobile use, and are of high quality.

In conformance with the standards as identified in the Mission Street Urban Design Plan, the proposed design and use upholds the goals established in the MSUDP by re-establishing Mission Street as a vibrant commercial corridor that maintains a predominantly commercial mixed-use character. As noted in the MSUDP, residential uses should be restricted to multifamily residential units, and to residential above ground floor retail or office, which describes the proposed project.

The property is not located in an area mapped as potentially sensitive or highly sensitive for archaeological resources under the General Plan. As such, no archaeological report was required for the proposed development. However, a standard condition of approval will require the applicant to stop work should soil-disturbing activities result in the discovery of an archaeological resource.

Aside from the requested waivers and incentives/concessions allowed under State Density Bonus Law and variations to the Objective Design Standards allowed by the Zoning Ordinance, the project meets the site development standards as required in the City’s Zoning Ordinance, including the C-C zone district requirements, objective design standards, parking design requirements, and so on. The Objective Design Standards checklist is attached, which documents how the Objective Design Standards are met. The subject property is not located within the Coastal Zone.

9. For each standard of Section 24.12.185 for which the project proposes an alternative design, the proposed alternative meets the intent of the stated goal identified for the relevant standard in Section 24.12.185.

The project is proposing eight variations from the objective design standards as explained below.

Variation #1: SCMC 24.12.185.6.e.ii. states that entries to ground floor uses shall be placed at an average of every 50 linear feet or less of building frontage, with exemptions provided for food and beverage stores, medical/health offices and lodging in areas designated MXVC in the 2030 General Plan.

The goal of this objective design standard is to ensure that new development is pedestrianoriented and provides ground floor uses that activate the public realm. It is infeasible for the project to provide the number of requested building entries because of slight elevation

24.12 changes along Mission Street and the parking garage. Entrances were placed where ramps could be accommodated outside of the sidewalk area (in the lobby and to the bike room), or where they could align with the grade of the sidewalk in the commercial areas. Additionally, across the approximately 143-foot building frontage, there are three entries proposed.

Although the entries are not spaced 50-feet apart on average, the design includes 12-foot sidewalk, street trees, landscaping, and glazing in accordance with the Municipal Code, which contributes to the pedestrian-oriented nature of the proposed project. The project also meets the requirement for the ground floor commercial space to consist of at least 50-percent of the entire building frontage. Therefore, the alternative design meets the intended stated goal of the objective standard as the project is pedestrian-oriented and provides ground floor uses that activate the public realm.

Variations #2-5 (Building Modulation): SCMC 24.12.185.12 states that where no other modulation controls apply (e.g. an Area Plan), building faces that are longer than 30 feet wide shall be articulated in one of the following three ways.

With this variation, the applicant has opted to apply the new objective design standards for building modulations approved in 2022 rather than the modulation requirements as stated in the Mission Street Urban Design Plan dated April 23, 2002. The intent of the building design required in the MSUDP is to revitalize the Westside zone by encouraging development of buildings that are more in scale with the wide street, creating a more consistent building setback that gives definition to the corridor, relocating parking behind buildings, reducing the number of driveways with access from Mission Street and creating a broader and more protected pedestrian environment. As such, to the maximum extent feasible, the primary façade of any principal building shall be oriented parallel to Mission Street, which this project conforms to. The build-to lines in the Mission Street Urban Design Plan require that a minimum of 60-percent of the building be built to the required build-to line to create a wider sidewalk for pedestrian space. While the building modulations objective design standard do not have the same requirement for minimum percentage of building to be built at a setback, it does require changes in plane to be provided on building facades to break up large building faces and create highly articulated facades. The applicant has designed the building to be at the build-to lines to the maximum extent feasible, while also providing as many changes in plane as possible to try to meet the building modulations objective design standards. While the building modulation objective design standard is met on the majority of the building, there are four areas where variations are requested as it falls short of the number of changes in plane required to be provided, as described below. The front and rear façade require five changes in plane on each side, and the side facades require three changes in plane on each side based on the building face lengths.

The following four variations are requested for the proposed building:
o The ground floor of the front façade facing Mission Street (four changes in plane provided while five are required)
o The entire rear façade (On the ground floor, no changes in plane are provided. On the second to sixth floor, four changes in plane are provided. Five changes in plane are required)

24.13 o The ground floor of the interior side façade (No changes in plane provided while three are required)
o The ground floor of the exterior side façade facing Dufour Street (one change in plane provided while three are required).

Staff can support a variation to the ground floor of the front façade facing Mission Street because the overall front façade is highly articulated. The goal of the building modulation objective design standard is to break up large building faces and create visual interest for pedestrians, neighbors, and visitors. The second floor and above provide more changes in plane than required (six changes in plane provided that meet the standard, and two additional changes in plane provided that do not meet the standard, for a total of eight changes in plane provided along the front façade (floors 2 through 5). The sixth floor is stepped back from the fifth floor, combined with a total of six changes in plane to create visual interest. With the ground floor being short one change in plane, it also balances the intent of the MSUDP, which is to have buildings built to the build-to line. This is intended to create new pedestrian space. The proposed ground floor is designed in a more pedestrian-friendly manner as it provides a 12-foot wide sidewalk, combined with recessed entries to the building, glazing along the front façade, landscaping, bike parking, and street trees to provide a more vibrant and usable pedestrian realm, despite being short one change in plane. The overall design of the building shows influences from the Spanish Colonial and mediterranean architectural styles, and already creates high visual interest with breaks in the large building face, so staff can support the variation because the design of the ground floor and the overall front façade meets the goal of the objective design standard.

Staff can support a variation for the entire rear façade because the large building face is broken up by a second-story common outdoor open space terrace to be used by the tenants.

This large courtyard provides a change in plane that is 19’-6” wide and 37’-2 ¼” deep that is open to the sky (2nd story and above). Instead of providing five required changes in plane on a much smaller scale, providing four changes in plane, including two large changes in plane with the large width and depth of the common open space continue to meet the goal of the objective design standard as it truly breaks up the large building face. The ground floor on the rear façade provides no changes in plane due to the design of the parking garage and minimum dimensions needed for parking circulation and spaces, however, because of the highly articulated design of the rear façade from the second floor and above, with a stepback provided on the sixth floor, the variation can be supported as the rear façade meets the goal of the standard to create visual interest and break up large building faces.

A variation can be supported to the ground floor of the interior side façade because the overall façade (second floor and above) is highly articulated with the three required changes in plane provided, with deeper and wider changes in plane provided than what is required (approximately 5 feet by 12 feet). The ground floor provides no changes in plane because of the design of the parking garage and minimum dimensions needed for parking circulation and spaces, combined with other uses that are required to be on the ground floor. As such, because the majority of the overall façade is highly articulated, the goal of the objective design standard is met as the large building face is broken up by the deeper and wider changes in plane on the second floor and above. When combined with the architectural details of the different window shapes, deck railings, stepback on the sixth floor and overall influences

24.14 from the Spanish Colonial and mediterranean architectural styles, the overall façade creates visual interest for the public.

The ground floor of the exterior side façade facing Dufour Street is missing two changes in plane, one is provided while three are required. A variation can be supported for this design because although only one change in plane meeting the standards is provided, there are three other changes in plane provided that do not meet the standard in terms of dimensions and criteria. There are also stepbacks along the façade differentiating a part of the first story from the other floors. The second floor and above also provides deeper and wider changes in plane than what is required. As such, a variation can be supported as the building façade facing Dufour Street is broken up and provides high visual interest.

Variations #6-8 (Architectural Details): SCMC 24.12.185.15.d. states that buildings in the C-C, R-T(C), C-T, C-N, C-B, PA and MU Zones shall apply at least two categories of the following architectural features to each building face and to each level above ground floor.

Buildings may incorporate different features on each face and level or may use the same two features on each face and level, so long as each face and level includes features from at least two categories.

Three variations are requested regarding the above-noted requirement, one for the rear façade, one for the Dufour Street façade and one for the north façade (interior side yard). All three of these facades provide balconies or Juliet balconies on floors 2, 3 and 4. The requested variation is to consider the circular windows as an architectural feature, instead of the other listed features.

This can be supported given that the goal of this objective design standard is to ensure that buildings have an appropriate level of detailing and convey qualities of substantiality and depth.

Circular windows is a detail that provides visual interest as they introduce a curved form on the façade instead regular square windows. Given the overall design and look of the building with Spanish Colonial and mediterranean influences, combined with the different architectural details, stepbacks, changes in plane and building materials, the overall design of the facades is visually appealing.

Density Bonus Section 24.16.270.2

10. The housing development is eligible for a density bonus and any concessions, incentives, waivers, modifications, or modified parking standards requested; conforms to all standards for affordability included in this section; and includes a financing mechanism for all implementation and monitoring costs.

The project is subject to the inclusionary housing requirement in Zoning Code Section

24.16.020(5)(a), “Rental residential developments that would create five or more new or additional dwelling units or live/work units at one location shall provide twenty percent of the dwelling units as inclusionary units, which shall be made available for rent to low income households at an affordable rent.”
With a base density of 33 units, 6 (20-percent) of the residential units will be required to be provided as inclusionary affordable housing units at the low income level (80% AMI). As

24.15 per Municipal Code Section 24.16.225(3), an applicant for a density bonus project may seek three incentives or concessions for housing developments where at least thirty percent of the total units are affordable to lower-income households, at least fifteen percent of the total units are affordable to very-low-income households, or at least thirty percent of the total units in a common interest development are available to moderate-income households at affordable ownership costs. Therefore, in order to seek three incentives and concessions for the project, as well as meet the inclusionary housing requirement, the applicant is proposing 5 residential units (15-percent of the base density units) to be provided as the inclusionary affordable housing units at the very-low income level (50% AMI). In order to meet the 6 units required as per the City’s Inclusionary Ordinance, the applicant is proposing to provide an additional 1 unit at the low income level (80% AMI).

A condition of approval has been included that the applicant shall comply with the inclusionary housing requirements set forth at SCMC Chapter 24.16 Part 1, and shall enter into and record an affordable housing development agreement prior to issuance of a building permit.

According to Government Code Section 65915(f)(2), if 15-percent of the total conforming base density is designated very-low income, development projects then qualify for a 50- percent density bonus. Because the applicant is providing 5 residential units as affordable housing units at the very-low income level, the applicant is eligible for a 50-percent density bonus. Per Government Code Section 65915(v)(2), the applicant is further eligible for a second density bonus of 50-percent if they provide an additional 15-percent of the total conforming base density designated moderate-income. By providing 5 residential units designated very-low income, and 5 residential units designated moderate-income, the project is eligible and proposes to use a 100-percent density bonus project, resulting in a 67 residential unit project. This project is, therefore, eligible to receive three incentives or concessions, and unlimited waivers. All financing mechanisms for implementation and monitoring costs will be provided by the applicants.

11. Any requested incentive or concession will result in identifiable and actual cost reductions to provide for affordable rents or affordable ownership costs based upon appropriate financial analysis and documentation if required by Section 24.16.255.

The applicant requests one incentive/concession to allow for the use of vinyl windows where the City’s Objective Standards Ordinance prohibits vinyl windows on mixed use buildings over three stories in height. Section 24.12.185.16(c) of the Objective Standards Ordinance prohibits use of vinyl windows on any mixed-use building over three stories in height. Vinyl windows cost less than metal and/or wood framed windows. The applicant requests a concession to use vinyl windows as it will result in identifiable cost savings to the project to provide for affordable rents.

The applicant requests a second incentive/concession to vary from the requirement of providing unlimited METRO passes to all residents in the building as required under SCMC Section

10.46.040, and instead provide unlimited transit passes to all residents who request them. This added flexibility will result in cost savings to the project. Currently Santa Cruz METRO charges

24.16 around $55 per month per pass for bulk purchases. Assuming there are 100 residents living in the building, that would cost $5,500 per month, which is a large impact to the monthly operating cost. With the flexibility of providing transit passes to only residents who request them, it will likely result in identifiable cost savings to the project to provide for affordable rents.

12. If the density bonus is based all or in part on dedication of land, the approval body has made the findings included in Section 24.16.230.

The project is not based on dedication of land; therefore, this finding does not apply.

13. 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 project does not include a child care center; therefore, this finding does not apply.

14. If the density bonus incentive or concession is approved for a condominium conversion, the development conforms to the standards included in Section 24.16.240.

The project does not include a condominium conversion; therefore, this finding does not apply.

15. If the incentive or concession includes mixed-use buildings or developments, the nonresidential land uses will reduce the cost of the housing development and the proposed nonresidential uses are compatible with the housing development and with existing or planned development in the area where the proposed housing development will be located.

The above finding is inapplicable, as the project does not include any requests for incentives/concessions for the allowance of a mixed-use building or development. The proposed incentive/concession is regarding the use of vinyl windows and to vary from the bus pass requirement. As such, this finding is not applicable.

16. If a waiver or modification is requested, the applicant has shown that the development standards for which the waiver or modification is requested will have the effect of physically precluding the construction of the housing development at the densities or with the incentives or concessions permitted by this Part 3.

The project requests waivers from a total of eleven development standards that would otherwise have the effect of physically precluding the construction of the housing development at the densities or with the incentives/concessions requested, which are described below:

Development Standard Explanation

1. Building height and stories (SCMC

24.10.750.1.a): 45 feet and 3 stories
required.

Increase in building height is required to
accommodate the proposed housing
development with the density bonus units.

24.17 2. Building height and stories
(24.10.4340.1.a): 40 feet and 3 stories
required.

3. Build-to Lines and Setbacks (SCMC

24.10.4340.1.c.(1): All development shall
be built parallel to the Mission Street rightof-way either 15 feet from back of curb or 10 feet from right-of-way line, whichever
is less.

The boundary lines for the project site is not
straight, and so measuring the build-to line
from Mission Street results in a line that is not
straight. As such, complying with the build-to
line would result in downsizing units and
amenity spaces or loss of units. Therefore, a
waiver has been requested to not comply with
this requirement.

4. Common Usable Open Space per
Dwelling Unit (SCMC 24.10.750.1.d):
5,360 sq. ft. required

5. Private Open Space per Dwelling Unit
(SCMC 24.10.750.1.d): 2,680 sq. ft.
required

6. Open Space per Objective Design
Standards (SCMC 24.12.185.9.a.i)
a. Usable open space per unit: 1,340 sq.
ft. required
b. Private open space per unit: 2,680 sq.
ft. required
The proposed project includes 725 sq. ft. of
common open space, which is located in an
open courtyard on the second level of the
proposed building, and 2,190 sq. ft. of private
open space. To comply with the open space
requirements, the project would need to be
downsized, either through downsizing units, or
through elimination of parking spaces or
residential amenity areas, which a local agency
cannot require a project to do. The subject
property is located within walking distance to
the Rail Trail which leads to other open space
areas such as Neary Lagoon and La Barranca
Park. As such, although the open space
requirements are not met on site, the project
continues to provide some open space on site,
in combination with access to offsite
recreational opportunities so the residents have
the opportunity to enjoy open space.

7. Depth of commercial space (SCMC

24.12.185.6.d.i): Minimum depth of at least
25 feet
The average depth provided is 22 feet which is
less than the minimum depth required of 25
feet. Given the depth of the lot being only
approximately 100 feet, if this requirement had
to be met, including meeting the other
objective design standards for providing a
corner public open space element, access to the
parking garage, mechanical room, trash
receptables, etc., it would result in the loss of
amenity space or downsizing of amenity space
which are protected as part of the project.

Therefore, a waiver has been requested to not
comply with this requirement.

8. Commercial Spaces on Corner Lots
(SCMC 24.12.185.6.e.i): On corner lots,
the commercial space must extend for at
In order to accommodate the setback from
Mission Street, the corner public space
element, the electrical room, trash receptacles,

24.18 least 30 feet on either side of the corner, or
the distance of the frontage of the corner
parcel, whichever is less.
stairs accessing the upper floors, and parking
entrance opening along Dufour Street, the
proposed commercial space extends to the
greatest extent possible. As such, a waiver has
been requested for this requirement. Meeting
this requirement would require downsizing or
loss of amenity space, which is protected as
part of the project.

9. Number of Class II bicycle spaces
(SCMC 24.12.250.2): 19 Class II bike
parking spaces required.

There are specific objective requirements for
location and design of bike parking facilities,
including Class II bike spaces which must be
located within forty feet of the building’s
entrance and clustered in lots not to exceed
sixteen spaces each. Based on the property
frontage, width of the sidewalk required,
sufficient spacing required, it is not possible to
fit all the Class II bicycle parking spaces within
forty feet of the building entrance. As such, a
waiver has been requested to reduce the
number of Class II bicycle spaces from 19
required to 14 provided as meeting this
requirement would require downsizing or loss
of amenity spaces.

10. Standard Parking Space Dimensions
(SCMC 24.12.280.2.a.): Standard-size
parking space is 8’-6” by 19’
Based on the lot depth being 100 feet, and the
spacing required for bike storage, stairwells,
lobby, commercial space, trash enclosure, and
mechanical rooms on the ground floor, the
parking space dimensions have been reduced
by a foot to 18 feet in length in order to comply
with the 24-foot required back-out distance to
ensure adequate circulation in the parking
garage is provided. Meeting this requirement
would require downsizing or loss of amenity
spaces which is protected as part of the project.

11.Floor Area Ratio (2030 General Plan):

Maximum FAR is 1.75
Complying with the FAR required in the CM
designation would reduce the volume of the
building and result in a loss of units and
amenities, which would physically preclude
the construction of the proposed project with
the density bonus units.

17. 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.

24.19 The project does not request a commercial development bonus; therefore, this finding does not apply.

18. If the housing development or the commercial development is in the coastal zone, any requested density bonus, incentive, concession, waiver, modification, modified parking standard, or commercial development bonus is consistent with all applicable requirements of the certified Santa Cruz local coastal program, with the exception of density.

The project site is not located within the local coastal program, and, therefore, the above finding does not apply.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Cruz that it hereby acknowledges the environmental determination (Categorical Exemption Section 15305, Class 5 and Section 15332, Class 32) and approves the Residential Demolition Authorization Permit, Lot Line Adjustment, Design Permit, and Density Bonus Request to demolish three residential dwelling units, combine three lots into one lot, and construct a sixstory mixed use building with 67 residential units and ground floor commercial area on property located in the C-C (Community Commercial) zone district and within the Mission Street Urban Design Plan Area, and subject to the Findings listed above and the Conditions of Approval listed in Exhibit “A,” attached hereto and made a part hereof, thereby denying the appeal.

PASSED AND ADOPTED this 9th day of September 2025, by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

APPROVED:

Fred Keeley, Mayor
ATTEST:

Bonnie Bush, City Clerk

24.20 EXHIBIT "A"

CONDITIONS OF APPROVAL FOR THE PROJECT ON PROPERTY AT
1811, 1815, 1819 Mission Street & CP25-0002
Residential Demolition Authorization Permit, Lot Line Adjustment, Design Permit, and Density Bonus request to demolish three residential dwelling units, combine three lots into one lot, and construct a six-story mixed use building with 67 residential units and ground floor commercial area on property located in the C-C (Community Commercial) zone district and within the Mission Street Urban Design Plan Area. Environmental Review: Categorical Exemption.

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

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

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

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

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

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

6. The lot line adjustment shall be recorded in accordance with the approved plans submitted and on file in the Department of Planning and Community Development of the City of Santa Cruz.

Modifications may be granted only by the City authority which approved the project.

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

Prior to Building Permit Issuance:

8. The applicant and contractor who obtains a building permit for the project shall be required to sign the following statement at the bottom of these conditions, which will become conditions of the building permit:
“I understand that the subject permit involves construction of a building (project) with an approved Design Permit CP25-0002. I intend to perform or supervise the

24.21 performance of the work allowed by this permit in a manner which results in a finished building with the same level of detail, articulation, and dimensionality shown in the plans submitted for building permits. I hereby acknowledge that failure to construct the building as represented in the building permit plans, may result in delay of the inspections process and/or the mandatory reconstruction or alteration of any portion of the building that is not in substantial conformance with the approved plans, prior to continuation of inspections or the building final.” Signature of Building Contractor Date

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

10. 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 004-124- 34, Assessor’s Parcel Number 004-124-32, and Assessor's Parcel Number 004-124-31 as approved by the City of Santa Cruz under Application CP25-0002. This conveyance may not create a separate parcel, and is null and void unless the boundary is adjusted as stated."

11. Plans submitted for building permit issuance shall include electric vehicle charging stations as required per Section 24.12.241 of the Zoning Ordinance.

12. 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.

13. 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.

14. All trees shall be a minimum 15-gallon size.

15. Prior to building permit issuance, the City Arborist must approve of the proposed street trees, including location of street trees. Trees shall be spaced sufficiently to accommodate the mature canopy of each specimen and this shall be approved by the City Arborist. The street trees shall be planted in accordance with the City’s Tree Planting Detail.

24.22 16. Prior to building permit issuance, one of the street trees must be moved to be located a minimum of five feet away from a fire hydrant.

17. 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.

18. 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.

19. 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. Per the waiver requested, 14 Class II bike parking spaces shall be provided for the project.

20. A drainage plan shall be submitted in conjunction with application for building permits.

21. The plan for erosion control approved as part of this application shall be submitted and plans submitted for building permit issuance shall note that all work will be installed by November 1.

22. 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.

23. 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.

24. Final colors and materials shall be approved by the Zoning Administrator prior to building permit issuance.

25. The owner shall comply with the inclusionary housing requirements as outlined in Section

24.16.010 of the Zoning Ordinance, and replacement housing requirements as per State Law.

The Affordable Housing Development Agreement establishing compliance with inclusionary housing requirements shall be entered into and recorded prior to recordation of the final subdivision map or building permit issuance if no subdivision map is required. In addition to complying with the City’s inclusionary ordinance, which restricts affordability of units in perpetuity, the Affordable Housing Development Agreement shall also document and require

24.23 the affordability restrictions associated with the granting of the applicant’s density bonus request, as specified in the staff report, and replacement housing requirements required per State Law.

26. The applicant shall provide five units at the very low-income level, five units at the moderateincome level and one unit at the low-income level which shall be reflected in the affordable housing development agreement, unless a different breakdown is approved by the Housing Department.

27. Prior to the issuance of a building permit, the following fees shall be paid:
a) The applicant shall pay the Park and Recreation Facility Tax pursuant to Chapter 5.72 of the City of Santa Cruz Municipal Code based on the final building permit plans. b) The applicant shall pay Childcare Impact fees pursuant to Chapter 18.48 of the City of Santa Cruz Municipal Code based on the final building permit plans. c) The applicant shall pay Traffic Impact Fees (TIF) as required by the Public Works Department.
d) The applicant shall pay Public Safety Impact fees pursuant to Chapter 18.49 of the City of Santa Cruz Municipal Code based on the final building permit plans. e) An inspection fee of the estimated cost to construct the off-site improvements to be inspected shall be paid to the Public Works Department.

28. Prior to building permit issuance, the City shall determine which of the following fees shall be paid prior to building permit final or occupancy, whichever occurs first, or prior to building permit issuance, consistent with Government Code Section 66007:
a) 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. b) The applicant shall pay Traffic Impact Fees (TIF) as required by the Public Works Department.
c) 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.

29. Prior to issuance of the demolition permit, the applicant shall:
 Obtain a building permit for the construction of the new mixed-use building.  Schedule a Special Inspection with the Building Department to determine whether the existing three residences proposed for demolition has potential for relocation off-site. If the Building Official determines that the building is capable of being moved without damage to significant trees and/or landscaping, the applicant shall be required to comply with the requirements of Section 24.10.190 of the Zoning Ordinance.

30. 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

24.24 can provide a written attestation that rodents or other pests are not present and no actions are therefore needed.

31. Prior to issuance of any demolition or building permit, asbestos and lead based paint testing shall be performed by either Environmental Protection Agency (EPA) or California (CA) state health certified individuals to determine the extent of the onsite hazardous materials prior to any demolition of existing structures. Approval shall then be obtained from Monterey Bay Air Resources District (MBARD) for the hazardous or other regulated material removal. Applicant shall provide the city with a copy of the ASB application or a copy of an email from MBARD stating no application is required.

32. All washing machines provided for common use among tenants shall be equipped with microplastic filters to reduce plastic pollution. See Operational Conditions for noticing and maintenance requirements.

33. Plans submitted for building permit issuance shall comply with all recommendations of the Arborist Report prepared by Kurt Fouts and dated 12/31/2024.

34. Plans submitted for building permit issuance shall comply with all recommendations of the Geotechnical Investigation Design Phase prepared by Butano Geotechnical Engineering, Inc. dated January 2025.

35. Plans submitted for building permit issuance shall comply with all recommendations of the Preliminary Stormwater Control Plan prepared by Juan Carlos dated 09/24/2024.

36. Plans submitted for building permit issuance shall comply with all recommendations of the Preliminary Operations and Maintenance Plan prepared by Juan Carlos dated 09/24/2024.

37. 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 who request them.

Additionally, the rental leases shall include language informing tenants that bus passes are available upon request.

38. 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.

39. Prior to building permit issuance, an updated noise report or addendum to the Revised Noise Assessment Study for the 1811-1815 Mission St project prepared by Jeffrey K. Pack dated March 28, 2023 must be submitted and approved by the Planning Department regarding the 67- unit project at 1811-1819 Mission St, including the common outdoor open space.

40. Prior to building permit issuance, the final building permit plans must include recommendations from the approved updated noise report or addendum. Compliance with all recommended measures for noise attenuation must be ensured at all times.

41. A Relocation Assistance Plan consistent with State law and in the form required by State Law must be prepared by a qualified relocation consultant. The relocation plan must be submitted

24.25 for review and approval by the Director of Planning and Community Development prior to issuance of Building Permit.

42. Prior to building permit issuance, the owner must submit to the Planning Department signed right of first refusal forms from the two tenants.

43. Payment of relocation assistance must be made by the property owner to the two tenants prior to issuance of the demolition permit for the unit or issuance of a building permit or any other construction permit for the replacement project or use, or at the time of termination of tenancy, whichever occurs first.

44. Prior to building permit issuance, the impervious area associated with the construction of the modified sidewalk ramp (opposite the site on Dufour St) shall be treated to the Tier 2 requirements. On-site treatment devices can be oversized to accommodate the treatment requirements.

45. The building permit plans submitted shall continue to show compliance with the following requirements from the City’s Objective Design Standards:
a) At building corners, all materials shall wrap around the corner to a depth of at least 4 inches.

This includes corners of insets, reveals, or changes in plane that are 4 inches or greater in depth, as with a balcony, ground floor entry, or change in plane. b) Provide sufficient detailing to demonstrate compliance with SCMC 24.12.185.17.a to g regarding lighting on the proposed building.

46. Prior to building permit issuance, the final building permit plans must show compliance with the following:
a) The awnings located along Mission Street must be at least 12 feet above the sidewalk surface. The final building permit plans shall be revised to meet this 12-foot requirement. b) The quantities of plants on Sheet L1.0 shall be corrected as follows:
a. Five Achillea Millefoilium 'Lake County' / Common Yarrow plants are shown on the plans, but seven are noted.
b. Seven Achillea Millefoilium 'Pretty Belinda' / Pink Yarrow are shown on the plans, but six are noted.
c. Fourteen Achillea Millefoilium 'Pretty Belinda' / Pink Yarrow are shown on the plans, but eleven are noted.
d. Five Carex Tumilicola / Foothill Sedge plants are counted on the Level 1 Planting Legend.
e. One Chondropetalum Tectorum / Small Cape Rush plants are counted instead of five noted.
c) Details shall be provided to show that the windows proposed on Dufour Street shall show at least 3 inches of window inset between the plane of the glass and the plane of the building face.

47. Prior to building permit issuance, the final building permit plans must show decorative lighting sconces on floor 2, 3, and 4 on the Mission Street façade, in compliance with Section

24.12.185.15.d. Decorative lighting sconce details must be provided and approved by the Planning Department prior to building permit issuance.

24.26 48. Prior to building permit issuance, Caltrans shall approve the bike parking proposed along Mission Street because Mission Street is Caltrans right-of-way. Please provide written approval from Caltrans.

49. Prior to building permit issuance, the following conditions must be addressed and approved by the Public Works Department:
a) Apply for, obtain, and provide evidence of a Caltrans encroachment permit for the sidewalk and tree work in the State Highway right-of-way.
b) A sidewalk easement deed will be required for the sidewalks additional width on Dufour St. c) A property dedication to the State of California along the Mission Street frontage is required for sidewalk purposes. Submit a grant deed and legal description of the strip to be dedicated attached to “Offer to Dedicate” and “Certificate of Acceptance” forms. d) Plans submitted for building permit shall show the existing sanitary sewer lateral(s) abandoned at the City sewer main by method of mechanical plug or factory cap. e) The existing utility pole and power lines at the southwest corner on Dufour St shall be undergrounded.
f) Re-install or replace existing decorative street lights on the Mission Street frontage.

50. Prior to building permit issuance, the following must be addressed on the final building permit plans, reviewed and approved by Traffic Engineering:
a) On Sheet C.1.0, non-compliant curb ramp in two locations. Reconstruct with curb extension and Case A Ramps. PROWAG R304.2.3. Grade breaks shall…be perpendicular to the direction of the curb ramp.
b) On Sheet C.1.0, curb is not acceptable in sidewalk as it creates a tripping hazard. Transition elevations at the curb extension and ramps.

51. Prior to building permit issuance, the final building permit plans shall show that the parking garage on the ground floor is fully enclosed as openings are not allowed less than 3 feet to adjacent property line (see CBC Table 705.8).

52. As volunteered by the applicant, final building permit plans shall show that all East-facing rectangular windows on the rear wall of the building are double-hung up-down sliders with obscure [frosted] glass up to a height of 61" from the floor which may include portions of the top window panes on Level 5 (including on portions of the top window panes on Level 5).

53. As volunteered by the applicant, prior to building permit issuance, written evidence will be provided that a landscape allowance of $1,000 is provided to each of the 12 identified neighbors that will be affected. The 12 identified neighbors are 528, 530, 532, 536, 540, 546 Dufour St, and 525, 529, 533, 535, 539, 543 Palm St.

54. As volunteered by the applicant, prior to building permit issuance, building permit plans shall show the installation of the loading zone, including details, to be reviewed and approved by the Public Works Department.

55. Prior to building permit issuance, City Staff will provide information to the head of the Dufour Neighbors group, Bruce Thomas or Yvonne Feistman should Bruce Thomas be unavailable, regarding the requirements to establish a neighborhood parking permit program on the first block of Dufour Street as measured from Mission Street, and should the neighborhood choose to pursue the program, staff will make the head of the Dufour Neighbors group aware of the

24.27 developer’s voluntary offer to pay for two years of the parking permit program and the developer’s consideration of paying for up to five years of the program. This neighborhood benefit will be available to neighbors to initiate up to one year after the building permit is finaled and will also be dependent upon the administrative procedure for permit parking described in Municipal Code Section 10.41.040 which involves input from the participating neighborhood area.

Prior to and During Construction:

56. 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.

57. 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.

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

59. 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.

60. The applicant and/or property owner shall be responsible for ensuring that any existing buildings approved for demolition or conversion remain occupied by a tenant or, if any buildings are vacant or become vacant prior to demolition or conversion, that these buildings are adequately secured to prevent break-ins and other vandalism. All windows, doors, and other openings into vacant buildings shall be completely covered and a six-foot tall chain link fence shall be installed around the perimeter of the property. Graffiti shall be removed or painted over within 72 hours. If a break-in occurs, the applicant and/or property owner shall, within 24 hours, clean the site of trash and debris, and re-secure the site and building(s). Additionally, following a break-in, the applicant/property owner shall provide the Planning Department, SCFD Fire Marshall and SCPD with a copy of a signed contract with a private security company to provide ongoing monitoring of the site. If a break-in or other public safety concern related to the vacant

24.28 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.

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

Prior to Final Building Permit/Occupancy:

62. 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.

63. All requirements of the Building, Fire, Public Works, Housing, Stormwater, Water and Planning Departments shall be completed prior to occupancy and continuously maintained thereafter.

64. All landscaping shall be installed prior to final utility release or issuance of occupancy permits.

65. 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.

66. 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).

67. Prior to building permit final/occupancy, the owner shall install the loading zone along the northern curbline of Dufour Street, between the project driveway and Mission Street.

Operational Conditions

68. Prior to commencement of any new food service operations within the commercial tenant space, complete and submit a Wastewater Discharge Questionnaire to the City of Santa Cruz Wastewater Treatment Facility at 110 California Street, Santa Cruz, CA 95060. The questionnaire requests information about the proposed food service facility, including the hours of operation, seating capacity, and the types of equipment to be used. The information will be used to determine the size of the grease interceptor or trap that must be installed.

24.29 69. Future uses in the commercial tenant space shall submit a disclosure statement for Zoning Administrator review prior to issuance of any occupancy permit regarding materials and chemicals to be used and disposed of from the site.

70. County Environmental Health and Safety. Compliance with all requirements of the County of Santa Cruz Department of Environmental Health and Safety Department related to on-site assessment and remediation must be ensured at all times.

71. No signs shall be installed on the site without prior approval of a Sign Permit.

72. 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 of any signage on the site.

73. 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.

74. All tenant leases for the residential units in the development shall include a restriction on the storage of personal items in balconies excluding outdoor patio furniture and potted plants.

75. The owner shall make information available on the site, including but not limited to signage, indicating safe bike routes in the surrounding area, as provided by the Regional Transportation Agency or other appropriate local authority.

76. 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.

77. The property owner shall be responsible for the on-going maintenance of the building and site in good condition including maintenance of exterior materials, landscaping, sidewalks, street furniture, lighting, open space areas, upper floor balconies free of clutter, appropriate window treatments, and the parking garage.

78. 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

24.30 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.
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.

24.31 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.

24.32 EXHIBIT "A"

CONDITIONS OF APPROVAL FOR THE PROJECT ON PROPERTY AT
1811, 1815, 1819 Mission Street & CP25-0002
Residential Demolition Authorization Permit, Lot Line Adjustment, Design Permit, and Density Bonus request to demolish three residential dwelling units, combine three lots into one lot, and construct a six-story mixed use building with 67 residential units and ground floor commercial area on property located in the C-C (Community Commercial) zone district and within the Mission Street Urban Design Plan Area. Environmental Review: Categorical Exemption.

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

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

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

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

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

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

6. The lot line adjustment shall be recorded in accordance with the approved plans submitted and on file in the Department of Planning and Community Development of the City of Santa Cruz.

Modifications may be granted only by the City authority which approved the project.

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

Prior to Building Permit Issuance:

8. The applicant and contractor who obtains a building permit for the project shall be required to sign the following statement at the bottom of these conditions, which will become conditions of the building permit:
“I understand that the subject permit involves construction of a building (project) with an approved Design Permit CP25-0002. I intend to perform or supervise the

24.33 performance of the work allowed by this permit in a manner which results in a finished building with the same level of detail, articulation, and dimensionality shown in the plans submitted for building permits. I hereby acknowledge that failure to construct the building as represented in the building permit plans, may result in delay of the inspections process and/or the mandatory reconstruction or alteration of any portion of the building that is not in substantial conformance with the approved plans, prior to continuation of inspections or the building final.” Signature of Building Contractor Date

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

10. 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 004-124- 34, Assessor’s Parcel Number 004-124-32, and Assessor's Parcel Number 004-124-31 as approved by the City of Santa Cruz under Application CP25-0002. This conveyance may not create a separate parcel, and is null and void unless the boundary is adjusted as stated."

11. Plans submitted for building permit issuance shall include electric vehicle charging stations as required per Section 24.12.241 of the Zoning Ordinance.

12. 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.

13. 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.

14. All trees shall be a minimum 15-gallon size.

15. Prior to building permit issuance, the City Arborist must approve of the proposed street trees, including location of street trees. Trees shall be spaced sufficiently to accommodate the mature canopy of each specimen and this shall be approved by the City Arborist. The street trees shall be planted in accordance with the City’s Tree Planting Detail.

24.34 16. Prior to building permit issuance, one of the street trees must be moved to be located a minimum of five feet away from a fire hydrant.

17. 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.

18. 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.

19. 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. Per the waiver requested, 14 Class II bike parking spaces shall be provided for the project.

20. A drainage plan shall be submitted in conjunction with application for building permits.

21. The plan for erosion control approved as part of this application shall be submitted and plans submitted for building permit issuance shall note that all work will be installed by November 1.

22. 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.

23. 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.

24. Final colors and materials shall be approved by the Zoning Administrator prior to building permit issuance.

25. The owner shall comply with the inclusionary housing requirements as outlined in Section

24.16.010 of the Zoning Ordinance, and replacement housing requirements as per State Law.

The Affordable Housing Development Agreement establishing compliance with inclusionary housing requirements shall be entered into and recorded prior to recordation of the final subdivision map or building permit issuance if no subdivision map is required. In addition to complying with the City’s inclusionary ordinance, which restricts affordability of units in perpetuity, the Affordable Housing Development Agreement shall also document and require

24.35 the affordability restrictions associated with the granting of the applicant’s density bonus request, as specified in the staff report, and replacement housing requirements required per State Law.

26. The applicant shall provide five units at the very low-income level, five units at the moderateincome level and one unit at the low-income level which shall be reflected in the affordable housing development agreement, unless a different breakdown is approved by the Housing Department.

27. Prior to the issuance of a building permit, the following fees shall be paid:
a) The applicant shall pay the Park and Recreation Facility Tax pursuant to Chapter 5.72 of the City of Santa Cruz Municipal Code based on the final building permit plans. b) An inspection fee of the estimated cost to construct the off-site improvements to be inspected shall be paid to the Public Works Department.

28. Prior to building permit issuance, the City shall determine which of the following fees shall be paid prior to building permit final or occupancy, whichever occurs first, or prior to building permit issuance, consistent with Government Code Section 66007:
a) 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. b) The applicant shall pay Traffic Impact Fees (TIF) as required by the Public Works Department.
c) 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.

29. Prior to issuance of the demolition permit, the applicant shall:
 Obtain a building permit for the construction of the new mixed-use building.  Schedule a Special Inspection with the Building Department to determine whether the existing three residences proposed for demolition has potential for relocation off-site. If the Building Official determines that the building is capable of being moved without damage to significant trees and/or landscaping, the applicant shall be required to comply with the requirements of Section 24.10.190 of the Zoning Ordinance.

30. 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. Prior to issuance of any demolition or building permit, asbestos and lead based paint testing shall be performed by either Environmental Protection Agency (EPA) or California (CA) state health certified individuals to determine the extent of the onsite hazardous materials prior to any

24.36 demolition of existing structures. Approval shall then be obtained from Monterey Bay Air Resources District (MBARD) for the hazardous or other regulated material removal. Applicant shall provide the city with a copy of the ASB application or a copy of an email from MBARD stating no application is required.

32. All washing machines provided for common use among tenants shall be equipped with microplastic filters to reduce plastic pollution. See Operational Conditions for noticing and maintenance requirements.

33. Plans submitted for building permit issuance shall comply with all recommendations of the Arborist Report prepared by Kurt Fouts and dated 12/31/2024.

34. Plans submitted for building permit issuance shall comply with all recommendations of the Geotechnical Investigation Design Phase prepared by Butano Geotechnical Engineering, Inc. dated January 2025.

35. Plans submitted for building permit issuance shall comply with all recommendations of the Preliminary Stormwater Control Plan prepared by Juan Carlos dated 09/24/2024.

36. Plans submitted for building permit issuance shall comply with all recommendations of the Preliminary Operations and Maintenance Plan prepared by Juan Carlos dated 09/24/2024.

37. 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 who request them.

Additionally, the rental leases shall include language informing tenants that bus passes are available upon request.

38. 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.

39. Prior to building permit issuance, an updated noise report or addendum to the Revised Noise Assessment Study for the 1811-1815 Mission St project prepared by Jeffrey K. Pack dated March 28, 2023 must be submitted and approved by the Planning Department regarding the 67- unit project at 1811-1819 Mission St, including the common outdoor open space.

40. Prior to building permit issuance, the final building permit plans must include recommendations from the approved updated noise report or addendum. Compliance with all recommended measures for noise attenuation must be ensured at all times.

41. A Relocation Assistance Plan consistent with State law and in the form required by State Law must be prepared by a qualified relocation consultant. The relocation plan must be submitted for review and approval by the Director of Planning and Community Development prior to issuance of Building Permit.

42. Prior to building permit issuance, the owner must submit to the Planning Department signed right of first refusal forms from the two tenants.

24.37 43. Payment of relocation assistance must be made by the property owner to the two tenants prior to issuance of the demolition permit for the unit or issuance of a building permit or any other construction permit for the replacement project or use, or at the time of termination of tenancy, whichever occurs first.

44. Prior to building permit issuance, the impervious area associated with the construction of the modified sidewalk ramp (opposite the site on Dufour St) shall be treated to the Tier 2 requirements. On-site treatment devices can be oversized to accommodate the treatment requirements.

45. The building permit plans submitted shall continue to show compliance with the following requirements from the City’s Objective Design Standards:
a) At building corners, all materials shall wrap around the corner to a depth of at least 4 inches.

This includes corners of insets, reveals, or changes in plane that are 4 inches or greater in depth, as with a balcony, ground floor entry, or change in plane. b) Provide sufficient detailing to demonstrate compliance with SCMC 24.12.185.17.a to g regarding lighting on the proposed building.

46. Prior to building permit issuance, the final building permit plans must show compliance with the following:
a) The awnings located along Mission Street must be at least 12 feet above the sidewalk surface. The final building permit plans shall be revised to meet this 12-foot requirement. b) The quantities of plants on Sheet L1.0 shall be corrected as follows:
a. Five Achillea Millefoilium 'Lake County' / Common Yarrow plants are shown on the plans, but seven are noted.
b. Seven Achillea Millefoilium 'Pretty Belinda' / Pink Yarrow are shown on the plans, but six are noted.
c. Fourteen Achillea Millefoilium 'Pretty Belinda' / Pink Yarrow are shown on the plans, but eleven are noted.
d. Five Carex Tumilicola / Foothill Sedge plants are counted on the Level 1 Planting Legend.
e. One Chondropetalum Tectorum / Small Cape Rush plants are counted instead of five noted.
c) Details shall be provided to show that the windows proposed on Dufour Street shall show at least 3 inches of window inset between the plane of the glass and the plane of the building face.

47. Prior to building permit issuance, the final building permit plans must show decorative lighting sconces on floor 2, 3, and 4 on the Mission Street façade, in compliance with Section

24.12.185.15.d. Decorative lighting sconce details must be provided and approved by the Planning Department prior to building permit issuance.

48. Prior to building permit issuance, Caltrans shall approve the bike parking proposed along Mission Street because Mission Street is Caltrans right-of-way. Please provide written approval from Caltrans.

49. Prior to building permit issuance, the following conditions must be addressed and approved by the Public Works Department:

24.38 a) Apply for, obtain, and provide evidence of a Caltrans encroachment permit for the sidewalk and tree work in the State Highway right-of-way.
b) A sidewalk easement deed will be required for the sidewalks additional width on Dufour St. c) A property dedication to the State of California along the Mission Street frontage is required for sidewalk purposes. Submit a grant deed and legal description of the strip to be dedicated attached to “Offer to Dedicate” and “Certificate of Acceptance” forms. d) Plans submitted for building permit shall show the existing sanitary sewer lateral(s) abandoned at the City sewer main by method of mechanical plug or factory cap. e) The existing utility pole and power lines at the southwest corner on Dufour St shall be undergrounded.
f) Re-install or replace existing decorative street lights on the Mission Street frontage.

50. Prior to building permit issuance, the following must be addressed on the final building permit plans, reviewed and approved by Traffic Engineering:
a) On Sheet C.1.0, non-compliant curb ramp in two locations. Reconstruct with curb extension and Case A Ramps. PROWAG R304.2.3. Grade breaks shall…be perpendicular to the direction of the curb ramp.
b) On Sheet C.1.0, curb is not acceptable in sidewalk as it creates a tripping hazard. Transition elevations at the curb extension and ramps.

51. Prior to building permit issuance, the final building permit plans shall show that the parking garage on the ground floor is fully enclosed as openings are not allowed less than 3 feet to adjacent property line (see CBC Table 705.8).

52. As volunteered by the applicant, final building permit plans shall show that all East-facing rectangular windows on the rear wall of the building are double-hung sliders with obscure [frosted] glass up to a height of 61" from the floor which may include portions of the top window panes on Level 5.

53. As volunteered by the applicant, prior to building permit issuance, written evidence will be provided that a landscape allowance of $1,000 is provided to each of the 12 identified neighbors that will be affected. The 12 identified neighbors are 528, 530, 532, 536, 540, 546 Dufour St, and 525, 529, 533, 535, 539, 543 Palm St.

54. As volunteered by the applicant, prior to building permit issuance, building permit plans shall show the installation of the loading zone, including details, to be reviewed and approved by the Public Works Department.

55. Prior to building permit issuance, City Staff will provide information to the head of the Dufour Neighbors group, Bruce Thomas or Yvonne Feistman should Bruce Thomas be unavailable, regarding the requirements to establish a neighborhood parking permit program on the first block of Dufour Street as measured from Mission Street, and should the neighborhood choose to pursue the program, staff will make the head of the Dufour Neighbors group aware of the developer’s voluntary offer to pay for two years of the parking permit program and the developer’s consideration of paying for up to five years of the program. This neighborhood benefit will be available to neighbors to initiate up to one year after the building permit is finaled and will also be dependent upon the administrative procedure for permit parking described in Municipal Code Section 10.41.040 which involves input from the participating neighborhood area.

24.39 Prior to and During Construction:

56. 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.

57. 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.

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

59. 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.

60. The applicant and/or property owner shall be responsible for ensuring that any existing buildings approved for demolition or conversion remain occupied by a tenant or, if any buildings are vacant or become vacant prior to demolition or conversion, that these buildings are adequately secured to prevent break-ins and other vandalism. All windows, doors, and other openings into vacant buildings shall be completely covered and a six-foot tall chain link fence shall be installed around the perimeter of the property. Graffiti shall be removed or painted over within 72 hours. If a break-in occurs, the applicant and/or property owner shall, within 24 hours, clean the site of trash and debris, and re-secure the site and building(s). Additionally, following a break-in, the applicant/property owner shall provide the Planning Department, SCFD Fire Marshall and SCPD with a copy of a signed contract with a private security company to provide ongoing monitoring of the site. If a break-in or other public safety concern related to the vacant status of the property/space occurs at the vacant site/space that requires an emergency response, the applicant and/or property owner shall be responsible for paying the fully burdened hourly rates for Police, Fire, Code Compliance, or other City Staff to respond and follow up as abatement costs, civil penalties, and/or pursuant to all other rights and remedies the City has.

The City will not issue the certificate of occupancy/final permit until all fines, fees, civil penalties, and/or costs are paid.

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

Prior to Final Building Permit/Occupancy:

62. 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.

63. All requirements of the Building, Fire, Public Works, Housing, Stormwater, Water and Planning Departments shall be completed prior to occupancy and continuously maintained thereafter.

64. All landscaping shall be installed prior to final utility release or issuance of occupancy permits.

65. 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.

66. 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).

67. Prior to building permit final/occupancy, the owner shall install the loading zone along the northern curbline of Dufour Street, between the project driveway and Mission Street.

Operational Conditions

68. Prior to commencement of any new food service operations within the commercial tenant space, complete and submit a Wastewater Discharge Questionnaire to the City of Santa Cruz Wastewater Treatment Facility at 110 California Street, Santa Cruz, CA 95060. The questionnaire requests information about the proposed food service facility, including the hours of operation, seating capacity, and the types of equipment to be used. The information will be used to determine the size of the grease interceptor or trap that must be installed.

69. Future uses in the commercial tenant space shall submit a disclosure statement for Zoning Administrator review prior to issuance of any occupancy permit regarding materials and chemicals to be used and disposed of from the site.

24.41 70. County Environmental Health and Safety. Compliance with all requirements of the County of Santa Cruz Department of Environmental Health and Safety Department related to on-site assessment and remediation must be ensured at all times.

71. No signs shall be installed on the site without prior approval of a Sign Permit.

72. 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 of any signage on the site.

73. 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.

74. All tenant leases for the residential units in the development shall include a restriction on the storage of personal items in balconies excluding outdoor patio furniture and potted plants.

75. The owner shall make information available on the site, including but not limited to signage, indicating safe bike routes in the surrounding area, as provided by the Regional Transportation Agency or other appropriate local authority.

76. 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.

77. The property owner shall be responsible for the on-going maintenance of the building and site in good condition including maintenance of exterior materials, landscaping, sidewalks, street furniture, lighting, open space areas, upper floor balconies free of clutter, appropriate window treatments, and the parking garage.

78. 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.

24.42 The defense and indemnification obligation includes reimbursing the City for any and all costs incurred in connection with such Actions, including but not limited to, costs of suit, expenses, payment of attorney’s fees, City staff costs, court costs, damages, liabilities, judgments, and settlement costs.
c. Applicant and Property Owner shall also defend, indemnify and hold harmless City Parties for all costs incurred in additional investigation of or study of, or for supplementing, redrafting, revising, or amending any document (such as an EIR, negative declaration, specific plan, general plan amendment, or ordinance) if made necessary by said Actions and if the Applicant or Property Owner seeks to pursue securing such approvals and/or clearances, after initiation of the Actions, which are conditioned on the approval of these documents.
d. City shall notify Applicant and Property Owner of any such Actions and City agrees to cooperate in the defense of the Actions. Upon receipt of such notification, Applicant and/or Property Owner shall assume the defense of the Actions, including the employment of counsel reasonably satisfactory to the City. In the event of a conflict of interest, City may employ separate counsel to represent the City; and Applicant and/or Property Owner agrees to pay for the reasonable attorneys’ fees and costs of the City’s separate counsel.
e. Applicant and Property Owner agree that City may, at its sole discretion, participate in the defense of such Actions; but such participation shall not relieve Applicant or Property Owner of any of the obligations herein to defend, hold harmless, and indemnify the City Parties. If the City Attorney’s Office participates in the defense, all of the City Attorney’s Office fees and costs, and City staff costs, shall be paid by the Applicant and/or Property Owner.
f. In the event that Applicant and/or Property Owner is required to defend City in connection with any Actions, City shall retain the right to reasonably approve: the counsel to so defend City; all significant decisions concerning the manner in which the defense is conducted; and any and all settlements, which approval shall not be unreasonably withheld but which is contingent on the approval of the City council. g. Applicant and Property Owner agree to reimburse and indemnify the City for all of City’s costs, fees, including attorney’s fees and costs, staff costs, and damages incurred in enforcing these provisions to defend, hold harmless, and indemnify the City Parties.
h. Applicant’s and Property Owner’s duty to indemnify and hold harmless shall not apply to the extent such Actions or Losses are caused by the gross negligence or willful misconduct of the City Parties. Applicant’s and Property Owner’s obligation to defend shall arise regardless of any claim or assertion that City Parties caused or contributed to the Losses.
i. The obligations of Applicant and Property to defend, indemnify, and hold harmless the City Parties, are joint and several.

24.43 j. The obligations in this section shall survive the expiration or termination of these Conditions of Approval.

24.44 PROJECT DIRECTORY

ARCHITECT

WORKBENCH
CONTACT: JAMILEH CANNON
189 WALNUT AVE.

SANTA CRUZ, CA 95060
P: 831.227.2217
E: [email protected]

CLIENT/TENANT

MISSION STUDIOS

SANTA CRUZ LLC
402 INGALLS ST SUITE 5A
SANTA CRUZ, CA 95060
P:

E:

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

GEOTECHNICAL
-
CONTACT: -
-
SANTA CRUZ, CA 95060
P: -
E: -

SURVEYOR

KEVIN SMITH

LAND SURVEYING
111 DELLVIEW AVE.

SANTA CRUZ, CA 95062
P: 831.588.0154
E:KEVINSMITHLANDSURVEYING
@GMAIL.COM

ARBORIST

KURT FOUTS

ARBORIST CONSULTANT
826 MONTEREY AVE
CAPITOLA, CA 95010
P: 831.359.3607
E: [email protected]

CIVIL ENGINEER

JUAN CARLOS MARTINEZ
PE, QSD, mASCE
P.O. BOX 2557
EL CERRITO, CA 94530
P: 512.423.4778
E: [email protected]

HISTORICAL

SETH BERGSTEIN

PAST CONSULTANTS LLC
PO BOX 721
PACIFIC GOVE, CA 93950
P:415.515.6224
E: [email protected]
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 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.

ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR

CONSTRUCTION
1/4" = 1'-0"
6/11/2025 2:51:28 PM
GP0.01

COVER SHEET INDEX
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
1815 MISSION STREET

PLANNING REVISION
Issue DESCRIPTION DATE
0 SB330 PREAPPLICATION 07.17.2024
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
3 PLANNING REV 3 06.10.2025
NTS

GENERAL
GP0.01 COVER SHEET INDEX
GP0.02 PROJECT INFO
GP0.03 EXISTING SITE PHOTOS
GP0.04 OPEN SPACE EXHIBIT
GP0.05 BASE DENSITY STUDY
GP0.07 SHADOW STUDY
GP0.08 RENDERINGS & 3D EXHIBIT
GP0.10 DRAFT CITY OF SANTA CRUZ GREEN BUILDING CHECKLIST GP0.11 DRAFT CITY OF SANTA CRUZ GREEN BUILDING CHECKLIST GP0.12 DRAFT CAL GREEN MANDATORY CHECKLIST
GP0.13 DRAFT CAL GREEN MANDATORY CHECKLIST

LAND SURVEY
LS.1 LAND SURVEY
CIVIL
C.0.0 COVER SHEET
C.0.1 EXISTING CONDITIONS AND DEMOLITION PLAN
C.1.0 PRELIMINARY GRADING PLAN
C.1.1 GRADING PLAN DETAILS
C.2.0 PRELIMINARY DRAINAGE AND SANITARY SEWER UTILITY PLAN C.2.1 DRAINAGE AND SANITARY SEWER PLAN DETAILS
C.3.0 PRELIMINARY UTILITY PLAN
C.3.1 UTILITY PLAN DETAILS
C.3.2 UTILITY PLAN DETAILS
C.4.0 PRELIMINARY STORMWATER
C.4.1 PRELIMINARY STORMWATER
C.4.2 PRELIMINARY STORMWATER
C.5.0 PRELIMINARY EROSION CONTROL PLAN
C.5.1 PRELIMINARY EROSION CONTROL PLAN
C.5.2 LOT LINE ADJUSTMENT MAP

ARCHITECTURAL
AP0.50D DEMO SITE PLAN
AP0.51 PROPOSED SITE PLAN
AP1.01 PROPOSED LEVEL 1 FLOOR PLAN
AP1.02 PROPOSED LEVEL 2 FLOOR PLAN
AP1.03 PROPOSED LEVEL 3 FLOOR PLAN
AP1.04 PROPOSED LEVEL 4 FLOOR PLAN
AP1.05 PROPOSED LEVEL 5 FLOOR PLAN
AP1.06 PROPOSED LEVEL 6 FLOOR PLAN
AP1.07 PROPOSED ROOF PLAN
AP3.01 PROPOSED ELEVATIONS
AP3.02 PROPOSED ELEVATIONS
AP3.03 PROPOSED ELEVATIONS
AP4.01 BUILDING SECTIONS
AP4.02 BUILDING SECTIONS
AP5.01 ENLARGED WALL SECTIONS
AP9.02 CAR, EV,& BYCICLE PARKING INFO

LANDSCAPE
L1.0 LANDSCAPE PLAN LEVEL 1
L2.0 LANDSCAPE PLAN LEVEL 2
L3.0 LANDSCAPE PLAN LEVEL 6
2 3

24.45 PROJECT DATA
LOT 1 ADDRESS: 1811 MISSION ST.

SANTA CRUZ, CA 95060
APN: 004-124-34
LOT 1 AREA: 4,881.2 SF (SURVEY)
LOT 2 ADDRESS: 1815 MISSION ST.

SANTA CRUZ, CA 95060
APN: 004-124-32
LOT 1 AREA: 4,900.0 SF (SURVEY)
LOT 3 ADDRESS: 1819 MISSION ST.

SANTA CRUZ, CA 95060
APN: 004-124-31
LOT 3 AREA: 4,881.2 SF (SURVEY)
TOTAL LOT SIZE: 14,662.4 SF (SURVEY)
ZONING DISTRICT: CC
LAND USE DESIGNATION: CM
ZONING OVERLAY: MISSION ST
EXISTING BUILDING AREAS: 3,584 SF
PROPOSED BUILDING AREA: 62,230 SF
FAR ALLOWED: 1.75
FAR PROVIDED: 4.24 WAIVER

ASSESSORS MAP

SUBJECT PROPERTIES

ZONING MAP

SUBJECT PROPERTIES

SCOPE OF WORK
THIS PROJECT IS AN APPROXIMATELY 62,230 GSF PRIVATLY FUNDED RESIDENTIAL APARTMENT BUILDING. THE 6 STORY BUILDING CONSISTS OF A GROUND FLOOR PODIUM WITH 5 TOTAL RESIDENTIAL LEVELS ABOVE. THE BUILDING SPANS THREE LAND PARCELS ZONED "COMMUNITY COMMERCIAL" (CC) AND SEEKS TO REPLACE THREE EXISTING SFR AND 3 DETACHED GARAGES (SEE DEMOLITION SITE PLAN).

THE GROUND FLOOR PODIUM IS COMPOSED OF A MIXED-USE GROUND FLOOR

FEATURING A COMMERCIAL SPACE AT THE CORNER OF MISSION ST AND DUFOUR WITH A DESIGNATED OUTDOOR SEATING AREA. THERE IS ALSO A RESIDENTIAL LOBBY AND RESIDENT AMENITIES FRONTING MISSION ST. THE REMAINDER OF

THE GROUND FLOOR IS DEDICATED TO A PARKING GARAGE THAT HOSTS

RESIDENTIAL PARKING AS WELL AS BUILDING SERVICES INCLUDING THE TRASH ROOM AND MECHANICAL ROOMS.THE UPPER FLOORS OF THE BUILDING FEATURE

THE RESIDENTIAL UNITS, LAUNDRY, AND RESIDENT AMENITIES, INCLUDING A PARTIAL 6TH FLOOR ROOF TERRACE.

CONTEXT & MOBILITY
40 18
41 SUBJECT SITE

MONTEREY BAY TRAIL
HIGHWAY 1

SAFEWAY

BAYVIEW

ELEMENTARY
SCHOOL

BUS STOP, TYP
19 ALMAR
AVE.

RANKIN ST.

YOUNG LOVE AVE.

SEASIDE ST.

BIRKSHIRE AVE.

KING ST.

PLANNING CODE NOTES

BUILDING HEIGHT
HT. LIMIT:

WAIVER REQUESTED
ALLOWABLE: 45
PROVIDED: 65'-0"(REFERENCE ELEVATIONS)

SETBACKS
SCMC 24.10.750
ALLOWED:

FRONT: 0'
SIDE INTERIOR: 0'
SIDE EXTERIOR: 0'
REAR: 0'

SEE PLANS FOR SETBACKS PROVIDED

PARKING

GOVERMENT CODE
65915 (p)
SCMC (24.12.240)
REQUIRED:

RESIDENTIAL - 34 SPACES REQUIRED
(.5 SPACE PER UNIT)
COMMERCIAL - 17 SPACES REQUIRED
(1 PER 120 SF)
TOTAL: 51 SPACES REQUIRED

ADDITIONAL SITE CONDITIONS
POINT SOURCE AIR/WATER POLLUTANTS: NO
VERY HIGH FIRE SEVERITY ZONE: NO
WETLANDS: NO
HAZARDOUS WASTE SITE: NO

SPECIAL FLOOD HAZARD AREA SUBJECT
TO INUNDATION BY 100-YEAR FLOOD: NO
DELINEATED EARTHQUAKE FAULT ZONE: NO
HISTORIC/CULTURAL RESOURCES: YES, POTENTIALLY
SPECIES OF CONCERN: YES, POTENTIALLY
RECORDED PUBLIC EASEMENTS: YES
COASTAL ZONE: NO
STREAM OR OTHER RESOURCE: NO

ANY APPROVALS UNDER THE

SUBDIVISION MAP ACT, INCLUDING,

BUT NOT LIMITED TO, A PARCEL MAP,

A TENTATIVE MAP, OR A CONDOMINIUM

MAP, BEING REQUESTED NO
CGSBC:
(4.106.4.2)
EV RECEPTICLE FOR LOW POWER LEVEL 2 REQUIRED:
6 SPACES (40% OF 14 SPACES)
EV CHARGER LEVEL 2 REQUIRED:
2 SPACES (10% OF 14 SPACES)
PROVIDED:
12 COMPACT PARKING GARAGE STALLS, OF WHICH 1 IS EV CHARGER AND 6 ARE EV LEVEL 2 RECEPTACLES
1 VAN ACCESSIBLE ADA SPACE AND 1 ACCESSIBLE EV CHARGER
14 TOTAL PARKING SPACES PROVIDED, OF WHICH 8 ARE EV
PROPOSED:

CITY CODE:
(SCMC 24.12.241)
EVSE PARKING REQUIRED:
2 SPACES (12% OF 14 SPACES)

BICYCLE PARKING
(SCMC 24.12.250)
SEE AP9.02 F0R MORE

INFO ON BICYCLE

PARKING

GROUND FLOOR USE

MISSION STREET

URBAN DESIGN PLAN
REQUIRED: THE TYPICAL COMMERCIAL USES ARE SIMILAR TO THOSE

IN THE COMMUNITY COMMERCIAL (CC) DESIGNATION,

AND PEDESTRIAN-ORIENTED COMMERCIAL USES ARE
ENCOURAGED ON THE GROUND FLOOR.

PROVIDED: PROJECT COMPLIES (SEE SHEET AP1.01)

USABLE OPEN SPACE WAIVER REQUESTED

24.12.185.9
PRIVATE REQUIRED: 2,800 SF
40 SF / UNIT
PROVIDED: 2,190 SF
SEE SHEET GP0.04 FOR OPEN

SPACE EXHIBIT
PUBLIC REQUIRED: 5,600 SF
80 SF / UNIT
PROVIDED: 725 SF
SEE SHEET GP0.04 FOR OPEN SPACE

EXHIBIT
CBC 1109A.3
CBC 1109A.8.6
ACCESSIBLE PARKING REQUIRED:

RESIDENTIAL : 1 VAN SPACE (2% OF 14)

CONCESSION REQUESTED

WAIVER REQUESTED
REQUIRED: RESIDENTIAL:
67 CLASS-I SPACES RESIDENTIAL (1 SPACE / UNIT)
4 LARGE CLASS-I BIKE SPACES (5% OF 67)
17 CLASS-II SPACES (1 SPACE / 4 UNITS)
1 LARGE CLASS-II BIKE SPACE (5 % OF 17)
TOTAL: 72 CLASS-I
20 CLASS-II
PROVIDED: 65 CLASS -I
5 CLASS -I LARGE BIKE SPACES
10 CLASS -II
TOTAL: 71 CLASS-I
14 CLASS-II
COMMERCIAL:
1 CLASS-I SPACES (1500 SF/500 = 3 X 20%)
2 CLASS-II SPACES (1500 SF/500 = 3 X 80%)
1 CLASS -I
4 CLASS -II
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
6/12/2025 11:30:15 AM
GP0.02

PROJECT INFO
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31

BUILDING GROSS AREA

GROSS AREA BY USE

PROJECT - UNIT TOTAL COUNT
UNIT COUNT:

LEVEL RESIDENTIAL CIRCULATION PARKING AMENITY

SERVICE /
MECH. COMMERCIAL TOTALS
LEVEL 1 0 SF 1,263 SF 6,583 SF 1,012 SF 799 SF 1766 SF 11,422 SF LEVEL 2 7,203 SF 1,814 SF 0 SF 777 SF 591 SF 0 SF 10,385 SF LEVEL 3 7,203 SF 1,814 SF 0 SF 777 SF 591 SF 0 SF 10,385 SF LEVEL 4 7,203 SF 1,814 SF 0 SF 777 SF 591 SF 0 SF 10,385 SF LEVEL 5 7,203 SF 1,814 SF 0 SF 777 SF 591 SF 0 SF 10,385 SF LEVEL 6 4,678 SF 1,900 SF 0 SF 1,817 SF 874 SF 0 SF 9,268 SF GRAND TOTALS 33,489 SF 10,418 SF 6,583 SF 5,938 SF 4,036 SF 1766 SF 62,230 SF Issue DESCRIPTION DATE
0 SB330 PREAPPLICATION 07.17.2024
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025

UNIT TYPE COUNT
STUDIO 40
TWO BED / 1 BATH 9
TWO BED / 1.5 BATH 14
TWO BED / 2 BATH 4
67 2
2 2
2 2
2 2
2 2
6672
14,681.2 SF
4,900.0 SF

24.46 SUBJECT SITE
1 12345
6789 10
11 12 13 14
15 16 17 18
19 20 21 22
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 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
12" = 1'-0"
4/21/2025 2:41:42 PM
GP0.03

EXISTING SITE
PHOTOS
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025

24.47 UP
UP
DN
UP
DN
UP
UP
PER 24.12.185.9

CITY OF SANTA CRUZ SHARED OPEN SPACE REQUIREMENTS
TOTAL UNIT COUNT 70 UNITS
PRIVATE USABLE OPEN SPACE REQ'D 2,800 GSF
(40 GSF / UNIT)
SHARED USABLE OPEN SPACE REQ'D 5,600 GSF
(80 GSF / UNIT)
TOTAL PRIVATE OPEN SPACE PROVIDED 2,190 GSF
TOTAL SHARED OPEN SPACE PROVIDED 725 GSF
63 SF

PRIVATE BALCONY
71 SF

PRIVATE BALCONY
131 SF

PRIVATE BALCONY
61 SF

PRIVATE BALCONY
64 SF

PRIVATE BALCONY
71 SF

PRIVATE BALCONY
131 SF

PRIVATE BALCONY
73 SF

PRIVATE BALCONY
61 SF

PRIVATE BALCONY
68 SF

PRIVATE BALCONY
64 SF

PRIVATE BALCONY
71 SF

PRIVATE BALCONY
131 SF

PRIVATE BALCONY
72 SF

PRIVATE BALCONY
68 SF

PRIVATE BALCONY
61 SF

PRIVATE BALCONY
5' - 1"
5' - 1"
63 SF

PRIVATE BALCONY
72 SF

PRIVATE BALCONY
132 SF

PRIVATE BALCONY
71 SF

PRIVATE BALCONY
61 SF

PRIVATE BALCONY
68 SF

PRIVATE BALCONY
725 SF

COURTYARD
63 SF

PRIVATE BALCONY
71 SF

PRIVATE BALCONY
131 SF

PRIVATE BALCONY
37' - 3 3/4"
19' - 5 1/4"
61 SF

PRIVATE BALCONY
68 SF

PRIVATE BALCONY
72 SF

PRIVATE BALCONY

OPEN SPACE / AMENITY LEGEND
GROUP

PRIVATE
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
4/21/2025 2:41:47 PM
GP0.04

OPEN SPACE EXHIBIT
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31

OPEN SPACE

AREA TYPE LEVEL AREA
PRIVATE LEVEL 2 465 SF
PRIVATE LEVEL 3 467 SF
PRIVATE LEVEL 4 467 SF
PRIVATE LEVEL 5 465 SF
PRIVATE LEVEL 6 325 SF
2190 SF
GROUP LEVEL 2 725 SF
725 SF
2915 SF
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
1" = 20'-0"
6 LEVEL 6
1" = 20'-0"
3 LEVEL 3
1" = 20'-0" 4
LEVEL 4
1" = 20'-0" 5
LEVEL 5
1" = 20'-0" 1
LEVEL 1
1" = 20'-0" 2
LEVEL 2
2 2
2 24.48
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:
17 UNITS (LEVEL 2)
+ 16 UNITS (LEVEL 3)
33 BASE DENSITY UNITS

SEE AP SHEETS FOR PROPOSED BUILDING
RESIDENT STORAGE SPACES PROVIDED: 33 SPACES
BICYCLE PARKING SPACES PROVIDED: 33 SPACES
COMMON OUTDOOR SPACE PROVIDED:6,075 GSF
EXISTING LOT AREAS:
1811MISSION: 4,881.2 GSF
1815MISSION: 4,900.0 GSF
1819MISSION: 4,881.2 GSF
TOTAL: 14,662.4 GSF
FLOOR AREA RATIO CALCULATIONS:

ALLOWED FAR: 1.75
ALLOWED AREA: 25,659.2
BASE FAR: APPROX. 1.71 (1.7106)
AVG UNIT SIZE: 543.97 GSF

MISSION STREET
DU

FOUR STREET MISSION STREET
DU

FOUR STREET
TRUE
NORTH

PROJECT
NORTH
N
N

MISSION STREET

DU FOUR STREET
1819 1815 1811
546
543
6048 SF

ROOF TERRACE
15' -0"
10' -
0"
3 STAIRS ONLY COUNT TOWARDS AREA
ON 1 FLOOR PER CITY OF SANTA CRUZ

AREA TABULATION STANDARDS

MISSION STREET

DU FOUR STREET
1819 1815 1811
546
543

STAIRS ONLY COUNT TOWARDS AREA
ON 1 FLOOR PER CITY OF SANTA CRUZ

AREA TABULATION STANDARDS
4' - 5 1/2"
3421
5 6
78 9 10
13 12
14 15
16 17
11 19' - 4 1/2" 12' - 9 1/2" 10' - 0"
10' - 0"
12' - 9 1/2" 10' - 0" 15' - 0" 10' - 0"
144' - 11 1/2"
30' - 0"
6' - 0"
18' - 8"
2' - 0"
29' - 1 1/2"
6' - 0"
17' - 11"
2' - 0"
MSUDP BUILD-TO REQUIREMENTS: MISSION STREET FRONTAGE: 145' LEVEL 2 BUIDLING FRONTAGE
ALONG BUILD-TO LINE: 89' 11.5" % FRONTAGE AT
BUILD-TO LINE: 62%
30' - 0"
4' - 0"
10' - 6"
10' - 4"
11' - 11"
10' - 0" 14' - 6"
5' - 4 1/2"
10' - 0"
14' - 2 1/2"
10' - 0"
15' -0"
10' -
0"
3 1

MISSION STREET

DU FOUR STREET
1819 1815 1811
546
543

COMMERCIAL PARKING DOES NOT

COUNT TOWARDS AREA TOTALS PER

CITY OF SANTA CRUZ AREA
TABULATION STANDARDS.
9' - 3" 29' - 0" 10' - 0" 29' - 0" 10' - 0" 29' - 0" 11' - 7" 24' - 0"
13' - 9"
2 3 4 5 6 7
BIKE STOR. TRASH

COMMERCIAL
LOBBY 8' - 11" 18' - 0"
144' - 11 1/2"
24' - 0"
8' - 6"
18' - 0"
8' - 0" 9' - 0"
18' - 0"
15' -0"
10' -
0"
MSUDP BUILD-TO REQUIREMENTS: MISSION STREET FRONTAGE: 145' LEVEL 1 BUIDLING FRONTAGE
ALONG BUILD-TO LINE: 87' % FRONTAGE AT
BUILD-TO LINE: 60%

HATCH REGION INDICATES APPROX
160 SF OPEN SPACE COMLANTWITH

24.12.185.14.B(c)
3 30' - 0"
30' - 0"
127' - 9 1/2"
COMMERCIAL DEPTH REQUIREMENTS:

COMMERCIAL FRONTAGE: 126'
COMMERCIAL AREA:3,618 SF
AVG COMMERCIAL DEPTH: 28.71' 3
4' - 0"
4' - 0"

MISSION STREET

DU FOUR STREET
1819 1815 1811
3421
5678
9 10 11
13 12
14 15
16 10' - 9"
10' - 0" 12' - 9 1/2" 10' - 0" 12' - 9 1/2" 10' - 0" 19' - 4 1/2" 134' - 0 1/2"
10' - 0" 15' - 0" 30' - 0" 4' - 0"
10' - 1" 18' - 0 1/2" 10' - 0" 13' - 9 1/2" 10' - 0"
14' - 2 1/2"
10' - 0 1/2" 18' - 8" 6' - 0" 30' - 0" 6' - 0" 17' - 11" 10' - 0" 14' - 9 1/2" 10' - 0" 26' - 0" 10' - 0"
MSUDP BUILD-TO REQUIREMENTS: MISSION STREET FRONTAGE: 145' LEVEL 3 BUIDLING FRONTAGE
ALONG BUILD-TO LINE: 89' 11.5" % FRONTAGE AT
BUILD-TO LINE: 62%
2' - 0"
2' - 0"
15' -0"
10' -
0"
3 STAIRS ONLY COUNT TOWARDS AREA
ON 1 FLOOR PER CITY OF SANTA CRUZ

AREA TABULATION STANDARDS
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
6/12/2025 2:52:24 PM
GP0.05

BASE DENSITY
STUDY
23163
04/14/2025
JP
EB
1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 950601815 MISSION STREET 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
3 PLANNING REV 3 06.10.2025
1 BASE DENSITY - EAST CORNER
2 BASE DENSITY - WEST CORNER
1" = 30'-0"
3 BASE DENSITY - ROOF
1" = 30'-0"
4 BASE DENSITY - LEVEL 2
1" = 30'-0"
5 BASE DENSITY - LEVEL 1

LEVEL RESIDENTIAL CIRCULATION PARKING AMENITY

SERVICE /
MECH. CO

MMERCIAL TOTALS
LEVEL 10 SF 586 SF0 SF 494 SF 175 SF 3618 SF4,873 SF
LEVEL 29,002 SF1,122 SF0 SF0 SF0 SF0 SF 10,124 SF
LEVEL 38,949 SF1,136 SF0 SF0 SF0 SF0 SF 10,085 SF
GRAND TOTALS 17,951 SF2,843 SF0 SF 494 SF 175 SF 3618 SF 25,082 SF 1" = 30'-0"
6 BASE DENSITY - LEVEL 3
2 2
2 3
4,900.0 GSF 14,681 GSF 25,691.7 8

24.49 1804 MISSION ST.

H&R BLOCK
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 45' - 0"
1901 MISSION ST.

STARBUCKS
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 17' - 0"
546 DUFOUR ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 15' - 0"
1807 MISSION ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 14' - 0"

DUFOUR STREET

MISSION STREET
BALDWIN ST.

PALM STREET
1804 MISSION ST.

H&R BLOCK
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 45' - 0"
1901 MISSION ST.

STARBUCKS
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 17' - 0"
546 DUFOUR ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 15' - 0"
1807 MISSION ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 14' - 0"

DUFOUR STREET

MISSION STREET
BALDWIN ST.

PALM STREET
1804 MISSION ST.

H&R BLOCK
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 45' - 0"
1901 MISSION ST.

STARBUCKS
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 17' - 0"
546 DUFOUR ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 15' - 0"
1807 MISSION ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 14' - 0"

DUFOUR STREET

MISSION STREET
BALDWIN ST.

PALM STREET
1804 MISSION ST.

H&R BLOCK
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 45' - 0"
1901 MISSION ST.

STARBUCKS
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 17' - 0"
546 DUFOUR ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 15' - 0"
1807 MISSION ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 14' - 0"

DUFOUR STREET

MISSION STREET
BALDWIN ST.

PALM STREET
1804 MISSION ST.

H&R BLOCK
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 45' - 0"
1901 MISSION ST.

STARBUCKS
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 17' - 0"
546 DUFOUR ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 15' - 0"
1807 MISSION ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 14' - 0"

DUFOUR STREET

MISSION STREET
BALDWIN ST.

PALM STREET
1804 MISSION ST.

H&R BLOCK
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 45' - 0"
1901 MISSION ST.

STARBUCKS
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 17' - 0"
546 DUFOUR ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 15' - 0"
1807 MISSION ST.

RESIDENTIAL
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 14' - 0"

DUFOUR STREET

MISSION STREET
BALDWIN ST.

PALM STREET
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
12" = 1'-0"
4/21/2025 2:43:13 PM
GP0.07

SHADOW STUDY
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
1 SHADOW STUDY - JUNE 21 - 9AM 2SHADOW STUDY - JUNE 21 - 12PM 3 SHADOW STUDY - DECEMBER 21 - 9AM 4SHADOW STUDY - DECEMBER 21 - 12PM 5SHADOW STUDY - DECEMBER 21 - 3PM 6 SHADOW STUDY - JUNE 21 - 3PM

24.50 DUFOUR STREET

MISSION STREET
BALDWIN 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
4/21/2025 2:55:06 PM
GP0.08
RENDERINGS & 3D

EXHIBIT
23163
04/14/2025
OH
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
1 KEY PLAN
A: VIEW FROM MISSION AND BALDWIN STREET B: VIEW FROM MISSION STREET C: VIEW FROM MISSION AND DU FOUR D: VIEW FROM DU FOUR STREET TOWARDS MISSION STREET E: VIEW OF REAR OF BUILDING FROM NEIGHBORING HOMES F: VIEW OF COMMERCIAL CORNER A
B
C
D
E
F
**NOTE: BUILDING SIGNAGE SHOWN CONCEPTUALLY AND IS NOT A PART OF THIS ENTITLEMENT SUBMITTAL** 2 24.51
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
4/21/2025 2:43:32 PM
GP0.10

DRAFT CITY OF

SANTA CRUZ GREEN

BUILDING CHECKLIST
23163
04/14/2025
Author
Checker
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025

24.52 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
4/21/2025 2:43:33 PM
GP0.11

DRAFT CITY OF

SANTA CRUZ GREEN

BUILDING CHECKLIST
23163
04/14/2025
Author
Checker
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025

24.53 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
4/21/2025 2:43:36 PM
GP0.12

DRAFT CAL GREEN

MANDATORY

CHECKLIST
23163
04/14/2025
Author
Checker
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025

24.54 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
4/21/2025 2:43:40 PM
GP0.13

DRAFT CAL GREEN

MANDATORY

CHECKLIST
23163
04/14/2025
Author
Checker
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025

24.55 1

TOPOGRAPHIC SURVEY
1811, 1815,& 1819 MISSION STREET, SANTA CRUZ, CA 95062

KEVIN SMITH
111 DELLVIEW AVENUE
SANTA CRUZ, CA 95062

LAND SURVEYING
(831) 588-0154 APNS 004-124-31, -32, -34
07/10/25

24.56 24.57

24.58 L E G E N D

24.59 24.60

L E G E N D

24.61 24.62

L E G E N D

24.63 24.64

24.65 24.66

L E G E N D

24.67 24.68

24.69 L E G E N D

24.70 24.71

COMM COMM COMM COMM COMM COMM COMM COMM COMM
CATV
CATV
CATV
H2O
H20
H2O H2O H2O H2O H2O
H2O H2O H2O
H2O
H2O H2O

2.83'

4.00'

2.83'

2.83'

4.00'

2.83'

22.11'
20 9. 7'

21.19'

72.66'

27.34'
100.00'
100.00'

49.00'

49.00'
100.00'

49.00'

49.00'

5.00'

5.00'
S9°41'45"E
S35°18'15"W
S80°18'15"W
S9°41'45"E
S35°18'15"W
S80°18'15"W
S35°18'15"W
S29°52 0' 4 W"
S49°01'01"E
S54°41'45"E
N54°23'47"W
S54°23'47"E
S54°23'47"E
N35°36'13"E
S35°36'13"W
S54°23'47"E
N35°36'13"E
N35°36'13"E
4"MAPLE
6" PALM
6" PALM
H20METER

PACBELL VAULT

PG&E VAULT
SSCO

HOSE BIBB

GAS METER

ELEC METER

TELECOM RISER

FF SILL

HOSE BIBB
SLAB

FF SILL

HOSE BIBBS
H20METER
H20 VALVE LID

HOSE BIBB
ICV

GAS METER

HOSE BIBB

HOSE BIBB

UNPAVED DRIVEWAY

BROKEN CONCRETE DRIVEWAY

CONCRETE SIDEWALK

CONCRETE

CONCRETE
BRICKS
PAVERS
STEPS

CONCRETE STRIP

CONCRETE STRIP

ROCK WALL

ROCK WALL
STEPS

CONCRETE

STREET LIGHT
DRAIN

WOOD FENCE

WOOD FENCE WOOD FENCE

WOOD FENCE

CONCRETE CURB

CONCRETE

CONCRETE
STEPS

FOUNDATION

CONCRETE PORCH
STEP

CONCRETE

WOOD FENCE

WOOD FENCE

WOOD FENCE
COOP
DRAIN ?
EL=72.6'
EL=71.3'
EL=73.0'
524
526
527
529

FLOWLINE OF CURB

MARKED X
6" HOLE NO LID

CAL TRANS VAULT

CATV VAULT

STREET LIGHT VAULT
H20 VALVE LID
SDMH
RIM=70.92'
SSMH
RIM=71.87'

ORANGE PAINT MARK
(SEWER LATERAL)

COMCAST FLAG

COMCAST FLAG

FLOWLINE OF CURB

CONCRETE S DI EWALK

STORM DRAIN

SEAM IN CONCRETE
SSMH
RIM=69.9'

CONCRETE

CONCRETE
FF
FF
PORCH
ST LT
ST LT
BOX

CALTRANS
BOX
ICVS
COMM
BOX
JP
WM
12"/12"/14"ELM TREE
10"ACACIA
18"YUCCA
FH

BRUC F OENI L WOLF

DRIVEWAY

FLOWLINE OF CURB

KLA WF O KCAB

BACK OF WALK
RAMP

LIP OF GUTTER

LIP OF GUTTER

RETTUGF O PI L

RETTUGF O PI L

DNALSI BRUC

DNALSI BRUC

BRUC F OENI L WOLF

RETTUGF O PI L

CONCRETE GUTTER
WV

KLA WEDI S ETERCNOC

KLA WEDI S ETERCNOC
WM
GM
) ASU( ENI L SAG
) ASU( ENI L RETA W
) ASU( CELE

ASU( ENI L SAG )
GV

COMM LINE (USA)
WV
SSCO
SSMH
JP
71 71
71 72
71 71
71 71
7 2
71 N35° 36' 13"E

48.95'
70 70
7 70
0 70

71.2 71.5

71.33 71.01

70.54 69.71

71.21 71.23

70.62 71.30

71.21 70.97

71.31 70.74

71.32 69.79

70.42 70.7171.18

70.78 70.71

71.08 70.57

71.12 71.08

71.08 71.00

71.18 71.16

71.20 71.25 71.24

71.59 71.56

71.54 71.54

71.21 71.24

71.62 71.54

71.56 71.56

71.44 71.45

71.46 71.33

71.36 71.72

71.07 71.13

71.1 7
4 1.16

70.42 70.64

70.61 70.78

70.99 71.10

71.56 71.65

71.63 71.19

71.59 71.67

71.67 71.69

71.83 71.81

71.74 71.70

71.70 71.74

73.00 71.72 71.84

71.88 71.71

71.45 71.44

71.86 71.92

71.84 71.62

71.60 71.66

71.76 71.40

71.92 71.81

71.35 71.63

71.48 71.54

71.57 71.29

71.54 71.22

71.50 71.26

71.16 71.28

70.65 71.13

71.14 71.0 76 1.1
7 3

1.1 7
6 1.22

70.96 71.08

71.04 70.99

70.75 71.04

71.17 71.03

71.12 71.04 71.00

71.07 71.61

71.38 71.24

71.30 71.40

71.5 71
6 .63

71.63 71.68

71.60 72.08

72.15 72.08

72.0 7
3 2.61

71.34 71.34

71.66 71.38

71.49 71.33

71.5071.53

71.55 71.43

71.38 71.88

71.35 71.12

70.99 71.11

70.56 70.56

70.75 70.80

71.22 71.29

71.06 70.95

70.8 71
8 .33

71.30 71.1
7 6

0.90 70.36

70.99 71.10

71.00 83.5
7 4

0.90 70.53

70.40 70.30

70.43 70.77

70.54 70.90

70.62 70.14

70.04 70.47

70.67 70.63

70.69 70.84

70.92 71.53

71.03 71.01

71.04 71.60

71.74 70.87 .90

71.03 71.16

71.16 71.12

71.21 71.37

71.12 71.17

71.25 71.34

71.52 71.31 71. 5

70.89 71.02 . 4

71.04 71.110

71.04 71.00

70.77 71.24

71.24 70.90

71.00 71.12

71.09 71.03

70.92 70.72

71.19 70.40

70.25 70.41 70.29 70.55

70.82 70.99

70.86 71.10

70.87 70.93

70.66 70.54

70.43 70.64

70.70 70.66

70.66 70.51

70.8 7
3 1.08

70.58 71.36

71.38 71.20

71.11 71.07

71.35 70.88

70.81 70.76

70.90 70.95

70.85 70.86

70.38 71.02

70.29 69.79

69.58 71.30

71.22 70.74

71.19 71.09

71.06 70.37

70.25 69.78

70.04 70.55

70.69 71.06

71.12 71.13

71.09 71.07

71.16 71.13

71.11 71.1071.06

71.16 71.20

71.17 70.98

71.03 71.02

70.61 70.64

70.41 70.94

71.15 71.1671.16

71.42 71.33

70.85 71.33

71.29 71.26

71.29 70.55

70.41 69.94

72.15 71.72

71.38 70.55

70.94 70.76

71.46 70.92

70.78 71.8471.87

69.85 70.34

70.43 70.62

70.52 70.07

70.54 70.90

70.95 70.42

70.42 70.56

70.89 70.8
71 9
.60

71.31 70.87

70.90 70.81

70.78 70.74

70.71 70.64

70.52 70.48

70.81 71.22

71.11 71.02

71.00 70.88

70.10 70.23

70.38 70.47

70.54 70.69

70.84 . 5

70.93 71.25

71.37 71.63

71.00 70.44

70.99 70.98

71.07 70.87

71.40 71.13

71.32 71.51

71.92 69.95

69.68 70.45

70.79 70.17

70.05 70.53

70.57 70.14

70.66 70.46

70.02 70.12

70.06 69.97

70.58 70.38

69.97 69.90

70.3 7
8 0.39

70.43 70.4
7 8

0.48 70.54 70.48

70.43 70.30

70.32 70.2
7 4

0.27 70.2469.79

69.94 69.87

69.80 70.92

71.21 71.00

70.97 71.04 70.84

70.91 70.88

71.42 71.4372.02

72.05 72.10

72.06 72.53

71.96 70.72

72.0 7
2 0.72

70.74 71.03

70.74 70.98

71.26 71.13

71.01 70.90

70.20 70.94

70.87 70.65

70.49 70.37

70.34 70.25

69.61 69.70

69.77 69.8
7 2

0.39 69.95

70.07 .

70.14 70.64

69.95 69.50

69.56 72.04

72.06 72.03

71.99 72.04

71.9771.98

71.98 72.01

71.98 71.97

71.99 70.72

70.65 69.94

69.88 69.88

69.82 69.81

69.83 69.99 70.00

70.27 70.15

70.24 69.90

70.15 69.99

69.97 69.95

70.38 70.42

70.13 69.97

69.82 69.64

69.58 69.69

69.55 69.60

69.82 69.78

70.30 69.70

69.80 69.76

70.01 69.77

69.64 70.12

70.2 70
2 .13

70.50 70.62

70.67 69.74

69.59 70.09

70.1 7
7 0.13

70.58 70.59

70.78 70.13

70.07 70.08

70.11 70.06

70.05 69.94

69.90 69.84

69.42 69.54

69.54 69.38

69.85 69.82

69.86 69.87

69.90 69.97

70.12 70.27

70.37 70.30

70.25 70.40

70.33 69.42

69.35 69.24 69.63

69.28 69.12 69.52

69.20 69.77

69.39 69.45

69.50 69.96

69.94 69.52

69.41 69.31

69.21 69.70

69.05 69.46

69.34 68.92

69.05 69.91

69.97 69.80

69.76 69.29

69.46 69.34

69.19 69.64

69.52 69.79

69.26 69.14 69.73

69.86 69.55

69.68 69.66

70.07 69.42

69.58 69.66

70.16 69.15

69.47 69.01

68.99 69.41

69.03 69.56

69.63 69.66

69.68 69.64

70.26 70.50

70.64 70.57

70.48 70.65

70.73 70.70

70.71 70.65

70.75 70.69

70.56 70.24

70.42 70.48

69.74 69.88

69.81 69.90

69.87 69.92

70.05 70.08

70.11 70.19

70.06 69.98

70.08 70.16

70.41 70.40

70.26 70.35

70.18 70.03 70.10

70.22 70.17

70.10 70.00

71.81 71.69 71.79

72.42 69.88

70.00 69.96

70.06 70.24

70.19 69.81

81.66 94.65

80.66 70.12

70.26 70.58

70.49 70.29

70.11 70.13

70.12 70.18

70.11 70.10

69.82 70.1
7 8

0.21 70.17

70.19 70.21

70.23 70.39

70.65 70.54

70.86 71.00

71.26 71.05

70.87 70.67

71.18 71.2
7 9

1.21 71.20

71.20 71.20

71.3170.63

70.63 70.66

70.58 69.22

69.35 69.30

69.37 69.54

69.61 69.74

69.91 69.85

70.16 70.00

70.10 70.0
69 3
.90

69.88 70.07

69.93 70.23

70.20 70.09

69.99 69.92

69.46 69.55

69.58 69.58

69.59 69.52

69.46 69.26

69.54 69.73

70.00 70.10

70.29 69.71

70.34 70.26

70.1 70
6 .12

69.82 69.878

69.81 70.11 70.1
70 5
.19

70.13 70.05 7 .07

69.90 69.89

69.21 1. SEE GP SHEETS FOR GENERAL NOTES AND PROJECT INFORMATION

2. REFERENCE LAND SURVEY FOR SITE ELEVATIONS, SLOPES AND EXISTING SITE CONDITIONS.

3. ADJACENT BUILDING HEIGHTS ARE APPROXIMATE AND ARE TAKEN FROM ADJACENT GRADE ELEVATIONS.

DEMO SITE PLAN NOTES
SUBJECT PROPERTY:
1815 MISSION STREET
PARCEL #: 004-124-32
ZONING: CC-COMMUNITY

COMMERCIAL
SUBJECT PROPERTY:
1811 MISSION STREET
PARCEL #: 004-124-34
ZONING: CC-COMMUNITY

COMMERCIAL
SUBJECT PROPERTY:
1819 MISSION STREET
PARCEL #: 004-124-31
ZONING: CC-COMMUNITY

COMMERCIAL
1804 MISSION ST.

H&R BLOCK
PARCEL NO.: 002-741-03
ZONING: CC -

COMMUNITY

COMMERCIAL
APPROX. HEIGHT = 45' - 0"
1901 MISSION ST.

STARBUCKS
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 17' - 0"
ADJACENT PROPERTY:
546 DUFOUR ST.

RESIDENTIAL
PARCEL NO.: 004-124-28
ZONING: CC - COMMUNITY

COMMERCIAL
APPROX. HEIGHT = 15' - 0"
ADJACENT PROPERTY:
1807 MISSION ST.

RESIDENTIAL
PARCEL NO.: 004-124-35
ZONING: CC - COMMUNITY
APPROX. HEIGHT = 14' - 0"
ADJACENT PROPERTY:
543 PALM ST.

RESIDENTIAL
PARCEL NO.: 004-124-06
ZONING: CC - COMMUNITY

COMMERCIAL
APPROX. HEIGHT = 15' - 0"

DUFOUR STREET

MISSION STREET
(E) SINGLE STORY GARAGE

TO BE DEMOLISHED
APPROX. HEIGHT = 10' - 0"
(E) SINGLE STORY
GARAGE

TO BE DEMOLISHED
APPROX. HEIGHT =
10' - 0"
(E) SINGLE STORY SFR

TO BE DEMOLISHED
APPROX. HEIGHT = 14' - 0"
(E) SINGLE STORY SFR

TO BE DEMOLISHED
APPROX. HEIGHT = 14' - 0"
(E) SINGLE STORY SFR

TO BE DEMOLISHED
APPROX. HEIGHT = 14' - 0"
(E) SINGLE STORY
GARAGE

TO BE DEMOLISHED
APPROX. HEIGHT =
10' - 0"

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PREVIOUS PROPERTY LINE
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
4/21/2025 2:43:40 PM
AP0.50D

DEMO SITE PLAN
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
3/32" = 1'-0" 1
SITE PLAN_DEMO PLANNING
Issue DESCRIPTION DATE
0 SB330 PREAPPLICATION 07.17.2024
1 PLANNING APPLICATION 01.16.2025

24.72 UP
UP
DN
UP
DN

1. SEE G 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 SITE ELEVATIONS, SLOPES AND EXISTING SITE CONDITIONS.

SITE PLAN NOTES
SUBJECT PROPERTY:
1815 MISSION STREET
PARCEL #: 004-124-32
ZONING: CC-COMMUNITY

COMMERCIAL
SUBJECT PROPERTY:
1811 MISSION STREET
PARCEL #: 004-124-34
ZONING: CC-COMMUNITY

COMMERCIAL
SUBJECT PROPERTY:
1819 MISSION STREET
PARCEL #: 004-124-31
ZONING: CC-COMMUNITY

COMMERCIAL

DUFOUR STREET

MISSION STREET
1804 MISSION ST.

H&R BLOCK
PARCEL NO.: 002-741-03
ZONING: CC -

COMMUNITY

COMMERCIAL
APPROX. HEIGHT = 45' - 0"
1901 MISSION ST.

STARBUCKS
PARCEL NO.:

ZONING:

APPROX. HEIGHT = 17' - 0"
ADJACENT PROPERTY:
546 DUFOUR ST.

RESIDENTIAL
PARCEL NO.: 004-124-28
ZONING: CC - COMMUNITY

COMMERCIAL
APPROX. HEIGHT = 15' - 0"
ADJACENT PROPERTY:
1807 MISSION ST.

RESIDENTIAL
PARCEL NO.: 004-124-35
ZONING: CC - COMMUNITY
APPROX. HEIGHT = 14' - 0"
ADJACENT PROPERTY:
543 PALM ST.

RESIDENTIAL
PARCEL NO.: 004-124-06
ZONING: CC - COMMUNITY

COMMERCIAL
APPROX. HEIGHT = 15' - 0"

COMMERCIAL
ENTRY

VEHICLE ENTRY (PARKING)

RESIDENTIAL
ENTRY
ROW
PUBLIC R.O.W.

BA
L
DW
I
N
ST
R
E
ET
CU
R
BS
ET
B
ACK
15' -
0 "
RO
WSET
BAC
K
10' -
0"
15' -
0"

OLD PROPERTY LINE

PUBLIC UTLIITY EASEMENT
5' - 0"
8x24 LOADING ZONE, SEE

CIVIL DRAWINGS
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
4/21/2025 2:43:42 PM
AP0.51

PROPOSED SITE
PLAN
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
3/32" = 1'-0"
1 SITE PLAN PLANNING
Issue DESCRIPTION DATE
0 SB330 PREAPPLICATION 07.17.2024
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
2 24.73
UP
UP
DN
UP
DN

1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION

FLOOR PLAN NOTES

UNIT MIX

FLOOR PLAN KEYED NOTES

FLOOR PLAN LEGEND
15' CURB SET BACK
10' ROW SET BACK
2 INCLUSIONARY UNIT MIX:

INCLUSIONARY UNIT N
TRUE
NORTH

PROJECT
NORTH
N
N
ABCDF
123
4 5

ELECTRICAL

PARKING ENTRANCE

ACCESS AISLE

BIKE PARKING

PARKING
12 456789
10 11
12 13
1 AP3.02
AP3.02
2 AP3.01 1
AP3.01 2
5' - 0 1/2" 37' - 5 1/4" 27' - 7 3/4" 12' - 6 1/4"
55' - 3" 34' - 1 1/2" 27' - 8" 26' - 5 1/2"
5' - 4 1/4"
147
7 ELEV
82' - 7 1/2"
MAIL &

PACKAGE RM
2 2
AP4.01

COMMERCIAL

RECEPTION

AREA/OUTDOOR

SEATING
3 3
3 4
44 1
AP4.01
1 AP4.02

PROPERTY LINE, ZERO SETBACK REQUIRED

PROPERTY LINE, ZERO SETBACK REQUIRED

PROPERTY LINE, ZERO SETBACK REQUIRED

DUFOUR STREET

MISSION STREET

PROPERTY LINE
E
1819 1815 1811
10 CLASS-II

BICYCLE

PARKING
-0' - 10 3/4"
-0' - 10 1/2"
+71.95'
+71.06'
+71.08'
+71.06'
4' - 10 1/2"
TRASH
WC
STAIR 1
ELEV

COMMERCIAL
OFFICE
+71.95'
+71.06'
+71.08'
3 STAIR 1
1 147
777
3 2
3 33
12 9
13 13
24' - 7 1/2"
23' - 9 1/4"
2' - 6"
5' - 0"
6' - 2 1/4"
3' - 3 3/4"
5' - 2"
1 1
10' - 0"
TYP
3' - 0"
LOBBY
2 3' - 0"
10' - 0"
VAN

COMPACT
18' - 0" TYP
24' - 0"
9' - 0" TYP
18' - 0" TYP
ADA

EV CHARGER
RO
WS
ET
BACK
10' -
0 "
CU
RB
S
E
TB
AC
K
15' -
0 "
12' - 2 1/2"
10' - 4 1/2"
10' - 5 3/4"
13' - 2 1/4"
1350% ACTIVE FRONTAGE 71'-10 3/8" MIN
71' - 10 1/2" ACTIVE FRONTAGE
MISSION ST. FRONTAGE
143' - 8 3/4"
4' - 11 3/4"
21' - 6 1/4"
26' - 6 3/4"
18 4 YARDS RECYCLE(MIXED)
4 YARDS REFUSE(COMMERCIAL)
4 YARDS REFUSE(RESIDENTIAL)
4 YARDS REFUSE(RESIDENTIAL) 4 YARDS REFUSE
(RESIDENTIAL)
4 YARDS RECYCLE(MIXED)
8' - 0" R.O.W. 9' - 1"
12' -2"
12' -
01/
2 "
TYP.
6'
- 0" TYP. 1'
-
6"
12' -
1 0
3 /4"
4 CLASS-II

BICYCLE
PARKING 2

COMPACT
EV

CHARGER

COMPACT
50% RESIDENTIAL FRONTAGE 71'-10 3/8" MAX
69' - 8 3/4" RESIDENTIAL FRONTAGE
14 7' - 6" 7' - 6"

COMPACT COMPACT COMPACT COMPACT
EV

RECEPTACLE
19 COMPACT
EV

RECEPTACLE

COMPACT
EV

RECEPTACLE

COMPACT
EV

RECEPTACLE

COMPACT
EV

RECEPTACLE

COMPACT
EV

RECEPTACLE

61.31 SF
23 24
25 25
20' - 1 1/4" 20' - 0 3/4" 20' - 1" 19' - 11 1/2" 20' - 0" 20' - 0"

43.8 SF
3' - 1 3/4"
13' - 11 1/2"

29.02 SF 6' - 2"
4' - 9"
8' - 0" 9' - 0" 8' - 0" 9' - 0"
3 33
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
6/12/2025 11:30:27 AM
AP1.01
PROPOSED LEVEL 1

FLOOR PLAN
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31

KEYNOTE DESCRIPTION
1 CLASS I BIKE PARKING
2 CLASS II BIKE PARKING
3 CONCRETE COLUMN, TYP.
4 OVERHEAD METAL GARAGE DOOR
5 RAISED PLANTER
6 DRIP THROUGH PRIVATE BALCONY
7 BIORENTENTION PLANTER
8 OPEN TO BELOW
9 BIKE FIX-IT STAND PER CITY OF SANTA CRUZ REQUIREMENTS 11 JULIET BALCONY
12 LARGE BICYCLE STORAGE W/ E-BIKE CHARGING
13 AT GRADE PLANTER, REF LANDSCAPE DRAWINGS
14 DRIP THROUGH COMMON / SHARED BALCONY
15 METAL & WOOD CANOPY BELOW
16 DECORATIVE ROOF OVERHANG
18 LINE OF STAIR ABOVE
19 PUBLIC OPEN SPACE
20 PODIUM BELOW
21 PRIVATE BALCONY
22 COMMON / SHARED BALCONY
23 FIRE RISER, SEE CIVIL DRAWINGS
24 FIRE HYDRANT, SEE CIVIL DRAWINGS
25 STREET LIGHT, SEE CIVIL DRAWINGS
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
3 PLANNING REV 3 06.10.2025
1/8" = 1'-0"
1 PROPOSED LEVEL 1 FLOOR PLAN

UNIT TYPE COUNT
STUDIO 40
TWO BED / 1 BATH 9
TWO BED / 1.5 BATH 14
TWO BED / 2 BATH 4
67 2
2 2

24.74 UP
UP
TRUE
NORTH

PROJECT
NORTH
N
N
OCCURS AT LEVEL 2 ONLY
1819 1815
1811
546
ABCDF
123
4 5
1 AP3.02
AP3.02
2 AP3.01 1
ELEV

2.1 2.2 3.1
A.1
C.1
C.2
5' - 0 1/2" 20' - 4 1/4" 6' - 0" 11' - 1" 13' - 4 3/4" 14' - 3" 12' - 6 1/4" 82' - 7 1/2"
2 AP4.01
2 AP3.03 13
5 1
AP4.01
1 AP4.02
216
21 78
E
10'-0" R.O.W. SETBACK 10'-0" R.O.W. SETBACK
STAIR 1
ELEV
STAIR 2
11 231
4 21
21 11
56 7
8 9
11 10
12 13
14 21
IDF
22 TERRACE
E.1
13' - 6 3/4" 14' - 0 3/4" 27' - 7 1/2" 6' - 9 3/4" 19' - 5" 7' - 10 1/2" 27' - 8" 12' - 2 1/4" 14' - 3 1/4" 143' - 6"
3' - 3 1/2"
3' - 5 1/2"
2' - 10 1/2"
15 15
3' - 3 1/2"
8' - 4"
7' - 8"
13' - 10 3/4"
9' - 10 1/2"
11' - 11"
15' - 0 3/4"
10' - 1 3/4"
15' - 3 1/2"
10' - 5"
STUDIO
STUDIO
TWO BED / 1.5
BATH

STUDIO STUDIO
TWO BED / 1.5
BATH
TWO BED / 1
BATH
STUDIO
TWO BED / 1
BATH
TWO BED / 2
BATH
STUDIO
TWO BED / 1.5
BATH
STUDIO
STUDIO

SERVICES
TRASH
CORR.

STORAGE
14 AMENITY
2' - 5"

FRONTAGE AT ROW
14' - 3 1/4"
5' - 0 1/2"

FRONTAGE AT ROW
27' - 8"
2' - 0"
3' - 0"
2' - 0"

FRONTAGE AT ROW
27' - 7 1/2"
5' - 0 1/2"

FRONTAGE AT ROW
12' - 5 3/4"
1' - 1"
5' - 0"5' - 0"
6' - 0"
6' - 0"
5' - 8"
5' - 5"
20 20

1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION

FLOOR PLAN NOTES

UNIT MIX

FLOOR PLAN KEYED NOTES

FLOOR PLAN LEGEND
15' CURB SET BACK
10' ROW SET BACK

FRONTAGE CALCULATIONS
MISSION STREET FRONTAGE = 142' - 5"
BUILDING FRONTAGE AT ROW = 82' - 0 1/2"
% BUILDING FRONTAGE AT ROW = 57.6% (SDBL WAIVER REQUESTED) 2 INCLUSIONARY UNIT MIX:

INCLUSIONARY UNIT 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
4/21/2025 2:43:48 PM
AP1.02
PROPOSED LEVEL 2

FLOOR PLAN
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
1/8" = 1'-0"
1 PROPOSED LEVEL 2 FLOOR PLAN

KEYNOTE DESCRIPTION
1 CLASS I BIKE PARKING
2 CLASS II BIKE PARKING
3 CONCRETE COLUMN, TYP.
4 OVERHEAD METAL GARAGE DOOR
5 RAISED PLANTER
6 DRIP THROUGH PRIVATE BALCONY
7 BIORENTENTION PLANTER
8 OPEN TO BELOW
9 BIKE FIX-IT STAND PER CITY OF SANTA CRUZ REQUIREMENTS 11 JULIET BALCONY
12 LARGE BICYCLE STORAGE W/ E-BIKE CHARGING
13 AT GRADE PLANTER, REF LANDSCAPE DRAWINGS
14 DRIP THROUGH COMMON / SHARED BALCONY
15 METAL & WOOD CANOPY BELOW
16 DECORATIVE ROOF OVERHANG
18 LINE OF STAIR ABOVE
19 PUBLIC OPEN SPACE
20 PODIUM BELOW
21 PRIVATE BALCONY
22 COMMON / SHARED BALCONY
23 FIRE RISER, SEE CIVIL DRAWINGS
24 FIRE HYDRANT, SEE CIVIL DRAWINGS
25 STREET LIGHT, SEE CIVIL DRAWINGS

UNIT TYPE COUNT
STUDIO 40
TWO BED / 1 BATH 10
TWO BED / 1.5 BATH 13
TWO BED / 2 BATH 4
67 2
22 2
2 2
2 2
2 24.75

1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION

FLOOR PLAN NOTES

UNIT MIX

FLOOR PLAN KEYED NOTES

FLOOR PLAN LEGEND
15' CURB SET BACK
10' ROW SET BACK
2 INCLUSIONARY UNIT MIX:

INCLUSIONARY UNIT N
TRUE
NORTH

PROJECT
NORTH
N
N
ABCDF
123
4 5
1 AP3.02
AP3.02
2 AP3.01 1
AP3.01 2
20 22
23 15
26 2.1 2.2 3.1
A.1
C.1
C.2
5' - 0 1/2" 20' - 4 1/4" 6' - 0" 11' - 1" 13' - 4 3/4" 14' - 3" 12' - 6 1/4" 82' - 7 1/2"
2 AP4.01
2 AP3.03 1
1 3
AP4.01
1 AP4.02
6 E
STAIR 1
STAIR 2
ELEV
ELEV
17 16
18 19
21 24
25 28
6 6
6 6
11 11
6 TRASH

SERVICES
TWO BED / 1.5
BATH

STUDIO STUDIO
TWO BED / 1.5
BATH
STUDIO
STUDIO
STUDIO
STUDIO
TWO BED / 1.5
BATH
STUDIO
TWO BED / 2
BATH
TWO BED / 1
BATH
STUDIO
TWO BED / 1
BATH
14 IDF
CORR.

E.1
13' - 6 3/4" 14' - 0 3/4" 27' - 7 1/2" 6' - 9 3/4" 19' - 5" 7' - 10 1/2" 27' - 8" 12' - 2 1/4" 14' - 3 1/4" 143' - 6"

AMENITY
27 STORAGE N
N
2 2
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
As indicated
4/21/2025 2:43:50 PM
AP1.03
PROPOSED LEVEL 3

FLOOR PLAN
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
1/8" = 1'-0"
1 PROPOSED LEVEL 3 FLOOR PLAN

KEYNOTE DESCRIPTION
1 CLASS I BIKE PARKING
2 CLASS II BIKE PARKING
3 CONCRETE COLUMN, TYP.
4 OVERHEAD METAL GARAGE DOOR
5 RAISED PLANTER
6 DRIP THROUGH PRIVATE BALCONY
7 BIORENTENTION PLANTER
8 OPEN TO BELOW
9 BIKE FIX-IT STAND PER CITY OF SANTA CRUZ REQUIREMENTS 11 JULIET BALCONY
12 LARGE BICYCLE STORAGE W/ E-BIKE CHARGING
13 AT GRADE PLANTER, REF LANDSCAPE DRAWINGS
14 DRIP THROUGH COMMON / SHARED BALCONY
15 METAL & WOOD CANOPY BELOW
16 DECORATIVE ROOF OVERHANG
18 LINE OF STAIR ABOVE
19 PUBLIC OPEN SPACE
20 PODIUM BELOW
21 PRIVATE BALCONY
22 COMMON / SHARED BALCONY
23 FIRE RISER, SEE CIVIL DRAWINGS
24 FIRE HYDRANT, SEE CIVIL DRAWINGS
25 STREET LIGHT, SEE CIVIL DRAWINGS

UNIT TYPE COUNT
STUDIO 40
TWO BED / 1 BATH 10
TWO BED / 1.5 BATH 13
TWO BED / 2 BATH 4
67 222
2 24.76

1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION

FLOOR PLAN NOTES

UNIT MIX

FLOOR PLAN KEYED NOTES

FLOOR PLAN LEGEND
15' CURB SET BACK
10' ROW SET BACK
2 INCLUSIONARY UNIT MIX:

INCLUSIONARY UNIT N
TRUE
NORTH

PROJECT
NORTH
N
N
ABCDF
123
4 5
1 AP3.02
AP3.02
2 AP3.01 1
34 38
37 39
31 30
42 40
41 2.1 2.2 3.1
A.1
C.1
C.2
5' - 0 1/2" 20' - 4 1/4" 6' - 0" 11' - 1" 13' - 4 3/4" 14' - 3" 12' - 6 1/4" 82' - 7 1/2"
13' - 6 3/4" 14' - 0 3/4" 27' - 7 1/2" 6' - 9 3/4" 19' - 5" 7' - 10 1/2" 27' - 8" 12' - 2 1/4" 14' - 3 1/4" 2 AP4.01
2 AP3.03 13
33 1
AP4.01
1 AP4.02
6 E
STAIR 1
ELEV
TRASH

SERVICES
STAIR 2
TWO BED / 1.5
BATH

STUDIO STUDIO
TWO BED / 1.5
BATH
STUDIO
STUDIO
STUDIO
STUDIO
TWO BED / 1.5
BATH
STUDIO
TWO BED / 2
BATH
TWO BED / 1
BATH
32 35
STUDIO
TWO BED / 1
BATH
66 66
6 11
11 14
IDF
CORR.

ELEV
E.1
143' - 6"

AMENITY
36 STORAGE
29 2
N
N
2 2
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
As indicated
4/21/2025 2:43:52 PM
AP1.04
PROPOSED LEVEL 4

FLOOR PLAN
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
1/8" = 1'-0"
1 PROPOSED LEVEL 4 FLOOR PLAN

KEYNOTE DESCRIPTION
1 CLASS I BIKE PARKING
2 CLASS II BIKE PARKING
3 CONCRETE COLUMN, TYP.
4 OVERHEAD METAL GARAGE DOOR
5 RAISED PLANTER
6 DRIP THROUGH PRIVATE BALCONY
7 BIORENTENTION PLANTER
8 OPEN TO BELOW
9 BIKE FIX-IT STAND PER CITY OF SANTA CRUZ REQUIREMENTS 11 JULIET BALCONY
12 LARGE BICYCLE STORAGE W/ E-BIKE CHARGING
13 AT GRADE PLANTER, REF LANDSCAPE DRAWINGS
14 DRIP THROUGH COMMON / SHARED BALCONY
15 METAL & WOOD CANOPY BELOW
16 DECORATIVE ROOF OVERHANG
18 LINE OF STAIR ABOVE
19 PUBLIC OPEN SPACE
20 PODIUM BELOW
21 PRIVATE BALCONY
22 COMMON / SHARED BALCONY
23 FIRE RISER, SEE CIVIL DRAWINGS
24 FIRE HYDRANT, SEE CIVIL DRAWINGS
25 STREET LIGHT, SEE CIVIL DRAWINGS

UNIT TYPE COUNT
STUDIO 40
TWO BED / 1 BATH 10
TWO BED / 1.5 BATH 13
TWO BED / 2 BATH 4
67 22
2 24.77
ABCDF
123
4 5
1 AP3.02
AP3.02
2 AP3.01 1
AP3.01 2
47 48
50 49
51 43
55 56
54 53
52 2.1 2.2 3.1
A.1
C.1
C.2
5' - 0 1/2" 20' - 4 1/4" 6' - 0" 11' - 1" 13' - 4 3/4" 14' - 3" 12' - 6 1/4" 82' - 7 1/2"
13' - 6 3/4" 14' - 0 3/4" 27' - 7 1/2" 6' - 9 3/4" 19' - 5" 7' - 10 1/2" 27' - 8" 12' - 2 1/4" 14' - 3 1/4" 2 AP4.01
2 AP3.03 13
46 1
AP4.01
1 AP4.02
6 E
STAIR 1
TRASH

SERVICES
STAIR 2
TWO BED / 1.5
BATH

STUDIO STUDIO
TWO BED / 1.5
BATH
STUDIO
STUDIO
STUDIO
STUDIO
TWO BED / 1.5
BATH
STUDIO
TWO BED / 2
BATH
TWO BED / 1
BATH
45 44
STUDIO
TWO BED / 1
BATH
6 6
6 6
6 6
11 11
ELEV
ELEV
IDF
14 CORR.

E.1
143' - 6"

STORAGE

AMENITY
N

1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION

FLOOR PLAN NOTES

UNIT MIX

FLOOR PLAN KEYED NOTES

FLOOR PLAN LEGEND
15' CURB SET BACK
10' ROW SET BACK
2 INCLUSIONARY UNIT MIX:

INCLUSIONARY UNIT N
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
4/21/2025 2:43:54 PM
AP1.05
PROPOSED LEVEL 5

FLOOR PLAN
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
1/8" = 1'-0"
1 PROPOSED LEVEL 5 FLOOR PLAN

KEYNOTE DESCRIPTION
1 CLASS I BIKE PARKING
2 CLASS II BIKE PARKING
3 CONCRETE COLUMN, TYP.
4 OVERHEAD METAL GARAGE DOOR
5 RAISED PLANTER
6 DRIP THROUGH PRIVATE BALCONY
7 BIORENTENTION PLANTER
8 OPEN TO BELOW
9 BIKE FIX-IT STAND PER CITY OF SANTA CRUZ REQUIREMENTS 11 JULIET BALCONY
12 LARGE BICYCLE STORAGE W/ E-BIKE CHARGING
13 AT GRADE PLANTER, REF LANDSCAPE DRAWINGS
14 DRIP THROUGH COMMON / SHARED BALCONY
15 METAL & WOOD CANOPY BELOW
16 DECORATIVE ROOF OVERHANG
18 LINE OF STAIR ABOVE
19 PUBLIC OPEN SPACE
20 PODIUM BELOW
21 PRIVATE BALCONY
22 COMMON / SHARED BALCONY
23 FIRE RISER, SEE CIVIL DRAWINGS
24 FIRE HYDRANT, SEE CIVIL DRAWINGS
25 STREET LIGHT, SEE CIVIL DRAWINGS

UNIT TYPE COUNT
STUDIO 40
TWO BED / 1 BATH 10
TWO BED / 1.5 BATH 13
TWO BED / 2 BATH 4
67 22
2 2

24.78 1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION

FLOOR PLAN NOTES

UNIT MIX

FLOOR PLAN KEYED NOTES

FLOOR PLAN LEGEND
15' CURB SET BACK
10' ROW SET BACK
2 INCLUSIONARY UNIT MIX:

INCLUSIONARY UNIT N
TRUE
NORTH

PROJECT
NORTH
N
N
ABCDF
123
4 5
1 AP3.02
AP3.02
2 AP3.01 1
13' - 6 3/4" 14' - 0 3/4" 27' - 7 1/2" 6' - 9 3/4" 19' - 5" 7' - 10 1/2" 27' - 8" 12' - 2 1/4" 14' - 3 1/4"

2.1 2.2 3.1
A.1
C.1
C.2
5' - 0 1/2" 20' - 4 1/4" 6' - 0" 11' - 1" 13' - 4 3/4" 14' - 3" 12' - 6 1/4" 82' - 7 1/2"
2 AP4.01
2 AP3.03 1
1 3
AP4.01
1 AP4.02
6 11
11 11
E
7575
ELEV
TWO BED / 1.5
BATH
STUDIO
STUDIO
STUDIO
STUDIO
TWO BED / 1
BATH
STUDIO
TWO BED / 1
BATH
STUDIO
STUDIO

STORAGE
STUDIO
STAIR 1

SERVICES
TRASH
ELEV
STAIR 1
57 58
59 60
66 67
65 64
63 62
61 66
66 11
11 11
11 14
IDF
CORR.

E.1
143' - 6"
22 22
3' - 4 1/2"
8' - 10 1/2"
4' - 2"
4' - 8 1/2"
2' - 10 1/2"
16 16
16 16
16 16
16 16

AMENITY

AMENITY

AMENITY
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
4/21/2025 2:43:56 PM
AP1.06
PROPOSED LEVEL 6

FLOOR PLAN
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
1/8" = 1'-0"
1 PROPOSED LEVEL 6 FLOOR PLAN

KEYNOTE DESCRIPTION
1 CLASS I BIKE PARKING
2 CLASS II BIKE PARKING
3 CONCRETE COLUMN, TYP.
4 OVERHEAD METAL GARAGE DOOR
5 RAISED PLANTER
6 DRIP THROUGH PRIVATE BALCONY
7 BIORENTENTION PLANTER
8 OPEN TO BELOW
9 BIKE FIX-IT STAND PER CITY OF SANTA CRUZ REQUIREMENTS 11 JULIET BALCONY
12 LARGE BICYCLE STORAGE W/ E-BIKE CHARGING
13 AT GRADE PLANTER, REF LANDSCAPE DRAWINGS
14 DRIP THROUGH COMMON / SHARED BALCONY
15 METAL & WOOD CANOPY BELOW
16 DECORATIVE ROOF OVERHANG
18 LINE OF STAIR ABOVE
19 PUBLIC OPEN SPACE
20 PODIUM BELOW
21 PRIVATE BALCONY
22 COMMON / SHARED BALCONY
23 FIRE RISER, SEE CIVIL DRAWINGS
24 FIRE HYDRANT, SEE CIVIL DRAWINGS
25 STREET LIGHT, SEE CIVIL DRAWINGS

UNIT TYPE COUNT
STUDIO 40
TWO BED / 1 BATH 10
TWO BED / 1.5 BATH 13
TWO BED / 2 BATH 4
67 22
2 2
2 24.79

1. SEE SHEET GP0.01-GP0.05 FOR GENERAL NOTES AND PROJECT INFORMATION

2. ROOF EQUIPMENT SHALL NOT OCCUPY MORE THAN 10% OF THE ROOF AREA PER MSUPD

ROOF PLAN NOTES
A ROOF PLAN KEYED NOTES BCDF 1 2 3 4 5 1 AP3.02
AP3.02
2 AP3.01 1

2.1 2.2 3.1
A.1
C.1
C.2
2 AP4.01
2 AP3.03 1
1 3
AP4.01
1 AP4.02
2 1111
E
75' - 0"
75' - 0"
5' - 0 1/2" 20' - 4 1/4" 6' - 0" 11' - 1" 13' - 4 3/4" 14' - 3" 12' - 6 1/4" 3' - 3 1/2" 14' - 3 1/4" 12' - 2 1/4" 27' - 8" 7' - 10 1/2" 19' - 5" 6' - 9 3/4" 27' - 7 1/2" 14' - 0 3/4" 13' - 6 3/4" 4 5
5 33
33 33
1 75' - 0" 67' - 2" 67' - 2"
67' - 2"
75' - 0"
67' - 2"
68' - 6" 66' - 6"
75' - 0" 75' - 0"
66' - 0"
66' - 0"
67' - 2"
67' - 0 1/2"
67' - 0 1/2"
67' - 0 1/2"
67' - 2" 66' - 6"
67' - 2" 66' - 6"
67' - 2" 67' - 2"
66' - 6"
67' - 2"
66' - 6"
67' - 2"
67' - 0 1/2" 67' - 2"
67' - 2" 66' - 6"
75' - 0" 75' - 0"
75' - 0" 75' - 0"
75' - 0" 75' - 0"
75' - 0" 75' - 0"
67' - 2" 67' - 2"
67' - 2"
67' - 0 1/2"
E.1
143' - 6"
82' - 7 1/2"
73' - 0"
73' - 0"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6"
65' - 6" 65' - 6"
65' - 6"
66 6
666
20' - 0" MIN.
7 7
7 777
2 2
2 2
2 2
88 9
66' - 0"
66' - 0"
6 2
2 2
2 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
As indicated
4/21/2025 2:43:56 PM
AP1.07

PROPOSED ROOF
PLAN
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31

KEYNOTE SCHEDULE - ROOF PLAN

KEYNOTE MATERIAL
1 INDICATIVE ROOFTOP MECHANICAL EQUIPMENT
2 INDICATIVE MECHANICAL EQUIPMENT SCREEN
3 INDICATIVE SOLAR PHOTOVOLTAIC PANELS, UNDER SEPARATE
PERMIT
4 MEMBRANE ROOF
5 ROOF DRAINAGE
6 BALCONY AND RAILING BELOW
7 DRIP THROUGH ROOF OVERHANG
8 TERRACE AT LEVEL 6
9 TERRACE AT LEVEL 2
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
1/8" = 1'-0"
1 PROPOSED ROOF PLAN
2 2

24.80 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

ELEVATION 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"
ROOF
65' - 0"
543
2 1
40' - 1 3/4" 11' - 1" 6' - 0" 25' - 4 3/4"
15' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 3' - 6"

3.1 2.2 2.1
4 12 11

PARAPET
68' - 6"
P.L.

SUBJECT PROPERTY MISSION STREET
P.L.

ADJACENT PROPERTY SUBJECT PROPERTY
ELEV. / STAIR

OVERRUN
75' - 0"
1807 MISSION ST. 1807 MISSION ST.
82' - 7 1/2"
6' - 6"
5984
17 16
14664
2 PROPOSED BUILDING HEIGHT
65' - 0"

ELEV & STAIR OVERUN
11' - 0"
16 14
18 10' - 0 3/4" 3' - 6 1/2"
13 5
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
ROOF
65' - 0"
12 3
45 5' - 0 1/2" 20' - 4 1/4" 6' - 0" 11' - 1" 13' - 4 3/4" 14' - 3" 12' - 6 1/4" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 3' - 6"

2.1 2.2 3.1
73 12
11 PARAPET
68' - 6"
P.L.

MISSION STREET SUBJECT PROPERTY
P.L.

SUBJECT PROPERTY ADJACENT PROPERTY
ELEV. / STAIR

OVERRUN
75' - 0"
6' - 6"

ELEV & STAIR OVERUN
11' - 0"

PROPOSED BUILDING HEIGHT
65' - 0"
82' - 7 1/2"
542
15 253 13
89 17
16 14
10' - 0 3/4"
3' - 5 1/2"
3 MATERIALS LEGEND
2 13
4 11
6 759
15 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
6/12/2025 11:30:39 AM
AP3.01

PROPOSED

ELEVATIONS
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
0 SB330 PREAPPLICATION 07.17.2024
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
3 PLANNING REV 3 06.10.2025
1" = 10'-0"
1 BUILDING ELEVATION - NORTH
1" = 10'-0"
2 BUILDING ELEVATION - SOUTH

KEYNOTE MATERIAL
1 ALIGN
2 TERRACOTTA BLOCK WALL OR TERRACOTTA-LOOK FIBER CEMENT PANELS
3 ROLLING OVERHEAD DOOR/VEHICLE ENTRY GATE
4 WHITE STUCCO OR SIM.
5 TEXTURED BEIGE FIBER CEMENT PANELS OR SIM.
6 ALUMINUM OR VINYL WINDOWS OR SIM., 3" INSET FROM WALL

PER SCMC OBJECTIVE DESIGN STANDARDS
7 GLAZED ALUMINUM OR TIMBER CURTAIN WALL SYSTEM OR SIM. 8 PAINTED METAL BALCONY, OR SIM.
9 HORIZONTAL PIPE RAIL OR SIM.
10 PLANTER/PLANTER BENCH
11 PATTERNED METAL SCREEN
12 ROOFTOP MECHANICAL EQUIPMENT
13 DARK GREY / CHARCOAL FIBER CEMENT PANEL OR SIM.
14 TERRACOTTA COLORED PARAPET CAP OR SIM.
15 WOOD OR WOOK-LOOK WALL / SOFFIT OR SIM.
16 DRIP THROUGH ROOF OVERHANG WITH DECORATIVE WOOD OR
WOOD-LIKE BEAMS OR SIM.
17 CORRUGATED METAL OR RIBBED FIBER CEMENT PANELS OR SIM. 18 8' TALL SOUND WALL, TERRACOTTA OR TERRACOTTA LOOK
FINISH
19 TRANSLUCENT GLASS OR FRIT PATTERN OR SIM ON BOTTOM

WINDOW PANES
2 24.81

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

ELEVATION 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"
ROOF
65' - 0"
FDCBA
13' - 6 3/4" 14' - 0 3/4" 27' - 7 1/2" 6' - 9 3/4" 19' - 5" 7' - 10 1/2" 27' - 8" 12' - 2 1/4" 14' - 3 1/4" 6' - 6" 3' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" C.2 C.1 A.1
44 PARAPET
68' - 6"
P.L. P.L.

DUFOUR STREET SUBJECT PROPERTY SUBJECT PROPERTY ADJACENT PROPERTY ELEV. / STAIR

OVERRUN
75' - 0"
546 DUFOUR ST.
1807
MISSION ST.

E
145
16 5 11 12 17
16 146698
13 2

ELEV & STAIR OVERUN
11' - 0"
18 19
E.1
19 19 19 19

PROPOSED BUILDING HEIGHT
65' - 0"
143' - 6"
13 5' - 1" 5' - 1" 5' - 1" 5' - 1"
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
ROOF
65' - 0"
A
BCD
F
14' - 3 1/4" 12' - 2 1/4" 27' - 8" 7' - 10 1/2" 19' - 5" 6' - 9 3/4" 27' - 7 1/2" 14' - 0 3/4" 13' - 6 3/4" 6' - 6" 3' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" A.1 C.1 C.2
984
7 46

PARAPET
68' - 6"
P.L.

SUBJECT PROPERTY DUFOUR STREET
P.L.

ADJACENT PROPERTY SUBJECT PROPERTY
ELEV. / STAIR

OVERRUN
75' - 0"
E

ELEV & STAIR OVERUN
11' - 0"

PROPOSED BUILDING HEIGHT
65' - 0"
165
146
17 12 11
165
7 137 157227 13 15
AP4.02 2
E.1 143' - 6"
5 13
13 MATERIALS LEGEND
2 13
4 11
6 759
15 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
6/12/2025 11:30:47 AM
AP3.02

PROPOSED

ELEVATIONS
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
0 SB330 PREAPPLICATION 07.17.2024
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
1" = 10'-0"
1 BUILDING ELEVATION - EAST
1" = 10'-0"
2 BUILDING ELEVATION - WEST

KEYNOTE MATERIAL
1 ALIGN
2 TERRACOTTA BLOCK WALL OR TERRACOTTA-LOOK FIBER CEMENT PANELS
3 ROLLING OVERHEAD DOOR/VEHICLE ENTRY GATE
4 WHITE STUCCO OR SIM.
5 TEXTURED BEIGE FIBER CEMENT PANELS OR SIM.
6 ALUMINUM OR VINYL WINDOWS OR SIM., 3" INSET FROM WALL

PER SCMC OBJECTIVE DESIGN STANDARDS
7 GLAZED ALUMINUM OR TIMBER CURTAIN WALL SYSTEM OR SIM. 8 PAINTED METAL BALCONY, OR SIM.
9 HORIZONTAL PIPE RAIL OR SIM.
10 PLANTER/PLANTER BENCH
11 PATTERNED METAL SCREEN
12 ROOFTOP MECHANICAL EQUIPMENT
13 DARK GREY / CHARCOAL FIBER CEMENT PANEL OR SIM.
14 TERRACOTTA COLORED PARAPET CAP OR SIM.
15 WOOD OR WOOK-LOOK WALL / SOFFIT OR SIM.
16 DRIP THROUGH ROOF OVERHANG WITH DECORATIVE WOOD OR
WOOD-LIKE BEAMS OR SIM.
17 CORRUGATED METAL OR RIBBED FIBER CEMENT PANELS OR SIM. 18 8' TALL SOUND WALL, TERRACOTTA OR TERRACOTTA LOOK
FINISH
19 TRANSLUCENT GLASS OR FRIT PATTERN OR SIM ON BOTTOM

WINDOW PANES
2 24.82

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

ELEVATION KEYED NOTES

MATERIALS LEGEND
2 13
4 11
6 759
15 17
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
ROOF
65' - 0"
54 3.1
15' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0"
12' - 6 1/4" 14' - 3"
146
10 PARAPET
68' - 6"
ELEV. / STAIR

OVERRUN
75' - 0"
564
16 PROPOSED BUILDING HEIGHT
65' - 0"
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
ROOF
65' - 0"
C.1
C.2
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"
19' - 5"
10 PARAPET
68' - 6"
ELEV. / STAIR

OVERRUN
75' - 0"

PROPOSED BUILDING HEIGHT
65' - 0"
6 17
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
ROOF
65' - 0"

3.145
14' - 3" 12' - 6 1/4"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"
16 6
10 PARAPET
68' - 6"
ELEV. / STAIR

OVERRUN
75' - 0"
54 PROPOSED BUILDING HEIGHT
65' - 0"
14 3' - 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
6/12/2025 11:30:56 AM
AP3.03

PROPOSED

ELEVATIONS
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
0 SB330 PREAPPLICATION 07.17.2024
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
1" = 10'-0"
1 BUILDING ELEVATION - COURTYARD NORTH
1" = 10'-0"
2 BUILDING ELEVATION - COURTYARD EAST 1" = 10'-0" 3

BUILDING ELEVATION - COURTYARD SOUTH

KEYNOTE MATERIAL
1 ALIGN
2 TERRACOTTA BLOCK WALL OR TERRACOTTA-LOOK FIBER CEMENT PANELS
3 ROLLING OVERHEAD DOOR/VEHICLE ENTRY GATE
4 WHITE STUCCO OR SIM.
5 TEXTURED BEIGE FIBER CEMENT PANELS OR SIM.
6 ALUMINUM OR VINYL WINDOWS OR SIM., 3" INSET FROM WALL

PER SCMC OBJECTIVE DESIGN STANDARDS
7 GLAZED ALUMINUM OR TIMBER CURTAIN WALL SYSTEM OR SIM. 8 PAINTED METAL BALCONY, OR SIM.
9 HORIZONTAL PIPE RAIL OR SIM.
10 PLANTER/PLANTER BENCH
11 PATTERNED METAL SCREEN
12 ROOFTOP MECHANICAL EQUIPMENT
13 DARK GREY / CHARCOAL FIBER CEMENT PANEL OR SIM.
14 TERRACOTTA COLORED PARAPET CAP OR SIM.
15 WOOD OR WOOK-LOOK WALL / SOFFIT OR SIM.
16 DRIP THROUGH ROOF OVERHANG WITH DECORATIVE WOOD OR
WOOD-LIKE BEAMS OR SIM.
17 CORRUGATED METAL OR RIBBED FIBER CEMENT PANELS OR SIM. 18 8' TALL SOUND WALL, TERRACOTTA OR TERRACOTTA LOOK
FINISH
19 TRANSLUCENT GLASS OR FRIT PATTERN OR SIM ON BOTTOM

WINDOW PANES
2 24.83

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"
ROOF
65' - 0"
12 2.1 2.23 3.145

PARAPET
68' - 6"
PARKING MISSION STREET 1
6' - 6" 3' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" APPROX. HEIGHT
15' - 0"
2 3
P.L.

MISSION STREET SUBJECT PROPERTY
P.L.

SUBJECT PROPERTY ADJACENT PROPERTY
AP5.01 1
ELEV. / STAIR

OVERRUN
75' - 0"

COMMERCIAL

RECEPTION

AREA/OUTDOOR

SEATING

ELEV & STAIR OVERUN
11' - 0"

PROPOSED BUILDING HEIGHT
65' - 0"
3 APPROX. HEIGHT
45' - 0"
4 CORR.

CORR.

CORR.

CORR.

LOBBY
10 10' - 0 3/4"
3' - 5 1/2"
AMENITY CORR.

AMENITY

AMENITY

AMENITY

AMENITY
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
ROOF
65' - 0"
12 2.1 2.23 3.145

PARAPET
68' - 6"
6' - 6" 3' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 3 APPROX. HEIGHT
15' - 5 1/4"
P.L.

MISSION STREET SUBJECT PROPERTY
P.L.

SUBJECT PROPERTY ADJACENT PROPERTY
PARKING MISSION STREET 12

COMMERCIAL
ELEV. / STAIR

OVERRUN
75' - 0"
STUDIO
STUDIO
STUDIO
STUDIO

SERVICES

SERVICES

SERVICES

SERVICES
TRASH
STUDIO

STORAGE
TWO BED / 1
BATH
TWO BED / 1
BATH
TWO BED / 1
BATH

ELEV & STAIR OVERUN
11' - 0"

PROPOSED BUILDING HEIGHT
65' - 0
3 "
APPROX. HEIGHT
45' - 0"
5 CORR.

CORR.

CORR.

CORR.
10' - 0 3/4"
6' - 0"
4 STUDIO CORR. SERVICES STORAGE

STORAGE

STORAGE

STORAGE
TWO BED / 1
BATH
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
6/12/2025 11:31:01 AM
AP4.01

BUILDING SECTIONS
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31

KEYNOTE SCHEDULE - BUILDING SECTION

KEYNOTE MATERIAL
1 INDICATIVE MECHANICAL EQUIPMENT SCREEN
2 INDICATIVE ROOFTOP MECHANICAL EQUIPMENT
3 ADJACENT BUILDING
4 METAL AND WOOD CANOPY
5 HORIZONTAL PIPE RAIL OR SIM.
6 OVERHEAD METAL GARAGE DOOR
7 GLAZED ALUMINUM OR TIMBER CURTAIN WALL SYSTEM OR
SIM.
8 ALUMINUM OR VINYL DOORS OR SIM.
9 METAL AWNING
10 RAISED PLANTER
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
3/32" = 1'-0"
1 SECTION 1
3/32" = 1'-0"
2 SECTION 2

24.84 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"
ROOF
65' - 0"
F D C.2 C.1 C B A.1 A

PARAPET
68' - 6"
6' - 6" 3' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"

PARKING
2 3

DUFOUR STREET
P.L.

DUFOUR STREET SUBJECT PROPERTY
P.L.

SUBJECT PROPERTY ADJACENT STREET
AP5.01
2 ELEV. / STAIR

OVERRUN
75' - 0"
E
STUDIO
STUDIO
STUDIO
STUDIO

STUDIO STUDIO
STUDIO
STUDIO

STUDIO STUDIO
STUDIO
STUDIO
ELEV
& ST
AIR O
VERU
N
11' - 0"

PROPOSED BUILDIN
G
HEIG
H
T
65' - 0"
E.1
APPRO
X. HEIG
H
T
17' - 6"
APPRO
X. HEIG
H
T
14' - 0" 3
CORR.

CORR.

CORR.

CORR.

CORR.
3' - 3 1/4"
STUDIO CORR. STUDIO
0' - 3" MIN WINDOW INSET

AMENITY
CORR.

CORR.

CORR.

CORR.

STORAGE

STORAGE

STORAGE

STORAGE
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
34' - 5" 6' - 7 1/4" 12' - 1" 20' - 6 1/4" 25' - 2 3/4" 17' - 10 1/4" TRANSPARENT AREA:

GROUND LEVEL TOTAL FACADE AREA:
1,003.91 SF
1,423.99 SF
= 70.5% TRANSPARENCY
2' - 0"
12' - 0"
15' - 0"
140' - 4 3/4"
7' - 4"
9' - 0"

TRANSPARENT OPAQUE
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
6/12/2025 11:31:0
4 A
M
AP4.02

BUILDING SECTIONS
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31

KEYNOTE SCHEDULE - BUILDING SECTION

KEYNOTE MATERIAL
1 INDICATIVE MECHANICAL EQUIPMENT SCREEN
2 INDICATIVE ROOFTOP MECHANICAL EQUIPMENT
3 ADJACENT BUILDING
4 METAL AND WOOD CANOPY
5 HORIZONTAL PIPE RAIL OR SIM.
6 OVERHEAD METAL GARAGE DOOR
7 GLAZED ALUMINUM OR TIMBER CURTAIN WALL SYSTEM OR
SIM.
8 ALUMINUM OR VINYL DOORS OR SIM.
9 METAL AWNING
10 RAISED PLANTER
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
2 PLANNING REV 2 04.14.2025
3/32" = 1'-0" 1
SECTION 3
1" = 10'-0" 2
WEST ELEVATION - GROUND FLOOR TRANSPARENCY DIAGRAM PER SCMC 24.12.185.14 (a)(i) 2 24.85

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"
ROOF
65' - 0"
12 PARAPET
68' - 6"
P.L.

MISSION STREET SUBJECT PROPERTY
6' - 6" 3' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"

PROPOSED BUILDING HEIGHT
65' - 0"
ELEV. / STAIR

OVERRUN
75' - 0"
7' - 8"
11' - 10 1/2"

COMMERCIAL

RECEPTION

AREA/OUTDOOR

SEATING
585858585897

BALCONY

BALCONY

BALCONY

BALCONY

BALCONY
10' - 0 3/4"

AMENITY

AMENITY
0' - 3" MIN WINDOW INSET, TYP.

AMENITY

AMENITY

AMENITY
LEVEL 1
0' - 0"
LEVEL 2
15' - 0"
LEVEL 3
25' - 0"
LEVEL 4
35' - 0"
LEVEL 5
45' - 0"
LEVEL 6
55' - 0"
ROOF
65' - 0"
F

PARAPET
68' - 6"
P.L.

DUFOUR STREET SUBJECT PROPERTY

PARKING
6' - 6" 3' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0"

ELEV & STAIR OVERUN
11' - 0"

PROPOSED BUILDING HEIGHT
65' - 0"
ELEV. / STAIR

OVERRUN
75' - 0"
STUDIO
STUDIO
STUDIO
STUDIO
58 BALCONY
58 BALCONY
58 BALCONY
58 BALCONY
58 BALCONY
6 E.1
STUDIO
0' - 3" MIN WINDOW INSET, TYP.
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
1/4" = 1'-0"
4/21/2025 2:44:28 PM
AP5.01

ENLARGED WALL

SECTIONS
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31

KEYNOTE SCHEDULE - BUILDING SECTION

KEYNOTE MATERIAL
1 INDICATIVE MECHANICAL EQUIPMENT SCREEN
2 INDICATIVE ROOFTOP MECHANICAL EQUIPMENT
3 ADJACENT BUILDING
4 METAL AND WOOD CANOPY
5 HORIZONTAL PIPE RAIL OR SIM.
6 OVERHEAD METAL GARAGE DOOR
7 GLAZED ALUMINUM OR TIMBER CURTAIN WALL SYSTEM OR
SIM.
8 ALUMINUM OR VINYL DOORS OR SIM.
9 METAL AWNING
10 RAISED PLANTER
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025
1/4" = 1'-0"
1 WEST FACADE WALL SECTION
1/4" = 1'-0"
2 SOUTH FACADE WALL SECTION

24.86 ABCDF
123
4 5
E
F1
F1
F1
F2
F1
F1
F1
F1
F1
F1
ABCDF
12 2.12.23 3.1
4 5
A.1
C.1
C.2E
E.1 F3
F3 F3
F2
F3 F3
F2
F3 F3 F3
F3
F3
ABCDF
12 2.12.23 3.1
4 5
A.1
C.1
C.2E
E.1
F3
F3 F3
F3
F3 F3
F3
F3
ABCDF
12 2.12.23 3.1
4 5
A.1
C.1
C.2E
E.1 F3
F3 F3
F3 F3 F3
F3
F3
ABCDF
12 2.12.23 3.1
4 5
A.1
C.1
C.2E
E.1 F3
F3 F3
F3
F3 F3
F3
F3
ABCDF
12 2.12.23 3.1
4 5
A.1
C.1
C.2E
E.1
F3
F3
F2
F2
F3 F3
F3
F3
F2
F2

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 TO DIRECT DOWNWARD AND 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)

10. THE HEIGHT OF LUMINAIRES DO NOT EXCEED 15 FEET ABOVE GRADE FOR ALL LUMINAIRES OTHER THAN THOSE IN PARKING AREAS OR DECORATIVE SCONCES AS ALLOWED UNDER F. 3.

ARCHITECTURAL DETAIL.

11. ROOFTOP LIGHTING SET BACK AT LEAST 12 FEET FROM THE EDGE OF ANY BUILDING FACE THAT IS ORIENTED TOWARDS ANY R-DISTRICT.

12. LIGHTING OF OUTDOOR SERVICE, LOADING, AND STORAGE AREAS NOT BE VISIBLE FROM THE STREET OR ADJACENT PROPERTIES.

13. LIGHTING PROVIDED AT PARKING LOTS, PEDESTRIAN PATHS, OUTDOOR GATHERING SPACES, BUILDING ENTRIES, AND ANY OTHER PEDESTRIAN-ACCESSIBLE AREAS.

14. OUTDOOR LIGHTS DO NOT BLINK, FLASH, FLICKER, OR CHANGE INTENSITY (EXCLUDING MOTION-DETECTING LIGHTS).

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
4/21/2025 2:44:31 PM
AP6.01

LIGHTING PLAN
23163
04/14/2025
JP
OH
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
2 PLANNING REV 2 04.14.2025
3/64" = 1'-0"
1 PROPOSED LEVEL 1 LIGHTING PLAN
3/64" = 1'-0"
2 PROPOSED LEVEL 2 FLOOR LIGHTING PLAN
3/64" = 1'-0"
3 PROPOSED LEVEL 3 FLOOR LIGHTING PLAN
3/64" = 1'-0"
4 PROPOSED LEVEL 4 FLOOR LIGHTING PLAN
3/64" = 1'-0"
5 PROPOSED LEVEL 5 FLOOR LIGHTING PLAN
3/64" = 1'-0"
6 PROPOSED LEVEL 6 FLOOR LIGHTING PLAN
2 24.87

PROPOSED CLASS-I BICYCLE PARKING

PROPOSED BICYCLE REPAIR STAND PROPOSED CLASS-II BICYCLE PARKING 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
12" = 1'-0"
4/21/2025 2:44:33 PM
AP9.02

CAR, EV,& BYCICLE

PARKING INFO
23163
04/14/2025
JP
EB
1815 MISSION STREET1811, 1815, 1819 MISSION STREETSANTA CRUZ, CA 95060 004-124-34, 32, 31
Issue DESCRIPTION DATE
1 PLANNING APPLICATION 01.16.2025

24.88 SD SD SD SD SD

D U F O U R S T R E E T
M
I
S
S
I
O
N
S
T
R
E
E
T
** = CALIFORNIA NATIVE PLANT
MATURE

TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS PYRUS CALLERYANA 'CHANTICLEER'/ 24" BX 8 30' X 15' M

CALLERY PEAR

SHRUBS AND MATUREPERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **ACHILLEA MILLEFOILIUM 'LAKE COUNTY' / 1 GAL 7 3' X 3' L

COMMON YARROW
**ACHILLEA MILLEFOILIUM 'PRETTY BELINDA' / 1 GAL 6 2' X 3' L

PINK YARROW
**CLINOPODIUM DOUGLASII / YERBA BUENA 1 GAL 3 0.5' X 3' L**POLYSTICHUM MUNITUM / 5 GAL 2 4' X 4' M

WESTERN SWORD FERN
**STACHYS BYZANTINA / LAMB'S EARS 1 GAL 11 1' X 1.5' L
**WOODWARDIA FIMBRIATA / 5 GAL 2 4' X 3' MGIANT CHAIN FERN MATURE

GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **CAREX TUMILICOLA / FOOTHILL SEDGE 1 GAL X 2' X 2' L
CHONDROPETALUM TECTORUM / 1 GAL 5 3' X 3' L

SMALL CAPE RUSH
** = CALIFORNIA NATIVE PLANT
MATURE

TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS LAGERSTROEMIA INDICA 'ZUNI' / 15 GAL 3 9' X 8' M

PURPLE CRAPE MYRTLE (MULTI-TRUNK)

SHRUBS AND MATUREPERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **ACHILLEA MILLEFOILIUM 'CALISTOGA' / 1 GAL 1 3' X 3' L

COMMON ARROW
**EPILOBIUM CANUM ‘CATALINA’ / 1 GAL 1 3' X 3' L

CATALINA CALIFORNIA FUCHSIA
SALVIA ULGINOSA / BOG SAGE 1 GAL 2 4' X 4' L
MATURE

GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **CAREX TUMILICOLA / FOOTHILL SEDGE 1 GAL 34 2' X 2' L
CHONDROPETALUM TECTORUM / 1 GAL 2 3' X 3' L

SMALL CAPE RUSH
** = CALIFORNIA NATIVE PLANT
MATURE

TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS LAGERSTROEMIA INDICA 'ZUNI' / 15 GAL 6 9' X 8' M

PURPLE CRAPE MYRTLE (MULTI-TRUNK)

SHRUBS AND MATUREPERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **ACHILLEA MILLEFOILIUM 'CALISTOGA' / 1 GAL 9 3' X 3' L

COMMON YARROW
**EPILOBIUM CANUM ‘CATALINA’ / 1 GAL 6 3' X 3' L

CATALINA CALIFORNIA FUCHSIA
SALVIA ULGINOSA / BOG SAGE 1 GAL 3 4' X 4' L
MATURE

GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS CHONDROPETALUM TECTORUM / 1 GAL 5 3' X 3' L

SMALL CAPE RUSH
**LEYMUS CONDENSATUS 'CANYON PRINCE' / 1 GAL 5 3' X 3' L

CANYON PRINCE WILD RYE
MATURE

TRAILING BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS ROSMARINUS OFFICINALIS 'PROSTRATUS' / 1 GAL 12 1.5' X 4' L

TRAILING ROSEMARY
LEVEL 1 STREET PLANTING LEGENDLEVEL 2 PLANTING LEGEND
LEVEL 6 PLANTING LEGEND

LANDSCAPE PLAN
LEVEL 1 STREET
L1.0
1811, 1815, 1819

MISSION SREET
SANTA CRUZ, CA 95060
DATE
JOB
7/12/20252412
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 4/14/2025 PLANNING REV-02
1815 MISSION
STREET

WATER EFFICIENT LANDSCAPE

ORDINANCE COMPLIANCE

UPON BUILDING SUBMITTAL,

PLANTING AND IRRIGATIONPLANS SHALL COMPLY WITH

THE CITY OF SANTA CRUZ,

MUNICIPAL CODE CHAPTER

16.16 1. UPON BUILDING PERMIT SUBMITTAL, LANDSCAPE DETAILS (INCLUDING TREE

PLANTING, WILL BE PROVIDED)

2. 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.

3. ALL PLANTING AREAS (EXCEPT BIORETENTION) 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.

4. MATURE PLANT SIZES DO NOT ACCOUNT FOR SMALLER GROWTH HABIT WHEN GROWN

IN CONTAINERS

5. ALL PLANTERS TO BE FILLED WITH CLEAN TOPSOIL.6. 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 BEADJUSTED 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 USEL - LOW WATER USE

VL - VERY LOW WATER USE

WUCOLS WATER USE CLASSIFICATION
2 TREE GRATES TO BE '8710' IN RAW CAST IRON BY NEENAH FOUNDRY. 4' SQ.

INSTALLED PER MANUFACTURER'S INSTALLATION INSTRUCTIONS AND CITYOF SANTA CRUZ PUBLIC WORKS SPECIFICATIONS. QTY: 7

TREE GRATES

RECEPTION AREA

COMMERCIAL

PARKING

ELECTRICAL
LOBBY
OFFICE

MAIL & PACKAGE
ROOM
TRASH

BIKE PARKING

PARKING ENTRANCE

CLASS II BIKE PARKING
PLANTING STRIP, TYP.

RAISED PLANTER
2 2
2 2
2 TREE GRATES, TYP.

PER LEGEND

24.89 D U F O U R S T R E E T
M
I
S
S
I
O
N
S
T
R
E
E
T
** = CALIFORNIA NATIVE PLANT
MATURE

TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS PYRUS CALLERYANA 'CHANTICLEER'/ 24" BX 9 30' X 15' M

CALLERY PEAR

SHRUBS AND MATUREPERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **ACHILLEA MILLEFOILIUM 'LAKE COUNTY' / 1 GAL 7 3' X 3' L

COMMON YARROW
**ACHILLEA MILLEFOILIUM 'PRETTY BELINDA' / 1 GAL 6 2' X 3' L

PINK YARROW
**CLINOPODIUM DOUGLASII / YERBA BUENA 1 GAL 3 0.5' X 3' L**POLYSTICHUM MUNITUM / 5 GAL 2 4' X 4' MWESTERN SWORD FERN**STACHYS BYZANTINA / LAMB'S EARS 1 GAL 10 1' X 1.5' L**WOODWARDIA FIMBRIATA / 5 GAL 2 4' X 3' M

GIANT CHAIN FERN
MATURE

GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **CAREX TUMILICOLA / FOOTHILL SEDGE 1 GAL X 2' X 2' L
CHONDROPETALUM ELEPHANITUM / 1 GAL X 4' X 5' L

LARGE CAPE RUSH
** = CALIFORNIA NATIVE PLANT
MATURE

TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS LAGERSTROEMIA INDICA 'ZUNI' / 15 GAL 3 9' X 8' M

PURPLE CRAPE MYRTLE (MULTI-TRUNK)

SHRUBS AND MATUREPERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **ACHILLEA MILLEFOILIUM 'CALISTOGA' / 1 GAL 1 3' X 3' L

COMMON ARROW
**EPILOBIUM CANUM ‘CATALINA’ / 1 GAL 1 3' X 3' L

CATALINA CALIFORNIA FUCHSIA
SALVIA ULGINOSA / BOG SAGE 1 GAL 2 4' X 4' L
MATURE

GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **CAREX TUMILICOLA / FOOTHILL SEDGE 1 GAL 34 2' X 2' L
CHONDROPETALUM TECTORUM / 1 GAL 2 3' X 3' L

SMALL CAPE RUSH
** = CALIFORNIA NATIVE PLANT
MATURE

TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS LAGERSTROEMIA INDICA 'ZUNI' / 15 GAL 6 9' X 8' M

PURPLE CRAPE MYRTLE (MULTI-TRUNK)

SHRUBS AND MATUREPERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **ACHILLEA MILLEFOILIUM 'CALISTOGA' / 1 GAL 9 3' X 3' L

COMMON YARROW
**EPILOBIUM CANUM ‘CATALINA’ / 1 GAL 6 3' X 3' L

CATALINA CALIFORNIA FUCHSIA
SALVIA ULGINOSA / BOG SAGE 1 GAL 3 4' X 4' L
MATURE

GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS CHONDROPETALUM TECTORUM / 1 GAL 5 3' X 3' L

SMALL CAPE RUSH
**LEYMUS CONDENSATUS 'CANYON PRINCE' / 1 GAL 5 3' X 3' L

CANYON PRINCE WILD RYE
MATURE

TRAILING BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS ROSMARINUS OFFICINALIS 'PROSTRATUS' / 1 GAL 12 1.5' X 4' L

TRAILING ROSEMARY
LEVEL 1 STREET PLANTING LEGENDLEVEL 2 PLANTING LEGEND
LEVEL 6 PLANTING LEGEND

LANDSCAPE PLAN
LEVEL 2
L2.0
1811, 1815, 1819

MISSION SREET
SANTA CRUZ, CA 95060
DATE
JOB
7/12/20252412
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 4/14/2025 PLANNING REV-02
1815 MISSION
STREET

WATER EFFICIENT LANDSCAPE

ORDINANCE COMPLIANCE

UPON BUILDING SUBMITTAL,

PLANTING AND IRRIGATIONPLANS SHALL COMPLY WITH

THE CITY OF SANTA CRUZ,

MUNICIPAL CODE CHAPTER

16.16 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) 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
3' TALL

BIORETENTIONPLANTER
UNIT

STUDIO A
3' TALL

BIORETENTION

PLANTER
2'-6"' TALL PLANTER
BENCH

BENCH TERRACE
UNIT

STUDIO A
UNIT

STUDIO A
UNIT

STUDIO A
UNIT

STUDIO A
UNIT

STUDIO A
UNIT

STUDIO A
UNIT

STUDIO A
2 BED/

1.5 BATH
2 BED/

1.5 BATH
2 BED/

1.5 BATH
2 BED/
2 BATH
2 BED/
1 BATH
2 BED/
1 BATH
TRASH

SERVICES
3' TALL
BIORETENTION 2 PLANTER 2

24.90 D U F O U R S T R E E T
M
I
S
S
I
O
N
S
T
R
E
E
T
** = CALIFORNIA NATIVE PLANT
MATURE

TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS PYRUS CALLERYANA 'CHANTICLEER'/ 24" BX 9 30' X 15' M

CALLERY PEAR

SHRUBS AND MATUREPERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **ACHILLEA MILLEFOILIUM 'LAKE COUNTY' / 1 GAL 7 3' X 3' L

COMMON YARROW
**ACHILLEA MILLEFOILIUM 'PRETTY BELINDA' / 1 GAL 6 2' X 3' L

PINK YARROW
**CLINOPODIUM DOUGLASII / YERBA BUENA 1 GAL 3 0.5' X 3' L**POLYSTICHUM MUNITUM / 5 GAL 2 4' X 4' M

WESTERN SWORD FERN
**STACHYS BYZANTINA / LAMB'S EARS 1 GAL 10 1' X 1.5' L**WOODWARDIA FIMBRIATA / 5 GAL 2 4' X 3' MGIANT CHAIN FERN MATURE

GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **CAREX TUMILICOLA / FOOTHILL SEDGE 1 GAL X 2' X 2' L
CHONDROPETALUM ELEPHANITUM / 1 GAL X 4' X 5' L

LARGE CAPE RUSH
** = CALIFORNIA NATIVE PLANT
MATURE

TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS LAGERSTROEMIA INDICA 'ZUNI' / 15 GAL 3 9' X 8' M

PURPLE CRAPE MYRTLE (MULTI-TRUNK)

SHRUBS AND MATUREPERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **ACHILLEA MILLEFOILIUM 'CALISTOGA' / 1 GAL 1 3' X 3' L

COMMON ARROW
**EPILOBIUM CANUM ‘CATALINA’ / 1 GAL 1 3' X 3' L

CATALINA CALIFORNIA FUCHSIA
SALVIA ULGINOSA / BOG SAGE 1 GAL 2 4' X 4' L
MATURE

GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **CAREX TUMILICOLA / FOOTHILL SEDGE 1 GAL 34 2' X 2' L
CHONDROPETALUM TECTORUM / 1 GAL 2 3' X 3' L

SMALL CAPE RUSH
** = CALIFORNIA NATIVE PLANT
MATURE

TREES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS LAGERSTROEMIA INDICA 'ZUNI' / 15 GAL 6 9' X 8' M

PURPLE CRAPE MYRTLE (MULTI-TRUNK)

SHRUBS AND MATUREPERENNIALS BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS **ACHILLEA MILLEFOILIUM 'CALISTOGA' / 1 GAL 9 3' X 3' L

COMMON YARROW
**EPILOBIUM CANUM ‘CATALINA’ / 1 GAL 6 3' X 3' L

CATALINA CALIFORNIA FUCHSIA
SALVIA ULGINOSA / BOG SAGE 1 GAL 3 4' X 4' L
MATURE

GRASSES BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS CHONDROPETALUM TECTORUM / 1 GAL 5 3' X 3' L

SMALL CAPE RUSH
**LEYMUS CONDENSATUS 'CANYON PRINCE' / 1 GAL 5 3' X 3' L

CANYON PRINCE WILD RYE
MATURE

TRAILING BOTANICAL NAME / COMMON NAME SIZE QTY HT/WIDTH WUCOLS ROSMARINUS OFFICINALIS 'PROSTRATUS' / 1 GAL 12 1.5' X 4' L

TRAILING ROSEMARY
LEVEL 1 STREET PLANTING LEGENDLEVEL 2 PLANTING LEGEND
LEVEL 6 PLANTING LEGEND

LANDSCAPE PLAN
LEVEL 6
L3.0
1811, 1815, 1819

MISSION SREET
SANTA CRUZ, CA 95060
DATE
JOB
7/12/20252412
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 4/14/2025 PLANNING REV-02
1815 MISSION
STREET

WATER EFFICIENT LANDSCAPE

ORDINANCE COMPLIANCE

UPON BUILDING SUBMITTAL,

PLANTING AND IRRIGATIONPLANS SHALL COMPLY WITH

THE CITY OF SANTA CRUZ,

MUNICIPAL CODE CHAPTER

16.16 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) 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

STANDARDPLANTER

BIORETENTIONPLANTER

STANDARDPLANTER

BIORETENTION

PLANTER

ROOF TERRACE
ROOF TERRACE2 BED/ 1 BATH
2 BED/
1 BATH
2 BED/
1 BATH
2 BED/

1.5 BATH
STUDIO

SERVICES
TRASH

STUDIOSTUDIO

AMENITY

AMENITY

STUDIO AMENITYSTUDIOSTUDIO

STUDIOSTUDIO

24.91 24.92

24.93 PLANNING COMMISSION

AGENDA REPORT
DATE: July 11, 2025
AGENDA OF: July 17, 2025
ITEM NO: CP25-0002
District 3
1811, 1815, 1819 Mission Street
RECOMMENDATION: That the Planning Commission acknowledge the environmental determination and approve the Residential Demolition
Authorization Permit, Lot Line Adjustment, Design Permit, and Density Bonus request based on the Findings listed below and the attached Conditions of Approval in Exhibit “A”.

APN: 004-124-34, 004-124-32, 004-124-31
Property Owner: Stanford@Water Development LLC
Project Applicant: Workbench
Application Type: Residential Demolition Authorization Permit, Lot Line Adjustment, Design Permit, and Density Bonus request to demolish three residential dwelling units, combine three lots into one lot, and construct a 67-unit six-story mixed use development consisting of ground floor commercial space on property located within the C-C (Community Commercial) zone district and within the Mission Street Urban Design Plan Area.

Zoning: C-C (Community Commercial)
Project Consistency: Consistent with approval of permits and pursuant to State Density Bonus Law and Senate Bill 330 (SB330)
General Plan: C-M (Community Commercial) and Mission Street Urban Design Plan
Project Consistency: Consistent with the General Plan designation and Mission Street Urban Design Plan with approval of permits and pursuant to State Density Bonus Law
Land Use - existing: Three single-family dwelling units and three accessory buildings - proposed: Six-story, 67 residential unit development with ground floor commercial space
- surrounding: Commercial buildings and uses, residential houses, mixed-use building
Lot Area: 14,681 square feet
Lot Dimensions: Approx. 147 feet x 100 feet
Coastal Review: Not within Coastal Zone

24.94 AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 2
Environmental Review: CEQA Guidelines Sections 15305 (Categorical Exemption, Class 5, Minor Alterations in Land Use Limitations) and 15332 (Categorical Exemption, Class 32, Infill Development Projects)
Planning Staff: Rina Zhou

PROPERTY DESCRIPTION & BACKGROUND
The project site is an approximately 14,681 square foot (0.34 acre) rectangular-shaped area comprising three adjacent lots located in the C-C (Community Commercial) zone district and situated on the south side of Mission Street (Highway 1), east of Dufour Street, and west of Palm Street. The project site is surrounded by residences to the south, and commercial and residential uses to the north, west and east of the project site, as well as along Mission Street.

One of the properties, 1815
Mission Street, has an active
code enforcement case on the
property for substandard
housing and other work that was
done without permits. The City
posted a Stop Work Order on
site. Since the current property
owner purchased the lot along
with 1811 and 1819 Mission
Street, and committed to
redeveloping the lots, the
demolition of the buildings on
the lot as part of the proposed
project will address and bring
the property into compliance. As such, the code enforcement case will be addressed through the construction of the proposed project.

PERMITS/REVIEW REQUIREMENTS
Preapplication Pursuant to State Housing Laws
The Housing Accountability Act (HAA) and Housing Crisis Act are California state laws designed to promote infill development, and limit the ability of local governments to restrict the development of new housing. The laws apply to housing applications submitted to local agencies that meet specific criteria. Please see the following link for an informational handout for more information:
https://www.cityofsantacruz.com/home/showpublisheddocument/100394/638542965627730000 On July 25, 2025, a Preapplication (CP24-0122) was submitted for the project and was deemed complete pursuant to the Housing Accountability Act. As a result, the proposed project became subject to only those local ordinances and policies in effect at the time of preapplication Subject sites

24.95 AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 3
completeness and does not require conformance to recently-adopted City ordinances, such as the revised Objective Design Standards. The project is permitted to take advantage of any state laws that became effective at any time prior to entitlement if the laws are less restrictive than the local ordinance. On January 21, 2025, a formal application (CP25-0002) was submitted and is the subject of review of this Planning Commission public hearing.

The proposed six story, 67-unit mixed-use building is consistent with all applicable zoning and development standards, with allowable exceptions as may be requested pursuant to State Density Bonus Law and will not generate any significant, adverse impact to public health and safety, in compliance with the requirements of the Housing Accountability Act.

Permit Requirements
The project is requesting a 100-percent density bonus resulting in a mixed-use project with 67 residential units. This project requires the following entitlements:
• Residential Demolition/Conversion Authorization Permit to demolish the existing residential buildings on all lots since they are all more than 50 years old; • Lot Line Adjustment to combine the three existing lots; • Design Permit for a multifamily residential development consisting of two or more units; and
• Density Bonus Request for a 100-percent Density Bonus and associated requested waivers and incentives/concessions.

Zoning Ordinance Section 24.04.150 states that when a project requires more than one permit and the approval of those permits normally rests with more than one decision making body, the body with the highest authority shall take action on all permits concurrently. As such, these permits will be heard at a public hearing by the Planning Commission.

This project is subject to compliance with Objective Development Standards (ODS) and must be found consistent with Density Bonus State Law. The Planning Commission’s role is to review staff’s determination of compliance as provided in the attached ODS Checklist and as described below. The Planning Commission must review the project as proposed and may not require subjective redesign.

State Laws Applicable to Project:

The following California Government Code Sections are applicable to the project:
• 65863.2 (Minimum Parking Requirements, AB2097): Minimum parking requirements can increase the cost of housing and limit the number of residential units. Therefore, local jurisdictions shall not impose a minimum automobile parking requirement for residential, commercial, or other development projects if the project is located within one-half mile of public transit.
• 65915 (Density Bonus Law): The applicant is proposing to use density bonus law to construct a 100-percent Density Bonus project with the requested incentives/concessions and waivers.

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Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 4
• 65589.5 (Housing Accountability Act): The HAA limits local government’s ability to deny, reduce the density of, or make infeasible housing development projects, emergency shelters, or farmworker housing that are consistent with objective local development standards and contribute to meeting housing needs.
• 65905.5 (Five Hearing Rule): A local government may not hold more than five hearings to consider a proposed housing development project if the project complies with all applicable, objective general plan and zoning standards. • 66300.5 & 66300.6 (Demolition of Housing): All development projects, including housing development projects and non-housing development projects, must replace any existing protected units on site and provide relocation benefits to existing occupants of protected units that are lower-income households. Replacement housing for non-housing projects must be developed prior to or concurrently with the development project and may be located on a site other than the project site but must be located within the same jurisdiction.

RESOURCES AND CONSTRAINTS
• Archaeology: The site is not mapped in the 2030 General Plan as sensitive for archaeological resources so no archaeological report is required. • Heritage Trees: None on site or on adjacent sites.

ANALYSIS
General Plan Consistency
The subject property is located in the C-C (Community Commercial) zone district and has a General Plan land use designation of CM (Community Commercial), which is intended to accommodate businesses that serve the general needs of the community, including retail, service, and office establishments. Typical uses in these areas include restaurants, grocery stores, and mixed-use projects that include these commercial uses on the ground floor. Mixed residential and commercial/office developments involving commercial uses on the ground floor and multiple dwellings above are principally permitted in the C-C zone district. The CM designation allows a project with a maximum Floor Area Ratio (FAR) of 1.75. In situations where a maximum density range is not provided in the zone district or general plan, such as this, Section 24.16.255(6) of the Zoning Ordinance allows residential density to be calculated based on a project put forward by the applicant that meets all applicable objective development standards. To determine the number of residential units permitted on site, the applicant prepared a base density plan to determine the maximum allowable residential density (see Sheet GP0.05 of the attached project plans). As such, the base density allowed is a total of 33 residential units. With a 100-percent density bonus, the project proposes a total of 67 residential units.

The proposed project additionally assists in facilitating attainment of the goals, policies, and actions of the General Plan and Housing Element intended to ensure a complementary balance of land uses, advance transportation modes other than travel by private automobile, foster a vibrant local economy, encourage diversity in housing types and range of affordability levels, enhance the

24.97 AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 5
quality of housing stock available to residents, and promote urban design encouraging an environmentally sustainable, compact community with clearly-defined urban boundaries. The project is additionally consistent with several General Plan policies that promote infill development. The subject properties are also located within the Mission Street Urban Design Plan, which is discussed below and in the Design Permit findings.

Mission Street Urban Design Plan (MSUDP)
The project occurs on land regulated by the MSUDP, whose purpose is described below:
“To identify redevelopment opportunities and urban design strategies that will provide a framework for beneficial change and the long-term revitalization of the corridor. The plan has been prepared in the context of the physical changes that are being implemented as part of Caltrans’ project to widen the Mission Street corridor. The intent is not only to beautify the corridor, but also to enhance the economic vitality of the corridor, improve the quality of life for Westside residents, protect neighborhoods adjacent to the corridor, and finally to contribute to the creation of a sustainable environment.” The MSUDP encourages developments such as this. The community’s vision is to re-establish Mission Street as a vibrant commercial corridor that recognizes and carefully balances its functions as both a State Highway and local-serving commercial street. As noted in the MSUDP, the corridor should maintain a predominantly commercial mixed-use character. Residential uses should be restricted to multi-family residential units, and to residential above ground floor retail or office.

The remaining single-family residential uses should be allowed to eventually phase out. The intent is to create a corridor that is safe, attractive, economically and socially vibrant, which in turn will improve the quality of life for Westside residents.

The project site is within the “Westside Zone” area of the MSUDP. The Westside Zone, which extends from Laural Street to Swift Street, includes predominantly retail and service type uses with scattered residential, office and institutional uses. The project meets the objectives of the Westside Zone by establishment of a development that provides commercial space for both residents and visitors and employs streetscape improvements such as street trees and lighting to visually unify this section of the corridor and enhance the pedestrian environment. The project also meets the following areawide land use and redevelopment strategy plan policies:
• Policy 4a – Encourage a mix of higher density residential and office uses along Mission Street that will complement and support the retail base and contribute to the creation of a neighborhood with around-the-clock vitality.
• Policy 4b – Establish the Mission Street corridor as an attractive pedestrian-oriented, mixed-use district.
• Policy 4c – Encourage “mixed-use” development and “local-serving” commercial uses as a means of reducing automobile use within the planning area. Development of complementary uses (retail and office, retail and housing, office and housing) in proximity to each other allows residents, employees, and visitors to walk and/or bicycle when

24.98 AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 6
undertaking many of the typical daily trips, whether it is going to lunch, running errands, or going out for the evening.
• Policy 5c – Encourage redevelopment and infill development along Mission Street that will improve the corridor’s economic vitality, enhance the definition and character of the corridor, and create better pedestrian scale and orientation.

Pursuant to the MSUDP, the primary façade of the building is oriented to Mission Street with the primary entrance visible and directly accessible from Mission Street. The placement of the building will enhance pedestrian use with a 12-foot sidewalk along Mission Street and an 8-foot sidewalk along Dufour Street, including street trees and landscaping. The entrance to the commercial space and residential lobby are visible and directly accessible from Mission Street, further supporting a pedestrian-oriented design. The parking garage is located on the ground floor and accessed from Dufour Street, behind the commercial space and screened from Mission Street.

Zoning Ordinance Consistency
The project must meet several site development standards in the zoning ordinance, including those for the C-C zone district, Mission Street Urban Design Overlay District, and Objective Design Standards, except as modified by incentives/concessions and waivers pursuant to California State Density Bonus Law (see Density Bonus Request section below for this analysis), and variations through the Objective Design Standards process. The attached Objective Design Standards checklist describes the project’s compliance with the Objective Design Standards. The tables below show the project’s consistency with the development standards:

Table 1

COMMUNITY COMMERCIAL ZONE DISTRICT REQUIREMENTS
Site Standard Allowed/Required Proposed Complies?
(Yes/No)
Mechanism for
Exceedance
Floor Area
Ratio (FAR)

1.75 4.24 No* *Requested
waiver
Building
Height
45’ max. 65’ to 75’-11½” No* *Requested
waiver
Setbacks
Front 0’ min. Approx. 8’ on ground
floor
7’-8” on second floor
and above
Yes
Rear 0’ min. 0’ on ground floor
3’-5½” on second floor
and above
Yes
North Side 0’ min. 0’ on ground floor
3’-3½” on second floor
and above
Yes
South Side 0’ min. 2’-4½” on ground floor Yes

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Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 7
0’ on second floor and
above
Table 2
Parking and Bicycle Parking Requirements
Standard Required Proposed Project Compliance
Vehicle Parking
Number of parking
spaces
0 (Required as per
AB2097 and SCMC

24.12.220.1.b)
14 parking spaces Yes
Electric Vehicle (EV)
charging stations
2 spaces with EV
charging stations
installed
2 Yes
Access to parking
facility
12’ min. width 23’ Yes
Parking Space
Dimensions
Standard: 8.5’ x 19’
Compact: 7.5’ x 16’
Standard: 8.5’ x 18’
Compact: 7.5’ x 16’
No, waiver requested
for standard spaces
Number of compact
parking spaces
Up to 50% of
parking spaces (7)
2 parking spaces Yes
Bicycle Parking
Class 1 1 space per unit (67
total)
68 Yes
Class 2 1 space per 4 units
(19 total)
14 No, waiver requested.

Traffic and Parking
AB2097 modified California Government Code Section 65863.2 to eliminate any parking requirement for a site within half a mile of an existing or planned major transit stop. The requirements of AB2097 were incorporated into the Municipal Code in Spring of 2023 through City Council Ordinance No. 2023-06. As per Municipal Code Section 24.12.220, off-street parking and loading requirements shall not apply to development within one-half mile of a major transit stop, therefore onsite parking and loading is not required for the project. The owner is voluntarily proposing to provide 14 parking spaces on the property.

To address public concerns over delivery trucks parking on Dufour Street, there is an existing loading zone located across the street from the proposed development on Dufour Street that the project can share.

The City requires a Traffic Impact Study (TIS) to be prepared for any project that is estimated to generate 50 or more vehicle trips during the PM peak hour to determine potential traffic impacts that may be associated with a project and to provide a nexus for offsite improvements to mitigate the impacts. Projects generating less than 50 PM peak hour trips are exempt from TIS requirements but required to pay a Traffic Impact Fee (TIF), which is used to fund City transportation-related Capital Improvement Projects.

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AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 8
A trip generation memo was prepared for the project by Abram Associates Traffic Engineering, Inc., dated April 3, 2025 which estimated that the project could result in approximately 29 PMpeak hour trips, therefore a Traffic Impact Study was not required to be prepared for the project.

A condition of approval will require the payment of Traffic Impact Fees (TIF) prior to issuance of the building permit.

Density Bonus Request
The project proposes to provide 5 very-low income units, 1 low-income unit and 5 moderateincome units. Providing 5 very-low income units(15-percent of the base density) makes the project eligible for a 50-percent density bonus, and providing 5 moderate-income units (15-percent of the base density) makes the project eligible for an additional 50-percent density bonus, totaling a 100- percent density bonus project. It also meets the City’s Inclusionary Ordinance requirement of 6 units (5 very-low income units and 1 low-income unit). The project is eligible to request three incentives/concessions because the applicant has provided at least fifteen percent of the total units to very-low income households.

State Density Bonus Law allows eligible density bonus projects to deviate from an unlimited number of standards, if the applicant provides substantial evidence demonstrating that compliance with that standard would render the project physically unfeasible and/or require removal or downsizing of affordable units. An appellate court decision in a 2011 density bonus-related court case (Wollmer v.

City of Berkeley) affirmed that a local agency cannot require a project to remove or downsize any resident amenity spaces in order to come into compliance with standards and eliminate the need for waiver or incentive/concession requests. Santa Cruz Municipal Code Section 24.16.255.4 allows a density bonus project to qualify for waivers from development standards if the standards will physically preclude the construction of the proposed housing development.

The project requests waivers from eleven development standards, which would otherwise physically preclude the construction of the proposed housing development with the density bonus units, noted below, and further explained in the Density Bonus findings:

1. Building height and stories – SCMC 24.10.750.1.a

2. Building height and stories – SCMC 24.10.4340.1.a

3. Build-to Lines and Setbacks – SCMC 24.10.4340.1.c.(1)

4. Common Usable Open Space per Dwelling Unit – SCMC 24.10.750.1.d

5. Private Open Space per Dwelling Unit – SCMC 24.10.750.1.d

6. Open Space – SCMC 24.12.185.9.a.i
a. Usable open space per unit
b. Private open space per unit

7. Depth of Commercial Space

8. Commercial Spaces on Corner Lots

9. Number of Class II bicycle parking spaces

10. Standard Parking Space Dimensions

11. Floor Area Ratio – 2030 General Plan

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AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 9
In addition, the applicant requests one incentive/concession to allow for the use of vinyl windows where the City’s Objective Standards Ordinance prohibits vinyl windows on mixed use buildings over three stories in height as it will result in identifiable cost savings to the project to provide for affordable rents. The applicant requests a second incentive/concession to vary from the requirement to provide unlimited transit passes to all residents, and instead provide unlimited transit passes to all residents who request them as it will result in identifiable cost savings to the project to provide for affordable rents.

Replacement Units and Relocation Assistance
There is a single-family home located on each lot that is proposed for demolition. The homes were constructed in 1920, 1926 and 1940. Per the City’s Municipal Code, a Residential Demolition Authorization Permit provides consideration of a request for demolition of residential structures in recognition of the need to maintain affordable housing opportunities and to protect low- and moderate-income tenants when demolition or conversion of their living units is proposed, and provide for orderly change and replacement housing, where possible. In this case, the requirements for relocation assistance and replacement housing under state laws are more restrictive than local requirements and are applicable to the housing development project (proposal of two or more dwelling units). The owner advised that one of the dwelling units has been vacant or owneroccupied for the last five years prior to the application; therefore, that dwelling unit is not subject to affordability restrictions. The other two dwelling units were occupied in the last five years by rent and since the income category of the households in occupancy are not known and cannot be determined it is presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy (CHAS) database (Government Code Section 65915(c)). The calculations result in a requirement for two twobedroom replacement units that are restricted at the Very-Low Income level (50% Area Median Income (AMI)) and the property owner will be required to provide the tenants with the first right of refusal. The two Very-Low Income replacement units are counted towards local inclusionary requirements and the density bonus affordable units so they are required to meet the most restrictive requirements, such as being maintained as affordable in perpetuity.

The property owner is also required to pay relocation assistance to the existing tenants and, as such, a condition of approval has been included to require the submittal of a full Relocation Assistance Plan consistent with state law requirements for approval by the Planning and Community Development Department prior to building permit issuance. A condition of approval has also been included that the payment of relocation assistance must be made by the property owner to the tenants prior to issuance of the demolition permit for the unit or issuance of a building permit or any other construction permit for the replacement project or use, or at the time of termination of tenancy, whichever occurs first.

Architecture and Project Design
The owner/applicant made significant revisions to redesign the project based on the community feedback regarding the look and design of the proposed building. There were several comments

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AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 10
made regarding how the design of the building did not reflect the character of Santa Cruz, it did not fit in with the style of buildings in the City and it did not look nice. The owner/applicant voluntarily redesigned the project from the previous design (image on the left) to address comments regarding the look and design of the building so that the design is significantly improved and falls more in line with the City’s character (image on the right).

The original design was rectangular and boxy and the material and color palette felt cold and rigid with the look of the ground floor being dark and uninviting due to the dark color treatment and use of materials. In contrast, the redesign of the building looks warm and vibrant with more architectural interest created from the use of warm colors, varied materials, window arches, circular windows, upper floor stepbacks, roof variation and deck railings.

Left: Previous rendering of design; Right: Current rendering of design The proposed ground floor is designed in a more pedestrian-friendly manner through the combination of recessed entries, warm colors, the use of wood and terracotta block wall or fiber cement panels, combined with glazing, landscaping, bike parking, street trees along with a wider sidewalk. The upper floors along Mission Street also look more architecturally interesting compared to the original design as the building façade provides variations in the different degree of changes in plane, along with the placement of balconies, stepback on the upper floors and roof variation. There are areas that the façade steps back without balconies, creating more visual interest, breaking up the overall look of the façade, as seen in the image below.

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AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 11
Front façade elevation
Originally, the design consisted of a large blank wall with no articulation, changes in material, or architectural details on majority of the rear façade (image on left, below). The revised design (image on the right, below) significantly improves the look of the rear façade with articulation provided along the walls, a larger break in the façade for a common outdoor terrace on the secondstory with a landscape buffer consisting of trees and shrubs so that tenants cannot directly look over the edge of the terrace, circular and arched windows, and balconies and landscaping on the sixth floor.

Left: Previous rendering of design; Right: Current rendering of design The side elevations also improved significantly (see proposed elevations below). Visual and architectural interest is carried out throughout all four facades of the proposed building, including the arched windows, circular windows, stepbacks and roof variations, changes in plane and balconies with deck railings, and changes in building materials.

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AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 12
Left: Elevation along Dufour St; Right: Elevation towards the northeast The project proposes landscaping in front of the building, along with street trees on Mission Street and outdoor terraces on the second and sixth floors with landscape buffers to respect the privacy of adjacent properties. The trash receptables, mechanical room and parking are located in the ground floor parking garage which is located towards the rear of the site, accessed from Dufour Street. A condition of approval has been included that all tenant leases for the residential units in the development shall include a restriction on the storage of personal items on balconies excluding outdoor patio furniture and potted plants to address concerns regarding usage of the private decks/balconies. Although the project is varying from some standards through the use of incentives/concessions, waivers and variations, the design of the project is consistent with objective standards for roof forms, corridor frontage, landscape and buffering, and some of the standards under the architectural materials and public frontage requirements, which results in an attractive building.

Regarding the project design, the amenity spaces proposed in the project are intended to be flexible spaces that could be used for a fitness center, study room, or TV lounge for the tenants. The storage spaces are intended to be used as storage by the tenants.

Base Density Plans
The base density plans conform to the C-C zone district requirements, the Mission Street Urban Design Plan, and the objective design standards that impact floor area for the project. The Mission Street Area Plan requires that the project must be constructed at a build-to line that is either 15 feet from the back of curb or 10 feet from the right-of-way line, whichever results in a lesser setback, and the base project meets this requirement. The base project also meets the requirement that a minimum of 60-percent of the Mission Street frontage is occupied by the building at the required build-to line. 62-percent of the building in the base plans is built to the build-to line on the second and third story. The building in the base plans also meet the objective design standards for public frontages, parking and screening, open space, building modulations requirements, and corridor frontage.

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AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 13
Potential Future Development of ADUs
Like all multi-family property in the state, this project is entitled to create ADUs in addition to the units proposed, as a ministerial action. Up to 25% of the total number of units (for this project, a total of 17) can potentially be created 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 are not counted towards density on 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 is based on 3 pillars:
equity, public health, and sustainability. The goal of HiAP is to ensure that all decision-makers are informed about the health, equity, and sustainability impacts of various policy options during the policy development process. The project supports the pillar of equity by providing rental units, some that are affordable to those with very-low income levels that otherwise would not be able to afford market rate housing. The development is on a site that is improved with sidewalks and street trees and that is in close proximity to public transportation, commercial goods and services, and recreational areas. The development of residences in this central location encourages a sustainable and healthy lifestyle by promoting alternative forms of transportation. Therefore, the project is considered to be consistent with the three pillars of the HiAP and is recommended as an efficient use of the land.

COMMUNITY OUTREACH
The Planning Department considers the project a significant development project, which requires a community meeting. The applicant held a community meeting on September 30, 2024, following city review of the SB330 only preapplication. Approximately 65 members of the public attended the virtual meeting. Attendees expressed a range of concerns including concerns about the traffic and parking impacts to the neighborhood, height of the building, incompatibility of the building design with the surrounding community, and dislike of the design and look of the building. Several attendees spoke in support of the project, expressing support for affordable units. The owner advised that they have been in communication with the Lead Contact for the Dufour and Palm St Neighbors as they progressed through the entitlement process in an effort to work with the neighborhood and address neighborhood concerns.

To address concerns regarding the mass of the building, the owner/applicant voluntarily redesigned the project so that although the first story is constructed to the property line, the second story and above is setback a minimum of 3’-3 ½” from the interior side property line and a minimum of 3’- 5 ½” from the rear property lines which abut adjacent residences, with the top floor being pulled back slightly more than that. The balconies proposed along the rear units are also juliette balconies instead of full balconies to further respect the privacy of adjacent properties.

To address concerns regarding how the Fire Department will access the rear of the building in case of any emergencies, the owner/applicant has provided a minimum 3’-3½” setback along the rear

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AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 14
and interior side yard of the building, providing the Fire Department with access all around the building.

To address concerns regarding parking, the owner is also offering to pay for a neighborhood permit parking program for two years, however, the neighborhood permit parking program must be initiated by the neighbors and will be dependent on the administrative procedure described in Municipal Code Section 10.41.040 which involves input from the participating neighborhood area.

The tenants in this building would not be eligible for the neighborhood permit parking program.

The owner has further volunteered to provide the following in an effort to address neighborhood concerns over privacy, traffic and parking, which will be included as conditions of approval:
• The bottom portion of the windows will be frosted to prevent direct overlook into neighboring yards, while the top half of the windows will remain transparent so that residents can see the sky and distant views.
• Provide a landscaping allowance to affected neighbors to put up trees and shrubs to shield views. Twelve neighbors were identified to be affected and those 12 neighbors would be provided $1,000 each when building permits are submitted. • Provide bus passes to tenants who request them.

For a summary of the Community Meeting comments, please see the following link:
https://www.cityofsantacruz.com/home/showpublisheddocument/101888/638633762833570000

ENVIRONMENTAL REVIEW
The lot line adjustment associated with the project qualifies for a Class 5 categorical exemption from CEQA for minor alterations to land use limitations pursuant to CEQA Guidelines Section 15305. The Class 32 categorical exemption associated with an Infill Development Project applies to a proposed project fulfilling the following criteria:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses;
(c) The project site has no value as habitat for endangered, rare, or threatened species; (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
(e) The site can be adequately served by all required utilities and public services.

The proposed project complies with all of the foregoing criteria and demonstrates eligibility for a Class 32 Categorical Exemption as afforded by CEQA. The application exhibits consistency with General Plan and zoning designations, policies, and regulations, with a project site comprising 14,681 square feet (.34 acres) in size, below the maximum threshold of five (5) acres, located within city limits and surrounded by existing residential and commercial urban uses. As a previously-developed urban infill site, the subject lot holds no value as habitat for endangered, rare, or threatened species, with none known to exist on the site; development of the project would

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AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 15
not result in any significant impact relating to traffic, noise, air quality or water quality as supported by the submitted information; and the site can be adequately served by all required utilities and public services. Therefore, the proposal qualifies for the Categorical Exemption found in CEQA Guidelines Section 15332, infill exemption.

None of the exceptions to the exemptions under Section 15300.2 apply to the project in that the project is not part of a larger project that could result in a cumulative impact, there are no unusual circumstances associated with the project or subject parcel, the project will not result in damage to resources associated with an officially designated scenic highway, the project site is not included on any lists compiled pursuant to Section 65962.5 of the Government Code related to Hazardous Waste Sites, and the project will not result in substantial adverse changes in the significance of a historical resource site in that there are no known historic resources on the property. The historic resources analysis prepared for the project concluded that none of the existing buildings have historical significance. No archaeological investigation was required for the project as the property is not located within a potentially sensitive or highly sensitive archaeological area.

SUMMARY
The project is consistent with land uses envisioned in the 2030 Santa Cruz General Plan, the Mission Street Urban Design Plan, and is aligned with several Housing Element goals and policies.

The project is consistent with the C-C zone district standards, MSUDP standards, and Objective Design Standards, except as modified through incentives/concessions and waivers allowed under State Density Bonus Law, and variations to the Objective Design Standards. Therefore, Staff recommends that the Planning Commission acknowledge the environmental determination and approve the Residential Demolition/Conversion Authorization Permit, Lot Line Adjustment, Design Permit and Density Bonus Request based on the Findings listed below and the Conditions of Approval in the attached Exhibit A.

FINDINGS
Residential Demolition/Conversion Authorization Permit, Section 24.08.1330

1. The building is not subject to the provisions of Part 11 (regarding Historic Demolition Permits) of this chapter, or that the demolition or conversion has been approved pursuant to the procedures set forth in Part 11.

A historic report (DPR 523 Form) was prepared by historian Seth Bergstein of PAST Consultants, LLC, for 1811, 1815 and 1819 Mission St., dated August 30, 2021 and August 31, 2021 which evaluates the existing buildings and the history of the site. Based on records, the house at 1811 Mission St was built in 1920, the house at 1815 Mission St was built in 1926, and the house at 1819 Mission St was built in 1940. The reports found that the subject properties do not display a level of historical significance or integrity that would qualify them for listing as historic resources on the National Register of Historic Places, the California Register of Historical Places, or the City of Santa Cruz Historic Building Survey. The sites are not associated with any important historic events or patterns of history, are not associated with any

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AGENDA REPORT
Planning Commission Meeting of July 17, 2025
SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 16
historic people, and the architecture is not notable and does not contain character-defining features.

2. The project which will replace the demolished or converted unit(s) has been approved by the city, and an appropriate building permit has been issued; unless no building permit is required, or some other practical hardship can be documented rendering this finding inappropriate.

The proposed mixed-use project is being approved concurrently with the approval to demolish the subject buildings. A condition of approval has been added, requiring the applicant to obtain a building permit for the project prior to issuance of a demolition permit.

Additionally, the condition requires a special inspection by the Building Department to determine whether the existing single-family dwelling units proposed for demolition hold the potential for relocation off-site as determined by the Chief Building Official. The condition further requires that, should the buildings be capable of being relocated, the applicant shall comply with the requirements of Section 24.08.1325 of the Zoning Ordinance, with advertisement of an offer to have the houses moved to a new location.

3. The building is not in the coastal zone, or, if it is in the coastal zone, is being replaced by a residential use or a nonresidential coastal-dependent use as defined by Section 30101 of the Public Resources Code.

The project site falls outside the coastal zone; therefore, this finding does not apply.

4. Relocation assistance has been provided to eligible tenants consistent with Section

24.08.1350.

In this case, the requirements for relocation assistance and replacement housing under State law are applicable to the housing development project (proposal of two or more dwelling units). The owner advised that one of the dwelling units has been vacant or owner-occupied for the last five years prior to the application; therefore, that dwelling unit is not subject to affordability restrictions.

The other two dwelling units were occupied in the last five years by rent and since the income category of the household in occupancy is not known and cannot be determined it shall be presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy (CHAS) database (Government Code Section 65915(c)). The calculations result in a requirement for two two-bedroom replacement units that are restricted at the Very-Low Income level (50% AMI) and the property owner will be required to provide the tenants with the first right of refusal. The property owner is also required to pay relocation assistance to the existing tenants and, as such, a condition of approval has been included to require the submittal of a full Relocation Assistance Plan consistent with state law requirements for approval by the Planning and Community Development Department prior to building permit issuance. A

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SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 17
condition of approval has also been included that the payment of relocation assistance must be made by the property owner to the tenants prior to issuance of the demolition permit for the units or issuance of a building permit or any other construction permit for the replacement project or use, or at the time of termination of tenancy, whichever occurs first.

5. The building which is in the coastal zone and is being replaced by a nonresidential use which is not coastal-dependent as defined in Section 30101 of the Public Resources Code, is located where residential use is no longer feasible, but will not be issued a demolition permit or building permit in connection with the conversion until the applicant has entered into an agreement to provide relocation assistance and replacement housing or in-lieu fees consistent with Section 24.08.1350 and the applicable portions of Sections 24.08.1360 and 24.08.1370 of this chapter.

The project site falls outside the coastal zone and will be replaced by a residential use; therefore, this finding does not apply.

Lot Line Adjustment, Section 23.12.010.1(b)

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

The lot line adjustment will combine three (3) existing parcels (004-124-34, 004-124-32 and 004-124-31) into one 14,681 square foot parcel, exceeding the minimum lot size of 5,000 square feet as established in Municipal Code Section 24.10.750. By merging the three parcels, the lot-line adjustment will form one lot of adequate size to facilitate site intensification and development of a commercial/residential mixed-use building and encourage “a harmonious mixture of a variety of commercial and residential activities”. The purpose of the Mission Street Urban Design Overlay District and MSUDP is to regulate future development within the Mission Street commercial district. The goal of the overlay district is to enhance the pedestrian environment while providing for long-term revitalization of the corridor. The consolidation of the three lots will result in a lot area that can accommodate the scale and size of a mixed-use project that will provide a desirable street character.

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

The lot line adjustment will combine three (3) contiguous parcels, as tabulated below, to result in one (1) merged parcel; therefore, no new parcels will be created as a result of the lot line adjustment.

Parcel No. Address Existing Size Proposed Size
004-124-34 1811 Mission Street 4,900 sq. ft. 14,681 sq. ft.* 004-124-32 1815 Mission Street 4,900 sq. ft.
004-124-31 1819 Mission St 4,881 sq. ft.

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SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 18
*The square footage is based off of legal descriptions prepared by surveyor.

Design Permit, Section 24.08.426

8. With the exception of the standards of Section 24.12.185 for which the project is seeking alternative design, the site plan and building design are consistent with design and development policies, limited to those policies that constitute objective standards therein when required by state law, of the General Plan, any element of the General Plan, and any area plan, specific plan, or other city policy for physical development. If located in the Coastal Zone, the site plan and building design are also consistent with policies of the Local Coastal Program.

The subject property is located in the C-C (Community Commercial) zone district and has a General Plan land use designation of CM (Community Commercial), which is intended to accommodate businesses that serve the general needs of the community, including retail, service, and office establishments. Typical uses in these areas include restaurants, grocery stores, and mixed-use projects that include these commercial uses on the ground floor. Mixed residential and commercial/office developments involving commercial uses on the ground floor and multiple dwellings above are principally permitted in the C-C zone district. The CM designation allows a project with a maximum Floor Area Ratio (FAR) of 1.75. In situations where a maximum density range is not provided in the zone district or general plan, such as this, Section 24.16.255(6) of the Zoning Ordinance allows residential density to be calculated based on a project put forward by the applicant that meets all applicable objective development standards. To determine the number of residential units permitted on site, the applicant prepared a base density plan to determine the maximum allowable residential density (see Sheet GP0.05 of the attached project plan set). As such, the base density allowed is a total of 33 residential units. With a 100-percent density bonus, the project proposes a total of 67 residential units.

The proposed mixed-use project is consistent with the policies of the General Plan, including the following:
• Land Use Development Policy LU3.3.1 - Discourage strip commercial development in favor of clustered commercial and mixed-use development along transit corridors.
• Land Use Development Policy LU3.7 - Encourage higher-intensity residential uses and maximum densities in accordance with the General Plan Land Use designations.
• Land Use Development Policy LU3.7.1 - Allow and encourage development that meets the high end of the General Plan Land Use designation density unless constraints associated with site characteristics and zoning development standards require a lower density.
• Land Use Development Policy LU3.8 - Allow the following residential uses to exceed the maximum densities in this chapter: Density bonus units.

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• Land Use Development Policy LU4.1.1 – Support compact mixed-use development Downtown, along primary transportation corridors, and in employment centers.
• Land Use Development Policy LU4.1.3 – On major corridors, encourage mixeduse development, especially projects with priority for commercial uses that can provide services to the adjacent community.
• Community Design CD3.3 – Encourage the assembly of small parcels along transit corridors to achieve pedestrian-oriented development compatible with neighborhoods.
• Community Design CD4.2.1 – Where possible, site buildings at the street frontage and place parking areas away from street corners and to the rear of buildings.
• Community Design CD5.2 – Require new development to include elements that relate to the pedestrian scale.
• Mobility Development Policy M1.1 - Reduce automobile dependence by encouraging appropriate neighborhood and activity center development. • Mobility Development Policy M1.3 - Create pedestrian-friendly frontage and streetscapes and attractive pedestrian-oriented areas.
• Mobile Development Policy M2.1.2 – Encourage use of alternative modes of transportation.
• Mobile Development Policy M2.3.1 – Design for and accommodate multiple transportation modes.
• Mobile Development Policy M4.4 – Assure a high level of bicycle user amenities.
• Economic Development Policy 5.3 – Support neighborhood commercial and mixed-use development along the city’s transportation corridors. • Hazards, Safety and Noise Policy HZ3.2.3 – Require that interior noise in all new multifamily housing not exceed an Ldn of 45 dBA with the windows and doors closed.
• Housing Element Policy 1.2 - Concentrate new housing in the Central Core, along major commercial corridors, and on major opportunity sites consistent with the Land Use Element.
• Housing Element Policy 2.1 - Encourage the production of affordable rental and ownership housing through inclusionary requirements.
• Housing Element Policy 2.2 - Facilitate the development of affordable housing through the provision of regulatory concessions, financial incentives and assistance, density bonuses, and other means.
• Housing Element Policy 5.2 - Promote the repair, improvement, and rehabilitation of housing and encourage replacement of substandard housing to enhance quality of life in neighborhoods.
• Housing Element Policy 6.7 - Promote transit-oriented, mixed-use residential developments that are close to services, reduce dependence on automobile use, and are of high quality.

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SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 20
In conformance with the standards as identified in the Mission Street Urban Design Plan, the proposed design and use upholds the goals established in the MSUDP by re-establishing Mission Street as a vibrant commercial corridor that maintains a predominantly commercial mixed-use character. As noted in the MSUDP, residential uses should be restricted to multifamily residential units, and to residential above ground floor retail or office, which describes the proposed project.

The property is not located in an area mapped as potentially sensitive or highly sensitive for archaeological resources under the General Plan. As such, no archaeological report was required for the proposed development. However, a standard condition of approval will require the applicant to stop work should soil-disturbing activities result in the discovery of an archaeological resource.

Aside from the requested waivers and incentives/concessions allowed under State Density Bonus Law and variations to the Objective Design Standards allowed by the Zoning Ordinance, the project meets the site development standards as required in the City’s Zoning Ordinance, including the C-C zone district requirements, objective design standards, parking design requirements, and so on. The Objective Design Standards checklist is attached, which documents how the Objective Design Standards are met. The subject property is not located within the Coastal Zone.

9. For each standard of Section 24.12.185 for which the project proposes an alternative design, the proposed alternative meets the intent of the stated goal identified for the relevant standard in Section 24.12.185.

The project is proposing eight variations from the objective design standards as explained below.

Variation #1: SCMC 24.12.185.6.e.ii. states that entries to ground floor uses shall be placed at an average of every 50 linear feet or less of building frontage, with exemptions provided for food and beverage stores, medical/health offices and lodging in areas designated MXVC in the 2030 General Plan.

The goal of this objective design standard is to ensure that new development is pedestrianoriented and provides ground floor uses that activate the public realm. It is infeasible for the project to provide the number of requested building entries because of slight elevation changes along Mission Street and the parking garage. Entrances were placed where ramps could be accommodated outside of the sidewalk area (in the lobby and to the bike room), or where they could align with the grade of the sidewalk in the commercial areas. Additionally, across the approximately 143-foot building frontage, there are three entries proposed.

Although the entries are not spaced 50-feet apart on average, the design includes 12-foot sidewalk, street trees, landscaping, and glazing in accordance with the Municipal Code, which contributes to the pedestrian-oriented nature of the proposed project. The project also meets the requirement for the ground floor commercial space to consist of at least 50-percent of the entire building frontage. Therefore, the alternative design meets the intended stated

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SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 21
goal of the objective standard as the project is pedestrian-oriented and provides ground floor uses that activate the public realm.

Variations #2-5 (Building Modulation): SCMC 24.12.185.12 states that where no other modulation controls apply (e.g. an Area Plan), building faces that are longer than 30 feet wide shall be articulated in one of the following three ways.

With this variation, the applicant has opted to apply the new objective design standards for building modulations approved in 2022 rather than the modulation requirements as stated in the Mission Street Urban Design Plan dated April 23, 2002. The intent of the building design required in the MSUDP is to revitalize the Westside zone by encouraging development of buildings that are more in scale with the wide street, creating a more consistent building setback that gives definition to the corridor, relocating parking behind buildings, reducing the number of driveways with access from Mission Street and creating a broader and more protected pedestrian environment. As such, to the maximum extent feasible, the primary façade of any principal building shall be oriented parallel to Mission Street, which this project conforms to. The build-to lines in the Mission Street Urban Design Plan require that a minimum of 60-percent of the building be built to the required build-to line to create a wider sidewalk for pedestrian space. While the building modulations objective design standard do not have the same requirement for minimum percentage of building to be built at a setback, it does require changes in plane to be provided on building facades to break up large building faces and create highly articulated facades. The applicant has designed the building to be at the build-to lines to the maximum extent feasible, while also providing as many changes in plane as possible to try to meet the building modulations objective design standards. While the building modulation objective design standard is met on the majority of the building, there are four areas where variations are requested as it falls short of the number of changes in plane required to be provided, as described below. The front and rear façade require five changes in plane on each side, and the side facades require three changes in plane on each side based on the building face lengths.

The following four variations are requested for the proposed building:

2. The ground floor of the front façade facing Mission Street (four changes in plane provided while five are required)

3. The entire rear façade (On the ground floor, no changes in plane are provided. On the second to sixth floor, four changes in plane are provided. Five changes in plane are required)

4. The ground floor of the interior side façade (No changes in plane provided while three are required)

5. The ground floor of the exterior side façade facing Dufour Street (one change in plane provided while three are required).

Staff can support a variation to the ground floor of the front façade facing Mission Street because the overall front façade is highly articulated. The goal of the building modulation objective design standard is to break up large building faces and create visual interest for pedestrians, neighbors, and visitors. The second floor and above provide more changes in plane than required (six changes in plane provided that meet the standard, and two additional

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changes in plane provided that do not meet the standard, for a total of eight changes in plane provided along the front façade (floors 2 through 5). The sixth floor is stepped back from the fifth floor, combined with a total of six changes in plane to create visual interest. With the ground floor being short one change in plane, it also balances the intent of the MSUDP, which is to have buildings built to the build-to line. This is intended to create new pedestrian space. The proposed ground floor is designed in a more pedestrian-friendly manner as it provides a 12-foot wide sidewalk, combined with recessed entries to the building, glazing along the front façade, landscaping, bike parking, and street trees to provide a more vibrant and usable pedestrian realm, despite being short one change in plane. The overall design of the building shows influences from the Spanish Colonial and mediterranean architectural styles, and already creates high visual interest with breaks in the large building face, so staff can support the variation because the design of the ground floor and the overall front façade meets the goal of the objective design standard.

Staff can support a variation for the entire rear façade because the large building face is broken up by a second-story common outdoor open space terrace to be used by the tenants.

This large courtyard provides a change in plane that is 19’-6” wide and 37’-2 ¼” deep that is open to the sky (2nd story and above). Instead of providing five required changes in plane on a much smaller scale, providing four changes in plane, including two large changes in plane with the large width and depth of the common open space continue to meet the goal of the objective design standard as it truly breaks up the large building face. The ground floor on the rear façade provides no changes in plane due to the design of the parking garage and minimum dimensions needed for parking circulation and spaces, however, because of the highly articulated design of the rear façade from the second floor and above, with a stepback provided on the sixth floor, the variation can be supported as the rear façade meets the goal of the standard to create visual interest and break up large building faces.

A variation can be supported to the ground floor of the interior side façade because the overall façade (second floor and above) is highly articulated with the three required changes in plane provided, with deeper and wider changes in plane provided than what is required (approximately 5 feet by 12 feet). The ground floor provides no changes in plane because of the design of the parking garage and minimum dimensions needed for parking circulation and spaces, combined with other uses that are required to be on the ground floor. As such, because majority of the overall façade is highly articulated, the goal of the objective design standard is met as the large building face is broken up by the deeper and wider changes in plane on the second floor and above. When combined with the architectural details of the different window shapes, deck railings, stepback on the sixth floor and overall influences from the Spanish Colonial and mediterranean architectural styles, the overall façade creates visual interest for the public.

The ground floor of the exterior side façade facing Dufour Street is missing two changes in plane, one is provided while three are required. A variation can be supported for this design because although only one change in plane meeting the standards is provided, there are three other changes in plane provided that do not meet the standard in terms of dimensions and criteria. There are also stepbacks along the façade differentiating a part of the first story from the other floors. The second floor and above also provides deeper and wider changes in plane

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than what is required. As such, a variation can be supported as the building façade facing Dufour Street is broken up and provides high visual interest.

Variations #6-8 (Architectural Details): SCMC 24.12.185.15.d. states that buildings in the C-C, R-T(C), C-T, C-N, C-B, PA and MU Zones shall apply at least two categories of the following architectural features to each building face and to each level above ground floor.

Buildings may incorporate different features on each face and level or may use the same two features on each face and level, so long as each face and level includes features from at least two categories.

Three variations are requested regarding the above-noted requirement, one for the rear façade, one for the Dufour Street façade and one for the north façade (interior side yard). All three of these facades provide balconies or juliette balconies on floors 2, 3 and 4. The requested variation is to consider the circular windows as an architectural feature, instead of the other listed features.

This can be supported given that the goal of this objective design standard is to ensure that buildings have an appropriate level of detailing and convey qualities of substantiality and depth.

Circular windows is a detail that provides visual interest as they introduce a curved form on the façade instead regular square windows. Given the overall design and look of the building with Spanish Colonial and mediterranean influences, combined with the different architectural details, stepbacks, changes in plane and building materials, the overall design of the facades is visually appealing.

Density Bonus Section 24.16.270.2

10. The housing development is eligible for a density bonus and any concessions, incentives, waivers, modifications, or modified parking standards requested; conforms to all standards for affordability included in this section; and includes a financing mechanism for all implementation and monitoring costs.

The project is subject to the inclusionary housing requirement in Zoning Code Section

24.16.020(5)(a), “Rental residential developments that would create five or more new or additional dwelling units or live/work units at one location shall provide twenty percent of the dwelling units as inclusionary units, which shall be made available for rent to low income households at an affordable rent.”
With a base density of 33 units, 6 (20-percent) of the residential units will be required to be provided as inclusionary affordable housing units at the low income level (80% AMI). As per Municipal Code Section 24.16.225(3), an applicant for a density bonus project may seek three incentives or concessions for housing developments where at least thirty percent of the total units are affordable to lower-income households, at least fifteen percent of the total units are affordable to very-low-income households, or at least thirty percent of the total units in a common interest development are available to moderate-income households at affordable ownership costs. Therefore, in order to seek three incentives and concessions for the project, as well as meet the inclusionary housing requirement, the applicant is proposing 5 residential units (15-percent of the base density units) to be provided as the inclusionary affordable housing units at the very-low income level (50% AMI). In order to meet the 6 units required

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SUBJECT: 1811, 1815, 1819 Mission St – Project No. CP25-0002 PAGE 24
as per the City’s Inclusionary Ordinance, the applicant is proposing to provide an additional 1 unit at the low income level (80% AMI).

A condition of approval has been included that the applicant shall comply with the inclusionary housing requirements set forth at SCMC Chapter 24.16 Part 1, and shall enter into and record an affordable housing development agreement prior to issuance of a building permit.

According to Government Code Section 65915(f)(2), if 15-percent of the total conforming base density is designated very-low income, development projects then qualify for a 50- percent density bonus. Because the applicant is providing 5 residential units as affordable housing units at the very-low income level, the applicant is eligible for a 50-percent density bonus. Per Government Code Section 65915(v)(2), the applicant is further eligible for a second density bonus of 50-percent if they provide an additional 15-percent of the total conforming base density designated moderate-income. By providing 5 residential units designated very-low income, and 5 residential units designated moderate-income, the project is eligible and proposes to use a 100-percent density bonus project, resulting in a 67 residential unit project. This project is, therefore, eligible to receive three incentives or concessions, and unlimited waivers. All financing mechanisms for implementation and monitoring costs will be provided by the applicants.

11. Any requested incentive or concession will result in identifiable and actual cost reductions to provide for affordable rents or affordable ownership costs based upon appropriate financial analysis and documentation if required by Section 24.16.255.

The applicant requests one incentive/concession to allow for the use of vinyl windows where the City’s Objective Standards Ordinance prohibits vinyl windows on mixed use buildings over three stories in height. Section 24.12.185.16(c) of the Objective Standards Ordinance prohibits use of vinyl windows on any mixed-use building over three stories in height. Vinyl windows cost less than metal and/or wood framed windows. The applicant requests a concession to use vinyl windows as it will result in identifiable cost savings to the project to provide for affordable rents.

The applicant requests a second incentive/concession to vary from the requirement of providing unlimited METRO passes to all residents in the building as required under SCMC Section

10.46.040, and instead provide unlimited transit passes to all residents who request them. This added flexibility will result in cost savings to the project. Currently Santa Cruz METRO charges around $55 per month per pass for bulk purchases. Assuming there are 100 residents living in the building, that would cost $5,500 per month, which is a large impact to the monthly operating cost. With the flexibility of providing transit passes to only residents who request them, it will likely result in identifiable cost savings to the project to provide for affordable rents.

12. If the density bonus is based all or in part on dedication of land, the approval body has made the findings included in Section 24.16.230.

The project is not based on dedication of land; therefore, this finding does not apply.

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13. 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 project does not include a child care center; therefore, this finding does not apply.

14. If the density bonus incentive or concession is approved for a condominium conversion, the development conforms to the standards included in Section 24.16.240.

The project does not include a condominium conversion; therefore, this finding does not apply.

15. If the incentive or concession includes mixed-use buildings or developments, the nonresidential land uses will reduce the cost of the housing development and the proposed nonresidential uses are compatible with the housing development and with existing or planned development in the area where the proposed housing development will be located.

The above finding is inapplicable, as the project does not include any requests for incentives/concessions for the allowance of a mixed-use building or development. The proposed incentive/concession is regarding the use of vinyl windows and to vary from the bus pass requirement. As such, this finding is not applicable.

16. If a waiver or modification is requested, the applicant has shown that the development standards for which the waiver or modification is requested will have the effect of physically precluding the construction of the housing development at the densities or with the incentives or concessions permitted by this Part 3.

The project requests waivers from a total of eleven development standards that would otherwise have the effect of physically precluding the construction of the housing development at the densities or with the incentives/concessions requested, which are described below:

Development Standard Explanation

1. Building height and stories (SCMC

24.10.750.1.a): 45 feet and 3 stories
required.

2. Building height and stories
(24.10.4340.1.a): 40 feet and 3 stories
required.

Increase in building height is required to
accommodate the proposed housing
development with the density bonus units.

3. Build-to Lines and Setbacks (SCMC

24.10.4340.1.c.(1): All development shall
be built parallel to the Mission Street rightof-way either 15 feet from back of curb or The boundary lines for the project site is not
straight, and so measuring the build-to line
from Mission Street results in a line that is not
straight. As such, complying with the build-to
line would result in downsizing units and

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10 feet from right-of-way line, whichever
is less.
amenity spaces or loss of units. Therefore, a
waiver has been requested to not comply with
this requirement.

4. Common Usable Open Space per
Dwelling Unit (SCMC 24.10.750.1.d):
5,360 sq. ft. required

5. Private Open Space per Dwelling Unit
(SCMC 24.10.750.1.d): 2,680 sq. ft.
required

6. Open Space per Objective Design
Standards (SCMC 24.12.185.9.a.i)
a. Usable open space per unit: 1,340 sq.
ft. required
b. Private open space per unit: 2,680 sq.
ft. required
The proposed project includes 725 sq. ft. of
common open space, which is located in an
open courtyard on the second level of the
proposed building, and 2,190 sq. ft. of private
open space. To comply with the open space
requirements, the project would need to be
downsized, either through downsizing units, or
through elimination of parking spaces or
residential amenity areas, which a local agency
cannot require a project to do. The subject
property is located within walking distance to
the Rail Trail which leads to other open space
areas such as Neary Lagoon and La Barranca
Park. As such, although the open space
requirements are not met on site, the project
continues to provide some open space on site,
in combination with access to offsite
recreational opportunities so the residents have
the opportunity to enjoy open space.

7. Depth of commercial space (SCMC

24.12.185.6.d.i): Minimum depth of at least
25 feet
The average depth provided is 22 feet which is
less than the minimum depth required of 25
feet. Given the depth of the lot being only
approximately 100 feet, if this requirement had
to be met, including meeting the other
objective design standards for providing a
corner public open space element, access to the
parking garage, mechanical room, trash
receptables, etc., it would result in the loss of
amenity space or downsizing of amenity space
which are protected as part of the project.

Therefore, a waiver has been requested to not
comply with this requirement.

8. Commercial Spaces on Corner Lots
(SCMC 24.12.185.6.e.i): On corner lots,
the commercial space must extend for at
least 30 feet on either side of the corner, or
the distance of the frontage of the corner
parcel, whichever is less.

In order to accommodate the setback from
Mission Street, the corner public space
element, the electrical room, trash receptacles,
stairs accessing the upper floors, and parking
entrance opening along Dufour Street, the
proposed commercial space extends to the
greatest extent possible. As such, a waiver has
been requested for this requirement. Meeting
this requirement would require downsizing or

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loss of amenity space, which is protected as
part of the project.

9. Number of Class II bicycle spaces
(SCMC 24.12.250.2): 19 Class II bike
parking spaces required.

There are specific objective requirements for
location and design of bike parking facilities,
including Class II bike spaces which must be
located within forty feet of the building’s
entrance and clustered in lots not to exceed
sixteen spaces each. Based on the property
frontage, width of the sidewalk required,
sufficient spacing required, it is not possible to
fit all the Class II bicycle parking spaces within
forty feet of the building entrance. As such, a
waiver has been requested to reduce the
number of Class II bicycle spaces from 19
required to 14 provided as meeting this
requirement would require downsizing or loss
of amenity spaces.

10. Standard Parking Space Dimensions
(SCMC 24.12.280.2.a.): Standard-size
parking space is 8’-6” by 19’
Based on the lot depth being 100 feet, and the
spacing required for bike storage, stairwells,
lobby, commercial space, trash enclosure, and
mechanical rooms on the ground floor, the
parking space dimensions have been reduced
by a foot to 18 feet in length in order to comply
with the 24-foot required back-out distance to
ensure adequate circulation in the parking
garage is provided. Meeting this requirement
would require downsizing or loss of amenity
spaces which is protected as part of the project.

11.Floor Area Ratio (2030 General Plan):

Maximum FAR is 1.75
Complying with the FAR required in the CM
designation would reduce the volume of the
building and result in a loss of units and
amenities, which would physically preclude
the construction of the proposed project with
the density bonus units.

17. If a commercial development bonus is requested, the project complies with the requirements of Section 24.16.258, the city has approved the partnered housing agreement, and the bonus has been mutually agreed upon by the city and the commercial developer.

The project does not request a commercial development bonus; therefore, this finding does not apply.

18. If the housing development or the commercial development is in the coastal zone, any requested density bonus, incentive, concession, waiver, modification, modified parking

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standard, or commercial development bonus is consistent with all applicable requirements of the certified Santa Cruz local coastal program, with the exception of density.

The project site is not located within the local coastal program, and, therefore, the above finding does not apply.

Submitted by:

Rina Zhou
Senior Planner
Approved by:

Samantha Haschert
Principal Planner
ATTACHMENTS:
1) Exhibit A – Conditions of Approval
2) Project Plan Set
3) Objective Design Standards Checklist
4) Arborist Report prepared by Kurt Fouts dated December 31, 2024 5) DPR523 Form for 1811 Mission St prepared by Seth Bergstein dated August 30, 2021 6) DPR523 Form for 1815 Mission St prepared by Seth Bergstein dated August 30, 2021 7) Historic Report for 1819 Mission St prepared by Seth Bergstein dated August 31, 2021 8) Geotechnical Investigation Design Phase prepared by Butano Geotechnical Engineering, Inc. dated January 2025
9) Trip Generation Analysis prepared by Abram Associates Traffic Engineering, Inc., dated April 3, 2025
10) Preliminary Stormwater Control Plan prepared by Juan Carlos dated September 24, 2024 11) Preliminary Operations and Maintenance Plan prepared by Juan Carlos dated September 24, 2024
12) Public Notice Radius Map
13) Public Correspondence

24.121

PLANNING COMMISSION

ACTION SUMMARY
Regular Meeting
July 17, 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 7:04 p.m.

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

Commissioners Gordon, McKelvey, and Kennedy were absent.

Statements of Disqualification-Commissioner Kennedy not present due to recusal from hearing item three to avoid a conflict of interest, as his employer provides consultation services for the project applicant.

Oral Communications-None
Approval of Minutes

1. Approval of the Minutes of June 5, 2025.

MOTION: Motion made by Commissioner Kelley, seconded by Commissioner Thompson, to approve the minutes of June 5, 2025.

ACTION: The motion passed by the following vote:

AYES: Commissioners Kelley, Dann, Thompson, and Chair Polhamus NOES: None
ABSENT: Commissioners Gordon, McKelvey, and Kennedy

24.122
Consent Public Hearing Agenda

2. Citywide Commercial Use Permit Extension The Planning Commission Will Consider Changes to the Zoning Ordinance, Chapter 24.04 of the Municipal Code, Related to Extension of the Validity of Current and Previously Expired Commercial Use Permits Citywide, and Make a Recommendation to the City Council. This Change is a Modification of the Local Coastal Plan Implementation Program and Will Require Certification by the Coastal Commission Before it Takes Effect in the Coastal Zone. CEQA: Exempt (15301 – Existing Facilities); Applicant: City of Santa Cruz; Location: Citywide MOTION: Motion made by Commissioner Dann, seconded by Chair Polhamus, to recommend that the City Council amend Municipal Code Chapter 24.04.160 to extend the life of active commercial permits from calendar year 2019 through January 1, 2030.

ACTION: The motion passed by the following vote:

AYES: Commissioners Kelley, Dann, Thompson, and Chair Polhamus NOES: None
ABSENT: Commissioners Gordon, McKelvey, and Kennedy
Public Hearings

3. 1811, 1815, 1819 Mission Street Assessor's Parcel Numbers: 004-124-34, 004- 124-32, 004-124-31 Residential Demolition Authorization Permit, Lot Line Adjustment, Design Permit, and Density Bonus request to demolish three residential dwelling units, combine three lots into one lot, and construct a 67- unit six-story mixed use development consisting of ground floor commercial space on property located within the C-C (Community Commercial) zone district and within the Mission Street Urban Design Plan Area. Environmental Review: Categorical Exemption; Applicant: Workbench; Filed: 01/21/2025.

MOTION: Motion made by Commissioner Thompson, seconded by Chair Polhamus, to acknowledge the environmental determination and approve the Residential Demolition Authorization Permit, Lot Line Adjustment, Design Permit, and Density Bonus request based on the Findings listed below and the attached Conditions of Approval in Exhibit “A” of the staff report dated July 11, 2025, with the following requests to staff: City Transportation staff meet with the neighbors in Fall of 2025 to coordinate the best paths forward for the proposed loading zone area on the north side of Dufour; and Public Works staff meet with the community 6 months after final occupancy of the project and determine if the parking/loading zone areas are being enforced and are working as originally intended.

ACTION: The motion passed by the following vote:

AYES: Commissioners Kelley, Dann, Thompson, and Chair Polhamus NOES: None

24.123
ABSENT: Commissioners Gordon and McKelvey
DISQUALIFIED: Commissioner Kennedy
Information Items
Subcommittee/Advisory Body Oral Reports
Items Referred to Future Agendas
Adjournment-Chair Polhamus adjourned the meeting at 8:55 p.m.

24.124
Zoning District C-C
Number of Units (excl.

ADUs) 51 or more
Variations Requested Requests 6+ variations.

C-C
Community Commercial Filled out by City
Section Category Provision
City Review
Department
Complies with
Standard?
Requests DB
Waiver
Requests DB
Concession
Zoning Code
Section City Reviewer notes
Site Design Maximum Building Length
Front Yard Setback (feet):0 2
2 Except where special street setback requirements for designated streets apply, then the setback shall not be less than the minimum setback listed inSection 24.12.115 for affected street.

Yes

24.12.185.3
Zoning code sectionMU-M: 24.10.804MU-H: 24.10.814MU-OM: 24.10.824MU-OH: 24.10.834MU-VH: 24.10.844MU-VA: 24.10.854R1: 24.10.350R-T(A): 24.10.608R-T(B): 24.10.616R-T(C): 24.10.624R-T(D): 24.10.632R-T(E): 24.10.640C-C: 24.10.750 C-T: 24.10.950C-N: 24.10.1050C-B: 24.10.1150P-A: 24.10.1250 The building is setback a min. of 7'-8" from the property line.

Site Design Maximum Building Length
Rear-yard Setback (feet):0 1
1 Except where yard abuts an R-District, then not less than the minimum yard required for the adjacent yard in the said R-District.

Yes

24.12.185.3
Zoning code sectionMU-M: 24.10.804MU-H: 24.10.814MU-OM: 24.10.824MU-OH: 24.10.834MU-VH: 24.10.844MU-VA: 24.10.854R1:24.10.350R-T(A): 24.10.608R-T(B): 24.10.616R-T(D): 24.10.632 R-T(E): 24.10.640C-C: 24.10.750C-T: 24.10.950
C-N: 24.10.1050C-B: 24.10.1150P-A: 24.10.1250
The subject properties do not abut an R-district.

Drop Down Menu (to be filled out by Applicant)

24.125
C-C
Community Commercial Filled out by City
Section Category Provision
City Review
Department
Complies with
Standard?
Requests DB
Waiver
Requests DB
Concession
Zoning Code
Section City Reviewer notes
Site Design Maximum Building Length
Interior Side Setback (feet):0 1
1 Except where yard abuts an R-District, then not less than the minimum yard required for the adjacent yard in the said R-District.

Yes

24.12.185.3
Zoning code sectionMU-M: 24.10.804MU-H: 24.10.814MU-OM: 24.10.824MU-OH: 24.10.834MU-VH: 24.10.844MU-VA: 24.10.854R1:24.10.350R-T(A): 24.10.608R-T(B): 24.10.616R-T(D): 24.10.632 C-C: 24.10.750C-T: 24.10.950C-N: 24.10.1050C-B: 24.10.1150P-A: 24.10.1250 The subject properties do not abut an R-district.

Site Design Maximum Building Length
Exterior Side Setback (feet):0 1,2
1 Except where yard abuts an R-District, then not less than the minimum yard required for the adjacent yard in the said R-District.
2 Except where special street setback requirements for designated streets apply, then the setback shall not be less than the minimum setback listed inSection 24.12.115 for affected street.

Yes

24.12.185.3
Zoning code sectionMU-M: 24.10.804MU-H: 24.10.814MU-OM: 24.10.824MU-OH: 24.10.834MU-VH: 24.10.844MU-VA: 24.10.854R1:24.10.350R-T(A): 24.10.608R-T(B): 24.10.616R-T(D): 24.10.632 C-C: 24.10.750C-T: 24.10.950C-N: 24.10.1050C-B: 24.10.1150P-A: 24.10.1250 The subject properties do not abut an R-district.

Site Design Walkability
Existing Public Connections:

All existing public streets, alleys, paths, paseos, trails, or other public pedestrian connections within the project site are maintained or relocated.

Not Applicable 24.12.185.4 (a)(i) There are no existing public streets, alleys, paseos, trails, or other public pedestrian connections within the project site so this is not applicable.

Site Design Walkability
Existing Public Connections:If within an Area Plan:Existing frontage improvements (i.e., bike lanes or sidewalks) will bemaintained/repaired/upgraded as dictated by the applicable Area Plan.If no Area Plan applies:

Existing frontage improvements (i.e., bike lanes or sidewalks) will be maintainedas dictated by Section II.E Ground Floor Design of the Development Standards, or the requirements for sidewalk widths as defined in Chapter 15.20 of theMunicipal Code.Note: Where any inconsistency between regulatory documents is present, the widest applicable sidewalk requirement applies.

Note: Decorative sidewalks may be required based on Area Plan standards.Installation of all sidewalks will be based on the standard details provided by the Department of Public Works.

Yes 24.12.185.4 (a)(ii) A 12-foot sidewalk is provided along Mission Street, and a 8-foot sidewalk is provided along Dufour Street so this requirement is met.

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C-C
Community Commercial Filled out by City
Section Category Provision
City Review
Department
Complies with
Standard?
Requests DB
Waiver
Requests DB
Concession
Zoning Code
Section City Reviewer notes
Site Design Walkability
Existing Public Connections:There is no reduction in the total number of connections through the site for cyclists and pedestrians.

Not Applicable 24.12.185.4 (a)(iii) There are no existing public connections within the project site so this is not applicable.

Site Design New Public Connections
If site is identified by the Area Plan and the Area Plan requires a new public street, alley, path, paseo trail, or other public pedestrian connection:

The new connection is incorporated into development/redevelopment proposal.

Not Applicable 24.12.185.5 (a) No new public connection is required by any Area Plan so this is not applicable.

Site Design New Public Connections
If the site's street frontage length exceeds 400 feet along a single roadway, and a public connection is not required by an Area Plan:

The project includes at least one publicly accessible street, alley, path, paseo,trail, or other public pedestrian connection within the middle 50 percent of thesite.

Note: Where the new street, alley, path, paseo, or trail cannot connect to an existing public way, the owner of the property may reserve the right to restrict access to the public way until such time as further development allows such a connection to be made. When a connection to another public way is made, clear public access shall be provided, signage indicating that it is a public passage shallbe posted, any gates or physical access restrictions shall be removed, and access shall be guaranteed through the granting of a public easement (See Figure 4 of Development Standards).

Not Applicable 24.12.185.5 (b) The street frontage does not exceed 400 feet so this is not applicable.

Site Design New Public Connections
If the property abuts a public street, alley, path, paseo, trail, or other publicconnection on a side or rear property line (excluding corner lots):

The project incorporates a connection between the parcel street frontage and that existing public connection. The connections allow clear passage during daylight or business hours as applicable, whichever is longer.

Note: This standard shall not apply to corner lots.

Not Applicable 24.12.185.5 (c) The project site is a corner lot so this standard does not apply.

Site Design New Public Connections
New pedestrian or bicycle connections (not including required street-sideimprovements such as sidewalks and on-street bike lanes) are at least 10 feet wide and a minimum of 80 percent open to the sky.Note: Standards for public or private streets must meet Department of Public Works design guidelines.

Not Applicable 24.12.185.5 (d) The project does not require new pedestrian or bicycle connections so this is not applicable.

Site Design New Public Connections
For development or redevelopment on properties with street frontage:New/improved existing sidewalks installed in accordance with the requirements of: - any Area Plan, - the requirements of Section II.E Ground Floor Design, and - the requirements for sidewalk widths as defined in chapter 15.20Note: Where any inconsistency between standards exists, the wider sidewalk standard applies.

Yes 24.12.185.5 (e) A 12-foot sidewalk is provided along Mission Street, and a 8-foot sidewalk is provided along Dufour Street so this requirement is met.

24.127
C-C
Community Commercial Filled out by City
Section Category Provision
City Review
Department
Complies with
Standard?
Requests DB
Waiver
Requests DB
Concession
Zoning Code
Section City Reviewer notes
Site Design Public Frontages
If a residential lobby is provided:

The lobby shall be accessed from a public frontage.

Yes 24.12.185.6 (a) The lobby is accessed from Mission Street which is a public frontage.

Site Design Public Frontages
The ground floor along the public frontage consists of at least 50 percent Uses for Active Frontage as allowed in the underlying zone district.Note: On lots with multiple public frontages, such as corner lots or doublefrontage lots, this requirement applies only to the public frontage requiring thewidest sidewalk. Where required sidewalks are of equal width, this requirement shall apply to all frontages. Required sidewalk widths are determined by considering any relevant Area Plan requirements and the requirements ofChapters 24.12 and Chapter 15.20. In all cases, where any inconsistency is present, the required sidewalk width shall be the widest standard applicable.

Yes 24.12.185.6 (c)
The ground floor along the public frontage consists of at least 50% uses for activefrontage and so this requirement is met. 71'-10" of the frontage is dedicated tocommercial space, which makes up 50% of the public frontage.

Site Design Public Frontages
Uses for Active Frontage:Built to a minimum depth of at least 25 feet (measured perpendicular to thepredominant building face, with the exception of areas for building ingress/egress and access to parking or loading areas).If more than one ground floor Active Frontage space is provided:The 25-foot minimum depth applies as an average depth of the total depth of allthe Active Frontage spaces along the predominant building face.

No Yes 24.12.185.6 (d)(i)
The average depth provided is 22 feet which is less than the minimum depthrequired of 25 feet. Given the depth of the lot being only approximately 100 feet, if this requirement had to be met, including meeting the other objective design standards for providing a corner public open space element, access to the parking garage, mechanical room, trash receptables, etc., it would result in the loss of amenity spaces or downsizing of amenity spaces which are protected as part of the project. As such, a waiver has been requested.

Site Design Public Frontages
Uses for Active Frontage:

No Mechanical rooms are placed along the public frontage. Mechanical rooms are located adjacent to a driveway or parking area.

Yes 24.12.185.6 (d)(ii) Mechanical rooms are placed adjacent to a driveway/parking area, along Dufour St.

Site Design Public Frontages
Uses for Active Frontage:On lots with multiple public frontages (such as corner lots or double-frontage lots):Mechanical rooms may be located on a public frontage. For these lots, mechanical rooms are prohibited along the public frontage requiring the widest sidewalk of all frontages on the property. Where required sidewalks are of equal width, mechanical rooms are prohibited along all frontages.

Note: Sidewalk widths are determined by considering any relevant Area Plan requirements and the requirements of Chapters 24.12 and Chapter 15.20. In all cases, where any inconsistency is present, the required sidewalk width shall be the widest standard applicable.

Yes 24.12.185.6 (d)(iii) The mechanical/electrical room is located on the Dufour St frontage, which requires a smaller sidewalk width than Mission St so this is met.

Site Design Public Frontages
Uses for Active Frontage:

Active frontage uses are open and available to the general public.Note: Amenities provided to building residents do not qualify as Uses for Active Frontage unless they are also open and available to the general public.

Yes 24.12.185.6 (d)(iv)
The commercial space and associated dedicated outdoor space will function as a singular commercial tenant and will be open to the general public so this requirement is met.

24.128
C-C
Community Commercial Filled out by City
Section Category Provision
City Review
Department
Complies with
Standard?
Requests DB
Waiver
Requests DB
Concession
Zoning Code
Section City Reviewer notes
Site Design Public Frontages
Ground floor facing a public frontage:

If a corner lot:100 percent ground floor commercial uses at the corner Yes 24.12.185.6 (e)(i) 100 percent of ground floor commercial use is located at the corner of the building.

Site Design Public Frontages
Ground floor facing a public frontage:

If a corner lot:The Ground floor commercial use extends the distance of the frontage on either side of the corner, or at least 30 feet, whichever is less No Yes 24.12.185.6 (e)(i)
In order to accommodate the setback from Mission Street, the corner public space element, the electrical room, trash receptacles, stairs accessing the upper floors, and parking entrance opening along Dufour Street, the proposed commercial spaceextends on Dufour Street to the greatest extent possible, but is still less than 30 feet.As such, a waiver has been requested for this requirement.

Site Design Public Frontages
Ground floor facing a public frontage:

Entries to ground floor uses are placed every 50 linear feet or less on average(Except: Food and Beverage Stores, Medical/Health Offices; Loading in areasdesignated MXVC in the 2030 General Plan) Requests Alternate
Design 24.12.185.6 (e)(ii)
It is infeasible for the project to provide the number of requested building entries because of slight elevation changes along Mission Street and the parking garage.

Entrances were placed where ramps could be accommodated outside of the sidewalk area (in the lobby and to the bike room), or where they could align with the grade ofthe sidewalk in the commercial areas. Additionally, across the approximately 143- foot building frontage, there are three entries proposed. Although the entries are not spaced 50-feet apart on average, the 12-foot sidewalk, street trees, and landscapingalong with glazing is being provided in accordance with the Municipal Code, whichcontributes to the pedestrian-oriented nature of the proposed project. The project also meets the requirement where the ground floor commercial space is at least 50-percent of the entire building frontage. Therefore, the alternative design meets the intended stated goal of the objective standard as the project is pedestrian-oriented and provides ground floor uses that activate the public realm.

Site Design Public Frontages
Ground floor facing a public frontage:

Residential or Commercial lobby has max 30 feet of frontage, or 50 feet if combined with an Active Use
Yes 24.12.185.6 (e)(iii) The residential lobby is less than 30 feet of frontage so this is met.

Site Design Public Frontages
If ground floor residential units face a public frontage:The unit's entrance faces toward the public frontage and provides access into an entry area, living area, kitchen, or hallway (not a bathroom or bedroom, with the exception of studios).

Not Applicable 24.12.185.6 (g) No ground floor residential units are proposed so this is N/A.

Site Design Public Frontages
For entries facing a public frontage:

Entries include Min. of 48 square feet of flat, unenclosed, covered area (projection or inset, or a combination of the two). (See Planning Code Section

24.12.120 for allowed projections into setback areas.)
Yes 24.12.185.6 (h) Yes this is met.

Site Design Parking Location and Screening Off street parking and loading facilities, including bike parking requirements, provided as required in Section 24.12.200 et seq. No Yes 24.12.185.7 (a) A waiver to the parking space dimensions and Class II bike parking space count is requested because meeting the requirement would result in a loss or downsizing of amenity spaces, which is protected as part of the proposed project.

Site Design Parking Location and Screening
For projects including five or more dwelling units:

There is no parking in the area between the front lot line and a line extendedhorizontally from the plane of the predominant building face to the edges of the lot (See Figure 5 of Objective Development Standards).

Yes 24.12.185.7 (b) No parking is proposed between the front lot line and a line extended horizontally from the plane of the predominant building face to the edges of the lot.

24.129
C-C
Community Commercial Filled out by City
Section Category Provision
City Review
Department
Complies with
Standard?
Requests DB
Waiver
Requests DB
Concession
Zoning Code
Section City Reviewer notes
Site Design Parking Location and Screening
If a residential projects with five or more dwelling units and podium parking:

Parking Screening:

The podium parking facing a public frontage is wrapped with Uses for Active Frontage (as allowed in the applicable zone district) or residential uses on all levels facing a public frontage to a depth of at least 18 feet average, as measured on each level perpendicular from the predominant building face. (Also see Sections 24.12.185.13 Corridor Frontage and 24.12.185.14 Ground Floor Design of the Objective Development Standards.)
Yes 24.12.185.7 (c)
The parking area is located towards the rear of the building, accessed from Dufour Street. The active use and residential uses screen the parking area from the public frontage (measured perpendicular from the predominant building face) by an average depth of approximately 30 feet.

Site Design Parking Location and Screening
If a residential projects with five or more dwelling units and tuck-under parking parking:

Parking Screening:Tuck-under parking is entirely contained within the building and screened by garage doors. Where it faces a public frontage and is setback less than 15 feet from the public right of way, tuck-under parking is wrapped with active or residential uses to a depth of at least 18 feet average, measured perpendicular from the predominant building face. See Figure 6 of Objective Development Standards. (Also see Sections 24.12.185.13 Corridor Frontage and .14 Ground Floor Design.)
Not Applicable 24.12.185.7 (c) This is not applicable because tuck-under parking is not provided.

Site Design Parking Location and Screening
The entire perimeter of a surface parking area that fronts onto a side or rear yard (except the width of the access) is screened by: - buildings, - evergreen buffer landscaping to a minimum depth of 3 feet, - or fences that are at least 75 percent opaque.

Fences or hedges are not greater than, nor allowed to exceed 8 feet in height on an interior side yard or rear yard, or 3.5 feet in height in a front or exterior side yard. (Also see Section 24.12.280.)
Yes 24.12.185.7 (c)
It looks like there is a fence/wall proposed along the rear property line that is 8-feet in height. Please see the Building review comments regarding the proposed design of the parking area. A condition of approval has been included that the entire parking area must be fully enclosed with no openings less than 3 feet from the property line,see the following comment: continuation of 3hr horizontal separation noted.However, openings are not allowed less than 3ft to adjacent property line.

Site Design Parking Location and Screening
In any multi-level parking structure, the exterior is fully screened, and automobile headlamps are shielded so as to not be visible from adjacent parcels, streets, public parks, publicly accessible outdoor space, or designated open space area.

Not Applicable 24.12.185.7 (c) A multi-level parking structure is not proposed for this project.

Site Design Parking Location and Screening
Driveways and approaches comply with: - The standards set forth in Municipal Code Sections 15.20 and 24.12.280; and - The driveway approach standard detail included with the public works standards in effect at the time of design review and designed in accordance withAASHTO Green Book sight distance standards Note: Ingress/egress to driveway approaches may be limited based on theresults of a Transportation Study.

Yes 24.12.185.7 (c) Yes, this is met.

Site Design Landscape and Buffering
All public frontages incorporate 12 square feet of planted area per every 30 linear feet of building frontage.

Note: Calculated by rounding up (i.e., if the frontage is 31 feet, 24 square feet of planted area is required)Note: This may be provided in small, individual pockets of planting, or in larger planted areas, and must occur within the property line. This standard appliesregardless of ground floor use.

Yes 24.12.185.8 (b) Yes this is met because 60 sq. ft. of planted area is required and 72 sq. ft. of planted area is provided within the property line.

Site Design Landscape and Buffering
For sites that are ≥ 100 feet deep and abut a residentially zoned parcel at the rear of the property line:

Landscape buffer, at least 5 feet deep, along entire rear property line.

Not Applicable 24.12.185.8 (b)(iii) The subject properties do not abut an R-district.

24.130
C-C
Community Commercial Filled out by City
Section Category Provision
City Review
Department
Complies with
Standard?
Requests DB
Waiver
Requests DB
Concession
Zoning Code
Section City Reviewer notes
Site Design Landscape and Buffering Plants meet WELO standards (Ch. 16.16 of the Santa Cruz Municipal Code). Yes 24.12.185.8 Water Conservation staff advised that design elements are very conceptual at thisphase and a standard condition of approval will be included that the landscape andirrigation plans shall demonstrate compliance with all requirements of the City’s Water-Efficient Landscaping Ordinance in Chapter 16.16 of the Santa Cruz MunicipalCode prior to issuance of the building permit.

Site Design Landscape and Buffering
Street Trees:Planted in, or within, 5 feet of the public right of way. Yes 24.12.185.8 (b)(v) Street trees are proposed to be planted in or within 5 feet of the public right-of-way so this is met.

Site Design Landscape and Buffering
Street Trees:Planted at a rate of 1 tree per each 30 feet of site frontage.

Yes 24.12.185.8 (b)(v)
A total of 8 street trees need to be provided based on the Mission St and Dufour St frontage. 8 street trees are being provided (7 on Mission and 1 on Dufour) so this comment is met. There is a street tree proposed within 5 feet of a fire hydrant and so that will need to be moved, this can be included as a condition of approval.

Site Design Landscape and Buffering
Street Trees:

Trees are spaced sufficiently to accommodate the mature canopy of each specimen.

Yes 24.12.185.8 (b)(v)
There is a street tree proposed within 5 feet of a fire hydrant and so that will need to be moved, this can be included as a condition of approval. A condition of approval will be included that the City Arborist will review the street tree placement prior tobuilding permit issuance.

Site Design Landscape and Buffering
Street Trees:

Installation meets planting requirements of: - the Parks and Recreation and Public Works Departments, including the Street Tree Master Plan; and - the requirements of Municipal Code Section 13.30 and 15.20 as applicable at the time of design review.

Yes 24.12.185.8 (b)(v)
There is a street tree proposed within 5 feet of a fire hydrant and so that will need to be moved, this can be included as a condition of approval. A condition of approval will be included that the City Arborist will review the street tree placement prior tobuilding permit issuance.

Site Design Landscape and Buffering Surface parking area plantings or landscaping materials comply with: Low-Impact Development (LID) Standards Not Applicable 24.12.185.8 (b)(vi) No surface parking area is proposed.Site Design Landscape and Buffering Surface parking area plantings or landscaping materials comply with: Storm Water Best Management Practices Not Applicable 24.12.185.8 (b)(vi) No surface parking area is proposed.Site Design Landscape and Buffering Surface parking area plantings or landscaping materials comply with: Storm Water Management Program Not Applicable 24.12.185.8 (b)(vi) No surface parking area is proposed.Site Design Landscape and Buffering Refuse/Recycling Storage Facility:

For all new multi-family and mixed-use residential projects with three or more housing units or any commercial development:

Enclosures for refuse bins or dumpsters are provided
Yes 24.12.185.7 (c) This has been reviewed by Public Works and is met.

Site Design Usable Open Space A Min. 40 square feet of private open space is provided per dwelling No Yes 24.12.185.9 (a)(i) A waiver is requested for private open space as meeting the requirements for private open space would physically preclude the construction of the proposed housing project with the density bonus units.

Site Design Usable Open Space
A Min. 20 square feet of common open space is provided per dwelling unit, or If substituting common space for private open space:Common space to private space ratio: 2:1(i.e., 80 square feet common open space to 40 square feet of private open space)
No Yes

24.12.185.9 (a) A waiver is requested for common open space because meeting the common open space requirements would physically preclude the construction of the proposedhousing project with the density bonus units.

Site Design Usable Open Space
In all districts where residential uses are allowed:

Private usable open space is at least 4 feet in any horizontal dimension and common usable open space is at least 15 feet in any horizontal dimension.

Yes 24.12.185.7 (c) The dimensions are met for the open space that is counted towards private and common open space.

Site Design Usable Open Space Note: There is no limit to the percent of the required open space assigned to private balcony or patio areas. 24.12.185.7 (c) This is a note.

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Community Commercial Filled out by City
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City Review
Department
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Requests DB
Concession
Zoning Code
Section City Reviewer notes
Site Design Usable Open Space
At least 25 percent of the total common open space area is permanently landscaped with live plant material incorporating trees, shrubs, and groundcover.

Yes 24.12.185.7 (c)
Yes, at least 25% of the common open space (courtyard) on the second floor is permamently landscaped with live plant material incorporating trees, shrubs andgroundcover.

Site Design Usable Open Space
A minimum of three of the following features shall be incorporated into common open spaces and maintained on the site:

1. Fixed or moveable seating

2. picnic-style tables3. Share trees (see allowances under 24.22.586, Open Space, Useable) or shaded canopy4. Community garden5. Flowering plants

6. Native Habitat7. Play area for pets8. Educational or interpretive information about geographic, historic, or ecological features, such as plaques about relevant tribal history or indigenous plant information9. Outdoor kitchen equipment or fire pit

10. Children feets play equipment

11. Sports courts

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

13. Spa, pool, or hot tub
Yes 24.12.185.7 (c) Specify which Use: seating, shade trees and flowering plants Site Design Usable Open Space
Note: Common open space may be provided on building rooftops as roof decks.

Such usable open space is not counted as an additional story if rooftopstructures comply with Municipal Code Section 24.12.150 Height LimitsModifications.

Not Applicable 24.12.185.7 (c) A rooftop deck is not proposed with this project.

Site Design Usable Open Space
Note: Up to 30 percent of required common open space may be provided as publicly accessible open space that supports a retail or restaurant use, such as a courtyard, outdoor dining area, or other Active Use (i.e. not auto or bike parking). The space must be: - open to the sky - not less than 15 feet in any horizontal dimension - freely accessible to building residents without requirements to patronize the business use.Areas that are reserved exclusively for customers will not count toward required open space.

Not Applicable 24.12.185.7 (c) This is not proposed.

Building Design Neighborhood Transition
If project site abuts an R-district:

Along any property lines that abut an R-district:Buildings do not intercept a 45-degree neighborhood transition plane inclinedinward from the underlying setback, starting 35 feet above grade. See Figure 7 of Objective Development Standards.

Not Applicable 24.12.185.10 (a)(i) The subject properties do not abut an R-district.

Building Design Neighborhood Transition
If project site abuts an R-district:Along property lines that abut an R-district:

Private or shared balconies and decks do not extend into an underlying setback.

Not Applicable 24.12.185.10 (a)(ii) The subject properties do not abut an R-district.

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Building Design Neighborhood Transition
If project site abuts an R-district:

Along property lines that but an R-district:The occupiable area of roof decks, including any deck on roof area falling under the neighborhood transition plane, is set back at least 3 feet from the buildingedge andany railings, shade structures, or accessory structures do not intersect the required neighborhood transition plane.Rooftop lighting also complies with Lighting requirements of Section

24.12.185.17.

Not Applicable 24.12.185.10 (a)(iii) The subject properties do not abut an R-district.

Building Design Roof Form
Variation in Roof Form:

At least one form for every 30 feet of frontage (e.g., a frontage of 31 feet has a minimum roof form requirement of two roof forms) and located within 15 feet of the predominant building face on all frontages. On corner lots or doublefrontage lots, standards for variation in roof form applies to all frontages. See Figure 8 of Development Standards.

Note: Roof form is defined as a geometric plane or set of planes which form the top enclosure of a volumetric area below it/them. Common types of roof forms are gabled, hipped, sloped, flat, and flat with a decorative parapet. Examples ofroof forms are illustrated in Figure 9 of Development Standards.

Note: Smaller roof forms that cover enclosed space (such as dormers and baywindows) count as individual roof forms if they are at least 36 square feet in horizontal surface area. Bay windows located on a wall below another roof formwill not count as individual roof forms regardless of size.

Note: Unenclosed space (such balconies, terraces, porticos, and belfries) count as individual roof forms if they are at least 48 square feet in horizontal area.Balconies should also conform to the standards for Useable Open Space in Section 24.12.185.8.

Note: For the purposes of calculating the number of required roof forms on a building, each increment of 30 feet of building frontage requires an additional roof form, counted by rounding up to the next whole number. For example, a Yes 24.12.185.7 (c) Yes, this is met along the Mission Street and Dufour street frontages.

Building Design Roof Form
Variation in Roof Form:

The building has at least one roof form for every 30 feet of frontage (e.g., afrontage of 31 feet has a minimum roof form requirement of two roof forms) located within 15 feet on all building frontages on all frontages. . See Figure 8 of Development Standards.

Note: Roof form is defined as a geometric plane or set of planes which form the top enclosure of a volumetric area below it/them. Common types of roof forms are gabled, hipped, sloped, flat, and flat with a decorative parapet. Examples ofroof forms are illustrated in Figure 9 of Objective Development Standards.

Note: Smaller roof forms that cover enclosed space (such as dormers and baywindows) count as individual roof forms if they are at least 36 square feet inhorizontal surface area. Bay windows located on a wall below another roof formwill not count as individual roof forms regardless of size.Note: Unenclosed space (such balconies, terraces, porticos, and belfries) countas individual roof forms if they are at least 48 square feet in horizontal area.

Balconies should also conform to the standards for Useable Open Space in Section 24.12.185.8.Note: For the purposes of calculating the number of required roof forms on abuilding, each increment of 30 feet of building frontage requires an additional roof form, counted by rounding up to the next whole number. For example, a frontage of 31 feet would be required to provide two roof forms. However, there Yes 24.12.185.7 (c) Yes, this is met along the Mission Street and Dufour street frontages.

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Building Design Roof Form
Variation in Roof Form:

Change in roof form is combined with:

A change in height of at least 3 feet;A horizontal change in plane of at least 4 feet; orA change in roof pitch.

See Figure 10 of Objective Development Standards for examples. Changes in roof form shall not exceed allowed building heights, as defined by the underlying zone district
Yes 24.12.185.11 (a)(ii) Yes, this is met along the Mission Street (5 roof form variations required) and Dufour street frontages (3 roof form variations required).

Building Design Roof Form
If Combining Roof Forms:

Note: The required number of roof forms may intersect to create more complex roof forms or may be organized in a hierarchy. Examples of combined roof forms are illustrated in Figure 10 of Objective Development Standards.

Note: Roof forms may be repeated, as with a flat roof that steps up or down, or a sawtooth.Note: Where two or more forms intersect or combine to create more complex forms, each is counted as an individual roof form. For example, two hipped forms may intersect to create a hip and valley form, which would count as tworoof forms.Note: Where two or more roof forms are organized in a hierarchy, each is counted as an individual roof form. For example, the dominant roof form may be a hipped roof, which has two dormers with open gable roofs, which would count as three roof forms. Another example is a flat roof on a building that has two bay windows with flat roofs, each at least 36 square feet in area. See Figure 10 for examples.

Note: For flat roofs and flat roofs with decorative parapets, changes in roofline must be accompanied by a minimum 2-foot change in height relative to the adjacent roof form. For buildings that are three stories or taller, the minimum change in height shall be 3 feet. This change in height shall be measured to the top of the parapet, where present. Changes in roof form shall not exceed

24.12.185.11 (b) This is a note.

Building Design Building Modulation
Building faces longer than 30 feet are articulated in one of three ways (unless another modulation control applies, such as an Area Plan):i. A horizontal change in plane for every 30 feet building face, rounded up to the next whole number (e.g., 31 ft frontage provides two changes in plane); the change in plane is 4 feet deep, 6 feet wide and open to skyii. A horizontal change in plane for every 30 feet of building face, rounded up to the nearest whole number; the change in plane is at least 2 feet deep and 6 feetwide and combined with a change in material iii. A horizontal change in plane at an interval of 50 feet or less; the change inplane is at least 6 feet deep and 12 feet wide and combined with a change inmaterial. When implemented as building notches, the notches may containbalconies, as long as the railing is at least 70 percent see-through or transparent. (See Figures 11, 12, 13 of the Objective Development Standards) Note: Building faces that are less than 30 feet wide are not required to have a change in plane incorporated into their design.

Note: Projections from the building face incl. balconies, awnings, signs, and decorative elements are not considered to be changes in plane.

Requests Alternate
Design 24.12.185.12
See staff report findings for more details on the variation processed for this.Thereare 4 variations requested here. The building modulations are not met on the groundfloor along Mission Street or rear of the proposed building. However, staff can support a variation to the building modulation for the proposed building based onthe changes of plane provided on the front façade and rear façade, and the depth and scale of the changes in plane provided to help break up the large building face,combined with the overall architectural style, pulling influences from Spanish Colonial and mediterranean architectural features such as the arched windows, largewindows, use of building materials, and the stepback provided on the sixth floorwhich helps to create visual interest.

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Building Design Corridor Frontage
Unless otherwise dictated by an Area Plan, ground floor frontage facing a corridor is set back at least 12 feet from face of the curb.See Figure 14 of Development Standards.

If setback is only along the ground floor:No portion of the proposed building extends into or over the public right-of-way, except that awnings and balconies at the second story or above may extend into the right of way no more than 3 feet. No projection is closer than 8 feet to thecenterline of an alley, driveway, or path of automobile circulation except withthe approval of the City Engineer based on considerations of public safety andwelfare (e.g., utility considerations, emergency access, etc.).

Yes 24.12.185.13 (a)
The ground floor frontage facing Mission St, a corridor, is set back at least 12 feetfrom the face of curb. No portion of the building above the ground floor extends intoor over the public right-of-way.

Building Design Corridor Frontage
The setback area along the corridor frontage does not count toward therequirement to incorporate Uses for Active Frontage, and the area is used as a 12-foot-wide sidewalk over at least 80 percent of the frontage.

Yes 24.12.185.13 (a)(i)(1) 12-foot sidewalk along Mission Street is provided so this is met.

Building Design Corridor Frontage
The passable sidewalk width is not less than 8 feet
If applicant has approval of an Administrative Use Permit and revocable license as allowed under Municipal Code Section 24.12.192 for Outdoor Extension Areas:The passable sidewalk width shall not be less than 6 feet.

Not Applicable 24.12.185.13 (a)(i)(2) AUP and revocable license not applied for/proposed for outdoor extension area.

Building Design Ground Floor Design
Commercial Ground Floor Design:

Minimum ground floor frontage transparency: 70 percent between height of 2 and 12 feet (measured parallel above sidewalk grade).

Yes 24.12.185.14 (a)(i) This is met. 70% of the ground floor between height of 2 and 12 feet is provided along the ground floor frontage.

Building Design Ground Floor Design
Minimum Ground Floor Height (no mezzanine):

Minimum height of 15 feet, measured from the top of the floor to the top of the floor of the next level
Yes 24.12.185.14 (a)(ii) This measurement is shown on the building sections.

Building Design Ground Floor Design
Minimum Ground Floor Height (yes mezzanine):

Minimum height of 10 feet, measured from the top of the floor to the top of the floor of the next level
Not Applicable 24.12.185.14 (a)(ii)(1) No mezzanine is proposed in the commercial space.

Building Design Ground Floor Design
Mezzanine Setback in Commercial Space:Min. 30 feet from the building frontage Not Applicable 24.12.185.14 (a)(ii)(1) No mezzanine is proposed in the commercial space.

Building Design Ground Floor Design
Mezzanine in Commercial Space:Occupies max. one-third of ground floor area Not Applicable 24.12.185.14 (a)(ii)(1) No mezzanine is proposed in the commercial space.

Building Design Ground Floor Design
In Commercial Space:Entrance is inset from the building face by at least 2 feet Yes 24.12.185.14 (a)(iii) The entrance is inset from the building face by at least 2 feet.

Building Design Ground Floor Design
Where residential development is allowed:Ground floor residential is no more than 50% of a public frontage.

Not Applicable 24.12.185.14 (b) No ground floor residential is proposed.

Building Design Ground Floor Design
Live Work Units:Live-work units are only on ground floor.

Not Applicable 24.12.185.14 (c)(i) No live-work units are proposed.

Building Design Ground Floor Design
Live Work Units:Min. ground floor height of 15 feet, measured from the top of the floor to the top of the floor of the next level, or 10 feet if a mezzanine is included Not Applicable 24.12.185.14 (c)(ii) No live-work units are proposed.

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Building Design Ground Floor Design
Live Work Units:Mezzanine set back at least 18 feet from the building frontage and occupies no more than one-half of the area of the ground floor
Not Applicable 24.12.185.14 (c)(ii)(1) No live-work units are proposed.

Building Design Ground Floor Design
Live Work Units:Minimum ground floor depth is 18 feet
Not Applicable 24.12.185.14 (c)(iii) No live-work units are proposed.

Building Design Ground Floor Design
Live Work Units:Minimum unit/storefront width is 12 feet Not Applicable 24.12.185.14 (c)(iv) No live-work units are proposed.

Building Design Ground Floor Design
Live Work Units:Ground floor frontage transparency is minimum 50 percent between a height of2 feet and 12 feet measured parallel above sidewalk grade Not Applicable 24.12.185.14 (c)(v) No live-work units are proposed.

Building Design Ground Floor Design
Live Work Units:Entrance is inset from the building face by at least 2 feet Not Applicable 24.12.185.14 (c)(vi) No live-work units are proposed.

Building Design Ground Floor Design
If residential units other than Live-Work units are located at the ground floor:

If units are individually accessed, the entry is set back at least 6 feet from the property line; this setback may be reduced to 4 feet if the unit is elevated at least 2 feet from the sidewalk (as with a stoop). See Figure 15 of Development Standards.

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

Note: This setback area may include an architectural feature indicating private space including but not limited to a railing, gate, entry landing, or doorstep.Note: This area may include landscaping or private open space for an individualunit. In order to qualify as private open space, the area must be separated from the sidewalk by one of the following mechanisms intended to indicate the privacy of the space: An increase in elevation of at least 2 feet; A railing or gate;Clustered landscaping, as in a hedge or other dense planting, not exceeding 42inches in height.

Not Applicable 24.12.185.14 (d) No residential units proposed on the ground floor.

Building Design Ground Floor Design
If residential units other than Live-Work units are located at the ground floor:

If a unit does not have individual access to the sidewalk, active living areas (including living rooms, dining rooms and kitchens, but excluding bedrooms,bathrooms, and hallways) are required at the building frontage, and must be set back at least 4 feet from the sidewalk; this setback may be reduced to 2 feet if the unit is elevated at least 2 feet above the sidewalk. See Figure 16 of Development Standards.

Note: This may be a setback of the ground floor only, or of the entire building face.Note: This setback area shall incorporate landscaping or planters.

Not Applicable 24.12.185.14 (e) No residential units proposed on the ground floor.

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Building Design Architectural Details
If project is mixed-use and/or three stories in height or greater:The building visually differentiates the ground floor from the floors above by one or more of the following:
i.a change in material; and/orii.a change in plane; and/or iii.a cornice line, belly band, or similar horizontal element.

Yes 24.12.185.15 (a) The ground floor is differentiated from the floors above by change in material.

Building Design Architectural Details
If building at the intersection of a Corridor and another street (including another Corridor):The corner implements at least one of the following corner features:
i. Increased height of the corner roofline of at least 3 feet above the adjacentrooflineii. A chamfered corner with a diagonal cut at least 6 feet on either side of thecorner. See Figure 17 of Objective Development Standards. This may be at the ground floor only, or for the entire height of the building iii. A public open space of at least 30 square feet in area, and not less than 4 feetin any dimension, which may be designed to look like an extension of the sidewalk. Where the depth of this space is less than 6 feet, it may be open onlyat the ground floor. Where the depth of this space is greater than 6 feet it mustbe open to the sky. See Figure 18 of Objective Development Standards.

Yes 24.12.185.15 (b) Specify which feature: Public open space of at least 30 sq. ft. in area and not less than 4 feet in any dimension, which is designed to look like an extension of the sidewalk.

Building Design Architectural Details
Building face 1 includes at least two architectural features :Category 1 - Terrace, balcony, or Juliette balcony with a minimum projection of 10 inches and a minimum width of 3 feet (at least one per level; see also Section

24.12.185.10 Neighborhood Transition).

Category 2 - Windows detailed with a lintel, sill, or arch Category 3 - Awnings, louvers, or shuttersCategory 4 - Decorative cornice or decorative lighting sconces (see Section

24.12.185.17 Lighting)
Yes 24.12.185.15 (d)
Mission St facade:Level 2, 3, and 4 has balconies proposed along with decorative lighting sconces. Acondition of approval will be included that the decorative lighting sconces details beprovided and shown on the final building permit plans, prior to building permitissuance.Level 5 has balconies and windows with an arch so this requirement is met for this level.Level 6 has balconies and decorative cornice proposed so the requirement is met forthis level.

Building Design Architectural Details
Building face 2 includes at least two architectural features :Category 1 - Terrace, balcony, or Juliette balcony with a minimum projection of 10 inches and a minimum width of 3 feet (at least one per level; see also Section

24.12.185.10 Neighborhood Transition).

Category 2 - Windows detailed with a lintel, sill, or arch Category 3 - Awnings, louvers, or shuttersCategory 4 - Decorative cornice or decorative lighting sconces (see Section

24.12.185.17 Lighting)
Requests Alternate
Design 24.12.185.15 (d)
Rear façade:Level 2, 3, and 4, it is clear that there are balconies proposed, alternate design requested for these levels to count the circular windows as an architectural feature.See staff report for variation.Level 5 has balconies and windows with an arch so this requirement is met for this level.Level 6 has balconies and decorative cornice proposed so the requirement is met forthis level.

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Building Design Architectural Details
Building face 3 includes at least two architectural features :Category 1 - Terrace, balcony, or Juliette balcony with a minimum projection of 10 inches and a minimum width of 3 feet (at least one per level; see also Section

24.12.185.10 Neighborhood Transition).

Category 2 - Windows detailed with a lintel, sill, or arch Category 3 - Awnings, louvers, or shuttersCategory 4 - Decorative cornice or decorative lighting sconces (see Section

24.12.185.17 Lighting)
Requests Alternate
Design 24.12.185.15 (d)
Dufour St façade:

Level 2, 3, and 4, it is clear that there are balconies proposed, alternate designrequested for these levels to count the circular windows as an architectural feature.See staff report for variation.Level 5 has balconies and windows with an arch so this requirement is met for this level.Level 6 has balconies and decorative cornice proposed so the requirement is met forthis level.

Building Design Architectural Details
Building face 4 includes at least two architectural features :Category 1 - Terrace, balcony, or Juliette balcony with a minimum projection of 10 inches and a minimum width of 3 feet (at least one per level; see also Section

24.12.185.10 Neighborhood Transition).

Category 2 - Windows detailed with a lintel, sill, or arch Category 3 - Awnings, louvers, or shuttersCategory 4 - Decorative cornice or decorative lighting sconces (see Section

24.12.185.17 Lighting)
Requests Alternate
Design 24.12.185.15 (d)
North elevation (interior side yard):Level 2, 3, and 4, it is clear that there are balconies proposed, alternate designrequested for these levels to count the circular windows as an architectural feature.

See staff report for variation.Level 5 has balconies and windows with an arch so this requirement is met for this level.Level 6 has balconies and decorative cornice proposed so the requirement is met forthis level.

Building Design Architectural Details
For all windows above the ground floor:
at least 2 inches of window inset between the plane of the glass and the plane ofthe building face.

For buildings that include 4+ stories and for all windows above the ground floor:this depth shall be increased to 3 inches.

Yes 24.12.185.15 (e)
Thank you for providing building sections. The section along Mission St shows the 3" inset and the key notes also note that the windows proposed will be set in 3". TheDufour St section still shows less than a 3" inset but I can include this as a condition of approval to be addressed at the building permit stage.

Building Design Architectural Details
Walls or portions of walls that are unfenestrated (without windows, balconies, or glass doors) that extend from grade up to the roofline are limited to a maximum horizontal width of 15 feet.

Yes 24.12.185.15 (f) There's no portions of walls that extend from grade up to the roofline that is more than fifteen feet in width and unfenestrated so this is met.

Building Design Building Materials
Buildings incorporate two or more of accepted materials or as approved in the design of each building face: tile, brick, glass, metal (except as prohibited below), painted or sealed wood, concrete, stucco, plaster, adobe, and stone (engineered or natural), and living walls (as defined).

Note: Unarticulated or flat panelized materials (such as metal, cement board, or GFRC panels) are prohibited on public frontages but may be incorporated on other building faces. Panels for modular and pre-fabricated construction are allowed (including sandwich panels).Note: Any materials that are not explicitly listed here require an administrative design review permit to ensure that approved materials conform to the goal of this section.

Yes 24.12.185.16 Specify which Materials:STUCCO, RIBBED METAL PANELS, TEXTURED FIBER CEMENT PANELS Building Design Building Materials No single material makes up more than 85 percent of any building face. This can include materials for building decoration, but does not include fenestration. Yes 24.12.185.16 (b) No single material makes up more than 85 percent of any building face.

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Building Design Building Materials
No Vinyl Windows are used in the following circumstances:1. Any mixed-use or residential buildings more than three stories in height.

2. On a building face oriented toward a public street other than an alley of a mixed use or residential building three stories in height or less.

3. At building corners, except for living walls, all materials shall wrap around the corner to a depth of at least 4 inches. This includes corners of insets, reveals, or changes in plane that are 4 inches or greater in depth, as with a balcony, ground floor entry, or change in plane. See examples shown in Figure 19 of Development Standards.

No Yes 24.12.185.16
Vinyl windows cost less than metal and/or wood framed windows. The applicantrequests a concession to use vinyl windows as it will result in identifiable cost savingsto the project to provide for affordable rents.

Building Design Building Materials
Living Walls:The living wall is permanently integrated into the exterior design of the building face upon which they are planted.

Not Applicable 24.12.185.16 (g)(i) There are no living walls proposed in the project so this is not applicable.

Building Design Building Materials
Living Walls:The living wall is not be located on a north, or north-east-facing building face.

Not Applicable 24.12.185.16 (g)(ii) There are no living walls proposed in the project so this is not applicable.

Building Design Building Materials
Living Walls:The living wall includes an integrated irrigation system.

Not Applicable 24.12.185.16 (g)(iii) There are no living walls proposed in the project so this is not applicable.

Building Design Building Materials
Living Walls:The living wall uses materials specifically designed for the purpose of installing and maintaining plants within the intended context (considering sun, shade, fog, rain exposure, and any other relevant environmental factors) on an exterior building face.

Not Applicable 24.12.185.16 (g)(iv) There are no living walls proposed in the project so this is not applicable.

Building Design Building Materials
Living Walls:Components of a living wall shall be considered with other landscape elements, and are subject to the requirements of the City’s WELO.

Not Applicable 24.12.185.16 (g)(v) There are no living walls proposed in the project so this is not applicable.

Building Design Building Materials
Living Walls:Note: Nothing in this section regulates or requires the installation of living walls on the interior of any building.

Not Applicable 24.12.185.16 (g)(vi) There are no living walls proposed in the project so this is not applicable.

Building Design Lighting
Individual exterior luminaires shielded to direct light downward and does not exceed 1,260 lumens.

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

Yes 24.12.185.17 (a) Include as COA as well for details to be provided at the building permit stage.

Building Design Lighting Exterior light fixtures utilize light sources with a color temperature that does not exceed 3000 Kelvin. Yes 24.12.185.17 (a) Include as COA as well for details to be provided at the building permit stage.Building Design Lighting Outdoor lights do not blink, flash, flicker, or change intensity (excluding motion- detecting lights). Yes 24.12.185.17 (b) Include as COA as well for details to be provided at the building permit stage.

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Building Design Lighting Lighting provided at parking lots, pedestrian paths, outdoor gathering spaces, building entries, and any other pedestrian-accessible areas. Yes 24.12.185.17 (c) Include as COA as well for details to be provided at the building permit stage.Building Design Lighting Lighting of outdoor service, loading, and storage areas not be visible from the street or adjacent properties. Yes 24.12.185.17 (d) Include as COA as well for details to be provided at the building permit stage.Building Design Lighting Rooftop lighting set back at least 12 feet from the edge of any building face that is oriented towards any R-district. Not Applicable 24.12.185.17 (e) The project does not abut any R-districts.Building Design Lighting The height of luminaires do not exceed 15 feet above grade for all luminaires other than those in parking areas or decorative sconces as allowed under F. 3.Architectural Detail.

Yes 24.12.185.17 (f) Include as COA as well for details to be provided at the building permit stage.

Building Design Lighting
Building faces are illuminated such that surfaces located at least 10 horizontal feet away from building entries shall have at least 66 percent less luminance than surfaces within 10 horizontal feet of building entries. Compliancedemonstrated with a lighting plan.

Yes 24.12.185.17 (g) Include as COA as well for details to be provided at the building permit stage.

SUMMARY (For City Purposes Only)
Number of Standards Not in Compliance
Number of Standards Incomplete
Number of Variations Requested
Number of Waivers Requested
Number of Concessions Requested

24.140
From: Rina Zhou
To: "[email protected]"
Cc: Jessica Presley
Subject: 1811, 1815, 1819 Mission St - New Project
Date: Thursday, September 12, 2024 5:37:00 PM
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Hi Dana,
I hope you’re keeping well! I wanted to send you an email to notify you that the City received a Senate Bill 330 (SB330) only preapplication for a new project located at 1811, 1815 and 1819 Mission Street. The main purpose of an SB330 only preapplication is to lock in the project under current objective standards, so the City has not reviewed the proposed project in terms of compliance with the Municipal Code, etc. A formal application has not been submitted for the proposed project yet.

The applicant has scheduled a virtual community meeting to be held on September 30 at 6pm. I wanted to let you know about the upcoming community meeting which is to discuss the proposed project, ask questions and provide feedback. You will receive a postcard in the mail and also see a notice sign posted on the property. Please see the following link to the new project webpage with the SB330 plan set:
https://www.cityofsantacruz.com/government/city-departments/planning-and-communitydevelopment/planning-division/active-planning-applications-and-status/significant-projectapplications/1811-1815-1819-mission-street The zoom link to join the community meeting will be posted on the above-linked project webpage. If you want to stay notified regarding the project, please sign up for notifications.

The proposed project is to combine the three lots and construct a six-story mixed-use development with a partial rooftop deck, ground floor commercial space and 68 residential units.

Please let me know if you have any questions. I cc’d the applicant to this email if you have any questions as well.

Best regards,
Rina
Rina Zhou, RPP, MCIP
Associate Planner II
City of Santa Cruz | Planning and Community Development 809 Center Street, Room 101, Santa Cruz, CA 95060
Main: 831-420-5110 | Direct: 831-420-5104
Email: [email protected]
Web: www.cityofsantacruz.com

24.141

24.142
From: Rina Zhou
To: "Joanne Hutson"
Cc: Jessica Presley
Subject: 1811, 1815, 1819 Mission St - New Project
Date: Thursday, September 12, 2024 5:37:00 PM
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Hi Joanne,
I hope you’re keeping well! I wanted to send you an email to notify you that the City received a Senate Bill 330 (SB330) only preapplication for a new project located at 1811, 1815 and 1819 Mission Street. The main purpose of an SB330 only preapplication is to lock in the project under current objective standards, so the City has not reviewed the proposed project in terms of compliance with the Municipal Code, etc. A formal application has not been submitted for the proposed project yet.

The applicant has scheduled a virtual community meeting to be held on September 30 at 6pm. I wanted to let you know about the upcoming community meeting which is to discuss the proposed project, ask questions and provide feedback. You will receive a postcard in the mail and also see a notice sign posted on the property. Please see the following link to the new project webpage with the SB330 plan set:
https://www.cityofsantacruz.com/government/city-departments/planning-and-communitydevelopment/planning-division/active-planning-applications-and-status/significant-projectapplications/1811-1815-1819-mission-street The zoom link to join the community meeting will be posted on the above-linked project webpage. If you want to stay notified regarding the project, please sign up for notifications.

The proposed project is to combine the three lots and construct a six-story mixed-use development with a partial rooftop deck, ground floor commercial space and 68 residential units.

Please let me know if you have any questions. I cc’d the applicant to this email if you have any questions as well.

Best regards,
Rina
Rina Zhou, RPP, MCIP
Associate Planner II
City of Santa Cruz | Planning and Community Development 809 Center Street, Room 101, Santa Cruz, CA 95060
Main: 831-420-5110 | Direct: 831-420-5104
Email: [email protected]
Web: www.cityofsantacruz.com

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From: David Mintz
To: Rina Zhou
Subject: 1811,15,19 Mission
Date: Tuesday, September 17, 2024 12:07:15 PM
****CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.**** Hi
We live by these places and are in favor of their being built. ‘We trust the city to make sure there is parking or that the new people in these units do not have cars, as the local areas will be hugely and negatively affected.

We also trust that the city will assure that these units accept Section8 Vouchers and work to assure that they serve people who need affordable housing.

It would be spectacular if the city would be transparent and publish the statistics on the people who are living in all the new places and assure the residents that the city is providing for people with Section8 vouchers and are providing for people who need affordable housing.

Please do be proactive in publishing these statistics so that all of us who support new housing can be proud to know that people who need and deserve housing are getting it. it would be great to have regularly published statistics about all the new building. I do not mean to have names, but to have total statistics…. We do not want to read a Steven Kessler article about how nobody in these places need the housing or we are not serving the needy or that they are simply filled to overcrowding with UCSC students. Please be proactive and let us see the details.

Thanks for actions that make the world a better place .....

Jan and David Mintz
319 Younglove Ave. Santa Cruz, CA. 95060
714 351 3836
originally inhabited by the Uypi people, yet today the Amah Mutsun Tribal Band have graciously accepted stewardship responsibility of the land that we reside on.

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From: green bean
To: Rina Zhou; [email protected]
Cc: Green Bean
Subject: 1811-1819 Mission St.

Date: Tuesday, January 28, 2025 2:00:53 PM
****CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.**** HelloTo: Rina Zhou and Jessica -
I am a neighbor of the project at 1811-1819 Mission St. My wife and I own and live at 715 Mission St.

I strongly support this project!
This is exactly what the Westside needs!
And its what the city needs - more development of the west side and the Mission St. Corridor.

The City needs alot more rental units, and higher density, and this project provides that.

This project will benefit the westside, the City, people who rent, and its neighbors on the Mission St.

Corridor.

Please approve this project!
Thank You!
-David Kelman, 715 Mission St. Santa Cruz Ca 95060
"LOVE WHAT YOU DO AND DO GREAT WORK." -- STEVE JOBS

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From: [email protected]
To: Rina Zhou
Cc: [email protected]; Shebreh Kalantari-Johnson
Subject: 1811-1819 Mission St - Thank you for Posting Answers from Workbench Date: Friday, November 15, 2024 3:06:57 PM
Attachments: image001.png
image002.png
image003.png
image004.png
image005.png
CommunityMtg-QnA-ResponsesfromWorkbench.pdf
****CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.**** Hi Rina,
Thank you for sharing Workbench's answers to questions raised at the Community Meeting of 30-SEP-2024. I'm attaching it to this email and have noticed that it's posted on the city's Project Webpage [1811-1815-1819-mission-street] as 'Q&A - Responses from Applicant'.

The following questions remain unanswered:

15. What's going to be done to protect the privacy of children in the yards visible from the building?

20. How will first-responders access the back of the building, especially when all other approaches are blocked?

23. How will upper-floor residents evacuate the building if interior stairwells are blocked and elevators are not-operational?

54. Is there a plan for bike lanes?
I hope these questions will be explicitly answered in the formal set of plans that Workbench submits to the city.
thank you again,
--Bruce Thomas
p.s. I'm bcc-ing the Dufour and Palm street neighbors this to share this information with all neighbors.

On 2024-11-14 14:06, Rina Zhou wrote:

Hi Bruce,
Thanks for following up! To clarify, Jamileh said on November 7 that they were working on responding to the questions. I just received responses to the questions yesterday and have forwarded the responses to our Admin team who will post them to the project webpage today.

Please see attached for the responses from Workbench.

Best regards,
Rina

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Rina Zhou, RPP, MCIP
Senior Planner
City of Santa Cruz | Planning and Community Development 809 Center Street, Room 101, Santa Cruz, CA 95060
Main: 831-420-5110 | Direct: 831-420-5104
Email:[email protected]
Web: www.cityofsantacruz.com
From: [email protected] <[email protected]>
Sent: Wednesday, November 13, 2024 2:50 PM
To: Rina Zhou <[email protected]>
Cc: [email protected]; Shebreh Kalantari-Johnson <[email protected]> Subject: re: 1811-1819 Mission St - When Will Answers be Posted? ****CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.**** Hi Rina,
Thank you for the parking permit links and Gaven Hussey's contact information. FYI, I get a busy signal every time I try to call Gaven.

The Dufour and Palm street neighbors are eager to get answers to all of the questions raised at the community meeting of September 30. On November 7 (during our face-toface meeting) Jamileh from Workbench said she has sent you answers. When will the answers from Workbench get posted on the city's website for 1811-1819 Mission St? Please let us know.

I'm bcc-ing the Dufour and Palm St neighbors on this.
sincerely,
--Bruce Thomas
On 2024-11-12 17:41, Rina Zhou wrote:

Hi Bruce,
To provide some more information regarding the permit parking program, below are links to Municipal Code Chapter 10.41 regarding Citywide Permit Parking, as well as the residential parking permit program webpage. Gaven Hussey, the Parking Program Manager, would be the best point of contact regarding starting a neighborhood permit parking program, the process, how to apply, and whether residents of the new proposed building would be allowed to purchase parking permits or if they could be excluded from that. The permit parking program process is one that neighbors can initiate and apply for through the Public Works Department. Gaven can be

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reached at 831-420-5184 or [email protected].
https://www.cityofsantacruz.com/government/city-departments/public-works/parkingservices/residential-parking-permit-program https://www.codepublishing.com/CA/SantaCruz/#!/SantaCruz10/SantaCruz1041.html#10.41 Please let me know if you have any questions.

Best regards,
Rina
Rina Zhou, RPP, MCIP
Senior Planner
City of Santa Cruz | Planning and Community Development 809 Center Street, Room 101, Santa Cruz, CA 95060
Main: 831-420-5110 | Direct: 831-420-5104
Email:[email protected]
Web: www.cityofsantacruz.com
From: Rina Zhou
Sent: Monday, November 4, 2024 4:15 PM
To: [email protected]
Cc: Shebreh Kalantari-Johnson <[email protected]>; Gaven Hussey <[email protected]>
Subject: RE: 1811-1819 Mission St
Hi Bruce,
Thank you for your email and I understand the urgency in having your questions answered in a timely fashion. At this time, because the applicant has not submitted a formal application, there are still many details that are unknown to the City. Per SB330, the City is not allowed to require that the applicant provide more information to review as long as the project meets a prescriptive list of requirements. Once the formal application is submitted, it will be posted to the project webpage and City departments will be routed the plans for review. I’m happy to discuss your questions with you once we have more information.

I believe that the example question you copied below was part of a larger group of questions about the “neighborhood parking scheme” that was presented by the applicant, so it’s appropriate for the applicant to provide some more details on what they presented. The process for establishing a neighborhood permit parking program is one that needs to be initiated by residents, with a percentage of the neighborhood needing to agree to the program. The Public

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Works Department will be able to provide more information regarding this since it is a program that is submitted to the Public Works Department. I cc’d Gaven Hussey to this email since he is the contact for starting a new permit parking program and will be able to answer your questions about whether residents of the new proposed building would be allowed to purchase parking permits or if they could be excluded from that.

Gaven, please see the full questions copied below. Can you please respond? Will residents of this building be allowed to get street parking permits for the surrounding buildings? Will residents of the new building be allowed to purchase parking permits given that one side of the building falls along Dufour Street? If so, how many permits will they be allowed to purchase?
Please let me know if you have any questions.

Best regards,
Rina
Rina Zhou, RPP, MCIP
Senior Planner
City of Santa Cruz | Planning and Community Development 809 Center Street, Room 101, Santa Cruz, CA 95060
Main: 831-420-5110 | Direct: 831-420-5104
Email:[email protected]
Web: www.cityofsantacruz.com
From: [email protected] <[email protected]>
Sent: Monday, November 4, 2024 2:02 PM
To: Rina Zhou <[email protected]>
Cc: [email protected]; Shebreh Kalantari-Johnson <[email protected]> Subject: Re: 1811-1819 Mission St
****CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.**** Hi Rina,
The new "QA Summary" leaves the majority of the questions unanswered. This project will have a significant impact on many community members and AB330 only allows a small number of public meetings so the community is eager to have our questions answered in a timely fashion.

Specific questions, e.g. "Will residents of the new building be allowed to purchase parking permits given that one side of the building falls along Dufour Street?" can only be answered by the city. It is disappointing that questions such as this remain

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unanswered.

I'm bcc-ing Dufour and Palm street neighbors on this, and attaching a copy of the newly posted "QA Summary" for the neighbors to review immediately. sincerely,
--Bruce Thomas
On 2024-11-04 12:29, Rina Zhou wrote:

Hi Bruce,
I hope you’re keeping well and that you had a nice Halloween! Responses to the Q&A questions have been posted to the project webpage:
https://www.cityofsantacruz.com/home/showpublisheddocument/102205 There are some specific questions that I forwarded to the applicant for a response to, and once received, a follow-up to those questions will also be posted. I’ll let you know.

Please let me know if you have any questions regarding the linked document.

Thank you!
Rina
Rina Zhou, RPP, MCIP
Senior Planner
City of Santa Cruz | Planning and Community Development 809 Center Street, Room 101, Santa Cruz, CA 95060
Main: 831-420-5110 | Direct: 831-420-5104
Email:[email protected]
Web: www.cityofsantacruz.com

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From: [email protected]
To: Rina Zhou
Subject: 1811, 1815, 1819 Mission Street - Question/Comment Received Date: Thursday, July 3, 2025 6:36:38 PM
A new entry to a form/survey has been submitted.

Form Name: 1811, 1815, 1819 Mission Street - Significant Project Date & Time: 07/03/2025 6:36 PM
Response #: 49
Submitter ID: 117393
IP address: 2601:647:cd00:7810:5dd3:39a6:2a8d:460f
Time to complete: 10 min. , 25 sec.

Survey Details