Agenda packet — Santa Cruz City Council, August 11, 2026 (part 4 of 4)

_________________________________________ ___________________ Signature of Building Contractor Date

8. Prior to issuance of the first building or grading permit, the applicant’s team (including property ownership representatives, architect, civil engineer, geologist, geotechnical engineer, contractor, and project arborist) shall meet with City Staff to ensure that all parties understand and agree to the Conditions of Approval.

9. 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.

10. 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.

11. All requirements of the Building, Fire, Parks, Public Works and Water Departments shall be completed prior to occupancy and continuously maintained thereafter.

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

13. Plans submitted for building permit issuance shall include electric vehicle charging stations as required per Section 24.12.241 of the Zoning Ordinance, and accessible parking as required under state law.

14. Plans submitted for building permit issuance shall show all exterior site lighting locations and fixture details. All exterior building lighting shall be shielded and contained in a downward direction. No exterior lighting shall produce off-site glare.

15. Landscape and irrigation plans shall be submitted at the time of the building permit application and will be reviewed by both the Planning Department and Water Department. The landscape and irrigation plans shall demonstrate compliance with all requirements of the City’s WaterEfficient Landscaping Ordinance in Chapter 16.16 of the Santa Cruz Municipal Code prior to issuance of the building permit.

16. All landscaping, including all replacement trees, shall be installed prior to issuance of occupancy permits (including temporary occupancy).

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17. 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.

18. Plans submitted for building permit issuance shall be internally consistent and indicate that fourteen (14) heritage trees shall be removed, including revision of sheet LC-1.

19. All trees shall be a minimum 15-gallon size. The fourteen heritage trees to be removed shall be replaced by either three 15-gallon or one 24-inch size tree pursuant to Santa Cruz City Council Resolution No. NS-30,072. Building permit plans shall be revised to demonstrate compliance with heritage tree replacement requirements.

20. Throughout construction, the applicant shall implement all recommendations of the Arborist report prepared by Kurt Fouts dated November 2021 and updated December 2025.

21. A qualified arborist must conduct an inspection of the site upon installation of tree protection fencing, prior to issuance of the first grading permit, and prior to pouring of the foundation to ensure tree protection measures and maintenance care are provided. A copy of the inspection letter, including recommendations for modifications to tree care or construction activity to maintain tree health, shall be provided to the Director of Planning and Community Development or his/her designee following each inspection. If the Planning Department receives complaints that tree protection measures are not implemented throughout the construction process, additional inspection(s) from the project arborist may be required.

22. In the event one or more of the preserved heritage tree(s) are not maintained and damage has occurred due to construction activity, a stop work order will be issued on the subject property.

Prior to commencement of construction, the applicant must submit an arborist report describing any measures necessary to restore the health of the impacted tree(s) to the Department of Planning and Community Development and City Arborist for review and approval.

23. During pre-construction and construction activities, any removal of additional heritage trees due to changes in the proposed plan or failure to implement appropriate tree protection measures shall require approval of a Heritage Tree Removal Permit pursuant to the requirements of Chapter 9 of the Santa Cruz Municipal Code, Preservation of Heritage Trees and Heritage Shrubs, and shall be replaced at an enhanced ratio of either four 15-gallon trees or two 24-inch sized trees.

24. During pre-construction and construction activities, should any heritage tree experience decline and require removal due to causes unrelated to construction activities (as determined by the City Arborist), a heritage tree removal permit shall be obtained pursuant to the requirements of Chapter 9 of the Santa Cruz Municipal Code, Preservation of Heritage Trees and Heritage Shrubs, and the tree(s) shall be replaced at the City’s standard replacement ratio of one 24-inch sized or three 15-gallon tree for each Heritage tree removed.

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25. The final building permit plans shall show the number, size, location, and species of the replacement trees subject to approval by the City Urban Forester.

26. The project shall provide 108 bike parking spaces, including 96 Class 1 spaces and 12 Class 2 spaces. Bike parking shall be provided in accordance with Section 24.12.250-252 of the City's Zoning Ordinance.

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

28. Storm drain and stormwater retention facilities that span both lots (001-022-44 and -45) shall be covered by easement(s). These easements shall be shown on the final map and easement language shall be approved by the Planning, Public Works, and Water Departments prior to final map recordation. Easements encompassing storm drain or stormwater retention facilities that cross property lines shall be recorded at the time of final map recordation.

29. 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.

30. 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, if grading or other ground-disturbing construction activities are to occur between October and April. Erosion control plans are subject to the requirements of the Public Works Department.

31. 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.

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32. Handicap access shall be provided in accordance with California Building Code.

33. 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.

34. Prior to issuance of a building permit, the applicant shall provide documentation confirming that all mechanical equipment comply with the City’s noise standards.

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

24.16.010 of the Zoning Ordinance. The Participation Agreement establishing compliance with inclusionary housing requirements has been entered into and recorded, however, this agreement must be amended and recorded prior to Building Permit issuance. The Participation Agreement shall include, but not be limited to, the following: (1) Restrict four studio units to very low-income households in perpetuity, which shall satisfy the City’s inclusionary requirement and qualify the project for the initial density bonus; (2) Restrict four additional studio units to moderate-income households for a term of 55 years; (3) Restrict 10 bedrooms within co-living units to low-income occupants in perpetuity.

Applicable fees will be assessed to amend this agreement. For the 10 inclusionary bedrooms at low income, the applicant has voluntarily set rents at a maximum of 30% of 80% AMI for a single individual in the county, as published by HCD. In addition to complying with the City’s inclusionary ordinance, which restricts affordability of units in perpetuity, the Participation Agreement shall also document and require the affordability restrictions associated with the granting of the applicant’s density bonus request, as specified in the staff report.

36. Construction activity resulting in a land disturbance of one acre or more, or less than one acre but part of a larger common plan of development or sale must obtain the Construction Activities Storm Water General Permit (2009-0009-DWQ Permit). Construction activity includes clearing, grading, excavation, stockpiling, and reconstruction of existing facilities involving removal and replacement. Construction activity does not include routine maintenance such as maintenance of original line and grade, hydraulic capacity, or original purpose of the facility.

37. The applicant shall be responsible for filing a Notice of Intent (NOI) with the State Regional Water Quality Control Board (RWQCB) and for developing a Storm Water Pollution Prevention Plan (SWPPP) prior to commencement of any soil disturbing activities at the site.

Prior to issuance of a building permit, the applicant shall provide the City with proof of coverage under the state’s Construction Activities Storm Water General Permit, including a copy of the letter of receipt and Waste Discharger Identification (WDID) number issued by

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the State Regional Water Quality Control Board (SWQCB) that acknowledges the applicant’s submittal of a complete Notice of Intent (NOI) package.

38. 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 from or in any way related to this Project.
b. Applicant and Property Owner agree to defend, indemnify, and hold harmless City, its officials, officers, employees, attorneys, and agents (“City Parties”) from and against any and all claims, demands, actions, and proceedings (collectively, “Actions”) brought against the City, its officials, officers, employees, attorneys, or agents to attack, set aside, void, or otherwise modify the decision on the Project, permit decision, or environmental review related to the Project; or Actions alleging failure to comply with the requirements of any federal, state, or local laws, including, but not limited to, CEQA, general plan, or zoning requirements related to the Project.

The defense and indemnification obligation includes reimbursing the City for any and all costs incurred in connection with such Actions, including but not limited to, costs of suit, expenses, payment of attorney’s fees, City staff costs, court costs, damages, liabilities, judgments, and settlement costs.
c. Applicant and Property Owner shall also defend, indemnify and hold harmless City Parties for all costs incurred in additional investigation of or study of, or for supplementing, redrafting, revising, or amending any document (such as an EIR, negative declaration, specific plan, general plan amendment, or ordinance) if made necessary by said Actions and if the Applicant or Property Owner seeks to pursue securing such approvals and/or clearances, after initiation of the Actions, which are conditioned on the approval of these documents.
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,

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all of the City Attorney’s Office fees and costs, and City staff costs, shall be paid by the Applicant and/or Property Owner.
f. In the event that Applicant and/or Property Owner is required to defend City in connection with any Actions, City shall retain the right to reasonably approve: the counsel to so defend City; all significant decisions concerning the manner in which the defense is conducted; and any and all settlements, which approval shall not be unreasonably withheld but which is contingent on the approval of the City council. g. Applicant and Property Owner agree to reimburse and indemnify the City for all of City’s costs, fees, including attorney’s fees and costs, staff costs, and damages incurred in enforcing these provisions to defend, hold harmless, and indemnify the City Parties.
h. Applicant’s and Property Owner’s duty to indemnify and hold harmless shall not apply to the extent such Actions or Losses are caused by the gross negligence or willful misconduct of the City Parties. Applicant’s and Property Owner’s obligation to defend shall arise regardless of any claim or assertion that City Parties caused or contributed to the Losses.
i. The obligations of Applicant and Property to defend, indemnify, and hold harmless the City Parties, are joint and several.
j. The obligations in this section shall survive the expiration or termination of these Conditions of Approval.

39. Prior to the issuance of a building permit, the following non-impact fees shall be paid:
a. The applicant shall pay the Quimby park dedication fees pursuant to Chapter 23.28 of the City of Santa Cruz Municipal Code based on the final building permit plans. b. 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

40. Prior to temporary or final occupancy, the following fees shall be paid:
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.

41. All best management practices noted in the June 2019 Biotic Assessment, prepared by EcoSystems West Consulting Group shall be implemented for the duration of the construction period.

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42. Pursuant to the recommendations of the project biologist, EcoSystems West Consulting Group, if project site work occurs anytime between February 1 and August 31, the applicant shall submit documentation of a pre-construction nesting bird survey by a qualified biologist prior to the start of work. The survey shall be completed no more than seven days before the start of any project construction activities on the site (including tree removal, clearing, and excavation) and shall include observations of any nesting activities on the site. Site work may commence once the Planning Department has accepted the report and confirmed that there are no nesting birds on the site or that an appropriate buffer zone around any active nests has been recommended by the biologist and physically established on the site.

43. Pursuant to the recommendations of the project biologist, EcoSystems West Consulting Group, all project site work, including tree removal, shall occur outside of the monarch butterfly and western red bat roosting seasons (September 15 through November 15). The applicant shall submit documentation of a pre-construction roosting of monarch butterflies, dusky- footed woodrats, and western red bats on site prepared by a qualified biologist prior to issuance of the first grading or building permit associated with the project. The survey shall be completed no more than seven days before the start of any construction activities on the site (including tree removal, clearing, and excavation and shall include observations of any roosting activities on the site. Site work may commence once the Planning Department has accepted the report and confirmed that there are no roosting or nesting monarchs, dusky-footed woodrats, or western red bats on the site, or that an appropriate buffer zone around any active roosting/nesting areas has been recommended by the biologist and physically established on the site.

44. 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 the building permit’s final inspection) and will be activated automatically after five years.

45. All civil plan sheets of the building permit submittal be stamped by a licensed civil engineer.

46. Prior to issuance of the first building or grading permit, the applicant shall submit to the City a letter from the project Geotechnical Engineer of Record, Becky Dees of Dees and Associates, Inc. indicating that all geotechnical recommendations have been addressed and incorporated into the building permit plan submittal. Additionally, prior to issuance of a certificate of occupancy for the first unit, the applicant shall submit to the City a letter from project Geotechnical Engineer of Record indicating that the project has been constructed in accordance with all geotechnical recommendations. If the Geotechnical Engineer of Record is unable to complete this work, the Director of Planning and Community Development or his/her designee shall have the authority to review the qualifications and approve of an alternative Geotechnical Engineer to complete the required work.

47. Prior to issuance of the first building or grading permit, the applicant shall submit to the City a letter from the project Geologist of Record, Erik Zinn of Pacific Crest Engineering indicating

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that all geological recommendations have been addressed and incorporated into the building permit plan submittal. Pursuant to the recommendations of the Geological Plan Review Letter prepared by Pacific Crest Engineering, dated June 29, 2023, a qualified geologist from Pacific Crest Engineering shall be present onsite to observe any excavations performed as part of the construction activities. Additionally, prior to issuance of a certificate of occupancy for the first unit, the applicant shall submit to the City a letter from project Geologist of Record indicating that the project has been constructed in accordance with all geological recommendations. If the Geologist of Record is unable to complete this work, the Director of Planning and Community Development or his/her designee shall have the authority to review the qualifications and approve of an alternative Geologist to complete the required work.

48. 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.

49. A construction management and access plan shall be submitted to the Department of Planning and Community Development and Public Works prior to issuance of the building permit. The construction management and access plan shall show proposed staging areas of construction equipment and include information as to how construction vehicles will access and exit the site. To reduce impacts to the adjacent Westlake Elementary, the eastern driveway shall be used to provide construction access to and from the site whenever possible. To minimize traffic impacts along High Street and other residential streets in the vicinity, construction vehicles shall prioritize the use of Bay Drive to access the site when possible.

50. The applicant shall identify a “Neighbor Liaison” to provide a single point of contact to field any construction-related questions, concerns, or complaints. The “Neighbor Liaison” contact information shall be posted onsite, near the project frontage visible from the public right-ofway for the duration of construction activities. Prior to issuance of the building permit, the applicant shall: (1) provide a draft “Neighbor Liaison” contact information to the Department of Planning and Community Development; and (2) provide evidence that the “Neighbor Liaison” sign has been posted onsite.

51. If the development will include common laundry facilities, all washing machines provided for common use among tenants shall be equipped with microplastic filters to reduce plastic pollution. Plans submitted for building permit issuance shall show such features. 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.

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52. If the development includes in-unit washing machines, all washing machines provided by the owner for private use by tenants shall be equipped with microplastic filters to reduce plastic pollution. Plans submitted for building permit issuance shall show such features. Building owners shall be responsible for alerting tenants as part of the lease or rental agreement, with affirmative recognition by tenants through required initialing on the lease or agreement, that the microplastic filters require regular cleaning per the manufacturer’s specifications, which must be provided by the property owner, and that the filter contents shall not be disposed of in drains but rather in trash cans (or in recycling, should municipal facilities become equipped for and readily available to recycle such materials in the future). Building owners/managers shall also provide and keep record of written reminders to tenants of the filter cleaning need and waste disposal direction no less than once every other month.

53. Prior to building permit issuance, 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.

54. Prior to building permit issuance, the applicant shall obtain a Will-Serve Letter from the Public Works Department. Plans shall show the proposed development connecting to the City sanitary sewer system at manhole M7SM108. To establish this connection, the project shall extend the sanitary sewer mainline within the public right of way to reach the project frontage. The applicant would also have the option to connect at manhole M7-SM304 if capacity was available at the time of connection and service.

As part of the will-serve approval process, the City requires sanitary sewer flow modeling to evaluate the project’s impact on the existing downstream sewer infrastructure. The modeling shall:
 Determine whether available system capacity is sufficient for the proposed development, and
 Identify any required system upgrades and the project’s corresponding fair share contribution.

The project engineer of record may provide the development’s peak sanitary sewer flow (GPM) for modeling purposes or may utilize the City’s wastewater discharge table to calculate the projected flow.

28.36 PROJECT DIRECTORY

ARCHITECT

WORKBENCH

JAMILEH CANNON
CONTACT: JESSICA PRESLEY
189 WALNUT AVE.

SANTA CRUZ, CA 95060
P: 831.227.2217
E: [email protected]
APPLICANT/ 99 YEAR GROUND
LESSOR

ENVISION PEACE VILLAGE, LLC
CONTACT: CLAY TOMBS
189 WALNUT AVE.

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

CONTRACTOR
TBD
CIVIL
C2G/CIVIL CONSULTANTS GROUP INC.

CONTACT: DAVID DAUPHIN
4444 SCOTTS VALLEY DRIVE, SUITE 6,
SCOTTS VALLEY, CA 95066-4529
P: 831.438.4420
E: [email protected]

LANDSCAPE

FORM/WORK LANDSCAPE

ARCHITECTURE
CONTACT: MICHAEL VAIL, ASLA
2585 UNIVERSITY AVE.

SAN DIEGO, CA 92104
P: 619.269.4423
E: [email protected]

GEOTECHNICAL
DEES & ASSOCIATES, INC.
501 MISSION STREET, SUITE 8A
SANTA CRUZ, CA 95060
P: 831.427.1770
E: [email protected]

GEOLOGY

ZINN GEOLOGY
2231 40TH AVENUE
SANTA CRUZ, CA 95062
P: 831.334.4833
E: [email protected]

ARBORIST

KURT FOUTS
826 MONTEREY AVENUE
CAPITOLA, CA 95010
P: 831.359.3607
E: [email protected]

PROPERTY OWNER

PEACE VILLAGE HOUSING, LLC

JAMES WELLER
900 HIGH ST
SANTA CRUZ CA 95060
P: 510.325.1361
E: [email protected]
A101 1
SIM
1t 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

KEYEDNOTE 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

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

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
5/13/2026 2:04:51 PM
GP0.01

COVER SHEET INDEX
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45

ENVISION PEACE VILLAGE
MAJOR MODIFICATION REVISION 01

05.12.2026
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
5 SB330 PRE APPLICAITON 10.13.2025
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026

GENERAL
GP0.01 COVER SHEET INDEX
GP0.02 PROJECT INFO
GP0.03 EXISTING SITE PHOTOS
GP0.04 OPEN SPACE EXHIBIT
GP0.05 RENDERING & 3D EXHIBITS
GP0.06 RENDERING & 3D EXHIBITS
GP0.07 RENDERING & 3D EXHIBITS
GP0.08 RENDERING & 3D EXHIBITS
GP0.09 SHADOW STUDY
GP0.10 DEMO SITE PLAN
GP0.11 SITE PLAN
GP0.12 SITE SECTIONS
GP0.13 RECORDED EASEMENTS
GP0.31 CALGREEN MANDATORY CHECKLIST
GP0.32 CALGREEN MANDATORY CHECKLIST
GP0.33 SANTA CRUZ GREENPOINT RATING

CHECKLIST
CIVIL
C0.1 TENTATIVE MAP
C1.1 EXISTING SITE & DEMOLITION PLAN
C1.2 SIGNAGE & STRIPING PLAN
C2.1 SITE IMPROVEMENTS
C2.2 SITE IMPROVEMENTS
C3.1 UTILITY PLAN
C3.2 UTILITY PLAN
C4.1 GRADING PLAN
C4.2 GRADING PLAN
C4.3 SECTIONS
C4.4 DRIVEWAY PROFILE
C5.1 STORM WATER CONTROL PLAN
C6.1 EROSION CONTROL PLAN
C7.1 DETAILS
C7.2 DETAILS
C7.3 DETAILS
C7.4 DETAILS

ARCHITECTURAL
AP1.01 PROPOSED LEVEL 1 PLAN
AP1.02 PROPOSED LEVEL 2-4 PLAN
AP1.05 PROPOSED LEVEL 5 PLAN
AP1.06 PROPOSED ROOF PLAN
AP3.01 PROPOSED ELEVATIONS
AP3.02 PROPOSED ELEVATIONS
AP4.01 BUILDING SECTIONS
AP5.01 ENLARGED WALL SECTIONS
AP9.02 BICYCLE PARKING INFO

LANDSCAPE
LC-1 PRELIMINARY LANDSCAPE PLAN
LC-2 SUPPLEMENTAL LANDSCAPE EXHIBITS
LC-3 LANDSCAPE LIGHTING PLAN
6 6

CODE INFORMATION

1. 2025 CALIFORNIA BUILDING CODE

2. 2025 CALIFORNIA RESIDENTIAL CODE

3. 2025 CALIFORNIA ELECTRICAL CODE

4. 2025 CALIFORNIA PLUMBING CODE

5. 2025 CALIFORNIA MECHANICAL CODE

6. 2025 CALIFORNIA FIRE CODE

7. 2025 CALIFORNIA GREEN BUILDING STANDARDS

8. 2025 CALIFORNIA ENERGY CODE

9. CITY OF SANTA CRUZ CODE AMENDMENTS
7 28.37

PROJECT DATA
APN: 001-022-45
ADDRESS: 900 B HIGH ST.

ZONING DISTRICT: R-1-10
LAND USE DESIGNATION: LOW DENSITY RESIDENTIAL
COASTAL ZONE: NO

GENERAL PLAN LAND USE
DESIGNATION DENSITY: 10 DUA
OCCUPANCY GROUP: R-2
BUILDING CONSTRUCTION TYPE: III-A
BUILDING SPRINKLERED: YES
PARCEL AREA: 97,122 SF
PARCEL ACREAGE: 2.23 ACRES

ASSESSORS MAP ZONING MAP

SUBJECT

PROPERTY

SCOPE OF WORK
WORKBENCH AND ENVISION PEACE VILLAGE, LLC PLAN TO BUILD 47 UNITS OF HOUSING AT 900 B HIGH ST. THE UNITS WILL BE A MIX OF STUDIO, 1, 2, 3 , 5, & 6 BEDROOM UNITS. THE 5 AND 6 BEDROOM UNITS WILL SHARE LARGER AMENITY SPACES ON EACH LEVEL. THE LOUNGE AND 5TH FLOOR AMENITY SPACE WITH A SMALL ROOF DECK WILL BE FOR ALL TENANTS.

THE DOUBLE LOADED CORRIDOR BUILDING WILL BE APPROXIMATELY 55,931 SQUARE FEET WILL BE 5 STORIES OF TYPE III-A CONSTRUCTION.

THE PARCEL HAS BEEN SPLIT INTO TWO PARCELS, WITH PARCEL B CONTAINING THE PROPOSED NEW BUILDING AND EASEMENTS FOR ACCESS, UTILITIES, AND PARKING RECORDED ON PARCEL A.

THIS PROJECT IS PRIVATELY FUNDED AND SHALL BE SUBJECT TO THE REQUIREMENTS OF CBC 11A & 11B

CONTEXT & MOBILITY

BUS STOP, TYP

BUS STOP, TYP
HIGH ST.

HIGH ST. HIGH ST.

BAY DR.

MOORE ST.

ROUTE 10
ROUTE 12
ROUTE 15 (LOOP)
ROUTE 16
ROUTE 19 (LOOP)
ROUTE 20
ROUTE 41
ROUTE 42

PLANNING CODE NOTES

BUILDING HEIGHT PER
R-1-10 ZONING
(SCMC 24.10.350)
REQUIRED: PRINCIPAL: 2 1/2 STORIES & 30'
ACCESSORY: 1 STORY & 15'
SINGLE-STORY STRUCTURE: N/A
ALLOWABLE: 30'
PROVIDED: 60'-0"
(SDBL WAIVER)

BICYCLE PARKING

24.12.250(2)(A)

24.12.250(2)(B)
SEE AP9.02 F0R MORE

INFO ON BICYCLE PARKING
REQUIRED: 60 TOTAL SPACES
48 CLASS-I SPACES RESIDENTIAL (1 SPACE / UNIT)
OF WHICH 3 LARGE BIKE CLASS I (5%)
12 CLASS-II SPACES RESIDENTIAL (1 SPACE / 4 UNITS)
OF WHICH 1 CLASS-II LARGE BIKE SPACE (5%)
PROVIDED: 108 SPACES
91 CLASS-I SPACES
5 LARGE BIKE - CLASS I
11 CLASS-II SPACES
1 CLASS-II LARGE BIKE
SETBACKS PER R-1-10
ZONING
SETBACKS:
(13.10.323)
FRONT: 25'
SIDE: 10'
REAR: 30'

SEE PLANS FOR SETBACKS PROVIDED (SDBL WAIVER)
PARKING QUALIFIES FOR AB2097 & AB1851, SEE SUPPLEMENTAL DOCUMENTATION REQUIRED:

CHURCH - 72 SPACES REQUIRED
(1 SPACE PER 3.5 SEATS)
PRESCHOOL - 12 SPACES REQUIRED
(1 SPACE PER EMPLOYEE)
CURRENT 1 BR RESIDENCE - 1 SPACE REQUIRED
RESIDENTIAL - 4 SPACES REQUIRED
(SEE BELOW FOR EV & ACCESSIBLE REQUIREMENTS)

ADDITIONAL SITE CONDITIONS
USABLE OPEN SPACE REQUIRED: NONE DUE TO R-1-10 ZONING
PROVIDED COMMON OPEN SPACE: 2,571 SF
PROVIDED PRIVATE OPEN SPACE: 2,009 SF
SEE SHEET GP0.04 FOR OPEN SPACE EXHIBIT
REQUIRED:
3 EV CHARGING INSTALLED SPACES, OF WHICH 1 IS ACCESSIBLE (5% OF 60 RESIDENTIAL SPACES THAT WOULD BE REQUIRED WITHOUT AB2097) PROVIDED:

AT LEAST 119 TOTAL SPACES ON TWO PARCELS
INCLUDES 2 ACCESSIBLE SPACES ON NEW PARCEL SERVING RESIDENCE (1 IS EV) INCLUDES 3 EV CHARGING INSTALLED SPACES ON NEW PARCEL
INCLUDES 1 SPACE RESERVED FOR EXISTING RESIDENCE
INCLUDES 12 SPACES RESERVED DURING OPERATNG HOURS FOR PRESCHOOL USE INCLUDES AT LEAST 104 TOTAL SPACES FOR USES OTHER THAN PRESCHOOL &

EXISTING RESIDENCE
THE PROJECT IS LOCATED WITHIN ½ MILE OF A MAJOR TRANSIT STOP AS DEFINED IN SECTION 21155 OF THE PUBLIC RESOURCES CODE, AND IN ACCORDANCE WITH GOV. CODE § 65863.2 (AKA AB 2097) THE JURISDICTION SHALL NOT IMPOSE OR ENFORCE ANY MINIMUM AUTOMOBILE PARKING REQUIREMENT.

THIS APPLIES TO ALL TYPES OF USES, NOT ONLY THE HOUSING PROJECT.

ANY PARKING PROVIDED IS ENTIRELY AT THE DISCRETION OF THE PROPERTY OWNER, AND NEED ONLY COMPLY WITH STATE AND FEDERAL LAW.

PROPOSED:

REQUIRED:
2 ACCESSIBLE SPACES, OF WHICH 1 IS VAN ACCESSIBLE AND 1 IS EV CHARGING INSTALLED (2% OF THE 60 RESIDENTIAL SPACES THAT WOULD BE REQUIRED WITHOUT AB2097) POINT SOURCE AIR/WATER POLLUTANTS: NO
VERY HIGH FIRE SEVERITY ZONE: NO, PER CAL FIRE 2022 FIRE HAZARD SEVERITY

ZONE MAP
WETLANDS: NO, PER US FISH AND WILDIFE NATIONAL

WETLANDS INVENTORY
HAZARDOUS WASTE SITE: NO, PER DTSC HAZERDOUS WASTE SITE LIST

SPECIAL FLOOD HAZARD AREA SUBJECT
TO INUNDATION BY 100-YEAR FLOOD: NO, PER CITY G.I.S
DELINEATED EARTHQUAKE FAULT ZONE: NO, PER USGS EARTHQUAKE FAULT ZONE MAP HISTORIC/CULTURAL RESOURCES: YES, PER ARCHEOLOGICAL REPORT BY ALBION &

DPR FORM ON FILE AT THE CITY OF SANTA CRUZ
SPECIES OF CONCERN: NO, PER BIOTIC REPORT BY ECOSYSTEMS WEST &

MONARCH BUTTERFLIES SURVEY
RECORDED PUBLIC EASEMENTS: NO, PER CITY G.I.S AND APN DATA COASTAL ZONE: NO, PER CITY G.I.S
STREAM OR OTHER RESOURCE: NO, PER CITY G.I.S AND CALFIFORNIA FISH AND

GAME STREAM MAP

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
DENSITY:

PER SANTA CRUZ

GENERAL PLAN
LOW DENSITY RESIDENTIAL (1.1-10 DU/AC)
EXISTING PARCEL SIZE: 97,139 SF
EXISTING PARCEL ACREAGE: 2.23
24 BASE DENSITY UNITS ALLOWED
47 PROVIDED
7 7
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.

ISSUES/ REVISIONS
APN number
DRAFT: NOT FOR

CONSTRUCTION
NTS
5/13/2026 2:04:51 PM
GP0.02

PROJECT INFO
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45

BUILDING GROSS AREA PROJECT - UNIT COUNT

UNIT TYPE COUNT
STUDIO 24
1 BR 1 BA 2
2 BR 2 BA 5
3 BR 1 BA 3
3 BR 1.5 BA 4
5 BR 2.5 BA CO-LIVING UNIT 4
6 BR 3 BA CO-LIVING UNIT 5
47 Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
5 SB330 PRE APPLICAITON 10.13.2025
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 6
6 6
6 LEVEL RESIDENTIAL CIRCULATION

VERTICAL
CIRCULATION SERVICE/MECH.

BIKE

PARKING AMENITY TOTALS
LEVEL 1 3,599 SF 1,828 SF 434 SF 1,554 SF 1,025 SF 1,894 SF 10,335 SF LEVEL 2 8,132 SF 1,053 SF 457 SF 992 SF 0 SF 1,255 SF 11,887 SF LEVEL 3 8,132 SF 1,053 SF 132 SF 992 SF 0 SF 1,255 SF 11,562 SF LEVEL 4 8,132 SF 1,053 SF 132 SF 992 SF 0 SF 1,255 SF 11,562 SF LEVEL 5 6,985 SF 1,053 SF 132 SF 683 SF 0 SF 1,732 SF 10,584 SF GRAND TOTALS 34,980 SF 6,038 SF 1,286 SF 5,212 SF 1,025 SF 7,391 SF 55,931 SF 6 7

28.38 SUBJ
ECT
SITE 1 2
4 7
13 10
9 8
3 6
11 12
14 15
16 17
18 19
20 21
22 1
23 234
6789 10
11 12 13 14 15
16 17 18 19 20
21 22 23
24 24 25
25 26
26 5
5 11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
5/13/2026 2:04:58 PM
GP0.03

EXISTING SITE
PHOTOS
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026

28.39 UP
DN

OPEN SPACE REQUIREMENTS
TOTAL UNIT COUNT 47 UNITS
COMMON USABLE OPEN SPACE REQ'D NONE REQD.

OPEN SPACE LEGEND
C.O.S. COMMON OPEN SPACE
P.O.S PRIVATE OPEN SPACE
COMMON USABLE OPEN SPACE PROVIDED 2,571 SF
PRIVATE OPEN SPACE REQ'D NONE REQD.

PRIVATE OPEN SPACE PROVIDED 2,009 SF
7 1,764 SF
C.O.S.
887 SF
P.O.S.
7 437 SF
P.O.S.
74 SF
P.O.S.
55 SF
P.O.S.
55 SF
P.O.S.
55 SF
C.O.S.
55 SF
C.O.S.
55 SF
P.O.S.
55 SF
P.O.S.
74 SF
P.O.S.
55 SF
C.O.S.
55 SF
P.O.S.
55 SF
P.O.S.
74 SF
P.O.S.
74 SF
P.O.S.
807 SF
C.O.S.
55 SF
P.O.S.
55 SF
C.O.S.
11/30/25
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
5/13/2026 2:05:00 PM
GP0.04

OPEN SPACE EXHIBIT
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
1" = 30'-0"
1 1ST LEVEL
1" = 30'-0"
2 2ND LEVEL
1" = 30'-0"
3 3RD LEVEL
1" = 30'-0"
4 4TH LEVEL
1" = 30'-0"
5 5TH LEVEL
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 28.40
UP
N
N

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

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
5/13/2026 2:05:13 PM
GP0.05
RENDERING & 3D

EXHIBITS
22133

05.12.2026
MB
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025 VIEW FROM SOUTH-WEST
7 MM REVISION 01 05.12.2026
1" = 40'-0"
1 KEY PLAN - GP0.05
6 28.41
UP
N
N

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
5/13/2026 2:05:15 PM
GP0.06
RENDERING & 3D

EXHIBITS
22133

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
5/13/2026 2:05:20 PM
GP0.07
RENDERING & 3D

EXHIBITS
22133

05.12.2026
MB
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
1" = 40'-0"
1 KEY PLAN - GP0.07

VIEW FROM NORTH-WEST
6 28.43

PROPOSED BUILDING
PROPOSED BUILDING PROPOSED BUILDING 1 2 3
11/30/23
Scale
Project number
Print Date
Drawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
All drawings and written material appearing herin constitute original and unpublished work of Workbench, Inc. and may not be duplicated, used or disclosed without written consent of the Workbench, Inc.

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
5/13/2026 2:05:22 PM
GP0.08
RENDERING & 3D

EXHIBITS
22133

05.12.2026
MB
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 28.44
137 HAGAR CT.
138 & 139
HAGAR CT.
140 & 141
HAGAR CT.
142 & 143
HAGAR CT.
144 HAGAR
CT.
145 & 146
HAGAR CT. 147 & 148
HAGAR CT.
149 & 150
HAGAR CT.

EXISTING 2
STORY
BUILDING:
30'-0"
EXISTING 2
STORY
BUILDING:
30'-0"

PROPERTY LINE

ADJACENT PROPERTY
APN: 001-19-173 ADJACENT PROPERTY
APN: 001-02-241

PROPOSED

RESIDENTIAL BUILDING

EXISTING

PRESCHOOL
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING
CHURCH

BUILDING
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING CHURCH

BUILDING
45'-0" H
137 HAGAR CT.
138 & 139
HAGAR CT.
140 & 141
HAGAR CT.
142 & 143
HAGAR CT.
144 HAGAR
CT.
145 & 146
HAGAR CT. 147 & 148
HAGAR CT.
149 & 150
HAGAR CT.

EXISTING 2
STORY
BUILDING:
30'-0"
EXISTING 2
STORY
BUILDING:
30'-0"

PROPERTY LINE

ADJACENT PROPERTY
APN: 001-19-173 ADJACENT PROPERTY
APN: 001-02-241

PROPOSED

RESIDENTIAL BUILDING

EXISTING

PRESCHOOL
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING
CHURCH

BUILDING
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING CHURCH

BUILDING
45'-0" H
137 HAGAR CT.
138 & 139
HAGAR CT.
140 & 141
HAGAR CT.
142 & 143
HAGAR CT.
144 HAGAR
CT.
145 & 146
HAGAR CT. 147 & 148
HAGAR CT.
149 & 150
HAGAR CT.

EXISTING 2
STORY
BUILDING:
30'-0"
EXISTING 2
STORY
BUILDING:
30'-0"

PROPERTY LINE

ADJACENT PROPERTY
APN: 001-19-173 ADJACENT PROPERTY
APN: 001-02-241

PROPOSED

RESIDENTIAL BUILDING

EXISTING

PRESCHOOL
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING
CHURCH

BUILDING
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING CHURCH

BUILDING
45'-0" H
137 HAGAR CT.
138 & 139
HAGAR CT.
140 & 141
HAGAR CT.
142 & 143
HAGAR CT.
144 HAGAR
CT.
145 & 146
HAGAR CT. 147 & 148
HAGAR CT.
149 & 150
HAGAR CT.

EXISTING 2
STORY
BUILDING:
30'-0"
EXISTING 2
STORY
BUILDING:
30'-0"

PROPERTY LINE

ADJACENT PROPERTY
APN: 001-19-173 ADJACENT PROPERTY
APN: 001-02-241

PROPOSED

RESIDENTIAL BUILDING

EXISTING

PRESCHOOL
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING
CHURCH

BUILDING
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING CHURCH

BUILDING
45'-0" H
137 HAGAR CT.
138 & 139
HAGAR CT.
140 & 141
HAGAR CT.
142 & 143
HAGAR CT.
144 HAGAR
CT.
145 & 146
HAGAR CT. 147 & 148
HAGAR CT.
149 & 150
HAGAR CT.

EXISTING 2
STORY
BUILDING:
30'-0"
EXISTING 2
STORY
BUILDING:
30'-0"

PROPERTY LINE

ADJACENT PROPERTY
APN: 001-19-173 ADJACENT PROPERTY
APN: 001-02-241

PROPOSED

RESIDENTIAL BUILDING

EXISTING

PRESCHOOL
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING
CHURCH

BUILDING
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING CHURCH

BUILDING
45'-0" H
137 HAGAR CT.
138 & 139
HAGAR CT.
140 & 141
HAGAR CT.
142 & 143
HAGAR CT.
144 HAGAR
CT.
145 & 146
HAGAR CT. 147 & 148
HAGAR CT.
149 & 150
HAGAR CT.

EXISTING 2
STORY
BUILDING:
30'-0"
EXISTING 2
STORY
BUILDING:
30'-0"

PROPERTY LINE

ADJACENT PROPERTY
APN: 001-19-173 ADJACENT PROPERTY
APN: 001-02-241

PROPOSED

RESIDENTIAL BUILDING

EXISTING

PRESCHOOL
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING
CHURCH

BUILDING
28'-0" H

EXISTING

COVERED

WALKWAY

EXISTING CHURCH

BUILDING
45'-0" H
11/30/25
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
5/13/2026 2:13:17 PM
GP0.09

SHADOW STUDY
22133

05.12.2026
MB
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
1 SOLAR STUDY - JUN 21 - 9AM 2SOLAR STUDY - JUN 21 - 12PM 3SOLAR STUDY - JUN 21 - 3PM 4 SOLAR STUDY - DEC 21 - 9AM 5SOLAR STUDY - DEC 21 - 12PM 6SOLAR STUDY - DEC 21 - 3PM Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 28.45
EXIST
I
N
G
B
U
IL
D
IN
G
N
o
P
a
rk
i
n
g
N
o
P
a
rk
i
n
g
C
ON
CR
ET
E
3 0
1 3
0 1
3 0
2 3
0 2
3 0
3 3
0 3
3 0
4 3
0 4
3 0
5 30
5 30
5 3
0 6
3 0
7 3
0 8
309 310
310
3 1
0 31
1 31
2 31
3 314
3 1
4 3
1 4
3 1
4 3
1 5 315
3 1
6 P
LAY
S
TRU
C
T
U
RE
C
OL
UM
N
D
BL
6 "
T
R
EE
D
BL
16 "O
AK
14 "O
AK
2 0"O
AK
P
L
A
Y
S
TRU
C
TU
RE
S
LID
ESA
N
D
N 15°22 1' 0" W 645.33' (N 15°20' W 644.69')(A) (N 15°22'10" W 645.30')(B) IN GR
ES
S-
EG
R
E
S
S
&
U
TILIT
Y
E
AS
EM
EN
T
PER
(
A)
354
35 6
35 7
3 5
8 3
5 9
3 6
1 3
6 2
3 6
3 3
64 3
66 3
67 3
68 3336 3 37 3 38 39
3341 3 42 3 43 44
3346 3 47 3 48 49
3351 35253 354
33 2
3 3
3 3
3 4
3 3
6 3
3 7
3 3
8 3
3 9
3 4
1 3
4 2
3 4
3 3
4 4
3 4
6 32
4 32
6 32
7 328 329
33 1
3 3
1 312313
314
31 6
31 7
31 8
3 1
9 321
3 2
2 3
2 3
3 1
3 3
1 4
3 1
6 3
1 7
3 18
31 9
321
3 2
2 3
2 3
3 2
4 3
2 6
3 2
7 3
2 8
2 8
3 2
8 4
2 8
6 2
8 7
2 8
8 2
8 9
2 9
1 2
9 2
2 9
3 2
9 4
2 9
6 2
9 7
2 9
8 2
9 9
3 01
3 0
2 3
0 3
278
279
2 8
1 2
8 2
2 8
3 284
286
287
288
289
291
2 8
4 2
8 6
2 8
7 2
8 8
2 89
2 9
1 2
9 2
2 9
3 2
94 2
96 2
9 7
2 9
8 2
9 9
30 1
3 0
2 3
0 3
28 4
2 8
6 2
8 7
288289289 289291 292 293294 296 297 298 299
35 53
6 0 3
65 335
340
345
350
3 3
53 4
03 4
5 32
5 3
3 0
31 5
3 2
0 3
1 5
320
32 5
2 8
5 2
9 0
2 9
5 3
0 0
2 8
0 285
290
2 8
5 29
0 2
95 3
0 0
2 8
5 2
9 0
295
3 0
0 WV
WV

ADJACENT PROPERTY
APN: 001-19-173
ZONING: R110 ADJACENT PROPERTY
1,000 HIGH ST.

APN: 001-02-241
ZONING: PF

ADJACENT PROPERTY
APN 001-022-39
ZONING: R110

ADJACENT PROPERTY
APN: 001-191-01

ADJACENT PROPERTY
APN: 001-191-02

ADJACENT PROPERTY
APN: 001-191-03

ADJACENT PROPERTY
APN: 006-241-23

ADJACENT

PROPERTY
APN: 006-241-02

ADJACENT

PROPERTY
APN: 006-241-03

ADJACENT

PROPERTY
APN: 006-241-04

ADJACENT

PROPERTY
APN: 006-241-05

ADJACENT

PROPERTY
APN: 006-241-06

ADJACENT

PROPERTY
APN: 006-241-07

ADJACENT PROPERTY
APN: 001-22-140
ZONING: R110
SUBJECT PROPERTY:
900B HIGH ST.

APN: 001-22-145
ZONING: R110

MOORE STREET

HIGH STREET

ADJACENT PROPERTY
152 HAGAR CT.

APN: 001-261-52
ZONING: PF

DEMO SITE PLAN
LEGEND
EXISTING 30% (OR

GREATER) SLOPES

EXISTING CONCRETE TO BE

DEMOLISHED

EXISTING STRIPING TO BE REMOVED

EXISTING TREE TO BE REMOVED

EXISTING TREE TO REMAIN

PROPERTY LINE
N
N

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
5/13/2026 2:13:18 PM
GP0.10

DEMO SITE PLAN
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
1" = 40'-0"
1 SITE PLAN - DEMO
Issue DESCRIPTION DATE
5 SB330 PRE APPLICAITON 10.13.2025
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
1 2
48 9
10 10
8 8
8 11
9 5
56 6
7 33
3 1
1 1

DEMO SITE PLAN - PLANNING

KEYNOTE MATERIAL
1 EXISTING DRIVEWAY
2 EXISTING PARKING LOT TO BE

DEMOLISHED
3 PARKING
4 EXISTING SITE STAIRS TO BE

DEMOLISHED
5 EXISTING CHURCH BUILDING
6 EXISTING COVERED PARKWAY
7 EXISTING PRESCHOOL BUILDING
8 EXISITNG TREE TO BE REMOVED
9 EXISTING DRIVEWAY TO BE

DEMOLISHED
10 TERRACE
11 EXISTING SIDEWALK, CURB AND

GUTTER TO BE DEMOLISHED
6 28.46
UP
EXIST
I
N
G
B
U
IL
D
IN
G
N
o
P
a
rk
i
n
g
N
o
P
a
rk
i
n
g
C
ON
CR
ET
E
3 0
1 3
0 1
3 0
2 3
0 2
3 0
3 3
0 3
3 0
4 3
0 4
3 0
5 30
5 30
5 3
0 6
3 0
7 3
0 8
309 310
310
3 1
0 31
1 31
2 31
3 314
3 1
4 3
1 4
3 1
4 3
1 5 315
3 1
6 P
LAY
S
TRU
C
T
U
RE
C
OL
UM
N
D
BL
6 "TR
EE
D
BL
16 "O
AK
14 "O
AK
2 0"O
AK
P
LAY
S
TRU
C
T
U
RE
S
LID
ESA
N
D
N 15°22 1' 0" W 645.33' (N 15°20' W 644.69')(A) (N 15°22'10" W 645.30')(B) IN GR
ES
S-
EG
R
E
S
S
&
U
TILIT
Y
E
AS
EM
EN
T
PER
(
A)
35 53
6 0 3
65 335
340
345
350
3 3
53 4
03 4
5 32
5 3
3 0
31 5
3 2
0 3
1 5
320
32 5
2 8
5 2
9 0
2 9
5 3
0 0
2 8
0 285
290
2 8
5 29
0 2
9 5
3 0
0 2
8 5
2 9
0 295
3 0
0 WV
WV
T

BASECONTROL
POINT#1
B
ASECO
NTROL
POIN
T#2
D
Y H
D
Y H
ONLY

EX TI

ONLY EXIT
P
OT
S
STOP

NO PARKING
VAN

ACCESSIBLE SPACE

COMPACT

COMPACT
Y
EIL
D
YEILD
LDI E
Y

COMPACT

SITE PLAN LEGEND
EXISTING 30% (OR

GREATER) SLOPES
20' WIDE EMERGENCY VEHICLE
ACCESS

PROPERTY LINE

TOE OF SLOPE

SETBACK
1 GP0.12
2 GP0.12

ADJACENT PROPERTY
APN: 001-19-173
ZONING: R110 ADJACENT PROPERTY
1,000 HIGH ST.

APN: 001-02-241
ZONING: PF

ADJACENT PROPERTY
APN 001-022-39
ZONING: R110

ADJACENT PROPERTY
APN: 001-191-01

ADJACENT PROPERTY
APN: 001-191-02

ADJACENT PROPERTY
APN: 001-191-03

ADJACENT PROPERTY
APN: 006-241-23

ADJACENT

PROPERTY
APN: 006-241-02

ADJACENT

PROPERTY
APN: 006-241-03

ADJACENT

PROPERTY
APN: 006-241-04

ADJACENT

PROPERTY
APN: 006-241-05

ADJACENT

PROPERTY
APN: 006-241-06

ADJACENT

PROPERTY
APN: 006-241-07

ADJACENT PROPERTY
900 A HIGH ST.

APN: 001-22-140
ZONING: R110
SUBJECT PROPERTY:
900B HIGH ST.

APN: 001-22-145
ZONING: R110

MOORE STREET

HIGH STREET

ADJACENT PROPERTY
152 HAGAR CT.

APN: 001-261-52
ZONING: PF
1 2
3 3
5 6
5 7
6 8
8 9
8 10
11 13
12 14
4 6
1 103' - 5 1/2" 212' - 11" 41' - 5 1/2" 58' - 2"
76' - 5 1/2"
7'
-
1 1/2"

PROPERTY LINE

REQUIRED
QUARRY

SETBACK
30'
-
0"
PROPOSED 5 STORY RESIDENTIAL

BUILDING
15 38' - 10 1/2"
FYSB
25' - 0"
16 16
3 EVA
26' - 4"
EV
2 A
0'
- 0"
E
VA
2 0' -
0 "
EVA
26'
-
0"
N
N

PROJECT NORTH TRUE NORTH
11/30/25
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
5/13/2026 2:13:18 PM
GP0.11

SITE PLAN
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
1" = 40'-0"
1 SITE PLAN - CONTEXT - PLANNING

KEYED NOTES - SITE PLAN - PLANNING

KEYNOTE MATERIAL
1 EXISTING DRIVEWAY
2 PROPOSED CLASS-II BIKE PARKING
3 PARKING
4 BIORETENTION PLANTER
5 EXISTING CHURCH BUILDING
6 EXISTING COVERED PARKWAY
7 EXISTING PRESCHOOL BUILDING
8 LANDSCAPE PLANTING AREA
9 PROPOSED RAMP
10 TERRACE
11 CONCRETE STAIRS
12 HARDSCAPE
13 ACCESSIBLE PARKING SPACE
14 LEVEL 5 ROOF TERRACE
15 PAD MOUNTED TRANSFORMER
16 FIRE HYDRANT
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
5 SB330 PRE APPLICAITON 10.13.2025
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 7
7 7

28.47 LEVEL 1
0' - 0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
LEVEL 4
30' - 0"
LEVEL 5
40' - 0"
ROOF
50' - 0"

ELEVATOR &

STAIR BULKHEAD
58' - 0"

EXISTING CHURCH

BUILDING

PROPOSED RESIDENTIAL

NEW BUILDING

EXISTING WESTLAKE

ELEMENTARY SCHOOL

EXISTING ADJACENT

BUILDING
APPROX.
19' - 6"
22' - 10"
APPROX.

LEVEL 1
0' - 0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
LEVEL 4
30' - 0"
LEVEL 5
40' - 0"
ROOF
50' - 0"

ELEVATOR &

STAIR BULKHEAD
58' - 0"

HIGH STREET
60'-0" WIDE

EXISTING CHURCH BUILDING

PROPOSED RESIDENTIAL NEW

BUILDING

EXISTING

ADJACENT

BUILDING

EXISTING SINGLE
FAMILY RESIDENCES APPROX. 17' - 0"
APPROX.
33' - 2 3/4"
11/30/25
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
1/32" = 1'-0"
5/13/2026 2:19:20 PM
GP0.12

SITE SECTIONS
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
1/32" = 1'-0"
1 EAST - WEST SITE SECTION - PLANNING
1/32" = 1'-0"
2 NORTH-SOUTH SITE SECTION - PLANNING
Issue DESCRIPTION DATE
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 28.48
11/30/25
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
5/13/2026 2:19:20 PM
GP0.13

RECORDED

EASEMENTS
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
NTS
Issue DESCRIPTION DATE
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026

28.49 No Parking
STOP
NO

PARKING VAN

ACCESSIBLE
SPACE

COMPACT

COMPACT
T
STOP

COMPACT

COMPACT
SEE
C2.1
SEE
C2.2
SEE
C3.1
SEE
C4.1
SEE
C3.2
SEE
C4.2
H Scale Project number Print Date Drawn by Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

SHEET INDEX
1" = 40'
CIVIL ENGINEER:

C2G/CIVIL CONSULTANTS GROUP, INC4444 SCOTTS VALLEY DRIVE STE. 6 SCOTTS VALLEY, CA 95066
OFFICE: 831.438.4420

CIVIL SHEET INDEX
SURVEYOR:

C0.0 - SHEET INDEXC1.1 - EXISTING SITE/DEMOLITION PLANC1.2 - SIGNAGE AND STRIPING PLANC2.1 - SITE IMPROVEMENT PLANC2.2 - SITE IMPROVEMENT PLANC3.1 - UTILITY PLANC3.2 - UTILITY PLANC4.1 - GRADING AND DRAINAGE PLANC4.2 - GRADING AND DRAINAGE PLANC4.3 - SECTIONSC4.4 - ACCESS ROAD PROFILESC4.5 - ACCESS ROAD PROFILESC5.1 - STORM WATER MANAGEMENT PLANC6.1 - EROSION CONTROL PLANC7.1 - CONSTRUCTION DETAILSC7.2 - CONSTRUCTION DETAILSC7.3 - CONSTRUCTION DETAILSC7.4 - CONSTRUCTION DETAILSC7.5 - CONSTRUCTION DETAILS SURVEYOR:

ALPHA SURVEY
4444 SCOTTS VALLEY DRIVE, STE 6
SCOTTS VALLEY, CA 95066
OFFICE: 831.438.4453
ARCHITECT:

WORKBENCH
189 WALNUT AVENUE
SANTA CRUZ, CA 95060831.227.2217

28.50 EXISTING BUILDING

EXISTING BUILDING
No Parking

EXISTING BUILDING
H Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

EXISTING SITE &DEMOLITION PLAN

REMOVE EXISTING CONCRETE STEPS

SAWCUT/REMOVE EXISTING AC

DEMOLITION KEY NOTES

GENERAL NOTES

1. ALL EXISTING IRRIGATION LINES FOUND WITHIN AREAS OF IMPROVEMENT WILL NEED TO BE REMOVED AND RELOCATED.

2. ALL UTILITY VAULTS (NOT NOTED OTHERWISE) FOUND WITHIN AREAS OF IMPROVEMENT WILL NEED TO BE ADJUSTED TO MATCH PROPOSED FINISHSURFACE ELEVATIONS.

3. TREES NOT SHOWN FOR DEMOLITION ON THIS SHEET SHALL BE PROTECTED IN ACCORDANCE WITH THE PROJECT ARBORIST REPORT.

EXISTING AC TO REMAIN EXISTING CONCRETE TO REMAINEXISTING AC TO BE REMOVED EXISTING CONCRETE TO BE REMOVED

REMOVE EXISTING TREE
LEGEND:

THE CONTRACTOR SHALL INCLUDE IN THE BID THE COST OF REMOVING ANY EXISTING SITE FEATURES ANDAPPURTENANCES NECESSARY TO ACCOMPLISH THE CONSTRUCTION OF THE PROPOSED SITE IMPROVEMENTS. THE

CONTRACTOR SHALL ALSO INCLUDE IN THE BID THE COST NECESSARY TO RESTORE SUCH ITEMS IF THEY ARE SCHEDULED TO REMAIN AS PART OF THE FINAL SITE IMPROVEMENTS. REFER TO PLANS TO DETERMINE EXCAVATION, DEMOLITION AND TO DETERMINE THE LOCATION OF THE PROPOSED SITE IMPROVEMENTS.

THE OWNER RESERVES THE RIGHT TO REVIEW ALL MATERIALS DESIGNATED FOR REMOVAL AND TO RETAIN OWNERSHIP OF SUCH MATERIALS. IF THE OWNER RETAINS ANY MATERIAL THE CONTRACTOR SHALL MAKE ARRANGEMENTS WITH THE OWNER TO HAVE THOSE MATERIALS REMOVED OFF SITE AT NO ADDITIONAL COST.

UNLESS SPECIFICALLY NOTED TO BE SAVED / STOCKPILED (R&S) OR REUSED / RELOCATED (R&R), ALL SITE FEATURES

CALLED FOR REMOVAL SHALL BE REMOVED WITH THEIR FOOTINGS, ATTACHMENTS, BASE MATERIAL, ETC,

TRANSPORTED FROM THE SITE TO BE DISPOSED OF IN A LAWFUL MANNER AT AN ACCEPTABLE DISPOSAL SITE AND AT NO COST TO THE OWNER.

ALL EXISTING SITE FEATURES TO REMAIN SHALL BE PROTECTED THROUGHOUT THE CONSTRUCTION PERIOD. ANY

FEATURES DAMAGED DURING CONSTRUCTION OPERATIONS SHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE OWNER'S REPRESENTATIVE AT NO ADDITIONAL COST.

DURING EARTHWORK OPERATIONS, CONTRACTOR SHALL TAKE CARE TO NOT DISTURB EXISTING MATERIALS TOREMAIN, OUTSIDE THE LIMITS OF GRADING AND BACKFILL AND SHALL TAKE WHATEVER MEASURES NECESSARY, AT THE CONTRACTOR'S EXPENSE, TO PREVENT ANY EXCAVATED MATERIAL FROM COLLAPSING. ALL BACKFILL MATERIALS SHALL

BE PLACED AND COMPACTED AS SPECIFIED TO THE SUBGRADE REQUIRED FOR THE INSTALLATION OF THE REMAINDER OF THE CONTRACT WORK.

IT SHALL BE THE CONTRACTOR'S OPTION, WITH CONCURRENCE OF THE OWNER, TO REUSE EXISTING GRAVEL IF IT MEETS THE REQUIREMENTS OF THE SPECIFICATIONS FOR GRAVEL BORROW.

ALL ITEMS CALLED FOR REMOVAL SHALL BE REMOVED TO FULL DEPTH INCLUDING ALL FOOTINGS, FOUNDATIONS, AND OTHER APPURTENANCES, EXCEPT AS SPECIFICALLY NOTED OTHERWISE. 'CLEAR AND GRUB VEGETATION' SHALL INCLUDE REMOVAL OF GRASS, SHRUBS, AND UNDERBRUSH, REMOVAL OF ROOTS, ROUGH GRADING, INSTALLATION OF LOAM (IF APPLICABLE), FINE GRADING, SEEDING AND TURFESTABLISHMENT BY THE CONTRACTOR.

TREES DESIGNATED FOR REMOVAL SHALL BE TAGGED BY CONTRACTOR AND APPROVED BY OWNER'S REPRESENTATIVE PRIOR TO COMMENCEMENT OF CONSTRUCTION.

THE STORAGE OF MATERIALS AND EQUIPMENT WILL BE PERMITTED AT LOCATIONS DESIGNATED BY OWNER OR OWNER'S REPRESENTATIVE. PROTECTION OF STORED MATERIALS AND EQUIPMENT SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR.

STRIP & STORE EXISTING TOPSOIL FOR LATER REUSE WHERE APPROPRIATE, AND AS NOTED ON PLAN, WITH APPROPRIATE EROSION AND SEDIMENT CONTROLS.

LOAM / TOP SOIL DESIGNATED FOR REUSE AS GENERAL FILL SHALL BE BLENDED WITH SUITABLE BORROW MATERIAL AS SPECIFIED.THE CONTRACTOR SHALL PROTECT EXISTING TREES TO REMAIN, CONTRACTOR SHALL INSTALL TREE PROTECTION

BARRIER AFTER CLEARING UNDERBRUSH AND TAKE DUE CARE TO PREVENT INJURY TO TREES DURING CLEARING OPERATIONS.

DEMOLITION & SITE PREPARATION NOTES:
1" = 30'

REMOVE EXISTING STRIPINGSAWCUT/REMOVE EXISTING CONCRETE

EXISTING IMPERVIOUS AREAS

IMPERVIOUS AREA TYPE

TOTAL TO BE REMOVED TO REMAIN
Sq.Ft. Acres Sq.Ft. Acres Sq.Ft. Acres
AC 70,530 1.05 24,599 0.56 45,931 1.05
CONCRETE 9,848 0.22 406 0.01 9,442 0.22
BUILDING 25,646 0.59 0 0.00 25,646 0.59
TOTALS 106,024 1.86 25,005 0.57 81,019 1.86
% OF REPLACED IMPERVIOUS
AREA 24%
PERVIOUS AREA 164,806 3.78
TOTAL PROJECT AREA 270,830 6.22

28.51 STOP

NO PARKING

VAN ACCESSIBLE SPACE

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
T
STOP

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

EXISTING BUILDING

EXISTING BUILDING
No Parking
EXISTING BUILDING H Scale Project number Print Date Drawn by Checked by 189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

SIGNAGE &STRIPING PLAN
1" = 30'

1. FOR EXISTING STRIPING REMOVAL, REFER TO DEMOLITION SHEET, C1.1

2. ALL SHALL CONFORM TO THE LATEST EDITION OF THE STATE OF CALIFORNIA TRAFFIC MANUAL, CHAPTER 4.3. SIGNS TO BE OF STANDARD SIZE DESIGNATED FOR EACH TYPE AS SHOWN IN THE CALTRANS "APPROVED SIGN SPECIFICATION SHEETS", OR AS NOTED OTHERWISE, OR AS DIRECTED BY THE CITY TRAFFIC ENGINEER. SIGNS, POSTS AND HARDWARE SHALLCONFORM TO SECTION 56 OF THE LATEST EDITION OF THE CALTRANS STANDARD SPECIFICATIONS.

4. MOUNTING SHALL CONFORM TO APPROPRIATE PROVISIONS OF CHAPTER 2, TRAFFIC MANUAL, AND APPLICABLE "STANDARDS PLANS", STATE OF CALIFORNIA (CALTRANS), DATED 2014, EXCEPT WHERE OTHERWISE INDICATED ON PLANS.

5. THE CONTRACTOR SHALL REMOVE ALL EXISTING PAVEMENT MARKINGS AND RAISED PAVEMENT MARKERS WHICH CONFLICT WITH THE WORK SHOWN ON THE STRIPING PLAN. REMOVAL OF PAVEMENT MARKINGS SHALL BE PERFORMED BY BEAD OR WET SANDBLASTING, OR OTHER METHOD APPROVED BY THE CITY ENGINEER.

6. ALL PAVEMENT MARKINGS INCLUDING STOP LEGENDS, LIMIT LINES, PEDESTRIAN CROSSWALKS, LANE LINES AND TURN ARROWS SHALL BE THERMOPLASTIC. ALL PAVEMENT MARKINGS SHALL CONFORM TO CALTRANS STANDARD PLAN A24 (A-E). REFER TO LEGEND FOR ARROW TYPES. ALL PAVEMENT STRIPING SHALL CONFORM TO CALTRANS STANDARD PLAN A20 (A-D).

7. REFLECTIVE PAVEMENT MARKERS SHALL CONFORM TO SECTION 85 OF THE LATEST EDITION OF THE CALTRANS STANDARDS SPECIFICATIONS. REPLACE ANY DAMAGED OR MISSING PAVEMENT MARKERS WITHIN LIMITS OF WORK.

8. REFER TO CALTRANS STANDARD PLANS, LATEST EDITION, RS1 THRU RS4, FOR TYPICAL SIGN INSTALLATION DETAILS.9. THE EXACT LOCATION OF ALL NEW STRIPING AND PAVEMENT MARKINGS SHALL BE MARKED IN THE FIELD BY THE CONTRACTOR AND SHALL BE APPROVED BY THE CITY ENGINEER.

10. SIGN CONTRACTOR SHALL CALL TOLL FREE UNDERGROUND SERVICE ALERT (U.S.A.) @ 800-642-2444 A MINIMUM OF 48 HOURS PRIOR TO DIGGING POST HOLES FOR VERIFICATION OF THE LOCATION OF UNDERGROUND UTILITIES.

11. ALL PROPOSED TRAFFIC STRIPING, MESSAGE, SIGNAGE, SYMBOL, & LEGEND SHALL BE THERMOPLASTIC.

GENERAL SIGNING AND MARKING NOTES

SHEET NOTES
12345
X
3"-WIDE WHITE STRIPING

STOP SIGN
67 DIRECTIONAL TRAFFIC STRIPING

RIGHT TURN ONLY SIGNLEFT TURN ONLY SIGN

ONE WAY - DO NOT ENTER SIGN

NO LEFT TURN SIGN
SIGN AND POST PER DETAIL 1 & 3 ON THIS SHEET
PAINTED SYMBOL PER DETAIL 2 ON THIS SHEET
"KEEP RIGHT" SIGN
9X19'' PERPENDICULAR PARKING STALL (TYP OF 7)

YIELD SIGN

EVA ONLY
LEGEND

DIRECTIONAL TRAFFIC STRIPING

VEHICULAR PATH OF TRAVEL
Scale: NTS
SIGN POST DETAIL 3
Scale: NTS
INTERNATIONAL SYMBOL OF ACCESSIBILITY (ISA) 2
36" MIN
36" MIN
WHITE
BLUE

INTERNATIONAL SYMBOL OF

ACCESSIBILITY (ISA) MARKING
NOTE:

THE INTERNATIONAL SYMBOL OF ACCESSIBILITY (ISA) SHALL COMPLY WITH CBC SECTION 11B-703.7.2.1. THE ISA SHALL BE WHITE ON A BLUE BACKGROUND AND A MINIMUM OF 36 INCHES WIDE BY 36 INCHES HIGH (914 MM BY 914 MM). THE

CENTERLINE OF THE INTERNATIONAL SYMBOL OF ACCESSIBILITY SHALL BE A MAXIMUM OF 6 INCHES (152 MM) FROM THE CENTERLINE OF THE PARKING SPACE, ITS

SIDES PARALLEL TO THE LENGTH OF THE PARKING SPACE AND ITS LOWER CORNER AT, OR LOWER SIDE ALIGNED WITH, THE END OF THE PARKING SPACE LENGTH. 7'-0"
(60" MIN TO BOTTOM OF
LOWEST SIGN & 80" MIN AT
PATH OF TRAVEL) 4" MIN
4"
2'-0"
1' DIA

FINISH SURFACE
2" x 2" x 1/4" GALV. STEEL TUBE(STEEL CONFORMS TO ASTM A1011 GRADE 50, GALVINIZING MEETS ASTM A653 GRADE 50)
1/4" THICK WALL
CONC. FOOTING

SEE PLANS FOR SPECIFICSIGN TO BE INSTALLED

VAN ACCESSIBLE PARKING SIGN
(CA MUTCD SIGN - R7-8b)

ACCESSIBLE PARKING STALL SIGN

WITH MINIMUM FINE
(CA MUTCD SIGN - R99C (CA))
Scale: NTS
UNAUTHORIZED VEHICLE SIGN 1
1'-5" (MIN.)
NOTES:

1. ALL SIGN SUBSTRATES SHALL BE 1/8"

THICK REFLECTORIZED ALUMINUM

2. LETTERS AND GRAPHICS SHALL BE

SILK SCREENED REFLECTORIZED

ALUMINUM

3. ALL SIGNS SHALL BE MOUNTED WITH

TAMPER PROOF SCREWS TO
GALVANIZED 2" DIAMETER STANDARDSTEEL PIPE. PIPE SHALL BE SHOP PRIMED AND PAINTED WITH 2 COATS

OF EXTERIOR ENAMEL

4. IN LIEU OF TAMPER PROOF SCREWS,

SPOT WELDING END OF BOLT AFTER

NUT INSTALLATION IS ACCEPTABLE

5. PROVIDE 3/4" RADIUS AT ALL SIGN
CORNERS 6. SIGNS SHALL BE

MOUNTED IN A CONSPICUOUSLOCATION

6. CONTRACTOR TO CONFIRM WITH

DISTRICT FOR SPECIFIC
INFORMATION. SPECIFICINFORMATION MUST BE INCLUDED
ON PERMANENT SIGN.

7. SIGN SHALL BE INSTALLED PER
DETAIL 13 ON SHEET C5.10 OR ONEXISTING SIGN POST
1'-10" (MIN.)

UNAUTHORIZED VEHICLES

PARKED IN DESIGNATED

ACCESSIBLE SPACES NOT

DISPLAYING

DISTINGUISHING

PLACARDS OR SPECIAL

LICENSE PLATES ISSUED

FOR PERSONS WITH

DISABILITIES WILL BE

TOWED AWAY AT OWNER'S
EXPENSE. TOWED

VEHICLES MAY BE
RECLAIMED AT:

SANTA CRUZ POLICE DEPT.

OR BY TELEPHONING
(831) 471-1131.

SIGN PERCBC 11B-502.8
METAL SIGN WITH 1" HIGH (MIN.)

WHITE LETTERS BLUE BACKGROUND
18" MIN.
12"
MIN.
89 10111213

28.52 EXISTING BUILDING

S R Q P N M L K J H G F E D C B A
1 2345
T

NO PARKING

VAN ACCESSIBLE SPACE

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
T
STOP

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

NO PARKING

VAN ACCESSIBLE SPACE
COMPACT COMPACT COMPACT H Scale Project number Print Date Drawn by Checked by 189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

C G /CIVIL CONSULTANTS
Engineers/PlannersScotts Valley, CA 950664444 Scotts Valley Drive / Suite 6831.438.4420 2 GROUP, INC.
1 PLANNING REVISION 01 02.23.232 PLANNING REVISION 02 06.07.230 SB330 PRE-APPLICATION 11.21.22 4 MINOR MODIFICATION 07.22.25
6 MAJOR MODIFICATION 11.19.25
7 MAJOR MODIFICATION 05.11.26
C2.1
SITE

IMPROVEMENTS
1" = 30'
CURB PER DETAIL 5, SHEET C7.1CONCRETE V-DITCH PER DETAIL 5, SHEET C7.1

AC SECTION FOR DRIVEWAY WIDENING - MATCH EXISTING SECTION MODIFIED CURB PER DETAIL 9, SHEET C7.2FLOW THROUGH PLANTER PER DETAIL 4, SHEET C7.2

CONCRETE ACCESSIBLE RAMP & HANDRAILS
BIORETENTION PER DETAIL 1, SHEET C7.2
TRUNCATED DOMES PER DETAIL 8, SHEET C7.2

CONCRETE PATIO

IMPROVEMENT NOTES

CURBING AND MISC

ITEMS LEGEND
TYPE "C" CURB

PROPERTY LINERETAINING WALL
MATCHLINE - SEE SHEET C2.2

PAVING LEGEND

AC SECTION FOR DRIVEWAY

WIDENING

CONCRETE SIDEWALK

EXISTING ACBIORETENTION / PLANTER

20.0' EMERGENCY VEHICLE ACCESS

EXISTING CONCRETE
Scale: 1"=5'
ENLARGED VIEW - ADA STALLS 1

NEW AND/OR REPLACED AREA TABLE
TOTAL PROJECT AREA 270,830 6.22

NEW IMPERVIOUS AREA DESCRIPTION AREA (SF) AREA (ACRES)
BUILDING 12,671 0.29
AC 0 0.00
CONCRETE 4,242 0.10
CONCRETE WALL 327 0.01
TOTAL NEW IMPERVIOUS AREA 17,240 0.40

REPLACED IMPERVIOUS AREA DESCRIPTION AREA (SF) AREA (ACRES) BUILDING 0 0.00
AC 23,390 0.54
CONCRETE 0 0.00
TOTAL REPLACED IMPERVIOUS AREA 23,390 0.54
TOTAL NEW AND/OR REPLACED AREA 40,630 0.93

28.53 NG BUILDING

EXISTING BUILDING
No Parking

EXISTING BUILDING
STOP H Scale Project number Print Date Drawn by Checked by 189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

IMPROVEMENTS
1" = 20'
CURB PER DETAIL 5, SHEET C7.1
VALLEY GUTTER PER DETAIL 5, SHEET C7.1AC SECTION FOR DRIVEWAY WIDENING - MATCH EXISTING SECTION MODIFIED CURB PER DETAIL 9, SHEET C7.2FLOW THROUGH PLANTER PER DETAIL 4, SHEET C7.2PERVIOUS PAVERS PER DETAIL 2, SHEET C7.2BIORETENTION PER DETAIL 1, SHEET C7.2 TRUNCATED DOMES PER DETAIL 8, SHEET C7.2

CONCRETE BLOCK RETAINING WALL (W/ GEOGRID)

INSTALL CITY STANDARD CONCRETE DRIVEWAY APRONINSTALL PORTION OF CONCRETE SIDEWALK

CONCRETE EDGE BANDING FOR PERVIOUS PAVERSCONCRETE ROLLED CURB

IMPROVEMENT NOTES

PAVING LEGEND

AC SECTION FOR DRIVEWAYWIDENING

CONCRETE SIDEWALK

EXISTING ACBIORETENTION / PLANTER

20.0' EMERGENCY VEHICLE ACCESS

EXISTING CONCRETE

CURBING AND MISC

ITEMS LEGEND
TYPE "C" CURB

PROPERTY LINERETAINING WALL

ENTRANCE
& EXIT
"STOP" SIGN
MATCHLINE - SEE SHEET C2.1

28.54 EXISTING BUILDING

NO PARKING

VAN ACCESSIBLE SPACE

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
T
STOP

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT 200' HOSE
PULL
200' HOSE
PULL

FIRE TRUCK
TURNAROUND H Scale Project number Print Date Drawn by Checked by 189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

UTILITY PLAN
1" = 20'
MATCHLINE - SEE SHEET C3.2
SANITARY POINT OF CONNECTION TO NEW BUILDING - SEE PLUMBING PLANSSANITARY LATERAL PER CITY OF SANTA CRUZ STANDARD DRAWING 1 & 2, SEESHEET C7.4SANITARY SEWER CLEANOUT PER CITY OF SANTA CRUZ STANDARD DRAWING 5, SEESHEET C7.4

POINT OF CONNECTION TO ON-SITE IRRIGATION SYSTEM
WATER POINT OF CONNECTION TO BUILDING - INSTALL B36 BOX WITH SHUT-OFF VALVE

FIRE SERVICE POINT OF CONNECTION TO BUILDING
8" FIRE PREVENTION BACKFLOW PREVENTER PER CITY OF SANTA CRUZ WATER DEPARTMENT STANDARD DRAWING 9
3 4" IRRIGATION BACKFLOW PREVENTER PER CITY OF SANTA CRUZ WATER DEPARTMENT STANDARD DRAWING 8POINT OF CONNECTION TO EXISTING WATER MAIN (LOCATION APPROXIMATE) PER CITY OF SANTA CRUZ WATER DEPARTMENT STANDARD DRAWING 1
SANITARY SEWER PIPE DATA: UTILITY NOTES:
20 LF OF 8" PVC SDR-26 PIPE @ S=1.0% MIN
INSTALL 70 LF OF 6" C900 PER CITY OF SANTA CRUZ WATER DEPARTMENTSTANDARD DRAWING 14INSTALL GATE VALVEINSTALL POST INDICATOR VALVE PER DETAIL 11, SHEET C6.1INSTALL F.D.C. PER SCWD STANDARDINSTALL FIRE HYDRANT PER SCWD STANDARDINSTALL WEIGHT & LEVER CHECK VALVEINSTALL 8" x 6" REDUCER 15 LF OF 8" PVC SDR-26 PIPE @ S=1.0% MIN172 LF OF 8" PVC SDR-26 PIPE @ S=1.0% MIN INSTALL 6" PVC C900 PER CITY OF SANTA CRUZ WATER DEPARTMENT STANDARD DRAWING 14
INSTALL 8" PVC C900 PER CITY OF SANTA CRUZ WATER DEPARTMENT STANDARD DRAWING 14
INSTALL 4" C900 PER CITY OF SANTA CRUZ WATER DEPARTMENT STANDARD DRAWING 14
INSTALL 2" PE TUBING IRRIGATION LINE
WATER PIPE DATA:

LEGEND

WATER METER
POST INDICATOR VALVEF.D.CFIRE HYDRANT
VALVE

REDUCER

WATER LINE

FIRE SERVICE LINE

IRRIGATION LINESANITARY SEWER LINESTORM DRAIN LINE
7 50 LF OF 8" PVC SDR-26 PIPE @ S=1.0% MIN50 LF OF 8" PVC SDR-26 PIPE @ S=1.0% MIN 30 LF OF 8" PVC SDR-26 PIPE @ S=1.0% MIN70 LF OF 8" PVC SDR-26 PIPE @ S=1.0% MIN

28.55 NG BUILDING

EXISTING BUILDING
No Parking

ISSUES/ REVISIONS
APN number
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

UTILITY PLAN
1" = 20'
MATCHLINE - SEE SHEET C3.1
2" IRRIGATION SERVICE WITH METER, BACKFLOW PREVENTER AND CHECK VALVE 6" DOMESTIC WATER SERVICE WITH METER, BACKFLOW PREVENTER AND CHECK VALVE8" FIRE SERVICE WITH METER, BACKFLOW PREVENTER AND CHECK VALVE

POINT OF CONNECTION TO EXISTING WATER MAIN (LOCATION APPROXIMATE) PER CITY OF SANTA CRUZ WATER DEPARTMENT STANDARD DRAWING 1SANITARY SEWER CLEANOUT PER CITY OF SANTA CRUZ STANDARD DRAWING 5, SEE SHEET C7.4

POINT OF CONNECTION TO EXISTING SANITARY SEWER MAIN - INVERT AND PIPE LOCATION TOBE DETERMINED BY CONTRACTOR UTILITY NOTES: SANITARY SEWER PIPE DATA:
232 LF OF 8" HDPE PIPE @ S=1.0% MIN
LATERAL SHALL BE SDR 26 FROM PROPERTY LINE TO THE MAIN PER

CITY STANDARD
74 LF OF 8" HDPE PIPE @ S=1.0% MIN
LATERAL SHALL BE SDR 26 FROM PROPERTY LINE TO THE MAIN PER

CITY STANDARD
106 LF OF 8" HDPE PIPE @ S=1.0% MIN
LATERAL SHALL BE SDR 26 FROM PROPERTY LINE TO THE MAIN PER

CITY STANDARD
INSTALL 425 LF OF 2" PE TUBING IRRIGATION LINEINSTALL 527 LF OF 4" C900 PER CITY OF SANTA CRUZ WATER DEPARTMENT STANDARD DRAWING 14
INSTALL 414 LF OF 8" C900 PER CITY OF SANTA CRUZ
WATER DEPARTMENT STANDARD DRAWING 14
WATER PIPE DATA: LEGEND

WATER METER
POST INDICATOR VALVEF.D.CFIRE HYDRANT
VALVE

REDUCER

WATER LINE

FIRE SERVICE LINE

IRRIGATION LINESANITARY SEWER LINESTORM DRAIN LINE

28.56 EXISTING BUILDING
10:1
10:1
10:1

NO PARKING

VAN ACCESSIBLE SPACE

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
T
STOP

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

1.3%

1.3% 1.2%

0.6%

1.0%

1.7%

8.0%

0.3%
0%

0.7%

1.6%

0.7%

1.7%

8.0% H Scale Project number Print Date Drawn by Checked by 189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

GRADING PLAN
1" = 20'
MATCHLINE - SEE SHEET C4.2
STORM DRAIN PIPE DATA:

1. 322 LF OF 12" HDPE PIPE. SLOPE VARIES

2. 40 LF OF 12" HDPE PIPE @ 6.8% SLOPE

3. 28 LF OF 12" HDPE PIPE @ 1.0% SLOPE

4. 180 LF OF 30" HDPE PIPE (DETENTION VESSEL)
@ 0.3% SLOPE

5. 27 LF OF 6" HDPE PIPE @ 8.7% SLOPE

6. 28 LF OF 6" HDPE PIPE @ 6.4% SLOPE7. 15 LF OF 6" HDPE PIPE @ 1.0% SLOPE8. 25 LF OF 6" HDPE PIPE @ 1.0% SLOPE9. 26 LF OF 6" HDPE PIPE @ 2.9% SLOPE

10. 33 LF OF 6" HDPE PIPE @ 1.0% SLOPE11. 35 LF OF 6" HDPE PIPE @ 1.0% SLOPE12. 78 LF OF 8" HDPE PIPE @ 16.5% SLOPE13. 7 LF OF 6" HDPE PIPE @ 1.0% SLOPE14. 18 LF OF 8" HDPE PIPE @ 7.3% SLOPE15. 33 LF OF 6" HDPE PIPE @ 1.0% SLOPE16. 15 LF OF 6" HDPE PIPE @ 3.3% SLOPE17. 12 LF OF 6" HDPE PIPE @ 3.4% SLOPE18. 20 LF OF 6" HDPE PIPE @ 3.4% SLOPE19. 18 LF OF 6" HDPE PIPE @ 18.6% SLOPE

20. 10 LF OF 6" HDPE PIPE @ 29.5% SLOPE21. 78 LF OF 8" HDPE PIPE @ 2.5% SLOPE22. 13 LF OF 6" HDPE PIPE @ 2.5% SLOPE23. 13 LF OF 6" HDPE PIPE @ 2.5% SLOPE24. 13 LF OF 6" HDPE PIPE @ 2.5% SLOPE25. 13 LF OF 6" HDPE PIPE @ 2.5% SLOPE26. 13 LF OF 6" HDPE PIPE @ 2.5% SLOPE27. 5 LF OF 6" HDPE PIPE @ 3.2% SLOPE28. 19 LF OF 6" HDPE PIPE @ 1.0% SLOPE29. 13 LF OF 6" HDPE PIPE @1.0 % SLOPE

30. 13 LF OF 6" HDPE PIPE @ 1.0% SLOPE31. 13 LF OF 6" HDPE PIPE @ 1.0% SLOPE32. 13 LF OF 6" HDPE PIPE @ 1.0% SLOPE RAISED FLOW THROUGH PLANTER PER DETAIL 4,
SHEET C7.2
V64 DROP INLET. SEE DETAIL 3, SHEET C7.2
10" AREA DRAIN PER DETAIL 6 & 7, SHEET C7.2
DRAIN CLEANOUT PER DETAIL 5, SHEET C7.2MANHOLE PER DETAIL 8, SHEET C7.1 3" AREA DRAIN WITH CAP
STORM DRAIN NOTES:

NOTE: THE EARTHWORK QUANTITIES SHOWN HEREON ARE

EXCLUSIVE OF WALL FOOTINGS, EXISTING PAVEMENT REMOVAL

AND OVER EXCAVATION AND RECOMPACTION, UTILITY TRENCH SPOILS & SOIL EXPANSION AND CONTRACTION FACTORS.

ITEM DESCRIPTION CUT (cu.yds) FILL (cu.yds)
1 EG VS. FG 2,002 471
NET VOLUME = 1,531 CU.YDS. OF EXPORT
THE ABOVE QUANTITIES ARE FOR INFORMATION PURPOSES ONLY.

THE CONTRACTOR IS RESPONSIBLE TO PROVIDE THE NECESSARY CUT AND FILL TO ACCOMPLISH FINISH GRADE SHOWN ON THESE PLANS.

EARTHWORK QUANTITIES
LEGEND
10% - 29% SLOPE
30% - 49% SLOPE
LIMITS OF UPPER BUILDING OVER-EX &RE-COMPACT (5' DEEP OVER EX W/ 3' THICK LAYER

OF GROUT)
LIMITS OF LOWER BUILDING OVER-EX &RE-COMPACT (10' DEEP OVER EX & RECOMPACT) TYPE:

RIM=
INV=
SDDI #4
V64
320.28316.35
TYPE:

RIM=
INV=
SDDI #3
V64
317.48313.66 TYPE:

RIM=
INV=
SDDI #10
V64
323.68319.50
TYPE:

RIM=
INV=
SDDI #9
V64
321.85318.28
TYPE:

RIM=
INV=
SDDI #11
V64
324.47321.32
TYPE:

RIM=
INV=
SDDI #8
V64
322.50317.93

1. ALL WORK SHALL BE IN ACCORDANCE WITH THE PROJECT'S GEOTECHNICAL REPORT.

2. ALL AREAS TO RECEIVE FILL SHALL BE STRIPPED TO A DEPTH TO BE DETERMINED BY THE GEOTECHNICAL ENGINEER. ANY (E) A.C. OR P.C.C. PAVING SHALL BE SCARIFIED & REMOVED & SUBGRADE PREPARED & COMPACTED AS SHOWN IN THESE PLANS.

3. ALL MATERIAL TO BE USED AS FILL WITHIN BUILDING PAD AREAS & PARKING OR DRIVEWAY AREAS TO BE FREE OF ALL VEGETATION & FOREIGN MATTER AND SHALL BE APPROVED BY THE GEOTECHNICAL ENGINEER.

4. ALL BUILDING PADS TO BE COMPACTED TO 90% RELATIVE COMPACTION; DRIVEWAY & STREET AREAS TO BE COMPACTED TO 95% RELATIVE COMPACTION PER ASTM D1557 MOST RECENT EDITION.

5. BUILDING PAD TO BE LEVEL SIDE-TO-SIDE, FRONT-TO-REAR, UNLESS OTHERWISE SHOWN.

6. BUILDING PAD SHALL CONSTRUCTED PER THE GEOTECHNICAL REPORT. PREPARATION SHALL EXTEND 3' BEYOND ALL EXTERIOR FACES OF THE BUILDING.

7. STRIPPINGS MAY BE PLACED IN PLANTING AREAS; ALL EXCESS STRIPPING SHALL BE HAULED OFF. PAVING DEBRIS SHALL BE HAULED OFF TO AN APPROVED DISPOSAL SITE.

8. ALL WORK SHOWN OR NOTED IN THESE PLANS SHALL BE IN STRICT ACCORDANCE WITH THE

RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER, ALL LOCAL, STATE AND FEDERAL MINIMUM STANDARDS AND THE LATEST EDITION OF THE UNIFORM BUILDING CODE.

9. CONTRACTOR SHALL PROTECT ALL EXISTING SITE IMPROVEMENTS NOT IDENTIFIED FOR REMOVAL DURING CONSTRUCTION. CONTRACTOR SHALL REPAIR ANY DAMAGE TO AS-NEW CONDITION AT THEIR SOLE EXPENSE.

10. CONTRACTOR SHALL VERIFY ALL EXISTING SITE CONDITIONS, SITE DIMENSIONS AND GRADES PRIOR TO THE START OF CONSTRUCTION.

11. ALL GRADING AND RELATED WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE STANDARD REQUIREMENTS OF THE CITY OF SANTA CRUZ.

12. GRADING SLOPES FOR BOTH CUT AND FILL SHALL NOT EXCEED 2(H):1(V) UNDER 5-FEET IN HEIGHT.

GRADING SLOPES GREATER THAN 5-FEET IN HEIGHT SHALL NOT EXCEED 3(H):1(V), UNLESS OTHERWISE DIRECTED BY THE GEOTECHNICAL ENGINEER.

13. ALL SOFTSCAPE GRADES ADJACENT TO (N) BUILDINGS SHALL BE 8" (MIN.) BELOW FINISH FLOOR.14. CONTRACTOR SHALL GRADE TO ENSURE DRAINAGE FLOWS AWAY FROM (N) BUILDINGS.15. ALL EXCESS EARTHWORK SHALL BE PLACED ON SITE AT AN APPROVED LOCATION.

GENERAL GRADING NOTES:

TYPE:

RIM=
INV=
SDMH #2
48"
324.33317.17
TYPE:

RIM=
INV=
SDMH #1
48"
322.20316.63
ENLARGED PLAN - 2ND FLOOR
(FLAT TOP)
(FLAT TOP)

28.57 NG BUILDING

EXISTING BUILDING
No Parking

EXISTING BUILDING
STOP
TC=282.55 (ME)
BFC=282.05 (ME)
EC=282.81 EC=282.61 (ME)
BFC=296.85
BFC=305.01
BFC=307.19
BFC=312.95
AC=297.00(ME)
AC=302.98(ME)
AC=307.67(ME)
AC=314.22(ME)
AC=283.49
EP=290.94
AC=287.68
TC=295.75
BFC=295.25
TC=300.30
BFC=299.80
AC=295.59(ME)
AC=309.53(ME)
AC=304.92(ME)
AC=300.83(ME)
EP=294.21(ME)
EC=296.33(ME)
EP=292.43(ME)
TC=282.73(ME)
BFC=282.23(ME)
AC=282.40 (ME)
AC=282.22 (ME)
EP=291.96(ME)
BFC=311.87
EP=311.99
EP=313.04(ME)
EP=312.92(ME)
BFC=293.05
(E)SDCB
RIM=272.53
INV=270.93
(E)SDDI
RIM=276.77
INV=276.18
TC=305.35
BFC=304.85
TC=291.36
BFC=290.86(ME)
TC=288.01
BFC=287.51
TC=279.47
BFC=278.97
TC=279.14
BFC=278.64
BFC=274.39
BFC=275.00
TC=285.08
BFC=284.75
TC=288.27
BFC=287.94
TC=287.00
BFC=286.67
TC=286.18
BFC=285.85
TW=287.00
BFW=286.30
TW=285.00
BFW=280.00
TW=281.00
BFW=280.50
TC=280.50
BFC=280.00

BIO-RETENTION AREA
T/SOIL=279.00

BIO-RETENTION AREA
T/SOIL=285.0

MITER DRAIN
INV = 279.25
INV=273.76

THROUGH CURB DRAINS

THROUGH CURB DRAINS
PORTION OF ROLLED CURB @ EVA ONLY ACCESS

EVA ONLY

MITER DRAIN
INV = 285.25
SEE SHEET C4.1 FOR STORM DRAIN PIPE DATA
EP=291.84(ME)
EP=291.20
EP=291.75(ME) H Scale Project number Print Date Drawn by Checked by 189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

GRADING PLAN
1" = 20'
MATCHLINE - SEE SHEET C4.1
RAISED FLOW THROUGH PLANTER PER DETAIL 4, SHEET C7.2
V64 DROP INLET. SEE DETAIL 3, SHEET C7.2
10" AREA DRAIN PER DETAIL 6 & 7, SHEET C7.2
DRAIN CLEANOUT PER DETAIL 5, SHEET C7.2MANHOLE PER DETAIL 8, SHEET C7.1REMOVE & REPLACE (E) SD INLET W/ NEW U43 INLET W/ SIDE OPENING TORECEIVE CONCRETE V-DITCH. NEW INVERT SHALL BE 272.50REMOVED & REPLACE PORTION OF EXISTING CONCRETE VALLEY GUTTER ASNEEDED TO MAKE STORM P.O.C. TO EXISTING INLETREMOVE & REPLACE PORTION OF PIPE. NEW PIPE SHALL MATCH (E) DIAMETER & SHALL SLOPE NO LESS THEN 4% TO THE EXISTING CATCH BASIN ON HIGH STREET.

STORM DRAIN NOTES:

TYPE:

RIM=
INV=
SDDI #1
U21
277.64274.64
STORM DRAIN PIPE DATA:

1. 20 LF OF 12" HDPE PIPE @ 2% MIN. SLOPE

2. 38 LF OF 12" HDPE PIPE @ 4.8% SLOPE3. 79 LF OF 8" HDPE PIPE @ 13.9% MIN. SLOPE

4. 40 LF OF 8" HDPE PIPE @ 9.4% SLOPE

1. ALL WORK SHALL BE IN ACCORDANCE WITH THE PROJECT'S GEOTECHNICAL REPORT.

2. ALL AREAS TO RECEIVE FILL SHALL BE STRIPPED TO A DEPTH TO BE DETERMINED BY THE GEOTECHNICAL ENGINEER. ANY (E) A.C. OR P.C.C. PAVING SHALL BE SCARIFIED & REMOVED& SUBGRADE PREPARED & COMPACTED AS SHOWN IN THESE PLANS.

3. ALL MATERIAL TO BE USED AS FILL WITHIN BUILDING PAD AREAS & PARKING OR DRIVEWAY AREAS TO BE FREE OF ALL VEGETATION & FOREIGN MATTER AND SHALL BE APPROVED BYTHE GEOTECHNICAL ENGINEER.

4. ALL BUILDING PADS TO BE COMPACTED TO 90% RELATIVE COMPACTION; DRIVEWAY & STREET AREAS TO BE COMPACTED TO 95% RELATIVE COMPACTION PER ASTM D1557 MOST RECENT EDITION.

5. BUILDING PAD TO BE LEVEL SIDE-TO-SIDE, FRONT-TO-REAR, UNLESS OTHERWISE SHOWN.

6. BUILDING PAD SHALL CONSTRUCTED PER THE GEOTECHNICAL REPORT. PREPARATION SHALL EXTEND 3' BEYOND ALL EXTERIOR FACES OF THE BUILDING.

7. STRIPPINGS MAY BE PLACED IN PLANTING AREAS; ALL EXCESS STRIPPING SHALL BE HAULED OFF. PAVING DEBRIS SHALL BE HAULED OFF TO AN APPROVED DISPOSAL SITE.

8. ALL WORK SHOWN OR NOTED IN THESE PLANS SHALL BE IN STRICT ACCORDANCE WITH

THE RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER, ALL LOCAL, STATE AND

FEDERAL MINIMUM STANDARDS AND THE LATEST EDITION OF THE UNIFORM BUILDING CODE.

9. CONTRACTOR SHALL PROTECT ALL EXISTING SITE IMPROVEMENTS NOT IDENTIFIED FOR REMOVAL DURING CONSTRUCTION. CONTRACTOR SHALL REPAIR ANY DAMAGE TO AS-NEW CONDITION AT THEIR SOLE EXPENSE.

10. CONTRACTOR SHALL VERIFY ALL EXISTING SITE CONDITIONS, SITE DIMENSIONS AND GRADES PRIOR TO THE START OF CONSTRUCTION.

11. ALL GRADING AND RELATED WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE STANDARD REQUIREMENTS OF THE CITY OF SANTA CRUZ.

12. GRADING SLOPES FOR BOTH CUT AND FILL SHALL NOT EXCEED 2(H):1(V) UNDER 5-FEET IN HEIGHT. GRADING SLOPES GREATER THAN 5-FEET IN HEIGHT SHALL NOT EXCEED 3(H):1(V),UNLESS OTHERWISE DIRECTED BY THE GEOTECHNICAL ENGINEER.

13. ALL SOFTSCAPE GRADES ADJACENT TO (N) BUILDINGS SHALL BE 8" (MIN.) BELOW FINISH FLOOR.

14. CONTRACTOR SHALL GRADE TO ENSURE DRAINAGE FLOWS AWAY FROM (N) BUILDINGS.15. ALL EXCESS EARTHWORK SHALL BE PLACED ON SITE AT AN APPROVED LOCATION.

GENERAL GRADING NOTES:

TYPE:

RIM=
INV=
SDDI #3
U21
293.75290.25
7 7
TYPE:

RIM=
INV=
SDDI #2
U21
279.50276.50
TYPE:

RIM=
INV=
SDDI #4
V64
274.75273.86
TYPE:

RIM=
INV=
SDDI #5
V64
285.50281.50
TYPE:

RIM=
INV=
SDDI #6
V64
292.24289.0
7 7

28.58 F.E.C.

T
1 2
3 4
5 NO

PARKING
VAN

ACCESSIBLE
SPACE

COMPACT

COMPACT
T

COMPACT

COMPACT
C4.3

ENLARGED

GRADING PLANS
Scale: 1"=10'
ENLARGED VIEW - 2ND FLOOR
1 TYPE:

RIM=
INV=
SDDI #5
V64
338.00331.66
TYPE:

RIM=
INV=
SDDI #6
V64
338.12334.15
TYPE:

RIM=
INV=
SDDI #7
V64
338.23335.23
Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

3.09'

4.77'

3.22'

3.08' 3.79'
∅
STA:4+17.91
ELEV:319.68
Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

ACCESS ROAD

PROFILES
Scale: 1" = 10'
ACCESS ROAD PROFILE (STATION 0+00 TO 2+75)
2 1
Scale: 1:1

N-S SITE SECTION
1 Scale: 1" = 10'
ACCESS ROAD PROFILE (STATION 2+75 TO 5+50)
3 28.60
STA:7+78.00
ELEV:327.79 STA:10+53.89
ELEV:293.74
STA:8+80.00
ELEV:313.36
STA:9+05.00
ELEV:310.49
STA:8+90.00
ELEV:312.77
STA:8+96.00
ELEV:312.55
PL
STA:11+37.00
ELEV:283.62 B/SW
STA:11+39.00
ELEV:283.15
B/DWY
STA:11+49.00
ELEV:282.23
T/DWY
STA:11+45.00
ELEV:282.73

GTR LIP
STA:11+51.00
ELEV:282.40

MATCH (E) AC
STA:11+53.00
ELEV:282.53

MATCH (E) AC
STA:11+31.00
ELEV:284.46
Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

ACCESS ROAD

PROFILES
Scale: 1" = 10'
ACCESS ROAD PROFILE (STATION 5+50 TO 8+25)
1 Scale: 1" = 10'
ACCESS ROAD PROFILE (STATION 8+25 TO 11+00)
2 Scale: 1" = 10'
ACCESS ROAD PROFILE (STATION 11+00 TO 11+72)
2 28.61

EXISTING BUILDING

EXISTING BUILDING
No Parking

EXISTING BUILDING
STOP

NO PARKING

VAN ACCESSIBLE SPACE

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
T
STOP

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT SCM A (215 SQ. FT.)
SCM B (433 SQ. FT.)
SCM D (184 SQ. FT.)
SCM C (218 SQ. FT.)
SCM E (31 SQ. FT.)
SCM F (606 SQ. FT.)
SCM G (564 SQ. FT.)
F.E.C. H STORMWATER MITIGATION DATA SITE LOCATION P60 ISOPLETH: 1.50 RAINFALL INTENSITY FOR 10yr: 2.1 IN/HR RATIONAL COEFFICIENT Cpre: 0.25 Cpost: 0.90 SITE INFILTRATION RATE (WEBSOIL SURVEY) 0.03 IN/HR PROJECT REQUIREMENTS TIER 4 MITIGATION REQUIRED TOTAL ADDED /REPLACED IMPERVIOUS AREA = 40,629 sq.ft. MITIGATION SUMMARY PROJECT MITIGATION FOR TIER 1 • DISCONNECT DOWNSPOUTS • DRAIN HARDSCAPE RUNOFF TO LANDSCAPE AREAS • IMPLEMENT BIOFILTRATION & FLOW-THROUGH PLANTERS PROJECT MITIGATION FOR TIER 2 • FLOW-THROUGH PLANTERS SIZED TO BE AT LEAST 4% OF THE RECEIVING TRIBUTARY AREA • BIOFILTRATION AREAS SIZED TO BE AT LEAST 4% OF THE RECEIVING TRIBUTARY AREA PROJECT MITIGATION FOR TIER 3 • PROJECT SITE IS LOCATED WITHIN WMZ 3 WHICH PROHIBITS RETENTION. PROJECT MITIGATION FOR TIER 4 • PEAK FLOW MANAGEMENT ACCOMPLISHED THROUGH OVERSIZED UNDERGROUND PIPES W/ RESTRICTOR TO MEET PRE-DEVELOPMENT FLOW RATES I CERTIFY, THAT THE SELECTION, SIZING, AND DESIGN OF THE STORM WATER CONTROL MEASURES MEET THE CENTRAL COAST REGIONAL WATER QUALITY CONTROL BOARD (RWQCB) PCR REQUIREMENTS INCLUDING APPLICABLE PERFORMANCE REQUIREMENTS.

P.O.C. TO (E) SDDI
Scale: NTS
ONSITE DRAINAGE DIAGRAM 1
FLOW DIRECTIONBMPs (BEST MANAGEMENT PRACTICES)RESTRICTOR LEGEND
TO PUBLIC R.O.W.

UPSTREAM
RUNON
SCM A

BIOFILTRATION
AREA
(215 SQ.FT.)
Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

STORMWATER

CONTROL PLAN
1" = 30'
SCM B

FLOW-THROUGH
PLANTER (433 SQ.FT.)
SCM C

BIOFILTRATION AREA
(218 SQ.FT.)
SCM D

BIOFILTRATION AREA
(184 SQ.FT.)
SCM E

BIOFILTRATION AREA
(31 SQ.FT.)
SCM F

BIOFILTRATION AREA
(606 SQ.FT.)
SCM G

BIOFILTRATION AREA
(381 SQ.FT.)
(PEAK FLOW MANAGEMENT)

OVERSIZED DETENTION PIPE

A B C D E F G TOTAL

PROPOSED
TOTAL AREA 5,784 11,684 3,526 3,005 819 15,021 8,839 48,679 IMPERVIOUS AREA 5,090 9,711 1,778 2,405 683 13,363 7,600 40,629 ROOF 4,170 8,501 0 0 0 0 0 12,671
AC 0 0 1,701 1,687 215 12,187 7,600 23,390
CONCRETE 843 1,038 68 668 449 1,176 0 4,242CONCRETE WALL 77 172 9 50 19 0 0 327 PERVIOUS AREA 694 1,973 1,748 600 137 1,658 1,239 8,049 LANDSCAPE/NATURAL AREAS 694 1,973 1,748 600 137 1,658 1,239 8,049 EQUIVALENT IMPERVIOUS SURFACE AREA (EISA) 5,264 10,204 2,215 2,555 717 13,778 7,910 42,642REQUIRED BMP TREATMENT AREA 211 408 89 102 29 551 316 1,706PROVIDED BMP TREATMENT AREA 215 433 218 184 31 606 381 2,068PROVIDED STORMWATER CONTROL MEASURE (SCM) SCM A SCM B SCM C SCM D SCM E SCM F SCM G NARUNOFF COEFICIENT 0.82 0.79 0.58 0.77 0.79 0.83 0.81 0.79 TIME OF CONCENTRATION 10 10 10 10 10 10 10 10
RAINFALL INTENSITY (10YR) 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4RUNOFF RATE (CFS) 0.262 0.509 0.112 0.128 0.036 0.685 0.394 2.126 (25 YR) 0.314 0.610 0.135 0.153 0.043 0.823 0.473 2.551(50 YR) 0.354 0.687 0.152 0.172 0.048 0.925 0.532 2.870(100 YR) 0.393 0.763 0.168 0.191 0.054 1.028 0.591 3.188 7 7
7 7
7 28.62
STOP

NO PARKING

VAN ACCESSIBLE SPACE

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
T
STOP

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

EXISTING BUILDING

EXISTING BUILDING
No Parking

EXISTING BUILDING

S R Q P N M L K J H G F E D C B A
1 23
45 T H Scale Project number Print Date Drawn by Checked by 189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

EROSION CONTROLPLAN

SILT FENCE

FIBER ROLL
PONDING HT.

STANDARD DETAIL

TRENCH WITH NATIVE BACKFILL

STEEL ORWOOD POST
12" MIN.

FLOW
FLOW
RUNOFF
8"
GRAVEL
FLOW
9" MAX.

STORAGE HT.
12" MIN.
(RECOMMENDED)
RUNOFF

ALTERNATE DETAIL

TRENCH WITH GRAVEL
PONDING HT.

THE HEIGHT OF A SILT FENCE SHALL NOT EXCEED 36 INCHES. STORAGE HEIGHT SHALL NEVER EXCEED 18". THE FENCE LINE SHALL FOLLOW THE CONTOUR AS CLOSELY ASPOSSIBLE.

IF POSSIBLE, THE FILTER FABRIC SHALL BE CUT FROM A CONTINUOUS ROLL TO AVOID THE USE OF JOINTS. WHEN JOINTS ARE NECESSARY, FILTER CLOTH SHALL BE SPLICED ONLY AT A SUPPORT POST, WITH A MINIMUM 6-INCH OVERLAP AND BOTH ENDSSECURELY FASTENED TO THE POST.

POSTS SHALL BE SPACED A MAXIMUM OF 10 FEET APART AND DRIVEN SECURELY INTO THE GROUND (MINIMUM OF 12 INCHES). WHEN EXTRA STRENGTH FABRIC IS USED WITHOUT THE WIRE SUPPORT FENCE, POST SPACING SHALL NOT EXCEED 6 FEET.

TURN THE ENDS OF THE FENCE UPHILL.A TRENCH SHALL BE EXCAVATED APPROXIMATELY 4 INCHES WIDE AND 6 INCHES DEEPALONG THE LINE OF POSTS AND UPSLOPE FROM THE BARRIER.

WHEN STANDARD-STRENGTH FILTER FABRIC IS USED, A WIRE MESH SUPPORT FENCE

SHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE OF THE POSTS USING HEAVY DUTY WIRE STAPLES AT LEAST 1 INCH LONG, TIE WIRES OR HOG RINGS. THE WIRE SHALL EXTEND INTO THE TRENCH A MINIMUM OF 2 INCHES AND SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE.

THE STANDARD-STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO THE FENCE, AND 6 INCHES OF THE FABRIC SHALL EXTEND INTO THE TRENCH. THE FABRIC SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE.

FILTER FABRIC SHALL NOT BE STAPLED TO EXISTING TREES.

WHEN EXTRA-STRENGTH FILTER FABRIC AND CLOSER POST SPACING ARE USED, THEWIRE MESH SUPPORT FENCE MAY BE ELIMINATED. IN SUCH A CASE, THE FILTER FABRIC IS STAPLED OR WIRED DIRECTLY TO THE POSTS.

THE TRENCH SHALL BE BACKFILLED AND THE SOIL COMPACTED OVER THE TOE OF THE FILTER FABRIC.

SILT FENCES PLACED AT THE TOE OF A SLOPE SHALL BE SET AT LEAST 6 FEET FROM THE TOE IN ORDER TO INCREASE PONDING VOLUME.

SILT FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE,

BUT NOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY STABILIZED, AND ANY SEDIMENT STORED BEHIND THE SILT FENCE HAS BEEN REMOVED.

INSPECTION AND MAINTENANCE
SILT FENCES AND FILTER BARRIERS SHALL BE INSPECTED WEEKLY AND AFTER EACHSIGNIFICANT STORM (1" IN 24 HR.). ANY REQUIRED REPAIRS SHALL BE MADE IMMEDIATELY. SEDIMENT SHALL BE REMOVED WHEN IT REACHES 1/3 HEIGHT OF THE FENCE OR 9 INCHES MAXIMUM.

THE REMOVED SEDIMENT SHALL VEGETATE OR OTHERWISE STABILIZED.

Scale: NTS
SILT FENCE 2

FILTER FABRICEXTRA STRENGTHNEEDED MESH

SUPPORT WITHOUT
WIRE

CONSTRUCTION SPECIFICATIONS

FILTER FABRIC

ATTACH SECURELYTO UPSTREAM
SIDE OF POST.

WOOD POST
36" HIGH MAX
4"x6" TRENCHWITH COMPACTED

BACKFILL
10 FT MAX SPACING WITH
WIRE SUPPORT FENCE 6

FT MAX SPACING WITHOUT

WIRE SUPPORT FENCE

SILT FENCE

INLET PROTECTION

FIBER ROLL

SANITARY FACILITY

MATERIALS &EQUIPMENT

STORAGE AREA

SWPPP MANAGER TO MARK

KNOWN LOCATIONS
LEGEND

EROSION CONTROL NOTES
BLANDO BROME 50%ROSE CLOVER (PELLET INOCULATED) 35%
CREEPING RED RESCUE 15%ZORRO ANNUAL FESCUE TRACE

WILDFLOWERS TRACE

1. BETWEEN OCTOBER 15 AND APRIL 15, EXPOSED SOIL SHALL BE PROTECTED FROM EROSION AT ALL TIMES. HAY BALES, FILTER BERMS, OR

OTHER MEANS SHALL BE EMPLOYED TO PREVENT TURBID RUNOFF TO ADJOINING PROPERTIES.

2. ALL AREA ON AND OFF SITE, EXPOSED DURING CONSTRUCTION, IF NOT

PERMANENTLY LANDSCAPED PER PLANS, SHALL BE PROTECTED BYMULCHING AND/OR PLANTING OF THE FOLLOWING APPROVED EROSION CONTROL MIX, AT A RATE OF 35 POUNDS PER ACRE:

3. UNNECESSARY GRADING AND DISTURBING OR SOIL SHALL BE AVOIDED.

4. ANY EXCESS MATERIAL SHALL BE DISPOSED OF OFF-SITE OR

STOCKPILED IN A MANNER TO AVOID RUNOFF ONTO ADJOINING
PROPERTIES.

Scale: NTS
FIBER ROLLS 1
varies Slope
Fiber roll
wood stakes3/4"X3/4"
�"��

CONSTRUCTION SPECIFICATIONS
LOCATE FIBER ROLLS ON LEVEL CONTOURS SPACED AS FOLLOWS:
- SLOPE INCLINATION OF 4 :1 (H:V) OR FLATTER: FIBER ROLLS SHOULD BE PLACED AT A MAXIMUM INTERVAL OF 20 FT.- SLOPE INCLINATION BETWEEN 4:1 AND 2:1 (H:V) FIBER ROLLS SHOULD BE PLACED AT A MAXIMUM INTERVAL OF 15 FT. (A CLOSERSPACING IS MORE EFFECTIVE).- SLOPE INCLINATION OF 2:1 (H:V) OR GREATER: FIBER ROLLS SHOULD BE PLACED AT A MAXIMUM INTERVAL OF 10 FT. (A CLOSERSPACING IS MORE EFFECTIVE).- TURN THE ENDS OF THE FIBER ROLL UP SLOPE TO PREVENT RUNOFF FROM GOING AROUND THE ROLL. STAKE FIBER ROLLS INTO A 2 TO 4 IN. DEEP TRENCH WITH A WIDTH EQUAL TO THE DIAMETER OF THE FIBER ROLL. - DRIVE STAKES AT THE END OF EACH FIBER ROLL AND SPACED 4 FT MAXIMUM ON CENTER.- USE WOOD STAKES WITH A NOMINAL CLASSIFICATION OF 0.75 BY 0.75 IN. AND A MINIMUM LENGTH OF 24 IN.- IF MORE THAN ONE FIBER ROLL IS PLACED IN A ROW, THE ROLLS SHOULD BE OVERLAPPED, NOT ABUTTED. REPAIR OR REPLACE SPLIT, TORN, UNRAVELING OR SLUMPING FIBER ROLLS.

RollsFiber
measured along the Vertical spacing varies between face of the slope 10' and 20' 4' Max
4' Max
into a steeper slopeslope where it transitionsInstall a fiber roll near along a level contourInstall fiber roll
4' Max
Note:

IF THE FIBER ROLL IS USED AS A SEDIMENT CAPTURE DEVICE, OR AS AN EROSION CONTROL DEVICE TO MAINTAIN SHEET FLOWS, SEDIMENT THAT ACCUMULATES IN THE BMP MUST BE PERIODICALLYREMOVED IN ORDER TO MAINTAIN BMP EFFECTIVENESS. SEDIMENT SHOULD BE REMOVED WHEN SEDIMENT ACCUMULATION REACHES ONE-HALF THE DESIGNATED SEDIMENT STORAGE DEPTH, USUALLYONE-HALF THE DISTANCE BETWEEN THE TOP OF THE FIBER ROLL AND THE ADJACENT GROUNDSURFACE. SEDIMENT REMOVED DURING THE MAINTENANCE MAY BE INCORPORATED INTO EARTHWORKON THE SITE OR DISPOSED AT AN APPROPRIATE LOCATION. 4' Max
Scale: NTS
�ILTRE��INLET�PROTECTION 3

DRAIN INLET PLAN DRAIN INLET SECTION
NOTES:

1. ALL MATERIAL TO MEET FILTREXX� SPECIFICATIONS.

2. FILTER MEDIA� FILL TO MEET APPLICATION REQUIREMENTS.

3. COMPOST MATERIAL TO BE DISPERSED ON SITE, AS DETERMINED BY ENGINEER.

4. CONTRACTOR SHALL EXTEND MIRAFI 140N FABRIC 6" BEYOND CATCH BASIN AFTER PLACEMENT OF GRATE

5. CONTRACTOR SHALL REMOVE ALL FILTER FABRIC FROM ALL STORM DRAIN INLETS UPON COMPLETION OF PROJECT FILTREXX� 8" SOXX�
CATCH
BASIN
MIRAFI 140N FILTER FABRIC
WIRE TIES, (TYP.) STORM GRATE

5. UPON COMPLETION OF CONSTRUCTION, ALL REMAINING EXPOSED AREAS SHALL BE PERMANENTLY REVEGETATED PER LANDSCAPE PLANS.

6. ANY MATERIAL STOCKPILED DURING CONSTRUCTION SHALL BECOVERED WITH PLASTIC.7. DURING CONSTRUCTION, NO TURBID SITE WATER SHALL BE PERMITTED TO ENTER STORM DRAIN SYSTEM. USE OF SILT AND GREASE TRAPS, FILTER BERMS, OR HAY BALES MAY BE USED TO PREVENT SUCHDISCHARGE.

8. CONTRACTOR SHALL NOTIFY COUNTY 48 HOURS BEFORE ANY
EARTHWORK IS BEGUN.

9. ALL CONSTRUCTION SHALL CONFORM "EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL REGULATIONS" PER DSA. NO CLEARING, GRADING, OR EXCAVATION SHALL TAKE PLACE BETWEEN OCTOBER 15, AND APRIL 15 UNLESS THERE IS AN APPROVED WINTER EROSION CONTROL PLAN. ALL DISTURBED SOUL SHALL BE SEEDED, MULCHED, OR OTHERWISEPROTECTED BY OCTOBER 15. 7 7

28.63 Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

DETAILS
(N) 4" THICK CONCRETE SLAB(3,000 PSI)
FG
SUBGRADE @ 95%

RELATIVE COMPACTION
4" THICK CLASS II

AGGREGATE BASE ROCK
Scale: NTS
CONCRETE SIDEWALK SECTION 1
#4 REBAR @ 24" OC EW
FLOW
FLOW
NOTES:

1. FOR CHANNELIZATION OF INTERCEPTING LINES,
POROVIDE SMOOTH TRANSITIONS (APPROX. 1'-8"

INSIDE RADIUS) TOWARDS DOWNSTREAM FLOW OF
MAIN.

2. PRECASE CONCRETE PIPE SECTIONS, ADJUSTMENT

RINGS AND TAPERED SECTIONS SHALL CONFORM TO
CLASS II REINFORCED CONCRETE PIPE (ATSM C 76)3. ALL RAMNECK JOINTS SHALL BE SMOOTHLY FINISHED WITH WATER PROOF MORTAR.

4. THE USE OF MORE THAN 12" OF ADJUSTING RINGSTO CONFORM TO GRADE SHALL NOT BE PERMITTED.

5. CONCENTRIC MANHOLES MAY BE USED WHEN AUTILITY CONFLICT OCCURS OR WHEN APPROVED BY THE CITY ENGINEER.

CAST-IN-PLACE CLASS "B" CONCRETE BASE
SLOPE = 1" PER FOOT
MIN. GROUT AND SHAPE
TO SMOOTH FINISH.

MORTAR

ALL JOINTS
SEE NOTE 3.

SEE NOTE 4

PAVEMENT GRADE STANDARD FRAME & COVER
SEE DTL. 12 ON THIS SHEET
(12" X10" CLASS "B"

CONCRETE COLLAR
(CONTRACTOR IS TO

AVOID EXCAVATING

INTO SUBGRADE WHENINSTALLING COLLAR)

TOP OF PIPE

SHALL BE CUT

FLUSH WITHMANHOLE

INSIDE WALL
R=1'-8"
(SEE NOTE 1)
12" MIN.
12"
2" MIN. ASPHALT CAP
2'-0"
VARIES VARIES 4'-0" STD. 4" MIN. 6" THRU. 36" DIA.
6" MIN.
10"
D1
6" THRU 36"
3" MIN.

Scale: NTS
MANHOLE 8
Scale: NTS
FIXED BOLLARD 3 NTS VEHICULAR CONCRETE SECTION 2

MEDIUM BROOM FINISH
#3 @ 18" O.C.

BOTH DIRECTIONS
4" AB MIN. BELOW CONC.
6"
12"
6"
NOTE:

1. TYPE OF CONCRETE: CLASS A

2. MINIMUM 6" CLASS 2 AB, COMPACTED TO 95%.3. DOWEL WITH #4 BARS, 12" LONG, AT 24" ON CENTERS, EMBEDDED 4" WITH EPOXY IN EDGE OF EXISTING CONCRETE.

4. DOWELING & REINFORCING TO BE PROVIDED AT JOINTS.
6"
RECOMPACT 12" NATIVE
SUBGRADE TO 95%
Scale: NTS
ASPHALT TIE-IN DETAIL 11
(N) AC
(N) PAVEMENT

SECTION

1.0' MIN. EXISTING AC

PAVEMENT SURFACE

TACK COAT EXISTING

PAVEMENT
(N) AB
Scale: NTS
VEHICULAR AC PAVEMENT SECTION 6
(N) 7.5" AB CLASS II COMPACTED
TO 95% R.C.

CONTRACTOR SHALL SCARIFY AND

RECOMPACT SUBGRADE PER

GEOTECHNICAL REPORT
(N) 2.5" AC TYPE A - 1/2" MAX. MED. LIFTSSHALL BE CONDUCTED PER CAL TRANS SPECSSECTION 39-6.01

GEOTECHNICAL RECOMMENDATIONTO IMPROVE THE THE PAVEMENT LIFE AND REDUCE THE POTENTIAL FOR PAVEMENT

DISTRESS THROUGH CONSTRUCTION, IT IS RECOMMENDED THAT THE FULL DESIGN

ASPHALT CONCRETE SECTION BE CONSTRUCTED PRIOR TO CONSTRUCTION TRAFFIC LOADING. ALTERNATIVELY, A HIGHER TRAFFIC INDEX MAY BE CHOSEN FOR THE AREAS WHERE CONSTRUCTION TRAFFIC WILL BE USING THE PAVEMENTS.A THICKER SECTION OF 3 INCHES OF AC PAVEMENT OVER 10 INCHES OF CLASS IIAGGREGATE BASE MAY BE USED FOR THE AREAS OF HIGHER CONSTRUCTION TRAFFIC.AN ALTERNATIVE TO REDUCE THE POTENTIAL FOR CRACKING WITHIN THE AC PAVEMENT IS TO INSTALL A MOISTURE BARRIER AT LEAST 24 INCHES DEEP BEHIND

THE PAVEMENT CURBING OR EDGE CONDITIONS

SAWCUT LINE
SCALE: NTS
PRESSURE TREATED WOOD HEADER DETAIL 10
2X4 PRESSURE TREATED STAKE 36" OC
(3)10d GALVANIZED NAILS AT EACH STAKE

NEW ASPHALTPAVING & BASE
2X12 PRESSURE TREATED HEADER

FILL WITH NATIVE
Scale: NTS
CONCRETE SIDEWALK SECTION 9
FG. REFER TO LANDSCAPE MATERIALSPLAN FOR PAVING FINISH
4" THICK CLASS II AGGREGATE BASE ROCK
OVER 5" THICK NON-EXPANSIVE FILL
OR
9" THICK CLASS II AGGREGATE BASE ROCK
4" THICK CONCRETE SLAB (4,000 PSI).

REFER TO LANDSCAPE MATERIALS PLAN FOR

SPECIFIC FINISH AND COLOR REQUIREMENTS
#4 REBAR @ 12" O.C. EACH WAY
EQEQ
Scale: NTS
CONCRETE CURB & VALLEY GUTTER 5

TYPE C CURB
6"
6" 1-1/2"

SCORELINE
R = 12" 12"
(BFC)

FINISH SURFACE

PER PLAN

TYPE V-VALLEY GUTTER
48"
24"
6" MIN.
6" MIN. AGGREGATE BASE

COMPACT BASE MATERIAL
TO 95% RELATIVE

COMPACTION
2"**
Scale: NTS
CURB TAPER DETAIL 7
Scale: NTS
DEEPENED CONCRETE CURB AT BIORETETNION AREA 4
#4 REBAR, CONTINUOUS#4 REBAR, 18" O.C.
#4 REBAR @ 12" O.C.E.W.

CONCRETE SIDEWALK
(SEE DETAIL 6)

DEEPENED CURB

DEEPENED CURB SHALL BE EMBEDDED
MINIMUM 12" INTO PREPARED SUBGRADE.

COMPACT SUBGRADE TO PER

GEOTECHNICAL RECOMMENDATIONS
1 1
PROVIDE 1' WIDE DRAINAGE
OPENINGS EVERY 6' O.C.

CONTRACTOR SHALL SCARIFY AND

RECOMPACT SUBGRADE PER

GEOTECHNICAL REPORT

PAVEMENT PER
DETAILS 1 & 2
(2) #4 REBAR

CONTINUOUS
2'
R=1"

TOP OF CURB

TOP OF PAVEMENT

CONSTRUCTION JOINT
2'
6"

CONSTRUCTION JOINT
6"

TYPE C CURB TAPER

FINISH GRADE PER PLANS

EDGE OF PREPARED SUBGRADE
#4 REBAR, CONTINUOUS
#4 REBAR, 18" O.C.
#4 REBAR @
12" O.C.E.W.

CONCRETE

SIDEWALK

DEEPENED CURB
DEEPENED CURB SHALL BE EMBEDDEDMINIMUM 12" INTO PREPARED SUBGRADE.

COMPACT SUBGRADE TO PERGEOTECHNICAL RECOMMENDATIONS
1 1

FINISH GRADE PER PLANS

EDGE OFPREPARED SUBGRADE

DEEPENED EDGE AT BIORETENTION AREAS

1. TYPE A & C CURB & FLUSH CURB, GUTTER
& SIDEWALK ARE TO BE CONSTRUCTEDOF CLASS B CONCRETE, 6 SACK MINIMUM.

2. WEAKENED PLANE JOINTS SHALL BE
CONSTR�CTE��AT��INTERVALS��AN�
AT THE ENDS OF RETURNS. EXPANSIONJOINTS SHALL BE AT MAXIMUM 60 FEET SPACING.

3. IF SIDEWALK IS NOT INSTALLED
MONOLITHICALLY WITH CURB & GUTTER,PLACE #4 DOWELS 18" LONG AT 4' O.C. INBACK OF CURB 2" DOWN FROM TOP OF CURB, 6" IN CONCRETE.
* COUNTER SLOPE OF ADJOINING GUTTERS

IMMEDIATELY ADJACENT TO AND WITHIN
24" OF THE CURB RAMP SHALL NOT BE
STEEPER 1"V IN 20"H (CBC 11B-406.5.8)
** GUTTER PAN SLOPE WITHIN ACCESSIBLE
PATH OF TRAVEL SHALL NOT EXCEED 1"V
IN 20"H OR 5.0% SLOPE
NOTE:

1. REFER TO DETAIL
5/S0.12 FOR

CONCRETE

REINFORCEMENTDETAILS &DEVELOPMENTLENGTHS

AGGREGATE BASE

TYPE A CURB AND GUTTER (CATCH)
* CROSS SLOPE OF GUTTER ATCURB CUTS SHALL BE 1" IN 20"
6"
12"
SEE NOTE #3

REGARDING REBAR

REQUIREMENTS
6"
3/4" *
R = 1"
R = 12" 31-1/2" 18" 1-1/2" 6"
6"
1-1/4"
6"

TOP OF CURB

FACE OF CURB
R=1/2"

28.64 Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

DETAILS
15-7/8"
15-7/8"
3/4"
6-1/4"
3/4"
6" or 12"
12"
22"
9-1/2"
6-1/2"
16" 16"
18-3/8"
18-3/8"11"
1-3/4"
V64-71CGrate
Scale: NTS
V64 CHRISTY BOX 3

THIS CONCRETE DRAIN BOX HAS A CAST-IN GALVANIZED FRAMEAND IS SPECIFICALLY ENGINEERED FOR DRAINAGE IN MEDIUMAREAS SUCH AS PARKING LOTS, SCHOOL GROUNDS, WALKWAYS, ETC. ITS DESIGN PERMITS FINAL GRADING MATERIAL TO "LOCK IN" & FINISH CLEAN. KNOCK-OUTS ACCOMMODATE UP TO 8" O.D.

PIPE. APPROXIMATE DIMENSIONS SHOWN.

Scale: NTS
NOT IN USE 2
��"�
��"�

FINISHED
GRADE
ELEV PERPLANSGRATE10" x 6" PVC BODY10" PVC INLINENYLOPLAST ORAPP'D SUBSTITUTEWATERTIGHT ADAPTER6" DOUBLE WALLHDPE PIPE

SNAP COUPLERS (TYPICAL)
��ELBO�
��"�

AS REQUIRED
INVERT
FLOW
"D"
NOTE:ALL GRATES IN SIDEWALKS OR OTHER CONCRETESURFACES SHALL BE STANDARD, LIGHT-DUTYBRONZE WITH LOCKING BAR (ADA APPROVED. ALL OTHER GRATESSHALL BE STANDARD LIGHT-DUTY CAST IRON WITH LOCKING BAR. ��"�
��"�

FINISHED
GRADE

ELEV PERPLANS
GRATE10" x 6" PVC BODY
10" PVC INLINENYLOPLAST ORAPP'D SUBSTITUTE
WATERTIGHT ADAPTER6" DOUBLE WALLHDPE PIPEWATER TIGHT COUPLERS ��"�

AS REQUIRED
�"�

INVERT FLOW
10" OR 12" DOUBLE WALLHDPE PIPE (SEE PLANS FOR SPECIFIC SIZE) (TYPICAL)
GRATES
1/2" MAX

IN DIRECTION

OF TRAVEL
TO PREVENT ROTATIONENCASE ELBOW IN A6" CONCRETE FOOTING D = DEPTH PER PLAN
GRATES
1/2" MAX

IN DIRECTION

OF TRAVEL
Scale: NTS
10" DIAMETER INLINE AREA DRAIN 6 Scale: NTS 10" DIAMETER TERMINAL AREA DRAIN NTS 7 STORM -SEWER DRAIN CLEANOUT 5 PLUG
12"
4" MIN.
12"
CLASS "B" CONCRETE
LONG RADIUS 1/8 BEND

RISER SAME AS MAIN
6" MIN.
12" MIN.

FREE-RESTING CAP
OVER OPENING.

MATERIAL TO BE
SAME AS RISER.

PEA GRAVEL
6" MIN.
26" MIN. DIA. COLLAR
CHRISTY G5 BOX OR
APPROVED EQUAL. COVER
MARKED WITH "STORM"
MIN. 2"

PAVEMENT
6"
Scale: NTS
RAISED FLOW THROUGH PLANTER 4
24" MIN

SOIL MEDIA
PER CITY REQ.
12" MIN
CLEAN 3/4"

DRAIN ROCK
4" PERF. PIPE
FG
6" SOLID PIPE TO

STORM DRAIN SYSTEM
(N) RETAINING WALL (LOWEST

HEIGHT OF PLANTER WALL)
4" MIN.

NOTES:
1 OVERFLOW DRAIN PIPE

CONNECTED TO STORM
DRAINAGE SYSTEM.
2 SEE LANDSCAPE PLANS FOR

PLANTING REQUIREMENTS
3 VAPOR BARRIER

PROPOSED

BUILDING
3" MIN.
6" SOLID PIPE (OVERFLOW) TO

STORM DRAIN SYSTEM
Scale: NTS
BIORETENTION SECTIONS 1
4" PERF. PIPE
NOTES:

1. INSTALL OVERFLOW DRAIN PIPE
CONNECTED TO STORM DRAINAGE SYSTEM.SEE PLANS FOR SPECIFIC STRUCTURE 1 3
1 3
GENERAL NOTE: • SEE LANDSCAPE PLANS FOR

PLANTING REQUIREMENTS

BIO-TREATMENT MEDIA
PERCOLATION RATE:
5 INCHES PER HOUR MINIMUM
CLASS 2 PERMEABLE DRAIN ROCK

FILTER FABRIC
(MIRAFI 140N OR APPROVED

SUBSTITUTE BY ENGINEER)

SLOPE BOTTOM AT MINIMUM

2.0% TOWARDS PERF-PIPE
15 MIL. IMPERMEABLE LINER.

LINER SHALL EXTEND UP TO

PONDING HEIGHT AT EDGES
(STEGO WRAP OR APPROVED

SUBSTITUTE BY ENGINEER)

PONDING HEIGHT
Scale: NTS
MODIFIED TYPE A CURB & GUTTER (ADJACENT TO DRIVE ISLE) 9

FLOW LINE OF BIO-RETENTION
2' OPENINGS IN 6" VERTICAL

CURB AT BIORETENTION AREAS
(TYP)
CURB & GUTTER PER DETAIL 3,SHEET C6.1
CURB & GUTTER PER STD. 241
INSTALL 6" WIDE STRIP OF
RIP-RAP @ CURB & GUTTER
OPENINGS. ENSURE THAT
THERE IS A 2" CLEAR FROMTOP OF RIP-RAP TO CURB
OPENING.

2.0'

4.0'

2.0'
NOTES:

1. CURB AND GUTTER PER DETAIL 3, SHEET C6.1
A

TYPICAL SECTION A - A

TYPICAL PLAN

TAPERED EDGES

WHERE EXPOSED

AFFIX TO CONCRETE

WITH THICKENED EPOXY
NOTE: AT MINIMUM, 4" CONC. OVER 2" SAND IS REQUIRED BENEATH ALL TRUNCATED DOMES. INSTALLING TRUNCATED DOMES ONASPHALT CONCRETE SHALL NOT BE PERMITTED.

CONCRETE SECTION (PCC)
REQUIRED. SEE NOTE BELOW
Scale: NTS
TRUNCATED DOMES OFF-SET PATTERN 8 • TRUNCATED DOMES SHALL CONFORM TO CBC 11B-705 REQUIREMENTS • TRUNCATED DOMES ARE TILED, TO ENSURE THAT REQUIRED DOME SPACING IS MAINTAINED ACROSS JOINTS NOTES
A

ADJACENT

TRUNCATED
DOMES
Scale: NTS
RESTRICTOR W/ INTERNAL BYPASS 10
SDDI #3 RIM = 320.20

BACKFILL W/
2-SACK SLURRY
12" ��BEN�
12" EMERGENCY OVERFLOW PIPE
(TYP). FIELD FIT LENGTH TO

ENSURE OPENNING MEETS LIMIT
OF DETENTION ELEVATION.
1-3/4" DRILLED HOLE
@ INVERT.

INV EL = 315.96
BRACE��"��PIPE�RISER

W/ U-STRAP & REDHEADANCHORS
12" PIPE (SEE
SHEET C4.1 FORCONTINUATION)
8"
INV = 316.96
30" DETENTION PIPE
(SEE SHEET C4.1 FOR

CONTINUATION)

LIMIT OF DETENTION
EL = 319.00

28.65 Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

DETAILS
Scale: NTS
SERVICE CONNECTION 1 Scale: NTS BACKFLOW PREVENTION ASSEMBLY INSTALLATION 4 Scale: NTS
FIRE SERVICE INSTALLATION 5 Scale: NTS GATE VALVE INSTALLATION 6 Scale: NTS
SERVICE LATERAL 3
Scale: NTS
STANDARD SERVICE LATERAL TRENCH 7 Scale: NTS THRUST BLOCK INSTALLATION 8 Scale: NTS
BACKFLOW PREVENTION ASSEMBLY INSTALLATION 2

28.66 Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

DETAILS
Scale: NTS
SEWER PIPE TRENCH DETAIL 1 Scale: NTS SEWER LATERAL 2 Scale: NTS CURB, GUTTER AND SIDEWALK Scale: NTS 4 DRIVEWAY APPROACH 3 Scale: NTS
SIDEWALK CURB DRAIN 5 Scale: NTS CLEANOUT 6

28.67 Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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
2011.04

05.11.2026
DD
TC

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

DETAILS
INV.=277.44
12" END CAP W/ DRILLED HOLE
2" RESTRICTOR
INV = 276.0
3 LF OF 12"
HDPE @ 1.0%
12" @TEE HDPE
12" OVERFLOW HDPE
EL=281.38
10" HDPE

RELEASE TO

DRAINAGE
SDDI RIM=277.50

ANCHOR RISERTO MH WALL
(U-STRAP W/

REDHEADS)

TOP OF DETENTION
EL = 281.38
Scale: NTS
STORMWATER RELEASE STRUCTURE 3

TOP OF RETENTION
EL =277.96
NOTES:
/yd2
/yd2
Scale: NTS
HS75 STORMWATER CHAMBER STANDARD DETAIL 7 (OR SUBSTITUTE APPROVED BY ENGINEER)

LINER DETAIL INSPECTION PORT END CAP CHAMBER

STANDARD CHAMBER SECTION
Scale: NTS
UNDERGROUND STORAGE CHAMBERS SECTION 1

INFILTRATION CHAMBER NOTES

1. MIN DISTANCE FROM OUTER EDGE OF CHAMBER TO EDGE OF TRENCH: 12" 2 28.68
UP
T
VAN

ACCESSIBLE
SPACE

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

2. THE PROJECT WILL MEET THE NECESSARY PROVISIONS OF CBC CHAPTER 10, 11A & 11B AS

APPLICABLE

3. NO PUBLIC FUNDS WILL BE USED

FLOOR PLAN NOTES

UNIT MIX

FLOOR PLAN KEYED NOTES
N N

PROJECT NORTH TRUE NORTH

S R Q P N M L K J H G F E D C B A
1 2
3 4
5 T
1 AP3.01
AP3.01
2 AP3.02
1 AP3.02 2
2 AP4.01
1 AP4.01
1 3
4 7
2 4
9 6
6 41 SF

JANITORS CLOSET
877 SF

STORAGE
124 SF
STAIR 2
356 SF

MAINTENANCE
245 SF

ELECTRICAL ROOM
320 SF

EGRESS CORRIDOR
593 SF

TRASH ROOM
566 SF

CORRIDOR
549 SF
1 BR 1 BA
1,395 SF
6 BR 3 BA

CO-LIVING UNIT
494 SF
1 BR 1 BA
832 SF
2 BR 2 BA
966 SF

BIKE PARKING
53 SF

RESTROOM
48 SF
MEP
80 SF
ELEV. CONTROL
ROOM
117 SF
ELEV
139 SF
STAIR 1
490 SF
OFFICE
768 SF
LOBBY
387 SF

MAIL/PACKAGE
1 1
5 5 5 5 5
9 9
1 1
212' - 6 5/8"
12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6 5/8" 25' - 0" 6' - 6" 24' - 8" 5' - 0"
61' - 2"
9 9 9 9
1 2
3 4
1' - 10" 7' - 0" 23' - 11 1/2"

PROPERTY
LINE

REQUIRED QUARRY SETBACK
30' - 0"
7' - 1 1/2"
14 7 7 7
14 7 7
7 7
5 LARGE

BIKE SPOTS
12 14 14
53' - 0 1/2"
10' - 0"
3' - 0"
10 10
10 1 LARGE CLASS

BIKE PARKING
11 CLASS II BIKE

PARKING
10 10 10 10
7 7
7 7
7 7
7 7
7 7
7 7
6 6
11/30/25
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
5/13/2026 2:19:37 PM
AP1.01
PROPOSED LEVEL 1
PLAN
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45

UNIT TYPE COUNT
STUDIO 24
1 BR 1 BA 2
2 BR 2 BA 5
3 BR 1 BA 3
3 BR 1.5 BA 4
5 BR 2.5 BA CO-LIVING UNIT 4
6 BR 3 BA CO-LIVING UNIT 5
47 KEYNOTE MATERIAL
1 LINE OF WALL ABOVE
2 PROPOSED ADA RAMP
3 PROPOSED STAIRS
4 PROPOSED RETAINING WALL
5 PRIVATE OUTDOOR SPACE
6 PROPOSED BIORETENTION PLANTER
7 PROPOSED CLASS-II BIKE PARKING
9 LANDSCAPE
10 DOWNSPOUT, SHALL BE HARD PIPED TO DRAINAGE SYSTEM PER

STORMWATER PLANS
11 BALCONY
12 JULIET BALCONY
13 PRIVATE OUTDOOR SPACE - OCCURS AT LEVEL 2 ONLY
14 PAD MOUNTED TRANSFORMER
1" = 10'-0" 1
FLOOR PLAN - LEVEL 1
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 7

28.69 DW ?

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

2. THE PROJECT WILL MEET THE NECESSARY PROVISIONS OF CBC CHAPTER 10, 11A & 11B AS

APPLICABLE

3. NO PUBLIC FUNDS WILL BE USED

FLOOR PLAN NOTES

UNIT MIX

FLOOR PLAN KEYED NOTES
N N

PROJECT NORTH TRUE NORTH

S R Q P N M L K J H G F E D C B A
1 2
3 4
5 T
1 AP3.01
AP3.01
2 AP3.02
1 AP3.02 2
2 AP4.01
1 AP4.01
12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6 5/8" 212' - 6 5/8"
25' - 0" 6' - 6" 24' - 8" 5' - 0"
61' - 2"
1,328 SF
5 BR 2.5 BA

CO-LIVING UNIT
275 SF
STUDIO
278 SF
STUDIO
278 SF
STUDIO
278 SF
STUDIO
278 SF
STUDIO
278 SF
STUDIO
425 SF

STORAGE
275 SF

MECHANICAL
926 SF
2 BR 2 BA
542 SF
LOUNGE
601 SF

CO-LIVING

AMENITY SPACE
1,511 SF
6 BR 3 BA

CO-LIVING UNIT
143 SF
STAIR 2
953 SF

CORRIDOR
39 SF
JANITOR'S CL.
115 SF
ELEV
139 SF
STAIR 1
1,095 SF
3 BR 1.5 BA
927 SF
3 BR 1 BA
11 11
11 11
13 13 13 13 13 13 13
5 6 7
8 15
101112 9
4' - 3"
1' - 7"
4' - 3"
1' - 7"
1' - 7"
4' - 3"
1' - 9 1/2"
3' - 3" 16' - 7"
7' - 3"
3' - 6 1/2"
5' - 3" 6' - 10 1/2"
4' - 0"
4' - 3"

PROPERTY
LINE

REQUIRED QUARRY SETBACK
30' - 0"
7' - 1 1/2"
133 SF
TRASH
1314
38' - 6 1/2"
10 10
10 10
10 10 10
7 7
7 7 7
7 7
11/30/25
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
5/13/2026 2:19:39 PM
AP1.02
PROPOSED LEVEL 2-4
PLAN
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45

STORMWATER PLANS
11 BALCONY
12 JULIET BALCONY
13 PRIVATE OUTDOOR SPACE - OCCURS AT LEVEL 2 ONLY
14 PAD MOUNTED TRANSFORMER
1" = 10'-0" 1
FLOOR PLAN - LEVEL 2 TO 4
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 7

28.70 DW ?

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

2. THE PROJECT WILL MEET THE NECESSARY PROVISIONS OF CBC CHAPTER 10, 11A & 11B AS

APPLICABLE

3. NO PUBLIC FUNDS WILL BE USED

FLOOR PLAN NOTES

UNIT MIX

FLOOR PLAN KEYED NOTES
N N

PROJECT NORTH TRUE NORTH

S R Q P N M L K J H G F E D C B A
1 2
3 4
5 T
1 AP3.01
AP3.01
2 AP3.02
1 AP3.02 2
2 AP4.01
1 AP4.01
1,330 SF
5 BR 2.5 BA

CO-LIVING UNIT
1,440 SF
6 BR 3 BA

CO-LIVING UNIT
562 SF

CO-LIVING
AMENITY SPACE 516 SF
LOUNGE
860 SF
2 BR 2 BA
492 SF

AMENITY
425 SF

STORAGE
1,091 SF
3 BR 1.5 BA
278 SF
STUDIO
278 SF
STUDIO
278 SF
STUDIO
278 SF
STUDIO
278 SF
STUDIO
275 SF
STUDIO
143 SF
STAIR 2
115 SF
ELEV
139 SF
STAIR 1
953 SF

CORRIDOR
39 SF
JANITOR'S CL.
12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6 5/8" 212' - 6 5/8"
25' - 0" 6' - 6" 24' - 8" 5' - 0"
61' - 2"
1 12 11 11
11 ROOF DECK
38 39
40 47
43444546 42 41
38' - 6 1/2"
4' - 4"
1' - 9 1/2"
6' - 0 1/2"
3' - 2"
16' - 7"
7' - 3"
3' - 6 1/2"
6' - 10 1/2"
4' - 0" 1' - 8"
1' - 7"
1' - 7"

PROPERTY
LINE

REQUIRED QUARRY SETBACK
30' - 0"
7' - 1 1/2"
134 SF
TRASH
10 10
10 10
10 10 10
7 7
7 7 7
7 7
11/30/25
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
5/13/2026 2:19:42 PM
AP1.05
PROPOSED LEVEL 5
PLAN
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45

STORMWATER PLANS
11 BALCONY
12 JULIET BALCONY
13 PRIVATE OUTDOOR SPACE - OCCURS AT LEVEL 2 ONLY
14 PAD MOUNTED TRANSFORMER
1" = 10'-0" 1
FLOOR PLAN - LEVEL 5
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 7

28.71 N N

PROJECT NORTH TRUE NORTH

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

2. THE PROJECT WILL MEET THE NECESSARY PROVISIONS OF CBC CHAPTER 10, 11A & 11B AS

APPLICABLE

3. NO PUBLIC FUNDS WILL BE USED

FLOOR PLAN NOTES

UNIT MIX

ROOF PLAN KEYED NOTES

S R Q P N M L K J H G F E D C B A
1 2
3 4
5 T
1 AP3.01
AP3.01
2 AP3.02
1 AP3.02 2
2 AP4.01
1 AP4.01
1 1
1 2
3 LEVEL 5 ROOF DECK BELOW
53' - 6"
53' - 6"
40' - 8"
40' - 8"
40' - 8"
42' - 10"
53' - 6"
52' - 0"
52' - 0"
52' - 0"
53' - 6" 53' - 6"
53' - 6" 53' - 6"
60' - 0"
60' - 0"
60' - 0"
60' - 0"
54' - 5 7/8"
60' - 0"
60' - 0"
60' - 0"
53' - 6" 53' - 6"
53' - 6" 53' - 6"
53' - 6"
12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6 5/8" 212' - 6 5/8"
25' - 0" 6' - 6" 24' - 8" 5' - 0"
61' - 2"

PROPERTY
LINE

REQUIRED QUARRY SETBACK
30' - 0"
7' - 1 1/2"
50' - 0"
50' - 0"
40' - 8"
38' - 6 1/2"
10 10
10 10
10 10 10
7 7
7 7 7
7 7
11/30/25
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
5/13/2026 2:19:44 PM
AP1.06

PROPOSED ROOF
PLAN
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45

KEYNOTE MATERIAL
1 SOLAR PHOTOVOLTAICS, UNDER SEPARATE PERMIT
2 MECHANICAL EQUIPMENT TO EXCEED HIGHEST POINT OF
ROOF-MOUNTED EQUIPMENT BY 6" TO COMLY WITH SV MURDS
3 ROOF SCREEN, REFER TO EXTERIOR ELEVATIONS
4 STAIR ENCLOSURE
5 ROOF MEMBRANE
6 VENT
7 SOLAR CANOPY AT LEVEL 4 COMMUNITY ROOM
8 LOWER LEVEL ELEMENTS
10 DOWNSPOUT, SHALL BE HARD PIPED TO DRAINAGE SYSTEM PER STORMWATER PLANS.

UNIT TYPE COUNT
STUDIO 24
1 BR 1 BA 2
2 BR 2 BA 5
3 BR 1 BA 3
3 BR 1.5 BA 4
5 BR 2.5 BA CO-LIVING UNIT 4
6 BR 3 BA CO-LIVING UNIT 5
47 1" = 10'-0" 1

ROOF PLAN
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 7

28.72 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
1 OPTION 1:

RESIN-IMPREGNATED
WOOD
OPTION 2:

EXTERIOR RATED

TIMBER SLATS

CURTAIN WALL
OPTION 2:

STRUCTURAL

SILICONE

GLAZED ALUMINUM
SYSTEM
CURTAIN WALL OPTION 3:

GLAZED ALUMINUM AND

TIMBER SYSTEM

CURTAIN WALL OPTION
4:

STRUCTURAL SILICONE

GLAZED TIMBER
SYSTEM
OPTION 1:
"CALIBER" LED WALL SCONCE
DOWNLIGHT ONLY, OR SIM.

OPTION 2:

LED RECESSED
DOWNLIGHT OR SIM.

OPTION 3:

LINEAR LED DOWNLIGHT

EXTERIOR FINISHES

CURTAIN WALL
SOFFIT

LIGHTING

BEIGE TEXTURED
CEMENTITIOUS PANEL OR SIM.

OFF WHITE STUCCO OR
CEMENTITIOUS PANELS OR SIM.
3 ROOF SCREEN
OPTION 1:

PERFORATED CORRUGATED

METAL ROOF SCREEN
OPTION 2:

CORRUGATED
METAL \ SCREEN
10 FIBER CEMENT PANELS WITH
STONE LOOK OR SIM.
4 WOOD OR WOOD LOOK
PANELS OR SIM.
5 GRADATED PAINTED STUCCO,
VARIED COLORS OR SIM.
6 CURTAIN WALL
OPTION 1:

GLAZED

ALUMINUM

FRAME SYSTEM
WINDOWS DOORS 7
VINYL WINDOWS OR SIM.
8 VINYL DOORS OR SIM.

RAILING

METAL BALCONY RAILING
11 12 2
9 LEVEL 1
0' - 0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
LEVEL 4
30' - 0"
LEVEL 5
40' - 0"
ROOF
50' - 0"
T.O. PARAPET
53' - 6"

ELEVATOR &

STAIR BULKHEAD
58' - 0"
54321
8' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0"
119
9521
1 AP4.01

OVERALL BUILDING HEIGHT
60' - 0"
5' - 0" 24' - 8" 6' - 6" 25' - 0"
61' - 2"
12 87
LEVEL 1
0' - 0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
LEVEL 4
30' - 0"
LEVEL 5
40' - 0"
ROOF
50' - 0"
T.O. PARAPET
53' - 6"

ELEVATOR &

STAIR BULKHEAD
58' - 0"

ABCDEFGHJKLMNPQRST
1 2
8' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0"
60' - 0" OVERALL BUILDING HEIGHT
521
2 AP4.01
12' - 6 5/8" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 215' - 9 1/2"
55555
989
77 3' - 3"
11/30/25
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
5/13/2026 2:21:52 PM
AP3.01

PROPOSED

ELEVATIONS
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45

KEYED NOTES - EXTERIOR ELEVATIONS - PLANNING

KEYNOTE MATERIAL
1 BEIGE TEXTURED CEMENTITIOUS PANELS OR SIM.
2 STUCCO
3 FIBER CEMENT PANELS WITH STONE LOOK OR SIM.
4 WOOD OR WOOD LOOK PANELS OR SIM.
5 GRADATED PAINTED STUCCO, VARIED COLORS OR SIM.
6 DARK BRONZE ANODIZED CURTAIN WALL SYSTEM OR SIM.
7 VINYL WINDOWS OR SIM.
8 VINYL DOORS OR SIM.
9 METAL RAILING AND BALCONY
12 WOOD OR WOOD LOOK SOFFIT
13 RETAINING WALL
3/32" = 1'-0"
1 EAST ELEVATION - PLANNING
3/32" = 1'-0"
2 NORTH ELEVATION - PLANNING
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 28.73

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
1 OPTION 1:

RESIN-IMPREGNATED
WOOD
OPTION 2:

EXTERIOR RATED

TIMBER SLATS

CURTAIN WALL
OPTION 2:

STRUCTURAL

SILICONE

GLAZED ALUMINUM
SYSTEM
CURTAIN WALL OPTION 3:

GLAZED ALUMINUM AND

TIMBER SYSTEM

CURTAIN WALL OPTION
4:

STRUCTURAL SILICONE

GLAZED TIMBER
SYSTEM
OPTION 1:
"CALIBER" LED WALL SCONCE
DOWNLIGHT ONLY, OR SIM.

OPTION 2:

LED RECESSED
DOWNLIGHT OR SIM.

OPTION 3:

LINEAR LED DOWNLIGHT

EXTERIOR FINISHES

CURTAIN WALL
SOFFIT

LIGHTING

BEIGE TEXTURED
CEMENTITIOUS PANEL OR SIM.

OFF WHITE STUCCO OR
CEMENTITIOUS PANELS OR SIM.
3 ROOF SCREEN
OPTION 1:

PERFORATED CORRUGATED

METAL ROOF SCREEN
OPTION 2:

CORRUGATED
METAL \ SCREEN
10 FIBER CEMENT PANELS WITH
STONE LOOK OR SIM.
4 WOOD OR WOOD LOOK
PANELS OR SIM.
5 GRADATED PAINTED STUCCO,
VARIED COLORS OR SIM.
6 CURTAIN WALL
OPTION 1:

GLAZED

ALUMINUM

FRAME SYSTEM
WINDOWS DOORS 7
VINYL WINDOWS OR SIM.
8 VINYL DOORS OR SIM.

RAILING

METAL BALCONY RAILING
11 12 2
9 LEVEL 1
0' - 0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
LEVEL 4
30' - 0"
LEVEL 5
40' - 0"
ROOF
50' - 0"
T.O. PARAPET
53' - 6"

ELEVATOR &

STAIR BULKHEAD
58' - 0"

TSRQPNMLKJHGFEDCBA
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0"
60' - 0" OVERALL BUILDING HEIGHT
31 72811
9 9464
13 13
2 AP4.01
12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6 5/8" 215' - 9 1/2" 8
1 1
5 5555
8 12
7 9
9 7
3' - 3"
LEVEL 1
0' - 0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
LEVEL 4
30' - 0"
LEVEL 5
40' - 0"
ROOF
50' - 0"
T.O. PARAPET
53' - 6"

ELEVATOR &

STAIR BULKHEAD
58' - 0"
12345
8' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0"

OVERALL BUILDING HEIGHT
59' - 6"
9 52
923
1 AP4.01
5 13
25' - 0" 6' - 6" 24' - 8" 5' - 0"
61' - 2"
11/30/25
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
5/13/2026 2:23:17 PM
AP3.02

PROPOSED

ELEVATIONS
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45

KEYED NOTES - EXTERIOR ELEVATIONS - PLANNING

KEYNOTE MATERIAL
1 BEIGE TEXTURED CEMENTITIOUS PANELS OR SIM.
2 STUCCO
3 FIBER CEMENT PANELS WITH STONE LOOK OR SIM.
4 WOOD OR WOOD LOOK PANELS OR SIM.
5 GRADATED PAINTED STUCCO, VARIED COLORS OR SIM.
6 DARK BRONZE ANODIZED CURTAIN WALL SYSTEM OR SIM.
7 VINYL WINDOWS OR SIM.
8 VINYL DOORS OR SIM.
9 METAL RAILING AND BALCONY
12 WOOD OR WOOD LOOK SOFFIT
13 RETAINING WALL
3/32" = 1'-0"
1 SOUTH ELEVATION - PLANNING
3/32" = 1'-0"
2 WEST ELEVATION - PLANNING
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 28.74
LEVEL 1
0' - 0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
LEVEL 4
30' - 0"
LEVEL 5
40' - 0"
ROOF
50' - 0"
T.O. PARAPET
53' - 6"

ELEVATOR &

STAIR BULKHEAD
58' - 0"

TSRQPNMLKJHGFEDCBA
2 AP4.01
6 BR 3 BA

CO-LIVING UNIT
6 BR 3 BA

CO-LIVING UNIT

CO-LIVING

AMENITY SPACE

CO-LIVING

AMENITY SPACE

CO-LIVING

AMENITY SPACE

CO-LIVING

AMENITY SPACE
1 BR 1 BA 1 BR 1 BA
LOUNGE
LOUNGE
LOUNGE
LOUNGE 2 BR 2 BA
2 BR 2 BA
2 BR 2 BA
2 BR 2 BA
2 BR 2 BA
OFFICE

MECHANICAL

MECHANICAL
MECHANICAL 3 BR 1 BA
3 BR 1 BA
3 BR 1 BA
LOBBY

AMENITY
12' - 6" 11' - 11 3/8" 13' - 0 3/4" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 6" 12' - 5 1/4" 12' - 7 3/8" 212' - 6 5/8"
4' - 6"3' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0"

OVERALL BUILDING HEIGHT
60' - 0"
LEVEL 1
0' - 0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
LEVEL 4
30' - 0"
LEVEL 5
40' - 0"
ROOF
50' - 0"
T.O. PARAPET
53' - 6"

ELEVATOR &

STAIR BULKHEAD
58' - 0"
12345
1 AP4.01
AP5.01 1

OVERALL BUILDING HEIGHT
60' - 0"
4' - 6"3' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 25' - 0" 6' - 6" 24' - 8" 5' - 0"
61' - 2"
STUDIO
STUDIO
STUDIO

STUDIO CORRIDOR

CORRIDOR

CO-LIVING

AMENITY SPACE

CO-LIVING

AMENITY SPACE

CO-LIVING

AMENITY SPACE

CO-LIVING

AMENITY SPACE
STORAGE CORRIDOR 1 BR 1 BA
11/30/25
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
3/32" = 1'-0"
5/13/2026 2:23:23 PM
AP4.01

BUILDING SECTIONS
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
3/32" = 1'-0"
1 EAST -WEST SECTION - PLANNING
3/32" = 1'-0"
2 NORTH-SOUTH SECTION - PLANNING
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 28.75

WALL SECTION KEYED NOTES

1. REFER ALSO TO SHEETS AP3.01, AP3.02 AND AP3.03.

WALL SECTION GENERAL NOTES

MATERIALS LEGEND
1 OPTION 1:

RESIN-IMPREGNATED
WOOD
OPTION 2:

EXTERIOR RATED

TIMBER SLATS

CURTAIN WALL
OPTION 2:

STRUCTURAL

SILICONE

GLAZED ALUMINUM
SYSTEM
CURTAIN WALL OPTION 3:

GLAZED ALUMINUM AND

TIMBER SYSTEM

CURTAIN WALL OPTION
4:

STRUCTURAL SILICONE

GLAZED TIMBER
SYSTEM
OPTION 1:
"CALIBER" LED WALL SCONCE
DOWNLIGHT ONLY, OR SIM.

OPTION 2:

LED RECESSED
DOWNLIGHT OR SIM.

OPTION 3:

LINEAR LED DOWNLIGHT

EXTERIOR FINISHES

CURTAIN WALL
SOFFIT

LIGHTING

BEIGE TEXTURED
CEMENTITIOUS PANEL OR SIM.

OFF WHITE STUCCO OR
CEMENTITIOUS PANELS OR SIM.
3 ROOF SCREEN
OPTION 1:

PERFORATED CORRUGATED

METAL ROOF SCREEN
OPTION 2:

CORRUGATED
METAL \ SCREEN
10 FIBER CEMENT PANELS WITH
STONE LOOK OR SIM.
4 WOOD OR WOOD LOOK
PANELS OR SIM.
5 GRADATED PAINTED STUCCO,
VARIED COLORS OR SIM.
6 CURTAIN WALL
OPTION 1:

GLAZED

ALUMINUM

FRAME SYSTEM
WINDOWS DOORS 7
VINYL WINDOWS OR SIM.
8 VINYL DOORS OR SIM.

RAILING

METAL BALCONY RAILING
11 12 2
9 LEVEL 1
0' - 0"
LEVEL 2
10' - 0"
LEVEL 3
20' - 0"
LEVEL 4
30' - 0"
LEVEL 5
40' - 0"
ROOF
50' - 0"
T.O. PARAPET
53' - 6"

CO-LIVING

AMENITY SPACE

CO-LIVING

AMENITY SPACE

CO-LIVING

AMENITY SPACE

CO-LIVING

AMENITY SPACE
1 BR 1 BA
99992158585838
3' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0"
11/30/25
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
5/13/2026 2:23:29 PM
AP5.01

ENLARGED WALL

SECTIONS
22133

05.12.2026
JP
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45

KEYED NOTES - EXTERIOR ELEVATIONS - PLANNING

KEYNOTE MATERIAL
1 BEIGE TEXTURED CEMENTITIOUS PANELS OR SIM.
2 STUCCO
3 FIBER CEMENT PANELS WITH STONE LOOK OR SIM.
4 WOOD OR WOOD LOOK PANELS OR SIM.
5 GRADATED PAINTED STUCCO, VARIED COLORS OR SIM.
6 DARK BRONZE ANODIZED CURTAIN WALL SYSTEM OR SIM.
7 VINYL WINDOWS OR SIM.
8 VINYL DOORS OR SIM.
9 METAL RAILING AND BALCONY
12 WOOD OR WOOD LOOK SOFFIT
13 RETAINING WALL
1/4" = 1'-0"
1 NORTH-SOUTH ENLARGED WALL SECTION - PLANNING
Issue DESCRIPTION DATE
0 SB330 PRE APPLICATION 11.21.2022
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026
6 28.76

PROPOSED CLASS-I BICYCLE PARKING

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

ISSUES/ REVISIONS
APN number DRAFT: NOT FOR CONSTRUCTION
NTS
5/13/2026 2:23:30 PM
AP9.02

BICYCLE PARKING
INFO
22133

05.12.2026
MB
OH
ENVISION PEACE VILLAGE900 B HIGH ST.SANTA CRUZ, CA 95060 001-022-45
Issue DESCRIPTION DATE
1 PLANNING REVISION 01 02.23.2023
2 PLANNING REVISION 02 06.07.2023
3 PLANNING REVISION 03 11.13.2023
4 PLANNING REVISION 04 01.25.2024
6 MAJOR MODIFICATION 11.19.2025
7 MM REVISION 01 05.12.2026

28.77 NO

PARKING
VAN

ACCESSIBLE
SPACE

COMPACT

COMPACT
T
STOP

COMPACT

COMPACT
135.0000
EXISTING CHURCH.ENTRY COURTYARD.UNIT PAVERS @
ADA PARKING STALLS.

EXISTING MULTI-FAMILY.

CONCRETE PAVING.

LANDSCAPE BOULDERS.

SHORT-TERM BIKE PARKING.

EXISTING CHURCH PARKING.

NEW 3-FT. WOOD HOGWIRE FENCE.

EXISTING CHAIN-LINK FENCE: REPAIR &
REPLACE AS NEEDED.

EXISTING METAL FENCE @SCHOOL TO
REMAIN.

EXISTING SCHOOL.

LOW SITE RETAINING WALL OR PLANTER
WALL IN SMOOTH CONCRETE.

LANDSCAPE ELEMENTS
432176589
1011
PRELIMINARY LANDSCAPE PLAN - LEVEL 1 SCALE: 1"=20'
NORTH
Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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/ REVISIONSAPN number
9/7/2022 4:35:42 PM
22133

05.01.2026

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

L A N D S C A P E A R C H I T E C T U R E
form/work
2813 B STREET
SAN DIEGO, CA 92102
T: 619.269.4423
01 PLANNING REVISION 01 03.02.202302 PLANNING REVISION 02 06.07.202303 REVISION 04 MINOR MODIFICATION 07.22.202506 REVISION 06 MAJOR MODIFICATION 11.19.202507 REVISION 07 MAJOR MODIFICATION 05.01.2026 LC-1
PRELIMINARYLANDSCAPE PLAN -LEVEL 1
2 3
5 7

PLAN KEY
EXISTING TREES TO REMAIN.

SEE ARBORIST REPORT.

NEW TREES. SEE LC-2.NEW LANDSCAPING. SEE LC-2.

STORMWATER PLANTER
LANDSCAPING. SEE LC-2.EXISTING/NATURALIZED

GRASSES AND LANDSCAPING
TO REMAIN.
1 4
12 8

EXISTING TREES

TOTAL TO REMAIN
9 TOTAL TO BE REMOVED 23TOTAL HERITAGE TREES TO BE REMOVED 15 REPLACEMENT TREES REQUIRED 30
@ 15-GAL.

REPLACEMENT TREES PROVIDED 30
EXISTING TREES TO BEREMOVED. SEE ARBORISTREPORT.
13 12
11 10
13 13
13 IRRIGATED LANDSCAPE AREA
TOTAL SQUARE FOOTAGE 16,548
NOTE: PLANTING IS DESIGNED IN ACCORDANCE

WITH THE CITY WATER EFFICIENT LANDSCAPE
ORDINANCE, PER SECTION 16.16.030(A)(3).
9 6

28.78 F.E.C.

Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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/ REVISIONSAPN number
9/7/2022 4:35:42 PM
22133

05.01.2026

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

SUPPLEMENTAL

LANDSCAPE EXHIBITS

CONCEPTUAL LANDSCAPE IMAGERY
PRELIMINARY LANDSCAPE PLAN - LEVEL 5

PRECAST 'NATURAL' SEATING ELEMENTS SHORT-TERM BIKE

PARKING

WOOD HOGWIRE FENCING

CANDIDATE PLANT LEGEND
SCALE: 1"=10'-0"
NORTH
ALUMINUM OR FIBERGLASS PRE-FAB PLANTERS.

LARGE FORMAT PORCELAIN PEDASTAL PAVERS.BBQ COUNTER.PRE-CAST 'TWIG' SEATING ELEMENT.

COMMUNITY PICNIC TABLE.

TABLE SEATING FOR SMALLER GROUPS.

LANDSCAPE ELEMENTS
432165
1 3
2 6
4 LOW METAL PLANTER
5 1

28.79 T
Scale
Project numberPrint DateDrawn by
Checked by
189 WALNUT AVENUE
SANTA CRUZ, CA 95060WORKBENCHBUILT.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/ REVISIONSAPN number
9/7/2022 4:35:42 PM
22133

05.01.2026

PEACE VILLAGE
900 HIGH ST.

SANTA CRUZ, CA 95060
001-022-40
Issue DESCRIPTION DATE

PRELIMINARYEXTERIOR LIGHTINGPLAN

CONCEPTUAL LIGHTING FIXTURES

28.80 Zoning District R-1-10
Number of Units (excl.

ADUs)
50 or less
Variations Requested Requests 1-5 variations
R-1-10
Single-Family Residence Filled out by Applicant Filled out by City Section Category Provision
Complies with
Standard?
Requests DB
Waiver
Requests DB
Concession Plan Sheet Number
Zoning Code
Section Applicant notes
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):
25 3
3 For any attached or detached garage or carport with doors or entrances fronting on a front or exterior side property line, the setback shall be a minimum of twenty feet from said property line or the setback required for the district, whichever is greater.

24.12.185.3
Zoning code section
MU-M: 24.10.804
MU-H: 24.10.814
MU-OM: 24.10.824
MU-OH: 24.10.834
MU-VH: 24.10.844
MU-VA: 24.10.854
R1: 24.10.350
R-L: 24.10.450
R-M: 24.10.550
R-T(A): 24.10.608
R-T(B): 24.10.616
R-T(C): 24.10.624
R-T(D): 24.10.632
R-T(E): 24.10.640
C-C: 24.10.750
C-T: 24.10.950
C-N: 24.10.1050
C-B: 24.10.1150
P-A: 24.10.1250
No Yes

24.12.185.3
Zoning code section
MU-M: 24.10.804
MU-H: 24.10.814
MU-OM: 24.10.824
MU-OH: 24.10.834
MU-VH: 24.10.844
MU-VA: 24.10.854
R1: 24.10.350
R-T(A): 24.10.608
R-T(B): 24.10.616
R-T(C): 24.10.624
R-T(D): 24.10.632
R-T(E): 24.10.640
C-C: 24.10.750
C-T: 24.10.950
C-N: 24.10.1050
C-B: 24.10.1150
P-A: 24.10.1250
Portion of setback reduced to 7'-1" as waiver
Site Design Maximum Building Length
Rear-yard Setback (feet):
30 24.12.185.3
Zoning code section
MU-M: 24.10.804
MU-H: 24.10.814
MU-OM: 24.10.824
MU-OH: 24.10.834
MU-VH: 24.10.844
MU-VA: 24.10.854
R1: 24.10.350
R-L: 24.10.450
R-M: 24.10.550
R-T(A): 24.10.608
R-T(B): 24.10.616
R-T(C): 24.10.624
R-T(D): 24.10.632
R-T(E): 24.10.640
C-C: 24.10.750
C-T: 24.10.950
C-N: 24.10.1050
C-B: 24.10.1150
P-A: 24.10.1250
Yes

24.12.185.3
Zoning code section
MU-M: 24.10.804
MU-H: 24.10.814
MU-OM: 24.10.824
MU-OH: 24.10.834
MU-VH: 24.10.844
MU-VA: 24.10.854R1:

24.10.350
R-T(A): 24.10.608
R-T(B): 24.10.616
R-T(D): 24.10.632
R-T(E): 24.10.640
C-C: 24.10.750
C-T: 24.10.950
C-N: 24.10.1050
C-B: 24.10.1150
P-A: 24.10.1250
Site Design Maximum Building Length

24.12.185.3
Zoning code section
MU-M: 24.10.804
MU-H: 24.10.814
MU-OM: 24.10.824
MU-OH: 24.10.834
MU-VH: 24.10.844
MU-VA: 24.10.854R1:

24.10.350
R-T(A): 24.10.608
R-T(B): 24.10.616
R-T(D): 24.10.632
C-C: 24.10.750
C-T: 24.10.950
C-N: 24.10.1050
C-B: 24.10.1150
P-A: 24.10.1250
Site Design Maximum Building Length
Exterior Side Setback (feet):
12 3
3 For any attached or detached garage or carport with doors or entrances fronting on a front or exterior side property line, the setback shall be a minimum of twenty feet from said property line or the setback required for the district, whichever is greater.

24.12.185.3
Zoning code section
MU-M: 24.10.804
MU-H: 24.10.814
MU-OM: 24.10.824
MU-OH: 24.10.834
MU-VH: 24.10.844
MU-VA: 24.10.854R1:

24.12.185.3
Zoning code section
R1: 24.10.350
103'-5" and 41'-5"
Site Design Maximum Building Length
Both side yards - total (interior lot):
20 24.12.185.3
Zoning code section
R1: 24.10.350
Yes

24.12.185.3
Zoning code section
R1: 24.10.350
145'
Site Design Maximum Building Length
Both side yards - total (exterior lot):
22 24.12.185.3
Zoning code section
R1: 24.10.350
Not Applicable

24.12.185.3
Zoning code section
R1: 24.10.350
Drop Down Menu (to be filled out by Applicant)

28.81 R-1-10
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Site Design Stacked Flat Parking
Note: Where the building façade along the public frontage is no greater than 75 feet in length and where the proposal meets the definition of a stacked flat building type (as opposed to a townhome building type), the parking requirement is reduced by half.

Note: On lots with multiple public frontages, such as corner lots or doublefrontage lots, this requirement applies only to the public frontage requiring the widest sidewalk. Where required sidewalks are of equal width, this requirement shall apply to all frontages. Required sidewalk widths are determined by considering any relevant Area Plan requirements and the requirements of Chapters 24.12 and Chapter 15.20. In all cases, where any inconsistency is present, the required sidewalk width shall be the widest standard applicable.

24.12.185.3 (a) Not Applicable 24.12.185.3 (a) Site is a flag lot with no parking on the public frontage 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.

24.12.185.4 (a)(i) Not Applicable 24.12.185.4 (a)(i)
Site Design Walkability
Existing Public Connections:

If within an Area Plan:

Existing frontage improvements (i.e., bike lanes or sidewalks) will be maintained/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 maintained as 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 the Municipal 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.

24.12.185.4 (a)(ii) Not Applicable 24.12.185.4 (a)(ii)
Site Design Walkability
Existing Public Connections:

There is no reduction in the total number of connections through the site for cyclists and pedestrians.

24.12.185.4 (a)(iii) Not Applicable 24.12.185.4 (a)(iii) 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.

24.12.185.5 (a) Not Applicable 24.12.185.5 (a)
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 the site.

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 shall be 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).

24.12.185.5 (b) Not Applicable 24.12.185.5 (b)
Site Design New Public Connections
If the property abuts a public street, alley, path, paseo, trail, or other public connection on a side or rear property line (excluding corner lots):

The project incorporates a connection between the parcel street frontage and that existing public connection. The connections allow clear passage during daylight or business hours as applicable, whichever is longer.

Note: This standard shall not apply to corner lots.

24.12.185.5 (c) Not Applicable 24.12.185.5 (c)
Site Design New Public Connections
New pedestrian or bicycle connections (not including required street-side improvements 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.

24.12.185.5 (d) Not Applicable 24.12.185.5 (d)
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 15.20 Note: Where any inconsistency between standards exists, the wider sidewalk standard applies.

24.12.185.5 (e) Not Applicable 24.12.185.5 (e)
Site Design Public Frontages
If a residential lobby is provided:

The lobby shall be accessed from a public frontage.

24.12.185.6 (a) Not Applicable 24.12.185.6 (a)

28.82 R-1-10
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Site Design Public Frontages
Uses for Active Frontage:

Built to a minimum depth of at least 25 feet (measured perpendicular to the predominant building face, with the exception of areas for building ingress/egress and access to parking or loading areas).

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 all the Active Frontage spaces along the predominant building face.

24.12.185.6 (d)(i) Not Applicable 24.12.185.6 (d)(i)
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.

24.12.185.6 (d)(ii) Not Applicable 24.12.185.6 (d)(ii)
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.

24.12.185.6 (d)(iii) Not Applicable 24.12.185.6 (d)(iii) 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.

24.12.185.6 (d)(iv) Not Applicable 24.12.185.6 (d)(iv)
Site Design Public Frontages Public frontage is comprised of ground-floor residential uses that are oriented toward the public frontage (Except: flag-lots).

24.12.185.6 (f) Not Applicable 24.12.185.6 (f)
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).

24.12.185.6 (g) Not Applicable 24.12.185.6 (g)
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.)

24.12.185.6 (h) Not Applicable 24.12.185.6 (h)
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.

24.12.185.7 (a) Not Applicable 24.12.185.7 (a)
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 extended horizontally from the plane of the predominant building face to the edges of the lot (See Figure 5 of Objective Development Standards).

24.12.185.7 (b) Not Applicable 24.12.185.7 (b)
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.)

24.12.185.7 (c) Not Applicable 24.12.185.7 (c)
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.)

24.12.185.7 (c) Not Applicable 24.12.185.7 (c)
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.)

24.12.185.7 (d) Not Applicable 24.12.185.7 (c)

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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.

24.12.185.7 (e) Not Applicable 24.12.185.7 (c)
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 with AASHTO Green Book sight distance standards
Note: Ingress/egress to driveway approaches may be limited based on the results of a Transportation Study.

24.12.185.7 (f) Yes 24.12.185.7 (c)
Site Design Landscape and Buffering
All open spaces in the front setback (excluding driveways and sidewalks) are at least 75 percent landscape (planted materials) that comply with WELO standards as found in Chapter 16.16 of the Municipal Code at the time of design review. The selected planted materials are WELO compliant even when the formal requirements of the WELO do not apply to the project.

24.12.185.8 (a) Yes 24.12.185.8 (a) COA
Site Design Landscape and Buffering Selected plant species for the site incorporate a mix of trees, shrubs, and ground cover.

Yes
Site Design Landscape and Buffering Turf areas include no more than 25 percent of the total irrigated area on the site. 24.12.185.8 (a)(iii) Yes 24.12.185.8 (a)(iii) 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

24.12.185.8 (c) Yes 24.12.185.7 (c)
Site Design Usable Open Space
Two-family dwellings (duplexes) on corner lots having an area of seven thousand five hundred square feet or more:

Maintain at least two thousand square feet of usable open space, one thousand square feet of which shall be directly accessible to each unit within the duplex

24.12.185.9 (b)
Zoning code section
R1: 24.10.330
R-L: 24.10.450
R-M: 24.10.550
R-T(A): 24.10.608
R-T(B): 24.10.616
R-T(C): 24.10.624
R-T(D): 24.10.632
R-T(E): 24.10.640
Not Applicable

24.12.185.9 (b)
Zoning code section
R1: 24.10.330
R-T(A): 24.10.608
R-T(B): 24.10.616
R-T(C): 24.10.624
R-T(D): 24.10.632
R-T(E): 24.10.640
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.

24.12.185.9 (c)(i) Yes 24.12.185.7 (c)
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.

24.12.185.9 (c)(ii) Yes 24.12.185.7 (c)
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.

24.12.185.9 (c)(iii) Yes 24.12.185.7 (c)
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 tables

3. Share trees (see allowances under 24.22.586, Open Space, Useable) or shaded canopy

4. Community garden

5. Flowering plants

6. Native Habitat

7. Play area for pets

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

9. Outdoor kitchen equipment or fire pit

10. Children 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

24.12.185.9 (c)(iv) Specify which Use:________ Yes 24.12.185.7 (c) 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 rooftop structures comply with Municipal Code Section 24.12.150 Height Limits Modifications.

24.12.185.9 (d) Yes 24.12.185.7 (c)
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.

24.12.185.9 (e) Not Applicable 24.12.185.7 (c)

28.84 R-1-10
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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 double-frontage 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 of roof forms are illustrated in Figure 9 of Development Standards.

Note: Smaller roof forms that cover enclosed space (such as dormers and bay windows) 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 form will 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

24.12.185.11 (a) Yes 24.12.185.7 (c) While the building proposes a flat fairly continuous roof, there are at least four prominent projections just one flo Building Design Roof Form
Variation in Roof Form:

The building has at least one roof form for every 30 feet of frontage (e.g., a frontage 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: 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.

Change in roof form is combined with:

A change in height of at least 3 feet;
A horizontal change in plane of at least 4 feet; or
A change in roof pitch.

See Figure 10 of Objective Development Standards for examples. Changes in roof form shall not exceed allowed building heights, as defined by the underlying zone district

24.12.185.11 (a)(ii) Yes 24.12.185.11 (a)(ii) While the building proposes a flat fairly continuous roof, there are at least four prominent projections just one flo 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 two roof 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 allowed building heights, as defined by the underlying zone district.

24.12.185.11 (b) Yes 24.12.185.11 (b) While the building proposes a flat fairly continuous roof, there are at least four prominent projections just one flo

28.85 R-1-10
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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 sky ii. A horizontal change in plane for every 30 feet of building face, rounded up to the nearest whole number; the change in plane is at least 2 feet deep and 6 feet wide and combined with a change in material
iii. A horizontal change in plane at an interval of 50 feet or less; the change in plane is at least 6 feet deep and 12 feet wide and combined with a change in material. When implemented as building notches, the notches may contain balconies, as long as the railing is at least 70 percent 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.

24.12.185.12 No Yes 24.12.185.12
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 the centerline of an alley, driveway, or path of automobile circulation except with the approval of the City Engineer based on considerations of public safety and welfare (e.g., utility considerations, emergency access, etc.).

24.12.185.13 (a) Not Applicable 24.12.185.13 (a)
Building Design Corridor Frontage
The setback area along the corridor frontage does not count toward the requirement to incorporate Uses for Active Frontage, and the area is used as a 12- foot-wide sidewalk over at least 80 percent of the frontage.

24.12.185.13 (a)(i)(1) Not Applicable 24.12.185.13 (a)(i)(1) 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.

24.12.185.13 (a)(i)(2) Not Applicable 24.12.185.13 (a)(i)(2) Building Design Ground Floor Design
Live Work Units:

Live-work units are only on ground floor.

24.12.185.14 (c)(i) Not Applicable 24.12.185.14 (c)(i)
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

24.12.185.14 (c)(ii) Not Applicable 24.12.185.14 (c)(ii) 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

24.12.185.14 (c)(ii)(1) Not Applicable 24.12.185.14 (c)(ii)(1) Building Design Ground Floor Design
Live Work Units:

Minimum ground floor depth is 18 feet

24.12.185.14 (c)(iii) Not Applicable 24.12.185.14 (c)(iii) Building Design Ground Floor Design
Live Work Units:

Minimum unit/storefront width is 12 feet

24.12.185.14 (c)(iv) Not Applicable 24.12.185.14 (c)(iv) Building Design Ground Floor Design
Live Work Units:

Ground floor frontage transparency is minimum 50 percent between a height of 2 feet and 12 feet measured parallel above sidewalk grade

24.12.185.14 (c)(v) Not Applicable 24.12.185.14 (c)(v)
Building Design Ground Floor Design
Live Work Units:

Entrance is inset from the building face by at least 2 feet

24.12.185.14 (c)(vi) Not Applicable 24.12.185.14 (c)(vi) 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/or
ii. a change in plane; and/or
iii. a cornice line, belly band, or similar horizontal element.

24.12.185.15 (a) Specify which: ________ Not Applicable 24.12.185.15 (a)

28.86 R-1-10
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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 adjacent roofline
ii. A chamfered corner with a diagonal cut at least 6 feet on either side of the corner. 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 feet in any dimension, which may be designed to look like an extension of the sidewalk. Where the depth of this space is less than 6 feet, it may be open only at the ground floor. Where the depth of this space is greater than 6 feet it must be open to the sky. See Figure 18 of Objective Development Standards.

24.12.185.15 (b) Specify which feature: ________ Not Applicable 24.12.185.15 (b) 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 of the building face.

For buildings that include 4+ stories and for all windows above the ground floor:
this depth shall be increased to 3 inches.

24.12.185.15 (e) Not Applicable 24.12.185.15 (e)
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.

24.12.185.15 (f) Not Applicable 24.12.185.15 (f)
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.

24.12.185.16 Specify which Materials:________ Yes 24.12.185.16 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.

24.12.185.16 (b) Yes 24.12.185.16 (b)
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.

24.12.185.16 No Yes 24.12.185.16 Vinyl windows proposed for cost savings.

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.

24.12.185.16 (g)(i) Not Applicable 24.12.185.16 (g)(i)
Building Design Building Materials
Living Walls:

The living wall is not be located on a north, or north-east-facing building face.

24.12.185.16 (g)(ii) Not Applicable 24.12.185.16 (g)(ii) Building Design Building Materials
Living Walls:

The living wall includes an integrated irrigation system.

24.12.185.16 (g)(iii) Not Applicable 24.12.185.16 (g)(iii) 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.

24.12.185.16 (g)(iv) Not Applicable 24.12.185.16 (g)(iv) 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.

24.12.185.16 (g)(v) Not Applicable 24.12.185.16 (g)(v)
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.

24.12.185.16 (g)(vi) Not Applicable 24.12.185.16 (g)(vi)

28.87 R-1-10
Single-Family Residence Filled out by Applicant Filled out by City Section Category Provision
Complies with
Standard?
Requests DB
Waiver
Requests DB
Concession Plan Sheet Number
Zoning Code
Section Applicant notes
City Review
Department
Complies with
Standard?
Requests DB
Waiver
Requests DB
Concession
Zoning Code
Section City Reviewer notes
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 through the luminaire's lowest light-emitting part.

24.12.185.17 (a) Yes 24.12.185.17 (a)
Building Design Lighting Exterior light fixtures utilize light sources with a color temperature that does not exceed 3000 Kelvin.

24.12.185.17 (a) Yes 24.12.185.17 (a)
Building Design Lighting Outdoor lights do not blink, flash, flicker, or change intensity (excluding motiondetecting lights).

24.12.185.17 (b) Yes 24.12.185.17 (b)
Building Design Lighting Lighting provided at parking lots, pedestrian paths, outdoor gathering spaces, building entries, and any other pedestrian-accessible areas.

24.12.185.17 (c) Yes 24.12.185.17 (c)
Building Design Lighting Lighting of outdoor service, loading, and storage areas not be visible from the street or adjacent properties.

24.12.185.17 (d) Yes 24.12.185.17 (d)
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.

24.12.185.17 (e) Yes 24.12.185.17 (e)
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.

24.12.185.17 (f) Yes 24.12.185.17 (f)
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. Compliance demonstrated with a lighting plan.

24.12.185.17 (g) Yes 24.12.185.17 (g)
SUMMARY (For City Purposes Only)
Number of Standards Not in Compliance 0
Number of Standards Incomplete 0
Number of Variations Requested 0
Number of Waivers Requested 0
Number of Concessions Requested 0
1 1
Applicant Responses City Responses
2 0
0 28.88

MEMORANDUM
To: Ryan Bane, Senior Planner
City of Santa Cruz Community Development Department
From: Stephanie Strelow
Subject: 900 High Street California Environmental Quality Act (CEQA) Review Date: July 23, 2026

This Memorandum provides a review of California Environmental Quality Act (CEQA) Guidelines requirements for proposed modifications to the approved Envision Peace Village project.

I. Background

1. Application No: CP25-0105 – Major Modification of CP22-0164

2. Project Title: Envision Peace Village

3. Project Location: 900 High Street (Assessor’s Parcel Number [APN] 001-022-45)

4. Project Applicant: Sibley Simon, Workbench

5. General Plan Designation: Low Density Residential (1.1-10 DU/AC)

6. Zoning: Single-Family Residence, 10,000 square foot minimum (R-1-10) In October 2023, the City of Santa Cruz Zoning Administrator approved Permit CP22-0164, which was appealed to the City Planning Commission. The Planning Commission denied the appeal and upheld the approval in November 2023, which was then appealed to the City Council. In February 2024, the City Council adopted a resolution denying the appeal, thereby upholding the Planning Commission’s acknowledgment of the environmental determination and approval of the project. The approved project consisted of a Minor Land Division, Design Permit, Slope Development Permit, Density Bonus Request, and Heritage Tree Removal Permit to divide an approximate 5.9-acre parcel into two lots. The lower lot (3.68 acres), fronting High Street, would retain an existing church campus. The upper lot (2.23 acres) would consist of a 40-unit residential apartment building and associated site improvements that was part of the approved project. Subsequent to the approval of the project, the Minor Land Division was completed with submittal and recordation of a Final Map.

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As part of the original approval, the City determined that the project was exempt from CEQA pursuant to Public Resources Code section 21083.3 and CEQA Guidelines section 15183 (Projects Consistent with General Plan, Community Plan or Zoning), which provide for streamlined environmental review for projects consistent with a general plan for which an EIR was prepared and certified. Subsection (d) of Public Resources Code section 21082.2 further indicates that an effect of a project upon the environment shall not be considered “peculiar to the parcel or to the project…if uniformly applied development policies or standards” have been previously adopted by the city or county, with a finding based upon substantial evidence, that the development policies or standards will substantially mitigate that environmental effect when applied to future projects. Under these provisions of CEQA and CEQA Guidelines, the project was found to be consistent with the City’s General Plan 2030, and the City determined that the City’s General Plan 2030 EIR had adequately addressed most environmental issues related to the project. Some site-specific project impacts were analyzed and determined to be less than significant due to substantial mitigation resulting from General Plan policies, zoning regulations and/or development standards that are uniformly applied to development projects throughout the City. Therefore, no further environmental review was required pursuant to Public Resources Code section 21083.3 and section 15183 of the CEQA Guidelines, and the project was found to be exempt from further CEQA review. An “Environmental Checklist For Determination of Environmental Exemption” (dated November 2023) provides the review and documentation to support the City’s environmental determination for the approved project.

II. Proposed Modifications
An application for Major Modifications to the approved project was submitted to the City in January of 2026 to request changes to the approved residential project on the new upper lot. Requested changes are summarized on Table 1; the primary changes include:
• An increase in total units from 40 to 47 units, with a change in unit mix to include more coliving units and more studio units; • Redesign of the building into a rectangular shape and removal of a building wing that stepped up the slope of the site;
• Changes to concessions and waivers to more accurately use state density bonus law; and • Elimination of one deed restricted affordable unit and, as is now required by the city, inclusion of moderate-income units for the second density bonus rather than low-income units. • Modification to site circulation: to include addition of a round-about at the southeast corner of the site; modification of access so traffic flow is only in the southerly direction in the drive lane west of the church, consistent with current church traffic flow; and restriping parking spaces.

The total number of units has been adjusted to reflect additional units allowed under current State density bonus laws. The proposed modifications also would change the mix of unit types and sizes and result in a net increase in number of bedrooms over what was approved as summarized on Table 1.

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Table 1. Comparison of Approved Project with Proposed Project Modifications Project Element Per Final Approval
With Proposed
Modifications
Net Change
Number of dwelling units 40 47 +47
Building Footprint-Lot Coverage 11,220 square feet
(sf)
11,562 sf +333 sf
Gross Building Square Footage 42,769 sf 55,931 sf +13,162 sf Unit Mix
▪ Studio & Jr. One-bedroom 13 24 +11
▪ One bedroom 1 2 +1
▪ Two bedroom 15 5 -10
▪ Three bedroom 4 7 + 3
▪ Co-living bedrooms 29 [1] 50 [2] +21
Total Bedrooms 85 107 +22
[1] 29 bedrooms within 6 four-bedroom and 1 five-bedroom units [2] 50 bedrooms within 4 five-bedroom and 5 six-bedroom units III. CEQA Review
As previously indicated, the approved project was found to be consistent with the City’s General Plan 2030, and the City determined that the City’s General Plan 2030 EIR had adequately addressed most environmental issues related to the project. Some site-specific project impacts were determined to be less than significant due to substantial mitigation resulting from application of General Plan policies, zoning regulations and/or development standards that are uniformly applied to development projects throughout the City.

The proposed modifications would increase total apartment units from 40 to 47. However, the project would continue to be consistent with the General Plan and zoning designations and density with additional units permitted per State density bonus laws. The density with the proposed modifications continues to comply with the density restrictions of the City’s General Plan, as modified by State Density Bonus Law, as was found with the approved project.

The proposed modifications would change the mix of unit types and sizes, resulting in a net increase of 22 bedrooms that would result in a slight increase in residential population from the 92 people previously estimated to approximately 114 with the additional bedrooms. When added to existing City population of 63,065 (California Department of Finance 2026), the project would still be well within the regional population forecast for the City in 2030 of 68,057 (Association of Monterey Bay Area Governments 2026).

The proposed modifications would slightly increase the building footprint and gross building square footage than the approved project, but the development area with the proposed modification would generally remain within the overall development area previously evaluated for approved project, except one building wing stepped up the slope would be removed.

The City has considered whether there are changed circumstances or new information that was not available at the time the previous environmental determination was made that would support a new finding that the project would

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have new significant impacts that are peculiar to the project or parcel. The only changed circumstance is a potential downstream sewer capacity issue, but in this case there is an improvement included in the City’s adopted CIP, programmed for construction in 2028.

New information includes the recent update and adoption of the City’s Urban Water Management Plan (UWMP) in 2026. The 2025 UWMP provides updated demand information that was updated in 2024, which included the approved project. The assessments conducted for the 2025 UWMP, which account for development and growth to the year 2050, found that water supply would meet projected demand under all conditions. Under the selected climate change condition, City water supplies would meet projected demand under normal/average year and singledry year conditions in all years through 2050. Under the selected climate change condition in the five-consecutiveyear drought condition, in 2030 a small shortage (four percent) could occur in the fifth year of the drought sequence, but after 2035, implementation of planned projects would provide adequate supply to meet projected demand through 2050. The 2025 UWMP indicates that while the City remains vulnerable to extreme drought, particularly in the near term, the planned projects that the City is actively pursuing (and as described and explained in the 2025 UWMP) are expected to provide adequate supply to reliably meet projected demand through 2050. In the event that supplies fall short of demand resulting in a water shortage emergency, the Water Shortage Contingency Plan would be implemented, during which times, all water customers could be subject to water curtailment as enacted by the City. The conclusions of the 2025 UWMP do not result in more significant impacts related to water supply than identified in the 2020 UWMP, the General Plan 2030 EIR, or the review in the Environmental Checklist for the approved project.

Conclusion
In conclusion, the proposed modifications to the approved project, including an increase of seven apartment units, would continue to be consistent with the General Plan 2030 and the evaluations included in the November 2023 “Environmental Checklist For Determination of CEQA Exemption.” No new significant impacts or substantially more severe significant impacts would occur as a result of the proposed modifications. Similarly, there are no changed circumstances or new information would support a new finding that the project would have new significant impacts that are peculiar to the project or parcel. Therefore, the previous environmental determination of the approved project would cover the proposed modifications.

V. References
Association of Monterey Bay Area Governments (AMBAG). Adopted June 10, 2026. 2026 Regional Growth Forecast.

Available online at: https://www.ambag.org/plans/regional-growth-forecast.

California Department of Finance. 2026. “E-5 Population and Housing Estimates for Cities, Counties, and the State, 2020-2026.” May 2026. Available online at:
https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-and-housing-estimates-for-cities28.92 900 HIGH STREET CEQA REVIEW
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counties-and-the-state-2020-2026/https://dof.ca.gov/forecasting/demographics/estimates/e-5- population-and-housing-estimates-for-cities-counties-and-the-state-2020-2026/.

City of Sana Cruz. 2026. 2025 Urban Water Management Plan. Prepared by the City of Santa Cruz, Water Department. Adopted June 2026. Available online at:
https://www.santacruzca.gov/files/assets/city/v/1/wt/documents/online-reports/2025-uwmp/newfolder/2025-uwmp_final-ada.pdf.

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The Housing Accountability Act (Government Code (GC) Section 65589.5) was strengthened and the Housing Crisis Act of 2019 (and subsequent bills changing GC Section 65905.5, 66300, 65940, and many others):
1) limit cities’ ability to deny housing projects or reduce their residential density or square footage;
2) allow for projects at the densities specified in the general plan, even if the zoning is more restrictive;
3) prevent cities from imposing or enforcing standards that are not objective, while freezing the standards applicable to projects to those in place at the time a preliminary application is submitted; and
4) prohibit cities from reducing the residential capacity in their general plan.

Housing Accountability Act Updates & Housing Crisis Act of 2019 State laws have substantially shifted local control of city planning in recent years. Over 200 housing-related laws passed since 2017 aim to facilitate housing production and improve housing affordability by seeking to reverse a forty-year-long downward trend of housing production.

California Housing Laws:

Key Changes Impacting Santa Cruz
Updated State Density Bonus Law Doubles Incentives for Housing Near Transit State Density Bonus Law (GC Section 95915 et. seq.) was updated to increase maximum allowable density increases from 35% to 50% and then more recently to 100% bonuses for market rate projects. Affordable projects now get three additional stories and 33’ additional height and have no density limit when within a half mile of high-quality transit.

Parking Requirements Were Eliminated
Parking requirements were eliminated statewide for projects within a half mile of high quality transit, with very limited exceptions (Gov. Code 65863.1 et. seq.). Much of Santa Cruz falls within this buffer, so no parking can be required for most of the city. (Developers can still propose parking, they just are not required to provide it.) Key Changes:

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Key Changes Impacting Santa Cruz
Accessory Dwelling Unit (ADU)
Many ADU laws were updated to facilitate and streamline production of ADUs on single-family and multi-family properties, including removal of owner-occupancy requirements, allowing up to four ADUs on single family properties, and allowing up to eight ADUs and up to 25% of the number of multi-family units on a multi-family property.

Small Lot Subdivisions
Small lot subdivisions were facilitated through bills like those listed below, all of which allow these uses by right, with no discretionary approvals required:

Senate Bill (SB) 9 & SB 450, allowing single-family lot splits and four units; SB 1123, allowing up to 10 lots and 10 units on vacant single-family lots; and SB 684 (allowing 10 or fewer lot splits and 10 or fewer units on properties zoned for multi-family).

Permit Streamlining
Many permit streamlining laws were enacted, such as SB 35 and its successor SB 423, Assembly Bill (AB) 2162, AB 2011, SB 4 and a variety of others that remove discretionary processes (allowing for development through just a building permit), reduce processing times, streamline California Environmental Quality Act reviews, and expand where housing is allowed.

Streamline California Environmental Quality Act (CEQA) Review AB 130 and SB 131 were adopted and took effect immediately on July 1, 2025. They set forth a series of additional CEQA exemptions and streamlining procedures that facilitate housing production.

Impact Fee Limitations
Bills such as AB 2553 and SB 937 limit cities authority to charge impact fees to housing developers and delays the timing of when those fees are collected.

Increase State Enforcement Authority and Non-Compliance Penalties Many new laws also increase state enforcement authority and non-compliance penalties, with the state Housing & Community Development Department’s Housing Accountability Unit and the state Attorney General actively pursuing cities for violations of housing laws.

Similarly, cities face increased liability for attorney’s fees when losing housing-related court cases.

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Envision Peace Village, LLC
181 Walnut Ave
Santa Cruz, CA 95060
[email protected]
July 21, 2026
To: City of Santa Cruz, Planning Department
Re: Application CP25-0105 for Major Modification to project #CP22-0164 This letter is to make changes to our requests for concessions as a part of this application CP25-0105 after discussions with and feedback from city staff.

After feedback from and discussion with city staff we would like to replace the previous list of concessions requested with the following:

Concession #1: Affordable Housing Agreement – Floating Which Units are Affordable
Concession request, in summary: We request a concession to modify the requirement of 24.16.040(3) such that the location of the units that will satisfy the inclusionary affordability requirement will not be specified in the agreement.

Details: This concession proposes to “reduce” the list of requirements on the affordable housing agreement contained in 24.16.040(3) in this one way by striking item (c) (which requires that the affordable housing agreement contain “The location, unit size in square feet, and number of bedrooms of the inclusionary units.”) and removing the word “location” from item (a).

We note that the city’s current Affordable Housing Program Guidelines, Resolution No.

NS-29,463, that apply to this project allow for this by stating that, in reference to a project’s Affordable Housing Agreement (emphasis added), “The Agreement shall designate affordable units or determine the methodology to be used to identify the affordable units within the residential development.” We’d propose this agreement simply require the project to at all times have at least the required number of units at each affordability level that are either leased to a qualifying tenant under the requirements of the agreement or vacant and in the process of marketing for and selecting a qualifying tenant. In other words, if a vacancy arises in a unit that has been an affordable unit, it could only be leased as a non-affordable unit if another unit is

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first either leased as a replacement affordable unit or vacant and in process of selecting a qualifying tenant for leasing as an affordable unit.

Concession #2 – Option for Streamlined Tenant Selection Concession request: We request a concession to make optional the city’s marketing of affordable units in the procedural step in II. C. 1. b. in Exhibit A of Resolution No.

NS-29,463 (the city’s current Affordable Housing Program Guidelines).

Details: This step currently reads that, among other actions, the city will “post a notice of the unit’s availability on the City’s Website.” We are requesting that this, and any other marketing of unit vacancies by the city, be something that the project's management can decide whether or not to have the city do on a case by case basis when the project’s management sends the Notice of Measure O Unit Available for Rent to the City according to this procedure.

Because projects often have many qualifying households apply even before units become available, this step and responses due to city marketing just create added administrative burden that this concession would alleviate, saving property management time and expense. We also see this step ask sometimes being a disservice to the community given that it’s likely in many cases that the project would already have sent a qualifying tenant to the housing authority for final income verification by the time people are reading the city’s updated website and contacting the project.

Concession #3 – Window Selection
Concession request: We request a concession to allow vinyl windows to be used in the building.

Details: Santa Cruz Municipal Code Section 24.12.185.16(c) (Objective Design Standards) disallows vinyl windows on new multifamily buildings that are more than three stories in height (or on street facing facades for shorter such buildings). This project’s building is not on a public street, but it is over three stories. As a cost savings measure, we would like the option to use vinyl windows, so are requesting this concession.

Concession #4 – Not using.

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We are no longer requesting a fourth concession; we are reserving this potential concession in case a need arises in the rest of the development process.

Affordable Housing Alternate Compliance Plan Request
We are seeking to use an alternate compliance plan for the City’s inclusionary housing ordinance under the City’s code section 24.16.030 that allows for alternative compliance methods to be requested. The proposed alternative compliance is to:

A. Continue to have the 4 studio units be VLI affordable units that are layered in that they are satisfying the requirement for VLI units under density bonus law and also satisfying the requirement for lower income units under the city’s inclusionary ordinance. In addition, the project continues to have 4 studio units that are MI affordable units to further satisfy the density bonus plan outlined in our application.

B. Add a requirement that the affordable housing agreement for this project also specify that 10 bedrooms in the co-living units be rented at no more than a rate affordable to a single individual (calculated as no more than 30% of the 80% AMI income level for a single individual) - noting that this is lower than the 35% of 80% AMI income required for low-income studio apartments under the city’s inclusionary ordinance - and restricted to be rented to low-income households.

These “co-living bedroom tenancies” would have the same notification, income verification, and compliance requirements as inclusionary units in the affordable housing agreement for this project.

Additional information regarding item 3B above:

Calculation of the Minimum Number of Affordable Bedrooms We note that the modified project in the application includes 107 bedrooms, inclusive of density bonus units. The project goes from 23 base density units to 47 total units by using two 50% density bonuses, each rounding up to provide 12 bonus units.

Therefore, we consider 54 bedrooms, just over half of the project’s total bedroom count, to be at least as many bedrooms as are in the base density.

The city’s inclusionary ordinance requires 20% of the base density of a project to be inclusionary units. By number of bedrooms, this means that inclusionary units would

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need to include 11 bedrooms to exceed 20% of the base density bedroom count.

Given that 4 studios are inclusionary units, this would leave a minimum of 7 additional affordable bedrooms needed.

Calculation of the Projected Number of People in Affordable Housing Another way to look at the amount of affordable housing provided other than number of units or number of bedrooms would be the number of people housed in the units.

The City of Santa Cruz’s inclusionary ordinance assumes the following household sizes for different bedrrom counts in housing units for the unit sizes relevant to this project:

SRO/Studio: 1-person
1-bedroom: 2 people
2-bedroom: 3 people
3-bedroom: 4 people
5-bedroom: 6 people
6-bedroom: 7 people
The total assumed population if all units in this project used the above figures would be: 24+4+15+28+30+35=136 people. No more than half of this would be base densiity, meaning that base density would house fewer than 68 people. 20% of 68 rounds up to 14 people. So if there is affordable housing for 14 people in the project, once could say that by this third way of looking at the inclusionary %, the goal has been met.

For this reason, we are proposing 10 of the co-living bedrooms be affordable to LI individuals rather than the 8 minimum bedrooms calculated above since we are anticipating that all co-living bedrooms may only have 1 person each.

In closing, we would like to note again the ways in which this project, as now proposed, exceeds the city’s inclusionary requirement as a part of our request for this alternative formulation of inclusionary housing:
• Four moderate income units are provided as a part of density bonus law that are separate / over and above any inclusionary housing
• The four studios that are a part of the inclusionary housing are at the VLI income level rather than the city’s requirement of LI for inclusionary housing

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• We are satisfying the most generous of the forms of potential analysis on amount of affordable housing - exceeding 20% of the projected population in the affordable units and bedrooms rather than only meeting or exceeding the number of units or bedroom count in affordable units.
• The co-living bedrooms that are affordable under this alternative formulation are proposed to be rented at no more than 30% of the income for a LI individual rather than the 35% of income as specified for affordable units under the city’s ordinance for studio units.

Please let me know if you have any questions or concerns on this update to our concession and inclusionary housing request as a part of our major modification application.

Sincerely,
Sibley V. Simon
Envision Peace Village, LLC and Workbench

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Brittany Inclan
From: Katie Strasnick <[email protected]>
Sent: Friday, August 7, 2026 2:17 PM
To: City Council
Subject: High street building
As a neighborhood resident, I think the project should remain at 40 rather than increased. Santa Cruz infrastructure cannot support large increases to the traffic on High Street and water demands.

Kathleen Strasnick
210 Quarry Lane
Santa Cruz CA

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Brittany Inclan
From: [email protected]
Sent: Sunday, August 9, 2026 11:58 AM
To: City Council
Cc: Katy Ackerknecht
Subject: 900 High Street housing proposal
We request that you do everything possible to reject this proposal because of the significantly negative impact on our neighborhood.

Excessive traffic right next to Westlake school, where morning and afternoon traffic is highly impacted already, endangering elementary school children who walk to school.

Extremely dense housing modification to original proposal inconsistent with a family neighborhood especially in the face of increased number of units so the developer can make money.

Please abide by the neighborhood integrity and reject this proposal.

Bill and Katy Ackerknecht
185 Archer Drive
Santa Cruz

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Brittany Inclan
From: Fred Yukic <[email protected]>
Sent: Sunday, August 9, 2026 5:52 PM
To: City Council
Cc: [email protected]; [email protected]
Subject: Comments on 900 High Street Project
Dear Madams/Sirs,
The 900 High Street Project is located directly above the spring(s) that flow into Westlake Pond and thence Laurel Creek. The project should be rejected until such time as a better understanding of the impact of the project on the flow of water to Westlake Pond has been determined through a hydrogeologic investigation, which has not been conducted.

The March 10, 2023 “Geologic feasibility of proposed development” Pacific Crest Engineering, Inc. noted the following:
“Zinn Geology encountered evidence of karst geology underlying the property and the proposed development area (current and past) during their prior investigation in 2018 (Zinn Geology, 2018) and supplemental geologic investigation in 2022 (Zinn Geology, 2022)."
In a July 2, 2018 “Phase I karst and slope stability hazards investigation” by Zinn Geology the following is noted:
“Solution cavity distribution is not random, but commonly follows zones of concentrated groundwater flow in the bedrock such as along pre-existing fractures or faults.” The parcel is mapped in the Santa Cruz County GIS as being underlain by Karst geology as shown in the following snip from the Santa Cruz County website:

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Geology and geotechnical reports have addressed slope stability and building foundations but have neglected to address hydrology as required of a project that may impact subsurface flow of groundwater through springs to surface water. under Tier 3 requirements from the City of Santa Cruz Mandatory Low Impact Development Requirements. Step 3 requires the following:

In addition, the geotechnical report by Pacific Crest Geotechnical, Inc, March 2023 recommends that that all of the storm water generated for this project be disposed in the City of Santa Cruz storm drains. This also may reduce the volume of water reaching Westlake Pond and Laurel Creek.

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It is incumbent upon the City of Santa Cruz to protect the natural resources of the City, and its property owners, including the water resource which provide recreational and wildlife benefits to the community. The potential impact of the project on the springs and surface water of the area has not been determined.

As a downstream riparian property owner on Laurel Creek, who potentially could be damaged by this project, I recommend you reject this project at this time.

Sincerely, Frederick A. Yukic, MS, PE #46369

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Brittany Inclan
From: Andrew Merriam <[email protected]>
Sent: Monday, August 10, 2026 11:52 AM
To: City Council
Subject: Message relating to Agenda item 28 (CP25-0105, APN 001-022-45) Attachments: 900 High Karst areas and Ben Lomond fault.pdf Hello friends,
In early April of this year, a magnitude-4.6 earthquake occurred along the Ben Lomond fault. Although it is known that the Ben Lomond fault connects to the more active and better known San Andreas and Zayante faults, its sudden awakening surprised many people.

The attached map overlay (available from the Santa Cruz GISWeb) shows that the proposed development at 900 High street is now not only in the middle of a high-risk karst/doline region, it is also immediately adjacent to an active fault zone.

The combination of the unstable soils, karst/doline-riddled ground, and emergent fault activity raises major safety and stability concerns for any major building project, and especially for the heavy, highdensity, multi-story building now proposed for this site.

It is true that these real dangers can be remediated via thorough evaluation, specific design, and careful construction measures. We ask the city to ensure that these vital precautions are taken, by requiring an updated geotechnical report that reflects the new findings of fault activity as well as the substantially modified building outline and weight distribution.

Respectfully,
Andrew
Some local experiences can be found here:
https://www.sanjoseinside.com/news/mountain-communities-shaken-by-4-6-quake-in-middle-of-thenight/

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Santa Cruz GIS and Ben Lomond fault
County of Santa Cruz
Major Roads Karst Areas
High (marble)
Moderate (Metasedimentary rocks)
Geologic Structures - Faults
fault, certain
fault, concealed
April 28, 2026
0 0.13 0.25 0.5 mi
0 0.2 0.4 0.8 km
1:15,559

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900 High Street
City Council
Planning and Community Development

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Background

Page 8 of 21 ends

• Modification to CP22-0164
• Minor Land Division
• Design Permit
• Slope Development Permit
• Density Bonus
• Heritage Tree Removal
• Approved by ZA & PC
• CC Denied Appeal (2/13/24)

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Site Location

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Major Modification

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• Building Footprint/Height
• Increase Unit Count from 40 to 47
• Unit Mix
• Concession & Waivers

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Building Footprint

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Building Height

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Building Height

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Unit Mix/Bedroom Count

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Approved Project Proposed
13 Studio/Jr. One-Bed 24 Studio/Jr. One-Bed
1 One-Bed 2 One-Bed
15 Two-Bed 5 Two-Bed
4 Three-Bed 7 Three-Bed
6 Four Bed Co-living 0 Four-Bed Co-living
1 Five-Bed Co-living 4 Five-Bed Co-living
0 Six-Bed Co-living 5 Six-Bed Co-living

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Ingress/Egress Points

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Density Bonus Incentives/Concessions/Waivers

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• Incentive/Concession 1 – Developer Affordable Housing Agreement – Floating Which Units Are Affordable:

The requested incentive/concession is to modify the requirement of 24.16.040(3) such that the location of the units that will satisfy the inclusionary affordability requirement will not be specified in the amended agreement.
• Incentive/Concession 2 – Option for Streamlined Tenant Selection: The requested incentive/concession is to change the procedural step in II. C. 1. A in Exhibit A of Resolution No. NS-29,463 (the City’s current Affordable Housing Program Guidelines) such that the management of the project designates whether the City markets a vacant affordable unit or not when management notifies the City of such a vacancy under this procedural step.
• Incentive/Concession 3 – Vinyl Windows: The requested concession is to allow vinyl windows which are prohibited for mixed-use or residential buildings more than three stories pursuant to 24.12.180(15)(b)(1).

Allowing vinyl windows will result in identifiable cost savings to the project. • Waiver 1 - Height: The project is seeking a waiver to height to allow for a five-story building. The project proposes to exceed the maximum height of 2.5 stories and 30 feet that are permitted in the R-1 zone district. • Waiver 2 - Setbacks: The project is seeking a waiver of the minimum 25-foot front yard setback, providing a 7’-1” setback to the new building.
• Waiver 3 – Building Modulation: The project is seeking a waiver of the Zoning Code’s Objective Design Standards for building modulation. SCMC 24.12.185.11.a.ii states “For buildings more than three stories, provide at least one horizontal change in plane for every fifty feet of building face, rounded down to the next whole number (e.g., one to forty-nine feet, no change in plane required; fifty to ninety-nine feet, one change in plane required; etc.).

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Inclusionary

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• 20% of Base Density – 4 Very-Low Income
Units (In Perpetuity)
• Alternative Compliance Method
• 4 Very-Low Income Studio Units
• Offering 10 Additional Bedrooms in the
Co-Living Units at Low-Income Levels

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Affordable Units

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• Original Project
• 4 Very-Low Income
• 5 Low-Income
• Proposed Modification
• 4 Very-Low Income (Studios)
• 4 Moderate Income (Studios)
• Additional 10 Bedrooms within Co-Living Units

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Recommendation

Page 8 of 21 ends

That the Council make a motion to adopt a resolution
acknowledging the environmental determination and
approval of the Major Modification and Density Bonus
Request proposing modifications to Application No.

CP22-0164 based on the findings listed in the draft
Resolution and the Conditions of Approval attached
as Exhibit “A.”

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Design Guidelines Community Survey
Guía de Diseño Encuesta Comunitaria
English Español

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29.1

Santa Cruz City CouncilAugust 11, 2026

Santa Cruz City Council
August 11, 2026