Corridor Advisory Committee Meeting #5 March 28, 2016

Presentation Organization I. Welcome and Introductions II. Today’s Objective III. Existing Conditions IV. Current Zoning V. Key Issues & Objectives VI. Preliminary Recommendations VII. Review of Upcoming Meeting Dates and Topics VIII. Discussion

Today’s Objective  Review Part I of Preliminary Zoning Recommendations  Proposed Districts  Uses  Density and Intensity  Building Placement  Building Bulk/Massing  Discuss key questions  Time Permitting: Overview of potential Parking Benefit District

 Existing Conditions

Existing Conditions: Mission Street  Diverse mix of land uses  Transition between land uses and street conditions abrupt  Street lacks definition  Many low, freestanding buildings (1-2 stories)  Inconsistent setbacks  Inconsistent landscaping

Existing Conditions: Water Street  Street character is inconsistent due to varying streetscape conditions  Many low scale, one story buildings  Narrow sidewalks, wide intersections  Landscaping is sporadic and inconsistent  Off-street parking often on side or back of buildings  Building entrance not facing the street

Existing Conditions: Ocean Street  Two different streetscape environments divided by Broadway:  Upper Ocean  Mix of multi-story hotels and apartment buildings with low scale commercial  Wide street with consistent traffic flow  Lower Ocean  Predominantly single family homes  Often busy with tourist vehicular and pedestrian traffic  Little commercial activity

Existing Conditions: Soquel Avenue  String of commercial centers  Generally 1-2 story buildings with small footprints  Landmark buildings with iconic features  Vehicle access points and surface parking common in between buildings  Some entrances located at side or back of buildings  Street trees and landscaping are inconsistent

 Current Zoning

Current Zoning Districts  Base Zones  Community Commercial (CC)  Neighborhood Commercial (NC)  Central Business District (CBD)  Professional and Administration Office District (PA)  Overlay Zones  Mission Street Urban Design Overlay District (MS-O)  High-Density Overlay District (HD-O)

Existing Zoning Districts

Current Density and Intensity  Density and intensity requirements not specified for non- residential districts  Residential development subject to standards of Multiple Residence (RM) zone district  High Density Overlay Zone (HD-O): maximum residential FAR of 2.0  FAR density bonus may apply if affordable housing is provided  Overall, density and intensity for commercial development is regulated through building height and story limits

Current Building Form and Massing  Maximum allowed building heights  Non-residential ranges from 25 ft./2 stories (PA) to 40 ft./3 stories (CC)  Residential (R-1-5, RL, RM): 30 feet/2.5 stories  Setbacks determined by base district, abutting residential districts, and special street setback requirements for major/secondary streets  In PA and residential districts, front/exterior side yards may be reduced based on total lineal lot frontage coverage  Additional regulations for Mission Street Design Overlay District (MS-O)

Current Transitions  In non-residential zones, a yard that abuts a residential district should meet the minimum required setback for the adjacent yard in that residential district  Minimum setback of 20 ft. where any parking or loading facility is located across from any residential district  No additional height or upper-story setback requirement

Current Street Level Design  Community Design chapter includes standards for landscaping, projections, fencing and screening, and off-street parking design  Outdoor extension areas require an administrative use permit and a revocable license  Applications must include detailed layout  Additional regulations for MS-O to enhance pedestrian environment  Front yard landscaping, building entrance location, minimum lot frontage coverage, etc.

Current Private and Public Open Space Regulations  Open space generally required on site where residential units exist  CC and NC districts require both private (150 sf/du) and common open spaces (100 sf/du) on site  Multiple residence districts (low and medium density): 400 sf/du of open space required where there are more than 2 and 3 residential units, accordingly, per development

Current Landscaping Regulations  All yards simply required to be landscaped  The city encourages use of State resources to determine appropriate landscape species and water conservation techniques  No comprehensive document for public realm improvements

 Key Issues and Objectives

Key Issues 1. Ambiguity of Key Development Standards 2. Lack of Development Standards for Street-level Design 3. Confusion and Redundancy caused by Overlay Zones

Objectives 1. Account for realistic development potential on all four corridors 2. Preserve the distinct characteristics of each corridor 3. Establish a modern code that works with the existing code and serves as a foundation for future potential zoning amendments

 Preliminary Recommendations

Purpose of Mixed Use Zoning  Santa Cruz has limited amount of vacant land, but needs to accommodate growing demand for housing and jobs  Mixed use zoning encourages mixed use development along major Santa Cruz corridors  Will serve both residents and visitors  Supported by transit, active transportation  Common characteristics include:  Mixed land uses  Pedestrian-oriented design  Active ground floor uses

Proposed Mixed Use Districts 1. Mixed Use – Community Commercial (MU-CC) is intended for businesses that serve the general needs of the community (retail, service, office, etc.).  Replaces current Community Commercial district  Mixed use developments allowed and encouraged but not required  Improved pedestrian experience  Provide connection to mixed use nodes  Minimize conditions that conflict with adjacent residential uses

Proposed Mixed Use Districts 2. Mixed Use Neighborhood (MU-N) is intended for residential mixed use development with active uses at street level.  Corresponds to Mixed Use – Medium Density designation in GP  Serves as pedestrian-oriented neighborhood activity center

Proposed Mixed Use Districts 3. Mixed Use Neighborhood Plus (MU-NP) encourages mixed use development, while allowing greater density and intensity.  Corresponds to Mixed Use – High Density designation in GP  Active ground floor uses  High-quality, pedestrian-oriented street level design supportive of transit and active transportation  Intended to function as a destination – center of more intense activity

Proposed Mixed Use Districts: Mix Use Visitor 4. Mixed Use Visitor (MU-V) is intended for high-quality visitor-serving commercial development such as hotels and motels.  Corresponds to Mixed Use – Visitor Commercial designation in GP  May accommodate other multi-story commercial establishment  Residential uses permitted under specific conditions

Unchanged Zoning  Some areas/parcels retain their current zoning:  Ocean Street south of Node 8 – retain residential consistent with Ocean Street Area Plan  Mission Street between Chestnut and Emmett streets – retain Residential, other uses consistent with Downtown Recovery Plan  Park, Public Facilities remain the same

Proposed Zoning Districts

Proposed Use Allowances Proposed Use Allowances in Mixed-Use Districts – Residential Use Categories Current Community Commercial Community Commercial (MU-CC) Neighborhood (MU-N) Neighborhood Plus (MU-NP) Visitor (MU-V) Multifamily Residential CPPPC Day Care and Residential Care PCPP— Single-Residence Occupancy CCCC— P = Principally Permitted (Design Permit with notification; can be appealed to Planning Commission) C = Conditionally Permitted (requires approval by Zoning Administrator) “—” = Not Permitted

Proposed Use Allowances Proposed Use Allowances in Mixed-Use Districts – Commercial Use Categories Current Community Commercial Community Commercial (MU-CC) Neighborhood (MU-N) Neighborhood Plus (MU-NP) Visitor (MU-V) Retail SalesPPPPP Eating and Drinking Establishments PPPPP Professional OfficesPPCCC Personal ServicesPPPPP Hotels / MotelsCCC—P Recreation (Fitness, dance, yoga) P—CCC Theaters/entertain ment PCCCC

Proposed Use Allowances Proposed Use Allowances in Mixed-Use Districts – Commercial Cont’d Use Categories Current Community Commercial Community Commercial (MU-CC) Neighborhood (MU-N) Neighborhood Plus (MU-NP) Visitor (MU-V) Medical Centers, Clinics, Offices PCCC— Auto Services / Gas Stations CC——C Public or Private ParkingCCCCC Religious/Cultural Institutions, Meeting Halls CCCC—

Proposed Use Allowances Proposed Use Allowances at Ground Floor and Upper Stories in Mixed-Use Districts – Residential & Commercial Use Categories Community Commercial (MU-CC) Neighborhood (MU-N) Neighborhood Plus (MU-NP) Visitor (MU-V) Ground Floor Residential (living)A——— Residential (lobby)AAA— CommercialAARR Parking (underground/partial underground) AAAA Upper Stories ResidentialAAA— CommercialAAAA R = Required A = Allowed “—” = Not allowed

Development Standards Preliminary framework includes the following key features:  Density and FAR ranges for each district  Greater regulation of building form and transitions  Facilitating context-sensitive pedestrian environment on the street level

Development Standards: Density and FAR Density and FAR in Mixed-Use Districts Use Categories Current Community Commercial Community Commercial (MU-CC) Neighborhood (MU-N) Neighborhood Plus (MU-NP) Visitor (MU-V) Allowable Residential Density (dwelling units/acre) BaseRM standards20-40 du/ac10-40 du/ac — Meeting Specific Criteria —— Up to 55 du/ac total Total Allowable Floor Area Ratio (FAR), all uses BaseN/A Meeting Specific Criteria N/A—— Up to 2.25 total —

Development Standards: Density and FAR  Bonus density and FAR in the MU-NP (up to 55 du/ac and 2.25 FAR) and MU-V (up to 55 du/ac) may be achieved for developments that provide a substantial community benefit, such as:  50% affordable housing  Provision of publicly accessible open space (plazas, parks, seating areas, etc.), to be operated and maintained by the private property  Restoration and/or adaptive reuse of a historic structure  Provision of shared parking for surrounding/neighboring uses and accompanying long term dedication or lease of these parking spaces  On-site preservation of heritage trees

Development Standards: Density and FAR Allowable FAR by Development Area in Mixed-Use Districts Allowable FAR Site Size Community Commercial (MU-CC) Neighborhood (MU-N) Neighborhood Plus (MU-NP) Visitor (MU-V) Less than 15,000 SF , 1.75 with meeting specific criteria ,000 SF – 22,000 SF , 2.0 with meeting specific criteria 2.5 Greater than 22,000 SF , 2.25 with meeting specific criteria 2.75

Development Standards: Building Placement Building Placement Standards in Mixed-Use Districts Standard Community Commercial (MU-CC) Neighborhood (MU-N) Neighborhood Plus (MU-NP) Visitor (MU-V) Maximum Setbacks/ Build-to Lines Front Yard 0 ft from the property line or 12 ft from curb, whichever is greater 12 ft Corner Lot Street Facing Side Yard 0 ft from the property line or 10 ft from curb, whichever is greater 10 ft Interior Side Yard0 ft Rear Yard Minimum Setback 10 ft Minimum Building Frontage at Build-to line (% of lot frontage) Min 40%, Max 60% or 50 feet or whichever is greater Min 60% or 50 feet or whichever is greater 75%

Development Standards: Building Bulk and Massing Building Bulk and Massing Standards – Mixed Use Districts Standard Community Commercial (MU-CC) Neighborhood (MU-N) Neighborhood Plus (MU-NP) Visitor (MU-V) Building Height Minimum25 ft 30 ft Maximum45 ft55 ft65 ft75 ft Stories Minimum2233 Maximum3456

Development Standards: Building Bulk and Massing Reduced Height Abutting Residential Districts; Upper Story Stepback

Questions for Consideration Uses  To what extent, if at all, should ground floor commercial uses be required in the MU-N, MU-NP and MU–CC districts?  Should a minimum size or dimension for ground floor commercial spaces be established in order to promote their viability?  Where could or should 100% residential projects be appropriate?

Questions for Consideration Density and Intensity  Discuss the conditions in which a project in the MU-NP or MU-V districts could achieve the additional density/intensity.  What constitutes a significant community benefit?  What tradeoffs are you willing to make between additional density/intensity and a benefit to the community?  Does the graduated FAR proposed achieve the vision and goals of the General Plan?

Questions for Consideration Building Bulk & Massing  Should ground-floor minimum heights be established?  Are the recommended transitional standards for residential adjacency (stepback of 10 feet for third story and higher; greater setbacks) sufficient to mitigate impacts on neighboring homes?  Should there be a restriction on where the bonus height is located (ex. 10 feet setback from the build-to line)?

 Upcoming Meeting Dates & Topics

Upcoming Meeting Topics and Dates  April 18: Density and Design Round #2  Building form, street-level design  Parking and loading  Open space and landscaping  Other miscellaneous supplemental regulations  May 2: CAC Wrap-up  View 3-D modeling of “test sites”  Address any loose ends from previous meetings

Additional Meeting Dates  Planning Commission:  May 19  June 2  City Council:  June 7

Corridor Advisory Committee Meeting #5 March 28, 2016